Loading...
HomeMy WebLinkAboutDR Full Code - OctoberDEVELOPMENT REGULATIONS Title 4 REVISED AND COMPILED ORDINANCES City of RENTON WASHINGTON 1998 Code Publishing Company 9410 Roosevelt Way NE Seattle, Washington 98115-1164 Telephone: 206-527-6831 Fax: 527-8411 E-mail: codepublishing@qwest.net Contact Renton City Clerk Division at 425-430-6510 with questions concerning the City Code. CITY OF RENTON INCORPORATED SEPTEMBER 6, 1901 CITY OF RENTON MISSION STATEMENT The City of Renton, in partnership with residents, business and government, is dedicated to: Providing a healthy atmosphere in which to live and raise families, encourage responsible growth and economic vitality, and create a positive work environment; Resulting in a quality community where people choose to live, work and play. (Revised 10/06) PREFACE Citation to the Renton Development Regulations: This code contains all the provisions of Title 4 of the Renton Municipal Code and should be cited as RMC; i.e., “see RMC 4-10-010.” An RMC chapter should be cited chapter 4-10 RMC. An RMC section should be cited RMC 4-10-010. Through references should be made as RMC 4-10-010 through 4-10-040. Series of sections should be cited as RMC 4-10-010, 4-10-020, and 4-10-030. Page and section numbering system: The page numbering system for these regulations does not run sequentially from the first page of the document to the last. Instead, page numbering begins with the number of the chapter followed by a page number. Each chapter starts with a Table of Contents listing the provisions found in the chapter by page number. These Table of Contents pages themselves are numbered with lowercase Roman numerals. For example, the first page of the Table of Contents of the first chapter is 1-i; the first page of text of the first chapter is 1-1; the tenth page is 1-10. The first page of the Table of Contents of the second chapter is 2-i; the first page of text is 2-1, and so on to the end of the document. As the Development Regulations are supplemented and pages are added, a decimal numbering and lettering system is used to allow for expansion of existing chapters. A detailed directions page is included with each supplement. The section numbering system used in the Development Regulations operates in the following manner: Legislation: The legislative source of each section is enclosed in parentheses at the end of the applicable section or subsection. References to ordinances are abbreviated and a semicolon between ordinance citations indicates an amendment of the earlier section; thus “(Ord. 4638, 4-4-94; Amd. Ord. 4654, 6-5-94)” refers to Ordinance No. 4638 as amended by Ordinance No. 4654. Index: The Development Regulations index follows Chapter 4-11. The index includes com- plete cross-referencing and is keyed to the section and subsection numbers described above. Errors or omissions: Although considerable care has been used in the production of this code, it is inevitable in so large a work that there will be errors. As users of this code detect such errors, it is requested that a note citing the section involved and the nature of the error be e-mailed to: codepublishing@qwest.net, 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. 410010 A1a(i) title of Renton Municipal Code chapter of title section of chapter subsections –– This Supplement No. 31 brings the Renton Development Regulations up to date through Ordinance 5225, passed October 16, 2006, still awaiting State Department of Ecology approval. except for Ordinance 5136 (Shoreline Master Program Regulations), which is 1 - i (Revised 3/06) Chapter 1 ADMINISTRATION AND ENFORCEMENT CHAPTER GUIDE: Chapter 4-1 RMC provides the framework for Title 4 in terms of identifying the City’s authority to adopt development regulations, stating the relationship and consistency of the development regulations with the Comprehensive Plan, providing for interpretation and enforcement of the develop- ment regulations, listing fee information, and referencing violation and penalty consequences. This Chapter last amended by Ord. 5194, January 23, 2006. 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 SECTION PAGE NUMBER NUMBER (Revised 3/06)1 - ii 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 SECTION PAGE NUMBER NUMBER 1 - iii (Revised 3/06) 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. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14/20 F. Exemptions and Credits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1 G. Appeals and Independent Calculations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2 H. The Impact Fee Account, Uses of Impact Fees, and Refunds. . . . . . . . . . . . . 21 I. Interlocal Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 J. Adoption of the District Capital Facilities Plan and Submission of the Annual Updates and Report and Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 K. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 L. Special Fund Created. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 M. City Not Responsible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 N. Severability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 4-1-170 LAND USE REVIEW FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 A. Application Type. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 B. Joint Land Use Applications. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 C. Refund of Land Use Application Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 4-1-180 PUBLIC WORKS FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 A. Franchise Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 B. Latecomer’s Agreement Application Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 C. Charges for Equitable Share of Public Works Facilities. . . . . . . . . . . . . . . . . . . 25 1. Private Held Latecomer’s Fees and Special Assessment District (Formerly Known as City Held Latecomer’s) Fees. . . . . . . . . . . . . . . . . . . . 25 a. Applicability of Private Held Latecomer’s Fee . . . . . . . . . . . . . . . . . . . . 25 b. Applicability of Special Assessment District Fee . . . . . . . . . . . . . . . . . . 25 c. Exemption for Latecomer’s or Special Assessment District Fees . . . . . 26 2. System Development Charges (SDC) – Water, Wastewater and Surface Water. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 a. Applicability of System Development Charge. . . . . . . . . . . . . . . . . . . . . 26 b. System Development Charge Table. . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 c. Prorating the System Development Charge for Redevelopment of Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 d. Exemptions to System Development Charge. . . . . . . . . . . . . . . . . . . . . 31 SECTION PAGE NUMBER NUMBER (Revised 3/06)1 - iv 3. Segregation Criteria and Rules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 a. Segregation by Plat or Short Plat. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 b. Segregation by Administrative Determination . . . . . . . . . . . . . . . . . . . . 33 D. Public Works Construction Permit Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 1. Water Construction Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 2. Water Meter Installation Fees – City Installed . . . . . . . . . . . . . . . . . . . . . . . 35 3. Water Meter Processing Fees – Applicant Installed. . . . . . . . . . . . . . . . . . . 36 4. Wastewater and Surface Water Construction Permit Fees . . . . . . . . . . . . . 36 5. Work in Right-of-Way – Construction Permit . . . . . . . . . . . . . . . . . . . . . . . . 36 6. Street Light System Fee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 E. Public Works Plan Review and Inspection Fees . . . . . . . . . . . . . . . . . . . . . . . . 36 F. Release of Easement Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.1 G. Right-of-Way Use Permit Fees – Revocable Permits for the Use of Excess Public Right-of-Way. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.1 H. Street and Alley Vacation Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.1 I. Temporary Utility Connection Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.2 4-1-190 MITIGATION FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.2 4-1-200 EXTRA FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.2 4-1-210 WAIVED FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.2 A. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.2 B. Owner-Occupied Housing Incentive. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.2 4-1-220 PROPERTY TAX EXEMPTION FOR MULTI-FAMILY HOUSING IN RESIDENTIAL TARGETED AREAS . . . . . . . . . . . . . . . . . . . 36.3 A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3 B. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3 C. Tax Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3 1. Duration of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3 2. Limits on Exemption. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3 D. Project Eligibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3 1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3 2. Size and Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3 3. Special Design Regulations for Projects Located in the Center Village Comprehensive Plan Designation or within the Urban Center North District 2 (UC-N2) and Vested to the Requirements of the Commercial Office Residential 3 (COR 3) Zone . . . . . . . . . . . . . . 36.4 4. Exception for Existing Residential Structure . . . . . . . . . . . . . . . . . . . . . . 36.4 5. Completion Deadline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.4 E. Application Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.4 1. Form. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.4 2. Fee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5 3. Deadline. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5 F. Application Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5 1. Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5 2. Contract Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5 3. Issuance of Conditional Certificate. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5 G. Application Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 1. Denial. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 SECTION PAGE NUMBER NUMBER 1 - v (Revised 3/06) 2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 H. Amendment of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 I. Extension of Conditional Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 2. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 3. Denial – Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 J. Final Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 2. Determination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 3. Filing with County Assessor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 4. Recording. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 5. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 6. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 K. Annual Certification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 L. Cancellation of Tax Exemption. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 1. Cancellation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 3. Change of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 M. Sunset of Exemption for Applications for Conditional Certificates . . . . . . . . . . 39 4-1-230 SURETIES AND BONDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 A. City Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 B. Types of Security Accepted for Public Works Construction Permits and Future Public Works Street/Utility Maintenance Requirements. . . . . . . . . . 39 C. Types of Security Accepted for All Other Purposes . . . . . . . . . . . . . . . . . . . . . . 39 D. Security Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 1. Payable to City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 2. Security Requirement Binding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 3. Purpose of Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 4. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 5. Effect of Lapse of Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 6. Transfer of Responsibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 7. City Approval Required Prior to Transfer of Responsibility . . . . . . . . . . . . . 40 8. Default . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 9. Proceeding Against Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 10. Release of Sureties for Private/On-Site Improvements . . . . . . . . . . . . . . . . 40 11. Release of Sureties for Public Improvements . . . . . . . . . . . . . . . . . . . . . . . 40 4-1-060A 1 - 1 (Revised 12/05) 4-1-010 TITLE: This Title shall be known as the City of Renton Development Regulations. 4-1-020 PURPOSE: It is the intent of the Renton City Council that these regulations implement the City’s policies adopted in the City’s Comprehensive Plan in compliance with the Washington State Growth Management Act (GMA) and implement the re- quirements of the State’s Regulatory Reform Act, which has a primary goal of integrating environ- mental review with project review. 4-1-030 AUTHORITY TO ADOPT REGULATIONS: The City of Renton Development Regulations are adopted by City ordinance pursuant to Article XI, Section 11 of the Washington State Constitution, the State Growth Management Act and chapter 36.70B RCW. (Ord. 4722, 5-11-1998) 4-1-040 CONFORMITY WITH DEVELOPMENT REGULATIONS REQUIRED: (RESERVED) 4-1-050 ROLES AND RESPONSIBILITIES: The regulation of land development is a coopera- tive activity including many different elected and appointed boards and City staff. The specific re- sponsibilities of these bodies are set forth in RMC 4-8-070. (Ord. 2188, 10-25-1965; Ord. 2630, 4-26-1971; Ord. 2962, 9-8-1975; Ord. 2967, 9-22-1975; Ord. 3101, 1-17-1977; Ord. 3592, 12-14-1981; Ord. 3760, 12-5-1983; Ord. 4342, 2-3-1992; Ord. 4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord. 4648, 1-6-1997; Ord. 4722, 5-11-1998; Ord. 4777, 4-19-1999; Ord. 4802, 10-25-1999, Ord. 4821, 12-20-1999; Ord. 4827, 1-24-2000; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4954, 2-11-2002; Amd. Ord. 4963, 5-13-2002) 4-1-060 COMPREHENSIVE PLAN: A. PURPOSES OF PLAN: 1. The primary purpose of the Comprehen- sive Plan is to define and establish the policy relating to the development of the community as a whole; to indicate the principles and ob- jectives which shall guide the establishment, development and implementation of definite and precise plans, public and private; to pro- vide for the coordination of the many sepa- rate plans which govern the development of this community, to officially adopt a program and guide which will enable the City to attain the principles and objectives set forth in chap- ter 35.63 RCW and the Growth Management Act (chapter 36.70A RCW) in the manner pro- vided. (Ord. 4437, 2-21-1994) 2. The overriding consideration is to pro- mote public safety, welfare, and interest. Ad- ditional factors to be considered (not in order of priority) are preservation of property rights, protection of life and property, equal opportu- nities, public interests prevailing over private interests, and economic and social benefits. (Ord. 3976, 3-3-1986) 3. The Comprehensive Plan is intended to guide the enactment of development regula- tions that are consistent with the Comprehen- sive Plan and capital budget decisions that are in conformance with the Comprehensive Plan. 4. The Comprehensive Plan is intended to help resolve some of the dilemmas confront- ing municipal officials and the people they represent, and to provide a coordinated ap- proach to local and regional problem solving. 5. Additional purposes of the Comprehen- sive Plan are: a. To improve the physical and social environment of the City as a setting for human activities; to make it more func- tional, beautiful, decent, healthful, inter- esting and efficient; b. To insure acceptable levels of ac- cess, utilities and other public services to future growth and development; 4-1-060B (Revised 12/05)1 - 2 c. To promote the public interest, and the interest of the City at large; d. To facilitate the democratic determi- nation and implementation of City poli- cies and development; e. To effect coordination in develop- ment; f. To inject long range considerations into the determination of short-range ac- tions; g. To provide professional and technical knowledge in the decisions affecting de- velopment of the City; and h. To guide future development and growth in the City that is consistent with the goals and objectives of the Growth Management Act as defined in RCW 36.70A.020, Planning Goals. B. DESCRIPTION OF PLAN: The planning horizon for the Comprehensive Plan is twenty (20) years. The Plan is, of necessity, general in its proposals. It must be flexible, since it is impossible to predict all future events which may affect the community. The Plan is not a de- velopment regulation, although it makes signifi- cant recommendations for future land use. The Plan is not precise. It does not present engineer- ing accuracy, nor does it claim to predict exactly the future use of every parcel of property. It is not intended to retroactively impose compliance with goals, objectives and policies upon existing devel- oped property, but voluntary compliance is en- couraged. C. PLAN ELEMENTS: 1. Required Elements: The Comprehen- sive Plan shall contain the following manda- tory planning elements as required by the Growth Management Act: a. A land use element designating the proposed distribution, location and extent of the uses of land. b. A transportation element that is consistent with the land use element and includes land use assumptions, an inven- tory of facility and service needs, service standards, financing needs and a reas- sessment of land use, if service stan- dards cannot be met. c. A housing element containing an inventory of needs, policies for protection and development of housing for all eco- nomic segments of the community and identifying sufficient land for housing. d. A utilities element consisting of an inventory of needs and policies for the development of utilities and the location, proposed location and capacity of all ex- isting and proposed utilities. e. A capital facilities element that in- cludes an inventory of all capital facilities, forecast of future needs, proposed loca- tion of new or expanded facilities, a six (6) year funding plan and a reassess- ment of the land use element, if funding falls short. 2. Optional Elements: The Comprehen- sive Plan may include additional elements, relating to the physical development within the City; including, but not limited to, subarea plans, each of which is consistent with the other elements of the Comprehensive Plan. 3. Land Use Element Map: The land use element map, maintained on display in the customer service area of the Planning/Build- ing/Public Works Department, illustrates in broad and general terms the desired devel- opment of the City during the twenty (20) year planning period. (Ord. 4437, 2-21-1994; Amd. Ord. 5153, 9-26-2005) D. ADOPTION: The Comprehensive Plan and any amendments and associated subarea plans area adopted by ordinance of the City Council after public hearing by the Council. (Ord. 5153, 9-26-2005) 4-1-070 CONSISTENCY OF REGULATIONS WITH COMPREHENSIVE PLAN: A. CONSISTENCY REQUIRED: All City programs materially affecting land use, in- cluding land use regulatory codes, shall be con- sistent with the Comprehensive Plan. (Ord. 3976, 3-3-1986) 4-1-080C 1 - 3 (Revised 12/05) B. INSTRUMENTS IMPLEMENTING THE COMPREHENSIVE PLAN: In order to fully accomplish the objectives and principles of the Comprehensive Plan, all resolu- tions and regulations of the City concerned with the development and welfare of the community and its people shall be considered in light of the principles, objectives and policies set forth in the Plan. To fulfill the requirements of chapters 35.63 and 36.70A RCW, and in the interest of public safety, health, morals and the general welfare, the following instruments will implement the Com- prehensive Plan: 1. Title 4 – Development Regulations: Chapter 1 Administration and Enforcement Chapter 2 Zoning Districts: Uses and Stan- dards Chapter 3 Environmental Regulations and Overlay Districts Chapter 4 City-Wide Property Develop- ment Standards Chapter 5 Building and Fire Prevention Standards Chapter 6 Street and Utility Standards Chapter 7 Subdivision Regulations Chapter 8 Permits – General and Appeals Chapter 9 Permits – Specific Chapter 10 Nonconforming Structures, Uses and Lots Chapter 11 Definitions (Ord. 5153, 9-26-2005) 2. Title 8 – Health and Sanitation: Chapter 2 Storm and Surface Water Drain- age Chapter 4 Water Chapter 5 Sewers Chapter 6 Solid Waste Utility Chapter 7 Noise Level Regulations 3. Title 10 – Traffic: Chapter 10 Parking Regulations (Ord. 4437, 2-21-1994; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002) 4-1-080 INTERPRETATION: A. ADMINISTRATIVE INTERPRETATION: 1. General: The Planning/Building/Public Works Administrator is hereby authorized to make interpretations regarding the imple- mentation of unclear or contradictory regula- tions contained in this Title. Any interpretation of the Renton Title IV Development Regula- tions shall be made in accordance with the in- tent or purpose statement of the specific regulation and the Comprehensive Plan. Life, safety and public health regulations are as- sumed to prevail over other regulations. 2. Zoning Conflicts: In the event that there is a conflict between either the development standards or special development standards listed in chapter 4-2 RMC, Zoning Districts: Uses and Standards, and the standards and regulations contained in another Section, the Zoning Administrator shall determine which requirement shall prevail in accordance with the intent or purpose statement of the specific regulation and the Comprehensive Plan. Life, safety and public health regulations are as- sumed to prevail over other regulation. (Ord. 5153, 9-26-2005) B. CONFLICTS AND OVERLAPS: This Title is not intended to repeal, abrogate, or impair any existing easements, covenants, or deed restrictions. However, where this Title and another regulation, easement, covenant, or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail. (Ord. 4071, 6-1-1987; Amd. Ord. 5153, 9-26-2005) C. INTERPRETATION OF REQUIREMENTS: In interpreting and applying the provisions of this Title, the requirements herein shall be: 1. Considered the minimum for the promo- tion of the public health, safety, morals and general welfare; 2. Liberally construed in favor of the gov- erning body; and 3. Deemed neither to limit nor repeal any other powers granted under State statutes. (Ord. 4071, 6-1-1987; Amd. Ord. 5153, 9-26-2005) 4-1-080D (Revised 12/05)1 - 4 D. MORE RESTRICTIVE/HIGHER STANDARDS TO GOVERN: Wherever any regulation in this Title imposes higher or more restrictive standards than are re- quired in any other statute or regulation, the pro- visions of this Title shall govern. Wherever the provisions of any other statute or regulation im- pose higher or more restrictive standards, the provisions of such other statute or regulation shall govern. (Ord. 4404, 6-7-1993; Amd. Ord. 4963, 5-13-2002; Ord. 5153, 9-26-2005) E. TERMINOLOGY: When not inconsistent with the context, words used in the present tense include the future, words in the plural number include the singular number and words in the singular number include the plural number. The word “shall” is always mandatory. (Ord. 4007, 7-14-1986; Amd. Ord. 5153, 9-26-2005) 4-1-090 LIABILITY: A. CITY OFFICER OR EMPLOYEE NOT LIABLE: No officer, agent or employee of the City shall be personally liable for any damage that may accrue to persons or property as a result of any act re- quired or permitted in the discharge of his duties under this Title. Any suit brought against any of- ficer, agent or employee of the City as a result of any act required or permitted in the discharge of his duties under this Title shall be defended by the City Attorney until the final determination of the proceedings therein. (Ord. 2820, 1-14-1974, eff. 1-19-1974) The Administrative Authority or any employee performing duties in connection with the enforce- ment of this Title and acting in good faith and with- out malice in the performance of such duties shall be relieved from any personal liability for any damage to persons or property as a result of any act or omission in the discharge of such duties, and in the event of claims and/or litigation arising from any such act or omission, the City Attorney shall, at the request of and on behalf of said Ad- ministrative Authority or employee, investigate and defend such claims and/or litigation and if the claim be deemed by the City Attorney a proper one or if judgment be rendered against such Ad- ministrative Authority or employee, said claim or judgment shall be paid by the City. (Ord. 4546, 7-24-1995) B. LIABILITY OF OWNER OR BUILDER NOT REDUCED: This Title shall not be construed to relieve from or lessen the responsibility of any person owning, building, altering, constructing, moving, modify- ing, or maintaining any structure or land use in the City for damages to anyone injured or damaged either in person or property by any defect therein; nor shall the City of Renton, or any of its agents thereof, be held as assuming such liability by rea- son of permit, approval, inspection, certificate of inspection or certificate of occupancy issued by the City or any of its agents. (Ord. 2877, 9-9-1974) C. DISCLAIMER OF LIABILITY: The degree of hazard protection required by RMC 4-3-050, Critical Areas Regulations, is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. RMC 4-3-050 does not imply that land outside the areas of special flood hazards or uses permitted within such areas will be free from flooding or flood damages. RMC 4-3-050 shall not create lia- bility on the part of the City, any officer or em- ployee thereof for damages that result from reliance on this section or any administrative de- cision lawfully made hereunder. (Ord. 4835, 3-27-2000) 4-1-100 ENFORCEMENT: A. PURPOSE: The purpose of this Section is to promote compli- ance with this Title by establishing enforcement authority, defining violations, and setting stan- dards for initiating the procedures set forth in chapter 1-3 RMC, Remedies and Penalties, when violations of this Title occur. The provisions of this Title and any conditions associated with entitle- ments approved by the City shall be diligently en- forced in order to promote the City’s planning efforts and to protect the public health, safety, and welfare. A further intent of this Section is to en- sure that no permit, license, or land use approval is issued in conflict with the provisions of this Title. (Ord. 4856, 8-21-2000; Amd. Ord. 5153, 9-26-2005) B. RESPONSIBILITY AND AUTHORITY: The Development Services Director, or his/her designee, shall be authorized to enforce the pro- visions of Title 4 of the Renton Municipal Code. The Director shall also enforce any implementing administrative rules, administration, and approval 4-1-110D 1 - 5 (Revised 12/05) conditions attached to any land use approval, through revocation or modification of permits, or through the enforcement, penalty and abatement provisions of chapter 1-3 RMC, Remedies and Penalties. (Ord. 5153, 9-26-2005) 4-1-110 VIOLATIONS AND PENALTIES: A. VIOLATIONS: Violations are illegal and are misdemeanors sub- ject to the enforcement penalty and abatement procedures of RMC 1-3-1 and 1-3-3. (Ord. 4346, 3-9-1992; Amd. Ord. 5153, 9-26-2005) B. REMEDIES AND PENALTIES: 1. Stop Work Order: Any construction in vi- olation of this Title, or any condition(s) im- posed on a permit or license, may be subject to the issuance of a “Stop Work Order.” 2. Refusal of Approvals: a. The City shall not issue any permit or grant any approval necessary to develop any real property which has been di- vided, or which has resulted from a divi- sion, in violation of the provisions of the Renton Municipal Code or state subdivi- sion regulations. b. No approval shall be granted for a land use permit, land division, or building permit for any parcel of land on which there is a violation of any City or state law or permit to use or development of the property, unless such violations are ei- ther corrected prior to application or are required to be corrected as a condition of approval. c. The City shall not issue any permit or grant any land use approval to any indi- vidual or corporation that has not paid all land use-related fines, penalties, permit fees, or collections due to the City for any previous infraction or criminal violation of RMC Title 4. 3. Provisions of RMC 1-3-1: Any person violating or failing to comply with any order made hereunder shall be guilty of a misde- meanor and punished pursuant to RMC 1-3-1. 4. Remedies Cumulative: All remedies concerning this Title shall be cumulative and not exclusive. The conviction and punish- ment of any person hereunder shall not re- lieve such person from the responsibility of correcting prohibited conditions or removing prohibited structures, signs, or improve- ments, and shall not prevent the enforced correction or removal thereof. 5. Recovery of Costs: Where any action or activity is required to be taken by a person under the provisions of this Title, the City Ad- ministration may direct that in default of its being done by the responsible party, such ac- tion or activity shall be done at the expense of the party in default and the City may recover the expenses. (Ord. 4722, 5-11-1998; Amd. Ord. 4856, 8-21-2000; Ord. 5153, 9-26-2005) C. INITIATION OF PROCEEDINGS AGAINST VIOLATION: 1. The City may initiate proceedings to re- voke or modify any permit or land use ap- proval it has issued; 2. An aggrieved party may file a request for the City to initiate revocation or modification proceedings, or suspend a permit, or land use approval. (Ord. 5153, 9-26-2005) D. AUTHORITY TO REVOKE OR MODIFY A PERMIT OR LAND USE APPROVAL: Authority to revoke or modify a permit or land use approval shall be exercised by the approving body, as follows: 1. The City Council, after a recommenda- tion from the Hearing Examiner, may revoke, modify, or refuse to grant any preliminary subdivision, zone reclassification or other ap- proval issued by the Council or Hearing Ex- aminer. 2. The Planning/Building/Public Works Ad- ministrator may, for cause, revoke or modify any permit or other land use approval issued by the Administrator. 3. For purposes of this Section, cause to re- voke or modify a permit or land use approval 4-1-110E (Revised 12/05)1 - 6 shall mean that the permit or land use ap- proval was obtained by fraud or by providing inaccurate, incomplete, or misleading infor- mation where the person holding the permit fails to perform a condition precedent or sub- sequent to the granting of the permit or land use approval. (Ord. 5153, 9-26-2005) E. CRITERIA FOR PERMIT SUSPENSION, REVOCATION OR MODIFICATION: Any permit, or other land use approval issued by the City pursuant to this Title, may be suspended, revoked or modified on one or more of the follow- ing grounds: 1. The approval was obtained by fraud; 2. The approval was based upon inaccu- rate, incomplete or misleading information provided by the applicant; 3. The holder of the permit or approval inter- feres with the Administrator or any authorized representative in the performance of his or her duties related to the permit or approval; or 4. The holder of the permit or approval fails to comply with any notice and order issued pursuant to code compliance regulations; 5. The holder of the permit or approval fails to comply with the condition precedent or subsequent to the granting of the permit or land use approval. (Ord. 5153, 9-26-2005) F. APPEALS: See RMC 4-8-110 for appeal process. (Ord. 5153, 9-26-2005) 4-1-120 SEVERABILITY: If any provision of this Title or its application to any person or property is held invalid by a court of competent jurisdiction, the remainder of the Title or the application of the provision to other per- sons or circumstances shall not be affected. (Ord. 4522, 6-5-1995) 4-1-130 TITLE NOT EXCLUSIVE: Nothing in this Title shall be construed to abro- gate or impair the power of the City or any depart- ment thereof to enforce any provision of its Charter or its ordinances or regulations, nor to prevent or punish violations thereof, and any powers conferred by this Title shall be in addition to and supplemental to powers conferred by other laws, nor shall this Title be construed to impair or limit in any way the power of the City to define and declare nuisance and to cause their removal or abatement by summary proceedings, or in any manner provided by law. (Ord. 4546, 7-24-1995) 4-1-140 BUILDING FEES: A. BUILDING PERMIT FEES: Payable prior to issuance of building permit. TOTAL VALUATION:FEE: $1.00 to $500.00 $28.00 $501.00 to $2,000.00 $28.00 for the first $500.00 plus $3.65 for each additional $100.00, or fraction thereof, to and includ- ing $2,000.00 $2,001.00 to $25,000.00 $82.75 for the first $2,000.00 plus $16.75 for each additional $1,000.00, or fraction thereof, to and includ- ing $25,000.00 $25,001.00 to $50,000.00 $468.00 for the first $25,000.00 plus $12.00 for each additional $1,000.00, or fraction thereof, to and includ- ing $50,000.00 $50,001.00 to $100,000.00 $696.00 for the first $50,000.00 plus $8.35 for each additional $1,000.00, or fraction thereof, to and includ- ing $100,000.00 $100,001.00 to $500,000.00 $1,113.50 for the first $100,000.00 plus $6.70 for each additional $1,000.00, or fraction thereof, to and includ- ing $500,000.00 $500,001.00 to $1,000,000.00 $3,793.50 for the first $500,000.00 plus $5.65 for each additional $1,000.00, or fraction thereof, to and includ- ing $1,000,000.00 4-1-140F 1 - 6.1 (Revised 12/05) (Ord. 4546, 7-24-1995; Amd. Ord. 4768, 3-8-1999; Ord. 5085, 6-21-2004) B. COMBINATION BUILDING PERMIT FEES: For each new single family residential structure. Payable prior to issuance of building permit. (Ord. 4673, 7-28-1997; Amd. Ord. 4768, 3-8-1999; Ord. 5085, 6-21-2004) C. BUILDING PLAN CHECK FEE: In addition to the building permit fees or combina- tion building permit fees, a plan check fee equal to sixty five percent (65%) of the permit fee will be charged on all building permits. Payable at the time of building permit application submittal. D. DEMOLITION PERMIT FEE: Fifteen dollars ($15.00). (Ord. 5153, 9-26-2005) E. STATE BUILDING CODE FEE: A State building fee of four dollars fifty cents ($4.50) shall be charged to all projects requiring a building permit as well as an additional two dol- lars ($2.00) for each unit of multi-family. (Ord. 5153, 9-26-2005) F. ELECTRICAL PERMIT FEES: (Ord. 4400, 5-3-1993; Ord. 4596, 4-8-1996; Ord. 4673, 7-28-1997) 5. Exemption: Residential telephone com- munication systems, thermostats, security systems, and cable television installations are exempt from fees under this Section. (Ord. 4073, 6-8-1987; Ord. 4400, 5-3-1993; Ord. 4596, 4-8-1996; Amd. Ord. 4768, 3-8-1999; Ord. 5085, 6-21-2004) $1,000,001.00 and up $6,615.50 for the first $1,000,000.00 plus $4.35 for each addi- tional $1,000.00, or fraction thereof TYPE OF WORK PLUS FEE AMOUNT BASED UPON RESIDENTIAL STRUCTURE SQUARE FOOTAGE Up to 3,000 sq. ft. Over 3,000 sq. ft. Plumbing $150.00 $175.00 Mechanical $150.00 $175.00 Electrical $75.00 $100.00 1. RESIDENTIAL FEES – SINGLE FAMILY AND DUPLEX a. New Service – Single Family and Duplex: Up to 200 AMP $70.00 Over 200 AMP $80.00 b. Service Changes/New Circuits – Single Family and Duplex: Change up to 200 AMP $45.00 TOTAL VALUATION:FEE:Change over 200 AMP $60.00 Any new circuits added to above $15.00 each (to a maximum of $45.00) Minimum fee for remodel/addi- tion of new circuits without a ser- vice charge $45.00 2. MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL FEES Fees for all types of electrical permits are based on value of work: $1.00 – 250.00 $45.00 $250.01 – 1,000.00 $45.00 + 3.3% of cost $1,000.01 – 5,000.00 $78.00 + 2.9% of value $5,000.01 – 50,000.00 $223.00 + 1.7% of value $50,000.01 – 250,000.00 $1,073.00 + 1.0% of value $250,000.01 – 1,000,000.00 $3,573.00 + 0.8% of value $1,000,000.01 and up $11,573.00 + 0.45% of value 3. TEMPORARY ELECTRICAL SERVICES – $45.00 4. MISCELLANEOUS ELECTRICAL FEES Job Trailers $45.00 each Signs $45.00 each Swimming Pools, Hot Tubs, Saunas $60.00 each Mobile Homes $45.00 Low Voltage Work (e.g., alarm systems; thermostats; com- puter, data, or phone lines; fibre optics, cable television, etc.) 50% of standard fee (Revised 12/05)1 - 6.2 This page left intentionally blank. 4-1-140G 1 - 7 (Revised 7/04) G. GRADE AND FILL LICENSE FEES: Fees shall be based on the volume of the excava- tion and fill. (Ord. 2820, 1-14-1974 eff. 1-19-1974, Amd. Ord. 3592, 12-14-1981) In addition to the license fees, a grading plan check fee and a drainage plan check fee is charged for all grading licenses requiring plan re- view. Before accepting a set of plans and specifi- cations for checking, the Development Services Division shall collect a plan checking fee. (Ord. 3832, 8-13-1984; Ord. 2820, 1-14-1974, eff. 1-19-1974) 4. Solid Waste Fills: The plan check fee 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 authoriz- ing additional work to that under a valid li- cense shall be the difference between the fee paid for the original license and the fee shown 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. GRADING LICENSE FEES: Volume of Excavation and Fill Fee Amount 50 cubic yards or less $10.00 51 – 100 cubic yards $15.00 101 – 1,000 cubic yards: – for the first 100 cubic yards $15.00 – for each additional 100 cubic yards or fraction $7.00 1,001 – 10,000 cubic yards: – for the first 1,000 cubic yards $78.00 – for each additional 1,000 cubic yards or fraction $6.00 10,001 – 100,000 cubic yards: – for the first 10,000 cubic yards $132.00 – for each additional 10,000 cubic yards or fraction $27.00 100,001 or more cubic yards: – for the first 100,000 cubic yards $375.00 – for each additional 100,000 cubic yards $15.00 2. GRADING PLAN CHECK FEES: Number of Cubic Yards Fee Amount 50 cubic yards or less $5.00 51 – 100 cubic yards $10.00 101 – 1,000 cubic yards $15.00 1,001 – 10,000 cubic yards $20.00 10,001 – 100,000 cubic yards: – for the first 10,000 cubic yards $20.00 – for each additional 10,000 cubic yards $10.00 100,001 – 200,000 cubic yards: – for the first 100,000 cubic yards $110.00 – for each additional 10,000 cubic yards $6.00 200,001 or more cubic yards: – for the first 200,000 cubic yards $170.00 – for each additional 10,000 cubic yards $3.00 3. DRAINAGE PLAN CHECK FEES ASSOCI- ATED WITH A GRADING LICENSE: $50.00, plus $1.00 for every 10,000 square feet of land area 4-1-140H (Revised 7/04)1 - 8 H. HOUSE MOVING/MINIMUM INSPECTION FEE: Seventy five dollars ($75.00) per hour. This covers only the Building Section inspection of the struc- ture prior to move. There is a separate additional fee charged by the Public Works Department to cover the actual house move permit. A building permit is also required in order to site the structure on the new site. (Ord. 4491, 12-19-1994) I. INSPECTION FEE FOR CONDOMINIUM CONVERSIONS: One hundred dollars ($100.00) for the first unit and fifteen dollars ($15.00) per unit thereafter. (Ord. 3366, 10-15-1979) J. MANUFACTURED/MOBILE HOME INSTALLATION FEES: Includes plan review and inspection fees for the foundation (electrical, plumbing, mechanical, sewer and water connection fees are in addition to these amounts). (Ord. 3770, 12-19-1983; Amd. Ord. 4768, 3-8-1999) K. MECHANICAL PERMIT FEES: (Ord. 4596, 4-8-1996; Amd. Ord. 4768, 3-8-1999; Ord. 5085, 6-21-2004) Location Fee Within a manufactured home park $100.00 Outside of a manufactured home park Building permit fee pursuant to RMC 4-1-140A (based upon the combined value of the home and foundation) and a plan review fee pursuant to RMC 4-1-140C. BASIC PERMIT FEE:$45.00 Plus Itemized Fees Below: Heating and Air Conditioning System: Installation, alteration, repair, addition, or relocation of each: Heating system (furnace, heat pump, suspended heater, fireplace, wood stove, etc.). A/C system (air conditioner, chiller or Air Handling Unit (VAV) including ducts and vents) $17.00 Boiler or Compressor: Installation or relocation of each: to and including 3 horsepower $17.00 over 3 horsepower to and including 15 horsepower $30.00 over 15 horsepower to and including 30 horsepower $40.00 over 30 horsepower to and including 50 horsepower $60.00 over 50 horsepower $100.00 Absorption System: Installation or relocation of each: to and including 100,000 Btu/h $17.00 over 100,000 Btu/h to and including 500,000 Btu/h $30.00 over 500,000 Btu/h to and including 1,000,000 Btu/h $40.00 over 1,000,000 Btu/h to and including 1,750,000 Btu/h $60.00 over 1,750,000 Btu/h $100.00 Residential ventilation/exhaust fan Plus Itemized Fees Below: $8.00 each Commercial ventilation/exhaust system not a portion of any heating or air-conditioning system authorized by a permit $17.00 each Commercial Hood: Installation of each served by a mechanical exhaust, including the ducts for such hood $50.00 each Incinerator: Installation or relocation of each $75.00 each Appliance or piece of equipment regu- lated by this code but not classed in other appliance categories, or for which no other fee is listed in this code $17.00 each Fuel Gas Piping: Each gas-piping system of 1 to 4 out- lets $12.00 Each gas-piping system of 5 or more outlets, per outlet $2.50 4-1-140M 1 - 9 (Revised 12/05) L. PLUMBING PERMIT FEES: (Ord. 4596, 4-8-1996, Amd. Ord. 4673, 7-28-1997; Ord. 4768, 3-8-1999; Ord. 5085, 6-21-2004) M. SIGN PERMIT FEES: (Amd. Ord. 4768, 3-8-1999) 2.(Deleted by Ord. 4768, 3-8-1999) (Ord. 3719, 4-11-1983) (Ord. 3719, 4-11-1983; Amd. Ord. 4817, 11-22-1999; Ord. 4848, 6-26-2000; Ord. 4908, 6-11-2001; Ord. 5062, 1-26-2004) 4. Request for Administrative Modifica- tions of City Center Sign Regulations per RMC 4-4-100H9: One hundred dollars ($100.00). (Ord. 4720, 5-4-1998) 5. Work in Advance of Sign Permit Issu- ance: Where work for which the permit is re- quired by this Title is started or proceeded with prior to obtaining said permit, the fees above specified shall be doubled; but the payment of such double fee shall not relieve 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) BASE FEE FOR ALL TYPES OF WORK: $45.00 Plus Itemized Fees Below: Per plumbing fixture (e.g., sink, shower, toilet, dishwasher, tub, etc.) or set of fixtures on one trap $8.00 For meter to house water service $8.00 Per outlet associated with a gas piping system up to 5: $12.00 additional outlets are $2.50 each Per drain for rainwater systems $8.00 Per lawn sprinkler system – includes backflow prevention $8.00 Per fixture for repair or alteration of drainage or vent piping $8.00 Per vacuum breaker or backflow protection device on tanks, vats, etc. $8.00 Per interceptor for industrial waste pretreatment $8.00 1. PERMANENT SIGNS: Roof, projecting, awning, canopy, marquee and wall signs $125.00 per tenant for any number of signs Freestanding ground and pole signs $175.00 per sign 3. TEMPORARY AND PORTABLE SIGNS: Fee Amount Real Estate Directional Signs, pursuant to RMC 4-4-100J2 $50.00 per sign, permit valid for a 12-month period Grand Opening Event Signs, pursuant to RMC 4-4-100J6d(1) $25.00 per site, per opening Event Signs, pursuant to RMC 4-4-100J6d(2) and (3) $15.00 per type of sign identified in RMC 4-4-100J6b, per promotion A-Frame Signs, pursuant to RMC 4-4-100J5 $100.00 for the first sign and $50.00 for each additional sign, for a 12-month period Commercial Property Real Estate Banner $50.00 per sign, permit valid for a 12- month period Decorative Flags $50.00 per entrance, permit valid until flag(s) removed 4-1-140N (Revised 12/05)1 - 10 N. SWIMMING POOL/HOT TUB/SPA INSTALLATION FEES: O. MISCELLANEOUS FEES: 1. Replacement Permit Fee: Permit cop- ies for replacement of lost or mutilated build- ing, demolition, grading, plumbing, electrical or mechanical permit will be furnished upon a payment of a service fee of twenty dollars ($20.00). 2. Re-Inspection Fees: Re-inspection fees 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- ment Services Director may authorize the refunding of not more than eighty percent (80%) of the permit fee paid when no substantial work has been done under a permit issued in accordance with this Code. b. Plan Review Fee: Due to the City’s cost in screening, accepting, and initial processing of land use applications, the Development Services Director may au- thorize the refunding of not more than eighty percent (80%) of the plan review fee paid when an applicant for a permit for which a plan review fee has been paid is withdrawn or cancelled before any sub- stantial plan review effort has been ex- pended. 3. Method of Obtaining Refund and Time Limit: The Development Services Director shall not authorize the refunding of any fee paid except upon written application filed by the original permittee not later than one hun- dred eighty (180) days after the date of the fee payment. (Ord. 5153, 9-26-2005) Type of Work/Installation Fee Amount Public pool, spa, hot tub $30.00 Private pool, spa, hot tub $20.00 Pool filling system, including backflow prevention, each $2.00 Each water heater and/or vent $2.00 Gas piping system, each $2.00 Replacing of filter $3.00 Miscellaneous replacements $3.00 Backwash receptor $2.00 4-1-160A 1 - 11 (Revised 3/06) 4-1-150 FIRE PREVENTION FEES: A (Ord. 4547, 7-24-1995; Amd. Ord. 5086, 6-21-2004; Ord. 5177, 12-12-2005; Ord. 5193, 1-23-2006) 4-1-160 SCHOOL IMPACT MITIGATION FEES: A. FINDINGS AND AUTHORITY: The City Council of the City of Renton (the “Coun- cil”) hereby finds and determines that new growth and development in the City of Renton will create additional demand and need for school facilities in the Issaquah School District, and the Council finds that new growth and development should pay a proportionate share of the cost of new facil- ities needed to serve the new growth and devel- opment. Therefore, pursuant to Chapter 82.02 RCW, the Council adopts this Section to assess school im- pact fees for the Issaquah School District. The provisions of this Section shall be liberally con- strued in order to carry out the purposes of the Council in establishing the school impact fee pro- gram. A. FIRE PLAN REVIEW AND INSPECTION FEES: Value of Work Fee Amount $0 to $249.99 $30.00 $250.00 to $999.99 $30.00 plus 2% of the cost $1,000.00 to $4,999.99 $50.00 plus 2% of the cost $5,000.00 or more $120.00 plus 0.9% of the cost Construction Re-Inspection A fee of $60.00 per hour may be assessed if the requested inspection does not meet the approval of the inspector Violation Re-Inspec- tion after 30-day pe- riod (whenever 30 days or more have passed since Fire De- partment notification of a violation, which re- quired re-inspection, and such violation has not been remedied or granted an extension) $50.00 Pre-Citation Follow- Up Inspection when re-inspections are required beyond the original re-inspection $50.00 each inspection Malfunctioning Fire Alarm Fee First, second, and third false alarms – no charge. Fourth and fifth false alarms in a calen- dar year – $50.00/each. Sixth false alarm and successive false alarms in a calendar year – $100.00/each Late Payment Penalty $25.00 for late payment of malfunctioning fire alarm fee and pre-cita- tion inspection fee B. FIRE PERMIT TYPE: FEE AMOUNT: Operational Fire Code Permit (issued in accordance with Section 105.6 of the IFC) $60.00 per year. Excep- tion 1 – Hazardous materials and HPM facili- ties $100.00 per year Construction Permit 20% of the above Plan Review/Inspection Fee or a minimum of $50.00, whichever is greater Replacement for Lost Permit $25.00 for each permit Hazardous Produc- tion Materials Permit (for businesses stor- ing, handling, or using hazardous production materials as regulated in the fire code) $100.00 per year Underground Tank Removal Permit (commercial) See Plan Review and Construction Permit Fees Underground Tank Removal or Aban- donment-in-Place Permit (residential) $60.00 4-1-160B (Revised 3/06)1 - 12 B. DEFINITIONS: The following words and terms shall have the fol- lowing meanings for the purposes of this Section, unless the context clearly requires otherwise. Terms otherwise not defined herein shall be de- fined pursuant to RCW 82.02.090, or given their usual and customary meaning. 1. “Capital Facilities Plan” means the Dis- trict’s Capital Facilities Plan adopted by the School Board consisting of: a. A forecast of future needs for school facilities based on the District’s enroll- ment projections; b. The long-range construction and capital improvements projects of the Dis- trict; c. The schools under construction or expansion; d. The proposed locations and capaci- ties of expanded or new school facilities; e. At least a six (6) year Financing Plan Component, updated as necessary to maintain at least a six (6) year forecast period, for financing needed school facil- ities within projected funding levels, and identifying sources of financing for such purposes, including bond issues autho- rized by the voters and projected bond is- sues not yet authorized by the voters; and f. Any other long-range projects planned by the District. 2. “City” means the City of Renton, King County, Washington. 3. “Classrooms” means educational facili- ties of the District required to house students for its basic educational program. The class- rooms are those facilities the District deter- mines are necessary to best serve its student population. Specialized facilities as identified by the District, including but not limited to gymnasiums, cafeterias, libraries, adminis- trative offices, and child care centers, shall not be counted as classrooms. 4. “Construction Cost Per Student” means the estimated cost of construction of a perma- nent school facility in the District for the grade span of school to be provided, as a function of the District’s design standard per grade span and taking into account the require- ments of students with special needs. 5. “Design Standard” means the space re- quired, by grade span, and taking into ac- count the requirements of students with special needs, which is needed in order to ful- fill the educational goals of the District as identified in the District’s Capital Facilities Plan. 6. “Developer” means the person or entity who owns or holds purchase options or other development control over property for which development activity is proposed. 7. “Development Activity” means any resi- dential construction or expansion of a build- ing, structure or use; any change in use of a building or structure; or any change in the use of land that creates additional demand for school facilities. 8. “District” means the Issaquah School District No. 411, King County, Washington. 9. “Elderly” means a person aged sixty two (62) or older. 10. “Encumbered” means to reserve, set aside, or otherwise earmark the impact fees in order to pay for commitments, contractual obligations, or other liabilities incurred for public facilities. 11. “Fee Schedule” means the schedule set forth as Attachment B to Ordinance 4808 in- dicating the standard fee amount per dwelling unit that shall be paid as a condition of resi- dential development within the City. 12. “Grade Span” means the categories into which a District groups its grades of students, i.e., elementary school, middle or junior high school, and high school. 13. “Interlocal Agreement” means the inter- local agreement by and between the City of Renton and the Issaquah School District as authorized in subsection I of this Section. 4-1-160D 1 - 13 (Revised 3/06) 14. “Permanent Facilities” means the facili- ties of the District with a fixed foundation which are not relocatable facilities. 15. “Relocatable Facility” means any fac- tory-built structure, transportable in one or more sections, that is designed to be used as an education space and is needed to prevent the overbuilding of school facilities to meet the needs of service areas within the District, or to cover the gap between the time that families move into new residential develop- ments and the date that construction is com- pleted on permanent school facilities. 16. “Relocatable Facilities Cost Per Stu- dent” means the estimated cost of purchas- ing and siting a relocatable facility in the District for the grade span of school to be pro- vided, as a function of the District’s design standard per grade span, and taking into ac- count the requirements of students with spe- cial needs. 17. “Site Cost Per Student” means the esti- mated cost of a site in the District for the grade span of school to be provided, as a function of the District’s design standard per grade span, and taking into account the re- quirements of students with special needs. 18. “Standard of Service” means the stan- dard adopted by the District which identifies the program year, the class size by grade span, and taking into account the require- ments of students with special needs, the number of classrooms, the types of facilities the District believes will best serve its student population, and other factors as identified by the District. The District’s standard of service shall not be adjusted for any portion of the classrooms housed in relocatable facilities which are used as transitional facilities or for any specialized facilities housed in relocat- able facilities. Except as otherwise defined by the School Board pursuant to a Board resolu- tion, “transitional facilities” shall mean those facilities that are used to cover the time re- quired for the construction of permanent facil- ities; provided, that the District has the necessary financial commitments in place to complete the permanent facilities called for in the Capital Facilities Plan. 19. “Student Factor” means the number de- rived by the District to describe how many students of each grade span are expected to be generated by a dwelling unit. Student fac- tors shall be based on District records of av- erage actual student generation rates for new developments constructed over a period of not more than five (5) years prior to the date of the fee calculation; provided, that if such in- formation is not available in the District, data from adjacent districts, districts with similar demographics, or countywide averages may be used. Student factors must be separately determined for single family and multi-family dwelling units, and for grade spans. C. IMPACT FEE PROGRAM ELEMENTS: 1. Impact fees will be assessed on all resi- dential development activity in that portion of the City located within the District’s bound- aries based on the provisions of subsection E of this Section. 2. The impact fee imposed shall be reason- ably related to the impact caused by the de- velopment and shall not exceed a proportionate share of the cost of system im- provements that are reasonably related to the development. 3. The impact fee shall be based on a Cap- ital Facilities Plan developed by the District and approved by the School Board, and adopted by reference by the City as part of the Capital Facilities Element of the City’s Comprehensive Plan. D. FEE CALCULATIONS: 1. Separate fees shall be calculated for sin- gle family and multi-family dwelling units, and separate student generation rates must be determined by the District for each type of dwelling unit. For purposes of this Section, mobile homes shall be treated as single fam- ily dwelling units and duplexes shall be treated as multi-family dwelling units. 2. The fee calculations shall be made on a district-wide basis to assure maximum utiliza- tion of all school facilities in the District cur- rently used for instructional purposes. 3. The formula in Attachment A to Ordi- nance 4808 provides a credit for the antici- pated tax contributions that would be made 4-1-160E (Revised 3/06)1 - 14/20 by the development based on historical levels of voter support for bond issues in the District. 4. The District may provide a credit for school sites or facilities actually provided by a developer which the District finds to be ac- ceptable as provided for in subsection F of this Section. 5. The City Council may adjust the fee cal- culated under this subsection, as it sees fit, to take into account local conditions such as, but not limited to, price differentials through- out the District in the cost of new housing, school occupancy levels, and the percent of the District’s Capital Facilities Budget, which will be expended locally. The City Council es- tablishes that fee as five thousand one hun- dred and fifteen dollars ($5,115.00). (Ord. 5194, 1-23-2006) E. ASSESSMENT OF IMPACT FEES: 1. The City shall collect school impact fees, established by this Section as adjusted from time to time, from any applicant seeking de- velopment approval from the City for dwelling units located within the District’s boundaries where such development activity requires fi- nal plat or PUD approval or the issuance of a residential building permit or a mobile home permit. 4-1-160H 1 - 21 (Revised 3/06) referred to the Council for possible modifica- tion. 5. Impact fees may be paid under protest, in order to obtain a permit or other approval of development activity. H. THE IMPACT FEE ACCOUNT, USES OF IMPACT FEES, AND REFUNDS: 1. Impact fee receipts shall be initially de- posited into a City fund created under sub- section L of this Section. When sufficient funds have accumulated to make transfer of those funds to the District advisable, the Fi- nance and Information Services Department shall make such transfer. Such funds shall be transferred not less than quarterly, if the bal- ance in the fund is more than five thousand dollars ($5,000.00). Impact fee receipts shall be earmarked specifically and retained in a special interest-bearing account established by the District solely for the District’s school impact fees as provided for in subsection J of this Section. All interest shall be retained in the account and expended for the purpose or purposes identified in subsection (H)(2) of this Section. Annually, the City shall provide accounting records to the District and the Dis- trict shall prepare a report on school impact fees showing the source and amount of all monies collected, earned or received, and capital or system improvements that were fi- nanced in whole or in part by impact fees. 2. Impact fees for the District’s system im- provements shall be expended by the District for capital improvements including but not lim- ited to school planning; land acquisition; site improvements; necessary off-site improve- ments; construction, engineering, architec- tural, permitting, financing, and administrative expenses; relocatable facilities, capital equip- ment pertaining to educational facilities; and any other expenses which could be capital- ized, and which are consistent with the Dis- trict’s Capital Facilities Plan. 3. In the event that bonds or similar debt in- struments are issued for the advanced provi- sion of capital facilities for which impact fees may be expended and where consistent with the provisions of the bond covenants, impact fees may be used to pay debt service on such bonds or similar debt instruments to the ex- tent that the facilities or improvements pro- vided are consistent with the requirements of this Section. 4. School impact fees shall be expended or encumbered within six (6) years of receipt, unless the Council identifies in written find- ings extraordinary and compelling reason or reasons for the District to hold the fees be- yond the six (6) year period. The District may petition the Council for an extension of the six (6) year period and the District set forth any such extraordinary or compelling reason or reasons in its petition. Where the Council identifies the reason or reasons in written findings, the Council shall establish the pe- riod of time within which the impact fees shall be expended or encumbered, after consulta- tion with the District. 5. The current owner of property on which an impact fee has been paid may receive a refund of such fees if the impact fees have not been expended or encumbered within six (6) years of receipt of the funds by the City, except as provided for in subsection (H)(4) of this Section. In determining whether impact fees have been encumbered, impact fees shall be considered encumbered on a first-in, first-out basis. The District shall notify poten- tial claimants by first-class mail deposited with the United States Postal Service ad- dressed to the owner of the property as shown in the King County property tax records. 6. An owner’s request for a refund must be submitted to the City, in writing, within one year of the date the right to claim the refund arises or the date that notice is given, which- ever date is later. Any impact fees that are not expended or encumbered within the limita- tions in subsection (H)(4) of this Section, and for which no application for a refund has been made within this one-year period, shall be re- tained and expended consistent with the pro- visions of this Section. Refunds of impact fees shall include any interest earned on the impact fees. 7. Should the City seek to terminate any or all school impact fee requirements, all unex- pended or unencumbered funds, including in- terest earned, shall be refunded to the current owner of the property for which a school im- pact fee was paid. Upon the finding that any or all fee requirements are to be terminated, 4-1-160I (Revised 3/06)1 - 22 the City shall place notice of such termination and the availability of refunds in a newspaper of general circulation at least two (2) times, and shall notify all potential claimants by first- class mail addressed to the owner of the property as shown in the King County prop- erty tax records. All funds available for refund shall be retained for a period of one year. At the end of one year, any remaining funds shall be retained by the City, but must be ex- pended for the District, consistent with the provisions of this Section. The notice require- ment set forth above shall not apply if there are no unexpended or unencumbered bal- ances within the account or accounts being terminated. 8. A developer may request and shall re- ceive a refund, including interest earned on the impact fees, when: a. The developer does not proceed to finalize the development activity as re- quired by statute or City Code or the Uni- form Building Code, and b. No impact on the District has re- sulted. “Impact” shall be deemed to in- clude cases where the District has expended or encumbered the impact fees in good faith prior to the application for a refund. In the event that the District has expended or encumbered the fees in good faith, no refund shall be forthcom- ing. However, if within a period of three (3) years, the same or subsequent owner of the property proceeds with the same or substantially similar development activity, the owner shall be eligible for a credit. The owner must petition the City and pro- vide receipts of impact fees paid by the owner for a development of the same or substantially similar nature on the same property or some portion thereof. The City shall determine whether to grant a credit, and such determinations may be appealed by following the procedures set forth in subsection G of this Section. 9. Interest due upon the refund of impact fees required by this Section shall be calcu- lated according to the average rate received by the City or the District on invested funds throughout the period during which the fees were retained and paid by the governmental entity controlling the funds and receiving the interest. I. INTERLOCAL AGREEMENT: 1. The Mayor is authorized to execute, on behalf of the City, an Interlocal Agreement for the collection, expenditure, and reporting of school impact fees; provided, that such Inter- local Agreement complies with the provisions of this Section. 2. The District shall establish a School Im- pact Fee Account with the Office of the King County Treasurer, who serves as the Trea- surer for the District. The Account shall be an interest-bearing account, and the school im- pact fees received shall be prudently invested in a manner consistent with the investment policies of the District. 3. For administrative convenience while processing the fee payments, school impact fees may be initially deposited in the City ac- count known as the “School Impact Fee Fund,” with interest earned retained by the District. As soon as advisable, the City shall deposit the school impact fees collected for the District in the District’s School Impact Fee Account. 4. The City shall retain five percent (5%) of all fees collected to pay for its costs in admin- istering this Section. J. ADOPTION OF THE DISTRICT CAPITAL FACILITIES PLAN AND SUBMISSION OF THE ANNUAL UPDATES AND REPORT AND DATA: 1. The 2005 Capital Facilities Plan of the District is hereby adopted by reference by the City as part of the Capital Facilities Element of the City’s Comprehensive Plan. (Ord. 5194, 1-23-2006) 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 4-1-170A 1 - 23 (Revised 3/06) 4808, and a revised fee schedule (At- tachment B to Ordinance 4808); and c. An annual report on the School Im- pact Fee Account, showing the source and amount of all monies collected, earned, or received, and the public im- provements that were financed in whole or in part by impact fees. K. REVIEW: The fee schedule established in this Section shall be reviewed and updated by the Council on an annual basis after the Council receives the Dis- trict’s Plan and data required under subsection J of this Section. The review may occur in conjunc- tion with the annual update of the Capital Facili- ties Element of the City’s Comprehensive Plan. L. SPECIAL FUND CREATED: There is hereby created a special City fund known as the “School Impact Fee Fund” into which all school impact mitigation fees will be de- posited. M. CITY NOT RESPONSIBLE: The City will use its best efforts to collect such fees during its ordinary administrative process, such fees as are due under this Section and con- sistent with the Interlocal Agreement between the City and the District, as that Agreement may be amended from time to time, but shall not be re- sponsible to the District for failure to collect such fees. N. SEVERABILITY: If any portion of this Section is found to be invalid or unenforceable for any reason, such finding shall not affect the validity or enforceability of any other subsection of this Section. (Ord. 4808, 11-1-1999) .4-1-170 LAND USE REVIEW FEES: A. APPLICATION TYPE:FEE AMOUNT: Annexation Expense for postage Annexation by 60% Direct Petition and 50/50 Petition Method $2,500.00 Appeal of Hearing Examiner’s Decision, Administrative Deci- sion, or Environmental Deci- sion $75.00 Binding Site Plan $1,000.00 Comprehensive Plan Amendment $1,000.00 Conditional Approval Permit: Hearing Examiner Review Administrative Review $500.00 $250.00 Conditional Use Permit: Hearing Examiner Review Administrative Review $2,000.00 $1,000.00 Environmental Impact State- ment/Draft and Final 100% of costs of coordination, review and appeals1 1When the City is the lead agency for a proposal requiring an Environmental Impact Statement (EIS) and the Environmental Review Committee (ERC) determines that the EIS shall be prepared, the City may charge and collect a reasonable fee from any applicant to cover costs incurred by the City in pre- paring the EIS. The ERC shall advise the applicant(s) of the projected costs for the EIS prior to actual preparation; the ap- plicant shall post bond or otherwise ensure payment of such costs. The ERC may determine that the City will contract di- rectly with a consultant for preparation of an EIS, or a portion of the EIS, and may bill such costs and expenses directly to the applicant. Such consultants shall be selected by mutual agreement of the City and applicant after a call for proposals. If a proposal is modified so that an EIS is no longer required, the ERC shall refund any fees collected under this subsection which remain after incurred costs are paid. The City may col- lect a reasonable fee from an applicant to cover the cost of meeting the public notice requirements of this Title relating to the applicant’s proposal. The City shall not collect a fee for performing its duties as a consulted agency. The City may charge any person for copies of any document prepared un- der this Title, and for mailing the document, in a manner pro- vided by chapter 42.17 RCW. 4-1-170B (Revised 3/06)1 - 24 (Ord. 4648, 1-6-1997; Amd. Ord. 4802, 10-25-1999; Ord. 5008, 4-28-2003; Ord. 5028, 11-24-2003; Ord. 5153, 9-26-2005; Ord. 5169, 12-5-05) B. JOINT LAND USE APPLICATIONS: For joint land use applications, applicant shall pay full for the most expensive (major) application and one-half for related applications. (Ord. 4491, 12-19-1994, Amd. Ord. 4560, 11-13-1995, Ord. 4613, 6-17-1996) C. REFUND OF LAND USE APPLICATION FEES: The filing fees as set forth in the fee schedule for the City are established to defray the cost of post- ing and processing and the proceedings in con- nection with a land use application. The Building and Zoning Director may authorize the refunding of not more than eighty percent (80%) of the total application fees paid provided the applicant pre- sents a written request to withdraw or cancel prior to the routing of the application for staff review. (Ord. 3933, 8-26-1985) Eighty percent (80%) of the applicable fee will be refundable if the applica- tion is withdrawn prior to circulation by the Plan- ning Staff. After circulation (and review has begun) no refund of base fees will be authorized. (Ord. 4491, 12-19-1994; Amd. Ord. 4560, 11-13-1995; Ord. 4613, 6-17-1996) 4-1-180 PUBLIC WORKS FEES: A. FRANCHISE PERMIT FEES: Unless otherwise specified in a franchise agree- ment, the fee shall be due and payable at or prior to the time of construction permit issuance. If a franchise agreement does not specify the fee amount, the generic fee, as identified in the follow- ing table, shall be collected. A bond as stipulated in RMC 9-10-5, Street Excavation Bond, is also re- quired. Environmental Checklist: Less than $100,000.00 project value $400.00 $100,000.00 or more project value $1,000.00 Environmental review/sensi- tive lands or lands covered by water, except minor residential additions or modifications $1,000.00 Fence Permit (special) $100.00 Grading and Filling Permit $2,000.00 Hobby Kennel License (one time fee) $20.00 Lot Line Adjustment $450.00 Manufactured/Mobile Home Park: Tentative Preliminary Final $500.00 $2,000.00 $1,000.00 Open Space Classification Request $30.00 Plats: Short Plat Preliminary Plat Final Plat $1,000.00 $2,000.00 $1,000.00 Planned Urban Development: Preliminary Plan Final Plan $2,000.00 $1,000.00 Rezone: Less than 10 acres 10 to 20 acres More than 20 acres $2,000.00 $3,000.00 $4,000.00 Routine Vegetation Manage- ment Permit $75.00 Shoreline Substantial Devel- opment Permit: Under $100,000.00 value $100,000.00 or more value $500.00 $1,000.00 Site Development Plan (Site Plan or Master Plan): Hearing Examiner Review Administrative Review $2,000.00 $1,000.00 A. APPLICATION TYPE:FEE AMOUNT: Special Permit $2,000.00 Temporary Permit $100.00 Temporary Permit Sign Deposit (refundable) $25.00 Variance – Administrative $100.00 Variance – Planning/Building/ Public Works Administrator or Hearing Examiner $500.00 Waiver $100.00 A. APPLICATION TYPE:FEE AMOUNT: 4-1-180C 1 - 25 (Revised 3/06) (Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005) B. LATECOMER’S AGREEMENT APPLICATION FEES: The processing fee is due at the time of applica- tion. The administration and collection fee is de- ducted from each individual latecomer fee payment and the balance forwarded to the holder of the latecomer’s agreement pursuant to RMC 9-5-9, Tender of Fee. (Ord. 4443, 3-28-1994; Amd. Ord. 4890, 2-5-2001; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005) C. CHARGES FOR EQUITABLE SHARE OF PUBLIC WORKS FACILITIES: Owners of properties to which improvements are being proposed that have not been assessed or charged an equitable share of the cost of public works facilities, such as water systems, sanitary sewer systems, storm water drainage systems, and street improvements including signalization and lighting, shall be subject to one or more of the charges listed in the following subsections. Any fees triggered by improvements or development, as detailed in this Section, are due and payable at the first of the following instances: • Prior to the issuance of a Public Works Con- struction Permit; or • Prior to the recording of a single family resi- dential plat or single family residential short plat; or • Prior to the issuance of a building permit. All of the following charges shall be paid into the waterworks utility construction fund except that any fees collected under a private latecomer’s agreement shall be passed on to the holder of the agreement with the appropriate fees paid to the general fund. For the purposes of this Section, the terms “property(ies)” or “parcel(s)” shall mean a lot of record as defined in chapter 4-11 RMC. 1. Private Held Latecomer’s Fees and Special Assessment District (Formerly Known as City Held Latecomer’s) Fees: a. Applicability of Private Held Late- comer’s Fee: The City has the discre- tionary power, as detailed in chapter 9-5 RMC, to grant latecomer’s agreements to developers and owners for the reim- bursement of a pro rata portion of public works facilities (water systems, sanitary sewer systems, storm water drainage systems, and street improvements in- cluding signalization and lighting) they in- stall and turn over to the City. b. Applicability of Special Assess- ment District Fee: The special assess- ment charge is a fee that enables the City to recover a pro rata portion of the origi- nal costs of public works improvements (water systems, sanitary sewer systems, storm water drainage systems, and street improvements including signalization and Frontage Length of Replace- ments and Improvements and/or Project Scale Permit Fee Amount Small work, including trenching less than sixty (60) linear feet or installa- tion of six (6) or less utility poles $50.00 All other work $50.00 plus $40.00 per hour of inspection Procedure Fee Amount Processing fee (Nonrefundable) $500.00 if amount covered by latecomer’s is $20,000.00 or less $1,000.00 if amount covered by latecomer’s is between $20,000.00 and $100,000.00 $2,000.00 if amount covered by latecomer’s is greater than $100,000.00 Latecomer’s Agree- ment – Administra- tion and collection fee 15% of total amount to be collected if amount covered by latecomer’s is $20,000.00 or less 10% if amount covered by latecomer’s is between $20,000.00 and $100,000.00 5% if amount covered by latecomer’s is greater than $100,000.00 Segregation process- ing fee, if applicable $750.00 4-1-180C (Revised 3/06)1 - 26 lighting) from the owners of property who would benefit from future connections to, or future users of, improvements to the City’s infrastructure that were not in- stalled by LIDs or by a private developer under a latecomer agreement. The impo- sition, collection, payment and other spe- cifics concerning these charges are detailed in chapter 9-16 RMC, Special Assessment Districts. Interest may be charged pursuant to RMC 9-16-6, Pay- ments to City. c. Exemptions for Latecomer’s or Special Assessment District Fees: i. Segregation of Fees: The City may grant segregation of private de- veloper latecomer’s fees or special assessment district fees on large parcels of land per subsection (C)(3) of this Section. ii. Relief Due to Two (2) Similar Facilities: The Planning/Building/ Public Works Administrator will con- sider relieving a parcel of a late- comer’s or special assessment district fee/assessment if the prop- erty has a benefit from either (but not both) of two (2) similar facilities. The Planning/Building/Public Works Ad- ministrator will make the decision based on engineering and policy de- cisions as to which facility(ies) bene- fit and/or are utilized by the parcel. The assessment due would be that associated with the utilized facility. If there are no sound engineering or policy reasons that indicate one facil- ity over the other, the City shall give the applicant the choice of facilities to utilize. iii. Relief Due to Future Subdivi- sion: At the time the latecomer’s agreement or special assessment district is formed, and as a condition of the latecomer’s agreement or spe- cial assessment district, the City may require that the assessment against a parcel be divided such that a single family residential connection will be assessed based upon the size of a typical single family residential lot in that area. The remainder of the cost attributed to said site will be due at such time as the parcel develops fur- ther either by subdivision or in- creased density. In the case of a special assessment district, interest will continue to accrue on the remain- ing portion of the assessment. iv. Reallocation of Assessment Due to Subdivision of Property: The Planning/Building/Public Works Administrator will consider realloca- tion of the latecomer’s assessment or the special assessment if a prop- erty is subdivided for any purpose other than single family use. Reallo- cation may be granted based upon front footage, area, or other equitable means. Consideration may be given to adjusting the assessment between the new parcels, based upon value of benefit from the improvements, such that two (2) similar parcels may pay different amounts because one re- ceives more benefit. 2. System Development Charges (SDC) – Water, Wastewater, and Surface Water: The City may hold and charge certain other fees similar to special assessment district charges, which are commonly referred to as “system development charges.” a. Applicability of System Develop- ment Charge: The system development charge is hereby imposed against prop- erties and, by inference, the owners of said properties which have not been as- sessed or charged or borne an equitable share of the cost of the City’s utility sys- tems. Said property owner(s) shall pay, prior to connection to or benefit from a City utility or utility facility, the system de- velopment charge associated with that utility as detailed in the fees table in sub- section (C)(2)(b) of this Section. A parcel may benefit from a City utility system dur- ing the development or redevelopment of the property with or without a connection to an established facility. Therefore, the system development charge for a utility may be triggered without a physical con- nection to an existing facility. i. “Development of a utility system” shall mean: 4-1-180C 1 - 27 (Revised 3/06) • Development of the sanitary sewer system, including but not limited to lift stations, force mains, interceptors and other sewer collection mains. • Development of the surface wa- ter system, including but not lim- ited to retention/detention or water quality facilities, flood haz- ard reduction improvements, lift stations, force mains, intercep- tors, and other surface water col- lection and conveyance systems. • Development of the water sys- tem, including but not limited to wells, pump stations, reservoirs and transmission mains. ii. The phrase “properties, which have not been assessed or charged or borne an equitable share of the cost of the utility,” as used in this Sec- tion, shall mean any of the following: •First Time Service Connection or Benefit: Any property which has not paid a system develop- ment charge for the property based upon the total square foot- age of the property and which is connecting to or benefiting from a Renton utility system for the first time (including but not lim- ited to new construction, conver- sion from private well, or conversion from septic system). •Further Subdivision: Any prop- erty which has not paid a system development charge for the property based upon the total square footage of the property and is served or benefited by the utility and is subdividing further for single family usage shall re- ceive a credit for the existing sin- gle family residence(s). For example, a five (5) acre parcel with an existing single family house is being subdivided for single family lots. If the existing house is con- nected to the City sewer and water systems, the development would get credit for one single family system development charge for sanitary sewer, storm water, and water. If the existing house was not connected to the City sewer system, the develop- ment would get credit for one single family system development charge for storm water and water. A property subdividing further for sin- gle family usage that receives a credit for existing single family resi- dence(s) shall not qualify for prorat- ing of the system development charge under subsection (C)(2)(c) of this Section. •Existing Developments – Wa- ter and/or Sanitary Sewer: Property that was developed be- fore the effective date of the first development charge ordinances for water and sanitary sewer in 1974 is exempted from the con- nection charge(s) for water and sanitary sewer. Any rebuilding, change in use or additions to ex- empted property that does not require additional water usage such that a fire hydrant, addi- tional meter, or larger meter is necessary will not trigger a new system development charge. However, except as provided herein, when property is redevel- oped or the use changed or in- tensified such that larger or additional water meter(s) or the addition of a fire hydrant is nec- essary, application(s) for these items will trigger the system de- velopment charge(s). An appli- cation for the installation of a meter(s) solely for the purpose of either irrigation or fire protection or the installation of a fire hydrant will trigger a system develop- ment charge for water. An appli- cation for an additional or a larger water meter(s) for any pur- pose other than solely for irriga- tion or fire protection will trigger a system development charge for both water and sewer. 4-1-180C (Revised 3/06)1 - 28 Exceptions: The addition of an irrigation meter only for an existing single family residential dwelling will not trigger a system devel- opment charge for water or sewer. If an existing single family residence is being remodeled or rebuilt and remains a single family residence on the same lot (not involved in a new plat, short plat, or lot line adjustment), the addition of a larger or additional meter will not trigger the system development charges for wa- ter or sewer. The addition of a second meter to an ex- isting duplex in order to divide consump- tion for billing purposes will not trigger a system development charge. •Existing Developments – Surface Water: Property that was developed before the effective date of the first development charge ordinances for surface (storm) water in 1992 is ex- empted from the surface water sys- tem development charge. The addition of any new impervious sur- face to exempted properties will re- quire payment of the system development charge for surface wa- ter for the additional new impervious area only. If an exempted property is making a connection for the first time to a surface water system, it will re- quire payment of the system devel- opment charge for surface water only for the impervious area tributary to the point of connection. Any rebuild- ing, change in use or additions to ex- empted property that does not create additional impervious surface area or does not cause a first-time connec- tion to be made will not require pay- ment of the system development charge for surface water. Exceptions: Improvements to existing single family residential units such as additions that are less than five hundred (500) square feet, decks, small sheds and other minor improvements are exempt from the sys- tem development charge for surface wa- ter unless a new connection to the Renton surface water utility collection system is proposed or required as part of the permit application. 4-1-180C 1 - 29 (Revised 3/06) b. System Development Charge Table: (Amd. Ord. 5040, 11-24-03) c. Prorating the System Develop- ment Charge for Redevelopment of Property: An option exists for prorating the system development charge(s) for property which has not previously paid a charge in full. Any parcel that currently has water or sanitary sewer service is el- igible for a prorated system development charge for the associated utility. i. Prorating Based upon Meter Sizes: The prorated system develop- ment charge will be based upon the capacity of the new meters as com- pared to the capacity of the existing meters. Meters installed solely for fire protec- tion, either existing or proposed, are not included in the calculation for wa- ter or sanitary sewer. If there is an additional or larger meter solely for fire flow or additional hydrants re- quired for the proposed develop- ment, please refer also to subsection (C)(2)(d)(i) of this Section. Meters in- stalled solely for irrigation (either ex- isting or proposed) are not included in the calculation for sanitary sewer. This prorated redevelopment charge is calculated using the following for- mula: [Proposed meter(s) capacity in gal- lons per minute (GPM) – Existing meter(s) capacity in GPM]/[Proposed meter(s) capacity in GPM] x [SDC Fee] = Amount owed. The City will determine the safe max- imum operating capacities of all meter sizes using American Water Works Association tables (see be- low). The fee paid shall be posted in the City’s database and applied to the total system development charge applicable for the parcel. Type of Land Use:Water Fee Amount:Wastewater Fee Amount: Surface Water Fee Amount: Single family residence (including mobile/manufactured homes) $1,956.00 per dwelling unit $1,017.00 per dwelling unit $759.00 per dwelling unit Multi-family (in all zones except CD and COR zones) $1,174.00 per dwelling unit (auxiliary buildings like club houses are considered inclusive to the development and are not counted as a dwelling unit and are thus not included in the calculation of the fee) $610.00 per dwelling unit (auxiliary buildings like club houses are considered inclusive to the development and are not counted as a dwelling unit and are thus not included in the calculation of the fee) $0.265 per square foot of new impervious surfacing, but not less than $759.00 Mixed use (in all zones except CD and COR zones) Mixed use buildings with over 50% floor space used for residential shall be assessed at the rate of $1,174.00 per dwelling unit Mixed use buildings with over 50% floor space used for residential shall be assessed at the rate of $610.00 per dwelling unit $0.265 per square foot of new impervious surface, but not less than $759.00 CD and COR zones $0.273 per gross square foot of property, but not less than $1,956.00 $0.142 per gross square foot of property, but not less than $1,017.00 $0.265 per square foot of new impervious surface, but not less than $759.00 All other uses $0.273 per gross square foot of property, but not less than $1,956.00 $0.142 per gross square foot of property, but not less than $1,017.00 $0.265 per square foot of new impervious surface, but not less than $759.00 4-1-180C (Revised 3/06)1 - 30 Reduction in meter capacity shall not result in a payment from the City to the applicant. WATER METER EQUIVALENCIES for purposes of calculating redevel- opment credit: ii. Prorating the System Develop- ment Charge for Fire Protection Improvements Associated with Redevelopment of Property: Instal- lation of a water meter solely for a fire protection system, such as a new hy- drant or fire sprinkler system, shall be charged a fee equal to thirty percent (30%) of the system development charge applicable to the portion of the parcel containing the improve- ments for which the fire protection system is constructed to serve. Thirty percent (30%) is the amount the wa- ter utility has expended throughout its system for fire flow protection. This fee shall be posted to the City’s database and applied as a partial payment to the total system develop- ment charge applicable for the par- cel. For the purposes of this Section, “portion of the parcel containing the improvements for which the fire pro- tection system is constructed to serve” shall be described as: The smaller area of either the to- tal square footage of the property or the square footage of the property designated by a line drawn twenty (20) feet around the footprint of the building being served by the meter installed for fire protection. The smaller area of either the to- tal square footage of the property or the square footage of the property designated by a line drawn twenty (20) feet around the footprint of the building(s) which by their construction, re- construction or improvement trig- gered the need for the new fire hydrant(s). “Footprint” shall include the primary building plus ancillary structures such as garages, carports, sheds, etc., that are considered by the Fire Department when calculating fire flow requirements. In the case of multiple improvements, overlapping areas shall only be counted once. If the “portion of the parcel containing the improvements for which the fire protection system is constructed to serve” is eighty percent (80%) of the parcel or more, then the thirty per- cent (30%) shall be calculated on the total square footage of the property. If a project both increases water meter capacity and installs a fire pro- tection system, the total of both pro- rated system development fees (subsections (C)(2)(c)(i) and (ii) of this Section) would be charged. Pay- ment of said fees would be posted in the City’s database and applied to the total system development charge applicable for the parcel. In no case shall the total of the prorated system development charge(s) be more than the total system development charge applicable for the parcel. Installation of a water meter solely for a fire protection system shall not trig- ger a sewer system development fee. Meter Size In Inches Safe Maximum Operating Capacity (GPM) 5/8 20 5/8 x 3/4 20 3/4 30 150 1-1/2 100 2160 3300 4500 61000 81600 10 2300 12 3375 20 8250 4-1-180C 1 - 31 (Revised 3/06) iii. Prorating the System Devel- opment Charge for Installation of an Irrigation Meter Only: When a water meter is installed solely for the purpose of providing irrigation water for private landscaping (exempt meter), there will be charged a fee equal to ten percent (10%) of the wa- ter system development charge ap- plicable to the property. Said fee shall be nonrefundable and nontransfera- ble (from one portion of the property to another). Payment of said fee would be posted in the City’s data- base and applied to the total system development charge applicable for the parcel. At the applicant’s option, the full water system development charge may be paid instead of the ten percent (10%) payment de- scribed herein. iv. Examples: Example 1:A redevelopment project that involves a change from a single family home on a ten thousand (10,000) square foot lot with a five- eighths inch by three-quarter inch meter (5/8′′ x 3/4′′, a standard single family meter) that has a safe operat- ing capacity of twenty (20) gallons per minute (GPM), to a commercial usage with a one and one-half inch (1-1/2′′) meter with a safe operating capacity of one hundred (100) GPM can apply to pay for the following pro- rated charges: (100 GPM – 20 GPM)/(100 GPM) = 0.8 For water: 0.8 x (10,000 sq. ft. x $0.273/sq. ft.) = $2,184.00 For sewer: 0.8 x (10,000 sq. ft. x $0.142/sq. ft.) = $1,136.00 Without the redevelopment credit, this project would have paid $0.142/ sq. ft. x 10,000 sq. ft. = $1,420.00 for sewer and paid $0.273/sq. ft. x 10,000 sq. ft. = $2,730.00 for water. Example 2:A property owner is planning to redevelop a half acre par- cel that includes a single family home with a five-eighths inch by three- quarter inch meter (5/8′′ x 3/4′′, a standard single family meter) that has a safe operating capacity of twenty (20) GPM. The new develop- ment will be an eight (8) unit multi- family dwelling with a two inch (2′′) meter with a safe operating capacity of one hundred sixty (160) GPM, a three-quarter inch (3/4′′) irrigation meter with a safe operating capacity of thirty (30) GPM, and a four inch (4′′) meter for fire sprinklers. The property owner can apply to pay the following prorated charges: For water: based on meters (160 GPM + 30 GPM – 20 GPM)/(160 GPM + 30 GPM) = 89.5% Based on fire service = 30% Total = 119.5% Therefore, 100% of the water system development charge would be due. (8 units x $1,174.00/unit = $9,392.00) For sewer: based on meters – irriga- tion meter excluded (160 GPM – 20 GPM)/(160 GPM) = 87.5% Therefore, 87.5% of the sewer system development charge would be due. 87.5% x (8 units x $610.00/unit) = $4,270.00 Without the redevelopment credit, this project would have paid $610.00/ unit x 8 units = $4,880.00. (Amd. Ord. 5040, 11-24-03) d. Exemptions to System Develop- ment Charge: i. Installation of an Irrigation Meter Solely for the Purpose of Providing Irrigation Water to City Right-of-Way: Installation of a water meter solely for the purpose of pro- viding irrigation water to City right-of- 4-1-180C (Revised 3/06)1 - 32 way is exempted from the system de- velopment charge. ii. Exemption for City-Owned Property: No system development charge will be collected on City- owned properties. The benefits to the utility from the use of other City prop- erties such as utility easements, lift stations and other benefits offset the amount of the system development charge. iii. Limited Exemptions for Mu- nicipal Corporations: A limited ex- emption to the system development charge will be granted to municipal corporations for portions of property subject to the system development charge to the extent that those spe- cific areas are available and main- tained at all times for public use (e.g., ballfields adjacent to a school build- ing) and shall be segregated from the fee determination as herein pro- vided. In applying this exemption to the extent possible, a single straight line shall be drawn across the prop- erty separating the exempt property from the property to be charged. If a single straight line would not achieve substantial equity, then additional lines may be drawn to include sub- stantial open space areas in the ex- emption. For purposes of this exemption, substantial open space areas shall be at least one hundred thousand (100,000) square feet in area. Lines shall not be drawn closer than fifteen feet (15′) to any struc- ture. •Nonexempt Areas: Parking lots, driveways, walkways, similar ar- eas and required landscape ar- eas shall not be part of the exempt area. •Administrative Fees: The appli- cant shall pay the City’s adminis- trative costs for the preparation, processing and recording the segregated fee. At the time of application for system develop- ment charge segregation the ap- plicant shall pay the administrative fee of seven hun- dred fifty dollars ($750.00). •Restrictive Covenants: The ex- emption must be memorialized by means of a restrictive cove- nant running with the land. Should the property exempted under this Section later develop, then that property shall pay the system development charge in place at the time of development. •Interpretation of Partial Pay- ment: The Administrator of the Planning/Building/Public Works Department shall make the final decision on the interpretation of this limited exemption and the achievement of substantial eq- uity. iv. Exemption for Undeveloped Critical Area(s) and Undeveloped Major Easement(s): When calculat- ing the area to be charged the sys- tem development charge, undeveloped critical areas (per RMC 4-11-030) and undeveloped major easements within the property shall not be included in the square footage for the calculation of the charge. It is the responsibility of the property owner or applicant to submit a study determining and classifying the criti- cal area. The property owner or ap- plicant shall submit a legal description of any easement(s) or critical area(s) so that these portions of the property can be exempted from the development charge(s). The intent of this exemption is to not charge property that is undevelop- able. If the property is used or can be used to satisfy any condition of the development such as parking or landscaping, it shall be considered developed and does not meet the qualifications of this exemption. v. Exemption Credit for Regional Improvements: If an applicant’s project proposes to solve a regional drainage problem, over and above the requirements to mitigate their 4-1-180C 1 - 33 (Revised 3/06) project’s impacts, the value of the ad- ditional improvement shall be cred- ited toward the surface water system development charges due. The ap- plicant must provide the Administra- tor of the Department of Planning/ Building/Public Works with the costs of the drainage improvements and a suggested method of calculating the costs due to the extra work done to solve a regional drainage problem. The Administrator will make the final decision on the amount of the credit. In no instance shall the credit dupli- cate a latecomer’s agreement such that the applicant will be paid twice, nor may the credit against the con- nection charge exceed the connec- tion charge (i.e., no payment to the applicant under this Section). vi. Surface Water Exemption for Infiltration Facility: Developments which infiltrate or contain on site one hundred percent (100%) of the on- site storm water runoff volume from a one hundred (100) year storm are ex- empt from the surface water system development charge. For the appli- cation of this credit, the owner/devel- oper must use the current design criteria to show that the infiltration fa- cility will infiltrate all of the volume of runoff produced from the site during the one hundred (100) year storm. If a development that is granted an exemption under this Section dis- charges water off-site during a one hundred (100) year storm or less, the development shall be required to make corrections or improvements to the on-site system such that it will in- filtrate up to the one hundred (100) year storm. If, in the future, the devel- opment can no longer infiltrate one hundred percent (100%) of the on- site storm water runoff from a one hundred (100) year storm, the sys- tem development charge shall be due and payable as a condition of the connection to or utilization of the City’s storm water system. Nothing in this Section shall relieve the property owner(s) from comply- ing with the City’s current flow control and water quality treatment stan- dards at the time the development converts from one hundred percent (100%) infiltration to use of the City storm system. When a development is converted from one hundred per- cent (100%) infiltration to use of the City storm system, the storm water management standards used shall consider the existing conditions prior to the property being developed un- der the one hundred percent (100%) infiltration exemption and the devel- oped conditions at the time the con- version is made. There may be certain areas within the City that partially or completely prohibit the use of infiltration facili- ties. If a current or future code or standard prohibits or limits the use of infiltration facilities to any level below the one hundred (100) year storm, the development will not qualify for this exemption. 3. Segregation Criteria and Rules: Ex- cept for parcels being developed for single family use, the ability exists for the segrega- tion of system development, special assess- ment district, and latecomer’s charges if there is partial development of a large parcel of property. This segregation shall be based on the following criteria and rules: a. Segregation by Plat or Short Plat: Charges shall be determined on the ba- sis of the specific platted properties being developed regardless of the parcel size. Unplatted or large-platted parcels may be platted or short-platted prior to develop- ment, in which case the system develop- ment charge will be applied to the specific platted lots being developed. b. Segregation by Administrative Determination: For the partial develop- ment of a large tract of property, the owner may apply for a segregation of the system development, special assess- ment district, and latecomer’s charge(s) for the specific portion of the property to be developed. The burden of establishing the segregation by legal description, number of units, and map would be on 4-1-180C (Revised 3/06)1 - 34 the party owing the fee and not the City. The following criteria shall determine the segregation of fees: i. Provisions: This provision shall apply to all developments with the exception of single family residential home developments. When a parcel is segregated by administrative de- termination, prorating of the system development charge for redevelop- ment shall not be allowed. ii. Segregation of Fees: The seg- regation of fees shall be by formal, written agreement, including a legal description approved by the City, which shall be recorded as a restric- tive covenant running with the land. The restrictive covenant shall list the percentage of the system develop- ment charge fee that has been paid for the property. The applicant shall also include a detailed plan, drafted to current adopted City standards, of the proposed development, which shall include the proposed boundary line, as described in the legal de- scription, for the system develop- ment charge determination. iii. Segregated Areas: Minimum size of area segregated for determi- nation and payment of system devel- opment charge(s) shall be two (2) acres. The segregated area shall in- clude, but not be limited to, all contig- uous existing developed land for which the system development charge(s) have not been paid; all pro- posed buildings; driveways and side- walks; parking areas; grass and landscape areas; public access ar- eas; storm drainage facilities and de- tention ponds; and improvements required for mitigation of environ- mental impacts under the State Envi- ronmental Policy Act (SEPA). The boundary line for the segregation of system development charge shall be established by survey and legal de- scription and shall not be closer than fifteen feet (15′) to any structure. iv. Remnant Parcel: Minimum size of the remnant parcel of undeveloped property for which the system devel- opment charge is deferred shall be two (2) acres. Should the property partially paid for under this Section later develop, then that property shall pay the system development charge fee in place at the time of develop- ment. Should the property partially paid for under this Section later be subdivided, then the partial payment credit shall run with the subdivided lots. The burden of establishing that the partial payment has been made would be on the party owing the fee and not on the City. v. Determination of Charge: The system development charge shall be determined on the basis of the per- centage of a property that is devel- oped (existing development plus proposed development). When a proposed development takes a par- cel over the threshold of full develop- ment, as described in this Section, one hundred percent (100%) of the system development charge(s) is owed and any balance is due and payable. vi. Full Development: For the pur- pose of this Code, “full development” is considered to be sixty percent (60%) property coverage for multi- family development and eighty per- cent (80%) property coverage for commercial, industrial, mixed use, and all other development. “Property coverage” is defined as the portion of the property supporting buildings, driveways and sidewalks, parking ar- eas, grass and landscape areas, public access areas, storm drainage facilities and detention ponds, and improvements required for mitigation of environmental impacts under the State Environmental Policy Act (SEPA). vii. Developed Area: The “devel- oped area” shall include, but not be limited to, all contiguous existing de- veloped land for which the system development charges have not been paid: all existing and proposed build- ings, driveways and sidewalks, park- 4-1-180D 1 - 35 (Revised 3/06) ing areas, grass and landscape areas, public access areas, storm drainage facilities and detention ponds, and improvements required for mitigation of environmental im- pacts. viii. Administrative Fees: The ap- plicant shall pay the City’s adminis- trative costs for the preparation, processing and recording of the par- tial payment of the fee(s). At the time of application for system develop- ment charge partial payment the ap- plicant shall pay the administrative fee of seven hundred fifty dollars ($750.00) for each segregation. If the same segregation is used for more than one utility’s system develop- ment charge, then only one adminis- trative fee is collected. ix. Interpretation: The Administra- tor of the Planning/Building/Public Works Department shall make the fi- nal decision on interpretation of the partial payment of system develop- ment charges. (Ord. 4205, 2-20-1989; Ord. 4415, 8-16-1993; Ord. 4444, 3-28-1994; Ord. 4505, 4-10-1995; Ord. 4506, 4-10-1995; Ord. 4508; Ord. 4525; Ord. 4526, 6-12-1995; Amd. Ord. 4872, 11-20-2000; Ord. 4875, 12-4-2000; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005; Ord. 5169, 12-5-05) D. PUBLIC WORKS CONSTRUCTION PERMIT FEES: The following public works construction permit fees, utility permit fees, and miscellaneous charges are payable at or prior to the time of con- struction permit issuance. 1. WATER CONSTRUCTION PERMIT FEES: 2. WATER METER INSTALLATION FEES – CITY INSTALLED: The following fees are payable at the time of application for water meter installation(s). Type of Water Service and Repairs Fee Water meter tests for 3/ 4″ to 2″ meter $40.00 Water meter tests for meters greater than 2″ Time and materials cost ($60.00 deposit) Open and close fire hy- drants for fire flow tests conducted by others Time and materials Installation fees for ring and cover castings $200.00 Service size reductions $50.00 Water service discon- nection (cut at main) $250.00 Meter resets $50.00 Repair of damage to ser- vice $50.00 Water main connections $400.00 Water main cut and cap $1,000.00 Water quality/inspection/ purity tests $40.00 each Specialty water tests (lead, copper, etc.) Cost of test plus $40.00 processing fee Water turn ons/offs after hours $120.00 Installation of isolation valve Time and materials $2,000.00 deposit New water line chlorination fee $250.00 plus $0.15 per lineal foot for any footage after the first two hundred fifty (250) lineal feet Miscellaneous water installation fees Time and materials Water Meter Size Fee 3/4′′ meter installed by City within City limits $1,300.00 (full installation of stub service and meter) $240.00 (meter drop in) 3/4′′ meter installed by City outside City limits $1,400.00 (full installation of stub service and meter) $240.00 (meter drop in) 1′′ meter installed by City $1,400.00 (full installation of stub service and meter) $250.00 (meter drop in) 1-1/2′′ meter installed by City $2,400.00 (full installation of stub service and meter) $300.00 (meter drop in) Type of Water Service and Repairs Fee 4-1-180E (Revised 3/06)1 - 36 3. WATER METER PROCESSING FEES – APPLICANT INSTALLED: For meters larger than two inches (2′′), the applicant must pro- vide materials and installs. The City charges a two hundred dollar ($200.00) processing fee at the time of meter application. 4. WASTEWATER AND SURFACE WA- TER CONSTRUCTION PERMIT FEES: 5. WORK IN RIGHT-OF-WAY – CON- STRUCTION PERMIT: (Utility and Street/ Sidewalk Improvements): A bond is required, as stipulated in RMC 9-10-5, Street Excava- tion Bond. Exception: No permit fee shall be charged for individual homeowners for work in street rights-of-way for street tree or parking strip ir- rigation systems. 6. STREET LIGHT SYSTEM FEE: All new installations of street lighting facilities shall incur a fee of five hundred dollars ($500.00) per connection to the power system, payable at or prior to the time of construction permit issuance. (Ord. 3205, 3-20-1978; Ord. 3832, 8-13-1984; Ord. 4287, 8-13-1990; Ord. 4552, 9-18-1995; Amd. Ord. 4764, 2-22-1999; Ord. 4993, 12-16-2002; Ord. 5000, 1-3-2003; Ord. 5013, 6-23-03; Ord. 5017, 8-18-03; Ord. 5153, 9-26-2005) E. PUBLIC WORKS PLAN REVIEW AND INSPECTION FEES: All developers, municipal or quasi-municipal enti- ties, or utility corporations or companies, except those specifically exempted, shall pay fees under this Section. Exempted entities include City-fran- chised cable TV, cable modem, natural gas, tele- communications, and electrical power. Half of this fee must be paid upon application and the re- mainder when the permit(s) is issued. There are additional construction permit fees which are also payable upon issuance. The fee will be based upon percentages of the estimated cost of im- provements using the following formula: 2′′ meter installed by City $2,800.00 (full installation of stub service and meter) $370.00 (meter drop in) Water Meter Size Fee Type of New Service Wastewater Permit Fee Surface Water Permit Fee Residential $60.00 each connection $60.00 each connection Commercial $80.00 each connection $80.00 each connection Industrial $100.00 each connection $100.00 each connection Repair of any of the above $50.00 each service $50.00 each connection Cut and Cap/Demolition Permit $30.00 each service $30.00 each service Ground Water Discharge (temporary connection to sanitary sewer system for one-time discharge of contaminated ground water to 50,000 gallons) $150.00 N/A Ground Water Discharge (temporary connection to sanitary sewer system for discharge of contaminated ground water over 50,000 gallons) $100.00 + Billed for current Renton and King County sewer rate on discharged amount (meter provided by property owner) N/A Total Frontage Length of Improvement (sidewalks, curbs, excavations, improve- ments) – Except Franchises Permit Fee Amount Less than 35 feet in length $30.00 35 to 100 feet in length $60.00 Greater than 100 feet in length $90.00 4-1-180H 1 - 36.1 (Revised 3/06) (Ord. 4287, 8-13-1990; Ord. 4345, 2-17-1992; Amd. Ord. 4993, 12-16-2002; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005) F. RELEASE OF EASEMENT FEES: The imposition, collection, payment and other specifics concerning this charge are detailed in chapter 9-1 RMC, Easements. (Ord. 4443, 3-28-1994; Amd. Ord. 4993, 12-16-2002; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005) G. RIGHT-OF-WAY USE PERMIT FEES – REVOCABLE PERMITS FOR THE USE OF EXCESS PUBLIC RIGHT-OF-WAY: These fees are payable at the time of application. The imposition, collection, payment and other specifics concerning this charge are detailed in chapter 9-2 RMC, Excess Right-of-Way Use. Insurance Required: Public liability and property damage insurance is also required pursuant to RMC 9-2-5B, Minimum Permit Requirements for Excess Right-of-Way Use. Exception for Public Agencies: A no fee permit may be issued only when the applicant is a public agency and when the proposed use of the right- of-way provides a direct service to the public (e.g., METRO applications for right-of-way for bus shelters). (Ord. 4053, 4-6-1987; Ord. 4087, 10-12-1987; Ord. 4443, 3-28-1994; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005) H. STREET AND ALLEY VACATION FEES: The imposition, collection, payment and other specifics concerning this charge are detailed in chapter 9-14 RMC, Vacations. (Ord. 4266, 4-16-1990; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005) STREET AND UTILITY PLAN REVIEW AND INSPECTION FEES Estimated Construction Cost: The applicant must submit separate, itemized cost estimates for each item of improvement subject to the approval by the Public Works Plan Review Section Fee Amount: $100,000.00 or less 5% of cost Over $100,000.00 but less than $200,000.00 $5,000.00, plus 4% of cost over $100,000.00 $200,000.00 and over $9,000.00, plus 3% of cost $200,000.00 and over Type of Fee Fee Amount Filing fee $250.00 payable at time of application Processing fee (paid once Council approves the release) $250.00 payable upon Council approval of the release of easement Type of Use Fee Amount Single family and two family uses $10.00 annually, plus leasehold excise tax1, if applicable All uses without public benefit 0.5% per month of property value2 of land to be utilized, plus leasehold excise tax1, if applicable. Payable yearly in advance Uses with public benefit 0.5% per year of assessed value of land adjoining the property, plus leasehold excise tax1, if applicable. In no case less than ten dollars ($10.00). Payable yearly in advance 1There is hereby imposed a leasehold excise tax against fees so determined which are two hundred fifty dollars ($250.00) per annum or more. Such tax shall be imposed at the rate as established by the State of Washington, Department of Reve- nue. 2Right-of-way value shall be based on the assessed value of the land adjoining the property as established by the King County Assessor. Type of Fee Fee Amount Filing fee $250.00 payable at time of application Processing and completion fee $250.00 payable upon Council approval of the vacation 4-1-180I (Revised 3/06)1 - 36.2 I. TEMPORARY UTILITY CONNECTION FEES: (Ord. 4506, 4-10-1995; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005; Ord. 5169, 12-5-05) 4-1-190 MITIGATION FEES: Refer to City of Renton Resolution #3100 Traffic Mitigation Fees, Resolution #3082 Park Mitiga- tion Fees, and Resolution #2913 Fire Mitigation Fees. 4-1-200 EXTRA FEES: Whenever any application is to be handled under the terms of any portion of the City’s land use codes, adopted codes, or the Uniform Building Code, and that application is so large, compli- cated or technically complex that it cannot be handled with existing City staff, then an additional fee can be charged which is equivalent to the ex- tra costs incurred by the City of Renton to pay: A. Overtime costs, B. The pro rata costs of additional employees necessary to handle the application, C. The costs expended to retain the qualified consultants to handle the project, and D. Any general administrative costs when di- rectly attributable to the project. Such fees shall be charged only to the extent in- curred beyond that normally incurred for process- ing an application. (Ord. 4596, 4-8-1996) When the application or development plans are modified so as to require additional review by the City beyond the review normally required for like projects, at the discretion of the Development Services Director, an additional fee may be charged at seventy five dollars ($75.00) per hour. (Ord. 4491, 12-19-1994, Amd. Ord. 4560, 11-13-1995, Ord. 4613, 6-17-1996) 4-1-210 WAIVED FEES: A. GENERAL: The Renton City Council shall, upon stating an equitable or legal reason for waiver, have the au- thority to waive any and all fees authorized under this Chapter of Title 4. (Ord. 5153, 9-26-2005) B. OWNER-OCCUPIED HOUSING INCENTIVE: To encourage owner-occupied housing in the CD, RM-U, and RM-T zones, certain development and mitigation fees for “For Sale” housing may be waived for eligible projects, subject to City Coun- cil approval. Fees which may be waived include building permit fees, utility system development charges, Public Works plan review and inspection fees, and impact mitigation fees. Waived fees will be replenished from tax revenues from the projects over time. The fee waivers apply to multi- family housing projects with four (4) or more dwelling units each in the CD, RM-U, or RM-T zones. These fee waivers are effective for build- ing permits issued after August 13, 2001, and will sunset on October 1, 2007, unless extended by City Council action. (Ord. 4913, 8-27-2001; Amd. Ord. 5095, 9-13-2004; Ord. 5153, 9-26-2005) Temporary Connections Surface Water Fee Wastewater and Water Fee Temporary connections to a City utility system may be granted for a one-time, temporary, short-term use of a portion of the property for a period not to exceed three (3) con- secutive years Annual fee equal to ten percent (10%) of the current system devel- opment charge applicable to that portion of the property, but not less than seven hundred fifty nine dollars ($759.00) per year* Annual fee equal to ten per- cent (10%) of the current sys- tem develop- ment charge applicable to that portion of the property, but not less than one thousand seventeen dol- lars ($1,017.00) per year* *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 con- nection shall consist of a detailed plan and a boundary line of the proposed development service area for use in the fee determination. 4-1-220D 1 - 36.3 (Revised 3/06) 4-1-220 PROPERTY TAX EXEMPTION FOR MULTI-FAMILY HOUSING IN RESIDENTIAL TARGETED AREAS: A. PURPOSE: As provided for in chapter 84.14 RCW, the pur- pose of this Section is to provide limited, ten (10) year exemptions from ad valorem property taxa- tion for qualified new multi-family housing located in designated residential targeted areas. B. DEFINITIONS: In construing the provisions of this Section, the following definitions shall be applied: 1. “Administrator” means the Administrator of the Renton Economic Development, Neighborhoods and Strategic Planning De- partment, or any other City office, department or agency that shall succeed to its functions with respect to this Section, or his or her au- thorized designee. 2. “Multi-family housing” means one or more new buildings designed for permanent residential occupancy, each with four (4) or more dwelling units. 3. “Permanent residential occupancy” means multi-family housing that provides ei- ther owner occupancy or rental accommoda- tion on a nontransient basis. This definition includes rental accommodation that is leased for a period of at least one (1) month but ex- cludes, for example, hotels and motels that predominantly offer rental accommodation on a daily or weekly basis. C. TAX EXEMPTION: 1. Duration of Exemption: The value of improvements qualifying under RMC 4-1-220D is exempt from ad valorem property taxation for ten (10) successive years begin- ning January 1st of the year immediately fol- lowing the calendar year of issuance of the final certificate of tax exemption. 2. Limits on Exemption: The exemption does not apply to the value of land or to the value of nonhousing-related improvements not qualifying under RMC 4-1-220D, nor does the exemption apply to increases in assessed valuation of land and nonqualifying improve- ments. This Section also does not apply to in- creases in assessed valuation made by the county assessor on nonqualifying portions of building and value of land, nor to increases made by lawful order of a county board of equalization, the Department of Revenue, or a county, to a class of property throughout the county or specific area of the county to achieve the uniformity of assessment or ap- praisal required by law. D. PROJECT ELIGIBILITY: To qualify for exemption from property taxation under this Section, the project must satisfy all of the following requirements: 1. Location: The property must be located in one of the designated “residential targeted areas” listed below in subsection (D)(1)(a), (D)(1)(b) or (D)(1)(c) of this Section. If a part of any legal lot is within a residential targeted area, then the entire lot shall be deemed to lie within the residential targeted area. a. Highlands: Within the Center Village Comprehensive Plan designation and in one of the following: the Center Village (CV) zone, the Residential Multi-Family (RM-F) zone, or the Residential 10 Dwell- ing Units/Acre (R-10) zone; or b. Downtown: In the Center Downtown (CD) zone, Residential Multi-Family Ur- ban Center (RM-U) zone, or Residential Multi-Family Traditional (RM-T) zone; or c. South Lake Washington: In the Ur- ban Center North District 1 (UC-N1) zone or properties within the Urban Center North District 2 (UC-N2) zone that were designated as eligible for exemption by Council Ordinance 5151 and developed with a residential multi-family project vested to the requirements of the Com- mercial Office Residential 3 (COR 3) zone. 2. Size and Structure: a. If the project is located in the Resi- dential Multi-Family Urban Center (RM-U) zone or Residential Multi-Family Traditional (RM-T) zone or within the Center Village Comprehensive Plan des- ignation and in either the Residential Multi-Family (RM-F) zone or the Resi- 4-1-220E (Revised 3/06)1 - 36.4 dential 10 Dwelling Units/Acre (R-10) zone, the project must (i) consist of a min- imum total of ten (10) new dwelling units of multi-family housing, and (ii) be lo- cated within a new residential struc- ture(s) or a new mixed-use development as allowed by the RMC for the specific zone. At least fifty (50) percent of the space within the project shall be intended for permanent residential occupancy. b. If the project is located in the Center Downtown (CD) zone, Urban Center North District 1 (UC-N1) zone, or in the Urban Center North District 2 (UC-N2) zone and the project proposed is vested to Commercial Office Residential 3 (COR 3) zone requirements, or is within the Center Village Comprehensive Plan des- ignation and in the Center Village (CV) zone, the project must (i) consist of a min- imum total of thirty (30) new dwelling units of multi-family housing and (ii) be lo- cated in a new mixed-use development, unless otherwise waived by the Adminis- trator. If the Administrator waives the mixed-use development requirement, the multi-family housing must be located in a new residential structure(s). At least fifty (50) percent of the space within the project shall be intended for permanent residential occupancy. 3. Special Design Regulations for Projects Located in the Center Village Comprehensive Plan Designation or within the Urban Center North District 2 (UC-N2) and Vested to the Requirements of the Commercial Office Residential 3 (COR 3) Zone: a. If the project is located in the Center Village (CV) zone or Residen- tial Multi-Family (RM-F) zone within the Center Village Comprehensive Plan designation, or within the Urban Center North District 2 (UC-N2) and vested in the Commercial Office Res- idential 3 (COR 3) zone, the project must also comply with the design standards and guidelines in RMC 4-3-100 for District ‘C’, even though the project is not located in the Urban Center North Comprehensive Plan designation, unless otherwise waived by the Administrator. b. If the project is located in the Residential 10 Dwelling Units/Acre (R-10) zone within the Center Village Comprehensive Plan designation, the project must also comply with the design standards and guidelines in RMC 4-3-100 for District ‘B’, even though the project is not located in the Residential Multi-Family Tradi- tional (RM-T) zone, unless otherwise waived by the Administrator. If the project is located in the Center Vil- lage Residential Bonus District de- scribed in RMC 4-3-095, the project must also comply with the provisions therein. 4. Exception for Existing Residential Structure: In the case of an existing oc- cupied residential structure that is pro- posed for demolition and redevelopment as new multi-family housing, the project must provide as a minimum number of dwelling units in the new multi-family housing project, the greater of: a. Replace the existing number of dwelling units and, unless the exist- ing residential rental structure was vacant for twelve (12) months or more prior to demolition, provide for a minimum of four (4) additional dwell- ing units in the new multi-family housing project; or b. Provide the number of dwelling units otherwise required in subsec- tion (D)(2) of this section. 5. Completion Deadline: The project must be completed within three (3) years from the date of approval of the contract by the City Council as provided in RMC 4-1-220F2 or by any extended deadline granted by the Administrator as provided in RMC 4-1-220I. (Ord. 5151, 8-1-2005; Amd. Ord. 5192, 1-23-2006) E. APPLICATION PROCEDURE: 1. Form: The owner of property applying for exemption under this Section shall submit an application to the Administrator on a form es- tablished by the Administrator. The owner shall verify the correctness of the information contained in the application by his/her signa- 4-1-220F 1 - 36.5 (Revised 3/06) ture and affirmation made under penalty of perjury under the laws of the State of Wash- ington. The application shall contain such in- formation as the Administrator may deem necessary or useful, which at a minimum shall include: a. A completed City application form, including information setting forth the grounds for tax exemption; b. A brief written description of the project, and schematic site and floor plans of the multi-family dwelling units and the structure(s) in which they are proposed to be located; c. Floor and site plans of the proposed project, which plans may be revised by the owner provided such revisions are made and presented to the Administrator prior to the City’s final action on the ex- emption application; d. A statement from the owner acknowl- edging the potential tax liability when the property ceases to be eligible for exemp- tion under this Section. 2. Fee: At the time of initial application un- der this Section, the owner shall pay to the City an initial application fee of five hundred dollars ($500.00). 3. Deadline: The application shall be sub- mitted prior to the issuance of the building permit for the project. The Administrator shall approve or deny an exemption application within ninety (90) days of receipt of a com- plete application. F. APPLICATION APPROVAL: 1. Approval: The Administrator may ap- prove an application if he or she finds that: a. The owner has complied with all of the requirements of this Section, includ- ing but not limited to the project eligibility requirements contained in RMC 4-1-220D and the application require- ments contained in RMC 4-1-220E; and b. The proposed project is or will be, at the time of completion, in conformance with all approved plans, and all applica- ble requirements of the Renton Municipal Code or other applicable requirements or regulations in effect at the time the appli- cation is approved. 2. Contract Required: If the application is approved, the owner shall enter into a con- tract with the City, approved by the City Coun- cil, regarding the terms and conditions of the project under this Section. 3. Issuance of Conditional Certificate: Following Council approval of the contract, the Administrator shall issue a conditional certificate of acceptance of tax exemption. The conditional certificate shall expire three (3) years from the date of Council approval of (Revised 3/06)1 - 36.6 This page left intentionally blank. 4-1-220J 1 - 37 (Revised 4/04) the contract unless an extension is granted as provided in RMC 4-1-220I. G. APPLICATION DENIAL: 1. Denial: The Administrator shall deny an application if the criteria in RMC 4-1-220F1 are not met. The Administrator shall state in writing the reasons for the denial and send notice of denial to the owner’s last known ad- dress within ten (10) days of the denial. 2. Appeal: An owner may appeal a denial of a tax exemption application to the City Council by filing a notice of appeal with the City Clerk within thirty (30) calendar days of receipt of notice of the denial. The appeal be- fore the City Council shall be based upon the record before the Administrator, and the Ad- ministrator’s decision will be upheld unless the owner can show that there is no substan- tial evidence on the record to support the Ad- ministrator’s decision. The City Council’s decision on appeal is final. H. AMENDMENT OF CONTRACT: An owner may request an amendment(s) to the contract by submitting a request in writing to the Administrator, together with a fee of two hundred fifty dollars ($250.00), at any time within three (3) years of the date of the approval of the contract as provided for in RMC 4-1-220G2. The date for ex- piration of the conditional certificate shall not be extended by contract amendment unless all the conditions for extension set forth in RMC 4-1-220I are met. I. EXTENSION OF CONDITIONAL CERTIFICATE: 1. Application: The conditional certificate may be extended by the Administrator for a period not to exceed twenty four (24) consec- utive months. The owner shall submit a writ- ten request stating the grounds for the extension together with a fee of two hundred fifty dollars ($250.00). 2. Approval: The Administrator may grant an extension if the Administrator finds that: a. The anticipated failure to complete construction within the required time pe- riod is due to circumstances beyond the control of the owner; b. The owner has been acting, and could reasonably be expected to con- tinue to act, in good faith and with due dil- igence; and c. All the conditions of the original con- tract between the owner and the City will be satisfied upon completion of the project. 3. Denial – Appeal: If an extension is de- nied, the Administrator shall state in writing the reason for denial and shall send notice to the owner’s last known address within ten (10) calendar days of the denial. An owner may appeal the denial of an extension to the Hearing Examiner by filing a notice of appeal with the City Clerk within fourteen (14) calen- dar days after issuance of the notice of the denial. The appeal before the Hearing Exam- iner shall follow the provisions of RMC 4-8- 110E. The owner may appeal the Hearing Ex- aminer’s decision to the King County Supe- rior Court according to the procedures contained in RCW 34.05.510 through 34.05.598, as provided in RCW 84.14.090(6), within thirty (30) days of notification by the City to the owner of the decision. J. FINAL CERTIFICATE: 1. Application: Upon completion of the construction as provided in the contract be- tween the owner and the City, and upon issu- ance of a temporary certificate of occupancy, or a permanent certificate of occupancy if no temporary certificate is issued, the owner may request a final certificate of tax exemp- tion. The owner shall pay a fee of two hun- dred fifty dollars ($250.00) and file with the Administrator such information as the Admin- istrator may deem necessary or useful to evaluate eligibility for the final certificate, which shall at a minimum include: a. A statement of expenditures made with respect to each multi-family housing unit and the total expenditures made with respect to the entire property; b. A description of the completed work and a statement of qualification for the exemption; and 4-1-220K (Revised 4/04)1 - 38 c. A statement that the work was com- pleted within the required three (3) year period or any approved extension. 2. Determination: Within thirty (30) days of receipt of all materials required for a final cer- tificate, the Administrator shall determine whether the completed work is consistent with the contract between the City and owner, whether all or a portion of the completed work is qualified for exemption under this Section and, if so, which specific improvements sat- isfy the requirements of this Section. 3. Filing with County Assessor: For projects that comply with the requirements of RMC 4-1-220J1, the City shall file a final cer- tificate of tax exemption with the county as- sessor within ten (10) days of the expiration of the thirty (30) day period provided in the prior subsection. 4. Recording: The Administrator is autho- rized to cause to be recorded, at the owner’s expense, in the real property records of the King County Department of Records and Elections, the contract with the City required under RMC 4-1-220F2, as amended under RMC 4-1-220H, if applicable, and/or such other document(s) as will identify such terms and conditions of eligibility for exemption un- der this Section as the Administrator deems appropriate for recording. 5. Denial: The Administrator shall notify the owner in writing that the City will not file a final certificate if: (a) the Administrator determines that the project was not completed within the required three (3) year period or any ap- proved extension, or was not completed in accordance with the contract between the owner and the City and the requirements of this Section, or the owner’s property is other- wise not qualified for the limited exemption under this Section; or (b) the owner and Ad- ministrator cannot come to an agreement on the allocation of the value of the improve- ments allocated to the exempt portion of the project. 6. Appeal: The owner may appeal the Ad- ministrator’s decision to the Hearing Exam- iner by filing a notice of appeal with the City Clerk within fourteen (14) calendar days after issuance of the notice of the denial. The ap- peal before the Hearing Examiner shall follow the provisions for appeal contained in RMC 4- 8-110E. The owner may appeal the Hearing Examiner’s decision to the King County Su- perior Court according to the procedures con- tained in RCW 34.05.510 through 34.05.598, as provided in RCW 84.14.090(6), within thirty (30) days of notification by the City to the owner of the decision. K. ANNUAL CERTIFICATION: Within thirty (30) days after the first anniversary of the date the City filed the final certificate of tax ex- emption and each year thereafter, for a period of ten (10) years, the property owner shall file a cer- tification with the Administrator, verified upon signed affirmation under penalty of perjury under the laws of the State of Washington. Failure to submit the annual certification may result in can- cellation of the tax exemption. The certification shall contain such information as the Administra- tor may deem necessary or useful, and shall at a minimum include the following information: 1. A statement of occupancy and vacancy of the multi-family dwelling units during the previous year; 2. A certification that the property has not changed use since the date of filing of the fi- nal certificate of tax exemption, and contin- ues to be in compliance with the contract with the City and the requirements of this Section; and 3. A description of any improvements or changes to the property made after the filing of the final certificate or most recent certifica- tion, as applicable. L. CANCELLATION OF TAX EXEMPTION: 1. Cancellation: If at any time the Adminis- trator determines that: (a) the property no longer complies with the terms of the contract or with the requirements of this Section; (b) the use of the property is changed or will be changed to a use that is other than residen- tial; (c) the project violates applicable zoning requirements, land use regulations or build- ing code requirements; or (d) the property for any reason no longer qualifies for the tax ex- emption, the tax exemption shall be canceled and additional taxes, interest and penalties imposed pursuant to State law. Upon deter- 4-1-230C 1 - 39 (Revised 12/05) mining that a tax exemption shall be can- celed, the Administrator shall notify the property owner by certified mail, return re- ceipt requested. 2. Appeal: The property owner may appeal the determination by filing a notice of appeal with the City Clerk, within thirty (30) days after issuance of the decision by the Administrator, specifying the factual and legal basis for the appeal. The appeal before the Hearing Ex- aminer shall follow the procedures set forth in RMC 4-8-110E. At the appeal hearing, all af- fected parties may be heard and all compe- tent evidence received. The Hearing Examiner shall affirm, modify, or repeal the decision to cancel the exemption based on the evidence received. The Hearing Exam- iner shall give substantial weight to the Ad- ministrator’s decision to cancel the exemption, and the burden of proof and the burden of overcoming the weight accorded to the Administrator’s decision shall be upon the appellant. An aggrieved party may appeal the Hearing Examiner’s decision to the King County Superior Court in accordance with the procedures in RCW 34.05.510 through 34.05.598, as provided in RCW 84.14.110(2), within thirty (30) days after issuance of the decision of the Hearing Examiner. 3. Change of Use: If the owner intends to convert the multi-family housing to another use, the owner must notify the Administrator and the County assessor within sixty (60) days of the change in use. Upon such change in use, the tax exemption shall be canceled and additional taxes, interest and penalties imposed pursuant to State law. M. SUNSET OF EXEMPTION FOR APPLICATIONS FOR CONDITIONAL CERTIFICATES: The City shall not accept new applications for conditional certificates as provided in RMC 4-1-220E after December 31, 2006, unless ex- tended by City Council action. Incomplete appli- cations for conditional certificates as of December 31, 2006, shall be returned to owners. Notwithstanding the above, the City shall process (1) pending complete applications for a condi- tional certificate as of December 31, 2006, and (2) applications for an extension of the conditional certificate and/or a final certificate received after December 31, 2006, as provided in this Section under RMC 4-1-220D through 4-1-220J. RMC 4-1-220C and 4-1-220J through 4-1-220L shall 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 cancellation of the tax exemption. (Ord. 5061, 12-22-2003) 4-1-230 SURETIES AND BONDS: A. CITY APPROVAL REQUIRED: All sureties posted with the City shall be approved as to form by the City Attorney and approved by the Administrator as to amount and adequacy. The City’s decision as to the acceptability of the security shall be conclusive. B. TYPES OF SECURITY ACCEPTED FOR PUBLIC WORKS CONSTRUCTION PERMITS AND FUTURE PUBLIC WORKS STREET/UTILITY MAINTENANCE REQUIREMENTS: In order to ensure protection of City-owned facili- ties and ensure completion of required improve- ments to City standards, the City requires one of the following types of security in consideration of issuance of a public works construction permit: 1. Cash; 2. Letter of credit; 3. Set aside letter; provided, that the funds cannot be withdrawn, spent, or committed to any third party; 4. Savings account assigned to the City and blocked as to withdrawal by the secured party without the City’s approval; or 5. Performance or maintenance bond. C. TYPES OF SECURITY ACCEPTED FOR ALL OTHER PURPOSES: The following security devices are acceptable for the purposes of deferral requests, occupancy permit requests in advance of installation of re- quired landscaping or other improvements, criti- cal areas mitigation performance, and critical areas monitoring/maintenance: 1. Cash; 2. Letter of credit; 4-1-230D (Revised 12/05)1 - 40 3. Set aside letter; provided, that the funds cannot be withdrawn, spent, or committed to any third party; or 4. Savings account assigned to the City and blocked as to withdrawal by the secured party without the City’s approval. D. SECURITY REQUIREMENTS: 1. Payable to City: Any security device must be payable to the City upon demand by the City and not conditioned upon approval or other process involving the applicant. 2. Security Requirement Binding: The re- quirement of the posting of any security shall be binding on the applicant and the appli- cant’s heirs, successors and assigns. 3. Purpose of Security: Security must be unequivocally committed to the project being secured, and cannot be available for any other purpose. 4. Agreement Required: In case of any suit or action to enforce any provisions of this code, the developer shall pay the City all costs incidental to such litigation including reasonable attorney’s fees. The applicant shall enter into an agreement with the City re- quiring payment of such attorney’s fees and litigation costs. 5. Effect of Lapse of Security: Any secu- rity that, according to its terms, lapses upon a date certain, will cause the associated city approval (e.g., deferral, temporary occu- pancy permit, etc.) to lapse on that same date unless adequate substitute security has been posted prior to the termination date of the prior security. 6. Transfer of Responsibility: Whenever security has been accepted by the City, then no release of the owner or developer upon that security shall be granted unless a new party has been obligated to perform the work as agreed in writing to be responsible under the security, and has provided security. In the instance where security would be provided by a condominium owners association or prop- erty owners association, then it shall be nec- essary for the owners association to have voted to assume the obligation before the City may accept the security, and a duly cer- tified copy of the minutes of the owners asso- ciation shall be filed with the City along with the security to the City. 7. City Approval Required Prior to Trans- fer of Responsibility: The City shall not be required to permit a substitution of one party for another on any security if the Reviewing Official feels that the new owner does not pro- vide sufficient security to the City that the im- provements will be installed when required. 8. Default: In the event that improvements are not completed as required or mainte- nance is not performed satisfactorily, the Ad- ministrator shall notify the applicant/ developer, property owner and guarantor in writing. The notice must state the specific de- fects that must be remedied and the date the work shall be completed. 9. Proceeding Against Security: In the event the applicant, developer, property owner, and/or guarantor fails to complete all improvement work required in compliance with this Title, and the City shall have to com- plete the improvements, the City reserves the right, in addition to all other remedies avail- able to it by law, to proceed against the secu- rity for funds necessary to complete the improvements. If the amount of security shall be less than the expense incurred by the City, the applicant, developer, and/or property owner shall be liable to City for the difference. 10. Release of Sureties for Private/On- Site Improvements: Sureties for completed or partially completed private/on-site im- provements shall not be released except upon written approval of the Administrator. 11. Release of Sureties for Public Im- provements: Sureties for completed or par- tially completed public improvements shall not be released except under the following conditions: a. The developer has submitted a schedule of improvements, the sequence for completion, and the value of each part of the public improvement for which a re- lease of surety shall be sought. b. Each segment of the public improve- ment shall be useable by itself without the 4-1-230D 1 - 41 (Revised 12/05) completion of the remainder of the im- provement. c. Each segment of the public improve- ment shall receive final inspection and approval of the City before release of the surety for that part of the improvement. d. All partial releases on each public im- provement shall constitute no more than one hundred percent (100%) of esti- mated value of the entire completed im- provement. e. All releases of surety shall be ap- proved in writing by the Administrator. (Ord. 5153, 9-26-2005) 2 - i (Revised 7/06) 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. 5201, April 17, 2006. 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 1, COR 2 and COR 3) . . . . . . . . . . 6 1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 2. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 SECTION PAGE NUMBER NUMBER (Revised 7/06)2 - ii a. COR 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 b. COR 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1 c. COR 3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1 3. Scale and Intensity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1 P.Light Industrial Zone (IL) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1 Q.Medium Industrial Zone (IM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1 R.Heavy Industrial Zone (IH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1 S.Urban Center – North Zones (UC-N1 and UC-N2) . . . . . . . . . . . . . . . . . . . . . 6.2 1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2 2. Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2 a. Urban Center – North 1 (UC-N1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2 b. Urban Center – North 2 (UC-N2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2 4-2-030 ZONING MAP INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2 A.Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2 B.Differences in Street Layout . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 C.Conflict Between Zoning Map and Chapter Text . . . . . . . . . . . . . . . . . . . . . . . . 7 D.Conflict Between Zoning Map and Legal Description of Rezone Ordinance . . . 7 E.Designation of Special Zoning Categories and Time Limitations . . . . . . . . . . . . 7 F.Annual Map Update . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4-2-040 ZONING REGULATION INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 A.Wireless Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 1. Entire Lot Considered . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 2. Installation Not Considered an Expansion of Nonconformity . . . . . . . . . . . . 7 4-2-050 PERMITTED LAND USES ESTABLISHED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 A.Categories of Uses Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 B.Zoning Use Tables Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 C.Interpretation of Zoning Use Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 1. Legend . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 2. Other Requirements Applicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 3. Additional Use-Related Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 4. Accessory Use Interpretations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 a. Rules of Interpretation for Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . 9 5. Prohibited Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 6. Unclassified Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 a. Criteria for Unclassified Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 7. Use Table Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 8. Existing Legal 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 . . . . . . . . . . . . . . . . . . . . . 12 E. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 F. Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 G. Other Community and Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 H. Office and Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 I. Retail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 SECTION PAGE NUMBER NUMBER 2 - iii (Revised 3/06) J. Entertainment and Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 K. Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 L. Vehicle Related Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 M. Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 N. Industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 O. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 P. Wireless Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 Q. General Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 R. Temporary Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 4-2-070 ZONING USE TABLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 A. Resource Conservation (RC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 B. Residential-1 du/ac (R-1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 C. Residential-4 du/ac (R-5) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 D. Residential-8 du/ac (R-8) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 E. Residential Manufactured Homes (RMH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 F. Residential-10 du/ac (R-10) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 G. Residential-14 du/ac (R-14) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 H. Residential Multi-Family (RM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 I. Commercial Neighborhood (CN) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 J. Center Village (CV) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 K. Commercial Arterial (CA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 L. Center Downtown (CD) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 M. Commercial Office (CO) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 N. Commercial/Office/Residential (COR) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 O. Industrial Light (IL) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 P. Industrial Medium (IM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 Q. Industrial Heavy (IH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 R. Urban Center North 1 (UC-N1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 S. Urban Center North 2 (UC-N2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES . . . . . . . . . . . . 59 A.Subject to the Following Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 B.Employment Area Valley . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63 C.Downtown Core Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64 D.Downtown Pedestrian District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 E. Arterial Street Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66 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) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74.4 C. Residential Manufactured Home Park Zoning Designation . . . . . . . . . . . . . . . . 75 SECTION PAGE NUMBER NUMBER (Revised 3/06)2 - iv 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) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101 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) . . . . . . . . . . . . . . . . . . . . . 119 C. Conditions for Commercial Zoning Designations . . . . . . . . . . . . . . . . . . . . . . 127 D. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 129 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 4-2-010D 2 - 1 (Revised 1/05) 4-2-010 ZONES AND MAP DESIGNATIONS ESTABLISHED: A. COMPREHENSIVE PLAN DESIGNATIONS: The City has been divided into comprehensive land use designations: B. ZONING MAP: This Chapter shall consist of this text as well as that certain map on file in the Office of the City Clerk designated as the Zoning Map of the City. The boundaries of the various districts shall be shown on the Zoning Map and are hereby made a part of the Renton Municipal Code (RMC). This Chapter is to be read and interpreted in light of the contents of the Zoning Map. C. ZONING DISTRICTS: The City is hereby divided into the following types of zoning districts and the following map symbols are established: D. ZONES IMPLEMENTING COMPREHENSIVE PLAN: The Comprehensive Plan Designations are im- plemented by certain zones: COMPREHENSIVE PLAN DESIGNATION MAP SYMBOL Residential Low Density (RLD) Residential Single Family (RS) Residential Medium Density (RMD) Residential Multi-Family (RM) Urban Center North (UC-N) Urban Center Downtown (UC-D) Commercial/Office/Residential (COR) Center Village (CV) Commercial Corridor (CC) Employment Area Industrial (EAI) Employment Area Valley (EAV) Commercial Neighborhood (CN) ZONE MAP SYMBOL Resource Conservation (RC) Residential-1 Dwelling Unit Per Net Acre (R-1) Residential-4 Dwelling Units Per Net Acre (R-4) Residential-8 Dwelling Units Per Net Acre (R-8) Residential Manufactured Home (RMH) Residential-10 Dwelling Units Per Net Acre (R-10) Residential-14 Dwelling Units Per Net Acre (R-14) Residential Multi-Family Urban (RM-U) Residential Multi-Family Traditional (RM-T) Residential Multi-Family (RM-F) Light Industrial (IL) Medium Industrial (IM) Heavy Industrial (IH) Center Downtown (CD) Center Village (CV) Commercial Arterial (CA) Commercial Neighborhood (CN) Commercial Office (CO) Commercial/Office/Residential (COR) Urban Center – North 1 (UC-N1) Urban Center – North 2 (UC-N2) COMPREHENSIVE PLAN DESIGNATION IMPLEMENTING ZONES Residential Low Density (RLD) Resource Conservation (RC) Residential – 1 DU/AC (R-1) Residential – 4 DU/AC (R-4) Residential Single Family (RS) Residential – 8 DU/AC (R-8) Residential Manufactured Home Park (RMH) Residential Medium Density (RMD) Residential – 10 DU/AC (R-10) Residential Manufactured Home Park (RMH) Residential – 14 DU/AC (R-14) Residential Multi-Family (RM) Residential Multi-Family (RM-V, RM-I, RM-F) Urban Center Downtown (UC-D) Center Downtown (CD) Residential Multi-Family Urban Center (RM-U) Residential Multi-Family Traditional (RM-T) Urban Center North (UC-N) Urban Center-North 1 (UC-N1) Urban Center-North 2 (UC-N2) Commercial/Office/ Residential (COR) Commercial/Office/ Residential (COR) Center Village (CV) Residential – 10 DU/AC (R-10) Residential Multi-Family (RM-F) Center Village (CV) Commercial Corridor (CC) Commercial Arterial (CA) Commercial Office (CO) Light Industrial (IL) ZONE MAP SYMBOL 4-2-020G (Revised 1/05)2 - 4 ignation, Objectives LU-GG through LU-II, Poli- cies LU-157 through LU-181 and the Community Design Element of the Comprehensive Plan. G. RESIDENTIAL-10 DU/ACRE (R-10): The Residential-10 Dwelling Units Per Net Acre Zone (R-10) is established for medium-density residential development that will provide a mix of residential styles including detached dwellings or semi-attached dwellings on small lots, attached townhouses, and small-scale attached flats. It is intended to implement the Medium Density and Center Village Land Use Comprehensive Plan designation. Development promoted in the zone is intended to increase opportunities for detached and semi-attached single family dwellings as a percent of the housing stock, as well as allow some small-scale attached housing choices and to create high-quality infill development that in- creases density while maintaining the single fam- ily character of the existing neighborhood. Allowable base densities range from four (4) to ten (10) dwelling units per net acre. The zone serves as a transition to higher density multi-fam- ily zones. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Residential Medium Density land use designa- tion, Objectives LU-GG through LU-II, Policies LU-157 through LU-181 or the Center Village land use designation, Objective LU-CCC, Policies LU-317 through LU-332 and the Community De- sign Element of the Comprehensive Plan. H. RESIDENTIAL-14 DU/ACRE (R-14): The purpose of the Residential-14 Dwelling Units Per Net Acre Zone (R-14) is to encourage devel- opment of new residential neighborhoods that provide a mix of detached, semi-attached, and at- tached dwelling structures organized and de- signed to combine characteristics of both typical detached single family and small-scale multi-fam- ily developments. It is intended to implement the Medium Density Land Use Comprehensive Plan designation. Densities range from eight (8) to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are en- couraged, such as yards for private use, common open spaces, and landscaped areas that en- hance a neighborhood and foster a sense of com- munity. Civic and limited commercial uses may be combined with residential development when they support the purpose of the designation. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Residential Medium Density land use designa- tion, Objectives LU-GG through LU-II, Policies LU-157 through LU-181, and the Community De- sign Element of the Comprehensive Plan. I. RESIDENTIAL MULTI-FAMILY (RM): 1. Purpose: The Residential Multi-Family Zone (RM) is established to implement the multi-family policies of the Land Use Element of the Comprehensive Plan. The RM Zone provides suitable environments for multi-fam- ily dwellings. It is further intended to condi- tionally allow uses that are compatible with and support a multi-family environment. 2. Classifications: The density allowed un- der this zone will be identified by the suffix that is applied. This zone will normally be ap- plied with one of three (3) suffixes: a. “F” (Multi-Family): The RM-F suffix allows for the development of both infill parcels in existing multi-family districts with compatible projects and other multi- family development. It is intended to im- plement the Multi-Family or Center Vil- lage Land Use Comprehensive Plan designation. Density ranges from ten (10) to twenty (20) du/acre. Interpretation of uses and project review in this suffix shall be based on the pur- pose statement objectives and policy di- rection established in the Residential Multi-Family land use designation, Ob- jectives LU-JJ through LU-LL, Policies LU-182 through LU-192, or the Center Village Land Use designation, Objectives LU-CCC, Policies LU-317 through LU-332. b. “T” (Traditional): The RM-T suffix occurs in areas where compact, tradi- tional residential neighborhood develop- ment already exists, or in Comprehensive Plan designations where traditional residential neighborhoods are 4-2-010E (Revised 1/05)2 - 2 E. ADDITIONAL RESTRICTIONS ON LAND USE: (Ord. 1472, 12-18-1953; Ord. 3101, 1-19-1977; Ord. 4302, 12-17-1990; Ord. 4519, 5-15-1995; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 5100, 11-1-2004) 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS: A. GENERAL: Reviewing Official approval of projects in the zones is contingent upon the determination that the proposed developments are consistent with the purpose of the zone and the purpose and in- tent of the land use designations and guiding pol- icies of the Comprehensive Plan. The Comprehensive Plan Land Use Element pol- icies for each corresponding zone classification and the Community Design Element, Housing El- ement, Environmental Element, and Utilities Ele- ment shall be used together with the purpose statements for each zone and map designation set forth in the following sections to guide inter- pretation and application of land use regulations within the zones and designations and any changes to the range of permitted uses within each zone through amendments to the code. B. RESOURCE CONSERVATION ZONE (RC): The Resource Conservation Zone (RC) is estab- lished to provide a very low-density residential zone that endeavors to provide some residential use of lands characterized by extensive critical areas or lands with agricultural uses. It is in- tended to implement the Low Density Residential Comprehensive Plan designation. This zone pro- motes uses that are compatible with the functions and values of designated critical areas and allows for continued production of food and agricultural products. No minimum density is required. The Resource Conservation Zone is also in- tended to provide separation between areas of more intense urban uses; encourage or preserve very low-density residential uses; reduce the in- tensity of uses in accordance with the extent of environmentally sensitive areas such as flood- plains, wetlands and streams, aquifers, wildlife habitat, steep slopes, and other geologically haz- ardous areas; allow for small-scale farming to commence or continue; and provide viable uses within urban separators. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction in the Residential Low Density land use designation, Objectives LU-DD, Policies LU-133 through LU-142, and the Employment Area Industrial (EAI) Light Industrial (IL) Medium Industrial (IM) Heavy Industrial (IH) Employment Area Valley (EAV) Commercial Arterial (CA) Commercial Office (CO) Light Industrial (IL) Medium Industrial (IM) Heavy Industrial (IH) Resource Conservation (RC) Commercial Neighborhood (CN) Commercial Neighborhood (CN) TYPE OF LAND USE RESTRICTION ZONING MAP SYMBOL Automall Restrictions Dot Pattern Public Use Designation “P” TYPE OF LAND USE RESTRICTION REFERENCE OR CODE SECTION NO. Airport-Compatible Land Use Restrictions RMC 4-3-020 Aquifer Protection Area RMC 4-3-050 Automall Improvement District RMC 4-3-040 Downtown Core Area RMC 4-2-070L and 4-2-080C Downtown Pedestrian District RMC 4-2-070L and 4-2-080D Northeast Fourth Street Business District RMC 4-3-040 “P” Suffix Procedures RMC 4-3-080 Planned Unit Development RMC 4-9-150 Rainier Avenue Business District RMC 4-3-040 Restrictive Covenants See Property Title Report Center Village Residential Bonus District RMC 4-3-095 Sunset Blvd. Business District RMC 4-3-040 Urban Center Design Overlay (Areas “A,” “B,” and “C”)RMC 4-3-100 COMPREHENSIVE PLAN DESIGNATION IMPLEMENTING ZONES 4-2-020F 2 - 3 (Revised 1/05) Community Design Element of the Comprehen- sive Plan. C. RESIDENTIAL-1 DU/ACRE (R-1): The Residential-1 Dwelling Unit Per Net Acre Zone (R-1) is established to provide and protect suitable environments for residential develop- ment of lands characterized by pervasive critical areas where limited residential development will not compromise critical areas. It is intended to im- plement the Low Density Residential Compre- hensive Plan designation. The zone provides for suburban estate single family and clustered sin- gle family residential dwellings, at a maximum density of one dwelling unit per net acre and al- lows for small scale farming associated with resi- dential use. It is further intended to protect critical areas, provide separation between neighboring jurisdictions through designation of urban separa- tors as adopted by the Countywide Policies, and prohibit the development of incompatible uses that may be detrimental to the residential or natu- ral environment. No minimum density is required. Interpretation of uses and project review in this zone shall be based on the objectives and policy direction established in the Residential Low Den- sity land use designation, Objectives LU-DD, Pol- icies LU-133 through LU-142, and the Community Design Element of the Comprehensive Plan. D. RESIDENTIAL-4 DU/ACRE (R-4): The Residential-4 Dwelling Units Per Net Acre Zone (R-4) is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing amenity open spaces. It is intended to implement the Low Den- sity Single Family Comprehensive Plan designa- tion. The Residential-4 Dwelling Units Per Acre Zone (R-4) will allow a maximum density of four (4) dwelling units per net acre. The R-4 designa- tion serves as a transition between rural designa- tion zones and higher density residential zones. It is intended as an intermediate lower density resi- dential zone; applied to Residential Low Density Single Family (RLD) Comprehensive Plan land use designation on the Land Use Map and sub- ject to the Residential Low Density Residential 4 du/ac Overlay policies of the City. Larger lot subdivisions are preferred; however, “small lot clusters” are allowed on sites where open space amenities are created. Resulting de- velopment is intended to be superior in design and siting than that which would normally other- wise occur. Small lot clusters may also meet ob- jectives such as the provision of efficient sewer services. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Residential Low Density land use designation, Objectives LU-DD and LU-EE, Policies LU-133 through LU-146, and the Community Design Ele- ment of the Comprehensive Plan. E. RESIDENTIAL-8 DU/ACRE (R-8): The Residential-8 Dwelling Units Per Net Acre Zone (R-8) is established for single family resi- dential dwellings allowing a range of four (4) to eight (8) dwelling units per net acre. It is intended to implement the Single Family Land Use Com- prehensive Plan designation. Development in the R-8 Zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high- quality residential environment and add to a sense of community. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Residential Single Family land use designation, Objective LU-FF, Policies LU-147 through LU- 156, and the Community Design Element of the Comprehensive Plan. F. RESIDENTIAL MANUFACTURED HOME PARK ZONE (RMH): The Residential Manufactured Home Park Zone (RMH) is established to promote development that is single family in character and developed to offer a choice in land tenancy. Standards provide for safe and high-quality manufactured home neighborhoods. It is intended to implement the Single Family and Medium Density Land Use Comprehensive Plan designation. The RMH Zone is intended to protect established manufac- tured home parks and to expand the variety of af- fordable housing types available within the City. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Residential Single Family land use designation, Objective LU-FF, Policies LU-147 through LU-156 or the Residential Medium Density land use des- 4-2-020L 2 - 5 (Revised 3/06) planned in the future. It is intended to im- plement the Urban Center – Downtown designation in the Land Use Element of the Comprehensive Plan. Density ranges from fourteen (14) to thirty five (35) du/ acre. c. “U” (Urban Center): The RM-U suf- fix provides for high-density, urban-scale, multi-family residential development that supports the downtown and allows for al- ternative transportation mode choices. Development standards promote a pe- destrian-scale environment and ameni- ties. Density ranges from twenty five (25) to seventy five (75) du/acre. This zone, combined with the CD and RM-T Zones, is intended to implement the Urban Cen- ter – Downtown Land Use Comprehen- sive Plan designation. Interpretation of uses and project review in suffix RM-U and RM-T shall be based on the purpose statement objectives and policies of the Urban Center – Downtown land use des- ignation, Objectives LU-OO through LU- XX, Policies LU-216 through LU-264, and the Community Design Element of the Comprehensive Plan. (Amd. Ord. 4971, 6-10-2002) J. COMMERCIAL NEIGHBORHOOD ZONE (CN): The purpose of the Commercial Neighborhood Zone (CN) is to provide for small-scale conve- nience retail/commercial areas offering incidental retail and service needs for the adjacent area. It implements the Commercial Neighborhood Land Use Comprehensive Plan designation. Uses serving a larger area may be appropriate if they also serve the residents of the immediate area and are compatible with the scale and character of the neighborhood. This designation is the smallest and least intensive of the City’s commer- cial zones. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Commercial Neighborhood land use designation, Objective LU-WWW, Policies LU-422 through LU-430, and the Community Design Element of the Comprehensive Plan. K. CENTER VILLAGE ZONE (CV): 1. Purpose: The purpose of the Center Vil- lage Zone (CV) is to provide an opportunity for concentrated mixed-use residential and commercial redevelopment designed to ur- ban rather than suburban development stan- dards that supports transit-oriented development and pedestrian activity. Use al- lowances promote commercial and retail de- velopment opportunities for residents to shop locally. Uses and standards allow comple- mentary, high-density residential develop- ment, and discourage garden-style, multi- family development. The Center Village Res- idential Bonus District supports superior resi- dential projects that complement commercial uses, provide ground floor commercial activ- ity along arterials, and provide transition be- tween intensive commercial areas and surrounding single family and multi-family neighborhoods. 2. Scale and Character: The Center Vil- lage Zone (CV) is intended to provide suitable environments for district-scaled retail and commercial development serving more than one neighborhood, but not providing City- wide services. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction es- tablished in the Center Village land use des- ignation, Objective LU-CCC, Policies LU-317 through LU-332, Residential Medium-Density land use designation, Objectives LU-GG through LU-II, Policies LU-157 through LU- 181, or the Residential Multi-Family land use designation, Objectives LU-JJ through LU- LL, Policies LU-182 through LU-192, and the Community Design Element of the Compre- hensive Plan. L. COMMERCIAL ARTERIAL ZONE (CA): The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas character- ized by enhanced site planning, incorporating ef- ficient parking lot design, coordinated access, amenities and boulevard treatment. The CA Zone provides for a wide variety of indoor and outdoor retail sales and services along high-volume traffic corridors. Limited residential uses may be inte- grated into the zone if there are permanent phys- ical connections to commercial uses. The zone 4-2-020M (Revised 3/06)2 - 6 includes five designated business districts along mapped corridors with development standards designed to encourage concentrated commercial activity, a focal point of pedestrian activity along the corridor, and visual interest. Designated busi- ness districts include: Automall, Sunset Boule- vard, Northeast Fourth, Puget Drive, and Rainier Avenue. The CA Zone is intended to implement the Commercial Corridor Comprehensive Plan designation. Interpretation of uses and project review in this zone shall be based on the objectives and policy direction established in the Commercial Corridor land use designation, Objectives LU-DDD through LU-UUU, Policies LU-333 through LU-405 or the Employment Area-Valley land use designation, Objectives LU-ZZZ through LU-BBBB, Policies LU-445 through LU-460, and the Community Design Element of the Compre- hensive Plan. (Ord. 5191, 12-12-2005) M. CENTER DOWNTOWN (CD): The purpose of the Center Downtown Zone (CD) is to provide a mixed-use urban commercial cen- ter serving a regional market as well as high-den- sity residential development. Uses include a wide variety of retail sales, services, multi-family resi- dential dwellings, and recreation and entertain- ment uses. This zone, combined with the RM-U, is intended to implement the Urban Center – Downtown Land Use Comprehensive Plan desig- nation. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Urban Center – Downtown land use designation, Objectives LU-OO through LU-XX, Policies LU-216 through LU-264 or the Residential Multi- Family land use designation, Objectives LU-JJ through LU-LL, Policies LU-182 through LU-192, and the Community Design Element of the Com- prehensive Plan. N. COMMERCIAL OFFICE ZONE (CO): The Commercial Office Zone (CO) is established to provide areas appropriate for professional, ad- ministrative, and business offices and related uses, offering high-quality and amenity work envi- ronments. It is intended to implement the office policies of the Corridor Commercial Land Use Comprehensive Plan designation. In addition, a mix of limited retail and service uses may be al- lowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Commercial Corridor land use designation, Ob- jectives LU-DDD, Policies LU-333 through LU-335, Objectives LU-FFF, Policies LU-339 through LU-345, Objectives LU-HHH and LU-III, Policies LU-357 through LU-370, or the Employ- ment Area-Valley land use designation, Objec- tives LU-AAAA and LU-BBBB, Policies LU-444 through LU-459, and the Community Design Ele- ment of the Comprehensive Plan. O. COMMERCIAL/OFFICE/RESIDENTIAL ZONE (COR 1, COR 2, and COR 3): 1. Purpose: The purpose of the Commer- cial/Office/Residential Zone (COR) is to pro- vide for a mix of intensive office, hotel, convention center, and residential activity in a high-quality, master-planned development that is integrated with the natural environ- ment. It is intended to implement the Com- mercial/Office/Residential Land Use Comprehensive Plan designation. Commer- cial retail and service uses that are architec- turally and functionally integrated are permitted. Also, commercial uses that pro- vide high economic value may be allowed if designed with the scale and intensity envi- sioned for the COR Zone. Policies governing these uses are contained in the Land Use El- ement, Commercial/Office/Residential sec- tion of the City’s Comprehensive Plan. The scale and location of these sites will typically denote a gateway into the City and should be designed accordingly. 2. Location: In order to address differing site conditions, and recognizing the gateway and environmentally sensitive features of these sites, this zone is further designated by location: a. COR 1 is applied to the property in the vicinity of the property commonly known as the “Old Stoneway Plant Con- crete Site.” 4-2-020R 2 - 6.1 (Revised 1/05) b. COR 2 is applied to property in the vi- cinity of the area commonly known as the “Port Quendall Site.” c. COR 3 is applied to the properties commonly known collectively as “South- port.” 3. Scale and Intensity: COR 1 and 2 share the same uses and development standards, but differ in heights allowed. COR 3 shares a majority of uses allowed in COR 1 and COR 2 as well as most development standards, but differs primarily in densities allowed. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction es- tablished in the Commercial/Office/Residen- tial land use designation, Objective LU-VVV, Policies LU-406 through LU-421, and the Community Design Element of the Compre- hensive Plan. (Amd. Ord. 5001, 2-10-2003) P. LIGHT INDUSTRIAL ZONE (IL): The purpose of the Light Industrial Zone (IL) is to provide areas for low-intensity manufacturing, in- dustrial services, distribution, storage, and techni- cal schools. It is intended to implement the Employment Area Industrial, Employment Area Valley, and Commercial Corridor designation of the Comprehensive Plan. Uses allowed in this zone are generally contained within buildings. Material and/or equipment used in production are not stored outside. Activities in this zone do not generate external emissions such as smoke, odor, noise, vibrations, or other nuisances outside the building. Compatible uses that directly serve the needs of other uses in the zone are also al- lowed. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Employment Area Industrial land use designa- tion, Objective LU-ZZZ, Policies LU-436 through LU-443, Commercial Corridor land use designa- tion, Objectives LU-DDD through LU-UUU, Poli- cies LU-333 through LU-405, or the Employment Area Valley land use designation, Objectives LU-AAAA and LU-BBBB, Policies LU-444 through LU-459, and the Community Design Ele- ment of the Comprehensive Plan. Q. MEDIUM INDUSTRIAL ZONE (IM): The purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly and warehousing. It is intended to im- plement the Employment Area Valley and Em- ployment Area Industrial Comprehensive Plan designation. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed. Interpretation of uses and project review in this zone shall be based on the purpose statement, objectives and policy direction established in the Employment Area Industrial land use designa- tion, Objective LU-YYY, Policies LU-437 through LU-443 or the Employment Area Valley land use designation, Objectives LU-ZZZ through LU- BBBB, Policies LU-444 through LU-459, and the Community Design Element of the Comprehen- sive Plan. R. HEAVY INDUSTRIAL ZONE (IH): The purpose of the Heavy Industrial Zone (IH) is to provide areas for high-intensity industrial activ- ities involving heavy fabrication, processing of raw materials, bulk handling and storage, con- struction, and heavy transportation. It is intended to implement the Employment Area Valley Com- prehensive Plan designation. Uses in this zone may require large outdoor areas in which to con- duct operations. Environmental impacts may be produced that affect off-site areas requiring isola- tion of the industrial activity from more sensitive land uses. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed. Interpretation of uses and project review in this zone shall be based on the purpose statement objectives and policy direction established in the Employment Area Industrial land use designa- tion, Objective LU-ZZZ, Policies LU-437 through LU-443 or the Employment Area Valley land use designation, Objectives LU-AAAA and LU-BBBB, Policies LU-444 through LU-459, and the Com- munity Design Element of the Comprehensive Plan. 4-2-020S (Revised 1/05)2 - 6.2 S. URBAN CENTER – NORTH ZONES (UC-N1 AND UC-N2): 1. Purpose: The Urban Center – North Zones are established to provide an area for pedestrian-scale mixed-use development that supports the residential and employment goals of Renton’s Urban Center – North. The UC-N1 and UC-N2 Zones are intended to at- tract a wide range of office, technology, com- mercial, and residential uses. The overall mix and intensity of uses within both zones will develop over time. Consequently, decisions made in early phases of redevelopment will need to take into consideration the potential for further infill and intensification of uses. The overall mix and intensity of uses is in- tended to create an urban rather than subur- ban character. The form of development is expected to use urban development stan- dards and therefore, setbacks, heights, land- scaping, parking, and design standards are to be urban in scale and configured in a layout utilizing the street system to create a human- scale, pedestrian-oriented new center. Uses that support urban center development are allowed. Development is expected to include amenities such as gateways, water access, and open space. High-quality development is anticipated, encompassing a mix of residen- tial neighborhoods, shopping, and employ- ment districts and public facilities. The designation is also intended to allow continu- ation of airplane manufacturing and acces- sory airplane manufacturing uses, as land area formerly occupied by those uses is transformed to combinations of retail, ser- vice, office, residential, and civic uses. 2. Classifications: The Urban Center North is divided into two zones: a. Urban Center – North 1 (UC-N1): This zone is anticipated to be the first to redevelop from airplane manufacturing and its accessory uses. The district is in- tended to attract new retail, office, and technology-related uses that co-exist with continued airplane manufacturing in the short run, but provide a standard of development that stimulates further in- vestment and transition of uses in the longer term. Large-scale retail uses are allowed as anchors, which, when com- bined with smaller pedestrian-oriented development, create a quality regional retail area. Residential uses are allowed in a mixed-use format to support the of- fice/commercial mixed-use center. The UC-N1 Zone establishes a gateway to the overall UC-N designation and pro- vides transition to industrial uses located to the east and low-intensity residential and commercial areas to the south. b. Urban Center – North 2 (UC-N2): This zone allows continued airplane manufacturing and its accessory func- tions. Upon redevelopment, the UC-N2 zone is anticipated to become the core of the Urban Center – North. New develop- ment in the zone is anticipated to create distinctive urban neighborhoods, mixed use employment centers, and significant public open space and amenities. The UC-N2 Zone is distinguished by redevel- opment that will be sensitive to and take advantage of proximity to the urban shorelines along Lake Washington and the Cedar River. Interpretation of uses and project review in these zones shall be based on the ob- jectives and policy direction established in the Urban Center – North land use des- ignation, Objectives LU-YY and LU-ZZ, Policies LU-297 through LU-313 (Urban Center-North 1 Zone) or Objectives LU- AAA and LU-BBB, Policies LU-314 through LU-316 (Urban Center – North 2 Zone), and the Community Design Ele- ment of the Comprehensive Plan. (Ord. 3722, 4-25-1983; Ord. 4404, 6-7-1993; Ord. 4473, 9-12-1994; Ord. 4502, 3-13-1995; Ord. 4523, 6-5-1995; Ord. 4537, 6-19-1995; Ord. 4614, 6-17-1996; Ord. 4631, 9-9-1996; Ord. 4649, 1-6-1997; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5027, 11-24-2003; Ord. 5100, 11-1-2004) 4-2-030 ZONING MAP INTERPRETATION: A. BOUNDARIES: The district boundaries are, unless otherwise in- dicated, the centerlines of streets, centerlines of alleys or lot lines as shown on the maps. 4-2-050A 2 - 7 (Revised 12/05) B. DIFFERENCES IN STREET LAYOUT: Where the street layout actually on the ground varies from that shown on the Zoning District Maps, the designations shown on the maps shall be applied to the street as actually laid out so as to carry out the intent and purpose of the zoning plan of that district. C. CONFLICT BETWEEN ZONING MAP AND CHAPTER TEXT: If any conflict exists between the Zoning District Map and the text of this Chapter, the text of the Chapter will prevail. D. CONFLICT BETWEEN ZONING MAP AND LEGAL DESCRIPTION OF REZONE ORDINANCE: If any conflict exists between the adopting Zoning Map of the City and the text of any rezone ordi- nance for any particular parcel of property, the adopted Zoning Map will govern. Once any con- flict is shown to exist, the City Council shall ask the Administration to determine the source of the conflict and to make a recommendation for any future action by the Council. The Council will hold a public hearing to determine if it wishes to take any action to resolve the conflict. Notification of the public hearing will be given to the property owners and parties of record to the rezone. E. DESIGNATION OF SPECIAL ZONING CATEGORIES AND TIME LIMITATIONS: Properties having a zoning category subject to a time limitation, such as a Planned Urban Devel- opment approval or reversionary zoning, and those properties under contract rezone shall be specially designated on the Zoning Map to indi- cate their special nature and give notice to the public that further inquiry into their zoning status is necessary. (Ord. 5153, 9-26-2005) F. ANNUAL MAP UPDATE: The Zoning Map of the City of Renton shall be up- dated and presented to the Council on an annual basis for adoption by the Council as the formal and legal zoning classification for the properties within the corporate limits of the City. (Ord. 1472, 12-18-1953; Ord. 3101, 1-17-1977; Ord. 4302, 12-17-1990; Amd. Ord. 4963, 5-13-2002) 4-2-040 ZONING REGULATION INTERPRETATION: A. WIRELESS COMMUNICATION FACILITIES: 1. Entire Lot Considered: For purposes of determining whether the installation of a tower or antenna complies with zoning devel- opment regulations, including but not limited to setback requirements, lot coverage re- quirements and other such requirements, the dimensions of the entire lot shall control, even though antennas or towers may be located on leased parcels within such lots. 2. Installation Not Considered an Expan- sion of Nonconformity: Towers constructed and antennas installed in accordance with the provisions of this Chapter shall not be deemed to constitute the expansion of a non- conforming use or structure. A different exist- ing use of an existing structure on the same lot shall not preclude the installation of an an- tenna or tower on such lot. (Ord. 4689, 11-24-1997; Amd. Ord. 4963, 5-13-2002) 4-2-050 PERMITTED LAND USES ESTABLISHED: A. CATEGORIES OF USES ESTABLISHED: This Section establishes permitted, conditional, accessory and prohibited uses, by zone, for all properties within the Renton City Limits. All uses in a given zone are one of six (6) types: PERMITTED USES: Land uses allowed out- right within a zone. CONDITIONAL USES (ADMINISTRATIVE): Land uses which may be permitted within a zoning district following review by the Devel- opment Services Division Director to estab- lish conditions mitigating impacts of the use and to assure compatibility with other uses in the district. CONDITIONAL USES (HEARING EXAM- INER): Uses with special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject 4-2-050B (Revised 12/05)2 - 8 to review by the Hearing Examiner to estab- lish conditions to protect public health, safety and welfare. ACCESSORY USES: Uses customarily inci- dental and subordinate to the principal use and typically located upon the same lot occu- pied by the principal use. Some accessory uses are specifically listed, particularly where a use is only allowed in an accessory form, whereas other accessory uses are deter- mined by the Development Services Division on a case-by-case basis per RMC 4-2-050C4 and C6, Accessory Use Interpretations and Unclassified Uses. PROHIBITED USES: Any use which is not specifically enumerated or interpreted by the City as allowable in that district. Any use not specifically listed as a permitted, conditional, or accessory use is prohibited, except those uses determined to be unclassified and per- mitted by the Development Services Division Director pursuant to RMC 4-2-040C6. Any prohibited use is illegal and is a misdemeanor punishable under RMC 1-3-1. UNCLASSIFIED USE: A use which does not appear in a list of permitted, conditionally per- mitted, or accessory uses, but which is inter- preted by the Development Services Division Director as similar to a listed permitted, con- ditionally permitted or accessory use, and not otherwise prohibited, pursuant to RMC 4-2-050C6, Unclassified Uses. (Ord. 5159, 10-17-2005) B. ZONING USE TABLES ESTABLISHED: The following tables establish whether a specific use is permitted in a zoning district and whether the use is allowed as “permitted,” “conditional,” or “accessory” use. The zone is located on the hori- zontal row and the specific use is located on the vertical column of these tables. C. INTERPRETATION OF ZONING USE TABLES: 1. Legend: The following letters have the following meanings when they appear in the box at the intersection of the column and the row: 2. Other Requirements Applicable: The above uses are subject to the review proce- dures specified in chapter 4-9 RMC, Permits – Specific, the development standards of chapters 4-3, Environmental Regulations and Overlay Districts, 4-4, City-Wide Property De- velopment Standards, and 4-6, Street and Utility Standards, and may be subject to addi- tional conditions as noted in subsection C3 of this Section. The Aquifer Protection Regula- tions of RMC 4-3-050, Critical Areas Regula- tions, further restrict usage of those properties located within the Aquifer Protec- tion Area Boundary shown in RMC 4-3-050Q, Maps. 3. Additional Use-Related Conditions: If a number also appears at the intersection of the column and the row, the use is also sub- ject to the additional requirements as listed immediately following the use table in RMC 4-2-080, Conditions Associated with Zoning Use Tables. All applicable requirements shall govern a use whether specifically identified in this Chapter or not. 4. Accessory Use Interpretations: The Development Services Division Director may determine if an unclassified use or a classi- fied use, even if not specifically listed as ac- cessory (AC), is permitted as an accessory use in a zone. Upon inquiry by an applicant, an administrative interpretation shall be made by the Development Services Division Director to determine if a proposed use is al- lowed as an accessory use utilizing the rules of interpretation in subsection C4a of this Section. If the applicant does not concur with the interpretation of whether a use is acces- sory or with the permit type applied to a use, appeal may be made pursuant to RMC 4-8-110. Interpretations made by the Devel- opment Services Division Director shall be documented, and updates to Title 4, when consistent with the title format and level of de- tail, shall incorporate “accessory use” inter- pretations upon approval by the legislative authority. P Permitted Use AD Conditional Use – Administrative H Conditional Use – Hearing Examiner AC Accessory Use 4-2-050C 2 - 9 (Revised 12/05) a. Rules of Interpretation for Acces- sory Uses: To determine whether a use is permitted as accessory, the Develop- ment Services Division Director shall uti- lize the following rules of interpretation: i. If a use is allowed or conditionally allowed in a zone as a “permitted” use, accessory uses associated with the primary use that are determined to be incidental, necessary and com- monly found with the permitted use may be allowed with the same permit type as the primary use, unless spe- cifically stated otherwise. ii. If a use is permitted or condition- ally permitted as a primary use, sub- ject to location restrictions, the listed use, even as an accessory use, is also subject to the same location re- strictions as the primary use, unless specifically stated otherwise. For ex- ample, if a use is restricted to a loca- tion within the Employment Area Valley (EAV) land use designation, then the accessory form of the use is only permitted in the EAV, unless specifically stated otherwise. iii. Required parking, required site utilities/facilities, and other develop- ment standards required in order to establish or operate a use on a site according to the RMC are consid- ered accessory. 5. Prohibited Uses: If no symbol appears in the box at the intersection of the column and the row, the use is prohibited in that dis- trict unless otherwise determined by the De- velopment Services Division Director, pursuant to this subsection C6 of this Section, Unclassified Uses, or subsection C4, Acces- sory Use Interpretations. 6. Unclassified Uses: Upon inquiry by an applicant, an administrative interpretation shall be made by the Development Services Division Director to determine if a proposed use not specifically listed is allowed utilizing the criteria in subsection C6a of this Section. Should interpretation be made that a pro- posed, unlisted use not be allowed in a spe- cific zoning district, the Director shall indicate which zones, if any, do permit the use. If the Development Services Division Director’s in- terpretation indicates that an unlisted use is not consistent with the permitted, conditional or accessory uses in any district, or if a party does not concur with the permit type applied to a use, appeal may be made pursuant to RMC 4-8-110. Interpretations made by the Development Services Division Director shall be documented, and updates to Title 4, when consistent with the title format and level of de- tail, shall incorporate “unclassified use” inter- pretations upon approval by the legislative authority. a. Criteria for Unclassified Uses: In order to make a determination that an un- classified use is permitted, conditionally permitted or accessory, the Development Services Division Director must find that the use is: i. In keeping with the purpose and intent of the zone, and consistent with the Renton Comprehensive Plan policies; and ii. Similar in nature to, and no more intense than, a specifically listed per- mitted, conditional or accessory use; and iii. Consistent with subsection C4 of this Section, if determined to be per- missible as an accessory use. 7. Use Table Conflicts: In the event of a conflict between RMC 4-2-060, the Master Zoning Use Table and any other individual zoning use tables, RMC 4-2-070A through 4-2-070S, the provisions of RMC 4-2-060 shall have priority. 8. Existing Legal Uses: Where the term “existing” or “existing legal” follows a listed use type within the table(s) (e.g., flats or townhouses, existing legal), then those uses that can document their legal status, are con- sidered to be a permitted use given all the rights of other permitted uses within the dis- trict. In addition, these uses may be rebuilt “as is, where is” should they suffer damage. These uses may be remodeled without limita- tion on value and may be enlarged subject to current code requirements (e.g., height limits, lot coverage, density limits, setbacks, park- 4-2-050C (Revised 12/05)2 - 10 ing, etc.), unless otherwise specifically condi- tioned in RMC 4-2-080. (Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995, 2-12-1996; Ord. 4587, 3-18-1996; Ord. 4595, 4-8-1996; Ord. 4851, 8-7-2000; Ord. 4782, 5-24-1999; Amd. 4963, 5-13-2002) 4-2-060C 2 - 11 (Revised 3/06) 4- 2 -06 0 Z O N I N G U S E T A B L E – U S E S A LL O W E D I N Z O N I N G D E S I G N A T I O N S : ZO N I N G U S E T A B L E R E S I D E N T I A L Z O N I N G D E S I G N A T IO N S I N D U S T R I A L C O M M E R C I A L Z O N I N G D E S I G N A T I O N S US E S : R C R - 1 R - 4 R - 8 R M H R - 1 0 R - 1 4 R M I L I M I H C N C V C A C D C O C O R U C - N 1 U C - N 2 A. A G R I C U L T U R E A N D N A T U R A L R E S O U R C E S Ag r i c u l t u r e P P Na t u r a l r e s o u r c e e x t r a c t i o n / r e c o v e r y H H H H H H H H H H5 9 H H H H H H H B. A N I M A L S A N D R E L A T E D U S E S An i m a l h u s b a n d r y ( 2 0 o r f e w e r s m a l l an i m a l s p e r a c r e ) P5 1 P5 1 P5 1 P5 1 P5 1 An i m a l h u s b a n d r y ( 4 o r f e w e r me d i u m a n i m a l s p e r a c r e ) P5 1 P5 1 P5 1 P5 1 P5 1 An i m a l h u s b a n d r y ( m a x i m u m o f 1 la r g e a n i m a l p e r a c r e ) P5 1 P5 1 P5 1 P5 1 P5 1 Gr e a t e r n u m b e r o f a n i m a l s t h a n al l o w e d a b o v e H3 6 H3 6 H3 6 H3 6 H3 6 Be e k e e p i n g P3 5 P3 5 P3 5 P3 5 Ke n n e l s AD 3 7 P3 7 P3 7 P3 7 Ke n n e l s , h o b b y AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 AC 3 7 Pe t s , c o m m o n h o u s e h o l d , u p t o 3 p e r dw e l l i n g u n i t o r b u s i n e s s es t a b l i s h m e n t AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC St a b l e s , c o m m e r c i a l AD 3 7 AD 3 7 C. R E S I D E N T I A L De t a c h e d d w e l l i n g P1 9 P1 9 P1 9 P1 9 P1 9 P1 9 De t a c h e d d w e l l i n g ( e x i s t i n g l e g a l ) P P P Se m i - a t t a c h e d d w e l l i n g P1 9 P1 9 AD 1 8 At t a c h e d d w e l l i n g s P5 0 P5 0 P1 9 P1 9 P7 3 AD 1 8 P1 6 P1 9 P7 4 P8 7 Fl a t s o r t o w n h o u s e s ( e x i s t i n g l e g a l ) P P P7 3 Fl a t s o r t o w n h o u s e s , n o g r e a t e r t h a n 2 u n i t s t o t a l p e r b u i l d i n g ( e x i s t i n g le g a l ) P P P P P P Bl a n k = N o t A l l o w e d P# = P e r m i t t e d pr o v i d e d c o n d i t i o n c a n b e m e t AD = A d m i n i s t r a t i v e C o n d i t i o n a l U s e A C = A c c e s s o r y U s e P= P e r m i t t e d U s e H = H e a r i n g E x a m i n e r C o n d i t i o n a l U s e # = C o n d i t i o n ( s ) Us e s m a y b e f u r t h e r r e s t r i c t e d b y : R M C 4 - 3 - 0 2 0 , A i r p o r t R e l a t e d He i g h t a n d U s e R e s t r i c t i o n s ; R M C 4- 3 - 0 4 0 C , U s e s P e r m i t t e d i n t h e A u t o m a l l I m p r o v e m e n t D i s t r i c t ; R M C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s Re g u l a t i o n s ; R M C 4 - 3 - 0 9 0 , S h o r e li n e M a s t e r P r o g r a m R e g u l a t i o n s 4-2-060C (Revised 3/06)2 - 12 C. R E S I D E N T I A L ( C o n t i n u e d ) Ma n u f a c t u r e d H o m e s Ma n u f a c t u r e d h o m e s P1 9 Ma n u f a c t u r e d h o m e s , d e s i g n a t e d P1 9 P1 9 P1 9 P1 9 P1 9 P1 9 P1 9 Mo b i l e h o m e s P1 9 (A m d . O r d . 5 0 1 8 , 9 - 2 2 - 2 0 0 3 ; O r d . 5 1 9 1 , 1 2 - 1 2 - 2 0 0 5 ) D. O T H E R R E S I D E N T I A L , L O D G IN G A N D H O M E O C C U P A T I O N S Ac c e s s o r y d w e l l i n g u n i t AD 7 Ad u l t f a m i l y h o m e P P P P P P P P P P3 Ca r e t a k e r ’ s r e s i d e n c e AC AC AC AC AC AC AC AC Co n g r e g a t e r e s i d e n c e AD P P3 Gr o u p h o m e s I H H3 Gr o u p h o m e s I I f o r 6 o r l e s s AD P P P P1 9 P P P P P3 P Gr o u p h o m e s I I f o r 7 o r m o r e H H H H H H H P H H3 AD Ho m e o c c u p a t i o n s AC 6 AC 6 AC 6 AC 6 AC 6 AC 6 AC 6 AC 6 AC 6 AC 6 AC 6 AC 6 AC 6 AC AC Re t i r e m e n t r e s i d e n c e s H AD P P P3 P3 9 P P7 5 P8 8 E. S C H O O L S K- 1 2 e d u c a t i o n a l i n s t i t u t i o n ( p u b l i c o r pr i v a t e ) H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H7 6 H8 9 K- 1 2 e d u c a t i o n a l i n s t i t u t i o n ( p u b l i c o r pr i v a t e ) , e x i s t i n g P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 Ot h e r h i g h e r e d u c a t i o n i n s t i t u t i o n P3 8 P3 8 P3 8 P P P P2 1 P H8 8 Sc h o o l s / s t u d i o s , a r t s a n d c r a f t s P P3 8 P3 8 P2 2 P P P Tr a d e o r v o c a t i o n a l s c h o o l P P H H H7 7 F. P A R K S Pa r k s , n e i g h b o r h o o d P P P P P P P P P P P P P P P P P P P Pa r k s , r e g i o n a l / c o m m u n i t y , e x i s t i n g P P P P P P P P P P P P P P P P P P P Pa r k s , r e g i o n a l / c o m m u n i t y , n e w AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P P ZO N I N G U S E T A B L E R E S I D E N T I A L Z O N I N G D E S I G N A T IO N S I N D U S T R I A L C O M M E R C I A L Z O N I N G D E S I G N A T I O N S US E S : R C R - 1 R - 4 R - 8 R M H R - 1 0 R - 1 4 R M I L I M I H C N C V C A C D C O C O R U C - N 1 U C - N 2 Bl a n k = N o t A l l o w e d P# = P e r m i t t e d pr o v i d e d c o n d i t i o n c a n b e m e t AD = A d m i n i s t r a t i v e C o n d i t i o n a l U s e A C = A c c e s s o r y U s e P= P e r m i t t e d U s e H = H e a r i n g E x a m i n e r C o n d i t i o n a l U s e # = C o n d i t i o n ( s ) Us e s m a y b e f u r t h e r r e s t r i c t e d b y : R M C 4 - 3 - 0 2 0 , A i r p o r t R e l a t e d He i g h t a n d U s e R e s t r i c t i o n s ; R M C 4- 3 - 0 4 0 C , U s e s P e r m i t t e d i n t h e A u t o m a l l I m p r o v e m e n t D i s t r i c t ; R M C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s Re g u l a t i o n s ; R M C 4 - 3 - 0 9 0 , S h o r e li n e M a s t e r P r o g r a m R e g u l a t i o n s 4-2-060I 2 - 13 (Revised 3/06) G. O T H E R C O M M U N I T Y A N D P U B L I C F A C I L I T I E S Co m m u n i t y F a c i l i t i e s Ce m e t e r y H H H H H H H H H H H H H H H H Re l i g i o u s i n s t i t u t i o n s H H H H H H H H H H H H H H H H H H H9 0 Se r v i c e a n d s o c i a l o r g a n i z a t i o n s H H H H H H H H H H H H H H H1 2 H2 1 H7 8 H9 0 Pu b l i c F a c i l i t i e s Ci t y g o v e r n m e n t o f f i c e s AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD 9 0 Ci t y g o v e r n m e n t f a c i l i t i e s H H H H H H H H H H H H H H H H H H H9 0 Ja i l s , e x i s t i n g m u n i c i p a l P Se c u r e c o m m u n i t y t r a n s i t i o n f a c i l i t i e s H7 1 H7 1 Ot h e r g o v e r n m e n t o f f i c e s a n d fa c i l i t i e s H H H H H H H H H H H H H H H H H H H9 0 H. O F F I C E A N D C O N F E R E N C E Co n f e r e n c e c e n t e r s P3 8 P3 8 P3 8 P3 8 P P P2 1 P P9 1 Me d i c a l a n d d e n t a l o f f i c e s P4 2 P3 8 P3 8 P3 8 AD 1 7 P2 2 P P P P P P9 2 Of f i c e s , g e n e r a l P4 2 P1 3 P1 3 P1 3 AD 1 7 P2 2 P P P P P P9 3 Ve t e r i n a r y o f f i c e s / c l i n i c s P4 2 P3 8 P3 8 P3 8 P2 2 P P P3 8 P P7 8 I. R E T A I L Ad u l t r e t a i l u s e P4 3 P4 3 P4 3 P4 3 P4 3 P4 3 P4 3 Bi g - b o x r e t a i l P7 2 P7 2 P7 2 P7 2 P7 9 Dr i v e - i n / d r i v e - t h r o u g h , r e t a i l AC AC AC AC AC AC AC 2 8 AC 7 8 AC 8 0 Ea t i n g a n d d r i n k i n g e s t a b l i s h m e n t s P1 P1 P1 P1 P1 P1 H3 3 P4 2 P P P P2 2 P2 2 P P P1 2 P2 7 P8 1 P9 4 Ho r t i c u l t u r a l n u r s e r i e s , e x i s t i n g H H H H H H H H H H H H H H H H H H Ho r t i c u l t u r a l n u r s e r i e s , n e w H Re t a i l s a l e s H3 3 AD P3 4 P3 4 P3 4 P6 0 P2 2 P6 8 P P5 4 P2 1 P8 2 P9 5 Re t a i l s a l e s , o u t d o o r P3 0 P3 0 P3 0 P1 5 P1 5 P1 5 Ta v e r n s AD P2 0 AD P2 1 P8 2 P9 9 Ve h i c l e s a l e s , l a r g e P P P P4 1 Ve h i c l e s a l e s , s m a l l P P P P2 0 ( A m d . O r d . 5 0 0 1 , 2 - 1 0 - 2 0 0 3 ; O r d . 5 1 2 4 , 2 - 7 - 2 0 0 5 ) ZO N I N G U S E T A B L E R E S I D E N T I A L Z O N I N G D E S I G N A T IO N S I N D U S T R I A L C O M M E R C I A L Z O N I N G D E S I G N A T I O N S US E S : R C R - 1 R - 4 R - 8 R M H R - 1 0 R - 1 4 R M I L I M I H C N C V C A C D C O C O R U C - N 1 U C - N 2 Bl a n k = N o t A l l o w e d P# = P e r m i t t e d pr o v i d e d c o n d i t i o n c a n b e m e t AD = A d m i n i s t r a t i v e C o n d i t i o n a l U s e A C = A c c e s s o r y U s e P= P e r m i t t e d U s e H = H e a r i n g E x a m i n e r C o n d i t i o n a l U s e # = C o n d i t i o n ( s ) Us e s m a y b e f u r t h e r r e s t r i c t e d b y : R M C 4 - 3 - 0 2 0 , A i r p o r t R e l a t e d He i g h t a n d U s e R e s t r i c t i o n s ; R M C 4- 3 - 0 4 0 C , U s e s P e r m i t t e d i n t h e A u t o m a l l I m p r o v e m e n t D i s t r i c t ; R M C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s Re g u l a t i o n s ; R M C 4 - 3 - 0 9 0 , S h o r e li n e M a s t e r P r o g r a m R e g u l a t i o n s 4-2-060J (Revised 3/06)2 - 14 J. E N T E R T A I N M E N T A N D R E C R E A T I O N En t e r t a i n m e n t Ad u l t e n t e r t a i n m e n t b u s i n e s s P4 3 P4 3 P4 3 P4 3 P4 3 P4 3 Ca r d r o o m P5 2 P5 2 P5 2 P5 2 Cu l t u r a l f a c i l i t i e s H H H H H H H H AD AD AD AD AD AD AD AD AD AD AD 9 0 Da n c e c l u b s P3 8 P3 8 P3 8 AD 2 2 P2 0 H P3 8 H Da n c e h a l l s P3 8 P3 8 P3 8 AD 2 2 P2 0 H P3 8 H Ga m i n g / g a m b l i n g f a c i l i t i e s , n o t - f o r - pr o f i t H3 8 H2 9 H3 8 H2 0 H3 8 Mo v i e t h e a t e r s P3 8 P3 8 P3 8 P P2 0 P P1 2 P8 3 P9 4 Sp o r t s a r e n a s , a u d i t o r i u m s , ex h i b i t i o n h a l l s , i n d o o r P3 8 P3 8 P3 8 P2 0 P H8 4 H9 6 Sp o r t s a r e n a s , a u d i t o r i u m s , ex h i b i t i o n h a l l s , o u t d o o r P P3 8 P3 8 AD 2 0 H8 4 H9 6 Re c r e a t i o n Go l f c o u r s e s ( e x i s t i n g ) P P P P P Go l f c o u r s e s , n e w H P H H H H Ma r i n a s P P2 1 H9 7 Re c r e a t i o n a l f a c i l i t i e s , i n d o o r , ex i s t i n g P3 3 P3 8 P3 8 P3 8 P2 2 P P P6 5 P2 1 P7 8 P9 4 Re c r e a t i o n a l f a c i l i t i e s , i n d o o r , n e w H Re c r e a t i o n a l f a c i l i t i e s , o u t d o o r P3 3 P3 2 P3 2 P3 2 H2 0 H3 8 K. S E R V I C E S Se r v i c e s , G e n e r a l Be d a n d b r e a k f a s t h o u s e , a c c e s s o r y AD AD AD AD AD AD AD AD P Be d a n d b r e a k f a s t h o u s e , pr o f e s s i o n a l H AD AD 5 AD P Ho t e l P3 8 P3 8 P3 8 P2 2 P2 0 P P3 8 P P P9 8 Mo t e l P3 8 P3 8 P3 8 P2 2 P2 0 Of f - s i t e s e r v i c e s P4 2 P3 8 P3 8 P3 8 P3 8 On - s i t e s e r v i c e s H3 3 P4 2 P3 8 P3 8 P3 8 P6 3 P2 2 P6 9 P P5 4 P2 1 P7 8 P9 9 ZO N I N G U S E T A B L E R E S I D E N T I A L Z O N I N G D E S I G N A T IO N S I N D U S T R I A L C O M M E R C I A L Z O N I N G D E S I G N A T I O N S US E S : R C R - 1 R - 4 R - 8 R M H R - 1 0 R - 1 4 R M I L I M I H C N C V C A C D C O C O R U C - N 1 U C - N 2 Bl a n k = N o t A l l o w e d P# = P e r m i t t e d pr o v i d e d c o n d i t i o n c a n b e m e t AD = A d m i n i s t r a t i v e C o n d i t i o n a l U s e A C = A c c e s s o r y U s e P= P e r m i t t e d U s e H = H e a r i n g E x a m i n e r C o n d i t i o n a l U s e # = C o n d i t i o n ( s ) Us e s m a y b e f u r t h e r r e s t r i c t e d b y : R M C 4 - 3 - 0 2 0 , A i r p o r t R e l a t e d He i g h t a n d U s e R e s t r i c t i o n s ; R M C 4- 3 - 0 4 0 C , U s e s P e r m i t t e d i n t h e A u t o m a l l I m p r o v e m e n t D i s t r i c t ; R M C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s Re g u l a t i o n s ; R M C 4 - 3 - 0 9 0 , S h o r e li n e M a s t e r P r o g r a m R e g u l a t i o n s 4-2-060L 2 - 15 (Revised 7/06) K. S E R V I C E S ( C o n t i n u e d ) Dr i v e - i n / d r i v e - t h r o u g h s e r v i c e AC 6 2 AC 6 2 AC 6 2 AC AC AC AC 7 0 AC 6 1 AC 6 1 AC 7 8 AC 8 0 Ve h i c l e r e n t a l , s m a l l P P P AD P2 0 Ve h i c l e a n d e q u i p m e n t r e n t a l , l a r g e P3 8 P2 9 P2 9 Da y C a r e S e r v i c e s Ad u l t d a y c a r e I AC AC AC AC AC AC AC AC P5 5 P5 5 P5 5 P2 2 P2 2 P2 2 P P P P7 8 P1 0 0 Ad u l t d a y c a r e I I H H H H H3 3 H AD AD H P2 2 P2 2 P2 2 P P1 2 P2 1 P7 8 P1 0 0 Da y c a r e c e n t e r s H2 5 H2 5 H2 5 H2 5 H3 3 H2 5 P5 4 P5 4 P5 4 P2 2 P2 2 P2 2 P P P2 1 P7 8 P1 0 0 Fa m i l y d a y c a r e h o m e AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC 3 AC AC AC AC He a l t h c a r e S e r v i c e s Co n v a l e s c e n t c e n t e r s H H H P2 2 H P3 P3 9 AD AD 8 5 AD 1 0 1 Me d i c a l i n s t i t u t i o n s H H H H H H H5 6 H5 6 H5 6 H H H H P4 0 H H H9 3 L. V E H I C L E R E L A T E D A C T I V I T I E S Bo d y s h o p s P3 1 P3 1 P3 1 H3 1 Ca r w a s h e s P P P AD 2 P2 2 P2 2 Ex p r e s s t r a n s p o r t a t i o n s e r v i c e s AD P AD 2 2 AD 2 0 Fu e l d e a l e r s H5 9 P In d u s t r i a l e n g i n e o r t r a n s m i s s i o n re b u i l d P3 1 P3 1 P3 1 Pa r k i n g g a r a g e , s t r u c t u r e d , co m m e r c i a l o r p u b l i c P P P P2 2 P2 0 P3 P P P P1 0 2 Pa r k i n g , s u r f a c e , c o m m e r c i a l o r pu b l i c P3 8 P3 8 P3 8 P P2 0 P3 AD Pa r k a n d r i d e , d e d i c a t e d P1 0 5 P1 0 5 P1 0 5 P1 0 6 P1 0 5 P1 0 7 P1 0 5 P1 0 7 Pa r k a n d r i d e , s h a r e d - u s e P1 0 8 P1 0 8 P1 0 8 P1 0 8 P1 0 8 P1 0 8 P P P P P1 0 9 P1 0 7 P P1 0 7 Ra i l r o a d y a r d s P Ta x i s t a n d AD AD To w t r u c k o p e r a t i o n / a u t o im p o u n d m e n t y a r d H5 9 P Tr a n s i t c e n t e r s H3 8 H3 8 H3 8 H2 0 P H3 8 P P1 0 3 ZO N I N G U S E T A B L E R E S I D E N T I A L Z O N I N G D E S I G N A T IO N S I N D U S T R I A L C O M M E R C I A L Z O N I N G D E S I G N A T I O N S US E S : R C R - 1 R - 4 R - 8 R M H R - 1 0 R - 1 4 R M I L I M I H C N C V C A C D C O C O R U C - N 1 U C - N 2 Bl a n k = N o t A l l o w e d P# = P e r m i t t e d pr o v i d e d c o n d i t i o n c a n b e m e t AD = A d m i n i s t r a t i v e C o n d i t i o n a l U s e A C = A c c e s s o r y U s e P= P e r m i t t e d U s e H = H e a r i n g E x a m i n e r C o n d i t i o n a l U s e # = C o n d i t i o n ( s ) Us e s m a y b e f u r t h e r r e s t r i c t e d b y : R M C 4 - 3 - 0 2 0 , A i r p o r t R e l a t e d He i g h t a n d U s e R e s t r i c t i o n s ; R M C 4- 3 - 0 4 0 C , U s e s P e r m i t t e d i n t h e A u t o m a l l I m p r o v e m e n t D i s t r i c t ; R M C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s Re g u l a t i o n s ; R M C 4 - 3 - 0 9 0 , S h o r e li n e M a s t e r P r o g r a m R e g u l a t i o n s 4-2-060L (Revised 7/06)2 - 16 L. V E H I C L E R E L A T E D A C T I V I T I E S ( C o n t i n u e d ) Tr u c k t e r m i n a l s P Ve h i c l e f u e l i n g s t a t i o n s P P P P P P3 8 Ve h i c l e f u e l i n g s t a t i o n s , e x i s t i n g l e g a l P P P AD 1 1 0 P P P3 8 Ve h i c l e s e r v i c e a n d r e p a i r , l a r g e AD P P Ve h i c l e s e r v i c e a n d r e p a i r , s m a l l P P P AD 2 P P Wr e c k i n g y a r d , a u t o H5 9 H Ai r T r a n s p o r t a t i o n U s e s Ai r p l a n e m a n u f a c t u r i n g AC 5 9 P Ai r p l a n e m a n u f a c t u r i n g , a c c e s s o r y fu n c t i o n s AC AC Ai r p l a n e s a l e s a n d r e p a i r P Ai r p o r t , m u n i c i p a l P Ai r p o r t - r e l a t e d u s e s AC Av i a t i o n - r e l a t e d u s e s AC He l i p a d s , a c c e s s o r y t o p r i m a r y u s e H H3 8 H3 8 H2 0 H H H9 7 He l i p a d s , c o m m e r c i a l H H9 7 M. S T O R A G E Ha z a r d o u s m a t e r i a l s t o r a g e , o n - s i t e or o f f - s i t e , i n c l u d i n g t r e a t m e n t H2 4 H2 4 H2 4 In d o o r s t o r a g e P P P AC 1 1 AC 1 1 AC 1 1 AC 1 1 AC 1 1 AC 1 1 Ou t d o o r s t o r a g e P5 7 P5 7 P5 7 AD 6 4 P6 4 Se l f - s e r v i c e s t o r a g e P8 P5 8 P5 9 P H2 6 H2 6 H2 6 Ve h i c l e s t o r a g e AD 3 8 Wa r e h o u s i n g P P P N. I N D U S T R I A L In d u s t r i a l , G e n e r a l As s e m b l y a n d / o r p a c k a g i n g op e r a t i o n s P P P P8 6 P1 0 4 Co m m e r c i a l l a u n d r i e s , e x i s t i n g P3 8 P3 8 P3 8 P4 Co m m e r c i a l l a u n d r i e s , n e w P3 8 P3 8 P3 8 ZO N I N G U S E T A B L E R E S I D E N T I A L Z O N I N G D E S I G N A T IO N S I N D U S T R I A L C O M M E R C I A L Z O N I N G D E S I G N A T I O N S US E S : R C R - 1 R - 4 R - 8 R M H R - 1 0 R - 1 4 R M I L I M I H C N C V C A C D C O C O R U C - N 1 U C - N 2 Bl a n k = N o t A l l o w e d P# = P e r m i t t e d pr o v i d e d c o n d i t i o n c a n b e m e t AD = A d m i n i s t r a t i v e C o n d i t i o n a l U s e A C = A c c e s s o r y U s e P= P e r m i t t e d U s e H = H e a r i n g E x a m i n e r C o n d i t i o n a l U s e # = C o n d i t i o n ( s ) Us e s m a y b e f u r t h e r r e s t r i c t e d b y : R M C 4 - 3 - 0 2 0 , A i r p o r t R e l a t e d He i g h t a n d U s e R e s t r i c t i o n s ; R M C 4- 3 - 0 4 0 C , U s e s P e r m i t t e d i n t h e A u t o m a l l I m p r o v e m e n t D i s t r i c t ; R M C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s Re g u l a t i o n s ; R M C 4 - 3 - 0 9 0 , S h o r e li n e M a s t e r P r o g r a m R e g u l a t i o n s 4-2-060P 2 - 17 (Revised 7/06) N. I N D U S T R I A L ( C O N T I N U E D ) Co n s t r u c t i o n / c o n t r a c t o r ’ s o f f i c e P1 4 P P La b o r a t o r i e s : l i g h t m a n u f a c t u r i n g P3 8 P3 8 P3 8 P2 0 P3 AD 5 4 P P1 0 4 La b o r a t o r i e s : r e s e a r c h , d e v e l o p m e n t an d t e s t i n g P3 1 P P P2 0 AD 3 AD H P P1 0 4 Ma n u f a c t u r i n g a n d f a b r i c a t i o n , h e a v y H5 9 P6 7 P2 3 Ma n u f a c t u r i n g a n d f a b r i c a t i o n , me d i u m P6 7 P6 7 P2 3 Ma n u f a c t u r i n g a n d f a b r i c a t i o n , l i g h t P P P P So l i d W a s t e / R e c y c l i n g Re c y c l i n g c o l l e c t i o n a n d p r o c e s s i n g ce n t e r P1 4 P3 8 P3 8 P3 8 Re c y c l i n g c o l l e c t i o n s t a t i o n P P P P P P P P P Se w a g e d i s p o s a l a n d t r e a t m e n t pl a n t s H5 9 H Wa s t e r e c y c l i n g a n d t r a n s f e r f a c i l i t i e s H5 9 P O. U T I L I T I E S Co m m u n i c a t i o n b r o a d c a s t a n d r e l a y to w e r s H H H H H H H H H3 8 H2 9 H3 8 H H H H H H El e c t r i c a l p o w e r g e n e r a t i o n a n d co g e n e r a t i o n H H6 6 H6 6 H6 6 H6 6 H6 6 H6 6 H6 6 H6 6 H6 6 Ut i l i t i e s , s m a l l P P P P P P P3 3 P P P P P P P P P P P P Ut i l i t i e s , m e d i u m AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Ut i l i t i e s , l a r g e H H H H H H H H H H H H H H H H H H H P. W I R E L E S S C O M M U N I C A T I O N F A C I L I T I E S La t t i c e t o w e r s s u p p o r t s t r u c t u r e s H4 8 AD 4 7 AD 4 7 AD 4 7 H4 8 H4 8 AD 4 7 H4 8 AD 4 7 H4 8 Ma c r o f a c i l i t y a n t e n n a s AD 4 6 AD 4 6 AD 4 6 AD 4 6 AD 4 6 AD 4 6 AD 4 6 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 H H Mi c r o f a c i l i t y a n t e n n a s P P P P P P P P P P P P P P P P P AD AD Mi n i f a c i l i t y a n t e n n a s P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P4 4 P P Mi n o r m o d i f i c a t i o n s t o e x i s t i n g wi r e l e s s c o m m u n i c a t i o n f a c i l i t i e s P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P4 9 P P ZO N I N G U S E T A B L E R E S I D E N T I A L Z O N I N G D E S I G N A T IO N S I N D U S T R I A L C O M M E R C I A L Z O N I N G D E S I G N A T I O N S US E S : R C R - 1 R - 4 R - 8 R M H R - 1 0 R - 1 4 R M I L I M I H C N C V C A C D C O C O R U C - N 1 U C - N 2 Bl a n k = N o t A l l o w e d P# = P e r m i t t e d pr o v i d e d c o n d i t i o n c a n b e m e t AD = A d m i n i s t r a t i v e C o n d i t i o n a l U s e A C = A c c e s s o r y U s e P= P e r m i t t e d U s e H = H e a r i n g E x a m i n e r C o n d i t i o n a l U s e # = C o n d i t i o n ( s ) Us e s m a y b e f u r t h e r r e s t r i c t e d b y : R M C 4 - 3 - 0 2 0 , A i r p o r t R e l a t e d He i g h t a n d U s e R e s t r i c t i o n s ; R M C 4- 3 - 0 4 0 C , U s e s P e r m i t t e d i n t h e A u t o m a l l I m p r o v e m e n t D i s t r i c t ; R M C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s Re g u l a t i o n s ; R M C 4 - 3 - 0 9 0 , S h o r e li n e M a s t e r P r o g r a m R e g u l a t i o n s 4-2-060Q (Revised 7/06)2 - 18 (O r d . 4 7 3 6 , 8 - 2 4 - 1 9 9 8 ; O r d . 4 7 7 3 , 3 - 2 2 - 1 9 9 9 ; O r d . 4 7 7 7 , 4 - 1 9 - 1 9 9 9 ; O r d . 4 7 8 6 , 7 - 1 2 - 1 9 9 9 ; O r d . 4 8 0 2 , 1 0 - 2 5 - 1 9 9 9 ; O r d . 4 8 0 3 , 1 0 - 2 5- 1 9 9 9 ; O r d . 4 8 2 7 , 1 - 2 4 - 2 0 0 0 ; Or d . 4 8 4 0 , 5 - 8 - 2 0 0 0 ; O r d . 4 8 5 7 , 8 - 2 1 - 2 0 0 0 ; O r d . 4 9 1 5 , 8 - 2 7 - 2 0 0 1 ; O r d . 4 9 1 7 , 9 - 1 7 - 2 0 0 1 ; A m d . O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; O r d . 4 9 7 1 , 6 - 10 - 2 0 0 2 ; O r d . 4 9 8 2 , 9 - 2 3 - 2 0 0 2 ; Or d . 4 9 9 9 , 1 - 1 3 - 2 0 0 3 ; O r d . 5 0 2 7 , 1 1 - 2 4 - 2 0 0 3 ; O r d . 5 0 8 0 , 6 - 1 4 - 2 0 0 4 ; O r d . 5 1 0 0 , 1 1 - 1 - 2 0 0 4 ; O r d . 5 1 9 0 , 1 2 - 1 2 - 2 0 0 5 ; O r d . 5 1 9 1 , 1 2 - 1 2- 2 0 0 5 ; O r d . 5 2 0 1 , 4 - 1 7 - 2 0 0 6 ) P. W I R E L E S S C O M M U N I C A T I O N F A C I L I T I E S ( C O N T I N U E D ) Mo n o p o l e I s u p p o r t s t r u c t u r e s H4 5 H4 5 H4 5 H4 5 H4 5 H4 5 H4 5 AD 4 6 P4 4 P4 4 P4 4 AD 4 6 P4 4 P4 4 AD 4 6 P4 4 AD 4 6 Mo n o p o l e I I s u p p o r t s t r u c t u r e s H4 8 AD 4 7 AD 4 7 AD 4 7 H4 8 H4 8 AD 4 7 H4 8 AD 4 7 H4 8 Q. G E N E R A L A C C E S S O R Y U S E S Ac c e s s o r y u s e s p e r R M C 4 - 2 - 0 5 0 an d a s d e f i n e d i n c h a p t e r 4 - 1 1 RM C , w h e r e n o t o t h e r w i s e l i s t e d in U s e T a b l e AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC R. T E M P O R A R Y U S E S Mo d e l h o m e s i n a n a p p r o v e d re s i d e n t i a l d e v e l o p m e n t : o n e mo d e l h o m e o n a n e x i s t i n g l o t P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 Sa l e s / m a r k e t i n g t r a i l e r s , o n - s i t e P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P1 0 P1 0 Te m p o r a r y o r m a n u f a c t u r e d bu i l d i n g s u s e d f o r c o n s t r u c t i o n P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 P1 0 Te m p o r a r y u s e s P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 P5 3 ZO N I N G U S E T A B L E R E S I D E N T I A L Z O N I N G D E S I G N A T IO N S I N D U S T R I A L C O M M E R C I A L Z O N I N G D E S I G N A T I O N S US E S : R C R - 1 R - 4 R - 8 R M H R - 1 0 R - 1 4 R M I L I M I H C N C V C A C D C O C O R U C - N 1 U C - N 2 Bl a n k = N o t A l l o w e d P# = P e r m i t t e d pr o v i d e d c o n d i t i o n c a n b e m e t AD = A d m i n i s t r a t i v e C o n d i t i o n a l U s e A C = A c c e s s o r y U s e P= P e r m i t t e d U s e H = H e a r i n g E x a m i n e r C o n d i t i o n a l U s e # = C o n d i t i o n ( s ) Us e s m a y b e f u r t h e r r e s t r i c t e d b y : R M C 4 - 3 - 0 2 0 , A i r p o r t R e l a t e d He i g h t a n d U s e R e s t r i c t i o n s ; R M C 4- 3 - 0 4 0 C , U s e s P e r m i t t e d i n t h e A u t o m a l l I m p r o v e m e n t D i s t r i c t ; R M C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s Re g u l a t i o n s ; R M C 4 - 3 - 0 9 0 , S h o r e li n e M a s t e r P r o g r a m R e g u l a t i o n s 4-2-070A – RESOURCE CONSERVATION (RC) 2 - 19 (Revised 3/06) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070A RESOURCE CONSERVATION (RC) Uses allowed in the RC Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Agriculture P Natural resource extraction/recovery H ANIMALS AND RELATED USES Animal husbandry (20 or fewer small animals per acre)P #51 Animal husbandry (4 or fewer medium animals per acre)P #51 Animal husbandry (maximum of 1 large animal per acre)P #51 Greater number of animals than allowed above H #36 Beekeeping P #35 Kennels AD #37 Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC Stables, commercial AD #37 RESIDENTIAL Detached dwelling P #19 Manufactured Homes Manufactured homes, designated P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Accessory dwelling unit AD #7 Adult family home P Group homes II for 6 or less AD Home occupations AC #6 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Religious institutions H Public Facilities City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Veterinary offices/clinics P RETAIL Eating and drinking establishments P #1 Horticultural nurseries H ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H Recreation Golf courses (existing)P Golf courses (new)H SERVICES Services, General Bed and breakfast house, accessory AD Bed and breakfast house, professional H Day Care Services Adult day care I AC Family day care AC UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H USES: TYPE: 4-2-070A – RESOURCE CONSERVATION (RC) (Revised 3/06)2 - 20 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Ord. 4840, 5-8-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5190, 12-12-2005) WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD #46 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070B – RESIDENTIAL-1 DU/AC (R-1) 2 - 21 (Revised 3/06) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070B RESIDENTIAL-1 DU/AC (R-1) Uses allowed in the R-1 Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Agriculture P Natural resource extraction/recovery H ANIMALS AND RELATED USES Animal husbandry (20 or fewer small animals per acre)P #51 Animal husbandry (4 or fewer medium animals per acre)P #51 Animal husbandry (maximum of 1 large animal per acre)P #51 Greater number of animals than allowed above H #36 Beekeeping P #35 Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC Stables, commercial AD #37 RESIDENTIAL Detached dwelling P #19 Flats or townhouses, no greater than 2 units total per building (existing legal)P Manufactured Homes Manufactured homes, designated P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 Retirement residences H SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H RETAIL Eating and drinking establishments P #1 Horticultural nurseries H ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H Recreation Golf courses (existing)P Golf courses (new)P Marinas P SERVICES Services, General Bed and breakfast house, accessory AD Bed and breakfast house, professional AD Day Care Services Adult day care I AC Family day care AC USES: TYPE: 4-2-070B – RESIDENTIAL-1 DU/AC (R-1) (Revised 3/06)2 - 22 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Ord. 4840, 5-8-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5190, 12-12-2005) UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD #46 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070C – RESIDENTIAL-4 DU/AC (R-4) 2 - 23 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070C RESIDENTIAL-4 DU/AC (R-4) Uses allowed in the R-4 Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Animal husbandry (20 or fewer small animals per acre)P #51 Animal husbandry (4 or fewer medium animals per acre)P #51 Animal husbandry (maximum of 1 large animal per acre)P #51 Greater number of animals than allowed above H #36 Beekeeping P #35 Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling P #19 Manufactured Homes Manufactured homes, designated P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H RETAIL Horticultural nurseries (existing)P Horticultural nurseries (new)H ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H Recreation Golf courses (new)H Recreational facilities, indoor (existing)P Recreational facilities, indoor (new)H SERVICES Services, General Bed and breakfast house, accessory AD Day Care Services Adult day care I AC Adult day care II H Day care centers H #25 Family day care AC Healthcare Services Medical institutions H VEHICLE RELATED ACTIVITIES Park and ride, shared-use P#108 USES: TYPE: 4-2-070C – RESIDENTIAL-4 DU/AC (R-4) (Revised 6/05)2 - 24 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004) UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD #46 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #10 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070D – RESIDENTIAL-8 DU/AC (R-8) 2 - 25 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070D RESIDENTIAL-8 DU/AC (R-8) Uses allowed in the R-8 Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Animal husbandry (20 or fewer small animals per acre)P #51 Animal husbandry (4 or fewer medium animals per acre)P #51 Animal husbandry (maximum of 1 large animal per acre)P #51 Greater number of animals than allowed above H #36 Beekeeping P #35 Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling P #19 Flats or townhouses, no greater than 2 units total per building (existing legal)P Manufactured Homes Manufactured homes, designated P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H RETAIL Eating and drinking establishments P #1 Horticultural nurseries H ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H Recreation Golf courses (existing)P Golf courses (new)H SERVICES Services, General Bed and breakfast house, accessory AD Day Care Services Adult day care I AC Adult day care II H Day care centers H #25 Family day care AC Healthcare Services Medical institutions H VEHICLE RELATED ACTIVITIES Park and ride, shared-use P #108 USES: TYPE: 4-2-070D – RESIDENTIAL-8 DU/AC (R-8) (Revised 6/05)2 - 26 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004) UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD #46 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070E – RESIDENTIAL MANUFACTURED HOMES (RMH) 2 - 27 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070E RESIDENTIAL MANUFACTURED HOMES (RMH) Uses allowed in the RMH Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Manufactured Homes Manufactured homes P #19 Manufactured homes, designated P #19 Mobile homes P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Caretaker’s residence AC Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H OTHER COMMUNITY AND PUBLIC FACILITIES (Continued) Public Facilities City government offices AD City government facilities H Other government offices and facilities H RETAIL Eating and drinking establishments P #1 Horticultural nurseries H ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H Recreation Golf courses (existing)P Golf courses (new)H SERVICES Day Care Services Adult day care I AC Adult day care II H Day care centers H #25 Family day care AC Healthcare Services Medical institutions H VEHICLE RELATED ACTIVITIES Park and ride, shared-use P #108 UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H USES: TYPE: 4-2-070E – RESIDENTIAL MANUFACTURED HOMES (RMH) (Revised 6/05)2 - 28 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4786, 7-12-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004) WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD #46 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070F – RESIDENTIAL-10 DU/AC (R-10) 2 - 29 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070F RESIDENTIAL-10 DU/AC (R-10) Uses allowed in the R-10 Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Animal husbandry (20 or fewer small animals per acre)P #51 Animal husbandry (4 or fewer medium animals per acre)P #51 Animal husbandry (maximum of 1 large animal per acre)P #51 Greater number of animals than allowed above H #36 Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling P #19 Semi-attached dwelling P #19 Attached dwelling P #50 Flats or townhouses (existing legal)P Flats or townhouses, no greater than 2 units total per building (existing legal)P Manufactured Homes Manufactured homes, designated P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 Retirement residences AD SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H RETAIL Eating and drinking establishments P #1 Horticultural nurseries H ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H SERVICES Services, General Bed and breakfast house, accessory AD Day Care Services Adult day care I AC Adult day care II H Day care centers H #25 Family day care AC Healthcare Services Convalescent centers H Medical institutions H VEHICLE RELATED ACTIVITIES Park and ride, shared-use P #108 USES: TYPE: 4-2-070F – RESIDENTIAL-10 DU/AC (R-10) (Revised 6/05)2 - 30 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004) UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD #46 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070G – RESIDENTIAL-14 DU/AC (R-14) 2 - 31 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070G RESIDENTIAL-14 DU/AC (R-14) Uses allowed in the R-14 Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling P #19 Semi-attached dwelling P #19 Attached dwelling P #50 Manufactured Homes Manufactured homes, designated P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H OTHER COMMUNITY AND PUBLIC FACILITIES (Continued) Public Facilities City government offices AD City government facilities H Other government offices and facilities H RETAIL Eating and drinking establishments H #33 Horticultural nurseries H Retail sales H #33 ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H Recreation Recreation facilities, indoor P #33 Recreation facilities, outdoor P #33 SERVICES Services, General Bed and breakfast house, accessory AD On-site services H #33 Day Care Services Adult day care I AC Adult day care II H #33 Day care centers H #33 Family day care AC Healthcare Services Convalescent centers H Medical institutions H VEHICLE RELATED ACTIVITIES Park and ride, shared-use P #108 USES: TYPE: 4-2-070G – RESIDENTIAL-14 DU/AC (R-14) (Revised 6/05)2 - 32 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004) UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas AD #46 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures H #45 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070H – RESIDENTIAL MULTI-FAMILY (RM) 2 - 33 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070H RESIDENTIAL MULTI-FAMILY (RM) Uses allowed in the RM Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling (existing legal)P Attached dwelling P #19 Flats or townhouses (existing legal)P Flats or townhouses, no greater than 2 units total per building (existing legal)P OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Congregate residence AD Group homes II for 6 or less P Group homes II for 7 or more H Home occupations AC #6 Retirement residences P SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H OTHER COMMUNITY AND PUBLIC FACILITIES (Continued) Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Medical and dental offices P #42 Offices, general P #42 Veterinary offices/clinics P #42 RETAIL Eating and drinking establishments P #42 Horticultural nurseries H Retail sales AD ENTERTAINMENT AND RECREATION Entertainment Cultural facilities H SERVICES Services, General Bed and breakfast house, accessory AD Bed and breakfast house, professional AD #5 Off-site services P #42 On-site services P #42 Day Care Services Adult day care I AC Adult day care II H Day care centers H #25 Family day care AC Healthcare Services Convalescent centers H Medical institutions H STORAGE Self-service storage P #8 USES: TYPE: 4-2-070H – RESIDENTIAL MULTI-FAMILY (RM) (Revised 6/05)2 - 34 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004) VEHICLE RELATED ACTIVITIES Park and ride, shared-use P #108 UTILITIES Communications broadcast and relay towers H Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H #48 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures AD #46 Monopole II support structures H #48 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070I – COMMERCIAL NEIGHBORHOOD (CN) 2 - 35 (Revised 3/06) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070I COMMERCIAL NEIGHBORHOOD (CN) Uses allowed in the CN Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling (existing legal)P Attached dwelling P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Home occupations AC #6 SCHOOLS K-12 educational institution (public or private)H K-12 educational institution (public or private), existing P #9 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD City government facilities H OFFICE AND CONFERENCE Medical and dental office AD #17 Offices, general AD #17 RETAIL Drive-in/drive-through, retail AC Eating and drinking establishments P #22 Horticultural nurseries H Retail sales P #60 ENTERTAINMENT AND RECREATION Entertainment Cultural facilities AD SERVICES Services, General Bed and breakfast house, accessory AD Bed and breakfast house, professional AD On-site services P #63 Drive-in/drive-through service AC Day Care Services Adult day care I P #22 Adult day care II P #22 Day care centers P #22 Family day care AC Healthcare Services Medical institutions H VEHICLE RELATED ACTIVITIES Car washes AD #2 Vehicle fueling stations AD #110 Vehicle service and repair, small AD #2 STORAGE Indoor storage AC #11 INDUSTRIAL Solid Waste/Recycling Recycling collection station P USES: TYPE: 4-2-070I – COMMERCIAL NEIGHBORHOOD (CN) (Revised 3/06)2 - 36 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5191, 12-12-2005) UTILITIES Communications broadcast and relay towers H Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H #48 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures AD #46 Monopole II support structures H #48 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070J – CENTER VILLAGE (CV) 2 - 37 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070J CENTER VILLAGE (CV) Uses allowed in the CV Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Attached dwelling P #73 Flats or townhouses (existing legal)P #73 Flats or townhouses, no greater than 2 units total per building (existing legal)P OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P Congregate residence P Group homes II for 6 or less P Group homes II for 7 or more P Home occupations AC #6 Retirement residences P SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 Schools/studios, arts and crafts P #22 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Medical and dental offices P #22 Offices, general P #22 Veterinary offices/clinics P #22 RETAIL Adult retail use P #43 Drive-in/drive-through, retail AC Eating and drinking establishments P #22 Horticultural nurseries H Retail sales P #22 Retail sales, outdoor P #15 Taverns AD ENTERTAINMENT AND RECREATION Entertainment Adult entertainment business P #43 Cultural facilities AD Dance clubs AD #22 Dance halls AD #22 Recreation Recreation facilities, indoor P #22 SERVICES Services, General Hotel P #22 Motel P #22 USES: TYPE: 4-2-070J – CENTER VILLAGE (CV) (Revised 6/05)2 - 38 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5018, 9-22-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004) SERVICES (Continued) On-site services P #22 Drive-in/drive-through service AC Day Care Services Adult day care I P #22 Adult day care II P #22 Day care centers P #22 Family day care AC Healthcare Services Convalescent centers P #22 Medical institutions H VEHICLE RELATED ACTIVITIES Car washes P #22 Express transportation services AD #22 Parking garage, structured, commercial or public P #22 Parking, surface, commercial or public P Park and ride, shared-use P Park and ride, dedicated P #106 Vehicle fueling stations P Vehicle service and repair, small P STORAGE Indoor storage AC #11 Outdoor storage AD #64 Self-service storage H #26 INDUSTRIAL Industrial, General Laboratories: light manufacturing AD #22 Solid Waste/Recycling Recycling collection station P UTILITIES Communications broadcast and relay towers H Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H USES: TYPE: WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H #48 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures H #48 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070K – COMMERCIAL ARTERIAL (CA) 2 - 39 (Revised 3/06) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070K COMMERCIAL ARTERIAL (CA) Uses allowed in the CA Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Semi-attached dwelling AD #18 Attached dwelling AD #18 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Group homes I H Group homes II for 7 or more H Home occupations AC #6 SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 Other higher education institution P Schools/studios, arts and crafts P Trade or vocational school H PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD OTHER COMMUNITY AND PUBLIC FACILITIES (Continued) City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Conference center P #38 Medical and dental offices P Offices, general P Veterinary offices/clinics P RETAIL Adult retail use P #43 Big-box retail P #72 Drive-in/drive-through, retail AC Eating and drinking establishments P Horticultural nurseries H Retail sales P #68 Retail sales, outdoor P #15 Taverns P #20 Vehicle sales, large P #41 Vehicle sales, small P #20 ENTERTAINMENT AND RECREATION Entertainment Adult entertainment business P #43 Card room P #52 Cultural facilities AD Dance clubs P #20 Dance halls P #20 Gaming/gambling facilities, not-for-profit H #20 Movie theaters P #20 Sports arenas, auditoriums, exhibition halls, indoor P #20 Sports arenas, auditoriums, exhibition halls, outdoor AD #20 Recreation Recreation facilities, indoor P Recreation facilities, outdoor H #20 USES: TYPE: 4-2-070K – COMMERCIAL ARTERIAL (CA) (Revised 3/06)2 - 40 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5191, 12-12-2005) SERVICES Services, General Hotel P #20 Motel P #20 Off-site services P #38 On-site services P #69 Drive-in/drive-through service AC Vehicle rental, small P #20 Day Care Services Adult day care I P #22 Adult day care II P #22 Day care centers P #22 Family day care AC Healthcare Services Convalescent centers H Medical institutions H VEHICLE RELATED ACTIVITIES Body shops H #31 Car washes P #22 Express transportation services AD #20 Parking garage, structured, commercial or public P #20 Parking, surface, commercial or public P #20 Park and ride, shared-use P #109 Park and ride, dedicated P #105 Transit centers H #20 Vehicle fueling stations P Vehicle service and repair, small P Air Transportation Uses Helipads, accessory to primary use H #20 STORAGE Indoor storage AC #11 Outdoor storage P #64 Self-service storage H #26 Vehicle storage AD #38 INDUSTRIAL Industrial, General Laboratories: light manufacturing P #20 Laboratories: research, development and testing P #20 USES: TYPE: INDUSTRIAL (Continued) Manufacturing and fabrication, light H #20 Solid Waste/Recycling Recycling collection station and processing center P #38 Recycling collection station P UTILITIES Communications broadcast and relay towers H Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures AD #47 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures AD #47 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070L – CENTER DOWNTOWN (CD) 2 - 41 (Revised 7/06) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070L CENTER DOWNTOWN (CD) Uses allowed in the CD Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Detached dwelling (existing legal)P Attached dwelling P #16 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Adult family home P #3 Congregate residence P #3 Group homes I H #3 Group homes II for 6 or less P #3 Group homes II for 7 or more H #3 Home occupations AC #6 Retirement residences P #3 SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 Other higher education institution P Schools/studios, arts and crafts P PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H OTHER COMMUNITY AND PUBLIC FACILITIES (Continued) Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Conference center P Medical and dental offices P Offices, general P Veterinary offices/clinics P RETAIL Adult retail use P #43 Drive-in/drive-through, retail AC #28 Eating and drinking establishments P Horticultural nurseries H Retail sales P Retail sales, outdoor P #15 Taverns AD ENTERTAINMENT AND RECREATION Entertainment Adult entertainment business P #43 Cultural facilities AD Dance clubs H Dance halls H Movie theaters P Sports arenas, auditoriums, exhibition halls, indoor P Recreation Recreation facilities, indoor P SERVICES Services, General Bed and breakfast house, accessory P Bed and breakfast house, professional P Hotel P USES: TYPE: 4-2-070L – CENTER DOWNTOWN (CD) (Revised 7/06)2 - 42 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord. 5201, 4-17-2006) SERVICES (Continued) On-site services P Drive-in/drive-through service AC #70 Day Care Services Adult day care I P Adult day care II P Day care centers P Family day care AC #3 Healthcare Services Convalescent centers P #3 Medical institutions H VEHICLE RELATED ACTIVITIES Parking garage, structured, commercial or public P #3 Parking garage, surface, commercial or public P #3 Park and ride, shared-use P #107 Park and ride, dedicated P #107 Taxi stand AD Transit centers P STORAGE Indoor storage AC #11 INDUSTRIAL Industrial, General Commercial laundries, existing P #4 Laboratories: light manufacturing P #3 Laboratories: research, development and testing AD #3 Manufacturing and fabrication, light H #3 Solid Waste/Recycling Recycling collection station P UTILITIES Communications broadcast and relay towers H Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H USES: TYPE: WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H #48 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures AD #46 Monopole II support structures H #48 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070M – COMMERCIAL OFFICE (CO) 2 - 43 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070M COMMERCIAL OFFICE (CO) Uses allowed in the CO Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Pets, common household, up to 3 per dwelling unit or business establishment AC OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Retirement residences P #39 SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 Other higher education institution P Schools/studios, arts and crafts P PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H #12 Public Facilities City government offices P City government facilities H Jails, existing municipal P Other government offices and facilities H OFFICE AND CONFERENCE Conference center P Medical and dental offices P Offices, general P Veterinary offices/clinics P #38 RETAIL Adult retail use P #43 Eating and drinking establishments P #12 Horticultural nurseries H Retail sales P #54 ENTERTAINMENT AND RECREATION Entertainment Adult entertainment business P #43 Cultural facilities AD Dance clubs P #38 Dance halls P #38 Gaming/gambling facilities, not-for-profit H #38 Movie theaters P #12 Sports arenas, auditoriums, exhibition halls, indoor P #38 Recreation Recreation facilities, indoor P #65 Recreation facilities, outdoor H #38 SERVICES Services, General Hotel P #38 On-site services P #54 Drive-in/drive-through service AC #61 Day Care Services Adult day care I P Adult day care II P #12 Day care centers P Family day care AC Healthcare Services Convalescent centers P #39 Medical institutions P #40 VEHICLE RELATED ACTIVITIES Parking garage, structured, commercial or public P Parking, surface, commercial or public AD Park and ride, shared-use P USES: TYPE: 4-2-070M – COMMERCIAL OFFICE (CO) (Revised 6/05)2 - 44 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004) VEHICLE RELATED ACTIVITIES (Continued) Park and ride, dedicated P #105 Taxi stand AD Transit centers H #38 Vehicle fueling stations P #38 Air Transportation Uses Helipads, accessory to primary use H STORAGE Indoor storage AC #11 INDUSTRIAL Industrial, General Laboratories: light manufacturing AD #54 Laboratories: research, development and testing AD Manufacturing and fabrication, light H #38 Solid Waste/Recycling Recycling collection station P UTILITIES Communications broadcast and relay towers H Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures AD #47 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures AD #47 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC USES: TYPE: TEMPORARY USE Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070N – COMMERCIAL/OFFICE/RESIDENTIAL (COR) 2 - 45 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070N COMMERCIAL/OFFICE/RESIDENTIAL (COR) Uses allowed in the COR Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Attached dwelling P #19 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Group homes II for 6 or less P Group homes II for 7 or more AD Home occupations AC #6 Retirement residences P SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 Other higher education institution P #21 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H #21 Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Conference center P #21 Medical and dental offices P Offices, general P Veterinary offices/clinics P RETAIL Eating and drinking establishments P #27 Horticultural nurseries H Retail sales P #21 Taverns P #21 ENTERTAINMENT AND RECREATION Entertainment Cultural facilities AD Dance clubs H Dance halls H Recreation Golf courses (existing)P Golf courses (new)H Marinas P #21 Recreation facilities, indoor P #21 SERVICES Services, General Hotel P On-site services P #21 Drive-in/drive-through service AC #61 Day Care Services Adult day care I P Adult day care II P #21 Day care centers P #21 Family day care AC Healthcare Services Convalescent centers AD Medical institutions H USES: TYPE: 4-2-070N – COMMERCIAL/OFFICE/RESIDENTIAL (COR) (Revised 6/05)2 - 46 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Ord. 4802, 10-25-1999; Ord. 4803, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5001, 2-10-2003; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005) VEHICLE RELATED ACTIVITIES Parking garage, structured, commercial or public P Air Transportation Uses Helipads, accessory to primary use H STORAGE Indoor storage AC #11 INDUSTRIAL Industrial, General Laboratories: research, development and testing H Manufacturing and fabrication, heavy P #23 Manufacturing and fabrication, light P #23 Manufacturing and fabrication, medium P #23 Solid Waste/Recycling Recycling collection station P UTILITIES Communications broadcast and relay towers H Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures H #48 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures AD #46 Monopole II support structures H #48 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC USES: TYPE: TEMPORARY USE Model homes in an approved residential development: one model home on an existing lot P #53 Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070O – INDUSTRIAL LIGHT (IL) 2 - 47 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070O INDUSTRIAL LIGHT (IL) Uses allowed in the IL Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels P #37 Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Caretaker’s residence AC SCHOOLS K-12 educational institution (public or private)H #9 K-12 educational institution (public or private), existing P #9 Other higher education institution P #38 Schools/studios, arts and crafts P Trade or vocational school P PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Conference center P #38 Medical and dental offices P #38 OFFICE AND CONFERENCE (Continued) Offices, general P #13 Veterinary offices/clinics P #38 RETAIL Adult retail use P #43 Big-box retail P #72 Drive-in/drive-through, retail AC Eating and drinking establishments P Horticultural nurseries H Retail sales P #34 Retail sales, outdoor P #30 Vehicle sales, large P Vehicle sales, small P ENTERTAINMENT AND RECREATION Entertainment Adult entertainment business P #43 Card room P #52 Cultural facilities AD Dance clubs P #38 Dance halls P #38 Gaming/gambling facilities, not-for-profit H #38 Movie theaters P #38 Sports arenas, auditoriums, exhibition halls, indoor P #38 Sports arenas, auditoriums, exhibition halls, outdoor P Recreation Recreation facilities, indoor P #38 Recreation facilities, outdoor P #32 SERVICES Services, General Hotel P #38 Motel P #38 Off-site services P #38 On-site services P #38 Drive-in/drive-through service AC #62 USES: TYPE: 4-2-070O – INDUSTRIAL LIGHT (IL) (Revised 6/05)2 - 48 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord. 4857, 8-21-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005) SERVICES (Continued) Vehicle rental, small P Vehicle and equipment rental, large P #38 Day Care Services Adult day care I P #55 Adult day care II AD Day care centers P #54 Family day care AC Healthcare Services Medical institutions H #56 VEHICLE RELATED ACTIVITIES Body shops P #31 Car washes P Express transportation services AD Industrial engine or transmission rebuild P #31 Parking garage, structured, commercial or public P Parking, surface, commercial or public P #38 Park and ride, shared-use P Park and ride, dedicated P #105 Transit centers H #38 Vehicle fueling stations P Vehicle service and repair, large AD Vehicle service and repair, small P Air Transportation Uses Helipads, accessory to primary use H STORAGE Hazardous material, storage, on-site or off- site, including treatment H #24 Indoor storage P Outdoor storage P #57 Self-service storage P #58 Warehousing P INDUSTRIAL Industrial, General Assembly and/or packaging operations P Commercial laundries, existing P #38 Commercial laundries, new P #38 Construction/contractor’s office P #14 USES: TYPE: INDUSTRIAL (Continued) Laboratories: light manufacturing P #38 Laboratories: research, development and testing P #31 Manufacturing and fabrication, light P Solid Waste/Recycling Recycling collection station and processing center P #14 Recycling collection station P UTILITIES Communications broadcast and relay towers H #38 Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures AD #47 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures AD #47 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070P – INDUSTRIAL MEDIUM (IM) 2 - 49 (Revised 7/06) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070P INDUSTRIAL MEDIUM (IM) Uses allowed in the IM Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H #59 ANIMALS AND RELATED USES Kennels P #37 Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Caretaker’s residence AC SCHOOLS K-12 educational institution (public or private)H K-12 educational institution (public or private), existing P #9 Other higher education institution P #38 Schools/studios, arts and crafts P #38 Trade or vocational school P PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD City government facilities H Secure community transition facilities H #71 Other government offices and facilities H OFFICE AND CONFERENCE Conference center P #38 OFFICE AND CONFERENCE (Continued) Medical and dental offices P #38 Offices, general P #13 Veterinary offices/clinics P #38 RETAIL Adult retail use P #43 Big-box retail P #72 Drive-in/drive-through, retail AC Eating and drinking establishments P Horticultural nurseries H Retail sales P #34 Retail sales, outdoor P #30 Vehicle sales, large P Vehicle sales, small P ENTERTAINMENT AND RECREATION Entertainment Adult entertainment business P #43 Card room P #52 Cultural facilities AD Dance clubs P #38 Dance halls P #38 Gaming/gambling facilities, not-for-profit H #29 Movie theaters P #38 Sports arenas, auditoriums, exhibition halls, indoor P #38 Sports arenas, auditoriums, exhibition halls, outdoor P #38 Recreation Recreation facilities, indoor P #38 Recreation facilities, outdoor P #32 SERVICES Services, General Hotel P #38 Motel P #38 Off-site services P #38 On-site services P #38 USES: TYPE: 4-2-070P – INDUSTRIAL MEDIUM (IM) (Revised 7/06)2 - 50 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements SERVICES (Continued) Drive-in/drive-through service AC #62 Vehicle rental, small P Vehicle and equipment rental, large P #29 Day Care Services Adult day care I P #55 Adult day care II AD Day care centers P #54 Family day care AC Healthcare Services Medical institutions H #56 VEHICLE RELATED ACTIVITIES Body shops P #31 Car washes P Express transportation services P Fuel dealers H #59 Industrial engine or transmission rebuild P #31 Parking garage, structured, commercial or public P Parking, surface, commercial or public P #38 Park and ride, shared-use P Park and ride, dedicated P #105 Tow truck operation/auto impoundment yard H #59 Transit centers H #38 Vehicle fueling stations P Vehicle service and repair, large P Vehicle service and repair, small P Wrecking yard, auto H #59 Air Transportation Uses Airplane manufacturing AC #59 Airplane manufacturing, accessory functions AC Airplane sales and repair P Airport, municipal P Airport-related uses AC Aviation-related uses AC Helipads, accessory to primary use H #38 Helipads, commercial H USES: TYPE: STORAGE Hazardous material, storage, on-site or off- site, including treatment H #24 Indoor storage P Outdoor storage P #57 Self-service storage P #59 Warehousing P INDUSTRIAL Industrial, General Assembly and/or packaging operations P Commercial laundries, existing P #38 Commercial laundries, new P #38 Construction/contractor’s office P Laboratories: light manufacturing P #38 Laboratories: research, development and testing P Manufacturing and fabrication, heavy H #59 Manufacturing and fabrication, light P Manufacturing and fabrication, medium P #67 Solid Waste/Recycling Recycling collection station and processing center P #38 Recycling collection station P Sewage disposal and treatment plants H #59 Waste recycling and transfer facilities H #59 UTILITIES Communications broadcast and relay towers H #29 Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures AD #47 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures AD #47 USES: TYPE: 4-2-070P – INDUSTRIAL MEDIUM (IM) 2 - 51 (Revised 7/06) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord. 4915, 8-27-2001; Amd. Ord. 4963, 5-13-2002; 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. 5124, 2-7-2005; Ord. 5201, 4-17-2006) GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070Q – INDUSTRIAL HEAVY (IH) (Revised 7/06)2 - 52 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070Q INDUSTRIAL HEAVY (IH) Uses allowed in the IH Zone are as follows: USES: TYPE: AGRICULTURE AND NATURAL RESOURCES Natural resource extraction/recovery H ANIMALS AND RELATED USES Kennels P #37 Kennels, hobby AC #37 Pets, common household, up to 3 per dwelling unit or business establishment AC OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Caretaker’s residence AC SCHOOLS K-12 educational institution (public or private)H K-12 educational institution (public or private), existing P #9 Other higher education institution P #38 Schools/studios, arts and crafts P #38 Trade or vocational school H PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new AD OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H Religious institutions H Service and social organizations H Public Facilities City government offices AD City government facilities H Secure community transition facilities H #71 Other government offices and facilities H OFFICE AND CONFERENCE Conference center P #38 OFFICE AND CONFERENCE (Continued) Medical and dental offices P #38 Offices, general P #13 Veterinary offices/clinics P #38 RETAIL Adult retail use P #43 Big-box retail P #72 Drive-in/drive-through, retail AC Eating and drinking establishments P Horticultural nurseries H Retail sales P #34 Retail sales, outdoor P #30 Vehicle sales, large P Vehicle sales, small P ENTERTAINMENT AND RECREATION Entertainment Adult entertainment business P #43 Card room P #52 Cultural facilities AD Dance clubs P #38 Dance halls P #38 Gaming/gambling facilities, not-for-profit H #38 Movie theaters P #38 Sports arenas, auditoriums, exhibition halls, indoor P #38 Sports arenas, auditoriums, exhibition halls, outdoor P #38 Recreation Recreation facilities, indoor P #38 Recreation facilities, outdoor P #32 SERVICES Services, General Hotel P #38 Motel P #38 Off-site services P #38 On-site services P #38 USES: TYPE: 4-2-070Q – INDUSTRIAL HEAVY (IH) 2 - 53 (Revised 7/06) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements SERVICES (Continued) Drive-in/drive-through service AC #62 Vehicle rental, small P Vehicle and equipment rental, large P #29 Day Care Services Adult day care I P #55 Adult day care II H Day care centers P #54 Family day care AC Healthcare Services Medical institutions H #56 VEHICLE RELATED ACTIVITIES Body shops P #31 Car washes P Fuel dealers P Industrial engine or transmission rebuild P #31 Parking garage, structured, commercial or public P Parking, surface, commercial or public P #38 Park and ride, shared-use P Park and ride, dedicated P #105 Railroad yards P Tow truck operation/auto impoundment yard P Transit centers H #38 Truck terminals P Vehicle fueling stations P Vehicle service and repair, large P Vehicle service and repair, small P Wrecking yard, auto H Air Transportation Uses Helipads, accessory to primary use H #38 STORAGE Hazardous material, storage, on-site or off- site, including treatment H #24 Indoor storage P Outdoor storage P #57 Self-service storage P Warehousing P USES: TYPE: INDUSTRIAL Industrial, General Assembly and/or packaging operations P Commercial laundries, existing P #38 Commercial laundries, new P #38 Construction/contractor’s office P Laboratories: light manufacturing P #38 Laboratories: research, development and testing P Manufacturing and fabrication, heavy P #67 Manufacturing and fabrication, light P Manufacturing and fabrication, medium P #67 Solid Waste/Recycling Recycling collection station and processing center P #38 Recycling collection station P Sewage disposal and treatment plants H Waste recycling and transfer facilities P UTILITIES Communications broadcast and relay towers H #38 Electrical power generation and cogeneration H #66 Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Lattice towers support structures AD #47 Macro facility antennas P #44 Micro facility antennas P Mini facility antennas P #44 Minor modifications to existing wireless communication facilities P #49 Monopole I support structures P #44 Monopole II support structures AD #47 GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC USES: TYPE: 4-2-070Q – INDUSTRIAL HEAVY (IH) (Revised 7/06)2 - 54 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5201, 4-17-2006) TEMPORARY USE Sales/marketing trailers, on-site P #53 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070R – URBAN CENTER NORTH 1 (UC-N1) 2 - 55 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070R URBAN CENTER NORTH 1 (UC-N1) Uses allowed in the UC-N1 Zone are as follows: USES: TYPE: ANIMALS AND RELATED USES Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Attached dwelling P #74 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Caretaker’s residence AC Home occupations AC Retirement residences P #75 SCHOOLS K-12 educational institution (public or private)H #76 Other higher education institution P Trade or vocational school H #77 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new P OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Religious institutions H Service and social organizations H #78 Public Facilities City government offices AD City government facilities H Other government offices and facilities H OFFICE AND CONFERENCE Conference centers P Medical and dental offices P Offices, general P Veterinary offices/clinics P #78 RETAIL Big-box retail P #79 Drive-in/drive-through, retail AC #78 Eating and drinking establishments P #81 Horticultural nurseries H Retail sales P #82 Taverns P #82 ENTERTAINMENT AND RECREATION Entertainment Cultural facilities AD Movie theaters P #83 Sports arenas, auditoriums, exhibition halls, indoor H #84 Sports arenas, auditoriums, exhibition halls, outdoor P #84 Recreation Recreation facilities, indoor P #78 SERVICES Services, General Hotel P On-site services P #78 Drive-in/drive-through service AC #78 Day Care Services Adult day care I P #78 Adult day care II P #78 Day care centers P #78 Family day care home AC Healthcare Services Convalescent centers AD #85 Medical institutions H VEHICLE RELATED ACTIVITIES Parking garage, structured, commercial or public P Park and ride, shared-use P #107 Park and ride, dedicated P #107 Transit centers P USES: TYPE: 4-2-070R – URBAN CENTER NORTH 1 (UC-N1) (Revised 6/05)2 - 56 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 5027, 11-24-2003; Amd. Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004) INDUSTRIAL Industrial, General Assembly and/or packaging operations P #86 Laboratories: light manufacturing P Laboratories: research, development and testing P Manufacturing and fabrication, light P Manufacturing, airplane P Manufacturing, airplane, accessory functions AC UTILITIES Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas H Micro facility antennas AD Mini facility antennas P Minor modifications to existing wireless communication facilities P GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Sales/marketing trailers, on-site P #10 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-070S – URBAN CENTER NORTH 2 (UC-N2) 2 - 57 (Revised 6/05) TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements 4-2-070S URBAN CENTER NORTH 2 (UC-N2) Uses allowed in the UC-N2 Zone are as follows: USES: TYPE: ANIMALS AND RELATED USES Pets, common household, up to 3 per dwelling unit or business establishment AC RESIDENTIAL Attached dwelling P #87 OTHER RESIDENTIAL, LODGING AND HOME OCCUPATIONS Caretaker’s residence AC Home occupations AC Retirement residences P #88 SCHOOLS K-12 educational institution (public or private)H #89 Other higher education institution H #88 PARKS Parks, neighborhood P Parks, regional/community, existing P Parks, regional/community, new P OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Religious institutions H #90 Service and social organizations H #90 Public Facilities City government offices AD #90 City government facilities H #90 Other government offices and facilities H #90 OFFICE AND CONFERENCE Conference center P #91 Medical and dental offices P #92 Offices, general P #93 RETAIL Drive-in/drive-through, retail AC #80 Eating and drinking establishments P #94 Retail sales P #95 Taverns P #99 ENTERTAINMENT AND RECREATION Entertainment Cultural facilities AD #90 Movie theaters P #94 Sports arenas, auditoriums, exhibition halls, indoor H #96 Sports arenas, auditoriums, exhibition halls, outdoor H #96 Recreation Marinas H #97 Recreation facilities, indoor P #94 SERVICES Services, General Hotel P #98 On-site services P #99 Drive-in/drive-through service AC #80 Day Care Services Adult day care I P #100 Adult day care II P #100 Day care centers P #100 Family day care home AC Healthcare Services Convalescent centers AD #101 Medical institutions H #93 VEHICLE RELATED ACTIVITIES Parking garage, structured, commercial or public P #102 Transit center P #103 USES: TYPE: 4-2-070S – URBAN CENTER NORTH 2 (UC-N2) (Revised 6/05)2 - 58 TYPES: Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use #=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use 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 Requirements (Ord. 5027, 11-24-2003; Ord. 5100, 11-1-2004) VEHICLE RELATED ACTIVITIES (Continued) Air Transportation Uses Airplane manufacturing P Airplane manufacturing, accessory functions AC Helipads, accessory to primary use H #97 Helipads, commercial H #97 INDUSTRIAL Industrial, General Assembly and/or packaging operations P #104 Laboratories: light manufacturing P #104 Laboratories: research, development and testing P #104 UTILITIES Utilities, small P Utilities, medium AD Utilities, large H WIRELESS COMMUNICATION FACILITIES Macro facility antennas H Micro facility antennas AD Mini facility antennas P Minor modifications to existing wireless communication facilities P GENERAL ACCESSORY USES Accessory uses per RMC 4-2-050 and as defined in chapter 4-11 RMC, where not otherwise listed in the Use Table AC TEMPORARY USE Sales/marketing trailers, on-site P #10 Temporary or manufactured buildings used for construction P #10 Temporary uses P #53 USES: TYPE: 4-2-080A 2 - 59 (Revised 3/06) 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: 1. Limited to locations within an existing or new golf course or regional park. 2. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited in conjunction with a gas station. Size restrictions apply per use in RMC 4-2-120A. In the CN Zone, the use is limited to operations enclosed within a building, and sited in conjunction with an existing gas station. 3. These uses shall not be located on the ground floor along street frontage in the “Downtown Pedestrian District.” See Downtown Pedestrian District Map in RMC 4-2-080D. 4. Existing commercial laundry uses may be continued and may be re-established for purposes of rebuilding upon unintentional destruction of property. Existing commer- cial laundry uses may not expand beyond their existing building footprint plus abutting easements, loading, or parking areas. Ren- ovations or alterations within the existing building footprint are permitted. Existing commercial laundry uses may add to the height of buildings provided that the height of the building not exceed forty two feet (42′), and that additional height be used for accessory office to support the commercial laundry uses. Existing offsite warehousing uses accessory to existing commercial laundry uses may be continued but may not be expanded beyond their existing building footprint. 5. Professional bed and breakfast houses are only allowed in the RM-U Zone. 6. Subject to the requirements of RMC 4-9-090, Home Occupations, with the writ- ten approval of the property owner, if tenant occupied. 7. Subject to the development standards applicable to primary structures. 8. Allowed only in the Residential Multi-Family Infill suffix. Twenty four (24) hour on-site management required. The manager’s unit is not subject to minimum density require- ments. No estate, garage or other sales from any leasable spaces. No outdoor stor- age, including vehicle or trailer storage lots. Self service storage uses in this zone are subject to the following special develop- ment standards: Temporary customer mov- ing van/truck parking, if provided, must be clearly marked with signage or paint. Side and rear setbacks subject to the Commer- cial Arterial Zone standards of RMC 4-2-120A, Development Standards for Commercial Zoning Designations, in lieu of the RM-I development standards. 9. Development consistent with an approved “Master Plan” is considered to be a permit- ted use. Other activities which are outright permitted include the addition of up to four (4) new portables, or changes in facilities not exceeding ten percent (10%) of gross floor area. Other proposed activities require a Hearing Examiner conditional use permit. 10. Permitted when approved by the Develop- ment Services Division and associated with an active building or construction permit, for a period not to exceed the duration of construction. 11. Limited to storage of products in conjunc- tion with retail, service, or office uses. Shall not be located along the building street frontage or in areas visible to the public. 12. Shall be developed as part of larger office structures. Shall not stand alone and shall not occupy more than twenty five percent (25%) per building whose primary use is office. 13.a. Administrative Headquarters Office: These offices shall be associ- ated with a permitted industrial use listed in RMC 4-2-060I. The office uses may be developed in conjunction with, or subsequent to, the industrial use. b. General Offices: Excluding adminis- trative headquarters offices, which are permitted consistent with subsection (13)(a) of this Section, general offices are only allowed in the Employment Area Valley (EAV) land use designa- tion; provided that general offices that are accessory to a primary use are permitted outside the EAV. See EAV Map in RMC 4-2-080B. 4-2-080A (Revised 3/06)2 - 60 14. Except that when operations are predomi- nantly conducted out-of-doors rather than completely enclosed within an enclosed structure, an administrative conditional use permit is required. 15. Use is limited to building, hardware, and garden. Except in the CD Zone, size restric- tions apply per RMC 4-2-120A. 16. Subject to the density limitations located in the development standards for this zone. Residential uses shall not be located along the street frontage on the ground floor in the “Downtown Pedestrian District.” 17.a. General Office and Medical/Dental Offices: Size restrictions apply per RMC 4-2-120A. Additionally, the use may only be permitted via administra- tive conditional use permit subject to the following criteria in addition to con- ditional use criteria: (i) activities with a limited need for walk-in clientele and (ii) activities for which a reduction in parking standards to one space per five hundred (500) square feet of gross floor space could be justified. b. Administrative Headquarters Office: New administrative headquar- ters offices are not permitted. For existing, legal administrative head- quarters offices greater than three thousand (3,000) square feet in size, and in existence prior to January 1, 1999, the following expansions may be allowed: (i) parking expansion may be allowed; (ii) a one-time expansion of building square footage, not exceeding three thousand five hun- dred (3,500) square feet, may be per- mitted subject to site development plan review. This provision allowing expansion of building square footage shall expire on December 1, 2006, consistent with any approved develop- ment agreements or covenants. 18.a. General Requirements: Subject to the density limits of the development standards for this zone and only per- mitted within a structure containing 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. b. Employment Area Valley: Residen- tial uses are not permitted in the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. c. Commercial Business Districts: Townhouse units are allowed without ground floor retail within the building if located more than one hundred fifty feet (150′) from an arterial in the NE 4th Business District, Sunset Business District, and Puget Business District with an administrative conditional use permit, subject to the criteria in RMC 4-9-030K. Residential units developed as part of a same building mixed-use project are allowed at a maximum of sixty (60) du/acre if the requirements for mixed use development in the Business District Overlay are met. 19. Subject to the density limitations located in the development standards for this zone. CN Zone – Additional: only permitted within a structure containing retail and/or on-site service uses on the ground floor. 20. Not allowed in locations within the Sunset Business District, the NE 4th Business Dis- trict, and within the Puget Business District. 21.a. General Requirements: Allowed only in conjunction with offices, residences, hotels, and convention centers, or research and development facilities. b. Integration of Uses: The use shall be architecturally and functionally inte- grated into the development. Except for marinas, the use must be housed in a structure containing one or more of the uses listed in subsection (21)(a) of this Section. The requirements in subsection (21)(b) may be adjusted through the Master Plan process. 22. Size restrictions apply per use in RMC 4-2-120A. In the CN Zone, fast food estab- lishments are prohibited. 23. Limited to existing uses. Only those modifi- cations or expansions which do not increase production levels are permitted in COR 1 and COR 2. Major modifications, production increases, or expansions of existing use require a Hearing Examiner 4-2-080A 2 - 61 (Revised 3/06) conditional use permit in COR 1 or COR 2. No modifications or expansions are allowed in COR 3. 24. Use requires a Hearing Examiner condi- tional use permit, unless accessory in which case it is outright permitted. Use is not permissible in the area south of I-405 and north of SW 16th Street, unless acces- sory, in which case it is outright permitted. Explosives and natural gas storage are not permissible in the IL Zone. 25. A preschool or day care center, when accessory to a public or community facility listed in RMC 4-2-060J, is considered a permitted use. 26. Size restrictions apply per use in RMC 4-2-120A. Must be part of a mixed use development. 27. Shall be architecturally and functionally integrated into the overall development. Freestanding establishments may be per- mitted only if they are five thousand (5,000) square feet or larger per establishment. These requirements may be adjusted through the Master Plan review process. 28. Accessory drive-through service is permit- ted only in association with multi-story buildings. The accessory drive-through ser- vice shall be located to the side and/or rear of the building, and integrated into the exte- rior wall. Drive-through lanes shall not be located between the street and the main pedestrian access to the buildings. These requirements may be adjusted through the Site Plan review process. 29. Only allowed in the Employment Area Val- ley (EAV) land use designation. See EAV Map in RMC 4-2-080B. Provided that the use is excluded within the area south of I-405 and north of SW 16th Street. 30.a. Uses are limited to: Sales of mobile or manufactured homes, building/ hardware/garden materials, lumber- yards, and monuments/tombstones/ gravestones. b. Location Restrictions: i. Building/hardware/garden sales and monuments/tombstones/grave- stones sales are only allowed in the Employment Area Valley (EAV) land use designation. However, they are excluded from the area south of I-405 and north of SW 16th Street. See EAV Map in RMC 4-2-080B. ii. Lumberyards are only allowed in the IM and IH Zones. However, they are excluded from the area south of I-405 and north of SW 16th Street. 31. Operations must be conducted entirely within an enclosed structure. 32. Outdoor recreation facilities are permitted only in the Employment Area Valley (EAV) land use designation. (See EAV map in RMC 4-2-080B.) However, amusement parks require a Hearing Examiner condi- tional use permit. 33. Indoor or outdoor recreational facilities and/ or eating and drinking establishments, mini- marts, laundromats, day care centers, or adult day care II uses are permitted only in conjunction with and intended to serve res- idential development in the R-14 Zone. Project size limitations of RMC 4-2-110F apply. A preschool or day care center, when accessory to public or community facilities listed in RMC 4-2-060J, is considered a permitted use. 34. a. Accessory retail uses are permitted where ordinarily incidental to the per- mitted principal use. b. Principal retail sales uses are only per- mitted in the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. 35. Provided hives are established on lots a minimum of one acre in size. Setbacks and other limitations apply per RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 36. A greater number of animals per acre than are otherwise allowed in this zone may be permitted by the Hearing Examiner; pro- vided: a. The keeping of animals must meet the conditions of RMC 4-4-010F, General Requirements for Keeping Animals; and b. A farm management plan has been adopted based on the King County Conservation District’s Farm Conser- vation and Practice Standards show- 4-2-080A (Revised 3/06)2 - 62 ing that adequate pasturage to support a larger number of animals is provided. 37.a. General Requirements: Subject to requirements of RMC 4-4-010, Stan- dards and Review Criteria for Keeping Animals. Hobby Kennels require a Hobby Kennel License per RMC 4-9-100. b. IL Zone – Kennels: In the IL Zone, when operations are predominantly conducted out of doors rather than completely enclosed within an enclosed structure, an administrative conditional use permit is required. c. IM Zone – Kennels and Hobby Ken- nels: Within the area south of I-405 and north of SW 16th Street only indoor kennels or indoor hobby ken- nels are permitted. 38. Only allowed in the Employment Area Val- ley (EAV) land use designation. See EAV Map in RMC 4-2-080B. 39. Requirements for uses not associated with a medical institution: Use must be located within the Center Institution (CI) Compre- hensive Plan land use designation. 40. Permitted when located within the Center Institution (CI) Comprehensive Plan land use designation. 41. Limited to the area south of I-405 and west of SR-167/Rainier Avenue S. 42. Permitted only on the ground-floor level as part of a residential project on RM-U zoned properties fronting on South 7th Street. (Amd. Ord. 4971, 6-10-2002) 43. Subject to the provisions of RMC 4-3-010, Adult Retail and Entertainment Regula- tions, and chapter 5-12 RMC, Adult Enter- tainment Standards. In the CO zone, uses shall be developed as part of larger office structures, shall not stand alone, and shall not occupy more than twenty five percent (25%) per building whose primary use is office. 44. Permitted provided that the facility has a minimum setback of one hundred feet (100′) from any adjacent residentially zoned parcel, otherwise an administrative conditional use permit is required. 45. May be allowed via a Hearing Examiner conditional use provided that the site is over one acre in size and the facility has minimum setbacks of one hundred feet (100′) from any adjacent residentially zoned parcel; otherwise the use is prohib- ited. 46. Eligible for an administrative conditional use permit provided that the facility has a minimum setback of one hundred feet (100′) from any adjacent residentially zoned parcel, otherwise a Hearing Exam- iner conditional use permit is required. 47. May be allowed by an administrative condi- tional use permit if the monopole II facility is to be constructed on property where wire- less communication support structures presently operate, and the new monopole II facility will not exceed the height of the existing support structures. Prohibited if located within three hundred feet (300′) of an RC, R-1, R-4, R-8, R-10, or R-14 Zone unless the Development Services Division determines that all residentially zoned property within three hundred feet (300′) of the proposed facility is undevelopable due to critical areas regulations (RMC 4-3-050); then the new wireless support structure can be reviewed as an administrative condi- tional use. 48. Prohibited if located within three hundred feet (300′) of an RC, R-1, R-4, R-8, R-10, or R-14 Zone, otherwise may be allowed with a Hearing Examiner conditional use permit. 49. Whether emergency or routine, so long as there is little or no change in the visual appearance, as determined by the Zoning Administrator. 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 except as provided in RMC 4-9-065D, Bonuses. 4-2-080A 2 - 62.1 (Revised 3/06) 51.a. General Requirements: No animals are allowed on lots less than one acre in size. Animal husbandry uses are subject to the standards listed in RMC 4-4-010, Standards and Review Crite- ria for Keeping Animals. Only combi- nations of medium and small animals or large and small animals may be per- mitted outright on one acre, provided that the overall total of animals is con- sistent with the requirements per acre (for example, twenty (20) small ani- mals plus four (4) medium animals). b. R-8 and R-10 Zones – Small Ani- mals: Only six (6) or fewer small ani- mals per acre are permitted. c. R-8 and R-10 Zones – Large Ani- mals: Large animals are permitted on lots four (4) acres or greater in size. Only one large animal per two (2) acres is permitted. 52. Permitted when ancillary to a permitted use where food and beverages are served on the premises and located in an area with an Employment Area Valley (EAV) land use designation as shown on the City’s Com- prehensive Plan Land Use Map, and located south of I-405. In the case of the IM Zone, the location is further limited to IM- zoned areas south of SW 16th Street. Should any court of competent jurisdiction find that the City zoning for card rooms is unconstitutional or illegal, then the City elects to permit the existing card rooms to continue operation as nonconforming legal uses and otherwise bans card rooms. 53. Provided a temporary use permit is obtained consistent with the provisions of RMC 4-9-240, Temporary Use Permits. 54. Allowed outright in the Employment Area Valley (EAV) land use designation. (See EAV Map in RMC 4-2-080B.) Outside the EAV, the use shall be developed as part of larger office structures. Such uses shall not stand alone and shall not occupy more than twenty five percent (25%) per building whose primary use is office. 55. a. Adult day care I on a property with a nonresidential facility is only allowed outright in the Employment Area Val- ley (EAV). See EAV Map in RMC 4-2-080B. Outside of the EAV, an administrative conditional use permit is required. b. Adult day care I on a property contain- ing a residential use requires an administrative conditional use permit in any location. 56. Except not permissible within the Employ- ment Area Valley (EAV). (See EAV Map in RMC 4-2-080B.) 57. Only allowed in the Employment Area Val- ley (EAV) land use designation, unless the use is accessory in which case it is allowed outside the EAV. See EAV Map in RMC 4-2-080B. 58. Only allowed in the Employment Area Val- ley (EAV) land use designation. See EAV Map in RMC 4-2-080B. Outside of the EAV, use is allowed as an administrative condi- tional use. 59. Excluded within the area south of I-405 and north of SW 16th Street. 60. Subject to the size restrictions of RMC 4-2-120A. Retail sales uses are limited to: flowers/plants and floral supplies; mini- marts; crafts, including supplies and fin- ished products, gift shops, and specialty markets. 61. No drive-through service shall be permit- ted, except for financial institutions which are permitted three (3) accessory drive-up windows that shall be part of the exterior wall of the financial institution structure. 62. Outside the Employment Area Valley (EAV) land use designation (see EAV Map in RMC 4-2-080B), drive-through is permitted only when accessory to a financial institu- tion. Financial institutions are permitted three (3) accessory drive-up windows that shall be part of the exterior wall of the finan- cial institution structure. Within the EAV, drive-through service is permitted. 63. Subject to the size restrictions of RMC 4-2-120A. On-site services excluding dry cleaning, real estate offices, and fitness centers. 64. Limited to storage in association with rental services. In the CV Zone and within one thousand two hundred feet (1,200′) of NE 4th Street within the NE 4th Corridor, an administrative conditional use permit is required. Not allowed within one thousand 4-2-080A (Revised 3/06)2 - 62.2 two hundred feet (1,200′) of Sunset Boule- vard within the Sunset Corridor. Size restrictions apply per RMC 4-2-120A. 65. Allowed outright in the Employment Area Valley (EAV) land use designation. (See EAV Map in RMC 4-2-080B.) Outside the EAV, the use is limited to health clubs/fit- ness centers/sports clubs, which shall be developed as part of larger office struc- tures. Such uses shall not stand alone and shall not occupy more than twenty five per- cent (25%) of any one floor of a building whose primary use is office. 66. Requires a Hearing Examiner conditional use permit, except that electrical power generation and co-generation is permitted as an accessory use when located more than one hundred feet (100′) from any property zoned for residential use, i.e. RC, R-1, R-4, R-8, R-10, R-14, RM, and produc- ing less than ten (10) megawatts of electric- ity. In the CO Zone, the use must be accessory to a medical institution. 67. Chemical and allied products manufactur- ing operations, or operations which are conducted predominantly out of doors, require a Hearing Examiner conditional use permit in the IM Zone, and an administra- tive conditional use permit in the IH Zone, except that these uses are not permissible in the area south of I-405 and north of SW 16th Street. 68. Within the NE 4th Business District, within the Sunset Business District and within the Puget Drive Business District: a. Uses are subject to the size restric- tions of RMC 4-2-120A, and b. Within Puget and Sunset Business Districts, department stores are not permitted. 69. Within the NE 4th Business District, within the Sunset Business District and within the Puget Drive Business District, uses are subject to the size restrictions of RMC 4-2-120A. Within the Sunset and Puget Business Districts, only the following on- site services are permitted: entertainment media rental, financial and real estate ser- vices, and repair services (excluding auto repair). Rental services require an adminis- trative conditional use permit. 70. No drive-through service shall be permit- ted, except for multi-story financial institu- tions which are permitted three (3) accessory drive-up windows. The acces- sory drive-through service shall be located to the side and/or rear of the building, and the windows shall be part of the exterior wall. Drive-through lanes shall not be located between the street and the main pedestrian access to the buildings. These requirements may be adjusted through the Site Plan review process. 71. Only allowed in the Employment Area Val- ley (EAV) land use designation south of I-405 subject to a Hearing Examiner Condi- tional Use Permit. See EAV Map in RMC 4-2-080B. No secure community transition facility (SCTF) shall: a. House more than six persons, exclud- ing resident staff. Any increase in the number of resident beds shall require an entirely new application. b. Be allowed within three hundred thirty feet (330′) of any residential zone located within or outside the City limits. c. Be allowed adjacent to, abutting, across a parking lot from, or within the “line of sight” from a “risk potential activity” as defined in RCW 71.09.020, now or as hereafter amended, or risk potential facilities in existence at the time a site is listed for consideration. For the purposes of granting a Condi- tional Use Permit for siting an SCTF, the Reviewing Official shall consider a permanent, unobstructed visual dis- tance of six hundred feet (600′) to be within “line of sight.” The Reviewing 4-2-080A 2 - 62.3 (Revised 6/05) Official may reduce the distance to less than six hundred feet (600′) through the Conditional Use Permit process, if the applicant can demon- strate that a visual barrier exists or can be created that would reduce the line of sight to less than six hundred feet (600′). Risk potential facilities currently include, but are not limited to: • Community and recreation cen- ters, • Churches, synagogues, temples and mosques, • Licensed day care, • Licensed preschool facilities, • Public libraries, •Public parks, • Public and private schools, • School bus stops, • Sports fields, or • Publicly dedicated trails. d. Be located within one mile from any SCTF, work release, prerelease, or similar facility. “Distance” referenced in paragraphs b, c, and d of this section is measured by follow- ing a straight line from the nearest point of the building in which the secure community treatment facility is to be located, to the nearest point of the zoning boundary line or property line of the lot on which the buffered use is located. The City may impose conditions to mitigate any potential adverse impact of the SCTF on surrounding uses, except that the Con- ditional Use Permit conditions may not impose restrictions on the SCTF greater than those set forth in RCW 71.09.285 through 71.09.340 inclusive. 72. Big-box retail uses are subject to compli- ance with design regulations applicable to District ‘C’ as detailed in RMC 4-3-100, except in the Employment Area – Valley south of Interstate 405. Big-box retail uses are not permitted in the NE 4th Street Commercial Corridor, Puget Commercial Corridor, and NE Sunset Bou- levard Commercial Corridor within the Commercial Arterial (CA) Zone. 73. Within the Center Village Zone, Residential Bonus District, “residential only uses” are limited to townhouse development in the range of seven (7) to twenty (20) dwelling units per net acre. Garden style apartments are prohibited. Flats or townhouses, when in a mixed-use structure that combines res- idential with first floor commercial uses, have a maximum density of eighty (80) dwelling units per net acre. Projects within the Center Village are also subject to the provisions and development standards in RMC 4-3-095C and D, Center Village Res- idential Bonus District. Attached dwelling unit developments in the range of ten (10) to twenty (20) dwelling units per net acre may only be townhouse unit types. 74. a. Flats permitted only north of N. 8th Street unless part of a mixed use structure with ground-floor commer- cial. Flats are permitted with a maxi- mum density of eighty five (85) d.u./ net acre. All residential parking except that intended for guests is required to be located in structured parking. A bonus of up to one hundred fifty (150) d.u./net acre permitted for flats in a mixed use structure with ground-floor commercial uses within them. b. Townhouses: Parking is required to be provided under a structure. A max- imum height of three stories is allowed for townhouses. Minimum density of twenty (20) d.u./net acre permitted and maximum of twenty five (25) d.u./ net acre permitted. 75. Only permitted west of Park Ave. and south of N. 8th Street. 76. Only Grades 9 through 12 permitted. 77. a. Only permitted north of N. 8th Street and as part of a mixed use structure. b. Limited to training related to research and development, arts, computer sci- ences, business, culinary arts, medi- cal-related fields and/or other knowledge-based industries. 78. No freestanding structures permitted unless architecturally and functionally inte- 4-2-080A (Revised 6/05)2 - 62.4 grated into an overall shopping center or mixed use development. 79. a. Must function as an anchor to larger retail developments that are planned as part of an integrated and cohesive center. b. Big-box use must be connected to additional structures within a shopping center with supporting retail or service uses structures with common walls, or plazas, or other similar features, excluding pushcarts/kiosks. c. Buildings oriented along Park Avenue must have one or more pedestrian entries on Park Avenue. 80. Drive-through windows must abut a build- ing facade or wall and must be located within the building footprint. 81. No stand-alone structures smaller than five thousand (5,000) square feet, except for pushcarts/kiosks, unless architecturally and functionally integrated into a shopping center or mixed use development. 82. a. Multi-story, stand-alone retail buildings greater than seventy five thousand (75,000) square feet are allowed only with structured parking and a maxi- mum building footprint of sixty five thousand (65,000) square feet. b. No freestanding structures smaller than five thousand (5,000) square feet are permitted, unless architecturally and functionally integrated into overall shopping center or mixed use devel- opment. c. Buildings oriented along Park Avenue must have one or more pedestrian entries on Park Avenue. 83. a. Movie facilities with more than four (4) screens must be architecturally and functionally integrated into overall shopping center or mixed use devel- opment. b. Buildings oriented along Park Avenue must have one or more pedestrian entries on Park Avenue. 84. Permitted subject to the conditional use cri- teria regarding airport compatibility located in RMC 4-3-020. 85. Only permitted south of N. 8th Street. 86. Limited to airplane manufacturing, biotech- nology, life science, information technology (i.e., hardware, software, computer compo- nents), or other high technology industry. 87.a. Attached Dwelling Units, General: Not allowed within one thousand feet (1,000′) of the centerline of Renton Municipal Airport runway. Permitted as mixed use structures with ground-floor commercial except that parcels may be developed exclusively for attached dwelling units if: i. The entire frontage of the block is residential, ii. Support facilities such as exer- cise facilities, lobbies, etc., face the street frontage and living areas are in the rear, or iii. Entries to attached dwelling units are slightly elevated above the sidewalk level. b. Stacked Flats: In addition to required provisions of attached dwelling units, general, above, the following provi- sions are required: i. Structured parking is required north of N. 8th Street. ii. South of N. 8th Street, only guest parking may be provided as sur- face parking. iii. A minimum of twenty (20) dwell- ing units per net acre are required. c. Townhouses: In addition to required provisions of attached dwelling units, general, above, a minimum density of twenty (20) dwelling units per net acre is required. 88. a. Not permitted within one thousand feet (1,000′) of the centerline of Renton Municipal Airport runway. b. Structured parking is required north of N. 8th Street. c. Buildings oriented to pedestrian streets must have ground-floor com- mercial uses within them. 89. Not permitted within one thousand feet (1,000′) of the centerline of Renton Munici- pal Airport runway. 4-2-080A 2 - 62.5 (Revised 3/06) 90. Structured parking required north of N. 8th Street. 91. a. Not permitted within one thousand feet (1,000′) of the centerline of Renton Municipal Airport runway. b. Structured parking required north of N. 8th Street. c. If located north of N. 8th Street, then must be located in a mixed use struc- ture. d. Buildings oriented to pedestrian streets, must have ground-floor com- mercial uses within them. 92. a. Structured parking required north of N. 8th Street. b. Buildings oriented to pedestrian streets must have ground-floor com- mercial uses within them. c. Must be located within a mixed use structure. 93. a. Structured parking required north of N. 8th Street. b. Buildings oriented to pedestrian streets must have ground-floor com- mercial uses within them. 94. a. Must be located within a mixed use structure. b. Structured parking required north of N. 8th Street. 95. a. Multi-story, stand-alone retail buildings greater than seventy five thousand (75,000) square feet are allowed only with structured parking and a maxi- mum building footprint of sixty five thousand (65,000) square feet. b. Structured parking required north of N. 8th Street. 96. a. Not permitted within one thousand feet (1,000′) of the centerline of Renton Municipal Airport runway. Beyond one thousand feet (1,000′) of the centerline of the Renton Municipal Airport run- way, this use is allowed subject to the conditional use criteria regarding air- port compatibility located at RMC 4-3-020. b. Structured parking required north of N. 8th Street. c. Buildings oriented to pedestrian streets must have ground-floor com- mercial uses within them. 97. The use shall be architecturally and func- tionally integrated into a larger mixed use development. 98. a. Not permitted within one thousand feet (1,000′) of the centerline of Renton Municipal Airport runway. b. Structured parking is required. c. Buildings oriented to pedestrian streets must have ground-floor com- mercial uses within them. 99. Must be located within a mixed use struc- ture. 100. a. Not permitted within one thousand feet (1,000′) of the centerline of Renton Municipal Airport runway. b. Must be located within a mixed use structure. 101. a. Not permitted within one thousand feet (1,000′) of the centerline of Renton Municipal Airport runway. b. Permitted only south of N. 8th Street. c. Buildings oriented to pedestrian streets must have ground-floor com- mercial uses within them. 102. Buildings oriented to pedestrian streets must have ground-floor commercial uses within them. 103. Structured parking is required. 104. a. Limited to airplane manufacturing and related accessory uses, biotechnol- ogy, life science, information technol- ogy (i.e., hardware, software, computer components), or other high technology industry. b. For uses other than airplane manufac- turing and related accessory uses, structured parking required north of N. 8th Street. c. For uses other than airplane manufac- turing and related accessory uses, buildings oriented to pedestrian streets must have ground-floor com- mercial uses within them. 105. Not permitted when west or north of I-405. 4-2-080A (Revised 3/06)2 - 62.6 106. Only structured park and rides are permit- ted in the Center Village Comprehensive Plan designation. 107. Only structured park and rides are permit- ted. 108. Permitted on existing parking required as accessory parking for a nonresidential use. 109. Not permitted in the area bounded by SW 7th Street, Shattuck Avenue, Airport Way and Hardie Avenue except when part of a mixed-use transit oriented development with structured parking. 110. Limited to existing fueling stations in the Commercial Neighborhood (CN) Zone. (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) 4-2-080F 2 - 67 (Revised 3/06) F. AUTOMALL: (Ord. 5100, 11-1-2004; Ord. 5191, 12-12-2005) 4-2-100A (Revised 3/06)2 - 68/72 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. 4-2-110A 2 - 73 (Revised 12/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . 4- 2 - 1 1 0 A DE V E L O P M E N T S T A N D A R D S F O R S I N G L E F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) RC R- 1 R- 4 R- 8 DE N S I T Y ( N e t D e n s i t y i n D w e l l i n g U n i t s p e r N e t A c r e ) Mi n i m u m H o u s i n g De n s i t y fo r pr o p o s e d s h o r t p l a t s or s u b d i v i s i o n s No n e N o n e N o n e 4 d w e l l i n g u n i t s p e r n e t a c r e . 1, 2 Ma x i m u m H o u s i n g De n s i t y 2, 1 4 1 d w e l l i n g u n i t p e r 1 0 n e t a c r e s . 5 1 d w e l l i n g u n i t p e r 1 n e t a c r e ex c e p t t h a t i n d e s i g n a t e d Ur b a n S e p a r a t o r s , d e n s i t y o f up t o 1 u n i t p e r g r o s s a c r e ma y b e p e r m i t t e d s u b j e c t t o co n d i t i o n s i n R M C 4 - 3 - 1 1 0 , Ur b a n S e p a r a t o r O v e r l a y . 4 d w e l l i n g u n i t s p e r 1 n e t ac r e . 13 8 d w e l l i n g u n i t s p e r 1 n e t a c r e . NU M B E R O F D W E L L I N G U N I T S P E R L O T Ma x i m u m N u m b e r pe r l e g a l l o t 2 1 d w e l l i n g w i t h 1 a c c e s s o r y u n i t . 1 d w e l l i n g u n i t . 1 d w e l l i n g u n i t . 1 d w e l l i n g u n i t . LO T D I M E N S I O N S Mi n i m u m L o t S i z e fo r l o t s c r e a t e d a f t e r No v e m b e r 1 0 , 2 0 0 4 10 a c r e s . 1 a c r e . 10 , 0 0 0 s q . f t . f o r c l u s t e r de v e l o p m e n t . 3 8, 0 0 0 s q . f t . 11 , 1 3 ex c e p t w h e r e sm a l l l o t c l u s t e r s 10 a r e al l o w e d , R - 8 s t a n d a r d s s h a l l ap p l y . 4, 5 0 0 s q . f t . f o r p a r c e l s g r e a t e r th a n 1 a c r e . 5, 0 0 0 s q . f t . f o r p a r c e l s 1 a c r e o r le s s . Mi n i m u m L o t W i d t h fo r l o t s c r e a t e d a f t e r No v e m b e r 1 0 , 2 0 0 4 15 0 f t . f o r i n t e r i o r l o t s . 17 5 f t . f o r c o r n e r l o t s . 75 f t . f o r i n t e r i o r l o t s . 85 f t . f o r c o r n e r l o t s . Ex c e p t f o r c l u s t e r e d d e v e l o p - me n t w i t h i n d e s i g n a t e d Ur b a n S e p a r a t o r s , R - 4 s t a n - da r d s s h a l l a p p l y f o r b o t h in t e r i o r a n d c o r n e r l o t s . 70 f t . f o r i n t e r i o r l o t s . 80 f t . f o r c o r n e r l o t s . 11 , 1 3 Ex c e p t w h e r e s m a l l l o t cl u s t e r s 10 a r e a l l o w e d , R - 8 st a n d a r d s s h a l l a p p l y . 50 f t . f o r i n t e r i o r l o t s . 60 f t . f o r c o r n e r l o t s . Mi n i m u m L o t D e p t h fo r l o t s c r e a t e d a f t e r No v e m b e r 1 0 , 2 0 0 4 20 0 f t . 8 5 f t . 8 0 f t . 11 , 1 3 e x c e p t w h e r e s m a l l lo t c l u s t e r s 10 a r e a l l o w e d , R - 8 st a n d a r d s s h a l l a p p l y . 65 f t . 4-2-110A (Revised 12/05)2 - 74 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . SE T B A C K S 4 Mi n i m u m F r o n t Ya r d 30 f t . 6 30 f t . 6 30 f t . 12 , 1 3 e x c e p t w h e r e s m a l l lo t c l u s t e r s 10 a r e a l l o w e d , R - 8 st a n d a r d s s h a l l a p p l y . Un i t w i t h A l l e y A c c e s s Ga r a g e : T h e f r o n t y a r d s e t - ba c k o f t h e p r i m a r y s t r u c t u r e ma y b e r e d u c e d t o 2 0 f t . i f a l l pa r k i n g i s p r o v i d e d i n t h e r e a r ya r d o f t h e l o t w i t h a c c e s s fr o m a p u b l i c r i g h t - o f - w a y o r al l e y . 6 15 f t . f o r p r i m a r y s t r u c t u r e . 20 f t . f o r a t t a c h e d g a r a g e s ac c e s s e d f r o m f r o n t o r s i d e y a r d st r e e t . Un i t w i t h A l l e y A c c e s s G a r a g e : Th e f r o n t y a r d s e t b a c k o f t h e p r i - ma r y s t r u c t u r e m a y b e r e d u c e d t o 10 f t . i f a l l p a r k i n g i s p r o v i d e d i n th e r e a r y a r d o f t h e l o t w i t h a c c e s s fr o m a p u b l i c r i g h t - o f - w a y o r al l e y . 6 Mi n i m u m S i d e Y a r d Al o n g a S t r e e t 30 f t . 7 20 f t . 7 20 f t . 12 , 1 3 ex c e p t w h e r e s m a l l lo t c l u s t e r s 10 a r e a l l o w e d , 1 5 ft . i s a l l o w e d . 15 f t . 7 f o r t h e p r i m a r y s t r u c t u r e an d 2 0 f t . f o r a t t a c h e d g a r a g e s wh i c h a c c e s s f r o m t h e f r o n t a n d si d e y a r d a l o n g a s t r e e t . Mi n i m u m S i d e Y a r d 25 f t . 1 5 f t . 1 5 c o m b i n e d f t . 12 , 1 3 i s a l l o w e d wi t h a m i n i m u m o f 5 f t . f o r a n y si d e y a r d , e x c e p t w h e r e s m a l l lo t c l u s t e r s 10 a r e a l l o w e d , 5 f t . 5 f t . Mi n i m u m R e a r Y a r d 35 f t . 2 5 f t . 2 5 f t . Wh e r e s m a l l l o t c l u s t e r s 10 a r e al l o w e d , 2 0 f t . 20 f t . Cl e a r V i s i o n A r e a In n o c a s e s h a l l a s t r u c t u r e o v e r 42 i n . i n h e i g h t i n t r u d e i n t o t h e 2 0 ft . c l e a r v i s i o n a r e a d e f i n e d i n RM C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e ov e r 4 2 i n . i n h e i g h t i n t r u d e in t o t h e 2 0 f t . c l e a r v i s i o n ar e a d e f i n e d i n R M C 4- 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e ov e r 4 2 i n . i n h e i g h t i n t r u d e in t o t h e 2 0 f t . c l e a r v i s i o n a r e a de f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 42 i n . i n h e i g h t i n t r u d e i n t o t h e 2 0 ft . c l e a r v i s i o n a r e a d e f i n e d i n RM C 4 - 1 1 - 0 3 0 . Mi n i m u m F r e e w a y Fr o n t a g e S e t b a c k 10 f t . l a n d s c a p e d s e t b a c k f r o m th e s t r e e t p r o p e r t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k fr o m t h e s t r e e t p r o p e r t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k fr o m t h e s t r e e t p r o p e r t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k f r o m th e s t r e e t p r o p e r t y l i n e . DE V E L O P M E N T S T A N D A R D S F O R S I N G L E F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) RC R- 1 R- 4 R- 8 4-2-110A 2 - 74.1 (Revised 6/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . BU I L D I N G S T A N D A R D S Ma x i m u m B u i l d i n g He i g h t an d N u m b e r of S t o r i e s , ex c e p t fo r u s e s h a v i n g a “P u b l i c S u f f i x ” ( P ) de s i g n a t i o n 9 2 s t o r i e s a n d 3 0 f t . 2 s t o r i e s a n d 3 0 f t . 2 s t o r i e s a n d 3 0 f t . f o r s t a n - da r d r o o f . 2 s t o r i e s a n d 3 5 f t . f o r r o o f s ha v i n g a p i t c h g r e a t e r t h a n 3/ 1 2 . 2 s t o r i e s a n d 3 0 f t . Ma x i m u m H e i g h t fo r W i r e l e s s Co m m u n i c a t i o n Fa c i l i t i e s Se e R M C 4 - 4 - 1 4 0 G . S e e R M C 4 - 4 - 1 4 0 G . S e e R M C 4 - 4 - 1 4 0 G . S e e R M C 4 - 4 - 1 4 0 G . Ma x i m u m B u i l d i n g Co v e r a g e (I n c l u d i n g p r i m a r y an d a c c e s s o r y bu i l d i n g s ) Lo t s 5 a c r e s o r m o r e : 2 % . A n ad d i t i o n a l 5 % o f t h e t o t a l a r e a ma y b e u s e d f o r a g r i c u l t u r a l bu i l d i n g s . Lo t s 1 0 , 0 0 0 s q . f t . t o 5 a c r e s : 15 % . O n l o t s g r e a t e r t h a n 1 a c r e , an a d d i t i o n a l 5 % o f t h e t o t a l a r e a ma y b e u s e d f o r a g r i c u l t u r a l bu i l d i n g s . Lo t s 1 0 , 0 0 0 s q . f t . o r l e s s : 35 % . 35 % . Lo t s g r e a t e r t h a n 5 , 0 0 0 s q . ft . : 3 5 % o r 2 , 5 0 0 s q . f t . , wh i c h e v e r i s g r e a t e r . Lo t s 5 , 0 0 0 s q . f t . o r l e s s : 50 % . Lo t s 5 , 0 0 0 s q . f t . o r g r e a t e r : 35 % o r 2 , 5 0 0 s q . f t . , w h i c h e v e r i s gr e a t e r . Lo t s l e s s t h a n 5 , 0 0 0 s q . f t . : 50 % . Ve r t i c a l F a c a d e Mo d u l a t i o n Al l d w e l l i n g u n i t s s h a l l p r o v i d e ve r t i c a l f a c a d e m o d u l a t i o n a t le a s t e v e r y t w e n t y h o r i z o n t a l fe e t ( 2 0 ′), i n c l u d i n g f r o n t , s i d e an d r e a r f a c a d e s w h e n v i s i b l e fr o m a s t r e e t . DE V E L O P M E N T S T A N D A R D S F O R S I N G L E F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) RC R- 1 R- 4 R- 8 4-2-110A (Revised 6/05)2 - 74.2 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . LA N D S C A P I N G A N D O P E N S P A C E Mi n i m u m O f f - S i t e La n d s c a p i n g Ab u t t i n g N o n - Ar t e r i a l P u b l i c St r e e t s fo r P l a t s a n d Sh o r t P l a t s Su b m i t t e d o n o r a f t e r No v e m b e r 1 0 , 2 0 0 4 5 f t . w i d e i r r i g a t e d o r d r o u g h t re s i s t a n t l a n d s c a p e s t r i p ; p r o - vi d e d , t h a t i f t h e r e i s a d d i t i o n a l un d e v e l o p e d r i g h t - o f - w a y i n ex c e s s o f 5 f t . , t h i s s h a l l a l s o be l a n d s c a p e d . 5 f t . w i d e i r r i g a t e d o r d r o u g h t re s i s t a n t l a n d s c a p e s t r i p ; p r o - vi d e d , t h a t i f t h e r e i s a d d i t i o n a l un d e v e l o p e d r i g h t - o f - w a y i n ex c e s s o f 5 f t . , t h i s s h a l l a l s o b e la n d s c a p e d . Mi n i m u m O f f - S i t e La n d s c a p i n g Ab u t t i n g P r i n c i p a l , Mi n o r a n d Co l l e c t o r A r t e r i a l St r e e t s fo r P l a t s a n d Sh o r t P l a t s Su b m i t t e d o n o r a f t e r No v e m b e r 1 0 , 2 0 0 4 10 f t . w i d e i r r i g a t e d o r d r o u g h t re s i s t a n t l a n d s c a p e s t r i p ; p r o - vi d e d , t h a t i f t h e r e i s a d d i t i o n a l un d e v e l o p e d r i g h t - o f - w a y i n ex c e s s o f 1 0 f t . , t h i s s h a l l a l s o be l a n d s c a p e d , u n l e s s o t h e r - wi s e d e t e r m i n e d b y t h e re v i e w i n g o f f i c i a l d u r i n g t h e su b d i v i s i o n p r o c e s s . 10 f t . w i d e i r r i g a t e d o r d r o u g h t re s i s t a n t l a n d s c a p e s t r i p ; p r o - vi d e d , t h a t i f t h e r e i s a d d i t i o n a l un d e v e l o p e d r i g h t - o f - w a y i n ex c e s s o f 1 0 f t . , t h i s s h a l l a l s o b e la n d s c a p e d , u n l e s s o t h e r w i s e de t e r m i n e d b y t h e r e v i e w i n g o f f i - ci a l d u r i n g t h e s u b d i v i s i o n p r o - ce s s . Mi n i m u m O n - o r Of f - S i t e T r e e Re q u i r e m e n t s fo r Pl a t s a n d S h o r t P l a t s Su b m i t t e d o n o r a f t e r No v e m b e r 1 0 , 2 0 0 4 At l e a s t t w o ( 2 ) t r e e s o f a C i t y - ap p r o v e d s p e c i e s w i t h a m i n i - mu m c a l i p e r o f 1 1 / 2 ′′ p e r t r e e sh a l l b e p l a n t e d i n t h e f r o n t ya r d o r p l a n t i n g s t r i p o f e v e r y lo t p r i o r t o o c c u p a n c y . At l e a s t t w o ( 2 ) t r e e s o f a C i t y - ap p r o v e d s p e c i e s w i t h a m i n i m u m ca l i p e r o f 1 1 / 2 ′′ p e r t r e e s h a l l b e pl a n t e d i n t h e f r o n t y a r d o r p l a n t - in g s t r i p o f e v e r y l o t p r i o r t o o c c u - pa n c y . DE V E L O P M E N T S T A N D A R D S F O R S I N G L E F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) RC R- 1 R- 4 R- 8 4-2-110A 2 - 74.3 (Revised 12/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . (O r d . 4 8 6 9 , 1 0 - 2 3 - 2 0 0 0 ; A m d . O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; O r d . 5 1 0 0 , 1 1 - 1 - 2 0 0 4 ; O r d . 5 1 3 2 , 4 - 4 - 2 0 0 5 ; O r d . 5 1 5 3 , 9 - 2 6 - 2 0 0 5 ) EX C E P T I O N S Pr e - E x i s t i n g L e g a l Lo t s No t h i n g h e r e i n s h a l l b e d e t e r - mi n e d t o p r o h i b i t t h e c o n s t r u c t i o n of a s i n g l e f a m i l y d w e l l i n g a n d i t s ac c e s s o r y b u i l d i n g s o n a p r e - ex i s t i n g l e g a l l o t p r o v i d e d t h a t a l l se t b a c k s , l o t c o v e r a g e , h e i g h t li m i t s , i n f r a s t r u c t u r e , a n d p a r k i n g re q u i r e m e n t s f o r t h i s z o n e c a n b e sa t i s f i e d a n d p r o v i s i o n s o f R M C 4- 3 - 0 5 0 , C r i t i c a l A r e a s , c a n b e me t . No t h i n g h e r e i n s h a l l b e d e t e r - mi n e d t o p r o h i b i t t h e c o n - st r u c t i o n o f a s i n g l e f a m i l y dw e l l i n g a n d i t s a c c e s s o r y bu i l d i n g s o n a p r e - e x i s t i n g le g a l l o t p r o v i d e d t h a t a l l s e t - ba c k s , l o t c o v e r a g e , h e i g h t li m i t s , i n f r a s t r u c t u r e , a n d pa r k i n g r e q u i r e m e n t s f o r t h i s zo n e c a n b e s a t i s f i e d a n d pr o v i s i o n s o f R M C 4 - 3 - 0 5 0 , Cr i t i c a l A r e a s , c a n b e m e t . No t h i n g h e r e i n s h a l l b e d e t e r - mi n e d t o p r o h i b i t t h e c o n s t r u c - ti o n o f a s i n g l e f a m i l y d w e l l i n g an d i t s a c c e s s o r y b u i l d i n g s o n a p r e - e x i s t i n g l e g a l l o t p r o - vi d e d t h a t a l l s e t b a c k s , l o t co v e r a g e , h e i g h t l i m i t s , i n f r a - st r u c t u r e , a n d p a r k i n g r e q u i r e - me n t s f o r t h i s z o n e c a n b e sa t i s f i e d a n d p r o v i s i o n s o f RM C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s , ca n b e m e t . No t h i n g h e r e i n s h a l l b e d e t e r - mi n e d t o p r o h i b i t t h e c o n s t r u c t i o n of a s i n g l e f a m i l y d w e l l i n g a n d i t s ac c e s s o r y b u i l d i n g s o n a p r e - ex i s t i n g l e g a l l o t p r o v i d e d t h a t a l l se t b a c k s , l o t c o v e r a g e , h e i g h t l i m - it s , i n f r a s t r u c t u r e , a n d p a r k i n g re q u i r e m e n t s f o r t h i s z o n e c a n b e sa t i s f i e d a n d p r o v i s i o n s o f R M C 4- 3 - 0 5 0 , C r i t i c a l A r e a s , c a n b e me t . CR I T I C A L A R E A S Ge n e r a l Se e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . S e e R M C 4 - 3 - 0 5 0 a n d 4- 3 - 0 9 0 . Se e R M C 4 - 3 - 0 5 0 a n d 4- 3 - 0 9 0 . Se e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . DE V E L O P M E N T S T A N D A R D S F O R S I N G L E F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) RC R- 1 R- 4 R- 8 4-2-110B (Revised 12/05)2 - 74.4 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . 4- 2 - 1 1 0 B DE V E L O P M E N T S T A N D A R D S F O R S I N G L E F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (D e t a c h e d A c c e s s o r y S t r u c t u r e s ) 5 RC R- 1 R- 4 R- 8 MA X I M U M N U M B E R A N D S I Z E Ge n e r a l 2 s t r u c t u r e s – m a x . 7 2 0 s q . f t . pe r s t r u c t u r e , o r 1 s t r u c t u r e – m a x . 1 , 0 0 0 s q . ft . In a d d i t i o n , 1 b a r n o r s t a b l e – ma x . 2 , 0 0 0 s q . f t . ; p r o v i d e d th e l o t i s 5 a c r e s o r m o r e . Ac c e s s o r y s t r u c t u r e s s h a l l on l y b e a l l o w e d o n l o t s i n co n j u n c t i o n w i t h a p r i m a r y re s i d e n t i a l u s e . 2 s t r u c t u r e s – m a x . 7 2 0 s q . f t . pe r s t r u c t u r e , o r 1 s t r u c t u r e – m a x . 1 , 0 0 0 s q . f t . In a d d i t i o n , 1 b a r n o r s t a b l e – ma x . 2 , 0 0 0 s q . f t . ; p r o v i d e d t h e lo t i s 5 a c r e s o r m o r e . Ac c e s s o r y s t r u c t u r e s s h a l l o n l y be a l l o w e d o n l o t s i n c o n j u n c - ti o n w i t h a p r i m a r y r e s i d e n t i a l us e . 2 s t r u c t u r e s – m a x . 7 2 0 s q . ft . p e r s t r u c t u r e , o r 1 s t r u c t u r e – m a x . 1 , 0 0 0 s q . ft .Ac c e s s o r y s t r u c t u r e s s h a l l on l y b e a l l o w e d o n l o t s i n co n j u n c t i o n w i t h a p r i m a r y re s i d e n t i a l u s e . 2 s t r u c t u r e s – m a x . 7 2 0 s q . ft . p e r s t r u c t u r e , o r 1 s t r u c t u r e – m a x . 1 , 0 0 0 s q . ft .Ac c e s s o r y s t r u c t u r e s s h a l l on l y b e a l l o w e d o n l o t s i n co n j u n c t i o n w i t h a p r i m a r y re s i d e n t i a l u s e . MA X I M U M F L O O R A R E A Ge n e r a l Th e t o t a l f l o o r a r e a o f a l l ac c e s s o r y b u i l d i n g s s h a l l n o t be g r e a t e r t h a n t h e f l o o r a r e a of t h e p r i m a r y r e s i d e n t i a l u s e . Th e l o t c o v e r a g e o f t h e p r i - ma r y r e s i d e n t i a l s t r u c t u r e al o n g w i t h a l l a c c e s s o r y bu i l d i n g s s h a l l n o t e x c e e d t h e ma x i m u m l o t c o v e r a g e o f t h i s Zo n i n g D i s t r i c t . Th e t o t a l f l o o r a r e a o f a l l a c c e s - so r y b u i l d i n g s s h a l l n o t b e gr e a t e r t h a n t h e f l o o r a r e a o f th e p r i m a r y r e s i d e n t i a l u s e . Th e l o t c o v e r a g e o f t h e p r i m a r y re s i d e n t i a l s t r u c t u r e a l o n g w i t h al l a c c e s s o r y b u i l d i n g s s h a l l no t e x c e e d t h e m a x i m u m l o t co v e r a g e o f t h i s Z o n i n g D i s - tr i c t . Th e t o t a l f l o o r a r e a o f a l l a c - ce s s o r y b u i l d i n g s s h a l l n o t be g r e a t e r t h a n t h e f l o o r a r e a of t h e p r i m a r y r e s i d e n t i a l us e . T h e l o t c o v e r a g e o f t h e pr i m a r y r e s i d e n t i a l s t r u c t u r e al o n g w i t h a l l a c c e s s o r y bu i l d i n g s s h a l l n o t e x c e e d th e m a x i m u m l o t c o v e r a g e o f th i s Z o n i n g D i s t r i c t . Th e t o t a l f l o o r a r e a o f a l l ac c e s s o r y b u i l d i n g s s h a l l n o t be g r e a t e r t h a n t h e f l o o r a r e a of t h e p r i m a r y r e s i d e n t i a l us e s . T h e l o t c o v e r a g e o f t h e pr i m a r y r e s i d e n t i a l s t r u c t u r e al o n g w i t h a l l a c c e s s o r y bu i l d i n g s s h a l l n o t e x c e e d th e m a x i m u m l o t c o v e r a g e o f th i s Z o n i n g D i s t r i c t . HE I G H T Ma x i m u m B u i l d i n g He i g h t a n d N u m b e r of S t o r i e s ex c e p t f o r Pu b l i c u s e s h a v i n g a “P u b l i c S u f f i x ” ( P ) de s i g n a t i o n 8, 9 Ac c e s s o r y s t r u c t u r e s – 1 5 f t . An i m a l h u s b a n d r y o r a g r i c u l - tu r a l r e l a t e d s t r u c t u r e s – 2 st o r i e s a n d 3 0 f t . Ac c e s s o r y s t r u c t u r e s – 1 5 f t . An i m a l h u s b a n d r y o r a g r i c u l - tu r a l r e l a t e d s t r u c t u r e s – 2 s t o - ri e s a n d 3 0 f t . Ac c e s s o r y s t r u c t u r e s – 1 5 f t . an d 1 s t o r y . An i m a l h u s b a n d r y r e l a t e d st r u c t u r e s – 2 s t o r i e s a n d 3 0 ft . Ac c e s s o r y s t r u c t u r e s – 1 5 f t . an d 1 s t o r y . An i m a l h u s b a n d r y r e l a t e d st r u c t u r e s – 2 s t o r i e s a n d 3 0 ft . 4-2-110B 2 - 74.5 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . MI N I M U M S E T B A C K S Ge n e r a l 6 f t . f r o m a n y r e s i d e n t i a l st r u c t u r e . I f s i t e d c l o s e r t h a n 6 f t . , t h e s t r u c t u r e w i l l b e c o n - si d e r e d t o b e a t t a c h e d . St a b l e s , a n d o t h e r a n i m a l hu s b a n d r y r e l a t e d s t r u c t u r e s se e R M C 4 - 4 - 0 1 0 . A g r i c u l - tu r a l r e l a t e d s t r u c t u r e s – 5 0 f t . fr o m a n y p r o p e r t y l i n e . 6 f t . f r o m a n y r e s i d e n t i a l s t r u c - tu r e . I f s i t e d c l o s e r t h a n 6 f t . , th e s t r u c t u r e w i l l b e c o n s i d e r e d to b e a t t a c h e d . St a b l e s , a n d o t h e r a n i m a l h u s - ba n d r y r e l a t e d s t r u c t u r e s s e e RM C 4 - 4 - 0 1 0 . A g r i c u l t u r a l re l a t e d s t r u c t u r e s – 5 0 f t . f r o m an y p r o p e r t y l i n e . 6 f t . f r o m a n y r e s i d e n t i a l st r u c t u r e . I f s i t e d c l o s e r t h a n 6 f t . , t h e s t r u c t u r e w i l l b e co n s i d e r e d t o b e a t t a c h e d . St a b l e s , a n d o t h e r a n i m a l hu s b a n d r y r e l a t e d s t r u c - tu r e s s e e R M C 4 - 4 - 0 1 0 . 6 f t . f r o m a n y r e s i d e n t i a l st r u c t u r e . I f s i t e d c l o s e r t h a n 6 f t . , t h e s t r u c t u r e w i l l b e c o n - si d e r e d t o b e a t t a c h e d . St a b l e s , a n d o t h e r a n i m a l hu s b a n d r y r e l a t e d s t r u c t u r e s se e R M C 4 - 4 - 0 1 0 . Si d e Y a r d s 5 f t . u n l e s s l o c a t e d b e t w e e n th e r e a r o f t h e h o u s e a n d t h e re a r p r o p e r t y l i n e , t h e n 0 f t . si d e y a r d i s a l l o w e d . 3 f t . u n l e s s l o c a t e d b e t w e e n th e r e a r o f t h e h o u s e a n d t h e re a r p r o p e r t y l i n e , t h e n 0 f t . si d e y a r d i s a l l o w e d . 3 f t . u n l e s s l o c a t e d b e t w e e n th e r e a r o f t h e h o u s e a n d th e r e a r p r o p e r t y l i n e , t h e n 0 ft . s i d e y a r d i s a l l o w e d . 3 f t . u n l e s s l o c a t e d b e t w e e n th e r e a r o f t h e h o u s e a n d t h e re a r p r o p e r t y l i n e , t h e n 0 f t . si d e y a r d i s a l l o w e d . Re a r Y a r d s 5 f t . , e x c e p t t h a t g a r a g e s , c a r - po r t s , a n d p a r k i n g a r e a s m u s t be s e t b a c k f r o m t h e r e a r pr o p e r t y l i n e s a s u f f i c i e n t d i s - ta n c e t o p r o v i d e a m i n i m u m of 2 4 f t . o f b a c k - o u t r o o m , ei t h e r o n - s i t e o r o n i m p r o v e d ri g h t s - o f - w a y , w h e r e p a r k i n g is a c c e s s e d f r o m t h e r e a r o f th e l o t . 3 f t . u n l e s s l o c a t e d b e t w e e n th e r e a r o f t h e h o u s e a n d t h e re a r p r o p e r t y l i n e , t h e n 0 f t . re a r y a r d i s a l l o w e d . G a r a g e s , ca r p o r t s a n d p a r k i n g a r e a s mu s t b e s e t b a c k f r o m t h e r e a r pr o p e r t y l i n e a s u f f i c i e n t d i s - ta n c e t o p r o v i d e a m i n i m u m o f 24 f t . o f b a c k - o u t r o o m , e i t h e r on - s i t e o r o n i m p r o v e d r i g h t s - of - w a y , w h e r e p a r k i n g i s ac c e s s e d f r o m t h e r e a r o f t h e lo t . 3 f t . u n l e s s l o c a t e d b e t w e e n th e r e a r o f t h e h o u s e a n d th e r e a r p r o p e r t y l i n e , t h e n 0 ft . r e a r y a r d i s a l l o w e d . Ga r a g e s , c a r p o r t s a n d p a r k - in g a r e a s m u s t b e s e t b a c k fr o m t h e r e a r p r o p e r t y l i n e a su f f i c i e n t d i s t a n c e t o p r o v i d e a m i n i m u m o f 2 4 f t . o f b a c k - ou t r o o m , e i t h e r o n - s i t e o r on i m p r o v e d r i g h t s - o f - w a y , wh e r e p a r k i n g i s a c c e s s e d fr o m t h e r e a r o f t h e l o t . 3 f t . u n l e s s l o c a t e d b e t w e e n th e r e a r o f t h e h o u s e a n d t h e re a r p r o p e r t y l i n e , t h e n 0 f t . re a r y a r d i s a l l o w e d . Ga r a g e s , c a r p o r t s a n d p a r k - in g a r e a s m u s t b e s e t b a c k fr o m t h e r e a r p r o p e r t y l i n e a su f f i c i e n t d i s t a n c e t o p r o v i d e a m i n i m u m o f 2 4 f t . o f b a c k - ou t r o o m , e i t h e r o n - s i t e o r o n im p r o v e d r i g h t s - o f - w a y , wh e r e p a r k i n g i s a c c e s s e d fr o m t h e r e a r o f t h e l o t . Fr o n t Y a r d / S i d e Ya r d A l o n g S t r e e t s Ac c e s s o r y s t r u c t u r e s a r e n o t pe r m i t t e d w i t h i n r e q u i r e d fr o n t y a r d s o r s i d e y a r d s al o n g s t r e e t s . Ac c e s s o r y s t r u c t u r e s a r e n o t pe r m i t t e d w i t h i n r e q u i r e d f r o n t ya r d s o r s i d e y a r d s a l o n g st r e e t s . Ac c e s s o r y s t r u c t u r e s a r e no t p e r m i t t e d w i t h i n r e q u i r e d fr o n t y a r d s o r s i d e y a r d s al o n g s t r e e t s . Ac c e s s o r y s t r u c t u r e s a r e n o t pe r m i t t e d w i t h i n r e q u i r e d fr o n t y a r d s o r s i d e y a r d s al o n g s t r e e t s . DE V E L O P M E N T S T A N D A R D S F O R S I N G L E F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (D e t a c h e d A c c e s s o r y S t r u c t u r e s ) 5 RC R- 1 R- 4 R- 8 4-2-110B (Revised 1/05)2 - 74.6 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . (A m d . O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; O r d . 4 9 9 9 , 1 - 1 3 - 2 0 0 3 ; O r d . 5 1 0 0 , 1 1 - 1 - 2 0 0 4 ) MI N I M U M S E T B A C K S ( C o n t i n u e d ) Cl e a r V i s i o n A r e a In n o c a s e s h a l l a s t r u c t u r e ov e r 4 2 i n . i n h e i g h t i n t r u d e in t o t h e 2 0 f t . c l e a r v i s i o n a r e a de f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e ov e r 4 2 i n . i n h e i g h t i n t r u d e i n t o th e 2 0 f t . c l e a r v i s i o n a r e a de f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e ov e r 4 2 i n . i n h e i g h t i n t r u d e in t o t h e 2 0 f t . c l e a r v i s i o n ar e a d e f i n e d i n R M C 4- 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e ov e r 4 2 i n . i n h e i g h t i n t r u d e in t o t h e 2 0 f t . c l e a r v i s i o n ar e a d e f i n e d i n R M C 4- 1 1 - 0 3 0 . PA R K I N G Ge n e r a l Se e R M C 4 - 4 - 0 8 0 . S e e R M C 4 - 4 - 0 8 0 . S e e R M C 4 - 4 - 0 8 0 . S e e R M C 4 - 4 - 0 8 0 . CR I T I C A L A R E A S Ge n e r a l Se e R M C 4 - 3 - 0 5 0 a n d 4- 3 - 0 9 0 . Se e R M C 4 - 3 - 0 5 0 a n d 4- 3 - 0 9 0 . Se e R M C 4 - 3 - 0 5 0 a n d 4- 3 - 0 9 0 . Se e R M C 4 - 3 - 0 5 0 a n d 4- 3 - 0 9 0 . DE V E L O P M E N T S T A N D A R D S F O R S I N G L E F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (D e t a c h e d A c c e s s o r y S t r u c t u r e s ) 5 RC R- 1 R- 4 R- 8 4-2-110D 2 - 81 (Revised 6/05) 4-2-110D CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS 1. a. Phasing, shadow platting, or land reserves may be used to satisfy the minimum density requirements if the applicant can demonstrate that the current development would not pre- clude the provision of adequate access and infrastructure to future development and would allow for the eventual satisfaction of minimum den- sity requirements through future development. b. In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density require- ments may be waived by the Review- ing Official. 2. Use-related provisions are not variable. Use-related provisions that are not eligible for a variance include: building size, units per structure/lot, or densities. Unless bonus size or density provisions are spe- cifically authorized, the modification of building size, units per structure, or densi- ties requires a legislative change in the code provisions and/or a Comprehensive Plan amendment/rezone. 3. Clustering is allowed to meet objectives such as preserving significant natural fea- tures, providing neighborhood open space, or facilitating the provision of sewer ser- vice. Within designated urban separators, clustering is required, consistent with the provision of RMC 4-3-110, Urban Separa- tor Overlay Regulations. a. The maximum net density require- ment shall not be exceeded except that within urban separators a density bonus may be granted allowing the total density to achieve one dwelling unit per gross contiguous acre for projects that meet the following crite- ria: (i) Provision of native vegeta- tion cover on sixty-five per- cent (65%) of the gross area of all parcels in the land use action, including both the area within and outside the open space corridor, with either existing or new vegeta- tive cover, and at least one of the following additional crite- ria: (A) Enhancement of wetlands is provided at a ratio of one-half (1/2) acre enhanced for one acre delineated within the urban separator pursuant to RMC 4-3-050M12b, Evalua- tion Criteria, and RMC 4-3-050M12c, Wetlands Cho- sen for Enhancement. Enhancement proposed for a density bonus may not also be used for a mitigation for other wetland alterations. (B) Legal nonconforming uses are removed from the site and/or brought into conform- ance with Renton standards. (C) Natural surface pedestrian trails, with public access, are provided as part of an adopted trail system or, where there is no planned trail system, in a configuration approved by the Reviewing Official. (D) In the absence of either wet- lands or legal nonconforming uses on the site, public access and trails shall be required to the satisfaction of the Reviewing Official. (ii) Parcels within the urban sep- arator may be combined into larger contiguous holdings to allow platting to achieve bonus density; however, existing legal lots shall not be reduced in land area for the purpose of transferring den- sity unless such lots are included in a proposed plat. 4-2-110D (Revised 6/05)2 - 82 b. The area of individual lots shall not be less than ten thousand (10,000) square feet. 4. Allowed Projections into Setbacks: a.Fireplace Structures, Windows: Fireplace structures, bay or garden windows, enclosed stair landings, and similar structures as determined by the Zoning Administrator may project twenty four inches (24″) into any set- back; provided, such projections are: (i) Limited to two (2) per facade. (ii) Not wider than 10′. b.Fences: See RMC 4-4-040. c.Steps and Decks: Uncovered steps and decks not exceeding eighteen inches (18″) above the finished grade may project to any property line. Uncovered steps and decks having no roof covering and not exceeding forty two inches (42″) high may be built within the front yard setback. d.Eaves: Eaves and cornices may project up to twenty four inches (24″) into any required setback. 5. In order to be considered detached, a structure must be sited a minimum of six feet (6′) from any residential structure. 6. A front yard setback of less than twenty feet (20′) is allowed if equal to or greater than the average of the front yard setback of the existing, abutting primary structures; however, in no case shall a minimum set- back of less than twenty feet (20′) be allowed for garages which access from the front yard street(s). 7. For pre-existing legal lots having less than the minimum lot width required by this Sec- tion, the following chart shall apply for determining the required minimum side yard width along a street: However, in no case shall a structure over forty two inches (42″) in height intrude into the twenty-foot (20′) clear vision area defined in RMC 4-11-030. 8. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions, for uses located within the Federal Aviation Admin- istration Airport Zones designated under RMC 4-3-020. 9. “Public Suffix” (P) properties are allowed the following height bonus: Publicly owned structures shall be permitted an additional fifteen feet (15′) in height above that other- wise permitted in the zone if “pitched roofs,” as defined herein, are used for at least sixty percent (60%) or more of the roof surface of both primary and accessory structures. In addition, the height of a pub- licly owned structure may be increased as follows, up to a maximum height of sev- enty five feet (75′) to the highest point of the building: WIDTH OF EXISTING, LEGAL LOT MINIMUM SIDE YARD WIDTH ALONG A STREET RC ZONE 150 feet or less 25 ft. R-1 ZONE Less than or equal to 50 ft.10 ft. 50.1 to 51 ft.11 ft. 51.1 to 52 ft.12 ft. 52.1 to 53 ft.13 ft. 53.1 to 54 ft.14 ft. 54.1 to 55 ft.15 ft. 55.1 to 56 ft.16 ft. 56.1 to 57 ft.17 ft. 57.1 to 58 ft.18 ft. 58.1 to 59 ft.19 ft. 59.1 and greater 20 ft. R-4 or R-8 ZONE Less than or equal to 50 ft.10 ft. 50.1 to 52 ft.11 ft. 52.1 to 54 ft.12 ft. 54.1 to 56 ft.13 ft. 56.1 to 58 ft.14 ft. 58.1 or greater 15 ft. 4-2-110D 2 - 82.1 (Revised 12/05) a. When abutting a public street, one additional foot of height for each addi- tional one and one-half feet (1-1/2′) of perimeter building setback beyond the minimum street setback required; and/or 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. 10. In order to serve as a transition between the lower density R-4 Zone and higher density development, “small lot clusters” of up to a maximum of fifty (50) lots shall be allowed within six hundred feet (600′) of the Single Family Land Use Designation as shown on the Land Use Map of the Comprehensive Plan, when at least thirty percent (30%) of the site is permanently set aside as “significant open space.” Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone. The per- centage of open space required may be reduced by the reviewing official to twenty percent (20%) of the site when: a. Public access is provided to open space; b. Soft surface trails are provided within wetland buffers; and c. Storm water ponds are designed to eliminate engineered slopes requiring fencing and enhanced to allow pas- sive and/or active recreation. Special architectural features shall be pro- vided on all dwelling units in small lot clus- ters. These shall include decorative hip or gable roofs with a pitch equal to or greater than one to two (1:2), windows and doors with decorative trim at least four inches (4′′) in width, and eaves projecting at least eighteen inches (18′′) from the face of the building on at least seventy five percent (75%) of the building’s exterior perimeter with horizontal fascia at least ten inches (10′′) deep on all sides of the structure. All portions of a site that are not dedicated to platted single family lots shall be set in a separate tract and/or tracts to preserve existing viable stands of trees or other native vegetation. Such tracts shall be shown and recorded on the face of the plat to be preserved in perpetuity. Such tracts may be included in contiguous open space for the purposes of qualifying for small lot clustered development. Where trees are removed, landscaping designed to replace the functions of exist- ing trees is required. 11. Lot size, width, and depth may be reduced by the Reviewing Official when, due to lot configuration or access, four (4) dwelling units per net acre cannot be achieved. The reduction shall be the minimum needed to allow four (4) dwelling units per net acre and shall be limited to the following mini- mum dimensions: Lot size – seven thousand two hundred (7,200) sq. ft. Lot width – sixty feet (60′). Lot depth – seventy feet (70′). 12. When lot size is reduced for the purpose of achieving maximum density, setbacks may also be reduced by the Reviewing Official. Setback reductions shall be limited to the following: Front – twenty feet (20′). Side yard along a street – fifteen feet (15′) primary structure, twenty feet (20′) attached garage with access from the side yard. Side – Minimum side yard combined set- back – fifteen feet (15′). Minimum for one yard – five feet (5′). 13. For properties vested with a complete plat application prior to November 10, 2004, and for the Mosier II, Maplewood East and Anthone, the following standards apply. Vested plats must be developed within five (5) years of preliminary plat approval and/ or annexation. Maximum density – five (5) dwelling units per net acre. Minimum lot size – seven thousand two hundred (7,200) sq. ft. 4-2-110D (Revised 12/05)2 - 82.2 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′). 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) 4-2-110E Ex c e p t i o n s a n d a d d i t i o n a l s t a n d a r d s a r e l o c a t e d i n R M C 4 - 2 - 0 8 0 . 2 - 85 (Revised 1/05) 4-2-110E (Revised 1/05)2 - 86 Ex c e p t i o n s a n d a d d i t i o n a l s t a n d a r d s a r e l o c a t e d i n R M C 4 - 2 - 0 8 0 . (A m d . O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; O r d . 5 1 0 0 , 1 1 - 1 - 2 0 0 4 ) 4-2-110F 2 - 87 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . 4- 2 - 1 1 0 F DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM DE N S I T Y ( N e t D e n s i t y i n D w e l l i n g U n i t s P e r N e t A c r e ) Mi n i m u m Ho u s i n g De n s i t y 4, 1 3 Fo r p a r c e l s o v e r 1 / 2 g r o s s a c r e : 4 u n i t s pe r n e t a c r e f o r a n y s u b d i v i s i o n o r d e v e l - op m e n t . 4, 1 3 Mi n i m u m d e n s i t y r e q u i r e m e n t s s h a l l no t a p p l y t o : a ) t h e r e n o v a t i o n o r c o n - ve r s i o n o f a n e x i s t i n g s t r u c t u r e , o r b ) t h e su b d i v i s i o n , a n d / o r d e v e l o p m e n t o f a le g a l l o t 1 / 2 g r o s s a c r e o r l e s s i n s i z e a s of M a r c h 1 , 1 9 9 5 . 8 u n i t s p e r n e t a c r e . 4, 1 3 Mi n i m u m d e n s i t y r e q u i r e m e n t s s h a l l n o t ap p l y t o : a ) t h e r e n o v a t i o n o r c o n v e r s i o n o f a n ex i s t i n g s t r u c t u r e , o r b ) t h e s u b d i v i s i o n a n d / o r de v e l o p m e n t o f a l e g a l l o t 1 / 2 g r o s s a c r e o r l e s s in s i z e a s o f M a r c h 1 , 1 9 9 5 . Fo r a n y s u b d i v i s i o n , a n d / o r d e v e l o p - me n t : 4, 1 3 “U ” s u f f i x : 10 2 5 u n i t s p e r n e t a c r e . “T ” s u f f i x : 10 1 4 u n i t s p e r n e t a c r e . “F ” s u f f i x : 1 0 u n i t s p e r n e t a c r e . Mi n i m u m d e n s i t y r e q u i r e m e n t s s h a l l n o t ap p l y t o t h e r e n o v a t i o n o r c o n v e r s i o n o f a n ex i s t i n g s t r u c t u r e . Ma x i m u m Ho u s i n g D e n s i t y Fo r d e v e l o p m e n t s o r s u b d i v i s i o n s in c l u d i n g a t t a c h e d o r s e m i - a t t a c h e d dw e l l i n g s : 1 0 d w e l l i n g u n i t s p e r n e t ac r e . 4 Fo r d e v e l o p m e n t s o r s u b d i v i s i o n s : 1 4 d w e l l - in g u n i t s p e r n e t a c r e , e x c e p t t h a t d e n s i t y o f u p t o 18 d w e l l i n g u n i t s p e r a c r e m a y b e p e r m i t t e d s u b - je c t t o c o n d i t i o n s i n R M C 4 - 9 - 0 6 5 , D e n s i t y Bo n u s R e v i e w . 4 Fo r a n y s u b d i v i s i o n a n d / o r d e v e l o p - me n t : 4 “U ” s u f f i x : 75 u n i t s p e r n e t a c r e . 10 , 2 4 “T ” s u f f i x : 35 u n i t s p e r n e t a c r e . 10 “F ” s u f f i x : 2 0 u n i t s p e r n e t a c r e . 4-2-110F (Revised 1/05)2 - 88 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . PL A T S O R S H A D O W P L A T S Ge n e r a l Us e s s h a l l b e d e v e l o p e d o n a “ l e g a l l o t . ” Fo r t h e p u r p o s e s o f t h i s s u b s e c t i o n , “l e g a l l o t ” m e a n s : • a l o t c r e a t e d t h r o u g h t h e s u b d i v i s i o n pr o c e s s , o r • c r e a t e d t h r o u g h a n o t h e r m e c h a n i s m wh i c h c r e a t e s i n d i v i d u a l t i t l e f o r t h e re s i d e n t i a l b u i l d i n g a n d a n y a s s o c i - at e d p r i v a t e y a r d s . If t i t l e i s c r e a t e d t h r o u g h a n o t h e r m e c h a - ni s m o t h e r t h a n a s u b d i v i s i o n , t h e d e v e l - op m e n t a p p l i c a t i o n s h a l l b e ac c o m p a n i e d b y a s h a d o w p l a t a n d , i f ap p l i c a b l e , p h a s i n g o r l a n d r e s e r v e pl a n . 18 Co v e n a n t s s h a l l b e f i l e d a s p a r t o f a f i n a l pl a t i n o r d e r t o a d d r e s s t h e d e n s i t y a n d un i t m i x r e q u i r e m e n t s o f t h e z o n e . Al l U s e s : Us e s m a y b e d e v e l o p e d o n e i t h e r : a ) p r o p e r t i e s wh i c h a r e p l a t t e d t h r o u g h t h e s u b d i v i s i o n p r o - ce s s ; o r b ) p r o p e r t i e s w h i c h a r e t o r e m a i n u n p l a t - te d . Fo r p r o p e r t i e s w h i c h a r e t o r e m a i n u n p l a t t e d , t h e de v e l o p m e n t a p p l i c a t i o n s h a l l b e a c c o m p a n i e d by a s h a d o w p l a t an d , i f a p p l i c a b l e , p h a s i n g o r la n d r e s e r v e p l a n . F o r p u r p o s e s o f t h i s z o n e , “l o t ” s h a l l m e a n l e g a l p l a t t e d l o t a n d / o r e q u i v a - le n t s h a d o w p l a t t e d l a n d a r e a . 18 Co v e n a n t s s h a l l b e f i l e d a s p a r t o f a f i n a l p l a t i n or d e r t o a d d r e s s t h e d e n s i t y a n d u n i t m i x re q u i r e m e n t s o f t h e z o n e . NA DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F 2 - 89 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . DW E L L I N G U N I T M I X Ge n e r a l Ex i s t i n g d e v e l o p m e n t : N o n e r e q u i r e d . Fo r p a r c e l s w h i c h a r e a m a x i m u m s i z e of 1 / 2 a c r e a s o f t h e e f f e c t i v e d a t e he r e o f ( M a r c h 1 , 1 9 9 5 ) : N o n e r e q u i r e d . Fu l l s u b d i v i s i o n s a n d / o r d e v e l o p m e n t on p a r c e l s g r e a t e r t h a n 1 / 2 a c r e , ex c l u d i n g s h o r t p l a t s : A m i n i m u m o f 50 % t o a m a x i m u m o f 1 0 0 % o f d e t a c h e d or s e m i - a t t a c h e d d w e l l i n g u n i t s . A m i n i - mu m o f o n e d e t a c h e d o r s e m i - a t t a c h e d dw e l l i n g u n i t m u s t b e p r o v i d e d f o r e a c h at t a c h e d d w e l l i n g u n i t ( e . g . , t o w n h o u s e or f l a t ) c r e a t e d w i t h i n a p r o p o s e d d e v e l - op m e n t . A m a x i m u m o f 4 u n i t s m a y b e co n s e c u t i v e l y a t t a c h e d . 4 A m i n i m u m o f 5 0 % t o a m a x i m u m o f 1 0 0 % o f pe r m i t t e d u n i t s s h a l l c o n s i s t o f d e t a c h e d , s e m i - at t a c h e d o r u p t o 3 c o n s e c u t i v e l y a t t a c h e d t o w n - ho u s e s . U p t o 4 t o w n h o u s e u n i t s m a y b e c o n - se c u t i v e l y a t t a c h e d i f p r o v i s i o n s o f R M C 4- 9 - 0 6 5 , D e n s i t y B o n u s R e v i e w , a r e m e t . A m a x i m u m o f 5 0 % o f t h e p e r m i t t e d u n i t s i n a pr o j e c t m a y c o n s i s t o f : • 4 t o 6 c o n s e c u t i v e l y a t t a c h e d t o w n h o u s e s ; •F l a t s ; • T o w n h o u s e s / f l a t s i n o n e s t r u c t u r e . Pr o v i d e d t h a t b u i l d i n g s s h a l l n o t e x c e e d 6 d w e l l - in g u n i t s p e r s t r u c t u r e , e x c e p t a s p r o v i d e d i n RM C 4 - 9 - 0 6 5 , D e n s i t y B o n u s R e v i e w . NA NU M B E R O F D W E L L I N G U N I T S P E R L O T Ge n e r a l On l y 1 r e s i d e n t i a l b u i l d i n g ( e . g . , de t a c h e d d w e l l i n g , s e m i - a t t a c h e d d w e l l - in g , t o w n h o u s e , f l a t , e t c . ) w i t h a m a x i - mu m o f 4 r e s i d e n t i a l u n i t s a n d a s s o c i a t e d ac c e s s o r y s t r u c t u r e s f o r t h a t b u i l d i n g sh a l l b e p e r m i t t e d o n a l e g a l l o t e x c e p t f o r re s i d e n t i a l b u i l d i n g s l e g a l l y e x i s t i n g a t t h e ef f e c t i v e d a t e h e r e o f . F o r t h e p u r p o s e s o f th i s s u b s e c t i o n , “ l e g a l l o t ” m e a n s a l o t cr e a t e d t h r o u g h t h e s u b d i v i s i o n p r o c e s s , or t h r o u g h a n o t h e r m e c h a n i s m w h i c h cr e a t e s i n d i v i d u a l t i t l e f o r t h e r e s i d e n t i a l bu i l d i n g a n d a n y a s s o c i a t e d p r i v a t e y a r d s (e . g . , c o n d o m i n i u m ) . 4 1 r e s i d e n t i a l s t r u c t u r e a n d a s s o c i a t e d a c c e s s o r y bu i l d i n g s f o r t h a t s t r u c t u r e s h a l l b e p e r m i t t e d p e r lo t , e x c e p t f o r r e s i d e n t i a l b u i l d i n g s l e g a l l y e x i s t - in g a t t h e d a t e o f a d o p t i o n o f t h i s S e c t i o n . 4 NA DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F (Revised 1/05)2 - 90 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . LO T D I M E N S I O N S Mi n i m u m L o t Si z e fo r l o t s cr e a t e d a f t e r J u l y 11 , 1 9 9 3 De n s i t y r e q u i r e m e n t s s h a l l t a k e p r e c e - de n c e o v e r t h e f o l l o w i n g m i n i m u m l o t si z e s t a n d a r d s . Fo r p a r c e l s w h i c h e x c e e d 1 / 2 a c r e i n si z e : De t a c h e d a n d s e m i - a t t a c h e d d w e l l - in g u n i t s : 3 , 0 0 0 s q . f t . p e r d w e l l i n g u n i t . At t a c h e d t o w n h o u s e d w e l l i n g u n i t s : 2, 0 0 0 s q . f t . p e r d w e l l i n g u n i t . 2 f l a t s : 5 , 0 0 0 s q . f t . p e r s t r u c t u r e . 3 f l a t s : 7 , 5 0 0 s q . f t . p e r s t r u c t u r e . 4 f l a t s : 1 0 , 0 0 0 s q . f t . p e r s t r u c t u r e . Fo r p a r c e l s t h a t a r e 1 / 2 a c r e o r l e s s i n si z e a s o f M a r c h 1 , 1 9 9 5 : N o m i n i m u m lo t s i z e r e q u i r e m e n t w h e n t h e y a r e s u b - se q u e n t l y s u b d i v i d e d . D e n s i t y r e q u i r e - me n t s s h a l l a p p l y . De n s i t y r e q u i r e m e n t s s h a l l t a k e p r e c e d e n c e ov e r t h e f o l l o w i n g m i n i m u m l o t s i z e s t a n d a r d s . Re s i d e n t i a l U s e s : De t a c h e d o r s e m i - a t t a c h e d u n i t s : 3 , 0 0 0 s q . f t . Up t o 3 T o w n h o u s e U n i t s C o n s e c u t i v e l y At t a c h e d : At t a c h e d e x t e r i o r / e n d u n i t : 2 , 5 0 0 s q . f t . At t a c h e d i n t e r i o r / m i d d l e u n i t : 2 , 0 0 0 s q . f t . Gr e a t e r t h a n 3 T o w n h o u s e U n i t s C o n s e c u - ti v e l y A t t a c h e d ; F l a t s ; T o w n h o u s e / F l a t C o m - bi n a t i o n s : At t a c h e d e x t e r i o r / e n d t o w n h o u s e u n i t : 2 , 0 0 0 sq . f t . At t a c h e d i n t e r i o r / m i d d l e t o w n h o u s e u n i t o r fl a t s : 1 , 8 0 0 s q . f t . Co m m e r c i a l o r C i v i c U s e s : N o n e . No n e Mi n i m u m L o t Wi d t h fo r l o t s cr e a t e d a f t e r J u l y 11 , 1 9 9 3 De t a c h e d o r s e m i - a t t a c h e d d w e l l i n g s : In t e r i o r l o t s : 3 0 f t . Co r n e r l o t s : 4 0 f t . To w n h o u s e s : 2 0 f t . 19 Fl a t s : 50 f t . Re s i d e n t i a l U s e s : De t a c h e d o r s e m i - a t t a c h e d : 3 0 f t . Up t o 3 T o w n h o u s e U n i t s C o n s e c u t i v e l y At t a c h e d : At t a c h e d e x t e r i o r / e n d t o w n h o u s e u n i t : 2 5 f t . At t a c h e d i n t e r i o r / m i d d l e t o w n h o u s e u n i t : 2 0 f t . Gr e a t e r t h a n 3 T o w n h o u s e U n i t s C o n s e c u - ti v e l y A t t a c h e d ; F l a t s ; T o w n h o u s e / F l a t C o m - bi n a t i o n s : At t a c h e d e x t e r i o r / i n t e r i o r t o w n h o u s e u n i t : 2 0 f t . Fl a t s : 5 0 f t . “T ” s u f f i x : 1 4 f t . Al l o t h e r s u f f i x e s : 5 0 f t . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F 2 - 91 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . LO T D I M E N S I O N S ( C o n t i n u e d ) Mi n i m u m L o t De p t h fo r l o t s cr e a t e d a f t e r J u l y 11 , 1 9 9 3 55 f t . 19 Re s i d e n t i a l U s e s : De t a c h e d o r s e m i - a t t a c h e d : 5 0 f t . Up t o 3 T o w n h o u s e U n i t s C o n s e c u t i v e l y At t a c h e d : At t a c h e d e x t e r i o r / i n t e r i o r t o w n h o u s e u n i t : 4 5 f t . Gr e a t e r t h a n 3 T o w n h o u s e U n i t s C o n s e c u - ti v e l y A t t a c h e d ; F l a t s ; T o w n h o u s e / F l a t C o m - bi n a t i o n s : At t a c h e d e x t e r i o r / i n t e r i o r t o w n h o u s e u n i t : 4 0 f t . Fl a t s : 3 5 f t . 65 f t . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F (Revised 1/05)2 - 92 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . SE T B A C K S 8 Mi n i m u m F r o n t Ya r d Al o n g s t r e e t s e x i s t i n g a s o f M a r c h 1 , 19 9 5 : 2 0 f t . 9, 2 0 Al o n g s t r e e t s c r e a t e d a f t e r M a r c h 1 , 19 9 5 : 10 f t . f o r t h e p r i m a r y s t r u c t u r e a n d 20 f t . f o r a t t a c h e d g a r a g e s w h i c h a c c e s s fr o m t h e f r o n t y a r d s t r e e t ( s ) . 20 Re s i d e n t i a l U s e s : De t a c h e d a n d s e m i - a t t a c h e d u n i t s w i t h pa r k i n g a c c e s s p r o v i d e d f r o m t h e f r o n t : 1 8 ft . 20 De t a c h e d a n d s e m i - a t t a c h e d u n i t s w i t h pa r k i n g a c c e s s p r o v i d e d f r o m t h e r e a r v i a st r e e t o r a l l e y : 1 0 f t . , u n l e s s t h e l o t i s ad j a c e n t 14 t o a p r o p e r t y z o n e d R C , R - 1 , R - 4 , R- 8 , o r R - 1 0 , t h e n s e t b a c k m u s t b e 1 5 f t . 20 At t a c h e d u n i t s , a n d t h e i r a c c e s s o r y s t r u c - tu r e s w i t h p a r k i n g p r o v i d e d f r o m t h e f r o n t : 20 f t . 20 At t a c h e d u n i t s a n d t h e i r a c c e s s o r y s t r u c - tu r e s w i t h p a r k i n g p r o v i d e d f r o m t h e r e a r vi a s t r e e t o r a l l e y : 1 0 f t . , u n l e s s t h e l o t i s ad j a c e n t 14 t o a p r o p e r t y z o n e d R C , R - 1 , R - 4 , R- 8 , o r R - 1 0 , t h e n s e t b a c k m u s t b e 1 5 f t . 20 Co m m e r c i a l o r C i v i c U s e s : 10 f t . – e x c e p t w h e n a b u t t i n g 15 o r a d j a c e n t 14 t o re s i d e n t i a l d e v e l o p m e n t t h e n 1 5 f t . 20 “U ” s u f f i x : 5 f t . 1, 2 “T ” s u f f i x : 5 f t . “F ” s u f f i x : 2 0 f t . Mi n i m u m S i d e Ya r d A l o n g a St r e e t 10 f t . f o r a p r i m a r y s t r u c t u r e , a n d 2 0 f t . f o r at t a c h e d g a r a g e s w h i c h a c c e s s f r o m t h e si d e y a r d s t r e e t . 20 Re s i d e n t i a l U s e s : 10 f t . f o r a p r i m a r y s t r u c t u r e , a n d 1 8 f t . f o r at t a c h e d g a r a g e s w h i c h a c c e s s f r o m t h e s i d e ya r d s t r e e t . 20 “U ” a n d “ T ” s u f f i x e s a n d o n a l l p r e v i - ou s l y e x i s t i n g p l a t t e d l o t s w h i c h a r e 5 0 ft . o r l e s s i n w i d t h : 1 0 f t . Al l o t h e r s u f f i x e s w i t h l o t s o v e r 5 0 f t . i n wi d t h : 2 0 f t . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F 2 - 93 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . SE T B A C K S 8 (C o n t i n u e d ) Mi n i m u m S i d e Ya r d De t a c h e d d w e l l i n g s : 5 f t . 3, 2 0 Se m i - A t t a c h e d a n d A t t a c h e d U n i t s : 5 ft . f o r t h e u n a t t a c h e d s i d e ( s ) o f t h e s t r u c - tu r e . 0 f t . f o r t h e a t t a c h e d s i d e ( s ) . 20 Ab u t t i n g R C , R - 1 , R - 4 o r R - 8 : 15 2 5 f t . in t e r i o r s i d e y a r d s e t b a c k f o r a l l s t r u c - tu r e s c o n t a i n i n g 3 o r m o r e a t t a c h e d dw e l l i n g u n i t s o n a l o t . 20 Re s i d e n t i a l U s e s : De t a c h e d a n d s e m i - a t t a c h e d p r i m a r y s t r u c - tu r e s : 5 f t . 20 At t a c h e d t o w n h o u s e s , f l a t s o v e r 3 u n i t s a n d th e i r a c c e s s o r y s t r u c t u r e s : 5 f t . o n b o t h si d e s . 1 0 f t . w h e n t h e l o t i s a d j a c e n t 14 t o a lo w e r i n t e n s i t y r e s i d e n t i a l l y z o n e d p r o p e r t y . 20 At t a c h e d a c c e s s o r y s t r u c t u r e s : N o n e re q u i r e d . 20 Co m m e r c i a l o r C i v i c U s e s : No n e – e x c e p t w h e n a b u t t i n g 15 o r a d j a c e n t 14 t o re s i d e n t i a l d e v e l o p m e n t – 1 5 f t . 20 “T ” s u f f i x – A t t a c h e d U n i t s : A m i n i m u m o f 3 f t . f o r t h e u n a t t a c h e d s i d e ( s ) o f t h e s t r u c - tu r e . 0 f t . f o r t h e a t t a c h e d s i d e ( s ) . St a n d a r d M i n i m u m S e t b a c k s f o r a l l o t h e r su f f i x e s : M i n i m u m s e t b a c k s f o r s i d e ya r d s : 22 Lo t w i d t h : l e s s t h a n o r e q u a l t o 5 0 f t . – Y a r d se t b a c k : 5 f t . Lo t w i d t h : 5 0 . 1 t o 6 0 f t . – Y a r d s e t b a c k : 6 f t . Lo t w i d t h : 6 0 . 1 t o 7 0 f t . – Y a r d s e t b a c k : 7 f t . Lo t w i d t h : 7 0 . 1 t o 8 0 f t . – Y a r d s e t b a c k : 8 f t . Lo t w i d t h : 8 0 . 1 t o 9 0 f t . – Y a r d s e t b a c k : 9 f t . Lo t w i d t h 9 0 . 1 t o 1 0 0 f t . – Y a r d s e t b a c k : 1 0 ft .Lo t w i d t h 1 0 0 . 1 t o 1 1 0 f t . – Y a r d s e t b a c k : 11 f t . Lo t w i d t h : 1 1 0 . 1 + f t . – Y a r d s e t b a c k : 1 2 f t . Ad d i t i o n a l S e t b a c k s f o r S t r u c t u r e s Gr e a t e r t h a n 2 S t o r i e s : T h e e n t i r e s t r u c - tu r e s h a l l b e s e t b a c k a n a d d i t i o n a l 1 f t . f o r ea c h s t o r y i n e x c e s s o f 2 u p t o a m a x i m u m cu m u l a t i v e s e t b a c k o f 2 0 f t . Sp e c i a l s i d e y a r d s e t b a c k f o r l o t s a b u t - ti n g S i n g l e F a m i l y R e s i d e n t i a l Z o n e s R C , R- 1 , R - 4 , R - 8 , a n d R - 1 0 : 15 2 5 f t . a l o n g t h e ab u t t i n g s i d e ( s ) o f t h e p r o p e r t y . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F (Revised 1/05)2 - 94 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . SE T B A C K S 8 (C o n t i n u e d ) Mi n i m u m R e a r Ya r d Un i t w i t h A t t a c h e d S t r e e t A c c e s s Ga r a g e : 1 5 f t . H o w e v e r , i f t h e l o t a b u t s a lo t z o n e d R C , R - 1 , R - 4 , o r R - 8 , a 2 5 f t . se t b a c k s h a l l b e r e q u i r e d o f a l l a t t a c h e d dw e l l i n g u n i t s . 20 Un i t w i t h A t t a c h e d A l l e y A c c e s s Ga r a g e : 3 f t . p r o v i d e d t h a t t h e g a r a g e mu s t b e s e t b a c k a s u f f i c i e n t d i s t a n c e t o pr o v i d e a m i n i m u m o f 2 4 f t . o f b a c k - o u t ro o m , c o u n t i n g a l l e y s u r f a c e . I f t h e r e i s oc c u p i a b l e s p a c e a b o v e a n a t t a c h e d ga r a g e w i t h a l l e y a c c e s s , t h e m i n i m u m se t b a c k f o r t h e o c c u p i a b l e s p a c e s h a l l b e th e s a m e a s t h e m i n i m u m s e t b a c k f o r t h e un i t w i t h a t t a c h e d a l l e y a c c e s s g a r a g e . 20 Re s i d e n t i a l U s e s : 15 f t . 20 Co m m e r c i a l o r C i v i c U s e s : No n e – e x c e p t w h e n a b u t t i n g 15 o r a d j a c e n t 14 t o re s i d e n t i a l d e v e l o p m e n t t h e n 1 5 f t . 20 “U ” s u f f i x : 5 f t . , 1, 2 u n l e s s l o t a b u t s a n R C , R- 1 , R - 4 , R - 8 , o r R - 1 0 z o n e , t h e n 2 5 f t . “T ” s u f f i x : 5 f t . “F ” s u f f i x : 1 5 f t . Cl e a r V i s i o n Ar e a In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . i n he i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r v i s i o n ar e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . i n h e i g h t in t r u d e i n t o t h e 2 0 f t . c l e a r v i s i o n a r e a d e f i n e d i n RM C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . i n he i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r v i s i o n ar e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . Mi n i m u m Fr e e w a y Fr o n t a g e Se t b a c k 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e s t r e e t pr o p e r t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e s t r e e t p r o p - er t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e s t r e e t pr o p e r t y l i n e . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F 2 - 95 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . BU I L D I N G S T A N D A R D S Ma x i m u m Nu m b e r o f St o r i e s a n d Ma x i m u m Bu i l d i n g H e i g h t , ex c e p t f o r P u b l i c us e s h a v i n g a “P u b l i c S u f f i x ” ( P ) de s i g n a t i o n . 7, 2 1 2 s t o r i e s a n d 3 0 f t . i n h e i g h t . Re s i d e n t i a l U s e s : 2 s t o r i e s a n d 3 0 f t . S e e R M C 4 - 9 - 0 6 5 , D e n s i t y Bo n u s R e v i e w . Co m m e r c i a l U s e s : 1 s t o r y a n d 2 0 f t . Ci v i c U s e s : 2 s t o r i e s . “U ” s u f f i x : 5 0 f t . / 5 s t o r i e s . “T ” s u f f i x : 35 f t . / 3 s t o r i e s . “F ” s u f f i x : 3 5 f t . / 3 s t o r i e s . 5, 6 Ma x i m u m He i g h t f o r Wi r e l e s s Co m m u n i c a t i o n Fa c i l i t i e s Se e R M C 4 - 4 - 1 4 0 G . S e e R M C 4 - 4 - 1 4 0 G . S e e R M C 4 - 4 - 1 4 0 G . Bu i l d i n g Lo c a t i o n NA Re s i d e n t i a l U s e s : Dw e l l i n g s s h a l l b e a r r a n g e d i n a m a n n e r w h i c h cr e a t e s a n e i g h b o r h o o d e n v i r o n m e n t . Re s i d e n t i a l u n i t s a n d a n y a s s o c i a t e d c o m m e r - ci a l d e v e l o p m e n t w i t h i n a n o v e r a l l d e v e l o p m e n t sh a l l b e c o n n e c t e d t h r o u g h o r g a n i z a t i o n o f ro a d s , b l o c k s , y a r d s , c e n t r a l p l a c e s , p e d e s t r i a n li n k a g e a n d a m e n i t y f e a t u r e s . Fr o n t f a c a d e s o f s t r u c t u r e s s h a l l a d d r e s s t h e pu b l i c s t r e e t , p r i v a t e s t r e e t o r c o u r t b y p r o v i d i n g : – a l a n d s c a p e d p e d e s t r i a n c o n n e c t i o n ; a n d – a n e n t r y f e a t u r e f a c i n g t h e f r o n t y a r d . NA DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F (Revised 1/05)2 - 96 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . BU I L D I N G S T A N D A R D S ( C o n t i n u e d ) Bu i l d i n g D e s i g n NA Re s i d e n t i a l U s e s : Ar c h i t e c t u r a l d e s i g n s h a l l i n c o r p o r a t e : a) V a r i a t i o n i n v e r t i c a l a n d h o r i z o n t a l m o d u l a t i o n of s t r u c t u r a l f a c a d e s a n d r o o f l i n e s a m o n g i n d i - vi d u a l a t t a c h e d d w e l l i n g u n i t s ( e . g . , a n g u l a r de s i g n , m o d u l a t i o n , m u l t i p l e r o o f p l a n e s ) , a n d b ) pr i v a t e e n t r y f e a t u r e s w h i c h a r e d e s i g n e d t o p r o - vi d e i n d i v i d u a l g r o u n d - f l o o r c o n n e c t i o n t o t h e ou t s i d e f o r d e t a c h e d , s e m i - a t t a c h e d , a n d t o w n - ho u s e u n i t s . Co m m e r c i a l o r C i v i c U s e s : St r u c t u r e s s h a l l b e : a) D e s i g n e d t o s e r v e a s a f o c a l p o i n t f o r t h e r e s - id e n t i a l c o m m u n i t y ; a n d b ) c o m p a t i b l e w i t h a r c h i - te c t u r a l c h a r a c t e r a n d s i t e f e a t u r e s o f su r r o u n d i n g r e s i d e n t i a l d e v e l o p m e n t a n d c h a r - ac t e r i s t i c s ; a n d c ) d e s i g n e d t o i n c l u d e a c o m m o n mo t i f o r t h e m e ; a n d d ) p e d e s t r i a n o r i e n t e d th r o u g h s u c h m e a s u r e s a s : p e d e s t r i a n w a l k - wa y s , p e d e s t r i a n a m e n i t i e s a n d i m p r o v e m e n t s wh i c h s u p p o r t a v a r i e t y o f m o d e s o f t r a n s p o r t a - ti o n ( e . g . , b i c y c l e r a c k s ) . “U ” s u f f i x : Mo d u l a t i o n o f v e r t i c a l a n d h o r i z o n t a l fa c a d e s i s r e q u i r e d a t a m i n i m u m o f 2 f t . a t an i n t e r v a l o f a m i n i m u m o f f s e t o f 4 0 f t . o n ea c h b u i l d i n g f a c e . “U ” a n d “ T ” s u f f i x e s : Se e R M C 4 - 3 - 1 0 0 f o r U r b a n C e n t e r D e s i g n Ov e r l a y R e g u l a t i o n s . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F 2 - 97 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . BU I L D I N G S T A N D A R D S ( C o n t i n u e d ) Pr o j e c t S i z e Li m i t a t i o n s NA Ci v i c U s e s : Th e m a x i m u m l o t a r e a d e d i c a t e d f o r c i v i c u s e s sh a l l b e l i m i t e d t o 1 0 % o f t h e n e t d e v e l o p a b l e ar e a o f a p r o p e r t y . B u i l d i n g s i z e s h a l l b e l i m i t e d to 3 , 0 0 0 s q . f t . o f g r o s s f l o o r a r e a , e x c e p t t h a t b y He a r i n g E x a m i n e r c o n d i t i o n a l u s e p e r m i t c i v i c us e s m a y b e a l l o w e d t o b e a m a x i m u m o f 5 , 0 0 0 sq . f t . f o r a l l u s e s . 4 Co m m e r c i a l U s e s : Th e m a x i m u m a r e a d e d i c a t e d f o r a l l c o m m e r c i a l us e s s h a l l b e l i m i t e d t o 1 0 % o f t h e n e t d e v e l o p - ab l e p o r t i o n o f a p r o p e r t y . B u i l d i n g s i z e s h a l l b e li m i t e d t o 3 , 0 0 0 s q . f t . o f g r o s s f l o o r a r e a . 4 NA Ma x i m u m Bu i l d i n g L e n g t h NA Up t o 3 C o n s e c u t i v e l y A t t a c h e d T o w n - ho u s e s : Bu i l d i n g l e n g t h s h a l l n o t e x c e e d 8 5 f t . , un l e s s o t h e r w i s e g r a n t e d p e r R M C 4 - 9 - 0 6 5 , De n s i t y B o n u s R e v i e w . Ov e r 3 C o n s e c u t i v e l y A t t a c h e d T o w n h o u s e s ; Fl a t s ; T o w n h o u s e s / F l a t s i n O n e S t r u c t u r e : Sh a l l n o t e x c e e d 1 1 5 f t . i n l e n g t h , u n l e s s o t h e r - wi s e g r a n t e d p e r R M C 4 - 9 - 0 6 5 , D e n s i t y B o n u s Re v i e w . NA Ma x i m u m Bu i l d i n g Co v e r a g e De t a c h e d o r s e m i - a t t a c h e d u n i t s : 7 0 % . Fl a t s o r t o w n h o u s e s : 5 0 % . 50 % . “U ” s u f f i x : 7 5 % . “T ” s u f f i x : 75 % . “F ” s u f f i x : 3 5 % . A m a x i m u m c o v e r a g e o f 4 5 % m a y b e ob t a i n e d t h r o u g h t h e H e a r i n g E x a m i n e r s i t e de v e l o p m e n t p l a n r e v i e w p r o c e s s . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F (Revised 1/05)2 - 98 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . BU I L D I N G S T A N D A R D S ( C o n t i n u e d ) Ma x i m u m Im p e r v i o u s Su r f a c e A r e a De t a c h e d o r s e m i - a t t a c h e d u n i t s : 7 5 % . Fl a t s o r t o w n h o u s e s : 6 0 % . NA “U ” a n d “ T ” s u f f i x e s : 8 5 % . Al l o t h e r s u f f i x e s : 7 5 % . LA N D S C A P I N G Ge n e r a l Se t b a c k a r e a s s h a l l b e l a n d s c a p e d , ex c l u d i n g d r i v e w a y s a n d w a l k w a y s ex c e p t f o r d e t a c h e d , s e m i - a t t a c h e d , o r 2 at t a c h e d r e s i d e n t i a l u n i t s . Re s i d e n t i a l U s e s : Th e e n t i r e f r o n t s e t b a c k , e x c l u d i n g d r i v e w a y s an d a n e n t r y w a l k w a y , s h a l l b e l a n d s c a p e d . Co m m e r c i a l o r C i v i c U s e s : Lo t s a b u t t i n g p u b l i c s t r e e t s s h a l l b e i m p r o v e d wi t h a m i n i m u m 1 0 f t . w i d e l a n d s c a p i n g s t r i p . 16 Lo t s a b u t t i n g 15 re s i d e n t i a l p r o p e r t y ( i e s ) z o n e d RC , R - 1 , R - 4 , R - 8 , R - 1 0 o r R - 1 4 s h a l l b e im p r o v e d a l o n g t h e c o m m o n b o u n d a r y w i t h a mi n i m u m 1 5 f t . w i d e l a n d s c a p e d s e t b a c k a n d a si g h t - o b s c u r i n g s o l i d b a r r i e r w a l l . 17 Se t b a c k a r e a s s h a l l b e l a n d s c a p e d , u n l e s s ot h e r w i s e d e t e r m i n e d t h r o u g h t h e s i t e de v e l o p m e n t p l a n r e v i e w p r o c e s s . 23 Fo r R M - U , t h e l a n d s c a p e r e q u i r e m e n t d o e s no t a p p l y i n t h e D o w n t o w n C o r e ( s e e R M C 4- 2 - 0 8 0 C ) , o r i f s e t b a c k s a r e r e d u c e d . 1 If a b u t t i n g 15 a l o t z o n e d R C , R - 1 , R - 4 , R - 8 , or R - 1 0 , t h e n a 1 5 f t . l a n d s c a p e s t r i p s h a l l be r e q u i r e d a l o n g t h e a b u t t i n g p o r t i o n s o f th e l o t . 17 SC R E E N I N G Su r f a c e Mo u n t e d o r Ro o f T o p Eq u i p m e n t , o r Ou t d o o r S t o r a g e Se e R M C 4 - 4 - 0 9 5 . Se e R M C 4 - 4 - 0 9 5 . Se e R M C 4 - 4 - 0 9 5 . Re c y c l a b l e s a n d Re f u s e Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . DU M P S T E R / R E C Y C L I N G C O L L E C T I O N A R E A Mi n i m u m S i z e an d L o c a t i o n Re q u i r e m e n t s Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F Ex c e p t i o n s a n d a d d i t i o n a l s t a n d a r d s a r e l o c a t e d i n R M C 4 - 2 - 0 8 0 . 2 - 99 (Revised 1/05) PA R K I N G A N D L O A D I N G Ge n e r a l Se e R M C 4 - 4 - 0 8 0 . Se e R M C 4 - 4 - 0 8 0 . Co m m e r c i a l / C i v i c : Pa r k i n g a r e a s a b u t t i n g r e s i - de n t i a l d e v e l o p m e n t s h a l l b e s c r e e n e d w i t h a so l i d b a r r i e r f e n c e a n d / o r l a n d s c a p i n g . Al l s u f f i x e s : S e e R M C 4 - 4 - 0 8 0 . Re q u i r e d Lo c a t i o n f o r Pa r k i n g Fo r a n y u n i t , r e q u i r e d p a r k i n g s h a l l b e pr o v i d e d i n t h e r e a r y a r d a r e a w h e n a l l e y ac c e s s i s a v a i l a b l e . F o r f l a t s , w h e n a l l e y ac c e s s i s n o t a v a i l a b l e , p a r k i n g s h o u l d b e lo c a t e d i n t h e r e a r y a r d , s i d e y a r d o r un d e r g r o u n d , u n l e s s i t i s d e t e r m i n e d th r o u g h t h e m o d i f i c a t i o n p r o c e s s f o r s i t e de v e l o p m e n t p l a n e x e m p t p r o p o s a l s o r th e s i t e d e v e l o p m e n t p l a n r e v i e w p r o c e s s fo r n o n - e x e m p t p r o p o s a l s , t h a t p a r k i n g ma y b e a l l o w e d i n t h e f r o n t y a r d o r t h a t un d e r b u i l d i n g p a r k i n g ( g r o u n d l e v e l o f a re s i d e n t i a l s t r u c t u r e ) s h o u l d b e p e r m i t t e d . NA “U ” a n d “ T ” s u f f i x e s : Fo r l o t s a b u t t i n g a n a l l e y : a l l p a r k i n g s h a l l be p r o v i d e d i n t h e r e a r p o r t i o n o f t h e y a r d , an d a c c e s s s h a l l b e t a k e n f r o m t h e a l l e y . Fo r l o t s n o t a b u t t i n g a n a l l e y : n o p o r t i o n of c o v e r e d o r u n c o v e r e d p a r k i n g s h a l l b e lo c a t e d b e t w e e n t h e p r i m a r y s t r u c t u r e a n d th e f r o n t p r o p e r t y l i n e . P a r k i n g s t r u c t u r e s sh a l l b e r e c e s s e d f r o m t h e f r o n t f a c a d e o f th e p r i m a r y s t r u c t u r e a m i n i m u m o f 2 f t . “F ” s u f f i x e s : S u r f a c e p a r k i n g i s p e r m i t t e d in t h e s i d e a n d r e a r y a r d a r e a s o n l y . SI G N S Ge n e r a l Se e R M C 4 - 4 - 1 0 0 . S e e R M C 4 - 4 - 1 0 0 . S e e R M C 4 - 4 - 1 0 0 . CR I T I C A L A R E A S Ge n e r a l Se e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . S e e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . S e e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110F (Revised 1/05)2 - 100 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . (O r d . 4 7 3 6 , 8 - 2 4 - 1 9 9 8 ; O r d . 4 7 7 3 , 3 - 2 2 - 1 9 9 9 ; O r d . 4 7 8 8 , 7 - 1 9 - 1 9 9 9 ; A m d . O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; O r d . 4 9 7 1 , 6 - 1 0 - 2 0 0 2 ; O r d . 4 9 8 5 , 10 - 1 4 - 2 0 0 2 ; O r d . 50 2 8 , 1 1 - 2 4 - 2 0 0 3 ; O r d . 5 1 0 0 , 1 1 - 1 - 2 0 0 4 ) SP E C I A L D E S I G N S T A N D A R D S Ge n e r a l St r e e t P a t t e r n s : N o n m e a n d e r i n g s t r e e t pa t t e r n s a n d t h e p r o v i s i o n o f a l l e y s ( c o n - fi n e d t o s i d e y a r d o r r e a r y a r d f r o n t a g e s ) sh a l l b e t h e p r e d o m i n a n t s t r e e t p a t t e r n i n an y s u b d i v i s i o n p e r m i t t e d w i t h i n t h i s zo n e ; p r o v i d e d , t h a t t h i s d o e s n o t c a u s e th e n e e d f o r l o t s w i t h f r o n t a n d r e a r s t r e e t fr o n t a g e s o r d e a d - e n d s t r e e t s . C u l - d e - sa c s s h a l l b e a l l o w e d w h e n r e q u i r e d t o pr o v i d e p u b l i c a c c e s s t o l o t s w h e r e a th r o u g h s t r e e t c a n n o t b e p r o v i d e d o r wh e r e t o p o g r a p h y o r s e n s i t i v e a r e a s ne c e s s i t a t e t h e m . NA Pr o p e r t i e s a b u t t i n g 15 a l e s s i n t e n s e r e s i - de n t i a l z o n e m a y b e r e q u i r e d t o i n c o r p o r a t e sp e c i a l d e s i g n s t a n d a r d s ( e . g . , a d d i t i o n a l la n d s c a p i n g , l a r g e r s e t b a c k s , f a c a d e a r t i c u - la t i o n , s o l a r a c c e s s , f e n c i n g ) t h r o u g h t h e si t e d e v e l o p m e n t p l a n r e v i e w p r o c e s s . Pr o p e r t i e s a b u t t i n g 15 a d e s i g n a t e d “ f o c a l ce n t e r , ” a s d e f i n e d i n t h e C i t y ’ s C o m p r e - he n s i v e P l a n , m a y b e r e q u i r e d t o p r o v i d e sp e c i a l d e s i g n f e a t u r e s s i m i l a r t o t h o s e li s t e d a b o v e t h r o u g h t h e s i t e d e v e l o p m e n t pl a n r e v i e w p r o c e s s . EX C E P T I O N S Pr e - E x i s t i n g Le g a l L o t s No t h i n g h e r e i n s h a l l b e d e t e r m i n e d t o pr o h i b i t t h e c o n s t r u c t i o n o f a s i n g l e f a m i l y dw e l l i n g a n d i t s a c c e s s o r y b u i l d i n g s o r th e e x i s t e n c e o f a s i n g l e f a m i l y d w e l l i n g or t w o a t t a c h e d d w e l l i n g s , e x i s t i n g a s o f Ma r c h 1 , 1 9 9 5 , o n a p r e - e x i s t i n g l e g a l l o t pr o v i d e d t h a t a l l s e t b a c k , l o t c o v e r a g e , he i g h t l i m i t s , i n f r a s t r u c t u r e , a n d p a r k i n g re q u i r e m e n t s f o r t h i s z o n e c a n b e s a t i s - fi e d , a n d p r o v i s i o n s o f R M C 4 - 3 - 0 5 0 , Cr i t i c a l A r e a s , a n d o t h e r p r o v i s i o n s o f t h e Re n t o n M u n i c i p a l C o d e c a n b e m e t . No t h i n g h e r e i n s h a l l b e d e t e r m i n e d t o p r o h i b i t th e c o n s t r u c t i o n o f a s i n g l e f a m i l y d w e l l i n g a n d it s a c c e s s o r y b u i l d i n g s o n a p r e - e x i s t i n g l e g a l l o t pr o v i d e d t h a t a l l s e t b a c k , l o t c o v e r a g e , h e i g h t li m i t s , i n f r a s t r u c t u r e , a n d p a r k i n g r e q u i r e m e n t s fo r t h i s z o n e c a n b e s a t i s f i e d , a n d p r o v i s i o n s o f RM C 4 - 3 - 0 5 0 , C r i t i c a l A r e a s , a n d o t h e r p r o v i - si o n s o f t h e R e n t o n M u n i c i p a l C o d e c a n b e m e t . No t h i n g h e r e i n s h a l l b e d e t e r m i n e d t o p r o - hi b i t t h e c o n s t r u c t i o n o f a t t a c h e d d w e l l i n g s ha v i n g n o m o r e t h a n t w o u n i t s i n t h e s t r u c - tu r e , a n d i t s a c c e s s o r y b u i l d i n g s o n a p r e - ex i s t i n g l e g a l l o t ; p r o v i d e d , t h a t a l l s e t b a c k , lo t c o v e r a g e , h e i g h t l i m i t s , i n f r a s t r u c t u r e , an d p a r k i n g r e q u i r e m e n t s f o r t h i s z o n e c a n be s a t i s f i e d , a n d p r o v i s i o n s o f R M C 4- 3 - 0 5 0 , C r i t i c a l A r e a s , a n d o t h e r p r o v i - si o n s o f t h e R e n t o n M u n i c i p a l C o d e c a n b e me t . DE V E L O P M E N T S T A N D A R D S F O R R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (P r i m a r y a n d A t t a c h e d A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110G 2 - 101 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . 4- 2 - 1 1 0 G DE V E L O P M E N T S T A N D A R D S F O R M U L T I F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (D e t a c h e d 12 A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM MA X I M U M N U M B E R A N D S I Z E Ge n e r a l 2 s t r u c t u r e s , u p t o a m a x i m u m o f 7 2 0 s q . f t . fo r e a c h b u i l d i n g , o r 1 s t r u c t u r e u p t o a ma x i m u m o f 1 , 0 0 0 s q . f t . Th e t o t a l f l o o r a r e a o f a l l a c c e s s o r y b u i l d - in g s s h a l l n o t b e g r e a t e r t h a n t h e f l o o r a r e a of t h e r e s i d e n t i a l u s e s . Th e l o t c o v e r a g e o f t h e p r i m a r y r e s i d e n t i a l st r u c t u r e a l o n g w i t h a l l a c c e s s o r y b u i l d i n g s sh a l l n o t e x c e e d t h e m a x i m u m l o t c o v e r - ag e o f t h i s Z o n i n g D i s t r i c t . Ac c e s s o r y s t r u c t u r e s s h a l l o n l y b e a l l o w e d on l o t s i n c o n j u n c t i o n w i t h a p r i m a r y r e s i - de n t i a l u s e . 1 p e r r e s i d e n t i a l u n i t . Ma x i m u m o f 4 0 0 s q . f t . a n d l e s s t h a n th e f l o o r a r e a o f t h e p r i n c i p a l u n i t . Th e l o t c o v e r a g e o f t h e p r i m a r y r e s i - de n t i a l s t r u c t u r e a l o n g w i t h a l l a c c e s - so r y b u i l d i n g s s h a l l n o t e x c e e d t h e ma x i m u m l o t c o v e r a g e o f t h i s Z o n i n g Di s t r i c t . Ac c e s s o r y s t r u c t u r e s s h a l l o n l y b e al l o w e d o n l o t s i n c o n j u n c t i o n w i t h a pr i m a r y u s e . Th e l o t c o v e r a g e o f t h e p r i m a r y r e s i d e n - ti a l s t r u c t u r e a l o n g w i t h a l l a c c e s s o r y bu i l d i n g s s h a l l n o t e x c e e d t h e m a x i m u m lo t c o v e r a g e o f t h i s Z o n i n g D i s t r i c t . Ac c e s s o r y s t r u c t u r e s s h a l l o n l y b e al l o w e d o n l o t s i n c o n j u n c t i o n w i t h a p r i - ma r y u s e . LO C A T I O N Ge n e r a l NA N A “U ” s u f f i x e s : Ga r a g e s a n d c a r p o r t s s h a l l o n l y h a v e ac c e s s f r o m t h e a l l e y w h e n l o t s a b u t a n al l e y . W h e n l o t s d o n o t a b u t a n a l l e y , ga r a g e s a n d c a r p o r t s s h a l l b e l o c a t e d i n th e r e a r y a r d o r s i d e y a r d . HE I G H T Ma x i m u m N u m b e r o f St o r i e s a n d M a x i m u m Bu i l d i n g H e i g h t 21 1 s t o r y a n d 1 5 f t . 1 5 f t . 2 5 f t . e x c e p t i n t h e R M - U D i s t r i c t w h e r e th e m a x i m u m h e i g h t s h a l l b e d e t e r m i n e d th r o u g h t h e s i t e p l a n r e v i e w p r o c e s s . 4-2-110G (Revised 1/05)2 - 102 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . (O r d . 4 7 3 6 , 8 - 2 4 - 1 9 9 8 ; O r d . 4 7 8 8 , 7 - 1 9 - 1 9 9 9 ; A m d . O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; O r d . 4 9 7 1 , 6 - 1 0 - 2 0 0 2 ; O r d . 4 9 9 9 , 1 - 1 3 - 2 0 0 3 ) SE T B A C K S 8 Mi n i m u m F r o n t Y a r d No t a l l o w e d w i t h i n t h e r e q u i r e d f r o n t y a r d s or s i d e y a r d s a l o n g s t r e e t s . No t a l l o w e d w i t h i n t h e r e q u i r e d f r o n t ya r d s o r s i d e y a r d s a l o n g s t r e e t s . No t a l l o w e d w i t h i n t h e r e q u i r e d f r o n t ya r d s o r s i d e y a r d s a l o n g s t r e e t s . Mi n i m u m S i d e Y a r d 3 f t . u n l e s s l o c a t e d b e t w e e n t h e r e a r o f t h e ho u s e a n d t h e r e a r p r o p e r t y l i n e , t h e n 0 f t . si d e y a r d i s a l l o w e d . G a r a g e s , c a r p o r t s an d p a r k i n g a r e a s m u s t b e s e t b a c k f r o m th e r e a r p r o p e r t y l i n e a s u f f i c i e n t d i s t a n c e to p r o v i d e a m i n i m u m o f 2 4 f t . o f b a c k - o u t ro o m , e i t h e r o n - s i t e o r c o u n t i n g i m p r o v e d al l e y s u r f a c e o r o t h e r i m p r o v e d r i g h t - o f - wa y s u r f a c e . 11 Si d e Y a r d : N o n e r e q u i r e d . 3 f t . u n l e s s l o c a t e d b e t w e e n t h e r e a r o f th e h o u s e a n d t h e r e a r p r o p e r t y l i n e , t h e n 0 f t . s i d e y a r d i s a l l o w e d . G a r a g e s , c a r - po r t s a n d p a r k i n g a r e a s m u s t b e s e t b a c k fr o m t h e r e a r p r o p e r t y l i n e a s u f f i c i e n t d i s - ta n c e t o p r o v i d e a m i n i m u m o f 2 4 f t . o f ba c k - o u t r o o m , e i t h e r o n - s i t e o r c o u n t i n g im p r o v e d a l l e y s u r f a c e o r o t h e r i m p r o v e d ri g h t - o f - w a y s u r f a c e . 11 Mi n i m u m R e a r Y a r d 3 f t . u n l e s s l o c a t e d b e t w e e n t h e r e a r o f t h e ho u s e a n d t h e r e a r p r o p e r t y l i n e , t h e n 0 f t . re a r y a r d i s a l l o w e d . G a r a g e s , c a r p o r t s a n d pa r k i n g a r e a s m u s t b e s e t b a c k f r o m t h e re a r p r o p e r t y l i n e a s u f f i c i e n t d i s t a n c e t o pr o v i d e a m i n i m u m o f 2 4 f t . o f b a c k - o u t ro o m , e i t h e r o n - s i t e o r c o u n t i n g i m p r o v e d al l e y s u r f a c e o r o t h e r i m p r o v e d r i g h t - o f - wa y s u r f a c e . 11 3 f t . u n l e s s l o c a t e d b e t w e e n t h e r e a r of t h e h o u s e a n d t h e r e a r p r o p e r t y li n e , t h e n 0 f t . r e a r y a r d i s a l l o w e d . Ga r a g e s a n d c a r p o r t s m u s t p r o v i d e a mi n i m u m o f 2 4 f t . o f b a c k - o u t r o o m , ei t h e r o n - s i t e o r c o u n t i n g i m p r o v e d al l e y s u r f a c e o r o t h e r i m p r o v e d r i g h t - of - w a y s u r f a c e . 3 f t . u n l e s s l o c a t e d b e t w e e n t h e r e a r o f th e h o u s e a n d t h e r e a r p r o p e r t y l i n e , t h e n 0 f t . r e a r y a r d i s a l l o w e d . G a r a g e s , c a r - po r t s a n d p a r k i n g a r e a s m u s t b e s e t b a c k fr o m t h e r e a r p r o p e r t y l i n e s a s u f f i c i e n t di s t a n c e t o p r o v i d e a m i n i m u m o f 2 4 f t . o f ba c k - o u t r o o m , e i t h e r o n - s i t e o r c o u n t i n g im p r o v e d a l l e y s u r f a c e o r o t h e r i m p r o v e d ri g h t - o f - w a y s u r f a c e . 22 Sp e c i a l S e t b a c k s f o r An i m a l H u s b a n d r y Re l a t e d S t r u c t u r e s Se e R M C 4 - 4 - 0 1 0 . N A N A Cl e a r V i s i o n A r e a In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . i n he i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r v i s i o n ar e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . in h e i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r vi s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . i n he i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r v i s i o n ar e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . CR I T I C A L A R E A S Ge n e r a l Se e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . Se e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . Se e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . DE V E L O P M E N T S T A N D A R D S F O R M U L T I F A M I L Y R E S I D E N T I A L Z O N I N G D E S I G N A T I O N S (D e t a c h e d 12 A c c e s s o r y S t r u c t u r e s ) R- 1 0 R- 1 4 RM 4-2-110H 2 - 103 (Revised 1/05) 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 may be reduced to zero feet (0′) by the Reviewing Official during the site develop- ment plan review process provided the applicant demonstrates that the project will provide a compensatory amenity such as an entryway courtyard, private balconies or enhanced landscaping. 2. If the structure located in the RM-U Zone exceeds four (4) stories in height, a fifteen foot (15′) front setback from the property line shall be required of all portions of the structure which exceed four (4) stories. This requirement may be modified by the Reviewing Official during the site develop- ment plan review process to a uniform five foot (5′) front setback for the entire struc- ture; provided, that the structure provides a textured or varied facade (e.g., multiple setbacks, brickwork and/or ornamenta- tion) and consideration of the pedestrian environment (e.g., extra sidewalk width, canopies, enhanced landscaping). 3. Minimum side yard setbacks for detached dwellings on lots with zero lot line on one side: ten feet (10′) on side with side yard. Five feet (5′) maintenance/no build ease- ments on lots adjoining the zero lot line shall be required. 4. Use-related provisions are not variable. Use-related provisions that are not eligible for a variance include: building size, units per structure/lot, or densities. Unless bonus size or density provisions are spe- cifically authorized, the modification of building size, units per structure, or densi- ties requires a legislative change in the code provisions and/or a Comprehensive Plan amendment/rezone. 5. In all districts except the “U” and “T,” more stories and an additional ten feet (10′) in height may be obtained through the provi- sion of additional amenities such as pitched roofs, additional recreation facili- ties, underground parking, and/or addi- tional landscaped open space areas, as determined through the site development plan review process. 6. In the “F” District, additional height for a residential dwelling structure may be obtained through the site development plan review process depending on the compatibility of the proposed buildings with adjacent existing residential development. In no case shall the height of a residential structure exceed forty five feet (45′). 7. In no case shall building height exceed the maximum allowed by the Airport Compati- ble Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. 8. Allowed projection into setbacks: a. Fireplace structures, bay or garden windows, enclosed stair landings, and similar structures as determined by the Zoning Administrator may project twenty four inches (24″) into any set- back in the R-10, R-14 and RM Zones and may project thirty inches (30″) into a street setback in the R-14 Zone, provided, such projections are: (i) Limited to two (2) per facade. (ii) Not wider than ten feet (10′). b. Fences, rockeries, and retaining walls with a height of forty eight inches (48″) or less may be constructed within any required setback; provided, that they are located outside of the twenty foot (20′) clear vision area specified in RMC 4-11-030, definition of “clear vision area.” c. Uncovered steps and decks not exceeding eighteen inches (18″) above the finished grade may project to the property line. d. Steps and decks having no roof cov- ering and being not over forty two inches (42″) high may be built within the front yard setback. e. In the R-14 Zone only, uncovered decks eighteen inches (18″) or higher above grade at any point along outer edge of structure may project twenty 4-2-110H (Revised 1/05)2 - 104 four inches (24″) into an interior set- back. f. Eaves and cornices may project up to twenty four inches (24″) into any required setback. 9. A front yard setback of less than twenty feet (20′) may be allowed by the Develop- ment Services Division if the average front setback of existing primary structures on lots abutting the side yards is less than twenty feet (20′). In such case, the front yard setback shall not be less than the average of the front setback of the abutting primary structures; however, in no case shall a minimum setback of less than twenty feet (20′) be allowed for garages which access from the front yard street(s). 10. See RMC 4-3-100, Urban Center Design Overlay Regulations. 11. Except animal husbandry related struc- tures. 12. In order to be considered detached, a structure must be sited a minimum of six feet (6′) from any residential structure. 13. In the event the applicant shows that mini- mum density cannot be achieved due to lot configuration, lack of access, or physical constraints, minimum density requirements may be reduced by the Reviewing Official. Phasing, shadow platting, or land reserves may be used to satisfy the minimum den- sity requirements if the applicant can dem- onstrate that the current development would not preclude the provision of ade- quate access and infrastructure to future development and would allow for the even- tual satisfaction of minimum density requirements through future development. Within the Urban Center, surface parking may be considered a land reserve. 14. Adjacent is defined as “lots located across a street, railroad or right-of-way, except limited access roads.” 15. Abutting is defined as “lots sharing com- mon property lines.” 16. The Reviewing Official may modify this provision, through the site development plan review process, where it is deter- mined that specific portions of the required landscaping strip may be developed and maintained as a usable public open space with an opening directly to a public entrance. 17. The Reviewing Official may permit, through the site development plan review process, the substitution for the fifteen foot (15′) wide landscaping strip, of a ten foot (10′) wide landscaped setback and a sight- obscuring solid barrier wall (e.g., landscap- ing or solid fence), in order to provide rea- sonable access to the property. The solid barrier wall shall be designed in accord with the site development plan review section and shall be located a mini- mum of five feet (5′) from abutting prop- erty(ies) zoned and or designated for “residential” use. The Reviewing Official may also modify the sight-obscuring land- scaping provision, through the site devel- opment plan review process, if necessary to provide reasonable access to the prop- erty. A secured maintenance agreement or easement for the landscape strip is required. 18. The applicant must demonstrate to the Reviewing Official that the proposed devel- opment will: a. Be developed to standards equivalent to those requirements established in this chapter for yards, land areas, widths, setbacks and frontages, and b. Provide access and infrastructure to serve the development, equivalent to those requirements established in the subdivision regulations. 19. For existing parcels which are a maximum size of one half (1/2) acre, as of the effec- tive date hereof, and which are proposed to be developed with townhouse develop- ment, an exemption from lot width or depth requirements may be permitted if the Reviewing Official determines that pro- posed alternative width standards are con- sistent with site development plan review section criteria. 20. Setbacks shall be measured consistent with the “yard requirement” in chapter 4-11 RMC, except in the case of “shadow lots,” setbacks shall be measured from the “shadow lot lines” in the same manner as a conventionally subdivided lot. 4-2-110H 2 - 105 (Revised 1/05) 21. “Public Suffix” (P) properties are allowed the following height bonus: Publicly owned structures shall be permitted an additional fifteen feet (15′) in height above that other- wise permitted in the zone if “pitched roofs,” as defined herein, are used for at least sixty percent (60%) or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than seventy five feet (75′), the maximum height of a publicly owned structure may be increased as follows, up to a maximum height of seventy five feet (75′) to the high- est point of the building: a. When abutting a public street, one 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 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. Density bonus may allow up to one hun- dred (100) dwelling units per acre within the RM-U Zone located within the Urban Center Design Overlay and north of South 2nd Street pursuant to requirements in the RMC 4-9-065. (Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; 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) 4-2-110I (Revised 1/05)2 - 106 Ex c e p t i o n s a n d a d d i t i o n a l s t a n d a r d s a r e l o c a t e d i n R M C 4 - 2 - 0 8 0 . 4- 2 - 1 1 0 I I L L U S T R A T I O N S : (A m d . O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; O r d . 4 9 7 1 , 6 - 1 0 - 2 0 0 2 ; O r d . 5 1 0 0 , 1 1 - 1 - 2 0 0 4 ) 4-2-120A 2 - 107 (Revised 3/06) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . 4- 2 - 1 2 0 A DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CN CV CA LO T D I M E N S I O N S Mi n i m u m L o t S i z e f o r l o t s cr e a t e d a f t e r N o v . 1 0 , 2 0 0 4 5, 0 0 0 s q . f t . 2 5 , 0 0 0 s q . f t . N o n e , e x c e p t : 1 , 2 0 0 s q . f t . i n t h e S u n - se t , N E F o u r t h , a n d P u g e t B u s i n e s s Di s t r i c t s . S e e m a p s i n R M C 4 - 3 - 0 4 0 . Mi n i m u m L o t W i d t h / D e p t h fo r lo t s c r e a t e d a f t e r N o v . 1 0 , 2 0 0 4 No n e N o n e N o n e LO T C O V E R A G E Ma x i m u m L o t C o v e r a g e f o r Bu i l d i n g s 65 % o f t o t a l l o t a r e a o r 7 5 % i f p a r k i n g is p r o v i d e d w i t h i n t h e b u i l d i n g o r w i t h i n an o n - s i t e p a r k i n g g a r a g e . 65 % o f t o t a l l o t a r e a o r 7 5 % i f p a r k i n g is p r o v i d e d w i t h i n t h e b u i l d i n g o r w i t h i n an o n - s i t e p a r k i n g g a r a g e . 65 % o f t o t a l l o t a r e a o r 7 5 % i f p a r k i n g is p r o v i d e d w i t h i n t h e b u i l d i n g o r w i t h i n an o n - s i t e p a r k i n g g a r a g e . DE N S I T Y ( N e t D e n s i t y i n D w e l l i n g U n i t s p e r N e t A c r e ) Mi n i m u m N e t R e s i d e n t i a l De n s i t y 9 No n e 10 d w e l l i n g u n i t s p e r n e t a c r e . No n e , e x c e p t i n t h e S u n s e t , N E Fo u r t h , a n d P u g e t B u s i n e s s D i s t r i c t s (s e e m a p s i n R M C 4 - 3 - 0 4 0 ) : 1 0 d w e l l - in g u n i t s p e r n e t a c r e . Ma x i m u m N e t R e s i d e n t i a l De n s i t y 9 4 d w e l l i n g u n i t s p e r s t r u c t u r e . 2 0 d w e l l i n g u n i t s p e r n e t a c r e . Ce n t e r V i l l a g e R e s i d e n t i a l B o n u s Di s t r i c t Pu r s u a n t t o R M C 4 - 3 - 0 9 5 , u p t o 8 0 dw e l l i n g u n i t s p e r n e t a c r e m a y b e gr a n t e d f o r p r o v i s i o n o f : a. A m i n i m u m d e p t h o f 3 0 f t . a n d a mi n i m u m l e n g t h o f 6 0 f t . o f c o m - me r c i a l u s e o n t h e f i r s t f l o o r o f t h e pr i m a r y s t r u c t u r e , a n d b. P a r k i n g e n c l o s e d u n d e r o r en c l o s e d w i t h i n t h e f i r s t f l o o r o f t h e pr i m a r y s t r u c t u r e . 20 d w e l l i n g u n i t s p e r n e t a c r e , e x c e p t wi t h i n t h e S u n s e t , N E F o u r t h , a n d Pu g e t B u s i n e s s D i s t r i c t s , i t s h a l l b e 6 0 dw e l l i n g u n i t s p e r a c r e f o r d e v e l o p - me n t w i t h m i x e d c o m m e r c i a l a n d r e s i - de n t i a l u s e i n t h e s a m e b u i l d i n g . S e e ma p s i n R M C 4 - 3 - 0 4 0 . 4-2-120A (Revised 3/06)2 - 108 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . SE T B A C K S Mi n i m u m F r o n t Y a r d 18 10 f t . T h e m i n i m u m s e t b a c k m a y b e re d u c e d t o 0 f t . t h r o u g h t h e s i t e p l a n de v e l o p m e n t r e v i e w p r o c e s s p r o v i d e d bl a n k w a l l s a r e n o t l o c a t e d w i t h i n t h e re d u c e d s e t b a c k . 10 f t . T h e m i n i m u m s e t b a c k m a y b e re d u c e d t o 0 f t . t h r o u g h t h e s i t e p l a n de v e l o p m e n t r e v i e w p r o c e s s p r o v i d e d bl a n k w a l l s a r e n o t l o c a t e d w i t h i n t h e re d u c e d s e t b a c k . 10 f t . T h e m i n i m u m s e t b a c k m a y b e re d u c e d t o 0 f t . t h r o u g h t h e s i t e p l a n de v e l o p m e n t r e v i e w p r o c e s s p r o v i d e d bl a n k w a l l s a r e n o t l o c a t e d w i t h i n t h e re d u c e d s e t b a c k . Ma x i m u m F r o n t Y a r d 18 15 f t . 15 15 f t . 15 No n e , e x c e p t 1 5 f t . i n t h e R a i n i e r A v e - nu e , S u n s e t , N E F o u r t h a n d P u g e t Bu s i n e s s D i s t r i c t s . S e e m a p s a n d st a n d a r d s i n R M C 4 - 3 - 0 4 0 . Mi n i m u m S i d e Y a r d A l o n g a St r e e t 18 10 f t . T h e m i n i m u m s e t b a c k m a y b e re d u c e d t o 0 f t . t h r o u g h t h e s i t e p l a n de v e l o p m e n t r e v i e w p r o c e s s p r o v i d e d bl a n k w a l l s a r e n o t l o c a t e d w i t h i n t h e re d u c e d s e t b a c k . 10 f t . T h e m i n i m u m s e t b a c k m a y b e re d u c e d t o 0 f t . t h r o u g h t h e s i t e p l a n de v e l o p m e n t r e v i e w p r o c e s s p r o v i d e d bl a n k w a l l s a r e n o t l o c a t e d w i t h i n t h e re d u c e d s e t b a c k . 10 f t . T h e m i n i m u m s e t b a c k m a y b e re d u c e d t o 0 f t . t h r o u g h t h e s i t e p l a n de v e l o p m e n t r e v i e w p r o c e s s p r o v i d e d bl a n k w a l l s a r e n o t l o c a t e d w i t h i n t h e re d u c e d s e t b a c k . Mi n i m u m F r e e w a y F r o n t a g e Se t b a c k 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e pr o p e r t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e pr o p e r t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e pr o p e r t y l i n e . Mi n i m u m R e a r Y a r d 18 No n e , e x c e p t 1 5 f t . i f l o t a b u t s o r i s ad j a c e n t t o a r e s i d e n t i a l z o n e , R C , R- 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r R M - F . No n e , e x c e p t 1 5 f t . i f l o t a b u t s o r i s ad j a c e n t t o a r e s i d e n t i a l z o n e , R C , R- 1 , R - 4 , R - 8 , R - 10 , R - 1 4 , o r R M - F . No n e , e x c e p t 1 5 f t . i f l o t a b u t s o r i s ad j a c e n t t o a r e s i d e n t i a l z o n e , R C , R- 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r R M - F . Mi n i m u m S i d e Y a r d 18 No n e , e x c e p t 1 5 f t . i f l o t a b u t s o r i s ad j a c e n t t o a r e s i d e n t i a l z o n e , R C , R- 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r R M - F . No n e , e x c e p t 1 5 f t . i f l o t a b u t s o r i s ad j a c e n t t o a r e s i d e n t i a l z o n e , R C , R- 1 , R - 4 , R - 8 , R - 10 , R - 1 4 , o r R M - F . No n e , e x c e p t 1 5 f t . i f l o t a b u t s o r i s ad j a c e n t t o a r e s i d e n t i a l z o n e , R C , R- 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r R M - F . Cl e a r V i s i o n A r e a In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . in h e i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r vi s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . in h e i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r vi s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . in h e i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r vi s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CN CV CA 4-2-120A 2 - 109 (Revised 3/06) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . BU I L D I N G L I M I T A T I O N S Ma x i m u m G r o s s F l o o r A r e a of A n y S i n g l e C o m m e r c i a l Us e o n a S i t e 5, 0 0 0 g r o s s s q . f t . T h e m a x i m u m s i z e sh a l l n o t b e e x c e e d e d e x c e p t b y c o n d i - ti o n a l u s e p e r m i t . 2, 9 T h e s e r e s t r i c t i o n s do n o t a p p l y t o r e s i d e n t i a l u s e s s u b j e c t to n e t d e n s i t y l i m i t a t i o n s . No n e No n e , e x c e p t : a. I n t h e N E F o u r t h B u s i n e s s D i s t r i c t : 65 , 0 0 0 g r o s s s q . f t . b. I n t h e P u g e t a n d S u n s e t B u s i n e s s Di s t r i c t s : 3 5 , 0 0 0 s q . f t . Re s t r i c t i o n s d o n o t a p p l y t o u s e s s u b - je c t t o n e t d e n s i t y l i m i t a t i o n s a n d g r o - ce r y s t o r e s ( s e e m a p s i n R M C 4- 3 - 0 4 0 ) . Ma x i m u m G r o s s F l o o r A r e a of A n y S i n g l e O f f i c e U s e o n a Si t e 2, 9 3, 0 0 0 g r o s s s q . f t . 21 T h e m a x i m u m si z e s h a l l n o t b e e x c e e d e d e x c e p t b y co n d i t i o n a l u s e p e r m i t . 2, 9 Th e s e re s t r i c t i o n s d o n o t a p p l y t o r e s i d e n t i a l us e s , w h i c h a r e s u b j e c t t o n e t d e n s i t y li m i t a t i o n s . No n e No n e , e x c e p t : a. I n t h e N E F o u r t h B u s i n e s s D i s t r i c t : 65 , 0 0 0 g r o s s s q . f t . b. I n t h e P u g e t a n d S u n s e t B u s i n e s s Di s t r i c t s : 3 5 , 0 0 0 s q . f t . Th e t o t a l g r o s s s q u a r e f o o t a g e o f th e s e u s e s s h a l l n o t e x c e e d 5 0 % o f t h e gr o s s s q u a r e f o o t a g e o f t h e s i t e . 2, 9 Th e s e r e s t r i c t i o n s d o n o t a p p l y t o r e s i - de n t i a l u s e s , w h i c h a r e s u b j e c t t o n e t de n s i t y l i m i t a t i o n s . ( S e e m a p s i n R M C 4- 3 - 0 4 0 . ) Bu i l d i n g O r i e n t a t i o n Al l c o m m e r c i a l u s e s s h a l l h a v e t h e i r pr i m a r y e n t r a n c e a n d s h o p d i s p l a y wi n d o w o r i e n t e d t o w a r d t h e s t r e e t fr o n t a g e . NA NA e x c e p t i n t h e P u g e t , S u n s e t a n d NE F o u r t h B u s i n e s s D i s t r i c t s . S e e RM C 4 - 3 - 0 4 0 f o r s t a n d a r d s . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CN CV CA 4-2-120A (Revised 3/06)2 - 110 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . LA N D S C A P I N G Mi n i m u m O n - s i t e L a n d s c a p e Wi d t h R e q u i r e d A l o n g t h e St r e e t F r o n t a g e 10 f t . , e x c e p t w h e r e r e d u c e d t h r o u g h th e s i t e p l a n d e v e l o p m e n t r e v i e w p r o - ce s s . 10 f t . , e x c e p t w h e r e r e d u c e d t h r o u g h th e s i t e p l a n d e v e l o p m e n t r e v i e w p r o - ce s s . 10 f t . , e x c e p t w h e r e r e d u c e d t h r o u g h th e s i t e p l a n d e v e l o p m e n t r e v i e w p r o - ce s s . T h e r e a r e a d d i t i o n a l l a n d s c a p i n g st a n d a r d s f o r p e d e s t r i a n c o n n e c t i o n s in t h e P u g e t , S u n s e t , a n d N E F o u r t h Bu s i n e s s D i s t r i c t s . S e e m a p s a n d st a n d a r d s a t R M C 4 - 3 - 0 4 0 . Mi n i m u m O n - s i t e L a n d s c a p e Wi d t h A l o n g t h e S t r e e t Fr o n t a g e R e q u i r e d W h e n a Co m m e r c i a l L o t i s Ad j a c e n t 8 to P r o p e r t y Z o n e d Re s i d e n t i a l , R C , R - 1 , R - 4 , R - 8 , R- 1 0 , R - 1 4 , o r R M 15 f t . w i d e s i g h t - o b s c u r i n g l a n d s c a p e st r i p . 3, 5 If t h e s t r e e t i s a d e s i g n a t e d p r i n c i p a l ar t e r i a l , 1 no n - s i g h t - o b s c u r i n g l a n d - sc a p i n g s h a l l b e p r o v i d e d u n l e s s o t h - er w i s e d e t e r m i n e d b y t h e R e v i e w i n g Of f i c i a l t h r o u g h t h e s i t e p l a n d e v e l o p - me n t r e v i e w p r o c e s s . 15 f t . w i d e l a n d s c a p e b u f f e r i s re q u i r e d 3 un l e s s o t h e r w i s e d e t e r m i n e d by t h e R e v i e w i n g O f f i c i a l t h r o u g h t h e si t e p l a n d e v e l o p m e n t r e v i e w p r o c e s s . 15 f t . w i d e s i g h t - o b s c u r i n g l a n d s c a p e st r i p . 3, 5 If t h e s t r e e t i s a d e s i g n a t e d p r i n c i p a l ar t e r i a l , 1 n o n - s i g h t - o b s c u r i n g l a n d - sc a p i n g s h a l l b e p r o v i d e d u n l e s s o t h - er w i s e d e t e r m i n e d b y t h e R e v i e w i n g Of f i c i a l t h r o u g h t h e s i t e p l a n d e v e l o p - me n t r e v i e w p r o c e s s . T h e r e a r e a d d i - ti o n a l l a n d s c a p i n g s t a n d a r d s f o r pe d e s t r i a n c o n n e c t i o n s i n t h e P u g e t , Su n s e t , a n d N E F o u r t h B u s i n e s s D i s - tr i c t s . S e e m a p s a n d s t a n d a r d s a t RM C 4 - 3 - 0 4 0 . Mi n i m u m L a n d s c a p e W i d t h Re q u i r e d W h e n a Co m m e r c i a l L o t i s Ab u t t i n g 7 to P r o p e r t y Z o n e d Re s i d e n t i a l , R C , R - 1 , R - 4 , R - 8 , R- 1 0 , R - 1 4 , o r R M 15 f t . w i d e l a n d s c a p e d v i s u a l b a r r i e r co n s i s t e n t w i t h t h e d e f i n i t i o n i n R M C 4- 1 1 - 1 2 0 . A 1 0 f t . s i g h t - o b s c u r i n g l a n d - sc a p e s t r i p m a y b e a l l o w e d t h r o u g h th e s i t e p l a n d e v e l o p m e n t r e v i e w p r o - ce s s . 3, 4 15 f t . w i d e l a n d s c a p e d v i s u a l b a r r i e r co n s i s t e n t w i t h t h e d e f i n i t i o n i n R M C 4- 1 1 - 1 2 0 . A 1 0 f t . s i g h t - o b s c u r i n g l a n d - sc a p e s t r i p m a y b e a l l o w e d t h r o u g h th e s i t e p l a n d e v e l o p m e n t r e v i e w p r o - ce s s . 3, 4 15 f t . w i d e l a n d s c a p e d v i s u a l b a r r i e r co n s i s t e n t w i t h t h e d e f i n i t i o n s i n R M C 4- 1 1 - 1 2 0 . A 1 0 f t . s i g h t - o b s c u r i n g l a n d - sc a p e s t r i p m a y b e a l l o w e d t h r o u g h th e s i t e p l a n d e v e l o p m e n t r e v i e w p r o - ce s s . Th e r e a r e a d d i t i o n a l l a n d s c a p i n g st a n d a r d s f o r p e d e s t r i a n c o n n e c t i o n s in t h e P u g e t , S u n s e t , a n d N E F o u r t h Bu s i n e s s D i s t r i c t s . S e e m a p s a n d st a n d a r d s a t R M C 4 - 3 - 0 4 0 . 3, 4 DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CN CV CA 4-2-120A 2 - 111 (Revised 3/06) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . HE I G H T Ma x i m u m B u i l d i n g He i g h t , 14 , 1 6 ex c e p t f o r P u b l i c us e s w i t h a “ P u b l i c S u f f i x ” ( P ) de s i g n a t i o n 20 35 f t . In n o c a s e s h a l l h e i g h t e x c e e d t h e l i m - it s s p e c i f i e d i n R M C 4 - 3 - 0 2 0 . 50 f t . e x c e p t w h e n a b u t t i n g l o t s z o n e d R- 8 , R M H , R - 1 0 , R - 1 4 , o r R M - F , t h e n 45 f t . 50 f t . , e x c e p t 3 5 f t . f o r r e s i d e n t i a l u s e on l y b u i l d i n g s i n t h e S u n s e t a n d N E Fo u r t h B u s i n e s s D i s t r i c t s . S e e m a p s i n RM C 4 - 3 - 0 4 0 . He i g h t s m a y e x c e e d t h e m a x i m u m he i g h t w i t h a C o n d i t i o n a l U s e P e r m i t . 16 In n o c a s e s h a l l h e i g h t e x c e e d t h e l i m - it s s p e c i f i e d i n R M C 4 - 3 - 0 2 0 . Ma x i m u m H e i g h t f o r W i r e l e s s Co m m u n i c a t i o n F a c i l i t i e s Se e R M C 4 - 4 - 1 4 0 G . S e e R M C 4 - 4 - 1 4 0 G . S e e R M C 4 - 4 - 1 4 0 G . SC R E E N I N G Ou t d o o r , L o a d i n g , R e p a i r , Ma i n t e n a n c e , W o r k , o r S t o r - ag e A r e a s ; S u r f a c e - M o u n t e d Ut i l i t y a n d M e c h a n i c a l E q u i p - me n t ; R o o f T o p E q u i p m e n t (E x c e p t f o r T e l e c o m m u n i c a - ti o n E q u i p m e n t ) Se e R M C 4 - 4 - 0 9 5 . S e e R M C 4 - 4 - 0 9 5 . S e e R M C 4 - 4 - 0 9 5 . Re f u s e o r R e c y c l a b l e s Se e R M C 4 - 4 - 0 9 0 . S e e R M C 4 - 4 - 0 9 0 . S e e R M C 4 - 4 - 0 9 0 . PA R K I N G Ge n e r a l Se e R M C 1 0 - 1 0 - 1 3 a n d R M C 4- 4 - 0 8 0 . Se e R M C 1 0 - 1 0 - 1 3 a n d R M C 4- 4 - 0 8 0 . Se e R M C 1 0 - 1 0 - 1 3 a n d R M C 4- 4 - 0 8 0 . F o r t h e N E F o u r t h , S u n s e t , Pu g e t , a n d R a i n i e r A v e n u e B u s i n e s s Di s t r i c t s , s e e R M C 4 - 3 - 0 4 0 . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CN CV CA 4-2-120A (Revised 3/06)2 - 112/118 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . (O r d . 4 7 7 3 , 3 - 2 2 - 1 9 9 9 ; O r d . 4 7 7 7 , 4 - 1 9 - 1 9 9 9 ; O r d . 4 8 0 3 , 1 0 - 2 5 - 1 9 9 9 ; O r d . 4 8 5 1 , 8 - 7 - 2 0 0 0 ; O r d . 4 9 1 7 , 9 - 1 7 - 2 0 0 1 ; A m d . O r d . 4 9 6 3 , 5- 1 3 - 2 0 0 2 ; O r d . 5 0 1 8 , 9- 2 2 - 2 0 0 3 ; O r d . 5 0 2 8 , 1 1 - 2 4 - 2 0 0 3 ; O r d . 5 1 0 0 , 1 1 - 1 - 2 0 0 4 ; O r d . 5 1 5 3 , 9 - 2 6 - 2 0 0 5 ; O r d . 5 1 9 1 , 1 2 - 1 2 - 2 0 0 5 ) PE D E S T R I A N A C C E S S Ge n e r a l A p e d e s t r i a n c o n n e c t i o n s h a l l b e p r o - vi d e d f r o m a p u b l i c e n t r a n c e t o t h e st r e e t , i n o r d e r t o p r o v i d e d i r e c t , c l e a r an d s e p a r a t e p e d e s t r i a n w a l k s f r o m si d e w a l k s t o b u i l d i n g e n t r i e s a n d i n t e r - na l l y f r o m b u i l d i n g s t o a b u t t i n g r e t a i l pr o p e r t i e s . A p e d e s t r i a n c o n n e c t i o n s h a l l b e p r o - vi d e d f r o m a p u b l i c e n t r a n c e t o t h e st r e e t , i n o r d e r t o p r o v i d e d i r e c t , c l e a r an d s e p a r a t e p e d e s t r i a n w a l k s f r o m si d e w a l k s t o b u i l d i n g e n t r i e s a n d i n t e r - na l l y f r o m b u i l d i n g s t o a b u t t i n g r e t a i l pr o p e r t i e s . A p e d e s t r i a n c o n n e c t i o n s h a l l b e p r o - vi d e d f r o m a p u b l i c e n t r a n c e t o t h e st r e e t , i n o r d e r t o p r o v i d e d i r e c t , c l e a r an d s e p a r a t e p e d e s t r i a n w a l k s f r o m si d e w a l k s t o b u i l d i n g e n t r i e s a n d i n t e r - na l l y f r o m b u i l d i n g s t o a b u t t i n g r e t a i l pr o p e r t i e s . T h e r e a r e a d d i t i o n a l s t a n - da r d s f o r t h e R a i n i e r A v e n u e , N E Fo u r t h , S u n s e t , a n d P u g e t B u s i n e s s Di s t r i c t s . S e e R M C 4 - 3 - 0 4 0 f o r m a p s an d s t a n d a r d s . SI G N S Ge n e r a l Se e R M C 4 - 4 - 1 0 0 . S e e R M C 4 - 4 - 1 0 0 . S e e R M C 4 - 4 - 1 0 0 . T h e r e a r e a d d i - ti o n a l s t a n d a r d s f o r t h e R a i n i e r A v e n u e Bu s i n e s s D i s t r i c t a t R M C 4 - 3 - 0 4 0 . LO A D I N G D O C K S Lo c a t i o n w i t h i n S i t e Se e R M C 4 - 4 - 0 8 0 . Sh a l l n o t b e p e r m i t t e d o n t h e s i d e o f th e l o t a d j a c e n t t o o r a b u t t i n g a r e s i - de n t i a l z o n e , R C , R - 1 , R - 4 , R - 8 , R - 1 0 , R- 1 4 , o r R M . 3 Se e R M C 4 - 4 - 0 8 0 . Sh a l l n o t b e p e r m i t t e d o n t h e s i d e o f th e l o t a d j a c e n t t o o r a b u t t i n g a r e s i - de n t i a l z o n e , R C , R - 1 , R - 4 , R - 8 , R - 1 0 , R- 1 4 , o r R M . 3 Se e R M C 4 - 4 - 0 8 0 . Sh a l l n o t b e p e r m i t t e d o n t h e s i d e o f th e l o t a d j a c e n t t o o r a b u t t i n g a r e s i - de n t i a l z o n e , R C , R - 1 , R - 4 , R - 8 , R - 1 0 , R- 1 4 , o r R M . 3 DU M P S T E R / R E C Y C L I N G C O L L E C T I O N A R E A Si z e a n d L o c a t i o n o f R e f u s e or R e c y c l i n g A r e a s Se e R M C 4 - 4 - 0 9 0 . S e e R M C 4 - 4 - 0 9 0 . S e e R M C 4 - 4 - 0 9 0 . CR I T I C A L A R E A S Ge n e r a l Se e R M C 4 - 3 - 0 5 0 . S e e R M C 4 - 3 - 0 5 0 . S e e R M C 4 - 3 - 0 5 0 . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CN CV CA 4-2-120B 2 - 119 (Revised 2/04) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . 4- 2 - 1 2 0 B DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CD CO CO R LO T D I M E N S I O N S Mi n i m u m L o t S i z e f o r l o t s c r e a t e d a f t e r J u l y 1 1 , 1 9 9 3 No n e 25 , 0 0 0 s q . f t . No n e Mi n i m u m L o t W i d t h / De p t h f o r l o t s c r e a t e d a f t e r J u l y 1 1 , 1 9 9 3 No n e No n e No n e LO T C O V E R A G E Ma x i m u m L o t C o v e r a g e fo r B u i l d i n g s Fo r p r o p e r t i e s l o c a t e d w i t h i n t h e “D o w n t o w n C o r e A r e a ” : 11 N o n e . Fo r p r o p e r t i e s l o c a t e d o u t s i d e t h e Do w n t o w n C o r e A r e a : 6 5 % o f t o t a l l o t ar e a o r 7 5 % i f p a r k i n g i s p r o v i d e d w i t h i n th e b u i l d i n g o r w i t h i n a p a r k i n g g a r a g e . 65 % 19 o f t o t a l l o t a r e a o r 7 5 % 19 if p a r k - in g i s p r o v i d e d w i t h i n t h e b u i l d i n g o r wi t h i n a p a r k i n g g a r a g e . 65 % o f t o t a l l o t a r e a o r 7 5 % i f p a r k i n g i s pr o v i d e d w i t h i n t h e b u i l d i n g o r w i t h i n a p a r k - in g g a r a g e . 25 DE N S I T Y ( N e t D e n s i t y i n D w e l l i n g U n i t s p e r N e t A c r e ) Mi n i m u m N e t R e s i d e n t i a l De n s i t y 25 d w e l l i n g u n i t s p e r n e t a c r e . 9 Th e m i n i m u m d e n s i t y r e q u i r e m e n t s s h a l l no t a p p l y t o t h e s u b d i v i s i o n a n d / o r d e v e l - op m e n t o f a l e g a l l o t 1 / 2 a c r e o r l e s s i n si z e a s o f M a r c h 1 , 1 9 9 5 . NA Wh e r e a d e v e l o p m e n t i n v o l v e s a m i x o f us e s t h e n m i n i m u m r e s i d e n t i a l d e n s i t y s h a l l be 1 6 d w e l l i n g u n i t s p e r n e t a c r e . 9, 2 5 Wh e n p r o p o s e d d e v e l o p m e n t d o e s n o t in v o l v e a m i x o f u s e s , t h e n m i n i m u m r e s i - de n t i a l d e n s i t y s h a l l b e 5 d w e l l i n g u n i t s p e r ne t a c r e . 9, 2 5 Th e s a m e a r e a u s e d f o r c o m m e r c i a l a n d of f i c e d e v e l o p m e n t c a n a l s o b e u s e d t o c a l - cu l a t e r e s i d e n t i a l d e n s i t y . W h e r e c o m m e r - ci a l a n d / o r o f f i c e a r e a s a r e u t i l i z e d i n t h e ca l c u l a t i o n o f d e n s i t y , t h e C i t y m a y r e q u i r e re s t r i c t i v e c o v e n a n t s t o e n s u r e t h e m a x i - mu m d e n s i t y i s n o t e x c e e d e d s h o u l d t h e pr o p e r t y b e s u b d i v i d e d o r i n a n o t h e r m a n - ne r m a d e a v a i l a b l e f o r s e p a r a t e l e a s e o r co n v e y a n c e . 4-2-120B (Revised 2/04)2 - 120 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . DE N S I T Y ( N e t D e n s i t y i n D w e l l i n g U n i t s p e r N e t A c r e ) ( C o n t i n u e d ) Ma x i m u m N e t R e s i d e n t i a l De n s i t y 10 0 d w e l l i n g u n i t s p e r n e t a c r e . 9 De n s i t y m a y b e i n c r e a s e d t o 1 5 0 d w e l l - in g u n i t s p e r n e t a c r e s u b j e c t t o A d m i n i s - tr a t i v e C o n d i t i o n a l U s e a p p r o v a l . NA CO R 1 a n d 2 ( G e n e r a l l y t h e S t o n e w a y Co n c r e t e S i t e a n d P o r t Q u e n d a l l S i t e , re s p e c t i v e l y ) : 25 d w e l l i n g u n i t s p e r n e t ac r e , w i t h o u t b o n u s . B o n u s d e n s i t y m a y b e ac h i e v e d s u b j e c t t o n o t e d r e q u i r e m e n t s i n RM C 4 - 9 - 0 6 5 , D e n s i t y B o n u s R e v i e w . 9 CO R 3 ( G e n e r a l l y t h e S o u t h p o r t S i t e a n d Fr y ’ s S i t e ) : 5 0 d w e l l i n g u n i t s p e r n e t ac r e . 9, 2 5 Th e s a m e a r e a u s e d f o r c o m m e r c i a l a n d of f i c e d e v e l o p m e n t c a n a l s o b e u s e d t o c a l - cu l a t e r e s i d e n t i a l d e n s i t y . W h e r e c o m m e r - ci a l a n d / o r o f f i c e a r e a s a r e u t i l i z e d i n t h e ca l c u l a t i o n o f d e n s i t y , t h e C i t y m a y r e q u i r e re s t r i c t i v e c o v e n a n t s t o e n s u r e t h e m a x i - mu m d e n s i t y i s n o t e x c e e d e d s h o u l d t h e pr o p e r t y b e s u b d i v i d e d o r i n a n o t h e r m a n - ne r m a d e a v a i l a b l e f o r s e p a r a t e l e a s e o r co n v e y a n c e . SE T B A C K S Mi n i m u m F r o n t Y a r d 18 Wi t h i n D o w n t o w n C o r e A r e a : 11 No n e . Ou t s i d e D o w n t o w n C o r e A r e a : 11 10 f t . – f o r t h e f i r s t 2 5 f t . o f b u i l d i n g he i g h t . 15 f t . – f o r t h a t p o r t i o n o f a b u i l d i n g o v e r 25 f t . i n h e i g h t . Bu i l d i n g s l e s s t h a n 2 5 f t . i n h e i g h t : 15 f t . 19 Bu i l d i n g s 2 5 f t . t o 8 0 f t . i n h e i g h t : 2 0 ft . 13 , 1 9 Bu i l d i n g s o v e r 8 0 f t . i n h e i g h t : 3 0 ft . 13 , 1 9 De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . 22 , 2 4 , 2 5 Ma x i m u m F r o n t Y a r d 18 15 f t . – b u i l d i n g s 2 5 f t . o r l e s s i n h e i g h t . No n e – f o r t h a t p o r t i o n o f a b u i l d i n g o v e r 25 f t . i n h e i g h t . No n e De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . 22 , 2 4 , 2 5 DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CD CO CO R 4-2-120B 2 - 121 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . SE T B A C K S ( C o n t i n u e d ) Mi n i m u m S i d e Y a r d Al o n g A S t r e e t 18 Wi t h i n D o w n t o w n C o r e A r e a : 1 1 No n e Ou t s i d e D o w n t o w n C o r e A r e a : 11 10 f t . – f o r t h e f i r s t 2 5 f t . o f b u i l d i n g he i g h t . 15 f t . – f o r t h a t p o r t i o n o f b u i l d i n g o v e r 2 5 ft . i n h e i g h t . 15 f t . 19 – b u i l d i n g s l e s s t h a n 2 5 f t . i n he i g h t . 20 f t . 13 , 1 9 – b u i l d i n g s 2 5 f t . t o 8 0 f t . i n he i g h t . 30 f t . 13 , 1 9 – b u i l d i n g s o v e r 8 0 f t . i n he i g h t . De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . 22 , 2 4 , 2 5 Ma x i m u m S i d e Y a r d Al o n g A S t r e e t 18 15 f t . – b u i l d i n g s 2 5 f t . o r l e s s i n h e i g h t . No n e – f o r t h a t p o r t i o n o f a b u i l d i n g o v e r 25 f t . i n h e i g h t . No n e De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . 22 , 2 4 , 2 5 Mi n i m u m F r e e w a y Fr o n t a g e S e t b a c k 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e p r o p - er t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e pr o p e r t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e p r o p e r t y li n e . Mi n i m u m R e a r Y a r d 18 No n e , u n l e s s t h e C D l o t a b u t s a r e s i d e n - ti a l z o n e , R C , R - 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , or R M - T , t h e n t h e r e s h a l l b e a 1 5 f t . l a n d - sc a p e d s t r i p o r a 5 f t . w i d e s i g h t - o b s c u r - in g l a n d s c a p e d s t r i p a n d a s o l i d 6 f t . h i g h ba r r i e r u s e d a l o n g t h e c o m m o n b o u n d - ar y . No n e r e q u i r e d , e x c e p t , 1 5 f t . i f a b u t t i n g a r e s i d e n t i a l z o n e , R - 1 , R - 4 , R - 8 , R - 1 0 , R- 1 4 , o r R M - F . De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . 22 , 2 4 , 2 5 Mi n i m u m S i d e Y a r d 18 No n e No n e r e q u i r e d , e x c e p t 1 5 f t . i f a b u t t i n g or a d j a c e n t t o a r e s i d e n t i a l z o n e , R - 1 , R- 4 , R - 8 , R - 1 0 , R - 1 4 , o r R M - F . De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . 22 , 2 4 , 2 5 Cl e a r V i s i o n A r e a NA In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . in h e i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r vi s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . i n he i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r v i s i o n ar e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CD CO CO R 4-2-120B (Revised 1/05)2 - 122 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . ON - S I T E L A N D S C A P I N G Mi n i m u m O n - s i t e La n d s c a p e W i d t h – A l o n g th e S t r e e t F r o n t a g e Wi t h i n D o w n t o w n C o r e A r e a : 11 N o n e Ou t s i d e D o w n t o w n C o r e A r e a : 11 1 0 ft . 23 10 f t . , e x c e p t w h e r e r e d u c e d t h r o u g h th e s i t e d e v e l o p m e n t p l a n r e v i e w p r o - ce s s . De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . Mi n i m u m O n - s i t e La n d s c a p e W i d t h Re q u i r e d A l o n g t h e St r e e t F r o n t a g e W h e n a Co m m e r c i a l L o t i s Ad j a c e n t 8 t o P r o p e r t y Zo n e d R - 1 , R - 4 , R - 8 , R - 1 0 , R- 1 4 , o r R M No n e 15 f t . s i g h t - o b s c u r i n g l a n d s c a p i n g . If t h e s t r e e t i s a d e s i g n a t e d a r t e r i a l , 1 no n - s i g h t - o b s c u r i n g l a n d s c a p i n g s h a l l be p r o v i d e d u n l e s s o t h e r w i s e d e t e r - mi n e d b y t h e R e v i e w i n g O f f i c i a l th r o u g h t h e s i t e d e v e l o p m e n t p l a n re v i e w p r o c e s s . 3, 5 De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . Mi n i m u m L a n d s c a p e Wi d t h R e q u i r e d W h e n a Co m m e r c i a l L o t i s Ab u t t i n g 7 P r o p e r t y Z o n e d Re s i d e n t i a l 15 f t . l a n d s c a p e d s t r i p c o n s i s t e n t w i t h th e d e f i n i t i o n o f l a n d s c a p e d v i s u a l b a r - ri e r i n R M C 4 - 1 1 - 1 2 0 ; o r 5 f t . w i d e s i g h t - ob s c u r i n g l a n d s c a p e d s t r i p a n d a s o l i d 6 ft . h i g h b a r r i e r u s e d a l o n g t h e c o m m o n bo u n d a r y o f r e s i d e n t i a l l y z o n e d p r o p e r t y , RC , R - 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , R M - F , RM - U o r R M - T . 15 f t . w i d e l a n d s c a p e d v i s u a l b a r r i e r co n s i s t e n t w i t h t h e d e f i n i t i o n i n R M C 4- 1 1 - 1 2 0 , w h e n a b u t t i n g a r e s i d e n t i a l l y zo n e d p r o p e r t y , R - 1 , R - 4 , R - 8 , R - 1 0 , R- 1 4 , o r R M . A 1 0 f t . s i g h t - o b s c u r i n g l a n d s c a p e s t r i p ma y b e a l l o w e d t h r o u g h t h e s i t e d e v e l - op m e n t p l a n r e v i e w p r o c e s s . 3, 4 De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . Mi n i m u m O n - s i t e La n d s c a p e W i d t h Re q u i r e d A l o n g t h e St r e e t F r o n t a g e W h e n a Co m m e r c i a l Z o n e d L o t i s Ad j a c e n t 8 t o P r o p e r t y Zo n e d C o m m e r c i a l , Of f i c e o r P u b l i c / Q u a s i , i. e . , C N , C V , C A , C D , C O , or C O R NA 15 f t . w i d e s i g h t - o b s c u r i n g l a n d s c a p e st r i p . De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CD CO CO R 4-2-120B 2 - 123 (Revised 12/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . HE I G H T Ma x i m u m B u i l d i n g He i g h t 95 f t . 6, 1 0 25 0 f t . 6, 1 2 CO R 1 ( G e n e r a l l y t h e S t o n e w a y C o n - cr e t e S i t e ) : 1 0 s t o r i e s a n d / o r 1 2 5 f t . 6, 1 4 CO R 2 a n d 3 ( G e n e r a l l y t h e P o r t Q u e n - da l l S i t e , F r y ’ s S i t e a n d t h e S o u t h p o r t Si t e ) : 1 0 s t o r i e s a n d / o r 1 2 5 f t . ; p r o v i d e d , th e m a s t e r p l a n i n c l u d e s a b a l a n c e o f b u i l d - in g h e i g h t , b u l k a n d d e n s i t y ; 6 a n d p r o v i d e d , th a t i n t h e C O R 3 Z o n e o n l y , b u i l d i n g s o r po r t i o n s o f b u i l d i n g s w h i c h a r e w i t h i n 1 0 0 f t . of t h e s h o r e l i n e s h a l l n o t e x c e e d a m a x i - mu m h e i g h t o f 7 5 f t . 25 Ma x i m u m B u i l d i n g He i g h t W h e n a B u i l d i n g is Ab u t t i n g 7 a L o t De s i g n a t e d a s Re s i d e n t i a l 20 f t . m o r e t h a n t h e m a x i m u m h e i g h t al l o w e d i n t h e a b u t t i n g r e s i d e n t i a l z o n e , RC , R - 1 , R - 4 , R - 1 0 , R - 1 4 , o r R M . 6, 1 7 20 f t . m o r e t h a n t h e m a x i m u m h e i g h t al l o w e d i n t h e a b u t t i n g r e s i d e n t i a l zo n e , R C , R - 1 , R - 4 , R - 1 0 , R - 1 4 , o r RM . 6 De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . 25 Ma x i m u m H e i g h t f o r Wi r e l e s s C o m m u n i c a t i o n Fa c i l i t i e s Se e R M C 4 - 4 - 1 4 0 G . Se e R M C 4 - 4 - 1 4 0 G . Se e R M C 4 - 4 - 1 4 0 G . SC R E E N I N G Mi n i m u m R e q u i r e d f o r Ou t d o o r L o a d i n g , R e p a i r , Ma i n t e n a n c e , S t o r a g e o r Wo r k A r e a s ; S u r f a c e - Mo u n t e d U t i l i t y a n d Me c h a n i c a l E q u i p m e n t ; Ro o f T o p E q u i p m e n t (E x c e p t f o r Te l e c o m m u n i c a t i o n Eq u i p m e n t ) Se e R M C 4 - 4 - 0 9 5 . Se e R M C 4 - 4 - 0 9 5 . Se e R M C 4 - 4 - 0 9 5 . Re f u s e o r R e c y c l i n g Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CD CO CO R 4-2-120B (Revised 12/05)2 - 124 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . PA R K I N G A N D L O A D I N G Ge n e r a l Se e R M C 4 - 4 - 0 8 0 a n d R M C 1 0 - 1 0 - 1 3 . Se e R M C 4 - 4 - 0 8 0 an d R M C 1 0 - 1 0 - 1 3 . Se e R M C 4 - 4 - 0 8 0 a n d R M C 1 0 - 1 0 - 1 3 . Di r e c t a r t e r i a l a c c e s s t o i n d i v i d u a l s t r u c - tu r e s s h a l l o c c u r o n l y w h e n a l t e r n a t i v e ac c e s s t o l o c a l o r c o l l e c t o r s t r e e t s o r c o n - so l i d a t e d a c c e s s w i t h a d j a c e n t u s e s i s n o t fe a s i b l e . Re q u i r e d L o c a t i o n f o r Pa r k i n g Fo r p r o p e r t i e s l o c a t e d o u t s i d e t h e Do w n t o w n C o r e A r e a : Fo r l o t s a b u t t i n g a n a l l e y : A l l p a r k i n g sh a l l b e p r o v i d e d i n t h e r e a r p o r t i o n o f th e y a r d , a n d a c c e s s s h a l l b e t a k e n fr o m t h e a l l e y . NA NA PE D E S T R I A N A C C E S S Ge n e r a l NA A p e d e s t r i a n c o n n e c t i o n s h a l l b e pr o v i d e d f r o m a p u b l i c e n t r a n c e t o t h e st r e e t , u n l e s s t h e R e v i e w i n g O f f i c i a l de t e r m i n e s t h a t t h e r e q u i r e m e n t w o u l d un d u l y e n d a n g e r t h e p e d e s t r i a n . De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . SI G N S Ge n e r a l Se e R M C 4 - 4 - 1 0 0 . S e e R M C 4 - 4 - 1 0 0 . S e e R M C 4 - 4 - 1 0 0 . LO A D I N G D O C K S Lo c a t i o n Fo r p e r m i t t e d m a n u f a c t u r i n g a n d f a b r i - ca t i o n u s e s , p a r k i n g , d o c k i n g a n d l o a d - in g a r e a s f o r t r u c k t r a f f i c s h a l l b e o f f - st r e e t a n d s c r e e n e d f r o m v i e w o f a b u t - ti n g p u b l i c s t r e e t s . No t p e r m i t t e d o n t h e s i d e o f t h e l o t ad j a c e n t o r a b u t t i n g t o a r e s i d e n t i a l zo n e , R - 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r RM - I . 3 De t e r m i n e d t h r o u g h s i t e d e v e l o p m e n t p l a n re v i e w . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CD CO CO R 4-2-120B 2 - 125 (Revised 12/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . (O r d . 4 4 6 6 , 8 - 2 2 - 1 9 9 4 ; O r d . 4 6 3 1 , 9 - 9 - 1 9 9 6 ; O r d . 4 7 7 3 , 3 - 2 2 - 1 9 9 9 ; O r d . 4 8 0 2 , 1 0 - 2 5 - 1 9 9 9 ; O r d . 4 8 5 4 , 8 - 1 4 - 2 0 0 0 ; O r d . 4 9 0 0 , 3 - 1 9 - 20 0 1 ; A m d . O r d . 4 9 6 3 , 5- 1 3 - 2 0 0 2 ; O r d . 4 9 7 1 , 6 - 1 0 - 2 0 0 2 ; O r d . 5 0 0 1 , 2 - 1 0 - 2 0 0 3 ; O r d . 5 0 2 8 , 1 1 - 2 4 - 2 0 0 3 ; O r d . 5 1 5 3 , 9 - 2 6 - 2 0 0 5 ) DU M P S T E R / R E C Y C L I N G C O L L E C T I O N A R E A Si z e a n d L o c a t i o n o f Re f u s e o r R e c y c l i n g Ar e a s Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . CR I T I C A L A R E A S Ge n e r a l Se e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . S e e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . S e e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . SP E C I A L D E V E L O P M E N T S T A N D A R D S De s i g n G u i d e l i n e s Se e R M C 4 - 3 - 1 0 0 f o r U r b a n C e n t e r De s i g n O v e r l a y r e g u l a t i o n s a p p l i c a b l e t o re s i d e n t i a l b u i l d i n g s . NA NA DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S CD CO CO R (Revised 12/05)2 - 126 This page left intentionally blank. 4-2-120C 2 - 127 (Revised 3/06) 4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1. Includes principal arterials as defined by the Arterial Street Plan and depicted in RMC 4-2-080E. 2. The following table indicates the maximum requested size/standard change that may be allowed by conditional use permit. Increases above these levels may not be achieved by a variance or the conditional use permit process. 3. These provisions may be modified by the Reviewing Official through the site devel- opment plan review process where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc., that cannot be fully anticipated at this time. 4. Provided that a solid six foot (6′) barrier wall is provided within the landscape strip and a maintenance agreement or ease- ment for the landscape strip is recorded. A solid barrier wall shall not be located closer than five feet (5′) to an abutting lot zoned R-1, R-4, R-8, R-10, R-14, or RM-I. 5. The Reviewing Official may modify the sight-obscuring provision in order to pro- vide reasonable access to the property through the site development plan review process. 6. In no case shall building height exceed the maximum allowed by the Airport Compati- ble Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. 7. Abutting is defined as “Lots sharing com- mon property lines.” 8. Adjacent is defined as “Lots located across a street, railroad or right-of-way, except limited access roads.” 9. Use-related provisions are not variable. Use-related provisions that are not eligible for a variance include: building size, units per structure/lot, or densities. Unless bonus size or density provisions are spe- cifically authorized, the modification of building size, units per structure, or densi- ties requires a legislative change in the code provisions and/or a Comprehensive Plan amendment/rezone. 10. Heights may exceed the maximum height under Hearing Examiner conditional use permit. In consideration of a request for condi- tional use permit for a building height in excess of ninety five feet (95′) the Hearing Examiner shall consider the following fac- tors in addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant information: a. Location Criteria: Proximity of arte- rial streets which have sufficient capacity to accommodate traffic gen- erated by the development. Develop- ments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The pro- posed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive APPLICABLE ZONE STANDARD CHANGE REQUEST CONDITIONAL USE PERMIT TYPE CN Uses restricted to 3,000 gross s.f. – increases: Between 3,000 – 5,000 s.f. max.H CN Uses restricted to 5,000 gross s.f. – increases up to: 10% or 500 gross s.f. AD 20% or 1,000 gross s.f. H Puget and Sunset Business Districts in the CA Zone Uses restricted to 35,000 gross s.f. – increases up to: 20% or 7,000 gross s.f. AD 40% or 14,000 gross s.f. H All of the CV Zone and NE 4th Business District in the CA Zone Uses restricted to 65,000 gross s.f. – increases up to: 20% or 13,000 gross s.f.AD 40% or 26,000 gross s.f. H H = Hearing Examiner Conditional Use AD = Administrative Conditional Use 4-2-120C (Revised 3/06)2 - 128 Plan, the zoning regulations and any other plan, program, map or regula- tion of the City. c. Effect on Adjacent Properties: Buildings in excess of ninety five feet (95′) in height at the proposed loca- tion shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of ninety five feet (95′) in height is adja- cent to a lot designated residential on the City Comprehensive Plan, then setbacks shall be equivalent to the requirements of the adjacent residen- tial zone. d. Bulk: Buildings near public open spaces should permit public access and, where feasible, physical access to the public open space. Whenever practicable, buildings should be ori- ented to minimize the shadows they cause on publicly accessible open space. e. Light and Glare: Due consideration shall be given to mitigation of light and glare impacts upon streets, major public facilities and major public open spaces. 11. See RMC 4-2-080C. 12. Heights may exceed the maximum height by up to fifty feet (50′) with bonuses for pla- zas and other amenities, subject to a Hear- ing Examiner’s conditional use permit. 13. A reduced minimum setback of no less than fifteen feet (15′) may be allowed for structures in excess of twenty five feet (25′) in height through the site develop- ment plan review process. 14. Additional height may be allowed via the site development plan review process; pro- vided, the applicant can demonstrate pro- vision of any of the following significant public benefits: a. Provision of continuous pedestrian access to the shoreline consistent with requirements of the Shoreline Management Act and fitting a circula- tion pattern within the site; b. Provision of five (5) affordable units per fifty (50) units, which meet the provisions of the housing element of the Comprehensive Plan; c. Provision of an additional twenty five foot (25′) setback from the shoreline above that required by the Shoreline Regulations; d. Establishment of view corridors from upland boundaries of the site to the shoreline; e. Establishment of water related uses. If the applicant wishes to reach these bonus objectives in a different manner, a system of floor area ratios may be estab- lished for the property to be determined at the time of site development plan review. Furthermore, the Master Plan review must address the impact of this height on the neighboring area and mitigate these impacts. 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- trian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and b. Creates a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided oth- erwise. Alternatively, the Reviewing Official may also modify the maximum set- back requirement if the applicant can demonstrate that the preceding crite- 4-2-120C 2 - 128.1 (Revised 3/06) ria cannot be met; however, those cri- teria which can be met shall be addressed in the site development plan; d. Due to factors including but not limited to the unique site design requirements or physical site constraints such as critical areas or utility easements the maximum setback cannot be met; or e. One or more of the above criteria would not be furthered or would be impaired by compliance with the max- imum setback; or f. Any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. 16. The following height requests may be made: In consideration of a request for condi- tional use permit for additional building height, the Reviewing Official shall con- sider the following factors in addition to the criteria in RMC 4-9-030, Conditional Use Permits, among all other relevant informa- tion. a. Location Criteria: Proximity of arte- rial streets which have sufficient capacity to accommodate traffic gen- erated by the development. Develop- ments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The pro- posed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regula- tion of the City. c. Effect on Adjacent Properties: Building heights shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of the maximum height is proposed adjacent to or abuts a lot designated R-1, R-4, R-8, R-10, R-14 or RM-F, then the setbacks shall be equivalent to the requirements of the adjacent residential zone if the set- back standards exceed the require- ments of the Commercial Zone. 17. Heights may exceed the maximum height under Hearing Examiner Conditional Use Permit. 18. Allowed Projections into Setbacks: a. Steps, and decks having no roof and being not over forty two inches (42″) high may be built within a front yard setback. b. Eaves and cornices may project up to twenty four inches (24″) into any required setback. c. Accessory buildings when erected so that the entire building is within a dis- tance of thirty feet (30′) from the rear lot line may also occupy the side yard setback of an inside lot line. d. Where below-grade structures are permitted to have zero front yard/ street setbacks, structural footings may minimally encroach into the pub- lic right-of-way, subject to approval of the Planning/Building/Public Works Administrator or his/her designee. 19. Except with approved Master Plan review. 20. “Public Suffix” (P) properties are allowed the following height bonus: Publicly owned structures shall be permitted an additional fifteen feet (15′) in height above that other- wise permitted in the zone if “pitched roofs,” as defined herein, are used for at least sixty percent (60%) or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than seventy five feet (75′), the maximum height of a publicly owned structure may APPLICABLE ZONE HEIGHT CHANGE REQUEST CONDITIONAL USE PERMIT TYPE Puget and Sunset Business Districts in the CA Zone Exceed height by less than 20 feet AD All of the CV Zone and NE 4th Business District in the CA Zone Exceed height of 50 feet AD Exceed height of 45 feet when abutting R-8 or R-10 Zone H CA Exceed height of 50 feet H H = Hearing Examiner AD = Administrative Conditional Use 4-2-120C (Revised 3/06)2 - 128.2 be increased as follows, up to a maximum height of seventy five feet (75′) to the high- est point of the building: a. When abutting a public street, one 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); and 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 during the day or week. 21. Except for existing, legal administrative headquarters offices, pursuant to RMC 4-2-080A17. 22. COR 3 Zone Upper Story Setbacks: Buildings or portions of buildings which exceed fifty feet (50′) in height which are located within one hundred feet (100′) of a shoreline shall include upper story set- backs for the facade facing the shoreline and for facades facing publicly accessible plazas as follows: The minimum setback for a fifth story and succeeding stories shall be ten feet (10′) minimum from the preceding story, applicable to each story. Projects not meeting the upper story set- backs defined above may be approved through the modification process when superior design is demonstrated pursuant to RMC 4-9-250D. For a modification to be granted, the project must also comply with the decision and design criteria stipulated in RMC 4-9-250D2 and D4. 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. In COR 3, where the applicable Shoreline Master Program setback is less than fifty feet (50′), the City may increase the set- back up to one hundred percent (100%) if the City determines additional setback area is needed to assure adequate public access, emergency access or other site planning or environmental considerations. 25. COR-3 Modulation/Articulation Require- ments: Buildings that are immediately adjacent to or abutting a public park, open space, or trail shall incorporate at least one of the features in items a. through c. and shall provide item d.: 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. (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) 4-2-120E 2 - 130.1 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . 4- 2 - 1 2 0 E DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S UC - N 1 UC - N 2 LO T D I M E N S I O N S Mi n i m u m L o t S i z e fo r l o t s cr e a t e d a f t e r J u l y 1 1 , 1 9 9 3 25 a c r e s Mi n i m u m l o t s i z e c a n b e a m e n d e d t h r o u g h S i t e D e v e l o p - me n t P l a n R e v i e w R M C 4 - 9 - 2 0 0 . 25 a c r e s Mi n i m u m l o t s i z e c a n b e a m e n d e d t h r o u g h S i t e D e v e l o p - me n t P l a n R e v i e w R M C 4 - 9 - 2 0 0 . LO T C O V E R A G E Ma x i m u m L o t C o v e r a g e f o r Bu i l d i n g s 90 % o f t o t a l a r e a o r 1 0 0 % i f p a r k i n g i s p r o v i d e d w i t h i n t h e bu i l d i n g o r w i t h i n a p a r k i n g g a r a g e . 90 % o f t o t a l a r e a o r 1 0 0 % i f p a r k i n g i s p r o v i d e d w i t h i n t h e bu i l d i n g o r w i t h i n a p a r k i n g g a r a g e . DE N S I T Y ( N e t D e n s i t y i n D w e l l i n g U n i t s p e r N e t A c r e ) Mi n i m u m N e t R e s i d e n t i a l De n s i t y 20 d w e l l i n g u n i t s p e r n e t a c r e 4 e x c e p t f o r m i x e d u s e de v e l o p m e n t . 20 d w e l l i n g u n i t s p e r n e t a c r e 4 e x c e p t f o r m i x e d u s e de v e l o p m e n t . Ma x i m u m N e t R e s i d e n t i a l De n s i t y 85 d w e l l i n g u n i t s p e r n e t a c r e . 4 De n s i t y f o r f l a t s m a y b e i n c r e a s e d u p t o 1 5 0 d w e l l i n g u n i t s pe r n e t a c r e p r o v i d e d t h a t g r o u n d - f l o o r c o m m e r c i a l u s e s ar e i n c o r p o r a t e d i n t o t h e s t r u c t u r e . 15 0 d w e l l i n g u n i t s p e r n e t a c r e s o u t h o f N o r t h 8 t h S t r e e t . 4 25 0 d w e l l i n g u n i t s p e r n e t a c r e n o r t h o f N o r t h 8 t h S t r e e t . 4 SE T B A C K S Mi n i m u m F r o n t Y a r d 5 , 1 0 0 f t . 0 f t . 6, 8 , 9 Ma x i m u m F r o n t Y a r d 5 , 1 0 5 f t . 5 f t . 6, 8 , 9 Mi n i m u m S i d e Y a r d A l o n g a St r e e t 5, 1 0 0 f t . 0 f t . 6, 8 , 9 Ma x i m u m S i d e Y a r d A l o n g a St r e e t 5, 1 0 5 f t . 5 f t . 6, 8 , 9 Mi n i m u m R e a r Y a r d 5, 1 0 0 f t . 0 f t . 6, 8 , 9 Mi n i m u m S i d e Y a r d 5, 1 0 0 f t . 0 f t . 6, 8 , 9 Cl e a r V i s i o n A r e a In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . i n h e i g h t i n t r u d e in t o t h e 2 0 f t . c l e a r v i s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . i n h e i g h t i n t r u d e in t o t h e 2 0 f t . c l e a r v i s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . Mi n i m u m O n - S i t e L a n d s c a p e Wi d t h – A l o n g t h e S t r e e t Fr o n t a g e Al l s e t b a c k f r o m t h e p u b l i c r i g h t - o f - w a y s h a l l b e l a n d - sc a p e d . 7 Al l s e t b a c k f r o m t h e p u b l i c r i g h t - o f - w a y s h a l l b e l a n d - sc a p e d . 7 4-2-120E (Revised 1/05)2 - 130.2 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . SE T B A C K S ( C o n t i n u e d ) Mi n i m u m O n - S i t e L a n d s c a p e Wi d t h R e q u i r e d A l o n g t h e St r e e t F r o n t a g e W h e n a Co m m e r c i a l L o t i s Ad j a c e n t 3 t o Pr o p e r t y Z o n e d R - 1 , R - 4 , R - 8 , R - 10 , R - 1 4 o r R M 15 f t . l a n d s c a p e d s t r i p c o n s i s t e n t w i t h t h e d e f i n i t i o n s o f la n d s c a p e d v i s u a l b a r r i e r i n R M C 4 - 1 1 - 1 2 0 . 15 f t . l a n d s c a p e d s t r i p c o n s i s t e n t w i t h t h e d e f i n i t i o n s o f la n d s c a p e d v i s u a l b a r r i e r i n R M C 4 - 1 1 - 1 2 0 . HE I G H T Ma x i m u m B u i l d i n g H e i g h t 10 s t o r i e s a l o n g p r i m a r y a n d s e c o n d a r y a r t e r i a l s . 1 6 s t o r i e s a l o n g r e s i d e n t i a l / m i n o r c o l l e c t o r s . 1 10 s t o r i e s a l o n g p r i m a r y a n d s e c o n d a r y a r t e r i a l s . 1 6 s t o r i e s a l o n g r e s i d e n t i a l / m i n o r c o l l e c t o r s . 1 Ma x i m u m H e i g h t f o r W i r e l e s s Co m m u n i c a t i o n F a c i l i t i e s Se e R M C 4 - 4 - 1 4 0 G . Se e R M C 4 - 4 - 1 4 0 G . SC R E E N I N G Mi n i m u m R e q u i r e d f o r O u t d o o r Lo a d i n g , R e p a i r , M a i n t e n a n c e , St o r a g e o r W o r k A r e a s ; Su r f a c e - M o u n t e d U t i l i t y a n d Me c h a n i c a l E q u i p m e n t ; R o o f To p E q u i p m e n t ( E x c e p t f o r Te l e c o m m u n i c a t i o n E q u i p m e n t ) Se e R M C 4 - 4 - 0 9 5 . Se e R M C 4 - 4 - 0 9 5 . Re f u s e o r R e c y c l i n g Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S UC - N 1 UC - N 2 4-2-120E 2 - 130.3 (Revised 2/04) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . PA R K I N G A N D L O A D I N G Ge n e r a l Se e R M C 4 - 4 - 0 8 0 a n d 1 0 - 1 0 - 1 3 . Se e R M C 4 - 4 - 0 8 0 a n d 1 0 - 1 0 - 1 3 . Re q u i r e d L o c a t i o n f o r Ac c e s s o r y o r E x i s t i n g P a r k i n g On a P e d e s t r i a n - O r i e n t e d S t r e e t : Pa r k i n g m a y n o t b e lo c a t e d b e t w e e n p r o p o s e d b u i l d i n g a s s o c i a t e d w i t h p a r k - in g a n d p e d e s t r i a n - o r i e n t e d p u b l i c s t r e e t s u n l e s s l o c a t e d wi t h i n s t r u c t u r e d p a r k i n g g a r a g e . On O t h e r A r t e r i a l s , L o c a l S t r e e t s , a n d I n t e r n a l S t r e e t s : Pa r k i n g s h a l l b e l o c a t e d c o n s i s t e n t w i t h R M C 4 - 3 - 1 0 0 E 1 , Ur b a n C e n t e r D e s i g n O v e r l a y R e g u l a t i o n s . Si t e p l a n n i n g m u s t d e m o n s t r a t e f e a s i b l e f u t u r e l o c a t i o n o f st r u c t u r e d p a r k i n g t o a c c o m m o d a t e i n f i l l d e v e l o p m e n t . On a P e d e s t r i a n - O r i e n t e d S t r e e t : Pa r k i n g m a y n o t b e lo c a t e d b e t w e e n p r o p o s e d b u i l d i n g a s s o c i a t e d w i t h p a r k - in g a n d t h e p u b l i c s t r e e t u n l e s s l o c a t e d w i t h i n s t r u c t u r e d pa r k i n g g a r a g e . On O t h e r A r t e r i a l s , L o c a l S t r e e t s , a n d I n t e r n a l S t r e e t s : Pa r k i n g s h a l l b e l o c a t e d c o n s i s t e n t w i t h R M C 4 - 3 - 1 0 0 E 1 , Ur b a n C e n t e r D e s i g n O v e r l a y R e g u l a t i o n s . Si t e p l a n n i n g m u s t d e m o n s t r a t e f e a s i b l e f u t u r e l o c a t i o n o f st r u c t u r e d p a r k i n g t o a c c o m m o d a t e i n f i l l d e v e l o p m e n t . PE D E S T R I A N A C C E S S Ge n e r a l Mu s t c o n f o r m t o p e d e s t r i a n r e g u l a t i o n s l o c a t e d i n U r b a n Ce n t e r D e s i g n O v e r l a y r e g u l a t i o n s ( R M C 4 - 3 - 1 0 0 ) . Mu s t c o n f o r m t o p e d e s t r i a n r e g u l a t i o n s l o c a t e d i n U r b a n Ce n t e r D e s i g n O v e r l a y r e g u l a t i o n s ( R M C 4 - 3 - 1 0 0 ) . SI G N S Ge n e r a l Po l e s i g n s a n d r o o f s i g n s a r e p r o h i b i t e d . S i g n s s u b j e c t t o Ur b a n C e n t e r D e s i g n O v e r l a y r e g u l a t i o n s ( R M C 4 - 3 - 1 0 0 ) . Po l e s i g n s a n d r o o f s i g n s a r e p r o h i b i t e d . S i g n s s u b j e c t t o Ur b a n C e n t e r D e s i g n O v e r l a y r e g u l a t i o n s ( R M C 4 - 3 - 1 0 0 ) . LO A D I N G D O C K S Lo c a t i o n Pa r k i n g , d o c k i n g a n d l o a d i n g a r e a s f o r t r u c k t r a f f i c s h a l l be o f f - s t r e e t a n d s c r e e n e d f r o m v i e w o f a b u t t i n g p u b l i c st r e e t s . Pa r k i n g , d o c k i n g a n d l o a d i n g a r e a s f o r t r u c k t r a f f i c s h a l l be o f f - s t r e e t a n d s c r e e n e d f r o m v i e w o f a b u t t i n g p u b l i c st r e e t s . DU M P S T E R / R E C Y C L I N G C O L L E C T I O N A R E A Si z e a n d L o c a t i o n o f R e f u s e o r Re c y c l i n g A r e a s Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . CR I T I C A L A R E A S Ge n e r a l Se e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . S e e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S UC - N 1 UC - N 2 4-2-120E (Revised 2/04)2 - 130.4 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . (O r d . 5 0 2 7 , 1 1 - 2 4 - 2 0 0 3 ) SP E C I A L D E V E L O P M E N T S T A N D A R D S De s i g n G u i d e l i n e s Se e R M C 4 - 3 - 1 0 0 f o r U r b a n C e n t e r D e s i g n O v e r l a y r e g - ul a t i o n s a p p l i c a b l e t o U C - N 1 . Se e R M C 4 - 3 - 1 0 0 f o r U r b a n C e n t e r D e s i g n O v e r l a y r e g - ul a t i o n s a p p l i c a b l e t o U C - N 2 . DE V E L O P M E N T S T A N D A R D S F O R C O M M E R C I A L Z O N I N G D E S I G N A T I O N S UC - N 1 UC - N 2 4-2-120F 2 - 130.5 (Revised 12/05) 4-2-120F CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions, for uses located within the Federal Aviation Admin- istration Airport Zones designated under RMC 4-3-020. 2. Abutting is defined as “lots sharing com- mon property lines.” 3. Adjacent is defined as “lots located across a street, railroad or right-of-way, except limited access roads.” 4. Use-related provisions are not variable. Use-related provisions that are not eligible for a variance include: building size, units per structure/lot, or densities. Unless bonus size or density provisions are spe- cifically authorized, the modification of building size, units per structure, or densi- ties requires a legislative change in the code provisions and/or a Comprehensive Plan Amendment/Rezone. 5. Allowed Projections into Setbacks: a. Steps, and decks having no roof and being not over forty two inches (42′′) high may be built within a front yard setback. b. Eaves and cornices may project up to twenty four inches (24′′) into any required setback. c. Accessory buildings when erected so that the entire building is within a dis- tance of thirty inches (30′′) from the rear lot line may also occupy the side yard setback of an inside lot line. d. Where below-grade structures are permitted to have zero front yard/ street setbacks, structural footings may minimally encroach into the pub- lic right-of-way, subject to approval of the Planning/Building/Public Works Administrator or his/her designee. 6. COR 3 Zone and UC-N2 Zone Upper Story Setbacks: Buildings or portions of buildings which exceed fifty feet (50′) in height which are located within one hun- dred feet (100′) of a shoreline shall include upper story setbacks for the facade facing the shoreline and for facades facing pub- licly accessible plazas as follows: The min- imum setback for a fifth story and succeeding stories shall be ten feet (10′) minimum from the preceding story, appli- cable to each story. Projects not meeting the upper story setbacks defined above may be approved through the modification process when superior design is demon- strated pursuant to RMC 4-9-250D. For a modification to be granted, the project must also comply with the decision and design criteria stipulated in RMC 4-9-250D2 and D4. 7. CD Zone: Perimeter street landscape strips may utilize a mix of hard surfaces, brick, stone, textured/colored concrete, and natural landscape elements, ground- cover, shrubs and trees, to provide a tran- sition 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 in the CD Zone, or fifteen percent (15%) in the UC-N1 and UC-N2 Zones. 8. In COR 3 and UC-N2 Zones, where the applicable Shoreline Master Program set- back is less than fifty feet (50′), the City may increase the setback up to one hun- dred percent (100%) if the City determines additional setback area is needed to assure adequate public access, emer- gency access or other site planning or environmental considerations. 9. COR-3 and UC-N2 Zones Modulation/ Articulation Requirements: Buildings that are immediately adjacent to or abut- ting a public park, open space, or trail shall incorporate at least one of the features in items a. through c. and shall provide item d.: 4-2-120F (Revised 12/05)2 - 130.6 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 development standards for the RM-T Zone found in RMC 4-2-110F. (Ord. 5027, 11-24-2003; Ord. 5156, 9-26-2005) 4-2-130A 2 - 131 (Revised 1/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . 4- 2 - 1 3 0 A DE V E L O P M E N T S T A N D A R D S F O R I N D U S T R I A L Z O N I N G D E S I G N A T I O N S IL IM IH LO T D I M E N S I O N S Mi n i m u m L o t S i z e fo r l o t s cr e a t e d a f t e r S e p t e m b e r 1 , 19 8 5 35 , 0 0 0 s q . f t . 35 , 0 0 0 s q . f t . 35 , 0 0 0 s q . f t . Mi n i m u m L o t W i d t h / D e p t h f o r lo t s c r e a t e d a f t e r S e p t e m b e r 1 , 19 8 5 No n e No n e No n e LO T C O V E R A G E Ma x i m u m L o t C o v e r a g e f o r Bu i l d i n g s 65 % N o n e N o n e HE I G H T Ma x i m u m B u i l d i n g H e i g h t , ex c e p t f o r P u b l i c u s e s h a v i n g a “P u b l i c S u f f i x ” ( P ) d e s i g n a t i o n 50 f t . 4, 5 , 1 3 No n e No n e Ma x i m u m H e i g h t f o r W i r e l e s s Co m m u n i c a t i o n F a c i l i t i e s Se e R M C 4 - 4 - 1 4 0 G . S e e R M C 4 - 4 - 1 4 0 G . S e e R M C 4 - 4 - 1 4 0 G . SE T B A C K S 8, 1 1 Mi n i m u m F r o n t Y a r d Pr i n c i p a l A r t e r i a l s t r e e t s : 12 2 0 f t . Ot h e r s t r e e t s : 1 5 f t . p r o v i d e d t h a t 2 0 ft . i s r e q u i r e d i f a l o t i s a d j a c e n t t o a l o t zo n e d R - 1 , R - 4 , R - 8 , R M H , R - 1 0 , R- 1 4 , o r R M . Pr i n c i p a l A r t e r i a l s t r e e t s : 12 2 0 f t . Ot h e r s t r e e t s : 1 5 f t . E x c e p t 5 0 f t . i s re q u i r e d i f a l o t i s a d j a c e n t t o a l o t zo n e d R - 1 , R - 4 , R - 8 , R M H , R - 1 0 , R- 1 4 , o r R M . Pr i n c i p a l A r t e r i a l s t r e e t s : 12 2 0 f t . Ot h e r s t r e e t s : 1 5 f t . Mi n i m u m S i d e Y a r d A l o n g A St r e e t Pr i n c i p a l A r t e r i a l s t r e e t s : 12 2 0 f t . Ot h e r s t r e e t s : 1 5 f t . p r o v i d e d t h a t 2 0 ft . i s r e q u i r e d i f a l o t i s a d j a c e n t t o a l o t zo n e d R - 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r RM . Pr i n c i p a l A r t e r i a l s t r e e t s : 12 2 0 f t . Ot h e r s t r e e t s : 1 5 f t . E x c e p t 5 0 f t . i s re q u i r e d i f a l o t i s a d j a c e n t t o a l o t zo n e d R - 1 , R - 4 , R - 8 , R - 1 0 , o r R M . Pr i n c i p a l A r t e r i a l s t r e e t s : 12 2 0 f t . Ot h e r s t r e e t s : 1 5 f t . Mi n i m u m F r e e w a y F r o n t a g e Se t b a c k 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e pr o p e r t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e pr o p e r t y l i n e . 10 f t . l a n d s c a p e d s e t b a c k f r o m t h e pr o p e r t y l i n e . 4-2-130A (Revised 1/05)2 - 132 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . SE T B A C K S 8, 1 1 (C o n t i n u e d ) Mi n i m u m R e a r a n d S i d e 11 Ya r d s No n e , e x c e p t 2 0 f t . i f l o t a b u t s o r i s ad j a c e n t t o a r e s i d e n t i a l z o n e , R - 1 , R- 4 , R - 8 , R M H , R - 1 0 , R - 1 4 , o r R M . No n e , e x c e p t 5 0 f t . i f l o t a b u t s o r i s ad j a c e n t t o a r e s i d e n t i a l z o n e , R - 1 , R- 4 , R - 8 , R M H , R - 10 , R - 1 4 , o r R M . No n e , e x c e p t , 5 0 f t . i f l o t a b u t s a l o t zo n e d R - 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r RM - I . 20 f t . i f l o t a b u t s a l o t z o n e d C N , C V , CA , C D , C O , C O R , o r P - S u f f i x . Cl e a r V i s i o n A r e a In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . in h e i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r vi s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . in h e i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r vi s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . In n o c a s e s h a l l a s t r u c t u r e o v e r 4 2 i n . in h e i g h t i n t r u d e i n t o t h e 2 0 f t . c l e a r vi s i o n a r e a d e f i n e d i n R M C 4 - 1 1 - 0 3 0 . LA N D S C A P I N G Ge n e r a l Ex c e p t f o r c r i t i c a l a r e a s , a l l p o r t i o n s o f th e s i t e n o t c o v e r e d b y s t r u c t u r e s , re q u i r e d p a r k i n g , a c c e s s , c i r c u l a t i o n o r se r v i c e a r e a s s h a l l b e m a i n t a i n e d a s pe r m e a b l e a r e a s a n d i m p r o v e d w i t h na t i v e , d r o u g h t - r e s i s t a n t v e g e t a t i v e co v e r . 7 Ex c e p t f o r c r i t i c a l a r e a s , a l l p o r t i o n s o f th e s i t e n o t c o v e r e d b y s t r u c t u r e s , re q u i r e d p a r k i n g , a c c e s s , c i r c u l a t i o n o r se r v i c e a r e a s s h a l l b e m a i n t a i n e d a s pe r m e a b l e a r e a s a n d i m p r o v e d w i t h na t i v e , d r o u g h t - r e s i s t a n t v e g e t a t i v e co v e r . 7 Ex c e p t f o r c r i t i c a l a r e a s , a l l p o r t i o n s o f th e s i t e n o t c o v e r e d b y s t r u c t u r e s , re q u i r e d p a r k i n g , a c c e s s , c i r c u l a t i o n o r se r v i c e a r e a s s h a l l b e m a i n t a i n e d a s pe r m e a b l e a r e a s a n d i m p r o v e d w i t h na t i v e , d r o u g h t - r e s i s t a n t v e g e t a t i v e co v e r . 7 Mi n i m u m O n - s i t e L a n d s c a p e Wi d t h R e q u i r e d A l o n g Pr i n c i p a l A r t e r i a l S t r e e t s 12 10 % o f l o t d e p t h o r 2 0 f t . , w h i c h e v e r i s le s s , b u t i n n o c a s e l e s s t h a n 1 0 f t . 10 % o f l o t d e p t h o r 2 0 f t . , w h i c h e v e r i s le s s , b u t i n n o c a s e l e s s t h a n 1 0 f t . 20 f t . m i n i m u m l a n d s c a p e s e t b a c k . Mi n i m u m O n - s i t e L a n d s c a p e Wi d t h R e q u i r e d A l o n g N o n - Pr i n c i p a l A r t e r i a l S t r e e t s 1 10 % o f l o t d e p t h o r 1 5 f t . , w h i c h e v e r i s le s s , b u t i n n o c a s e l e s s t h a n 1 0 f t . 10 % o f l o t d e p t h o r 1 5 f t . , w h i c h e v e r i s le s s , b u t i n n o c a s e l e s s t h a n 1 0 f t . 15 f t . m i n i m u m l a n d s c a p e s e t b a c k . Mi n i m u m O n - s i t e L a n d s c a p e Wi d t h A l o n g t h e S t r e e t Fr o n t a g e R e q u i r e d W h e n a n In d u s t r i a l L o t i s Ab u t t i n g 9 Pr o p e r t y Z o n e d R e s i d e n t i a l 15 f t . w i d e l a n d s c a p e d v i s u a l b a r r i e r co n s i s t e n t w i t h t h e d e f i n i t i o n i n R M C 4- 1 1 - 1 1 0 w h e n a b u t t i n g p r o p e r t y zo n e d R - 1 , R - 4 , R - 8 , R M H , R - 1 0 , R- 1 4 , o r R M . A 1 0 f t . s i g h t - o b s c u r i n g la n d s c a p e s t r i p m a y b e a l l o w e d th r o u g h t h e s i t e p l a n r e v i e w p r o c e s s . 2, 3 15 f t . w i d e l a n d s c a p e d v i s u a l b a r r i e r co n s i s t e n t w i t h t h e d e f i n i t i o n i n R M C 4- 1 1 - 1 1 0 w h e n a b u t t i n g p r o p e r t y zo n e d R - 1 , R - 4 , R - 8 , R M H , R - 1 0 , R- 1 4 , o r R M . A 1 0 f t . s i g h t - o b s c u r i n g la n d s c a p e s t r i p m a y b e a l l o w e d th r o u g h t h e s i t e p l a n r e v i e w p r o c e s s . 2, 3 10 f t . w i d e s i g h t - o b s c u r i n g l a n d s c a p i n g st r i p a n d 6 f t . h i g h f e n c e a l o n g c o m m o n pr o p e r t y l i n e o f p r o p e r t y z o n e d R C , R- 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r R M . DE V E L O P M E N T S T A N D A R D S F O R I N D U S T R I A L Z O N I N G D E S I G N A T I O N S IL IM IH 4-2-130A 2 - 133 (Revised 12/05) Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . LA N D S C A P I N G ( C o n t i n u e d ) Mi n i m u m L a n d s c a p e W i d t h Re q u i r e d W h e n a n I n d u s t r i a l Lo t i s Ad j a c e n t 10 to P r o p e r t y Zo n e d R e s i d e n t i a l , R - 1 , R - 4 , R- 8 , R - 1 0 , R - 1 4 , o r R M Al o n g N o n - A r t e r i a l S t r e e t : 1 5 f t . w i d e si g h t - o b s c u r i n g l a n d s c a p e s t r i p , u n l e s s ot h e r w i s e d e t e r m i n e d b y t h e R e v i e w - in g O f f i c i a l . 2, 6 Al o n g A r t e r i a l S t r e e t : I f t h e s t r e e t i s a de s i g n a t e d a r t e r i a l , 1 n o n - s i g h t - o b s c u r - in g l a n d s c a p i n g s h a l l b e p r o v i d e d un l e s s o t h e r w i s e d e t e r m i n e d b y t h e Re v i e w i n g O f f i c i a l t h r o u g h t h e s i t e p l a n re v i e w p r o c e s s . Al o n g N o n - A r t e r i a l S t r e e t : 1 5 f t . w i d e si g h t - o b s c u r i n g l a n d s c a p e s t r i p , u n l e s s ot h e r w i s e d e t e r m i n e d b y t h e R e v i e w - in g O f f i c i a l . 2, 6 Al o n g A r t e r i a l S t r e e t : I f t h e s t r e e t i s a de s i g n a t e d a r t e r i a l , 1 n o n - s i g h t - o b s c u r - in g l a n d s c a p i n g s h a l l b e p r o v i d e d un l e s s o t h e r w i s e d e t e r m i n e d b y t h e Re v i e w i n g O f f i c i a l t h r o u g h t h e s i t e p l a n re v i e w p r o c e s s . No n e Mi n i m u m L a n d s c a p e W i d t h Re q u i r e d W h e n a n I n d u s t r i a l Zo n e d L o t A b u t s P r o p e r t y Zo n e d C N , C V , C A , C D , C O , CO R , o r P - S u f f i x No n e No n e 5 f t . w i d e l a n d s c a p i n g s t r i p a n d s o l i d 6 ft . h i g h b a r r i e r a l o n g c o m m o n p r o p e r t y li n e . DE V E L O P M E N T S T A N D A R D S F O R I N D U S T R I A L Z O N I N G D E S I G N A T I O N S IL IM IH 4-2-130A (Revised 12/05)2 - 134 Co n f l i c t s : S e e R M C 4 - 1 - 0 8 0 . (O r d . 4 8 5 1 , 8 - 7 - 2 0 0 0 ; A m d . O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; O r d . 5 1 5 3 , 9 - 2 6 - 2 0 0 5 ) SC R E E N I N G Mi n i m u m R e q u i r e d f o r Ou t d o o r L o a d i n g , R e p a i r , Ma i n t e n a n c e o r W o r k A r e a s ; Ou t d o o r S t o r a g e , R e f u s e o r Du m p s t e r A r e a s Se e R M C 4 - 4 - 0 9 5 . Se e R M C 4 - 4 - 0 9 5 . Se e R M C 4 - 4 - 0 9 5 . Sp e c i a l S c r e e n i n g Re q u i r e m e n t s f o r T o w T r u c k Op e r a t i o n s a n d Im p o u n d m e n t Y a r d s NA 6 t o 1 0 f t . h i g h s o l i d w a l l o r s i g h t - ob s c u r i n g f e n c e r e q u i r e d . 6 t o 1 0 f t . h i g h s o l i d w a l l o r s i g h t - ob s c u r i n g f e n c e r e q u i r e d . LO A D I N G D O C K S Lo c a t i o n No t p e r m i t t e d o n t h e s i d e o f t h e l o t t h a t is a d j a c e n t t o o r a b u t t i n g a r e s i d e n t i a l zo n e , R - 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r RM - I . 2 No t p e r m i t t e d o n t h e s i d e o f t h e l o t t h a t is a d j a c e n t t o o r a b u t t i n g a r e s i d e n t i a l zo n e , R - 1 , R - 4 , R - 8 , R - 1 0 , R - 1 4 , o r RM - I . 2 NA DU M P S T E R / R E C Y C L I N G C O L L E C T I O N S T A T I O N O R C E N T E R Lo c a t i o n o f R e f u s e o r Re c y c l i n g A r e a s Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . Se e R M C 4 - 4 - 0 9 0 . PA R K I N G Ge n e r a l Al s o s e e R M C 4 - 4 - 0 8 0 a n d R M C 10 - 1 0 - 1 3 . Al s o s e e R M C 4 - 4 - 0 8 0 a n d R M C 10 - 1 0 - 1 3 . Se e R M C 4 - 4 - 0 8 0 a n d R M C 1 0 - 1 0 - 1 3 . SI G N S Ge n e r a l Se e R M C 4 - 4 - 1 0 0 . S e e R M C 4 - 4 - 1 0 0 . S e e R M C 4 - 4 - 1 0 0 . CR I T I C A L A R E A S Ge n e r a l Se e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . S e e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . S e e R M C 4 - 3 - 0 5 0 a n d 4 - 3 - 0 9 0 . DE V E L O P M E N T S T A N D A R D S F O R I N D U S T R I A L Z O N I N G D E S I G N A T I O N S IL IM IH 4-2-130B 2 - 135 (Revised 12/05) 4-2-130B CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR INDUSTRIAL ZONING DESIGNATIONS 1. As designated by the Transportation Ele- ment of the Comprehensive Plan. 2. These provisions may be modified by the Reviewing Official through the site plan review process where the applicant can show that the same or better result will occur because of creative design solu- tions, unique aspects or use, etc., have not been fully planned at the time of site plan review. 3. Provided that a solid 6′ high barrier wall is provided within the landscape strip and a maintenance agreement or easement for the landscape strip is secured. A solid bar- rier wall shall not be located closer than 5′ to an abutting lot zoned R-1, R-4, R-8, R-10, R-14 or RM-F. 4. To construct a building or structure in excess of 50′ requires a Hearing Examiner Conditional Use Permit, unless located in the Employment Area Valley (see RMC 4-2-080B) where an administrative condi- tional use permit process is allowed. 5. For uses located within the Federal Avia- tion Administration Airport Zones desig- nated under RMC 4-3-020, Airport Related Height and Use Restrictions, in no case shall building height exceed the maximum allowed by that Section. 6. The Reviewing Official may waive the sight-obscuring provision in order to pro- vide reasonable access to the property through the site plan review process. 7. Areas set aside for future development on a lot may be hydroseeded. An adequate means of irrigation shall be provided. 8. Except by approval by Administrative Con- ditional Use Permit in the Employment Area Valley (see RMC 4-2-080B), or by the Hearing Examiner Conditional Use Permit outside the Employment Area Valley. 9. Abutting is defined as “Lots sharing com- mon property lines.” 10. Adjacent is defined as “Lots located across a street, railroad or right-of-way, except limited access roads.” 11. Allowed Projections into Setbacks: a. Eaves and cornices may extend over the required setback for a distance of up to 24″. b. Accessory buildings when erected so that the entire building is within a dis- tance of 30′ from the rear lot line may also occupy the side yard setback of an inside lot line. c. Steps and decks having no roof and not exceeding 42″ high may be built within a front setback. 12. Includes principal arterials as defined in the Arterial Street Plan and depicted in RMC 4-2-080E. Principal arterial streets within the Downtown Core Area as depicted by RMC 4-2-080C shall be exempt from this setback requirement. 13. “Public Suffix” (P) properties are allowed the following height bonus: Publicly owned structures shall be permitted an additional 15′ in height above that otherwise permit- ted in the Zone if “pitched roofs,” as defined herein, are used for at least 60% or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than 75′, the maxi- mum height of a publicly owned structure may be increased as follows, up to a maxi- mum height of 75′ to the highest point of the building: a. When abutting a public street, 1 addi- tional foot of height for each additional 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, 1 additional foot of height for each additional 2′ of perimeter build- ing setback beyond the minimum required along a common property line; and 4-2-140 (Revised 12/05)2 - 136 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) 3 - i (Revised 3/06) 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. 5191, December 12, 2005. 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 (Revised 3/06)3 - ii 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, and Sunset Business Districts . . . . . . . . . . . . . . 10 a. Maximum Front Yard Setback . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 b. Public Plazas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 c. Future Commercial Development Pads . . . . . . . . . . . . . . . . . . . . . . . . . 11 d. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 e. Pedestrian Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 f. Additional Standards for Stand Alone Residential Uses . . . . . . . . . . . . 11 g. Additional Standards for Mixed Use (Within the Same Building) Commercial and Residential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 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 3 - ii.1 (Revised 3/06) 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 (Revised 3/06)3 - ii.2 This page left intentionally blank. 3 - iii (Revised 6/05) 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 (Revised 6/05)3 - iv 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 3 - v (Revised 6/05) 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 (Revised 6/05)3 - vi 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 3 - vii (Revised 6/05) 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 (Revised 6/05)3 - viii 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 3 - ix (Revised 6/05) 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 (Revised 6/05)3 - x 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 3 - xi (Revised 6/05) 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 (Revised 6/05)3 - xii 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 CENTER VILLAGE RESIDENTIAL BONUS DISTRICT . . . . . . . . . . . . . . . . . 40 A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 3 - xiii (Revised 6/05) SECTION PAGE NUMBER NUMBER 1. Center Village Residential Bonus District. . . . . . . . . . . . . . . . . . . . . . . . . . 40 2. Center Village Residential Bonus District Map. . . . . . . . . . . . . . . . . . . . . . 41 C. Uses Permitted in Center Village Residential Bonus District . . . . . . . . . . . . . . 42 D. Special Development Standards for Residential Uses and Residential/Commercial Uses Located Within the Center Village Residential Bonus District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 E. Additional Design Standards for Center Village . . . . . . . . . . . . . . . . . . . . . . . . 43 F. Variance Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 4-3-100 URBAN DESIGN REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 C. Exemptions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 1. Interior Remodels. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 2. Aircraft Manufacturing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 1. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 E. Site Design and Building Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 1. Site Design and Street Pattern. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 a. Minimum Standard for Districts ‘A’ and ‘B’ . . . . . . . . . . . . . . . . . . . . . . 47 b. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 2. Building Location and Orientation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 a. Minimum Standards for Districts ‘A’ and ‘B’ . . . . . . . . . . . . . . . . . . . . . 48 b. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 c. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 3. Building Entries. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 a. Minimum Standards for Districts ‘A’ and ‘B’ . . . . . . . . . . . . . . . . . . . . . 48 b. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 c. Guideline Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 d. Guidelines Applicable to District ‘A’ . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 e. Guidelines Applicable to District ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 e. Guideline Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 4. Transition to Surrounding Development. . . . . . . . . . . . . . . . . . . . . . . . . . . 49 a. Minimum Standards for District ‘A’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 b. Minimum Standards for District ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 c. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 5. Service Element Location and Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 a. Minimum Standards for All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 b. Guidelines Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 6. Gateways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 a. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 7. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 F. Parking and Vehicular Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 1. Location of Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 a. Minimum Standards for Districts ‘A’ and ‘B’ . . . . . . . . . . . . . . . . . . . . . 56 b. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 c. Guideline Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 (Revised 6/05)3 - xiv SECTION PAGE NUMBER NUMBER d. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 2. Design of Surface Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 a. Minimum Standards for Districts ‘A’ and ‘C’ . . . . . . . . . . . . . . . . . . . . . . 57 b. Guidelines Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 3. Structured Parking Garages. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 a. Minimum Standards for District ‘C’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 b. Guidelines Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 c. Guidelines Applicable to Districts ‘A’ and ‘C’ . . . . . . . . . . . . . . . . . . . . . 58 d. Guidelines Applicable to District ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 4. Vehicular Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 a. Minimum Standard for District ‘B’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 b. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 c. Guidelines Applicable to District ‘A’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 d. Guidelines Applicable to Area ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 5. Illustrations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 G. Pedestrian Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 1. Pathways through Parking Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 a. Minimum Standards for District ‘C’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 2. Pedestrian Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 a. Minimum Standards for Districts ‘A’ and ‘C’ . . . . . . . . . . . . . . . . . . . . . . 61 b. Guidelines Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 62 c. Guidelines Applicable to District ‘C’ Only . . . . . . . . . . . . . . . . . . . . . . . . 62 3. Pedestrian Amenities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63 a. Minimum Standards for District ‘C’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63 b. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63 4. Illustrations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64 H. Landscaping/Recreation Areas/Common Open Space . . . . . . . . . . . . . . . . . . . 66 1. Landscaping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66 a. Minimum Standards for All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 b. Guidelines Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 c. Guidelines Applicable to District ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 2. Recreation Areas and Common Open Space . . . . . . . . . . . . . . . . . . . . . . . 68 a. Minimum Standards for Districts ‘A’ and ‘C’ . . . . . . . . . . . . . . . . . . . . . . 68 b. Minimum Standard for District ‘B’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 c. Minimum Standard for District ‘C’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 d. Guidelines Applicable to Districts ‘A’ and ‘C’ . . . . . . . . . . . . . . . . . . . . . 70 e. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 3. Illustrations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71 I. Building Architectural Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73 1. Building Character and Massing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73 a. Minimum Standard for District ‘A’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73 b. Minimum Standard for District ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 c. Minimum Standards for District ‘C’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 d. Guidelines Applicable to Districts ‘A’ and ‘B’ . . . . . . . . . . . . . . . . . . . . . 74 e. Guidelines Applicable to District ‘A’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 f. Guidelines Applicable to District ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 g. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 3 - xv (Revised 12/05) SECTION PAGE NUMBER NUMBER 2. Ground-Level Details . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 a. Minimum Standards for All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 b. Guidelines Applicable to Districts ‘A’ and ‘C’ . . . . . . . . . . . . . . . . . . . . 76 c. Guidelines Applicable to District ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . 76 3. Building Roof Lines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76 a. Minimum Standards for Districts ‘A’ and ‘C’ . . . . . . . . . . . . . . . . . . . . . 76 b. Guidelines Applicable to District ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 c. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 4. Building Materials. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 a. Minimum Standards for All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 b. Minimum Standards for Districts ‘A’ and ‘C’ . . . . . . . . . . . . . . . . . . . . . 77 c. Guidelines Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . 77 d. Guideline Applicable to District ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 5. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78 J. Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81 1. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81 2. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81 3. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 K. Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 1. Minimum Standards for Districts ‘A’ and ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . 82 2. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 L. Modification of Minimum Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 M. Variance (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83 N. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83 4-3-105 (Deleted by Ord. 4992, 12-9-2002). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83 4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS . . . . . . . . . . . . . . . . . . . . 83 A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83 B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83 C. Urban Separators Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 1. May Valley Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 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 4-3-010E 3 - 1 (Revised 12/05) 4-3-010 ADULT RETAIL AND ENTERTAINMENT REGULATIONS: (Amd. Ord. 4827, 1-24-2000) A. PROHIBITED IN CERTAIN AREAS: Adult motion picture theaters, peep shows, pano- rams, adult retail uses, and places of adult enter- tainment are prohibited: 1. Within one thousand feet (1,000′) of any residential zone (RC, R-1, R-4, R-8, R-10, RM, COR or RMH) or any single family or multiple family residential use. (Amd. Ord. 4773, 3-22-1999) 2. Within one thousand feet (1,000′) of any public or private elementary or secondary school. 3. Within one thousand feet (1,000′) of any family day care, day care center for children, nursery, or preschool. 4. Within one thousand feet (1,000′) of any church or other facility or institution used pri- marily for religious purposes. 5. Within one thousand feet (1,000′) of any public park or P-1 zone. (Amd. Ord. 4828, 1-24-2000) EXCEPT: Adult retail uses and adult entertain- ment businesses, as defined herein, shall be per- mitted within those zones within the Employment Area Valley (EAV) land use designation of the comprehensive plan and south of I-405, and are not subject to the distance requirements set out herein. (Ord. 4828, 1-24-2000) B. MEASUREMENT PROCEDURE: The distances provided in this Section shall be measured by following a straight line, without re- gard to intervening buildings, from the nearest point of the property parcel upon which the pro- posed use is to be located, to the nearest point of the parcel of property or the land use district boundary line from which the proposed land use is to be separated. C. LIABILITY: Nothing in this Section is intended to authorize, legalize or permit the establishment, operation or maintenance of any business, building or use which violates any City regulation or statute of the State of Washington regarding public nuisances, sexual conduct, lewdness or obscene or harmful matter or the exhibition or public display thereof. D. VIOLATIONS OF THIS CHAPTER AND PENALTIES: Violation of this Section on adult retail and enter- tainment regulations is declared to be a public nuisance per se, which may be abated by the City by way of civil abatement procedures, RMC 1-3-3, or RMC 1-3-2, Civil Penalties, or both, and not by criminal prosecution. (Ord. 4261, 2-26-1990; Ord. 5159, 10-17-2005) E. NONCONFORMING USES: 1. Amortization Schedule: Any adult en- tertainment, activity, use, or retail use located within the City limits on the effective date of Ordinance No. 4827 (February 27, 2000) that is made nonconforming by this Section shall be terminated within one year. 2. Extension Requests. a. Timing: Such termination date may be extended upon the approval of an ap- plication filed with the City within one hundred twenty (120) days of the effec- tive date of the ordinance codified in this Section requesting an extension to such one-year amortization period. b. Decision Criteria: The administra- tive decision on whether or not to ap- prove any extension period and the length of such period shall be based upon the applicant demonstrating a sig- nificant economic hardship that is based on an irreversible financial investment or commitment unique to that location made prior to the effective date of the ordinance codified in this Section including, but not limited to, fixed assets and tenant im- provements. A determination of signifi- cant economic hardship shall be based upon the degree to which the require- ments of this Section diminish the viabil- ity of the business or precludes reasonable alternative uses of the sub- ject property. c. Process: The extension request shall be processed as a Type V proce- dure pursuant to RMC 4-8-080G. 4-3-020A (Revised 12/05)3 - 2 d. Maximum Extension Period: No extension period shall be greater than one year. e. Appeals: Rights to appeal the deci- sion are governed by the provisions of RMC 4-8-110E8 and F6. (Ord. 4828, 1-24-2000) 4-3-020 AIRPORT RELATED HEIGHT AND USE RESTRICTIONS: A. AIRPORT INFLUENCE AREA ESTABLISHED: In order to regulate the use of property in the vi- cinity of the airport, all of the land within Safety Zones 1 through 6 of the Renton Municipal Airport shall be known as the Airport Influence Area, as shown in subsection F of this Section. (Ord. 5029, 11-24-03) B. HEIGHT LIMITS: Except as otherwise provided in this Code, no structure or tree shall penetrate the Federal Avia- tion Regulation Part 77 Objects Affecting Naviga- ble Airspace, as shown in subsection G of this Section. (Ord. 1542, 4-17-1956; Ord. 1829, 5-17-1960; Amd. Ord. 5029, 11-24-03) C. USE RESTRICTIONS: 1. Notwithstanding any other provisions of this Code, no use may be made of land within Airport Safety Zones 1 through 4, as shown in subsection F of this Section, in such a man- ner as to create electrical interference with ra- dio communication between the airport and aircraft, making it difficult for fliers to distin- guish between airport lights and others, result in glare in the eyes of fliers using the airport, impair visibility in the vicinity thereof, or other- wise endanger the landing, taking off, or ma- neuvering of aircraft. 2. Places of public assembly in the Airport Influence Area, as shown in subsection F of this Section, may be conditioned in terms of frequency of use, time of use, and number of people assembled. 3. Residential uses may be conditioned in relation to residential density in the Airport In- fluence Area, as shown in subsection F of this Section. 4. Nonresidential uses may be conditioned in relation to intensity of use in the Airport In- fluence Area, as shown in subsection F of this Section. 5. Bird attractants, such as uncovered refuse dumpsters, and uses that produce smoke, dust, glare, vapor, gasses or other emissions may be restricted in the Airport In- fluence Area, as shown in subsection F of this Section. 6. Noise-sensitive uses shall be prohibited from locating within the 65 DNL (or higher) noise contour of the Renton Municipal Air- port, as shown in subsection H of this Sec- tion. (Ord. 5029, 11-24-03) D. HAZARD MARKING AND LIGHTING: Any permit or variance granted as provided in this Section and affecting Airport Safety Zones 1 through 4, as shown in subsection F of this Sec- tion, shall be so conditioned as to require the owner of the structure or tree in question to install, operate and maintain thereon, at the owner’s own expense, such markers and lights as may be nec- essary to give adequate notice to aircraft of the presence of such airport hazard. E. SAFETY VERIFICATION AND NOTIFICATION: 1. Land Use Permit Master Applications for proposed projects to be located within the Air- port Influence Area shall require one of the following: a. A certificate from an engineer or land surveyor, that clearly states that the pro- posed use will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of this Section); or b. The maximum elevation of proposed buildings or structures based on the es- tablished airport elevation reference da- tum will not penetrate the Federal Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace (subsection G of this Section). Elevations shall be determined by an engineer or land surveyor. 4-3-020E 3 - 2.1 (Revised 12/05) 2. Within the Airport Influence Area, as shown in subsection F of this Section, disclo- sure notice shall be placed on land title when (Revised 12/05)3 - 2.2 This page left intentionally blank. 4-3-020E 3 - 3 (Revised 1/05) property is subdivided, or as part of approval of conditional use permits, special use per- mits, building permits, or other SEPA nonex- empt projects. Such notice may relate to noise, low overhead flights, aviation opera- tions that create high levels of noise, or avia- tion operations at night when there is greater sensitivity to noise. 3. Prior to approval of residential land use or other land uses where noise-sensitive ac- tivities may occur within the Airport Influence Area, as shown in subsection F of this Sec- tion, an avigation easement shall be granted to the City of Renton. The avigation ease- ment shall be approved by the City Attorney prior to recording. 4. Prior to approval of land uses where avi- ation overflight may occur within the Airport Influence Area, as shown in subsection F of this Section, an avigation easement shall be granted to the City of Renton. The avigation easement shall be approved by the City Attor- ney prior to recording. 5. Applicants for projects located within the Airport Influence Area shall submit a descrip- tion of construction and a construction sched- ule prior to issuance of building permits to prevent construction equipment, such as cranes, from penetrating the airspace without prior notification to responsible parties. (Ord. 1542, 4-17-1956; Amd. Ord. 5029, 11-24- 03; Ord. 5100, 11-1-04) 4-3-020F (Revised 1/05)3 - 4 F. AIRPORT INFLUENCE AREA MAP: (Ord. 5029, 11-24-03; Ord. 5100, 11-1-04) 4-3-020G 3 - 5 (Revised 1/05) G. FEDERAL AVIATION REGULATION PART 77 OBJECTS AFFECTING NAVIGABLE AIRSPACE: (Ord. 5100, 11-1-04) 4-3-020H (Revised 1/05)3 - 6 H. RENTON MUNICIPAL AIRPORT ANNUAL AVERAGE NOISE EXPOSURE MAP: (Ord. 5029, 11-24-03; Ord. 5100, 11-1-04) 4-3-040B 3 - 7 (Revised 3/06) 4-3-030 (Reserved) 4-3-040 COMMERCIAL CORRIDOR BUSINESS DESIGNATIONS: A. PURPOSE: These regulations establish development stan- dards to implement the Commercial Corridor Comprehensive Plan designation and establish “business districts.” These regulations guide the redevelopment of strip commercial urban forms into more concentrated urban forms, provide for design guidelines for residential development within the district, enhance the pedestrian envi- ronment, make the commercial environment more attractive, improve the City’s tax base, and result in a more successful business district. (Ord. 5191, 12-12-2005) B. APPLICABILITY: 1. Renton Automall District. a. Automall Area A: That area bounded by Grady Way S. on the north, Rainier Avenue S. (SR-167) on the east, I-405 on the south, and Seneca Avenue S. on the west; and That area bounded by S.W. Grady Way on the north, Raymond Avenue S.W. on the west, Seneca Avenue S.W. on the east, and the alley midway between S.W. Grady and SW 12th Street, on the south. b. Automall Area B: That area along the south side of S.W. Grady defined by the alley between S.W. Grady Way and S.W. 12th Street on the north, Seneca Avenue S.W. on the east, Raymond Ave- nue S.W. on the west, and I-405 on the south; That area along the south side of S.W. Grady Way west of Raymond Avenue S. between S.W. Grady Way on the north, Raymond Avenue S. on the east, a north/ south line approximately four hundred feet (400′) east of Raymond Avenue S.W. on the west, and I-405 on the south; That area along the north side of S.W. Grady Way west of Lind Avenue S. bounded by S.W. Grady Way on the south, Oakesdale Avenue S.W. on the west, S.W. 10th Street on the north, and Lind Avenue S.W. on the east; That area along the north side of S.W. Grady Way between Lind Avenue to the west and Rainier Avenue S. on the east. Beginning at a point approximately four hundred feet (400′) north of S.W. Grady Way along the east side of Lind Avenue S.W. on the west, then east for a distance of approximately three hundred twenty five feet (325′), then south to a point ap- proximately one hundred eighty feet (180′) north of S.W. Grady Way, then east from this point parallel to S.W. Grady Way to a point approximately ninety feet (90′) west of Rainier Avenue S., then north from this point approximately sixty feet (60′), then west approximately fifty feet (50′), and then north approximately two hundred fifteen feet (215′) and then east approximately one hundred sixty feet (160′) to Rainier Avenue S. on the east; That area north of South 7th Street and west of Hardie Avenue generally de- scribed as the area beginning at the northwest corner of South 7th Street and Hardie Avenue S. and then proceeding west approximately four hundred twenty five feet (425′), then north approximately four hundred fifty feet (450′) to the south- ern edge of the Burlington Northern Rail- road right-of-way, then east along the railroad right-of-way approximately two hundred thirty five feet (235′) to Hardie Avenue and then south along Hardie Av- enue to the beginning point; That area north of South 7th Street be- tween Hardie Avenue on the west, the Burlington Northern Railroad right-of-way on the north, and Rainier Avenue on the east; That area north of South 7th Street be- tween Rainier Avenue S. on the west, a line approximately one hundred ninety feet (190′) north of and parallel to South 7th Street on the north, and Shattuck Av- enue S. on the east; The triangular area on the south side of South 7th Street between Hardie Avenue 4-3-040C (Revised 3/06)3 - 8 on the west and Rainier Avenue on the east; The larger area north of S. Grady Way between Rainier Avenue on the west and Shattuck Avenue S. on the east between South 7th Street on the north and S. Grady Way on the south; That area north of S. Grady Way between Shattuck Avenue S. on the west, the northern edge of the former railroad right- of-way approximately one hundred fifty feet (150′) north of S. Grady Way, and Talbot Road/Smithers Avenue S. on the east; That area along the south side of S. Grady Way between SR-167/Rainier Av- enue S. on the west and a north/south line approximately one thousand six hun- dred thirty feet (1,630′) east of SR-167 on the east, S. Grady Way on the north, and on the southwest along S. Renton Village Place approximately one hundred sev- enty five feet (175′) to the 1998 zoning boundary between the CA Zone and the CO Zone on the south; and That area along the south side of S. Grady Way east of Talbot Road bounded by Talbot Road on the west, S. Grady Way on the northwest, Renton City Hall on the north/northeast, Benson Road S. on the east/southeast, and the I-405 right-of-way on the south. 2. N.E. Sunset Boulevard Business Dis- trict: That area (RMC 4-3-040H) along NE Sunset Blvd. from east of Duvall Ave. NE to west of Union Ave. NE. 3. Northeast Fourth Business District: That area (RMC 4-3-040I) along NE 3rd and 4th Streets between Queen Ave. NE on the west and Field Ave. NE on the east. 4. Rainier Ave. Business District: The area (RMC 4-3-040J) north of South 2nd Street on the north and the Houser railroad trestle on the south to the Renton Automall District. (Amd. Ord. 4839, 5-8-2000) 5. Puget Drive Business District: The area (RMC 4-3-040K) along Benson Road South and Puget Drive South that is south of Interstate 405 and north of the intersection of Puget Drive South and Benson Road South. (Ord. 5191, 12-12-2005) C. USES PERMITTED IN THE RENTON AUTOMALL IMPROVEMENT DISTRICT: The following use provisions take precedence over the underlying zoning: USES ALLOWED IN AREA A Only the following uses are permitted within Automall Area A USES ALLOWED IN AREA B Within the CA Zone: Auto, motorcycle, snowmobile, lawn and garden equipment, and passenger truck sales; 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. All uses permitted by the underlying zoning 4-3-040D 3 - 9 (Revised 3/06) D. DEVELOPMENT STANDARDS FOR USES 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- ply with the following development standards: ALL USES IN AREA A, DEALERSHIPS AND RELATED USES IN AREA B NON-DEALERSHIPS AND RELATED USES IN AREA B SERVICE AREA ORIENTATION Service areas shall not face public street frontage. Service areas shall not face public street frontage. LANDSCAPING – STREET FRONTAGE LANDSCAPING REQUIREMENTS for lots which abut Lind Avenue S.W., S.W. Grady Way, Talbot Road S. (SR-515) and Rainier Avenue S. A 15-foot-wide landscape strip along these street frontages. This frontage requirement is in lieu of the frontage requirement listed for the zone in chapter 4-2 RMC. Unimproved portions of the right-of-way may be used in combination with abutting private property to meet the required 15-foot landscape strip width. The landscaping shall include a minimum 30-inch-high berm and red maples (Acer rubrum) planted 25 feet on center. Pursuant to landscaping requirements listed in chapter 4-2 RMC (requirements for the underlying zone) and RMC 4-4-070. LANDSCAPING – MINIMUM AMOUNT AND LOCATION Minimum 2.5% of the gross site area shall be provided as on-site landscaping. Landscaping shall be consolidated and located at site entries, building fronts, or other visually prominent locations as approved through the site plan development review process. Pursuant to landscaping requirements listed in chapter 4-2 RMC (requirements for the underlying zone) and RMC 4-4-070. WHEEL STOPS If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. If frontage landscaping is relocated, then permanent wheel stops or continuous curbs must be installed a minimum of 2.5 feet from sidewalks to prevent bumper overhang of sidewalks. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. CUSTOMER PARKING Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with adjacent dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. Customer parking shall be designated and striped near entry drives and visible from public streets. Where possible, customer parking shall be combined with adjacent dealership customer parking and shared access. Where these requirements differ from the requirements of the parking, loading and driveway regulations of chapter 4-4 RMC, these requirements shall govern. 4-3-040E (Revised 3/06)3 - 10 E. POTENTIAL WAIVER OF STREET VACATION FEES FOR DEALERSHIPS LOCATED WITHIN THE RENTON AUTOMALL AREA A: All street vacation fees and compensation for the right-of-way may be waived by the Council for de- veloping properties in Area A, provided: 1. The properties are designated to be va- cated on the Automall Improvement Plan Map, 2. The application for street vacation con- forms to RMC 9-14-10, Administrative Proce- dure for Right-of-Way Vacations, and 3. The uses proposed conform to subsec- tion C of this Section. (Amd. Ord. 4749, 10-19-1998) F. DEVELOPMENT STANDARDS FOR USES LOCATED WITHIN THE NORTHEAST FOURTH STREET, PUGET DRIVE, RAINIER AVENUE, AND SUNSET BOULEVARD BUSINESS DISTRICTS: 1. Northeast Fourth, Puget, and Sunset Business Districts: a. Maximum Front Yard Setback: Maximum front setback of fifteen feet (15′) from the property line. In the NE Fourth Business District, the fifteen-foot (15′) setback may be modified to accom- modate the Boulevard Improvement Plan. When the fifteen-foot (15′) setback is modified, a fifteen-foot (15′) land- scaped buffer shall be required within the enlarged setback. Required parking shall not be located within a modified setback. b. Public Plazas: Provision of a public plaza of no less than one thousand (1,000) square feet with a minimum di- mension of twenty feet (20′) on one side abutting the sidewalk at all intersections AUTOMALL RIGHT-OF-WAY IMPROVEMENT PLAN COORDINATION Once completed, all development shall coordinate with a right-of-way improvement plan. A right-of-way improvement plan shall be completed by the City in coordination with adjacent property owners, and shall address gateways, signage, landscaping, and shared access. Once completed, all development shall coordinate with a right-of-way improvement plan. A right-of-way improvement plan shall be completed by the City in coordination with adjacent property owners, and shall address gateways, signage, landscaping, and shared access. AUTOMALL IMPROVEMENT PLAN COMPLIANCE All development shall coordinate with the Automall Improvement Plan adopted by Resolution No. 3182. The plan addresses potential street vacations, right-of-way improvements, area gateways, signage, landscaping, circulation, and shared access. All development shall coordinate with the Automall Improvement Plan adopted by Resolution No. 3182. The plan addresses potential street vacations, right-of-way improvements, area gateways, signage, landscaping, 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. ALL USES IN AREA A, DEALERSHIPS AND RELATED USES IN AREA B NON-DEALERSHIPS AND RELATED USES IN AREA B 4-3-040F 3 - 11 (Revised 3/06) in the business district. In the NE 4th Business District, this includes any inter- section with NE 4th Street. In the Sunset Business District, this includes any inter- section with Sunset Boulevard. In the Puget Business District, this includes the intersection of Benson Road and Puget Drive. A landscape plan consistent with RMC 4-4-070 shall be required for the public plaza, showing at a minimum street trees, decorative paving, pedes- trian-scaled lighting, and seating. c. Future Commercial Development Pads: For parcels that are not fully devel- oped, designate appropriate areas for fu- ture pad development to occur in later phases. d. Parking: The maximum number of parking spaces provided for uses within the corridor designation is limited to the minimum requirement in RMC 4-4-080F10, Number of Required Park- ing Spaces. Garage structures shall not open directly onto a principal arterial or street. Parking lots shall be oriented to minimize their visual impact on the site. No more than six (6) stalls may be con- secutively clustered without an interven- ing landscaped area a minimum of five feet (5′) in width and the length of the stall. e. Pedestrian Connections: i. Location of Pedestrian Con- nections: (a) A minimum of one pedes- trian connection shall be pro- vided to connect the entry or entries of each detached building to the street in addition to side- walks required in RMC 4-6-060F. (b) A minimum of one pedes- trian connection shall be pro- vided from each parking field located on the back and/or side of a building to the entry or en- tries. (c) A minimum of one pedes- trian connection shall be pro- vided from each side of a property or development abut- ting or adjacent to commercial and/or residential uses. (d) Space for the minimum re- quired pedestrian connections above shall be reserved for fu- ture pad development and when the proposed development is abutting or adjacent to an un- used parcel. ii. Design Standard for Internal Pedestrian Connections: (a) Pedestrian connections shall be ADA accessible and a minimum of five feet (5′) in width. (b) At least one of the following materials shall be used to define the walkway: pavers, changes in texture, or changes in the com- position of the paving. (c) The entry and exit of the walkway shall be defined with a trellis, special railing, bollards, or other architectural features, as approved by the Reviewing Offi- cial. (d) Planting strips required in RMC 4-6-060F shall be located between the road and the re- quired sidewalk. Trees, shrubs, groundcovers, and perennial planting are required compo- nents of landscaping. Landscap- ing is subject to the requirements of RMC 4-4-070. (e) Bollards or other decorative features may be provided at the pedestrian access points be- tween commercial and residen- tial uses. Chains across vehicular or pedestrian access points are prohibited. f. Additional Standards for Stand Alone Residential Uses: Site design shall include design elements that sup- port a quality mixed use business district. The following minimum standards shall be met; however, the Reviewing Official 4-3-040F (Revised 3/06)3 - 12 may require additional elements consis- tent with site plan review criteria when determined necessary to integrate com- mercial and residential uses within this district. i. Street Grid: The project shall use a modified street grid system where residential buildings are oriented to a street. A public street grid system within the project shall be provided. No cul-de sacs allowed. Hammer- head turnarounds may only be used if the ends are able to accommodate future connection as part of the mod- ified street grid system. Emergency fire access shall be provided through public streets or private easements connecting to the adjacent commer- cial or residential area. ii. Site Design: Each unit shall ad- dress the public street, private street, or court with a private residential en- try on the front facade of the structure designed to provide individual ground floor connection to the out- side. iii. Residential Building Size: A maximum of four (4) consecutively attached units shall be allowed. iv. Minimum Land Area: A mini- mum of one thousand two hundred (1,200) square feet of land area per dwelling unit is required. Each dwell- ing shall have a ground-related pri- vate useable outdoor space of at least two hundred (200) square feet with a minimum dimension of ten feet (10′). v. Building Design Standards: Urban Design Regulations District B standards shall be required. See RMC 4-3-100. Distinctive building design shall be provided with a supe- rior level of quality for materials, de- tails, and window placement. A consistent visual identity shall be ap- plied to all sides of building that can be seen by the general public. Build- ings should integrate pitched roofs, dormer windows, etc., to illustrate residential massing. Variation of modulation of vertical and horizontal facades of a minimum of six feet (6′) depth and twenty feet (20′) length is required at a minimum of a forty-foot (40′) interval to reduce overall bulk and add interest and quality. Fa- cades may be articulated with bays, terraces, balconies, awnings, stoops, recessed openings, etc. Large “boxes” without articulation are not allowed. No parapet or roofline shall exceed one-half the length of the building facade without a change in elevation. Building entries should be the most prominent feature of the fa- cade, emphasized through the use of materials and architectural detail such as tower, projections, varied roofs, trellis work, pergolas, or cov- ered entryways. vi. Walling and Fencing: Any wall- ing or fencing shall use materials used in the architectural treatment of the dwellings. In addition, where fencing occurs between residential and commercial uses, a minimum of one pedestrian access point shall be required consistent with the stan- dards above. vii. Additional Residential Park- ing Standards: Parking must be within an enclosed structure located to the rear of the primary structure or in a detached garage with rear ac- cess. If this absolutely cannot be ac- complished due to physical constraints of the site, then garages shall be designed to have minimum impact on streetscape appearance and function through the use of shared drives, architectural detailing, or facade design. The required guest spaces for attached residential uses may be surface parking. g. Additional Standards for Mixed Use (Within the Same Building) Com- mercial and Residential Uses: Site de- sign shall include design elements that support a quality mixed use business dis- trict. The following minimum standards shall be met; however, the Reviewing Of- ficial may require additional elements consistent with site plan review criteria 4-3-040F 3 - 12.1 (Revised 3/06) when determined necessary to integrate commercial and residential uses within this district. i. Access: Hammerhead turn- arounds may only be used if the ends are able to accommodate future con- nection as part of a modified street grid system. Emergency fire access shall be provided through public streets or private easements con- necting to the adjacent commercial or residential area. ii. Site Design: Commercial space must be reserved on the ground floor of all mixed used buildings, at a min- imum depth of thirty feet (30′) along the street frontage on the ground floor in the NE 4th, Sunset, and Puget Business District Overlay. Residential uses shall not be located in the ground floor commercial space, except for a residential entry feature linking the residential portion of the development to the street. iii. Building Design Standards: Urban Design Regulations District B standards shall be required. See RMC 4-3-100. Distinctive building design shall be provided with a supe- rior level of quality for materials, de- tails, and window placement. A consistent visual identity shall be ap- plied to all sides of building that can be seen by the general public. Varia- tion of modulation of vertical and hor- izontal facades of a minimum of six feet (6′) depth and twenty feet (20′) length is required at a minimum of a forty-foot (40′) interval to reduce overall bulk and add interest and quality. Facades may be articulated with bays, terraces, balconies, aw- nings, stoops, recessed openings, etc. Large “boxes” without articula- tion are not allowed. No parapet or roofline shall exceed one-half the length of the building facade without a change in elevation. Building en- tries should be the most prominent feature of the facade, emphasized through the use of materials and ar- chitectural detail such as tower, pro- jections, varied roofs, trellis work, pergolas, or covered entryways. iv. Additional Mixed Use Parking Standards: Parking must be within an enclosed structure located under the residential portion of the building. The required guest spaces for resi- dential uses may be surface parking. 2. Rainier Avenue Business District: The district shall have the following requirements: a. Access points are to be consolidated to properties. b. New billboards prohibited. c. Freestanding signs are restricted to monument signs. d. Sidewalk width at the intersections of Rainier Avenue and SW Sunset Boule- vard/South Third Street, Rainier Avenue and South Third Place, and Rainier Ave- nue and South Fourth Place shall be ten feet (10′), minimum. e. Maximum setback of fifteen feet (15′). Building setback for a primary use may exceed the maximum; provided, that a designated area for a future pad devel- opment that will conform to the maximum setback is established through a re- corded document. f. The number of parking spaces pro- vided for uses within the district is limited to the minimum requirement. 4-3-040G (Revised 3/06)3 - 12.2 G. MAPS OF AUTOMALL OVERLAY DISTRICTS: 4-3-040H 3 - 12.3 (Revised 3/06) H. NE SUNSET BOULEVARD CORRIDOR BUSINESS DISTRICT: (Ord. 5191, 12-12-2005) 4-3-040I (Revised 3/06)3 - 12.4 I. NE 4TH STREET CORRIDOR BUSINESS DISTRICT: (Ord. 5191, 12-12-2005) 4-3-040J 3 - 12.5 (Revised 3/06) J. RAINIER CORRIDOR BUSINESS DISTRICT: (Ord. 4839, 5-8-2000; Ord. 5100, 11-1-04; Ord. 5191, 12-12-2005) 4-3-040K (Revised 3/06)3 - 12.6 K. PUGET DRIVE BUSINESS DISTRICT: (Ord. 5191, 12-12-2005) 4-3-050A 3 - 12.7 (Revised 3/06) 4-3-050 CRITICAL AREAS REGULATIONS: A. PURPOSE: 1. General: The purposes of this section are to: a. Manage development activities to protect environmental quality; b. Assist or further the implementation of the policies of the Growth Manage- ment Act, the State Environmental Policy Act, chapter 43.21C RCW, and the City Comprehensive Plan; c. Provide City officials with information to evaluate, approve, condition or deny public or private development proposals with regard to critical area impacts; d. Protect the public life, health, safety, welfare, and property by minimizing and managing the adverse environmental im- pacts of development within and abutting critical areas; and e. Protect the public from: i. Preventable maintenance and re- placement of public facilities needed when critical area functioning is im- paired; ii. Unnecessary costs for public emergency rescue and relief opera- tions; and iii. Potential litigation on improper construction practices occurring in critical areas. 2. Aquifer Protection: The overall purpose of the aquifer protection regulations is to pro- tect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Other specific purposes include: a. Protect the groundwater resources of the City; b. Provide a means of regulating spe- cific land uses within aquifer protection areas; c. Provide a means of establishing safe construction practices for projects built within an aquifer protection area; and d. Protect the City’s drinking water sup- ply from impacts by facilities that store, handle, treat, use, or produce sub- stances that pose a hazard to groundwa- ter quality. 3. Flood Hazards: It is the purpose of the flood hazard regulations to: a. Minimize public and private losses due to flood conditions in specific areas; and b. Minimize expenditure of public money and costly flood control projects; and c. Minimize the need for rescue and re- lief efforts associated with flooding and generally undertaken at the expense of the general public; and d. Minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets, and bridges located in ar- eas of special flood hazard; and e. Help maintain a stable tax base by providing for the sound use and develop- ment of areas of special flood hazard so as to minimize future flood blight areas; and f. Ensure that those who occupy the ar- eas of special flood hazard assume re- sponsibility for their actions. 4. Geologic Hazards: The purposes of the geologic hazard regulations are to: a. Minimize damage due to landslide, subsidence or erosion through the con- trol of development; and b. Protect the public against avoidable losses due to maintenance and replace- ment of public facilities, property dam- (Revised 3/06)3 - 12.8 This page left intentionally blank. 4-3-050B 3 - 13 (Revised 6/05) age, subsidy cost of public mitigation of avoidable impacts, and costs for public emergency rescue and relief operations; and c. Reduce the risks to the City and its citizens from development occurring on unstable slopes; and d. Control erosion and sediment run-off from development. 5. Habitat Conservation: The primary pur- pose of habitat conservation regulations is to minimize impacts to critical habitats and to re- store and enhance degraded or lower quality habitat in order to: a. Maintain and promote diversity of species and habitat within the City; and b. Coordinate habitat protection with the City’s open space system, whenever possible, to maintain and provide habitat connections; and c. Help maintain air and water quality, and control erosion; and d. Serve as areas for recreation, educa- tion, scientific study, and aesthetic appre- ciation. 6. Streams and Lakes: The purposes of the stream and lake regulations are to: a. Protect riparian habitat in order to provide for bank and channel stability, sustained water supply, flood storage, re- cruitment of woody debris, leaf litter, nu- trients, sediment and pollutant filtering, shade, shelter, and other functions that are important to both fish and wildlife; and b. Prevent the loss of riparian acreage and functions and strive for a net gain over present conditions through restora- tion where feasible; and c. Protect aquatic habitat for salmonid species. Other fish/aquatic species are addressed through Habitat Conservation regulations (see subsection A5 of this Section). 7. Wetlands: The purposes of the wetland regulations are to: a. Ensure that activities in or affecting wetlands do not threaten public safety, cause nuisances, or destroy or degrade natural wetland functions and values; and b. Preserve, protect and restore wet- lands by regulating development within them and around them; and c. Protect the public from costs associ- ated with repair of downstream proper- ties resulting from erosion and flooding due to the loss of water storage capacity provided by wetlands; and d. Prevent the loss of wetland acreage and functions and strive for a net gain over present conditions. (Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) B. APPLICABILITY – CRITICAL AREAS DESIGNATIONS/MAPPING: 1. Lands to Which These Regulations Apply: The following critical areas, classified in subsections H1 through M1of this Section, are regulated by this Section: a. Aquifer protection areas. b. Areas of special flood hazard. c. Sensitive slopes, twenty five percent (25%) to forty percent (40%) and pro- tected slopes, forty percent (40%) or greater. d. Medium, high, and very high land- slide hazard areas. e. High erosion hazards. f. High seismic hazards. g. Medium and high coal mine hazards. h. Volcanic hazard areas. i. Critical habitats. 4-3-050C (Revised 6/05)3 - 14 j. Streams and Lakes. i. All applicable requirements of this Section apply to Class 2 to 4 water bodies, as classified in subsection L1 of this Section. ii. Class 5 water bodies, classified in subsection L1 of this Section, are exempt from all provisions of this Section. iii. Class 1 water bodies, defined in subsection L1 of this Section, are not subject to this section, and are regu- lated in RMC 4-3-090, Shoreline Master Program Regulations, and RMC 4-9-197, Shoreline Permits. k. Wetlands, Categories 1, 2 and 3. 2. Mapping – General: a. The exact boundary of each critical area depicted on maps referenced herein is approximate and is intended only to provide an indication of the presence of a critical area on a particular site. Addi- tional critical areas may be present on a site. The actual presence of critical areas and the applicability of these regulations shall be based upon the classification cri- teria for each critical area. b. The Planning/Building/Public Works Department shall provide an annual docket process to update the maps. As of the effective date of the ordinance codi- fied in this section (April 25, 2005), critical area reports prepared for permit applica- tions shall be incorporated into critical area mapping as part of the annual docket process. As a result of studies prepared through the permit application process, where the City required in- creased buffers rather than standard buffers, it shall be noted on the map. 3. Reports and Submittal Requirements: Study requirements and submittal require- ments are required in each regulated critical area as follows: a. General Submittal Requirements – All Critical Areas: See subsection F of this Section, Submittal Requirements and Fees, and RMC 4-8-120, Submittal Requirements Specific to Application Type. b. Exempt Activities, Study Require- ments: See subsection C4c of this Sec- tion, Reports and Mitigation Plans Required. c. Aquifer Protection Area Permit Submittal Requirements: See subsec- tion H1e of this Section and 4-9-015E. d. Flood Hazard Data: Flood hazard data is to be applied pursuant to subsec- tion I1b of this Section, Mapping and Documentation. e. Geologic Hazards Special Studies Required: See subsection J2 of this Sec- tion, Special Studies Required. f. Habitat Conservation Assessment Required: See subsection K2 of this Section, Habitat Assessment Required. g. Streams and Lakes Studies Re- quired: See subsection L3 of this Sec- tion, Studies Required. h. Wetlands Studies Required: See subsection M3 of this Section, Study Re- quired. (Ord. 4851, 8-7-2000; Ord. 4992, 12-9-2002; Ord. 5137, 4-25-2005) C. APPLICABILITY – EXEMPT, PROHIBITED AND NONCONFORMING ACTIVITIES: 1. Applicability: Unless determined to be exempt from permitting and standards, all proposed development, fill, and activities in regulated critical areas and their buffers shall comply with the requirements of this Section. Expansion or alteration of existing activities shall also comply with the requirements of this Section. Any person seeking to deter- mine whether a proposed activity or land area is subject to this Section may request in writ- ing a determination from the City. Such a re- quest for determination shall contain the information requirements specified by the Department Administrator. 4-3-050C 3 - 15 (Revised 6/05) a. Aquifer Protection Areas – Com- pliance with Regulations: The following developments, facilities, uses and activi- ties shall comply with the applicable pro- visions and restrictions of this Section and chapters 4-4, 4-5, 4-6, 4-9, and 5-5 RMC for the APA zone in which the de- velopments, facilities, uses and activities are located, except as preempted by Federal or State law: i. Development Permits: Devel- opment permits shall be reviewed for compliance with the aquifer protec- tion requirements of this Section. ii. Facilities: Facilities, as defined in RMC 4-11-060, Definitions F, which are existing, new, or to be closed, are subject to this Section as specified below: (a) Existing Facilities: All owners of facilities which store, handle, treat, use, or produce hazardous materials or have done so in the past must comply with the permit requirements, re- lease reporting requirements, and closure requirements as set forth in this Section; (b) Existing Facilities – Limi- tation on Material Increase: In Zone 1 of an APA, no change in operations at a facility shall be al- lowed that increases the quanti- ties of hazardous materials stored, handled, treated, used, or produced in excess of quanti- ties reported in the initial aquifer protection area operating permit with the following exception: An increase in the quantity of haz- ardous materials is allowed up to the amount allowed for a new fa- cility in Zone 1 as provided by subsection C8d(i) of this Section, Prohibited Activities – Aquifer Protection Areas, Zone 1; (c) New Facilities: All propos- als for new facilities within any zone of an aquifer protection area must be reviewed for com- pliance with this Section prior to issuance of any development permits for uses in which hazard- ous materials are stored, han- dled, treated, used or produced or which increase the quantity of hazardous materials stored, handled, treated, used, or pro- duced; (d) Abandonment: No person, persons, corporation or other le- gal entity shall temporarily or permanently abandon, close, sell, or otherwise transfer a facil- ity in an APA without complying with the requirements of RMC 4-9-015F, Closure Permit, and permit conditions of this Section; iii. Hazardous Materials – Use, Production, Storage, Treatment, Disposal, or Management: Persons that store, handle, treat, use, or pro- duce a hazardous material as de- fined by chapter 4-11 RMC, Definitions, shall be subject to the re- quirements of this Section, and as further specified below: (a) All applications for develop- ment permits for uses in which hazardous materials are stored, handled, treated, used or pro- duced or which increase the quantity of hazardous materials stored, handled, treated, used, or produced at a location in the APA must be reviewed for com- pliance with this Chapter by the Department prior to approval. (b) The focus of review for all permits will be on the hazardous materials that will be stored, han- dled, treated, used, or produced; and the potential for these sub- stances to degrade groundwater quality. (c) An inventory of hazardous materials on forms provided by the Department shall be submit- ted to the Department upon ap- plication for a development permit. 4-3-050C (Revised 6/05)3 - 16 (d) Where required by the De- partment, plans and specifica- tions for secondary containment shall be submitted and shall comply with subsection H2d(i) of this Section, Secondary Contain- ment – Zones 1 and 2. Develop- ment permits shall not be issued until plans and specifications for secondary containment, if re- quired, have been approved by the Department. (e) The Generic Hazardous Materials List attached and in- corporated as subsection R of this Section is provided for infor- mational purposes. iv. Application of Pesticides and Nitrates: Persons who apply pesti- cides and/or fertilizer containing ni- trate in the APA, except for homeowners applying only to their own property, shall comply with sub- section H3 of this Section, Use of Pesticides and Nitrates – APA Zones 1 and 2. v. Construction Activities: Per- sons engaged in construction activi- ties as defined in RMC 4-11-030, Definitions C, shall comply with sub- section H7 of this Section, Construc- tion Activity Standards – Zones 1 and 2, and RMC 4-4-030C8, Construc- tion Activity Standards – APA Zones 1 and 2; vi. Fill Material: Persons placing fill material on sites within the APA shall comply with subsection H8 of this Section, Fill Material Require- ments – Zones 1 and 2, and RMC 4-4-060L4, Fill Material; vii. Fuel Oil Heating Systems: Owners of facilities and structures shall comply with subsection C8d(i)(i) and C8d(ii)(f) of this Sec- tion, Prohibited Activities – Aquifer Protection Areas, Zones 1 and 2, re- lating to conversion of heating sys- tems to fuel oil and installation of new fuel oil heating systems. viii. Pipelines: Owners of pipe- lines as defined in RMC 4-11-160 shall comply with subsection H6 of this Section, Pipeline Requirements; ix. Solid Waste Landfills: Owners of existing solid waste landfills shall comply with subsection H9 of this Section, Regulations for Existing Solid Waste Landfills – Zones 1 and 2; x. Surface Water Systems: Sur- face water systems shall meet the re- quirements of subsection H5 of this Section, Surface Water Require- ments, and RMC 4-6-030E, Drain- age Plan Requirements and Methods of Analysis; xi. Unauthorized Release: All per- sons shall comply with subsection H10 of this Section, Hazardous Ma- terials – Release Restrictions – Zones 1 and 2, and RMC 4-9-015G, Unauthorized Releases; xii. Wastewater Disposal Sys- tems: Owners of structures that are connected to existing on-site sewage disposal systems and proposed wastewater disposal systems shall comply with subsection H4 of this Section, Wastewater Disposal Re- quirements, and RMC 4-6-040J, Sanitary Sewer Standards, Addi- tional Requirements that Apply within Zones 1 and 2 of an Aquifer Protec- tion Area. 2. Permit Required: a. Permit Required – Development or Alteration: Prior to any development or alteration of a property containing a criti- cal area as defined in subsection B of this Section, Applicability – Critical Areas Designations/Mapping, the owner or des- ignee must obtain a development permit, critical area permit, and/or letter of ex- emption. No separate critical area permit is required for a development proposal which requires development permits or which has received a letter of exemption. If a proposed activity is not exempt and does not otherwise require a develop- 4-3-050C 3 - 17 (Revised 6/05) ment permit, but is subject to this Sec- tion, the Department Administrator shall determine whether to grant or deny a separate critical areas permit based upon compliance with applicable standards and regulations of this Section. b. Aquifer Protection Area – Operat- ing and Closure Permits: Aquifer pro- tection area operating permit and closure permit requirements are contained in RMC 4-9-015, Aquifer Protection Area Permits. 3. Finding of Conformance Required: a. General: Conformance with these critical area regulations shall be a finding in any approval of a development permit or aquifer protection area permit, and such finding shall be documented in writ- ing in the project file. b. Aquifer Protection Areas: No changes in land use shall be allowed nor shall permits for development be issued if the Department finds that the proposed land use, activity, or business is likely to impact the long-term, short-term or cu- mulative quality of the aquifer. The find- ing shall be based on the present or past activities conducted at the site; hazard- ous materials that will be stored, handled, treated, used or produced; and the po- tential for the land use, activity, or busi- ness to degrade groundwater quality. 4. Letter of Exemption: a. Aquifer Protection, Flood Haz- ards, Geologic Hazards, Habitat Con- servation, Streams and Lakes, Wetlands: Except in the case of public emergencies, all exemptions in subsec- tions C5, C6 and C7 of this Section re- quire that a letter of exemption be obtained from the Department Adminis- trator prior to construction or initiation of activities. b. Applicability of Section Require- ments to Exempt Activities: Exempt activities provided with a letter of exemp- tion may intrude into the critical area or required buffer subject to any listed con- ditions or requirements. Exempt activities do not need to comply with mitigation ra- tios of subsection M11 of this Section, Wetlands Creation and Restoration, or subsection M12 of this Section, Wetland Enhancement, unless required in exemp- tion criteria. c. Reports and Mitigation Plans Re- quired: A report for the specific critical area affected, and/or enhancement or mitigation plan shall be required pursuant to subsections H to M of this Section, un- less otherwise waived by the Department Administrator. d. Administrator Findings: In deter- mining whether to issue a letter of ex- emption for activities listed in subsections C5, C6, and C7 of this Section, the Ad- ministrator shall find that: i. The activity is not prohibited by this or any other chapter of the RMC or State or Federal law or regulation; ii. The activity will be conducted us- ing best management practices as specified by industry standards or applicable Federal agencies or sci- entific principles; iii. Impacts are minimized and, where applicable, disturbed areas are immediately restored, unless the exemption is a wetland below the size thresholds pursuant to subsec- tion C5f(i) of this Section; iv. Where water body or buffer dis- turbance has occurred in accordance with an exemption during construc- tion or other activities, revegetation with native vegetation shall be re- quired. v. If a hazardous material, activity, and/or facility that is exempt pursu- ant to this Section has a significant or substantial potential to degrade groundwater quality, then the Depart- ment Administrator may require com- pliance with the aquifer protection requirements of this Section other- wise relevant to that hazardous ma- terial, activity, and/or facility. Such 4-3-050C (Revised 6/05)3 - 18 determinations will be based upon site and/or chemical-specific data. 5. Specific Exemptions – Critical Areas and Buffers: Specific exempt activities are listed in the following table. If an “X” appears in a box, the listed exemption applies in the specified critical area and required buffer. If an “X” does not appear in a box, then the ex- emption does not apply in the particular criti- cal area or required buffer. Where utilized in the following table the term “restoration” means returning the subject area back at a minimum to its original state following the per- formance of the exempt activity. Activities tak- ing place in critical areas and their associated buffers and listed in the following table are ex- empt from the applicable provisions of this Section, provided a letter of exemption has been issued per subsection C4 of this Sec- tion, Letter of Exemption. Whether the ex- empted activities are also exempt from permits will be determined based upon appli- cation of chapters 4-8 and 4-9 RMC, or other applicable sections of the Renton Municipal Code. EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands a. Conservation, Enhancement, Education and Related Activities: i. Natural Resource/Habitat Conservation or Preservation: Conservation or preserva- tion of soil, water, vegetation, fish and other wildlife. X1 XX X X X ii. Enhancement activities as defined in chapter 4-11 RMC. XX X X X iii. Approved Restoration/Mitigation: Any critical area and/or buffer restoration or other mitigation activities which have been approved by the City. X1 XX X X X b. Research and Site Investigation: i. Education and Research: Nondestructive education and research. X1 XX X X X ii. Site Investigative Work: Site investiga- tive work necessary for land use application submittals such as surveys, soil logs, perco- lation tests and other related activities. 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. X1 XX X X X c. Agricultural, Harvesting, Vegetation Management: i. Harvesting Wild Foods: The harvesting of wild foods in a manner that is not injurious to natural reproduction of such foods and provided the harvesting does not require till- ing of soil, planting of crops or alteration of the critical area. X1 XX X X X 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. 4-3-050C 3 - 18.1 (Revised 6/05) c. Agricultural, Harvesting, Vegetation Management: (Continued) ii. Existing/Ongoing Agricultural Activities: 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. XX X X X iii. Dead or Diseased Trees: Removal of dead, terminally diseased, damaged, or dan- gerous ground cover or hazard trees which have been certified as such by a forester, registered landscape architect, or certified arborist, selection of which to be approved by the City based on the type of information re- quired, or the City prior to their removal. X1 XX X X: Limited to cutting of hazard trees; such hazard trees shall be retained as large woody debris in the stream/ buffer corri- dor, where feasible. X: Tree cutting of hazard trees or other woody vege- tation accom- plished such that trees are retained in the wetland and buffer where feasible. EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands 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. 4-3-050C (Revised 6/05)3 - 18.2 d. Surface Water: i. New Surface Water Discharges: New 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. XXX ii. New or Modified Regional Stormwater 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. XXX iii. Flood Hazard Reduction: Implementa- 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. XX e. Roads, Parks, Public and Private Utilities: i. Relocation of Existing Utilities out of Criti- 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. X1 XX X X X EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands 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. 4-3-050C 3 - 18.3 (Revised 6/05) e. Roads, Parks, Public and Private Utilities: (Continued) ii. Existing Parks, Trails, Roads, Facilities, 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. XX X X iii. Utilities, Traffic Control, Walkways, 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. XX X X EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands 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. 4-3-050C (Revised 6/05)3 - 18.4 e. Roads, Parks, Public and Private Utilities: (Continued) iv. Modification of Existing Utilities and Streets by Ten Percent (10%) or Less: Over- building (enlargement beyond existing project needs) or replacement of existing utility systems and replacement and/or reha- 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. XX: Exemption is not allowed in Category 1 wetlands. X: Exemption is not allowed in Category 1 wetlands. v. Vegetation Management/Essential Tree Removal for Public or Private Utilities, Roads, and Public Parks: Maintenance activities, including routine vegetation man- agement and essential tree removal, and removal of non-native invasive vegetation or weeds listed by the King County Noxious Weed Board or other government agency, for public and private utilities, road rights-of- way and easements, and parks. XX X X: Trees shall be retained as large woody debris in the stream/ buffer corri- dor, where feasible. X: Tree cutting and vegeta- tion manage- ment accom- plished such that trees are retained in the wetland and buffer where feasible. EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands 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. 4-3-050C 3 - 18.5 (Revised 6/05) f. Wetland Disturbance, Modification and Removal: i. Any Activity in Small Category 3 Wet- 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. X ii. Temporary Wetland Impacts: Temporary 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. XX g. Maintenance and Construction – Existing Uses and Facilities: i. Remodeling, Replacing, Removing Exist- 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. XX X X EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands 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. 4-3-050C (Revised 6/05)3 - 18.6 g. Maintenance and Construction – Existing Uses and Facilities: (Continued) ii. Maintenance and Repair – Any Existing 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. XX X X iii. Modification of an Existing Single Fam- 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. XX X X iv. Existing Activities: Existing activities which have not been changed, expanded or altered, provided they comply with the appli- cable requirements of chapter 4-10 RMC. XX X X X EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands 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. 4-3-050C 3 - 18.7 (Revised 6/05) 6. Limited Exemptions: Activities that are exempt from some, but not all provisions of this Section are listed in the following table. If an “X” appears in a box, the listed exemption applies in the specified critical area and re- 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. Whether the exempted activities are also ex- empt 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. h. Emergency Activities: i. Emergency Activities: Emergency activi- 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. X1 XX X X X ii. Emergency Tree/Ground Cover Cutting or Removal by Agency or Utility: Removal of trees and/or ground cover by any City department or agency and/or public or pri- vate utility in emergency situations involving immediate danger to life or property, sub- stantial fire hazards, or interruption of ser- vices provided by a utility. X1 XX X X: Downed haz- ard trees shall be retained as large woody debris in the stream/ buffer. X: Tree cutting and vegeta- tion manage- ment accom- plished such that trees are retained in the wetland and buffer where feasible. iii. Emergency Activities in Aquifer Protec- tion Area: Public interest emergency use, storage, and handling of hazardous materi- als by governmental organizations. X1 i. Hazardous Materials: i. Federal or State Pre-emption: Cleanups, monitoring and/or studies undertaken under supervision of the Washington Department of Ecology or the U.S. Environmental Protec- tion Agency. X1 ii. Use of Materials with No Risk: Use, stor- age, and handling of specific hazardous materials that do not present a risk to the aquifer as determined and listed by the Department. X1 EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands 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. 4-3-050C (Revised 6/05)3 - 18.8 LIMITED EXEMPTIONS – WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands a. Hazardous Materials: i. Materials for Sale in Original Small Con- 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). X1 ii. Activities Exempt from Specified Aquifer 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). X1 (1) Hazardous materials use, storage, and 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. X1 (2) Noncommercial residential use, stor- 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. X1 (3) Hazardous materials in fuel tanks and fluid reservoirs attached to a private or com- mercial motor vehicle and used directly in the operation of that vehicle. X1 (4) Fuel oil used in existing heating sys- tems. X1 (5) Hazardous materials used, stored, and handled by the City of Renton in water treat- ment processes and water system opera- tions. X1 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. 4-3-050C 3 - 18.9 (Revised 6/05) a. Hazardous Materials: (Continued) (6) Fueling of equipment not licensed for 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. X1 (7) Hazardous materials contained in prop- erly operating sealed units (transformers, refrigeration units, etc.) that are not opened as part of routine use. X1 (8) Hazardous materials in fuel tanks and fluid reservoirs attached to private or com- mercial equipment and used directly in the operation of that equipment. X1 (9) Hazardous materials in aerosol cans. X 1 (10) Hazardous materials at multi-family 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. X1 (11) Hazardous materials used for janitorial purposes at the facility where the products are stored. X1 (12) Hazardous materials used for per- 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. X1 iii. Uses, Facilities, and Activities in Zone 1 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: X1 (1) Removal requirements in subsection 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; X1 (2) Additional facility requirements in sub- section H2d(vi) of this Section; X1 LIMITED EXEMPTIONS – WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands 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. 4-3-050C (Revised 6/05)3 - 18.10 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. a. Hazardous Materials: (Continued) (3) Wastewater requirements in RMC 4-6-040J1a but shall be subject to Zone 2 requirements in RMC 4-6-040J2; X1 (4) The prohibition of septic systems con- tained in subsection C8d(i)(f) of this Section; and X1 (5) Surface water management require- ments of RMC 4-6-030E except that Zone 2 requirements contained in RMC 4-6-030E shall apply. X1 LIMITED EXEMPTIONS – WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands 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. 4-3-050C 3 - 18.11 (Revised 6/05) EXEMPTIONS WITHIN CRITICAL AREA BUFFERS EXEMPT ACTIVITY Aquifer Protection Area Flood Hazard Area Geologic Hazard Area Habitat Conservation Area Streams and Lakes: Class 2 to 4 Wetlands a. Activities in Critical Area Buffers: i. Trails and Open Space: Walkways and trails, and associated open space in critical area buffers located on public property, or where easements or agreements have been granted for such purposes on private property. All of the following criteria shall be met. XX XX (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: 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. XXX 4-3-050C (Revised 6/05)3 - 18.12 8. Prohibited Activities: Prohibited activi- ties are identified below for each critical area governed by this Section. a. General – All Critical Areas: No ac- tion shall be taken by any person, com- pany, agency, or applicant which results in any alteration of a critical area except as consistent with the purpose, objec- tives, and requirements of this Section. b. Prohibited Activities – Floodways: Encroachments, including fill, new con- struction, substantial improvements, and construction or reconstruction of residen- tial structures is prohibited within desig- nated floodways, unless it meets the provisions of subsection I4 of this Sec- tion, Additional Restrictions within Flood- ways. c. Prohibited Activities – Streams/ Lakes and Wetlands: Grazing of ani- mals is not allowed within a stream, lake, wetland or their associated buffers. d. Prohibited Changes in Land Use and Types of New Facilities– Aquifer Protection Areas. i. Zone 1: (a) Changes in land use and types of new facilities in which any of the following will be on the premises: (1) More than five hundred (500) gallons of hazardous mate- rial; (2) More than one hundred fifty (150) gallons of hazardous mate- rial in containers that are opened and handled; (3) Containers exceeding five (5) gallons in size; or (4) Tetrachloroethylene (e.g., dry-cleaning fluid). (b) Surface impoundments (as defined in chapters 173-303 and 173-304 WAC); (c) Hazardous waste treat- ment, storage, and disposal facil- ities; (d) All types of landfills, includ- ing solid waste landfills; (e) Transfer stations; (f) Septic systems; (g) Recycling facilities that han- dle hazardous materials; (h) Underground hazardous material storage and/or distribu- tion facilities; (i) New heating systems using fuel oil except for commercial uses when the source of fuel oil is an existing above-ground waste oil storage tank; and (j) Petroleum product pipe- lines. ii. Zone 2: (a) Surface impoundments (as defined in chapters 173-303 and 173-304 WAC); (b) Recycling facilities that han- dle hazardous materials; (c) Hazardous waste treat- ment, storage, and disposal facil- ities; (d) Solid waste landfills; (e) Transfer stations; (f) New heating systems using fuel oil stored in underground storage tanks; and (g) Petroleum product pipe- lines. 9. Temporary Emergency Exemption Procedure: a. Temporary Emergency Exemption Purpose: Temporary emergency exemp- 4-3-050D 3 - 18.13 (Revised 6/05) tions shall be used only in extreme cases and not to justify poor planning by an agency or applicant. b. Temporary Emergency Exemption Review Authority and Decision Crite- ria: Issuance of an emergency permit by the City does not preclude the necessity to obtain necessary approvals from ap- propriate Federal and State authorities. Notwithstanding the provisions of this section or any other City laws to the con- trary, the Department Administrator may issue a temporary emergency exemption letter if the action meets the following re- quirements: i. An unacceptable threat to life or severe loss of property will occur if an emergency permit is not granted; ii. The anticipated threat or loss may occur before a permit can be is- sued or modified under the proce- dures otherwise required by this Section and other applicable laws; iii. Any emergency exemption letter granted shall incorporate, to the greatest extent practicable and feasi- ble but not inconsistent with the emergency situation, the standards and criteria required for nonemer- gency activities under this Section. c. Temporary Emergency Exemption Letter Process and Timing: The emer- gency exemption shall be consistent with the following procedural and time re- quirements: i. Time Limits: The emergency shall be limited in duration to the time required to complete the authorized emergency activity; provided, that no emergency permit be granted for a period exceeding ninety (90) days except as specified in subsection C9c(ii) of this Section. ii. Restoration Required: Re- quire, within the ninety (90) day pe- riod, the restoration of any critical area altered as a result of the emer- gency activity, except that if more than ninety (90) days from the issu- ance of the emergency permit is re- quired to complete restoration, the emergency permit may be extended to complete this restoration. For the purposes of this paragraph, restora- tion means returning the affected area to its state prior to the perfor- mance of the emergency activity. iii. Public Notice Required: No- tice of the issuance of the emergency permit and request for public com- ments shall be posted at the affected site(s) and City Hall no later than ten (10) days after the issuance of the emergency permit. If significant com- ments are received, the City may re- consider the permit. iv. Expiration of Exemption Au- thorization: The emergency exemp- tion authorization may be terminated at any time without process upon a determination by the Department Ad- ministrator that the action was not or is no longer necessary to protect hu- man health or the environment. 10. Nonconforming Activities or Struc- tures: Regulated activities legally in exist- ence prior to the passage of this Section, but which are not in conformity with the provi- sions of this Section are subject to the provi- sions of RMC 4-10-090, Critical Areas Regulations – Nonconforming Activities and Structures. (Ord. 4851, 8-7-2000; Ord. 4992, 12-9-2002; Ord. 5137, 4-25-2005) D. ADMINISTRATION AND INTERPRETATION: 1. General Provisions – All Critical Ar- eas: a. Duties of Administrator: The Plan- ning/Building/Public Works Administrator (the Department Administrator) or his/her duly authorized representative, shall have the power and authority to enforce the provisions of this Section. For such purposes he/she shall have the power of a law enforcement officer. b. Interpretation: The Department Ad- ministrator shall have the power to render interpretations of this Section and to 4-3-050D (Revised 6/05)3 - 18.14 adopt and enforce rules and regulations supplemental to this Section as he/she may deem necessary in order to clarify the application of the provisions of this Code. Such interpretations, rules and regulations shall be in conformity with the intent and purpose of this Section. c. Compliance: Unless specifically ex- empted by this Section, the City shall not grant any approval or permit any regu- lated activity in a critical area or associ- ated buffer prior to fulfilling the requirements of this Section. d. Reviewing Official: Wherever refer- enced in this Section, Reviewing Official refers to the decision-making official or body authorized to grant permit approval for an activity. 2. Aquifer Protection: a. Inspections Authorized: The De- partment Administrator or his/her desig- nee shall have the right to conduct inspections of facilities at all reasonable times to determine compliance with this Section. i. Annual Inspections: All permit- ted facilities in an APA will be subject to a minimum of one inspection per year by a Department inspector or designee. ii. Monthly Inspections: All per- mitted facilities in Zone 1 of the aqui- fer protection area will be subject to monthly inspections to determine compliance with the provisions of the Section. b. Potential to Degrade Groundwater – Zone 2: i. Potential for Impacts Equal to Facility in Zone 1: If the Department determines that an existing or pro- posed facility located in Zone 2 of an APA has a potential to degrade groundwater quality which equals or exceeds that of a permitted facility in Zone 1, then the Department may re- quire that facility to fully comply with requirements for Zone 1 contained in subsections H2, Facilities, H4, Wastewater Disposal Requirements, H6, Pipeline Requirements, C8d(i), Prohibited Activities – APA Zone 1, and C1a(i), Aquifer Protection Areas, Compliance with Section, Develop- ment Permits. ii. Criteria: Criteria used to make the determination in subsection D2b(i) of this Section, Potential for Impacts Equal to Facility in Zone 1, shall include but not be limited to the present and past activities conducted at the facility; types and quantities of hazardous materials stored, han- dled, treated, used or produced; the potential for the activities or hazard- ous materials to degrade groundwa- ter quality; history of spills at the site, and presence of contamination on site. 3. Flood Hazards: a. Duties and Responsibilities of the Department Administrator or Desig- nee: The duties of the Department Ad- ministrator or his/her designee shall include, but not be limited to: i. Review all development permits to determine that the permit require- ments of this Section have been sat- isfied; and ii. Review all development permits to determine that all necessary per- mits have been obtained from those Federal, State or local governmental agencies from which prior approval is required; and iii. Review all development permits to determine if the proposed devel- opment is located in the floodway. If located in the floodway, assure that the encroachment provisions of sub- section I4 of this Section, Additional Restrictions within Floodways, are met; and iv. Obtain, review, and reasonably utilize any base flood elevation and floodway data available from a Fed- eral, State or other source, when 4-3-050D 3 - 18.15 (Revised 6/05) base flood elevation data has not been provided in accordance with subsection I1bi of this Section in or- der to administer subsection I3, Spe- cific Standards, and subsection I4, Additional Restrictions Within Flood- ways. b. Information to Be Obtained and Maintained: The Department Adminis- trator or his/her designee shall obtain and maintain the following information: i. Record Required: Where base flood elevation data is provided through the flood insurance study or required as in subsection D3a(iv) of this Section, use of other base flood data, the applicant shall obtain and record the actual elevation (in rela- tion to mean sea level) of the lowest floor (including basement) of all new or substantially improved structures, and whether or not the structure con- tains a basement. ii. Elevations and Certificates: For all new or substantially improved floodproofed structures: (a) The applicant shall verify and record the actual elevation (in relation to mean sea level); and (b) The Department Adminis- trator or his/her designee shall maintain the floodproofing certifi- cations required in RMC 4-8-120D6, Flood Hazard Data; and (c) Flood elevation certificates shall be submitted by an appli- cant to the Development Ser- vices Division prior to the building finished floor construc- tion. Finished floor elevation should be verified by a precon- struction elevation certificate at the time of construction of a sub- stantial structural element of the finished floor (i.e., foundation form for the concrete floor). An as-built elevation certificate will be provided prior to issuance of final occupancy, and the certifi- cates shall be maintained by the Department Administrator or designee. iii. Public Records: The Depart- ment Administrator or his/her desig- nee shall maintain for public inspection all records pertaining to the provisions of the flood hazard regulations (e.g., elevation certifi- cates, notification of alteration/relo- cation of watercourses, flood hazard regulation variances). c. Alteration of Watercourses: The Department Administrator, or his/her des- ignee shall: i. Notice Required: Notify abutting communities and the State of Wash- ington Department of Ecology prior to any alteration or relocation of a wa- tercourse, and submit evidence of such notification to the Federal Insur- ance Administration. ii. Maintenance: Require that maintenance is provided within the altered or relocated portion of said watercourse so that the flood-carry- ing capacity is not diminished. The City may require covenants, or other mechanisms to ensure maintenance. d. Interpretation of FIRM Bound- aries: The Department Administrator, or his/her designee, shall make interpreta- tions where needed, as to exact location of the boundaries of the areas of special flood hazard (for example, where there appears to be a conflict between a mapped boundary and actual field condi- tions). The person contesting the location of the boundary shall be given a reason- able opportunity to appeal the interpreta- tion as provided in RMC 4-1-050F, Hearing Examiner, and RMC 4-8-110, Appeals). e. Record Required: The Department Administrator, or his/her designee, shall maintain the records of all appeal actions and report any variances to the Federal Insurance Administration upon request. 4-3-050D (Revised 6/05)3 - 18.16 4. Review Authority: a. Review Authority – General: The Department Administrator or his/her des- ignee is authorized to make the following administrative allowances and determi- nations: i. Issue a critical areas permit for proposals not otherwise requiring a development permit per subsection C3 of this Section, Finding of Con- formance Required. ii. Issue written letters of exemption pursuant to subsection C4 of this Section. iii. Allow temporary emergency ex- emptions per subsection C7 of this Section. iv. Interpret critical areas regula- tions per subsection D1b of this Sec- tion. v. Approve the use of alternates in accordance with subsection N1 of this Section and RMC 4-9-250E. vi. Waive report content or submit- tal requirements per subsection F6 of this Section. vii. Grant administrative variances to those specified code sections listed in RMC 4-9-250B and per sub- section N of this Section. viii. Require tests for proof of com- pliance. ix. Grant modifications per subsec- tion N of this Section. b. Review Authority – Geologic Haz- ards, Habitat Conservation, Streams and Lakes, and Wetlands: The Depart- ment Administrator is authorized to make the following administrative allowances and determinations: i. Geologic Hazards. (a) Waive independent review of geotechnical reports per sub- section F7 of this Section. (b) Increase or decrease re- quired buffer for very high land- slide hazard areas per subsection J7b of this Section. (c) Waive coal mine hazard re- ports per subsection J8 of this Section. (d) Grant a modification for cre- ated slopes per subsection N2 of this Section. ii. Habitat Conservation: Waive habitat/wildlife assessment reports per subsection K2 of this Section. iii. Streams and Lakes: (a) Waive water body study re- quirement per subsection L3 of this Section. (b) Approve proposals for buffer width reductions in accor- dance with the review criteria stated in subsection L5c of this Section. (c) Approve proposals for buffer width averaging pursuant to the standards and criteria stated in subsection L5d of this Section. iv. Wetlands: (a) Waive wetland assessment requirement per subsection M3b of this Section. (b) Determine whether wet- lands are unregulated per sub- sections M1a and M1b of this Section. (c) Extend the valid period of a wetland delineation pursuant to subsection M4d of this Section. 4-3-050E 3 - 18.17 (Revised 6/05) (d) Approve proposals for buffer width reductions of up to twenty five percent (25%) in ac- cordance with the review criteria stated in subsection M6e of this Section. (e) Approve proposals for buffer width averaging pursuant to the standards and criteria stated in subsection M6f of this Section. (f) Authorize other category level for created or restored wet- lands per subsection M11c of this Section. (g) Waive requirements of this Section upon determination that all impacts on wetlands would be mitigated as part of an approved area-wide wetlands plan that, when taken as a whole over an approved schedule or staging of plan implementation, will meet or exceed the requirements of this section (see subsection M9 of this Section). c. Review Authority – Aquifer Pro- tection Areas: The Department Admin- istrator is authorized to make the following administrative allowances and determinations: i. Issue operating and closure per- mits. ii. Determine pipeline requirements per subsection H6a(iii) and H6b of this Section. iii. Determine if Zone 1 require- ments should apply in Zone 2 of an APA per subsection D2b, Potential to Degrade Groundwater – Zone 2, and C8d(ii), Prohibited Activities – Aqui- fer Protection Areas, Zone 2. 5. Authority to Approve, Condition, or Deny – General: Based upon site specific re- view and analysis, the Reviewing Official or his/her designee may approve, condition, or deny a proposal. 6. Relationship to Other Agencies and Regulations: Compliance with the provi- sions of this Title does not constitute compli- ance with other federal, state, and/or other local agency regulations and permit require- ments that may be required. The applicant is responsible for complying with these require- ments, apart from the process established in this Title. (Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) E. GENERAL PERFORMANCE STANDARDS, AND ALLOWED ALTERATIONS: 1. Performance Standards: The perfor- mance standards for each critical area are specified in subsections G to M of this Sec- tion. The standards are minimum standards. 2. Protection of Critical Areas: Critical ar- eas and any associated buffers shall be avoided, and undisturbed, unless alterations are permitted in accordance with the require- ments of this Section. 3. Allowed Alterations: Critical areas may be altered by authorized exempt activities, al- terations specifically allowed in subsections H to M of this Section and subject to listed cri- teria, or through approval of modifications or variances. 4. Native Growth Protection Areas: a. Applicability: i. Required: A native growth pro- tection area shall be instituted when required by subsections H to M of this Section in order to protect a criti- cal area from any proposed develop- ment for a non-exempt activity as follows: (a) Protected slopes per sub- section J5e of this Section. (b) Very high landslide hazard areas per subsection J7c of this Section. (c) Class 2 to 4 streams or lakes and their associated buff- 4-3-050E (Revised 6/05)3 - 18.18 ers per subsection L7 of this Section. (d) Wetlands and their associ- ated buffers per subsection M7 of this Section. ii. Applied with Discretion: Native growth protection areas may be re- quired for very high landslide hazard area buffers, or for critical habitats and their buffers pursuant to subsec- tions J7 and K4 of this Section. iii. Application as Condition of Approval When Otherwise Not Re- quired: Where subsections H to M do not require a native growth protec- tion area, the Reviewing Official may condition a proposal to provide for native growth protection areas. b. Standards: i. Trees and ground cover shall be retained in designated native growth protection areas. ii. Activities allowed in a native growth protection areas shall be con- sistent with applicable critical area regulations. iii. The City may require enhance- ment of native growth protection ar- eas to improve functions and values, reduce erosion or landslide potential, or to meet another identified purpose of this section or of critical area regu- lations. c. Method of Creation: Native growth protection areas shall be established by one of the following methods, in order of preference: i. Conservation Easement: The permit holder shall, subject to the City’s approval, convey to the City or other public or nonprofit entity speci- fied by the City, a recorded easement for the protection of the critical area and/or its buffer. ii. Protective Easement: The per- mit holder shall establish and record a permanent and irrevocable ease- ment on the property title of a parcel or tract of land containing a critical area and/or its buffer created as a condition of a permit. Such protective easement shall be held by the cur- rent and future property owner, shall run with the land, and shall prohibit development, alteration, or distur- bance within the easement except for purposes of habitat enhancement as part of an enhancement project which has received prior written ap- proval from the City, and from any other agency with jurisdiction over such activity. iii. Tract and Deed Restriction: The permit holder shall establish and record a permanent and irrevocable deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. Such deed restriction(s) shall prohibit development, alteration, or disturbance within the tract except for purposes of habitat enhancement as part of an enhancement project which has received prior written ap- proval from the City, and from any other agency with jurisdiction over such activity. A covenant shall be placed on the tract restricting its sep- arate sale. Each abutting lot owner or the homeowners’ association shall have an undivided interest in the tract. d. Marking During Construction: The location of the outer extent of the critical area buffer and areas not to be disturbed pursuant to an approved permit shall be marked with barriers easily visible in the field to prevent unnecessary disturbance by individuals and equipment during the development or construction of the ap- proved activity. e. Fencing: The City shall require per- manent fencing of the native growth pro- tection area containing critical area and buffers when there is a substantial likeli- hood of human or domesticated animal intrusion, and such fencing will not ad- versely impact habitat connectivity. 4-3-050F 3 - 18.19 (Revised 6/05) f. Signage Required: The common boundary between a native growth pro- tection area and the abutting land must be permanently identified. This identifica- tion shall include permanent wood or metal signs on treated or metal posts. Sign locations and size specifications shall be approved by the City. Suggested wording is as follows: “Protection of this natural area is in your care. Alteration or disturbance is prohibited by law.” g. Responsibility for Maintenance: Responsibility for maintaining the native growth protection easements or tracts shall be held by a homeowners’ associa- tion, abutting lot owners, the permit appli- cant or designee, or other appropriate entity, as approved by the City. h. Maintenance Covenant and Note Required: The following note shall ap- pear on the face of all plats, short plats, PUDs, or other approved site plans con- taining separate native growth protection easements or tracts, and shall also be re- corded as a covenant running with the land on the title of record for all affected lots on the title: “MAINTENANCE RE- SPONSIBILITY: All owners of lots cre- ated by or benefiting from this City action abutting or including a native growth pro- tection easement [tract] are responsible for maintenance and protection of the easement [tract]. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been re- ceived.” 5. Discretionary – Building or Develop- ment Setbacks: The Reviewing Official may require a building or activity setback from a critical area or buffer to ensure adequate pro- tection of the critical area/buffer during con- struction and ongoing maintenance of the activity. A requirement for a setback shall be based on the findings of a critical area report or a peer review required for the activity. (Ord. 5137, 4-25-2005) F. SUBMITTAL REQUIREMENTS AND FEES: 1. Applicability: When a regulated critical area or associated buffer is identified, the fol- lowing procedures apply. 2. Preapplication Consultation: Any per- son intending to develop properties known or suspected to have critical areas present is strongly encouraged to meet with the appro- priate City department representative during the earliest possible stages of project plan- ning before major commitments have been made to a particular land use and/or project design. Effort put into a preapplication con- sultation and planning will help applicants create projects which will be more quickly and easily processed due to a better understand- ing on the part of applicants of regulatory re- quirements. 3. Plans and Studies Required: When an application is submitted for any building per- mit or land use review and/or to obtain ap- proval of a use, development or construction, the location of the critical areas and buffers on the site shall be indicated on the plans submitted based upon an inventory provided by a qualified specialist. 4. Submittal Requirements: See chapter 4-8 RMC. 5. Fees: See RMC 4-1-170. 6. Waiver of Submittal or Procedural Re- quirements: The Department Administrator may waive any of the requirements of this subsection if the size and complexity of the project does not warrant a step in the pro- ceeding and provided criteria to waive stud- ies are met in subsections H to M of this Section. 7. Independent Secondary Review: The City may require independent review of an applicant’s report as follows: a. Aquifer Protection Areas, Flood 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- 4-3-050F (Revised 6/05)3 - 18.20 pare and/or fund analyses or activities, including, but not limited to: i. An evaluation by an independent qualified professional regarding the applicant’s analysis and the effec- tiveness of any proposed mitigating measures or programs, to include any recommendations as appropri- ate. This shall be paid at the appli- cant’s expense, and the Reviewing Official shall select the third party re- view professional; and/or ii. A request for consultation with the Washington Department of Fish and Wildlife, Washington State De- partment of Ecology, or the local Na- tive American Tribe or other appropriate agency; and/or iii. Detailed surface and subsurface hydrologic features both on and abutting to the site. b. Geologic Hazards: Independent secondary review shall be conducted in accordance with the following: i. Required – Sensitive and Pro- tected Slopes, and Medium, High, or Very High Landslide Hazards: All geotechnical reports submitted in accordance with subsection J2 of this Section, Special Studies Re- quired, and chapter 4-8 RMC, Per- mits – General and Appeals, shall be independently reviewed by qualified specialists selected by the City, at the applicant’s expense. An applicant may request that independent review be waived by the Department Admin- istrator in accordance with subsec- tion D4b of this Section, Review Authority – Geologic Hazards, Habi- tat Conservation, Shorelines, Streams and Lakes, and Wetlands. ii. Required for Critical Facilities in Volcanic, High Erosion, High Seismic, Medium Coal Mine, or High Coal Mine Hazards: The City shall require independent review of a geotechnical report addressing a crit- ical facility by qualified specialists se- lected by the City, at the applicant’s expense. An applicant may request that independent review be waived by the Department Administrator in accordance with subsection D4b of this Section, Review Authority – Geologic Hazards, Habitat Conser- vation, Shorelines, Streams and Lakes, and Wetlands. iii. At City’s Discretion – Volca- nic, High Erosion, High Seismic, Medium Coal Mine, or High Coal Mine Hazards: For any proposal ex- cept critical facilities, the City may re- quire independent review of an applicant’s geotechnical report by qualified specialists selected by the City, at the applicant’s expense. 8. Mitigation Plan Required: a. Criteria: For any mitigation plans re- quired through the application of subsec- tions H to M of this Section, the applicant shall: i. Demonstrate sufficient scientific expertise, the supervisory capability, and the financial resources to carry out the mitigation project; and ii. Demonstrate the capability for monitoring the site and to make cor- rections during the monitoring period if the mitigation project fails to meet projected goals; and iii. Protect and manage, or provide for the protection and management, of the mitigation area to avoid further development or degradation and to provide for long-term persistence of the mitigation area; and iv. Provide for project monitoring and allow City inspections; and v. Avoid mitigation proposals that would result in additional future miti- gation or regulatory requirements for adjacent properties, unless it is a re- sult of a code requirement, or no other option is feasible or practical; and 4-3-050H 3 - 18.21 (Revised 6/05) vi. For on-site or off-site mitigation proposals, abutting or adjacent prop- erty owners shall be notified when wetland creation or restoration, stream relocation, critical area buffer increases, flood hazard mitigation, habitat conservation mitigation, or geologic hazard mitigation have the potential to considerably decrease the development potential of abutting or adjacent properties. For example, if a created wetland on a property would now result in a wetland buffer intruding onto a neighboring prop- erty, the neighboring property owner would be notified. Notification shall be given as follows: (a) For applications that are not subject to notices of application per chapter 4-8 RMC, notice of the mitigation proposal shall be given by posting the site and no- tifying abutting or adjacent prop- erty owners with the potential to be impacted. Written notification may be made prior to or at the time of the SEPA determination. (b) For applications that are subject to notices of application, the mitigation proposal shall be identified in the notice of applica- tion and mailed to abutting or ad- jacent property owners with the potential to be impacted; if the determination of the mitigation requirements is not known at the time of the notice of application, written notice to abutting or adja- cent property owners shall be given instead at the time of the SEPA determination. b. Timing of Mitigation Plan – Final Submittal and Commencement: When a mitigation plan is required, the propo- nent shall submit a final mitigation plan for the approval of the Administrator prior to the issuance of building or construction permits for development. The proponent shall receive written approval of the miti- gation plan prior to commencement of any mitigation activity. (Ord. 5137, 4-25-2005) G. SURETY DEVICES: 1. Required for Mitigation Plans: For any mitigation plans required as a result of the ap- plication of these regulations, the Responsi- ble Official shall require a surety device to ensure performance consistent with RMC 4-1-230. 2. Time Period – Wetlands, Streams, and Lakes: For wetland and/or stream/lake miti- gation plans, the surety device shall be suffi- cient to guarantee that structures, improvements, and mitigation required by permit condition perform satisfactorily for a minimum of five (5) years after they have been completed. (Ord. 5137, 4-25-2005) H. AQUIFER PROTECTION: 1. Applicability: The aquifer protection regulations apply to uses, activities, and facil- ities located within an aquifer protection area (APA) as classified below. a. Aquifer Protection Area (APA): Aquifer protection areas are the portion of an aquifer within the zone of capture and recharge area for a well or well field owned or operated by the City, as de- picted in subsection Q1 of this Section, Maps. b. Aquifer Protection Zones: Zones of an APA are designated to provide graduated levels of aquifer protection. Zone boundaries are determined using best available science documented in the City of Renton Wellhead Protection Plan, an appendix of the City of Renton Water System Plan, as periodically updated. The following zones may be designated: i. Zone 1: The land area situated between a well or well field owned by the City and the three hundred sixty five (365) day groundwater travel time contour. ii. Zone 1 Modified: The same land area described for Zone 1 but for the purpose of protecting a high- priority well, wellfield, or spring with- drawing from an aquifer that is par- tially protected by overlying geologic strata. Uses, activities, and facilities 4-3-050H (Revised 6/05)3 - 18.22 located in this area are regulated as if located within Zone 1 except as provided by subsection C6(a)(iii) of this Section. iii. Zone 2: The land area situated between the three hundred sixty five (365) day groundwater travel time contour and the boundary of the zone of potential capture for a well or well field owned or operated by the City. If the aquifer supplying water to a well, well field, or spring is naturally pro- tected by overlying geologic strata, the City may choose not to subdivide an APA into two (2) zones. In such a case, the entire APA will be desig- nated as Zone 2. c. Mapping: i. Determination of Location within a Zone of an Aquifer Protec- tion Area: In determining the loca- tion of facilities within the zones defined by subsection Q1 of this Sec- tion, the following rules shall apply: (a) Facilities located wholly within an APA zone shall be gov- erned by the restrictions applica- ble to that zone. (b) Facilities having parts lying within more than one zone of an APA shall be governed as fol- lows: Each part of the facility shall be reviewed and regulated by the requirements set forth in this Section for the zone in which that part of the facility is actually located. (c) Facilities having parts lying both in and out of an APA shall be governed as follows: • That portion which is within an APA shall be governed by the applicable restrictions in this Section; and • That portion which is not in an APA shall not be gov- erned by this Section. ii. Zone Maps: The locations of aquifer protection areas (APA) in the City are depicted by the map in sub- section Q1 of this Section, Maps. d. Performance Standards: In addi- tion to the general standards of subsec- tion E of this Section, the following performance standards, subsections H2 to H10, apply to all non-exempt uses, ac- tivities, and facilities on sites located within an aquifer protection area per sub- section H1, Applicability. e. Authority to Require Hydrogeo- logic Assessment: The City may re- quire an applicant to prepare a hydrogeologic study if the proposal has the potential to significantly impact groundwater quantity or quality, and suffi- cient information is not readily available. Such a report shall be prepared by a qualified professional at the applicant’s expense. Report content requirements may be specified by the City in accor- dance with State or Federal guidelines or tailored to the particular development ap- plication. Peer review of the applicant’s report may be required in accordance with subsection F7 of this Section. 2. Facilities: a. Removal of Existing Facilities – Zone 1: i. The storage, handling, use, treat- ment or production of hazardous ma- terials in aggregate quantities greater than five hundred (500) gal- lons shall not be allowed within Zone 1 of an APA after October 14, 2002. The storage, handling, use, treat- ment or production of tetrachloroeth- ylene (e.g., dry-cleaning fluid) shall not be allowed within Zone 1 of an APA after March 31, 1999. ii. Once a facility in Zone 1 is closed, relocated, or the use of haz- ardous materials is terminated, rein- statement of the use of hazardous materials on the site in quantities greater than that allowed for new fa- cilities locating in Zone 1 as de- scribed in subsection C8d(i) of this 4-3-050H 3 - 18.23 (Revised 6/05) Section, Prohibited Activities, Zone 1, shall be prohibited. iii. Closure of a facility or termina- tion of any or all facility activities shall be conducted in accordance with the closure requirements in RMC 4-9-015F, Closure Permit. b. Existing Facilities Change in Quantities – Zone 1: In Zone 1 of an APA, no change in operations at a facility shall be allowed that increases the ag- gregate quantity of hazardous materials stored, handled, treated, used, or pro- duced with the following exception: The aggregate quantity of hazardous materi- als may be increased not to exceed five hundred (500) gallons. c. Existing Facilities – Allowances in Zone 2: The storage, handling, treat- ment, use or production of hazardous materials at existing facilities shall be al- lowed within Zone 2 of an APA upon com- pliance with the provisions of this Section. d. Requirements for Facilities – Zones 1 and 2: The following conditions in subsections H2d(i) to (vi) of this Sec- tion will be required as part of any operat- ing permit issued for facilities in Zone 1 of an APA. Conditions in subsections H2d(i) to (v) of this Section shall apply to facili- ties in Zone 2 of an APA. i. Secondary Containment – Zones 1 and 2: (a) Materials Stored in Tanks subject to DOE – Zones 1 and 2: Hazardous materials stored in tanks that are subject to regula- tion by the Washington Depart- ment of Ecology under chapter 173-360 WAC are exempt from containment requirements in subsection H2d(i) of this Section, Secondary Containment – Zones 1 and 2, but are subject to appli- cable requirements in RMC 4-5-120, Underground Storage Tank Secondary Containment Regulations. (b) Secondary Containment Devices and Requirements – Zones 1 and 2: Every owner of a facility shall provide secondary containment devices adequate in size to contain on-site any unau- thorized release of hazardous materials from any area where these substances are either stored, handled, treated, used, or produced. Secondary contain- ment devices shall prevent haz- ardous materials from contacting soil, surface water, and ground- water and shall prevent hazard- ous materials from entering storm drains and, except for au- thorized and permitted dis- charges, the sanitary sewer. Design requirements for second- ary containment devices are as follows: (1) The secondary contain- ment device shall be large enough to contain the volume of the primary container in cases where a single container is used to store, handle, treat, use, or produce a hazardous material. In cases where multiple containers are used, the secondary contain- ment device shall be large enough to contain the volume of the largest container. Volumes specified are in addition to the design flow rate of the automatic fire extinguishing system, if present, to which the secondary containment device is subjected. The secondary containment de- vice shall be capable of contain- ing the fire flow for a period of twenty (20) minutes or more. (2) All secondary containment devices shall be constructed of materials of sufficient thickness, density, and composition to pre- vent structural weakening of the containment device as a result of contact with any hazardous ma- terial. If coatings are used to pro- vide chemical resistance for secondary containment devices, they shall also be resistant to the 4-3-050H (Revised 6/05)3 - 18.24 expected abrasion and impact conditions. Secondary contain- ment devices shall be capable of containing any unauthorized re- lease for at least the maximum anticipated period sufficient to al- low detection and removal of the release. (3) Hazardous materials stored outdoors and their attendant sec- ondary containment devices shall be covered to preclude pre- cipitation with the exception of hazardous materials stored in tanks that have been approved by and are under permit from the City of Renton Fire Prevention Bureau. Secondary containment for such tanks, if uncovered, shall be able to accommodate the volume of precipitation that could enter the containment de- vice during a twenty four (24) hour, twenty five (25) year storm, in addition to the volume of the hazardous material stored in the tank. Storage of hazardous ma- terials, both indoors and out- doors, shall, at all times, meet both the requirements of this Section and the Uniform Fire Code. (4) Secondary containment de- vices shall include monitoring procedures or technology capa- ble of detecting the presence of a hazardous material within twenty four (24) hours following a re- lease. Hazardous materials shall be removed from the secondary containment device within twenty four (24) hours of detection and shall be legally stored or dis- posed. (5) Areas in which there are floor drains, catchbasins, or other conveyance piping that does not discharge into a sec- ondary containment device that meets the requirements of this Chapter shall not be used for secondary containment of haz- ardous materials. Closure of ex- isting piping shall be according to procedures and designs ap- proved by the Department. (6) Primary containers shall be impervious to the contents stored therein, properly labeled, and fitted with a tight cover which is kept closed except when sub- stances are being withdrawn or used. (7) Hazardous materials stored outdoors when the facility is left unsupervised must be inaccessi- ble to the public. Such tech- niques as locked storage sheds, locked fencing, or other tech- niques may be used if they will effectively preclude access. (8) Stored hazardous materials shall be protected and secured, as needed, against impact and earthquake to prevent damage to the primary container that would result in release of hazard- ous materials that would escape the secondary containment area. ii. Hazardous Material Monitor- ing Requirements for Existing Fa- cilities – Zones 1 and 2: (a) The owners of all existing facilities shall implement hazard- ous materials monitoring. (b) All hazardous material monitoring activities shall include the following: (1) A written routine monitoring procedure which includes, when applicable: the frequency of per- forming the monitoring method, the methods and equipment to be used for performing the moni- toring, the location(s) from which the monitoring will be performed, the name(s) or title(s) of the per- son(s) responsible for perform- ing the monitoring and/or maintaining the equipment, and the reporting format. 4-3-050H 3 - 18.25 (Revised 6/05) (2) Written records of all moni- toring performed shall be main- tained on-site by the operator for a period of three (3) years from the date the monitoring was per- formed. The Department may re- quire the submittal of the monitoring records or a summary at a frequency that the Depart- ment may establish. The written records of all monitoring per- formed in the past three (3) years shall be shown to the Depart- ment upon demand during any site inspection. Monitoring records shall include but not be limited to: • The date and time of all mon- itoring or sampling; • Monitoring equipment cali- bration and maintenance records; • The results of any visual ob- servations; • The results of all sample analysis performed in the laboratory or in the field, in- cluding laboratory data sheets; • The logs of all readings of gauges or other monitoring equipment, groundwater ele- vations or other test results; and • The results of inventory readings and reconciliations. (3) Visual monitoring must be implemented unless it is deter- mined by the Department to be infeasible to visually monitor. (c) On every day of operation, a responsible person designated by the permittee shall check for breakage or leakage of any con- tainer holding hazardous materi- als. Electronic sensing devices approved by the Department may be employed as part of the inspection process; provided, that the system is checked daily for malfunctions. iii. Emergency Collection De- vices – Zones 1 and 2: Vacuum suc- tion devices, absorbent scavenger materials, or other devices approved by the Department shall be present on site (or available within an hour by contract with a cleanup company ap- proved by the Department), in suffi- cient quantity to control and collect the total quantity of hazardous mate- rials plus absorbent material. The presence of such emergency collec- tion devices and/or cleanup contract are the responsibility and at the ex- pense of the owner and shall be doc- umented in the operating permit. iv. Inspection of Containment and Emergency Equipment – Zones 1 and 2: Owners shall estab- lish procedures for monthly in-house inspection and routine maintenance of containment and emergency equipment. Such procedures shall be in writing, a regular checklist and schedule of maintenance activity shall be established, and a log shall be kept of inspections and mainte- nance activities. Such logs and records shall be made available at all reasonable times to the Department for examination. v. Employee Training – Zones 1 and 2: Operators shall schedule training for all new employees upon hiring and once per year thereafter to explain the conditions of the operat- ing permit such as emergency re- sponse procedures, proper hazardous waste disposal, monitor- ing and reporting requirements, record keeping requirements, and the types and quantities of hazard- ous materials on site. These training sessions will be documented and re- corded and the names of those in at- tendance will be recorded. These records shall be made available at all reasonable times to the Department for inspection. 4-3-050H (Revised 6/05)3 - 18.26 vi. Additional Facility Require- ments for Zone 1: Owners shall complete the following: (a) Site Monitoring: For facili- ties located in Zone 1 of an APA, an owner of a facility may, at their own expense, be required to in- stitute a program to monitor groundwater, surface water run- off, and/or site soils. The Depart- ment may require that the owner of a facility install one or more groundwater monitoring wells in a manner approved by the De- partment in order to accommo- date the required groundwater monitoring. Criteria used to de- termine the need for site monitor- ing shall include, but not be limited to, the proximity of the fa- cility to the City’s production or monitoring wells, the type and quantity of hazardous materials on site, and whether or not the hazardous materials are stored in underground vessels. Every owner required to monitor groundwater, surface water run- off, and/or soils shall perform such monitoring semi-annually and obtain independent analyti- cal results of the presence and concentration of those chemicals requiring monitoring (including breakdown and transformation products) as identified by the De- partment in the operating permit. The analytical results shall be obtained through the use of De- partment of Ecology-approved methods for water and/or soils. The results shall be filed within ten (10) days with the Depart- ment. If a facility is required to perform site monitoring pursuant to sub- section H2d(vi) of this Section, Additional Facility Requirements for Zone 1, Site Monitoring, then a site monitoring plan will be re- quired. This plan must indicate procedures to be followed to as- sess groundwater, surface water runoff, and/or soil for concentra- tions of those chemicals requir- ing monitoring as identified by the Department in the operating permit. If a groundwater monitor- ing program is in effect per the requirements of 40 CFR 264 or 265, and this program includes all of the chemicals identified in the operating permit, then it shall be incorporated into the site monitoring plan which shall also include provisions to address the groundwater monitoring require- ments of subsection H2d(vi) of this Section, Additional Facility Requirements for Zone 1, Site Monitoring, and RMC 4-9-015G3, Unauthorized Re- leases, Monitoring Results. (b) Site Improvements: (1) For facilities located in Zone 1 of an APA, the owner may be required to pave all currently un- paved areas of their facility that are subject to any vehicular use or storage, use, handling, or pro- duction of hazardous materials. (2) For those facilities located in Zone 1 of an APA in which the nature of the business involves the use of hazardous materials outside of fully enclosed struc- tures, the City shall evaluate the existing storm water collection and conveyance system, and re- serves the right to require the owner to upgrade the system to meet the provisions of RMC 4-6-030E3, Additional Require- ments in Aquifer Protection Ar- eas – Amendments to King County Surface Water Design Manual. (3) For those facilities located in Zone 1 of an APA, the City may require the owner to test in- terior wastewater plumbing and the building side sewer for tight- ness according to subsection H6a(ii) of this Section, Pipeline Requirements – Zone 1, and re- 4-3-050H 3 - 19 (Revised 6/05) serves the right to require that such wastewater conveyance be repaired or replaced according to subsection H6a(i) of this Section, Pipeline Requirements – Zone 1. (c) Capital Cost Reimburse- ment for Additional Operating Permit Requirements: The City shall pay fifty percent (50%) of documented capital costs up to twenty five thousand dollars ($25,000.00) for required instal- lation and construction of moni- toring wells, site paving, wastewater conveyance, and storm water improvements as re- quired in subsections H2d(vi)(a) and (b) of this Section, Site Mon- itoring and Site Improvements. Payment by the City shall be made according to adopted ad- ministrative rules. 3. Use of Pesticides and Nitrates – APA Zones 1 and 2: a. Use of Pesticides: The application of hazardous materials such as pesti- cides shall be allowed in an APA, except within one hundred feet (100′) of a well or two hundred feet (200′) of a spring; pro- vided, that: i. The application is in strict confor- mity with the use requirements as set forth by the EPA and as indicated on the containers in which the sub- stances are sold. ii. Persons who are required to keep pesticide application records by RCW 17.21.100.1 and WAC 16-228- 190 shall provide a copy of the re- quired records to the Department within seventy two (72) hours of the application. b. Nitrate-Containing Materials: The application of fertilizers containing ni- trates shall be allowed in an APA except within one hundred feet (100′) of a well or two hundred feet (200′) of a spring; pro- vided, that: i. No application of nitrate-contain- ing materials shall exceed one-half (0.5) pound of nitrogen per one thou- sand (1,000) square feet per single application and a total yearly applica- tion of five (5) pounds of nitrogen per one thousand (1,000) square feet; except that an approved slow-re- lease nitrogen may be applied in quantities of up to nine-tenths (0.9) pound of nitrogen per one thousand (1,000) square feet per single appli- cation and eight (8) pounds of nitro- gen per one thousand (1,000) square feet per year; and ii. Persons who apply fertilizer con- taining nitrates to more than one con- tiguous acre of land located in the APA either in one or multiple applica- tion(s) per year shall provide to the Department within seventy two (72) hours of any application the following information: (a) The name, address, and telephone number of the person applying the fertilizer; (b) The location and land area of the application; (c) The date and time of the ap- plication; (d) The product name and for- mulation; (e) The application rate. 4. Wastewater Disposal Requirements – Zones 1 and 2: Refer to RMC 4-6-040J, San- itary Sewer Standards, Additional Require- ments that Apply within Zones 1 and 2 of an Aquifer Protection Area. 5. Surface Water Requirements – Zones 1 and 2: Refer to RMC 4-6-030E, Drainage Plan Requirements and Methods of Analysis for additional surface water requirements ap- plicable within Zones 1 and 2 of an Aquifer Protection Area. 4-3-050H (Revised 6/05)3 - 20 6. Pipeline Requirements: a. Pipeline Requirements – Zone 1: i. All new and existing pipelines in Zone 1 shall be constructed or re- paired in accordance with material specifications contained in subsec- tion S of this Section, Pipeline Mate- rial. All existing product pipelines in Zone 1 shall be repaired and main- tained in accordance with best man- agement practices and best available technology. ii. All new pipelines constructed in Zone 1 shall be tested for leakage in conformance with the following provi- sions prior to being placed into ser- vice. (a) Pipeline leakage testing shall be conducted in accor- dance with best available tech- nology, to the satisfaction of the Department. (b) Pipeline leakage testing methods shall be submitted to the Department for review prior to testing and shall include a de- tailed description of the testing methods and technical assump- tions; accuracy and precision of the test; proposed testing dura- tions, pressures, and lengths of pipeline to be tested; and scale drawings of the pipeline(s) to be tested. (c) Upon completion of testing, pipeline leakage testing results shall be submitted to the Depart- ment and shall include: record of testing durations, pressures, and lengths of pipeline tested; and weather conditions at the time of testing. (d) Routine leakage testing of new pipelines constructed in Zone 1 may be required by the Department. iii. If the Department has reason to believe that the operation or pro- posed operation of an existing pipe- line in Zone 1 of an APA may degrade ground water quality, the Department may require leakage testing of the existing pipeline in ac- cordance with subsection H6a(ii) of this Section; and installation, sam- pling, and sample analysis of moni- toring wells. Routine leakage testing of existing pipelines in Zone 1 may be required by the Department. Crite- ria for this determination is specified under subsection D2b(ii) of this Sec- tion, Potential to Degrade Ground- water – Zone 2, Criteria. iv. Should pipeline leakage testing reveal any leakage at any level then the Department shall require immedi- ate repairs to the pipeline to the sat- isfaction of the Department such that no infiltration of water into the pipe- line or exfiltration of substances con- veyed in the pipeline shall occur. Any repairs which are made shall be tested for leakage pursuant to sub- section H6a(ii) of this Section. b. Pipeline Requirements – Zone 2: If the Department has reason to believe that the operation or proposed operation of an existing pipeline in Zone 2 of an APA may degrade groundwater quality, the Department may require leakage testing in accordance with subsection H6a(ii) of this Section; installation, sam- pling, and sample analysis of groundwa- ter monitoring wells; repair of the pipeline to the satisfaction of the Department such that degradation of groundwater quality is minimized or eliminated. Crite- ria for this determination is specified un- der subsection D2b(ii), Potential to Degrade Groundwater – Zone 2, Criteria. 7. Construction Activity Standards – Zones 1 and 2: Refer to RMC 4-4-030C8, Construction Activity Standards – APA Zones 1 and 2. 8. Fill Material Requirements – Zones 1 and 2: Refer to RMC 4-4-060L4, Fill Material, regarding quality of fill and fill material source statement requirements within aquifer protec- tion areas. 4-3-050I 3 - 20.1 (Revised 6/05) 9. Regulations for Existing Solid Waste Landfills – Zones 1 and 2: a. Materials: Earth materials used as fill or cover at a solid waste landfill shall meet the requirements of RMC 4-4-060L4, Fill Material. b. Groundwater Monitoring: The De- partment shall have the authority to re- quire an owner of a solid waste landfill to implement a groundwater monitoring pro- gram equal to that described by King County Board of Health Title 10 (King County Solid Waste Regulations) Section 10.72.020 and a corrective action pro- gram equal to that described by Section 10.72.030. The Department shall have the authority ascribed to the health officer in said regulations. Quarterly reports shall be provided to the Department de- tailing groundwater monitoring activity during the preceding three (3) months. Reports detailing corrective action re- quired by the Department shall be sub- mitted according to a written schedule approved by the Department. 10. Hazardous Materials – Release Re- strictions – Zones 1 and 2: Hazardous ma- terials shall not be spilled, leaked, emitted, discharged, disposed, or allowed to escape or leach into the air, into groundwater, surface water, surface soils or subsurface soils. Ex- ception: Intentional withdrawals of hazardous materials for the purpose of legitimate sale, use, or disposal and discharges permitted under federal, state, or local law. Any unau- thorized releases shall be subject to the pro- cedural requirements of RMC 4-9-015G, Unauthorized Releases. (Ord. 4851, 8-7-2000; Ord. 4992, 12-9-2002; Ord. 5137, 4-25-2005) I. FLOOD HAZARDS: 1. Applicability: Flood hazard regulations shall apply to all areas of special flood haz- ards within the jurisdiction of the City. In addi- tion, all other applicable critical area or Shoreline Master Program regulations shall apply within flood hazard areas. See RMC 4-3-090E for a description of Shoreline Mas- ter Program jurisdictional areas. a. Areas of Special Flood Hazard: Ar- eas of special flood hazard are defined as the land in the floodplain subject to one percent or greater chance of flooding in any given year. Designation on flood maps always include the letters A or V. b. Mapping and Documentation: i. Basic Map and Documentation Identifying Hazards: The areas of special flood hazard are identified by the Federal Insurance Administration in a scientific and engineering report entitled the Flood Insurance Study for the City of Renton, dated Septem- ber 29, 1989, and any subsequent revision, with accompanying flood in- surance maps which are hereby adopted by reference and declared to be a part of this section. The flood insurance study is on file at the Plan- ning/Building/Public Works Depart- ment. ii. When Federal Insurance Study is Not Available: When base flood elevation data has not been provided in accordance with subsec- tion I1b(i) of this Section the Depart- ment Administrator shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a Federal, State or other source in order to administer subsection I3 of this Section, Specific Standards, and subsection I4 of this Section, Additional Restrictions Within Floodways. The best avail- able information for flood hazard area identification shall be the basis for regulation until a new Flood Insur- ance Rate Map is issued which incor- porates the data utilized under subsection D3a(iv) of this Section. iii. Interpretation of FIRM Bound- aries: Per subsection D3d of this Section, the Department Administra- tor, or his/her designee, shall make interpretations where needed, as to exact location of the boundaries of the areas of special flood hazard (for example, where there appears to be a conflict between a mapped bound- ary and actual field conditions). The 4-3-050I (Revised 6/05)3 - 20.2 best available information for flood hazard area identification shall be the basis for regulation. iv. Data to be Used for Existing and Future Flow Conditions: The City shall determine the components of the flood hazard area after obtain- ing, reviewing and utilizing base flood elevations and available flood- plain data for a flood having a one percent chance of being equaled or exceeded in any given year, often re- ferred to as the “one-hundred-year flood.” The City may require projec- tions of future flow conditions for pro- posals in unmapped potential flood hazard areas. In mapped or un- mapped flood hazard areas, future flow conditions shall be considered for proposed bridge proposals cross- ing floodways. c. Performance Standards: In addi- tion to general standards of subsection E of this Section, the following regulations, subsections I2 through I4 of this Section, apply in all areas of special flood hazard. 2. General Standards: In all areas of spe- cial flood hazards, the following standards are required: a. Anchoring – All New Construc- tion: All new construction and substantial improvements shall be anchored to pre- vent flotation, collapse, or lateral move- ment of the structure. b. Anchoring – Manufactured Homes: All manufactured homes must likewise be anchored to prevent flotation, collapse or lateral movement, and shall be installed using methods and practices that minimize flood damage. Anchoring methods may include, but are not limited to, use of over-the-top or frame ties to ground anchors (reference FEMA’s Man- ufactured Home Installation in Flood Hazard Areas guidebook for additional techniques). c. Construction Materials and Meth- ods: i. All new construction and substan- tial improvements shall be con- structed with materials and utility equipment resistant to flood damage. ii. All new construction and sub- stantial improvements shall be con- structed using methods and practices that minimize flood dam- age. iii. Electrical, heating, ventilation, plumbing, and air-conditioning equip- ment and other service facilities shall be designed and/or otherwise ele- vated or located so as to prevent wa- ter from entering or accumulating within the components during condi- tions of flooding. d. Utilities: i. Water: All new and replacement water supply systems shall be de- signed to minimize or eliminate infil- tration of flood waters into the system. The proposed water well shall be located on high ground that is not in the floodway (WAC 173-160- 171). ii. Sewer: New and replacement sanitary sewage systems shall be designed to minimize or eliminate in- filtration of flood waters into the sys- tems and discharge from the systems into flood waters. iii. Waste Disposal: On-site waste disposal systems shall be located to avoid impairment to them or contam- ination from them during flooding. e. Subdivision Proposals: i. All subdivision proposals shall be consistent with the need to minimize flood damage; ii. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and 4-3-050I 3 - 20.3 (Revised 6/05) water systems located and con- structed to minimize flood damage; iii. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and iv. All subdivision proposals shall show the flood hazard information and boundary on the subdivision drawing including the nature, loca- tion, dimensions, and elevations of the subdivided area. f. Project Review: i. Building Permits: Where eleva- tion data is not available either through the flood insurance study or from another authoritative source, i.e., subsection D3a(iv) of this Sec- tion, applications for building permits shall be reviewed to assure that pro- posed construction will be reason- ably safe from flooding. The test of reasonableness is a local judgment and includes use of historical data, high water marks, photographs of past flooding, etc., where available. Failure to elevate at least two feet (2′) above grade in these zones may result in higher insurance rates. ii. Land Use Applications: Where base flood elevation data has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed devel- opments which contain at least fifty (50) lots or five (5) acres (whichever is less). 3. Specific Standards: In all areas of spe- cial flood hazards where base flood elevation data has been provided as set forth in sub- section I1b of this Section, Mapping and Doc- umentation, or subsection D3a(iv) of this Section, Use of Other Base Flood Data, where such data provides flood elevations that exceed the regulatory standards in the FEMA flood insurance study, the following provisions are required: a. Residential Construction: i. New construction and substantial improvement of any residential struc- ture shall have the lowest floor, in- cluding basement, elevated a minimum of one foot (1′) above base flood elevation. ii. Fully enclosed areas below the lowest floor that are subject to flood- ing are prohibited, or shall be de- signed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of flood waters. Designs for meeting this requirement must either be certified by a registered profes- sional engineer or architect or must meet or exceed the following mini- mum criteria: (a) A minimum of two (2) open- ings having a total net area of not less than one square inch for ev- ery square foot of enclosed area subject to flooding shall be pro- vided; and (b) The bottom of all openings shall be no higher than one foot above grade; and (c) Openings may be equipped with screens, louvers, or other coverings or devices; provided, that they permit the automatic entry and exit of flood waters. b. Manufactured Homes: i. All manufactured homes to be placed or substantially improved within Zones A1-A30, AH, and AE on the community’s Flood Insurance Rate Map, on sites outside of a man- ufactured home park or subdivision, in a new manufactured home park or subdivision, in an expansion to an existing manufactured home park or subdivision, or in an existing manu- factured home park or subdivision on which a manufactured home has in- curred “substantial damage” as the result of a flood, shall be elevated on a permanent foundation such that 4-3-050I (Revised 6/05)3 - 20.4 the lowest floor of the manufactured home is elevated a minimum of one foot above the base flood elevation and be securely anchored to an ade- quately anchored foundation system to resist flotation, collapse and lateral movement. ii. Manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones A1-30, AH, and AE on the community’s Flood Insurance Rate Map that are not subject to the above manufactured home provisions shall be elevated so that either the lowest floor of the manufactured home is el- evated a minimum of one foot (1′) above the base flood elevation or the manufactured home chassis is sup- ported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty six inches (36′′) in height above grade and be securely an- chored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. c. Nonresidential Construction: New construction of any commercial, indus- trial or other nonresidential structure shall have the lowest floor, including base- ment, elevated a minimum of one foot (1′) above the level of the base flood eleva- tion. Substantial improvement of any commercial, industrial or other nonresi- dential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1′) above the level of the base flood elevation, or, together with attendant utility and sanitary facili- ties, shall: i. Be floodproofed so that below the minimum elevation required in sub- section I3c of this Section the struc- ture is watertight with walls substantially impermeable to the passage of water; ii. Have structural components ca- pable of resisting hydrostatic and hy- drodynamic loads and effects of buoyancy; iii. Be certified by a registered pro- fessional engineer or architect that the design and methods of construc- tion are in accordance with accepted standards of practice for meeting provisions of this subsection based on their development and/or review of the structural design, specifica- tions and plans. Such certifications shall be provided to the Department Administrator; iv. Nonresidential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in subsection I3a(ii) of this Section; v. Applicants floodproofing nonresi- dential buildings shall be notified that flood insurance premiums will be based on rates that are one foot (1′) below the floodproofed level (e.g., a building floodproofed to the base flood level will be rated as one foot (1′) below). d. Recreational Vehicles: Recre- ational vehicles placed on sites within Zones A1-30, AH, and AE on the commu- nity’s Flood Insurance Rate Map not in- cluding recreational vehicle storage lots shall either: i. Be on the site for fewer than one hundred eighty (180) consecutive days; ii. Be fully licensed and ready for highway use, on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and se- curity devices, and has no perma- nently attached additions; or iii. Meet the requirements of sub- section I3b of this Section and the el- evation and anchoring requirements for manufactured homes. 4. Additional Restrictions within Flood- ways: Located within areas of special flood hazard established in subsection I1b of this Section, Flood Hazards: Mapping and Docu- mentation, are areas designated as flood- ways. Since the floodway is an extremely 4-3-050I 3 - 20.5 (Revised 6/05) hazardous area due to the velocity of flood waters which carry debris, potential projec- tiles, and erosion potential, the following pro- visions apply: a. Increase in Flood Levels Prohib- ited: Encroachments, including fill, new construction, substantial improvements, and other development are prohibited un- less certification by a registered profes- sional engineer demonstrates through hydrologic and hydraulic analyses per- formed in accordance with standard engi- neering practice that: i. Encroachments shall not result in any increase in flood levels during the occurrence of the base flood dis- charge; and ii. There are no adverse impacts to the subject property or abutting or adjacent properties; and iii. There are no higher flood eleva- tions upstream; and iv. The impact due to floodway en- croachment shall be analyzed using future land use condition flows. b. Residential Construction in Floodways: Construction or reconstruc- tion of residential structures is prohibited within designated floodways, except for: i. Repairs, reconstruction, or im- provements to a structure which do not increase the ground floor area; and ii. Repairs, reconstruction or im- provements to a structure, the cost of which does not exceed fifty percent (50%) of the market value of the structure either: (a) before the repair, reconstruction, or improvement is started; or (b) if the structure has been damaged, and is being re- stored, before the damage occurred. Work done on structures to comply with existing health, sanitary, or safety codes or to structures identi- fied as historic places may be ex- cluded in the fifty percent (50%). c. Compliance Requirements: If sub- sections I4a and I4b of this Section are satisfied, all new construction and sub- stantial improvements shall comply with all applicable flood hazard reduction pro- visions of this Section. 5. Critical Facility: Construction of new critical facilities shall be, to the extent possi- ble, located outside the limits of the special flood hazard area (SFHA) (one hundred (100) year) floodplain. Construction of new critical facilities shall be permissible within the SFHA if no feasible alternative site is avail- able. Critical facilities constructed within the SFHA shall have the lowest floor elevated three feet (3′) or more above the level of the base flood elevation (one hundred (100) year) at the site. Floodproofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or re- leased into flood waters. Access routes ele- vated to or above the level of the base flood elevation shall be provided to all critical facil- ities to the extent possible. 6. Compensatory Storage: a. Compensatory Storage Required: Development proposals and other alter- ations shall not reduce the effective base flood storage volume of the floodplain. If grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective com- pensatory storage volume will be pre- served over time. Compensatory storage shall be configured so as not to trap or strand salmonids after flood waters re- cede and may be configured to provide salmonid habitat or high flow refuge whenever suitable site conditions exist and the configuration does not adversely affect bank stability or existing habitat. b. Additional Requirements – Springbrook Creek: The higher of the City hydrologic and hydraulic model re- sults for the one hundred (100) year fu- ture land use conveyance and storage events shall be used by the City to deter- mine the volume of compensatory stor- age required for filling within the one 4-3-050J (Revised 6/05)3 - 20.6 hundred (100) year flood zone of Spring- brook Creek. i. An exception to this requirement shall apply where the Federal Emer- gency Management Agency (FEMA) defined one hundred (100) year flood zone is lower than the City model re- sults for the one hundred (100) year future land use conveyance event. ii. Under the exception, the lower FEMA floodplain elevation shall be used. The exception only applies for the reach of Springbrook Creek be- tween SW 43rd Street and Oakes- dale Avenue near SW 41st Street. c. Determining Finished Floor Eleva- tions According to FEMA: Although City model results will apply to compen- satory storage requirements, the FEMA one hundred (100) year flood plain eleva- tions shall be used to establish building finished floor elevations to comply with other National Flood Insurance Program requirements. (Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) J. GEOLOGIC HAZARDS: 1. Applicability: The geologic hazard regu- lations apply to all nonexempt activities on sites containing steep slopes, landslide haz- ards, erosion hazards, seismic hazards, and/ or coal mine hazards classified below or on sites within fifty feet (50′) of steep slopes, landslide hazards, erosion hazards, seismic hazards, and/or coal mine hazards classified below which are located on abutting or adja- cent sites. a. Steep Slopes: i. Steep Slope Delineation Proce- dure: The boundaries of a regulated steep sensitive or protected slope are determined to be in the location identified on the City of Renton’s Steep Slope Atlas. An applicant’s qualified professional may substitute boundaries independently derived from survey data for the City’s con- sideration in determining the bound- aries of sensitive or protected steep slopes. All topographic maps shall utilize two foot (2′) contour intervals or the standard utilized in the City of Renton Steep Slope Atlas. ii. Steep Slope Types: (a) Sensitive slopes. (b) Protected slopes. b. Landslide Hazards: i. Low Landslide Hazard (LL): Ar- eas with slopes less than fifteen per- cent (15%). ii. Medium Landslide Hazard (LM): Areas with slopes between fif- teen percent (15%) and forty percent (40%) and underlain by soils that consist largely of sand, gravel or gla- cial till. iii. High Landslide Hazards (LH): Areas with slopes greater than forty percent (40%), and areas with slopes between fifteen percent (15%) and forty percent (40%) and underlain by soils consisting largely of silt and clay. iv. Very High Landslide Hazards (LV): Areas of known mappable land- slide deposits. c. Erosion Hazards: i. Low Erosion Hazard (EL): Ar- eas with soils characterized by the Natural Resource Conservation Ser- vice (formerly U.S. Soil Conservation Service) as having slight or moderate erosion potential, and that slope less than fifteen percent (15%). ii. High Erosion Hazard (EH): Ar- eas with soils characterized by the Natural Resource Conservation Ser- vice (formerly U.S. Soil Conservation Service) as having severe or very se- vere erosion potential, and that slope more steeply than fifteen percent (15%). 4-3-050J 3 - 20.7 (Revised 6/05) d. Seismic Hazards: i. Low Seismic Hazard (SL): Ar- eas underlain by dense soils or bed- rock. These soils generally have site coefficients of types S1 or S2, as de- fined in the Uniform Building Code. ii. High Seismic Hazard (SH): Ar- eas underlain by soft or loose, satu- rated soils. These soils generally have site coefficients of types S3 or S4, as defined in the Uniform Build- ing Code. e. Coal Mine Hazards: i. Low Coal Mine Hazards (CL): Areas with no known mine workings and no predicted subsidence. While no mines are known in these areas, undocumented mining is known to have occurred. ii. Medium Coal Mine Hazards (CM): Areas where mine workings are deeper than two hundred feet (200′) for steeply dipping seams, or deeper than fifteen (15) times the thickness of the seam or workings for gently dipping seams. These areas may be affected by subsidence. iii. High Coal Mine Hazard (CH): Areas with abandoned and improp- erly sealed mine openings and areas underlain by mine workings shal- lower than two hundred feet (200′) in depth for steeply dipping seams, or shallower than fifteen (15) times the thickness of the seam or workings for gently dipping seams. These areas may be affected by collapse or other subsidence. f. 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. g. Mapping: Maps of steep slopes, landslide, erosion, seismic, and coal mine hazards are documented and in- cluded in subsection Q of this Section, Maps. The actual presence or absence of the criteria listed above, as determined by qualified professionals, shall govern the treatment of an individual building site or parcel of land requiring compliance with these regulations. h. Performance Standards: In addi- tion to the general standards of subsec- tion E of this Section, the following performance standards, subsections J2 to J9 of this Section, apply to all regulated geologic hazard areas, unless the sub- section clearly identifies that the standard applies only to a specific geologic hazard category. Multiple performance stan- dards may apply to a site feature, for ex- ample steep slope, landslide and erosion hazards, based upon overlapping classi- fication systems. 2. Special Studies Required: a. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50′) of the subject site, geotechnical studies by qualified professionals shall be required. Specifically, geotechnical studies are re- quired for developments proposed on sites with any of the following geologic hazards: i. Sensitive and protected slopes; ii. Medium, high, or very high land- slide hazards; iii. High erosion hazards; iv. High seismic hazards; v. Medium or high coal mine haz- ards. b. The required studies shall demon- strate the following review criteria can be met: 4-3-050J (Revised 6/05)3 - 20.8 i. The proposal will not increase the threat of the geological hazard to ad- jacent properties beyond pre-devel- opment conditions; and ii. The proposal will not adversely impact other critical areas; and iii. The development can be safely accommodated on the site. c. A mitigation plan may be required by the Responsible Official, consistent with subsection F8 of this Section. 3. Independent Secondary Review: Inde- pendent secondary review is required consis- tent with subsection F7 of this Section. 4. Conditions of Approval: Conditions of approval may modify the proposal, including, but not limited to, construction techniques, design, drainage, project size/configuration, or seasonal constraints on development. Ad- ditional possible conditions may be listed un- der the performance standards for each hazard type. Upon review of geotechnical studies, the development permit shall be con- ditioned to mitigate adverse environmental impacts and to assure that the development can be safely accommodated on the site and is consistent with the purposes of this Sec- tion. A mitigation plan may be required con- sistent with subsection F8 of this Section. 5. Protected Slopes: a. Prohibited Development: Develop- ment is prohibited on protected slopes. This restriction is not intended to prevent the subdivision or development of prop- erty that includes forty percent (40%) or greater slopes on a portion of the site, provided there is enough developable area elsewhere to accommodate building pads. b. Exceptions through Modification: Exceptions to the prohibition may be granted for: i. Filling against the toe of a natural rock wall or rock wall, or protected slope created through mineral and natural resource recovery activities or public or private road installation or widening and related transporta- tion improvements, railroad track in- stallation or improvement, or public or private utility installation activities pursuant to subsection N2 of this Section, Modifications. ii. Grading to the extent that it elim- inates all or portions of a mound or to allow reconfiguration of protected slopes created through mineral and natural resource recovery activities or public or private road installation or widening and related transporta- tion improvements, railroad track in- stallation or improvement, or public or private utility installation activities, pursuant to subsection N2 of this Section, Modifications. c. Exceptions through Variance: Ex- ceptions to the prohibition may be granted for construction, reconstruction, additions, and associated accessory structures of a single family home on an existing legal lot pursuant to a variance as stated in RMC 4-9-250B1. d. Exceptions through Waiver: Ex- ceptions to the prohibition may be granted for installation of public utilities which are needed to protect slope stabil- ity, and public road widening where all the following provisions have been demon- strated: i. The utility or road improvement is consistent with the Renton Compre- hensive Plan, adopted utility plans, and the Transportation Improvement Program where applicable. ii. Alternative locations have been determined to be economically or functionally infeasible. iii. A geotechnical evaluation indi- cates that the proposal will not in- crease the risk of occurrence of a geologic hazard, and measures are identified to eliminate or reduce risks. iv. The plan for the improvement is based on consideration of the best available science as described in WAC 365-195-905; or where there is 4-3-050J 3 - 20.9 (Revised 6/05) an absence of valid scientific infor- mation, the steps in RMC 4-9-250F are followed. Where the excepted activities above are allowed, the erosion control mea- sures in subsection J6 of this Sec- tion, Sensitive Slopes, Medium, High and Very High Landslide Hazards, and High Erosion Hazards, shall also apply. e. Native Growth Protection Areas – Protected Slopes: Unless development is allowed pursuant to subsections J5a through J5d of this Section, protected slopes shall be placed in a native growth protection area pursuant to subsection E4 of this Section, or dedicated to a con- servation organization or land trust, or similarly preserved through a permanent protective mechanism acceptable to the City. f. Conditions of Approval: Based upon the results of the geotechnical re- port and independent review, conditions of approval for developments on sites which include steep slopes may include, but are not limited to, vegetation en- hancement, slope stabilization, buffer zones, or other requirements. Mitigation plans may be required consistent with subsection F8 of this Section. g. Coordination with Stream and Lake Buffers: When a required stream/ lake buffer falls within a protected slope area, the stream/lake buffer width shall extend to the boundary of the protected slope. 6. Sensitive Slopes – Medium, High and Very High Landslide Hazards – High Ero- sion Hazards: The following standards apply to development on sensitive slopes, medium/ high/very high landslide hazard areas, and high erosion hazard areas: a. Erosion Control Plans: Develop- ment applications shall submit erosion control plans consistent with subsection J2 of this Section, Special Studies Re- quired, and chapter 4-8 RMC, Permits and Appeals. b. Conditions of Approval: The Re- viewing Official may condition a develop- ment proposal to achieve minimal site erosion, including, but not limited to, tim- ing of construction and vegetation stabili- zation, sequencing or phasing of construction, clearing and grading limits, and other measures. Mitigation plans may be required consistent with subsec- tion F8 of this Section. c. On-Site Inspections: During con- struction, weekly on-site inspections shall be required at the applicant’s expense. Weekly reports documenting erosion control measures shall be required. 7. Very High Landslide Hazards: a. Prohibited Development: Develop- ment shall not be permitted on land des- ignated with very high landslide hazards, except by variance, administered pursu- ant to RMC 4-9-250B1, for construction of a single family home on an existing le- gal lot. b. Buffer Requirement: A buffer of fifty feet (50′) shall be established from the top, toe and sides of a very high landslide hazard area. The Department Adminis- trator may increase or decrease the re- quired buffer based upon the results of a geotechnical report, and any increase or decrease based upon the results of the geotechnical study shall be documented in writing and included with the project approval. i. The modified standard shall be based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific infor- mation, the steps in RMC 4-9-250F shall be followed. Notification may be required pursuant to subsection F8 of this Section. ii. When a required stream/lake buffer falls within a very high land- slide hazard area or buffer, the stream/lake buffer width shall extend to the boundary of the very high land- slide hazard buffer. 4-3-050J (Revised 6/05)3 - 20.10 c. Native Growth Protection Area – Very High Landslide Hazards: The landslide hazard area shall be placed in a native growth protection area pursuant to subsection E4 of this Section, or dedi- cated to a conservation organization or land trust, or similarly preserved through a permanent protective mechanism ac- ceptable to the City. Based upon the re- sults of the geotechnical study, the buffer may be placed in a native growth protec- tion area, or it may be designated as a “no build” easement, or the area may be designated, in part, a native growth pro- tection area and, in part, a “no build” easement. 8. Coal Mine Hazards: a. Medium Hazard – Report Re- quired: Reports consistent with subsec- tion J2 of this Section, Special Studies Required, and chapter 4-8 RMC, Permits and Appeals, shall be prepared for devel- opment proposed within medium coal mine hazard areas and for development proposed within two hundred feet (200′) of a medium coal mine hazard area. An applicant may request that the Depart- ment Administrator waive the report re- quirement pursuant to subsection D4b of this Section, Review Authority – Geologic Hazards, Habitat Conservation, Streams and Lakes, and Wetlands, where it has been determined through field documen- tation that coal mine hazards are not present. b. High Hazard – Report Required: Reports consistent with subsection J2 of this Section, Special Studies Required, and chapter 4-8 RMC, Permits and Ap- peals, shall be prepared for development proposed within high coal mine hazard areas and for development proposed within five hundred feet (500′) of a high coal mine hazard area. An applicant may request that the Department Administra- tor waive the report requirement pursuant to subsection D4b of this Section, Review Authority – Geologic Hazards, Habitat Conservation, Streams and Lakes, and Wetlands, where it has been determined through field documentation that coal mine hazards are not present. c. Conditions of Approval: Based upon the results of studies prepared, the City may condition approval of develop- ment by requiring mitigation. Potential mitigation may include, but is not limited to, backfilling and sealing mine entries and shafts, backfilling existing sinkholes, removal or regrading or capping coal mine waste dumps, limiting development on portions of the site, or other measures offering equal protection from the hazard. A mitigation plan may be required consis- tent with subsection F8 of this Section. i. Additional Engineering Design and Remediation Specifications: After approval of the mitigation ap- proach proposed as a result of sub- section J8c of this Section, and prior to construction, the applicant shall complete engineering design draw- ings and specifications for remedia- tion. Upon approval of the plans and specifications, the applicant shall complete the remediation. Hazard mitigation shall be performed by or under the direction of a qualified en- gineer or geologist. The applicant shall document the hazard mitigation by submitting as-builts and a remedi- ation construction report. d. Hazards Found during Construc- tion: Any hazards found during any de- velopment activities shall be immediately reported to the Development Services Di- vision. Any coal mine hazards shall be mitigated prior to recommencing con- struction based upon supplemental rec- ommendations or reports by the applicant’s geotechnical professional. e. Construction in Areas with Com- bustion: Construction shall not be per- mitted where surface or subsurface investigations indicate the possible pres- ence of combustion in the underlying seam or seams, unless the impact is ad- equately mitigated in accordance with the recommendations of the applicant’s geo- technical professional. 9. Volcanic Hazards: Critical facilities on sites containing areas susceptible to inunda- tion due to volcanic hazards shall require an evacuation and emergency management 4-3-050K 3 - 20.11 (Revised 6/05) plan. The applicant for critical facilities shall evaluate the risk of inundation or flooding re- sulting from mudflows originating on Mount Rainier in a geotechnical report, and identify any engineering or other mitigation measures as appropriate. Mitigation plans may be re- quired consistent with subsection F8 of this Section. (Amd. Ord. 4835, 8-7-2000; Ord. 4851, 8-7-2000; Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005) K. HABITAT CONSERVATION: 1. Applicability: The habitat conservation regulations apply to all nonexempt activities on sites containing or abutting critical habitat as classified below. a. Critical Habitat: Critical habitats are those habitat areas which meet any of the following criteria: i. Habitats associated with the doc- umented presence of non-salmonid (see subsection L1 of this Section and RMC 4-3-090, Shoreline Master Program Regulations, for salmonid species) species proposed or listed by the Federal government or State of Washington as endangered, threatened, candidate, sensitive, monitor, or priority; and/or ii. Category 1 wetlands (refer to subsection M1 of this Section for classification criteria). b. Mapping: i. Critical habitats are identified by lists, categories and definitions of species promulgated by the Wash- ington State Department of Fish and Wildlife (Non-game Data System Special Animal Species) as identified in WAC 232-12-011; in the Priority Habitat and Species Program of the Washington State Department of Fish and Wildlife; or by rules and reg- ulations adopted currently or hereaf- ter by the U.S. Fish and Wildlife Service. ii. Referenced inventories and maps are to be used as guides to the general location and extent of critical habitat. Critical habitat which is iden- tified in subsection K1a of this Sec- tion, but not shown on the referenced inventories and maps, are presumed to exist in the City and are also pro- tected under all the provisions of this Section. iii. The actual presence or absence of the criteria listed above, as deter- mined by qualified professionals, shall govern the treatment of an indi- vidual building site or parcel of land requiring compliance with these reg- ulations. c. Performance Standards: In addi- tion to the general standards of subsec- tion E of this Section, the following performance standards, subsections K2 to K5 of this Section, apply to all non-ex- empt activities on sites containing critical habitat areas per subsection K1a of this Section. 2. Habitat Assessment Required: Based upon subsection K1 of this Section, Applica- bility, the City shall require a habitat/wildlife assessment for activities that are located within or abutting a critical habitat, or that are adjacent to a critical habitat, and have the po- tential to significantly impact a critical habitat. The assessment shall determine the extent, function and value of the critical habitat and potential for impacts and mitigation consis- tent with report requirements in RMC 4-8-120D. In cases where a proposal is not likely to significantly impact the critical habitat and there is sufficient information to deter- mine the effects of a proposal, an applicant may request that this report be waived by the Department Administrator in accordance with subsection D4b of this Section. 3. Bald Eagle Habitat: Bald eagle habitat shall be protected pursuant to the Washing- ton State Bald Eagle Protection Rules (WAC 232-12-292). 4. Native Growth Protection Areas: Based on the required habitat assessment, the Reviewing Official may require critical habitat areas and their associated buffers be placed in a native growth protection area sub- ject to the requirements of subsection E4 of this Section, or dedicated to a conservation 4-3-050L (Revised 6/05)3 - 20.12 organization or land trust, or similarly pre- served through a permanent protective mechanism acceptable to the City. 5. Alterations Require Mitigation: If alter- ations to critical habitat/wildlife habitat or buff- ers are proposed, mitigation shall be required by the City. The applicant shall evaluate alter- native methods of developing the property using the following criteria in this order: a. Avoid any disturbances to the habitat. b. Minimize any impacts to the hab- itat. c. Compensate for any habitat im- pacts. 6. Mitigation Options: In addition to any performance standards or mitigation required by wetland regulations, additional mitigation may be determined by the Reviewing Official based upon the consultant report submitted by the applicant, and/or peer review of the ap- plicant’s consultant report by a qualified pro- fessional selected by the City at the applicant’s expense, and/or by information from State or Federal agencies. a. On-Site Mitigation: Mitigation shall be provided on-site, unless on-site miti- gation is not scientifically feasible due to physical features of the property. The burden of proof shall be on the applicant to demonstrate that mitigation cannot be provided on-site. b. Off-Site Mitigation: When mitiga- tion cannot be provided on-site, mitiga- tion shall be provided in the immediate vicinity of the permitted activity on prop- erty owned or controlled by the applicant, and identified as such through a recorded document such as an easement or cove- nant, provided such mitigation is benefi- cial to the habitat area and associated resources. c. In-Kind Mitigation: In-kind mitiga- tion shall be provided except when the applicant demonstrates and the City con- curs that greater functional and habitat value can be achieved through out-of- kind mitigation. 7. Mitigation Plan: Mitigation plans may be required consistent with subsection F8 of this Section. (Ord. 5137, 4-25-2005) L. STREAMS AND LAKES: 1. Applicability/Lands to Which These Regulations Apply: These stream and lake regulations apply to sites containing all or portions of Class 2 to 4 streams or lakes and/ or their buffers as described below. This sec- tion does not apply to Class 1 waters which are regulated by RMC 4-3-090, Shoreline Master Program Regulations, or to Class 5 waters which are exempt. All other critical area regulations, including, but not limited to, flood hazard regulations and wetland regula- tions, do apply to classified streams where applicable. a. Classification System: The follow- ing classification system is hereby adopted for the purposes of regulating streams and lakes in the City. Stream and lake buffer widths are based on the fol- lowing rating system: i. Class 1: Class 1 waters are pe- rennial salmonid-bearing waters which are classified by the City and State as Shorelines of the State. ii. Class 2: Class 2 waters are pe- rennial or intermittent salmonid-bear- ing waters which meet one or more of the following criteria: (a) Mapped on Figure Q4, Renton Water Class Map, as Class 2; and/or (b) Historically and/or currently known to support salmonids, in- cluding resident trout, at any stage in the species lifecycle; and/or (c) Is a water body (e.g., pond, lake) between one half (0.5) acre and twenty (20) acres in size. iii. Class 3: Class 3 waters are non-salmonid-bearing perennial wa- ters during years of normal rainfall, and/or mapped on Figure Q4, 4-3-050L 3 - 20.13 (Revised 6/05) Renton Water Class Map, as Class 3. iv. Class 4: Class 4 waters are non-salmonid-bearing intermittent waters during years of normal rain- fall, and/or mapped on Figure Q4, Renton Water Class Map, as Class 4. v. Class 5: Class 5 waters are non- regulated non-salmonid-bearing wa- ters which meet one or more of the following criteria: (a) Flow within an artificially constructed channel where no naturally defined channel had previously existed; and/or (b) Are a surficially isolated wa- ter body less than one-half (0.5) acre (e.g., pond) not meeting the criteria for a wetland as defined in subsection M of this Section. b. Measurement: i. Stream/Lake Boundary: The boundary of a stream or lake shall be considered to be its ordinary high wa- ter mark (OHWM). The OHWM shall be flagged in the field by a qualified consultant when any study is re- quired pursuant to subsection L of this Section. ii. Buffer: The boundary of a buffer shall extend beyond the boundaries of the stream or lake to the width ap- plicable to the stream/lake class as noted in Subsection L5 of this Sec- tion, Stream/Lake Buffer Width Re- quirements. Where streams enter or exit pipes, the buffer in this subsec- tion L1b(ii) shall be measured per- pendicular to the ordinary high water mark from the end of the pipe along the open channel section of the stream. Figure 4-3-050L1b(ii). Buffer mea- surement at pipe opening. c. Maps and Inventory: i. Mapped Streams and Lakes: The approximate location and extent of Class 2 to 4 water bodies within the City limits are indicated on a map in subsection Q of this Section, Maps. The map is to be used as a guide to the general location and ex- tent of streams. Specific locations and extents will be determined by the City based upon field review and ap- plicant-funded studies prepared pur- suant to subsection L3 of this Section. ii. Reclassification: Where there is a conflict between the Renton Wa- ter Class Map in Subsection Q and the criteria in subsection L1a of this Section, the criteria in subsection L1a of this Section shall govern. The reclassification of a water body to a lower class (i.e. 2 to 3, or 3 to 4, etc.) requires administrator acceptance of a supplemental stream or lake study, followed by a legislative amendment to the map in subsection Q of this Section prior to its effect. iii. Unmapped Streams and Lakes: Streams and lakes which are defined in subsection L1a of this Sec- tion, Classification System, but not shown on the Renton Water Class 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: 90° 4-3-050L (Revised 6/05)3 - 20.14 (a) The width of the stream channel averages less than two feet (2′) at the ordinary high wa- ter mark; or (b) The stream channel has an average gradient of greater than twenty percent (20%); or (c) The channel or water body is upstream of an existing, en- during, and complete barrier to salmonid migration, as inter- preted in subsection L1c(iv) of this Section, or as shown on the City of Renton’s Salmonid Migra- tion Barrier Map, and the chan- nel or water body contains water only intermittently upstream of the barrier during years of nor- mal rainfall; or (d) The water body is isolated from any connected stream and/ or wetland; or (e) The water body is less than one-half (0.5) acre in size and connected to a stream meeting the criteria noted in subsections L1c(iii)(a) through (c) of this Sec- tion; Then the water body is consid- ered non-salmonid-bearing and water class would be assessed based upon the non-salmonid- bearing waters criteria in subsec- tions L1a(iii) through (v) of this section. However, If none of the conditions above apply, then the water body is considered Salmo- nid-Bearing – Class 2. Classifi- cation of an unmapped stream or lake is effective upon expiration of the fourteen (14) day appeal period following the Administra- tor’s determination, and the map in subsection Q of this Section shall be amended consistent with Administrator determina- tions at the next appropriate amendment cycle. iv. Salmonid Migration Barriers: For purposes of classifying or reclas- sifying water bodies, features deter- mined by the Administrator to be salmonid migration barriers per defi- nition in RMC 4-11-190 shall be mapped. The Administrator shall pre- pare and update the map as appro- priate and maintain a copy in the Planning/Building/Public Works Cus- tomer Service Area. v. Experts or State Agency May Be Required or Consulted: The City may require an applicant to re- tain an expert or to consult the Wash- ington Department of Fish and Wildlife to assess salmonid-bearing status of the channel in question and prepare a report to the City detailing the facts and conclusion of their anal- ysis. vi. Criteria to Govern: The actual presence or absence of the stream and lake criteria listed in this subsec- tion L, as determined by qualified professionals, shall govern the treat- ment of an individual building site or parcel of land requiring compliance with these regulations. 2. Applicability – Activities to Which This Section Applies: This Section applies to all non-exempt activities on sites contain- ing Class 2 to 4 streams or lakes and their as- sociated buffers. 3. Studies Required: a. When Standard Stream or Lake Study Is Required: The applicant shall be required to conduct a standard stream or lake study per RMC 4-8-120 if a site contains a water body or buffer area or the project area is within one hundred feet (100′) of a water body even if the wa- ter body is not located on the subject property. b. When Supplemental Stream or Lake Study is Required: The applicant shall be required to conduct a supple- mental stream or lake study per RMC 4-8-120 if a site contains a water body or buffer area and changes to buffer re- quirements or alterations of the water body or its associated buffer are pro- 4-3-050L 3 - 20.15 (Revised 6/05) posed, either administratively or via a variance request. c. When Stream or Lake Mitigation Plan is Required: The applicant shall be required to conduct a stream or lake mit- igation plan per RMC 4-8-120 if impacts are identified within a supplemental stream or lake study. The approval of the stream or lake mitigation plan by the Ad- ministrator shall be based on the criteria located in subsection L3c(ii) of this Sec- tion. i. Timing of Mitigation Plan – Fi- nal Submittal and Commence- ment: When a stream or lake mitigation plan is required, the appli- cant shall submit a final mitigation plan for the approval of the Adminis- trator prior to the issuance of building or construction permits, whichever comes first. The applicant shall re- ceive written approval of the final mit- igation plan prior to commencement of any mitigation activity. ii. Criteria for Approval of Stream or Lake Mitigation Plan for Alter- ations of Streams and Lakes or Associated Buffers: In order to ap- prove a stream or lake mitigation plan the Administrator shall find that the plan demonstrates compliance with the following criteria: (a) Mitigation Location: Miti- gation location shall follow the preferences in subsections L3c(ii)(a)(1) to (4) of this Section. Basins and subbasins are indi- cated in subsection Q of this Section, Maps: (1) On-Site Mitigation: On- site mitigation is required unless the Reviewing Official finds that on-site mitigation is not feasible or desirable; (2) Off-Site Mitigation within Same Drainage Subbasin as Subject Site: Off-site mitigation may be allowed when located within the same drainage subba- sin as the subject site and if it achieves equal or improved eco- logical functions over mitigation on the subject site; (3) Off-Site Mitigation within Same Drainage Basin within City Limits: Off-site mitigation may be allowed when located within the same drainage basin within the Renton City limits if it achieves equal or improved eco- logical functions within the City over mitigation within the same drainage subbasin as the project; (4) Off-Site Mitigation within the Same Drainage Basin Out- side the City Limits: Off-site mitigation may be allowed when located within the same drainage basin outside the Renton City limits if it achieves equal or im- proved ecological functions over mitigation within the same drain- age basin within the Renton City limits and it meets City goals. (b) Mitigation Type: Types of mitigation shall follow the prefer- ences in subsections L3c(ii)(b)(1) to (4) of this Section: (1) Daylighting (returning to open channel) of streams or re- moval of manmade salmonid mi- gration barriers; (2) Removal of impervious sur- faces in buffer areas and im- proved biological function of the buffer; (3) In-stream or in-lake mitiga- tion as part of an approved wa- tershed basin restoration project; (4) Other mitigation suitable for site and water body conditions that meet all other provisions for a mitigation plan. In all cases, mitigation shall pro- vide for equivalent or greater bio- logical functions per subsection L3c(ii)(e) of this Section. 4-3-050L (Revised 6/05)3 - 20.16 (c) Contiguous Corridors: Mitigation sites shall be located to preserve or achieve contigu- ous riparian or wildlife corridors to minimize the isolating effects of development on habitat areas, so long as mitigation of aquatic habitat is located within the same aquatic ecosystem as the area disturbed; and (d) Non-Indigenous Species: Wildlife or fish species not indig- enous to the region shall not be introduced into a riparian mitiga- tion area unless authorized by a State or Federal permit or ap- proval. Plantings shall be consis- tent with subsection L6c of this Section; and (e) Equivalent or Greater Bio- logical Functions: The Admin- istrator shall utilize the report “City of Renton Best Available Science Literature Review and Stream Buffer Recommenda- tions” by AC Kindig & Company and Cedarock Consultants, dated February 27, 2003, unless superseded with a City-adopted study, to determine the existing or potential ecological function of the stream or lake or riparian habitat that is being affected. Mit- igation shall address each func- tion affected by the alteration. Mitigation to compensate alter- ations to stream/lake areas and associated buffers shall achieve equivalent or greater biologic and hydrologic functions and shall include mitigation for ad- verse impacts upstream or downstream of the development proposal site. No net loss of ri- parian habitat or water body function shall be demonstrated; and (f) Minimum Mitigation Plan Performance Standards: See Subsection F8 of this Section. (g) Additional Conditions of Approval: The Administrator shall condition approvals of ac- tivities allowed within or abutting a stream/lake or its buffers, as necessary to minimize or miti- gate any potential adverse im- pacts. Conditions may include, but are not limited to, the follow- ing: (1) Preservation of critically im- portant vegetation and/or habitat features such as snags and downed wood; (2) Limitation of access to the habitat area, including fencing to deter unauthorized access; (3) Seasonal restriction of con- struction activities; and (4) Establishment of a duration and timetable for periodic review of mitigation activities. (h) Based on Best Available Science: The applicant shall demonstrate that the mitigation is based on consideration of the best available science as de- scribed in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are fol- lowed. iii. Performance Surety: The Ad- ministrator shall require a perfor- mance surety to ensure completion and success of proposed mitigation, per subsection G of this Section and RMC 4-1-230. iv. Alternative Mitigation: The mitigation requirements set forth in this subsection L3 may be modified at the Administrator’s discretion if the applicant demonstrates that im- proved habitat functions, on a per function basis, can be obtained in the affected sub-drainage basin as a re- sult of alternative mitigation mea- sures. 4-3-050L 3 - 20.17 (Revised 6/05) d. Studies Waived: i. Standard Stream or Lake Study: May only be waived by the Administrator when the applicant provides satisfactory evidence that: (a) A road, building or other barrier exists between the water body and the proposed activity, or (b) The water body or required buffer area does not intrude on the applicant’s lot, and based on evidence submitted, the pro- posal will not result in significant adverse impacts to nearby water bodies regulated under this Sec- tion; or (c) Applicable data and analy- sis appropriate to the proposed project exists and an additional study is not necessary. ii. Supplemental Stream or Lake Study: May only be waived by the Administrator when: (a) No alterations or changes to the stream or lake, or its stan- dard buffer are proposed; or (b) Applicable data and analy- sis appropriate to the proposed project exists and an additional report is not necessary. iii. Stream or Lake Mitigation Plan: May only be waived when no impacts have been identified through a supplemental stream or lake study. e. Period of Validity for Studies As- sociated with This Section: Studies submitted and reviewed are valid for five (5) years from date of study completion unless the Administrator determines that conditions have changed significantly. 4. General Standards for Class 2 to 4 Wa- ters: a. Disturbance Prohibited: Streams and lakes and their buffer areas shall be undisturbed, except where the buffer is to be enhanced, or where exemptions al- lowed in subsection C of this Section are conducted, or where allowed to be al- tered in accordance with subsections L5, L7 and L8 of this Section. Where water body or buffer disturbance has occurred in accordance with exemption or devel- opment permit approval during construc- tion or other activities, revegetation with native vegetation shall be required. b. No Net Loss: There shall be no net loss of riparian area or shoreline ecologi- cal function resulting from any activity or land use occurring within the regulated buffer area. 5. Stream/Lake Buffer Width Require- ments: a. Buffers and Setbacks: i. Minimum Stream/Lake Buffer Widths: The minimum width of the required buffers shall be based upon the water body class. (a) Class 2: one hundred feet (100′). (b) Class 3: seventy five feet (75′). (c) Class 4: thirty five feet (35′). ii. Piped or Culverted Streams: (a) Building structures over a natural stream located in an un- derground pipe or culvert except as may be granted by a variance in RMC 4-9-250 is prohibited. Transportation or utility cross- ings or other alterations pursuant to subsection L8 of this Section are allowed. Pavement over a pre-existing piped stream is al- lowed. Relocation of the piped stream system around structures is allowed. If structure locations are proposed to be changed or the piped stream is being relo- cated around buildings, a hydro- logic and hydraulic analysis of 4-3-050L (Revised 6/05)3 - 20.18 existing piped stream systems will be required for any develop- ment project site that contains a piped stream to ensure it is sized to convey the one hundred (100) year runoff level from the total upstream tributary area based on future land use conditions. (b) No buffers are required along segments of piped or cul- verted streams. The City shall re- quire easements and setbacks from pipes or culverts consistent with stormwater requirements in RMC 4-6-030 and the adopted drainage manual. b. Increased Buffer Width: i. Areas of High Blow-down Po- tential: Where the stream/lake buffer is in an area of high blow-down po- tential as identified by a qualified pro- fessional, the buffer width may be expanded an additional fifty feet (50′) on the windward side by the Respon- sible Official. Notifications may be re- quired per subsection F8 of this Section. ii. Buffers Falling Within Pro- tected Slope or Very High Land- slide Area: When the required stream/lake buffer falls within a pro- tected slope or very high landslide hazard area or buffer, the stream/ lake buffer width shall extend to the boundary of the protected slope or the very high landslide hazard buffer. Notifications may be required per subsection F8 of this Section. c. Reduction of Buffer Width: i. Authority: Based upon an appli- cant’s request, and the acceptance of a supplemental stream or lake study, the Administrator may ap- prove a reduction in the minimum buffer widths where the applicant can demonstrate compliance with sub- sections L5c(iv)(a), (c), (d), (e) and (f) of this Section and any mitigation re- quirements as a result of subsection L3c(ii) of this Section; or compliance with subsections L5c(iv)(b), (c), (d), (e), and (f) of this Section and any mitigation requirements as a result of subsection L3c(ii) of this Section. ii. Minimum Buffer Width Permis- sible by Administrator: An en- hanced buffer shall not be less than the widths specified below for re- duced buffers. (a) Class 2: seventy five feet (75′). (b) Class 3: fifty feet (50′). (c) Class 4: twenty five feet (25′). (d) Sites Separated from Stream or Lake: As determined by the Administrator, for develop- ment proposed on sites sepa- rated from the stream or lake by pre-existing, intervening, and lawfully created structures, roads, bulkheads/hard structural stabilization, or other substantial existing improvements. For the purposes of this Section, the in- tervening lots/parcels, roads, bulkheads/hard structural stabili- zation, or other substantial im- provements shall be found to: (1) Separate the subject up- land property from the water body due to their height or width; and (2) Substantially prevent or im- pair delivery of most riparian functions from the subject upland property to the water body. The buffer width established shall reflect the riparian functions that can be delivered to the regu- lated stream. Greater buffer width reductions than listed in subsections L5c(ii)(a) through (c) of this Sec- tion require review as a variance per subsection N3 of this Section and RMC 4-9-250B. Where a 4-3-050L 3 - 20.19 (Revised 6/05) Class 2 or 3 stream is daylighted, greater buffer reductions may be allowed by modification in sub- section N2 of this Section. iii. Procedure: Such determination and evidence shall be included in the application file. Public notification shall be given as follows: (a) For applications that are not subject to notices of application per chapter 4-8 RMC, notice of the buffer determination shall be given by posting the site and no- tifying parties of record, if any, in accordance with chapter 4-8 RMC. (b) For applications that are subject to notices of application, the buffer determination or re- quest for determination shall be included with notice of applica- tion. Upon determination, notifi- cation of parties of record, if any, shall be made. iv. Criteria for Approval of Re- duced Buffer Width: The following criteria in subsections L5c(iv)(a) and (c) through (f), or criteria (iv)(b) through (f) of this Section shall be met: (a) Buffer Condition: Either subsection (1) and (3) through (5) shall be met or subsection (2) through (5) shall be met: (1) The buffer area land is ex- tensively vegetated with native species, including trees and shrubs, and has less than five percent (5%) non-native invasive species cover, and has less than fifteen percent (15%) slopes; or (2) The buffer can be en- hanced with native vegetation and removal of non-native spe- cies per criteria in subsection L5c(iv)(c) of this Section, and has less than fifteen percent (15%) slopes; and (3) The width reduction will not reduce stream or lake functions, including those of anadromous fish or nonfish habitat; and (4) The width reduction will not degrade riparian habitat; and (5) No direct or indirect, short- term or long-term, adverse im- pacts to regulated water bodies, as determined by the City, will re- sult from a regulated activity. The City’s determination shall be based on specific site studies by recognized experts, pursuant to subsection F3 of this section and RMC 4-8-120; or (b) The proposal includes day- lighting of a stream, or removal of legally installed, as deter- mined by the Administrator, salmonid passage barriers; and (c) The project includes a buffer enhancement plan using native vegetation and substanti- ates that the enhanced area will be equal to or improve the func- tional attributes of the buffer; or in the case of existing developed sites where a natural buffer is not possible, the proposal includes on- or off-site riparian/lakeshore or aquatic enhancement propor- tionate to its project specific or cumulative impact on shoreline ecological functions; and (d) The proposal will result in, at minimum, no net loss of stream/lake/riparian ecological function; and (e) The proposal does not re- sult in increased flood hazard risk; and (f) The proposed buffer stan- dard is based on consideration of the best available science as de- scribed in WAC 365-195-905; or where there is an absence of valid scientific information, the 4-3-050L (Revised 6/05)3 - 20.20 steps in RMC 4-9-250F are fol- lowed. d. Averaging of Buffer Width: i. Authority: Based upon an appli- cant’s request, and the acceptance of a supplemental stream or lake study, the Administrator may ap- prove buffer width averaging. ii. Minimum Averaged Buffer Widths: In no instance shall the buffer width be less than: (a) Class 2: fifty feet (50′). (b) Class 3: thirty seven and one-half feet (37.5′). (c) Class 4: twenty five feet (25′). Greater buffer width reductions than listed in subsections L5(d)(iii)(a) through (c) of this Section require review as a vari- ance per subsection N3 of this Section and RMC 4-9-250B. iii. Criteria for Approval: Buffer width averaging may be allowed by the Administrator only where the ap- plicant demonstrates all of the follow- ing: (a) The water body and associ- ated riparian area contains varia- tions in ecological sensitivity or there are existing physical im- provements in or near the water body and associated riparian area; and (b) Buffer width averaging will result in no net loss of stream/ lake/riparian ecological function; and (c) The total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging; and (d) The proposed buffer stan- dard is based on consideration of the best available science as de- scribed in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are fol- lowed. iv. Buffer Enhancement May be Required: Where the buffer width is reduced by averaging per this sub- section, buffer enhancement shall be required where appropriate to site conditions, habitat sensitivity, and proposed land development charac- teristics. v. Notification: Notification may be required consistent with subsection F8 of this Section. 6. Stream or Lake Buffer Use Restric- tions and Maintenance: Any activity or pro- posal subject to this subsection L shall comply with the following standards within re- quired buffer areas: a. Preservation of Native Vegetation: Existing native vegetation shall be pre- served to the extent possible, preferably in consolidated areas. b. Revegetation Required: Where wa- ter body buffer disturbance has occurred in accordance with exemption or devel- opment permit approval or other activi- ties, revegetation with native vegetation shall be required. c. Use of Native Species: When revegetation is required, native species, or other appropriate species naturalized to the Puget Sound region and approved by the Reviewing Official, shall be used. A variety of species shall be used which serve as food or shelter from climatic ex- tremes and predators, and as structure and cover for reproduction and rearing of young. d. Removal of Noxious Species: When required as a condition of ap- proval, noxious or undesirable species of plants shall be removed or controlled so as to not compete with native vegetation. 4-3-050L 3 - 20.21 (Revised 6/05) e. Impervious Surface Restrictions: Where impervious surfaces exist in buffer areas, such impervious surfaces shall not be increased or expanded within the buffer area. The extent of impervious sur- faces within the buffer area may only be rearranged if the reconfiguration of im- pervious surfaces and restoration of prior surfaced areas is part of an enhance- ment proposal that improves ecological function of the area protected by the buffer. 7. Criteria for Permit Approval – Class 2 to 4: Permit approval by the Reviewing Offi- cial for projects on or near regulated water bodies shall be granted only if the approval is consistent with the provisions of this subsec- tion L, and complies with the following: a. Creation of Native Growth Protec- tion Areas Required: As a condition of any approval for any development permit issued pursuant to this Section, the prop- erty owner shall be required to create a native growth protection area containing the stream/lake area and associated buffers based upon field investigations performed pursuant to subsection E4 of this Section; and b. At least one of the following condi- tions must apply: i. A proposed action meets the standard provisions of this Section and results in no net loss of regulated riparian area or shoreline ecological function in the drainage basin where the site is located; or ii. A proposed action meets alterna- tive administrative standards pursu- ant to this Section and the proposed activity results in no net loss of regu- lated riparian area or shoreline eco- logical function in the drainage basin where the site is located; or iii. A variance process is success- fully completed and the proposed ac- tivity results in no net loss of regulated riparian area or shoreline ecological function in the drainage basin where the site is located. 8. Alterations Within Streams and Lakes or Associated Buffers. a. Transportation Crossings: i. Criteria for Administrative Ap- proval of Transportation Cross- ings in Stream/Lake or Buffer Areas: Construction of vehicular or non-vehicular transportation cross- ings may be permitted in accordance with an approved supplemental stream/lake study subject to the fol- lowing criteria: (a) The proposed route is de- termined to have the least impact on the environment, while meet- ing City Comprehensive Plan Transportation Element require- ments and standards in RMC 4-6-060; and (b) The crossing minimizes in- terruption of downstream move- ment of wood and gravel; and (c) Transportation facilities in buffer areas shall not run parallel to the water body; and (d) Crossings occur as near to perpendicular with the water body as possible; and (e) Crossings are designed ac- cording to the Washington De- partment of Fish and Wildlife Fish Passage Design at Road Culverts, 1999, and the National Marine Fisheries Service Guide- lines for Salmonid Passage at Stream Crossings, 2000, as may be updated, or equivalent manu- als as determined by the Re- sponsible Official; and (f) Seasonal work windows are determined and made a condi- tion of approval; and (g) Mitigation criteria of sub- section L3c(ii) of this Section are met. 4-3-050L (Revised 6/05)3 - 20.22 b. Alterations of Streams and Lakes or Associated Buffers – Utilities: i. Criteria for Administrative Ap- proval of Utilities in Stream/Lake or Buffer: New utility lines and facili- ties may be permitted to cross water bodies in accordance with an ap- proved supplemental stream/lake study, if they comply with the follow- ing criteria: (a) Fish and wildlife habitat ar- eas shall be avoided to the max- imum extent possible; and (b) The utility is designed con- sistent with one or more of the following methods: (1) Installation shall be accom- plished by boring beneath the scour depth and hyporheic zone of the water body and channel migration zone; or (2) The utilities shall cross at an angle greater than sixty (60) degrees to the centerline of the channel in streams or perpendic- ular to the channel centerline; or (3) Crossings shall be con- tained within the footprint of an existing road or utility crossing; and (c) New utility routes shall avoid paralleling the stream or following a down-valley course near the channel; and (d) The utility installation shall not increase or decrease the nat- ural rate of shore migration or channel migration; and (e) Seasonal work windows are determined and made a condi- tion of approval; and (f) Mitigation criteria of subsec- tion L3c(ii) of this Section are met. c. Alterations of Streams and Lakes or Associated Buffers – In-Water Structures and In-Water Work: i. Administrative Approval of In- Water Structures or In-Water Work: In accordance with an ap- proved supplemental stream or lake study, in-water structures or work may be permitted, subject to the fol- lowing: In-stream structures, such as, but not limited to, high flow by- passes, sediment ponds, in-stream ponds, retention and detention facili- ties, tide gates, dams, and weirs, shall be allowed as part of an ap- proved watershed basin restoration project approved by the City of Renton, and in accordance with miti- gation criteria of subsection L3c(ii) of this Section. The applicant will obtain and comply with State or Federal per- mits and requirements. d. Alterations of Streams and Lakes or Associated Buffers – Dredging. i. Administrative Approval of Dredging: Dredging may be permit- ted only when: (a) Dredging is necessary for flood hazard reduction purposes, if a definite flood hazard would exist unless dredging were per- mitted; or (b) Dredging is necessary to correct problems of material dis- tribution and water quality, when such problems are adversely af- fecting aquatic life; or (c) Dredging is associated with a stream habitat enhancement or creation project not otherwise exempt in subsection C of this Section; or (d) Dredging is necessary to protect public facilities; or (e) Dredging is required as a maintenance and operation con- dition of a federally funded flood 4-3-050L 3 - 20.23 (Revised 6/05) hazard reduction project or a hazard mitigation project; and (f) Applicable mitigation criteria of subsection L3c(ii) of this Sec- tion are met. e. Alterations of Streams and Lakes or Associated Buffers – Stream Relo- cation: i. Administrative Approval of Stream Relocation: Stream reloca- tion may be allowed when analyzed in an accepted supplemental stream or lake assessment, and when the following criteria and conditions are met: (a) Criteria: Stream relocation may only be permitted if associ- ated with: (1) A public flood hazard reduc- tion/habitat enhancement project approved by appropriate State and/or Federal agencies; or (2) Expansion of public road or other public facility improve- ments where no feasible alterna- tive exists; or (3) A public or private proposal restoring a water body and re- sulting in a net benefit to on- or off-site habitat and species. (b) Additional Conditions: The following conditions also ap- ply to any stream relocation pro- posal meeting one or more of the above criteria: (1) Buffer widths shall be based upon the new stream lo- cation; provided, that the buffer widths may be reduced or aver- aged if meeting criteria of sub- section L5c or L5d of this Section or subsection L8e(i)(b)(2) of this Section. Where minimum re- quired buffer widths are not fea- sible for stream relocation proposals that are the result of activities pursuant to criteria in subsections L8e(i)(a)(1) and (2) of this Section, other equivalent on- or off-site compensation to achieve no-net-loss of riparian function is provided; (2) When Class 4 streams are proposed for relocation due to expansions of public roads or other public facility improve- ments per subsection L8e(i)(a)(2) of this Section, the buffer area between the facility and the relocated stream shall not be less than the width prior to the relocation. The provided buffer between the facility and the relocated stream shall be en- hanced or improved to provide appropriate function given the class and condition of the stream; or if there is no buffer currently, other equivalent on- or off-site compensation to achieve no net loss of riparian function is provided. (3) Applicable mitigation criteria of subsection L3c(ii) of this Sec- tion must be met. (4) Proper notifications and records must be made of stream relocations, per subsection D3b of this Section, Information to be Obtained and Maintained, and subsection D3c of this Section, Alterations of Watercourses, in cases where the stream/lake is subject to flood hazard regula- tions of this Section, as well as subsection F8 of this Section if neighboring properties are im- pacted. f. Alterations – Single Family Home – Existing Legal Lot: If criteria to reduce or average a buffer cannot be met, con- struction, reconstruction, additions, and associated accessory structures of a sin- gle family home on an existing legal lot may be allowed to intrude into a buffer pursuant to a variance as stated in RMC 4-9-250B1. 4-3-050M (Revised 6/05)3 - 20.24 g. Alterations – Other: Proposed al- terations of a stream or lake or associ- ated buffer not addressed by subsections L8a to L8f of this Section require a vari- ance pursuant to RMC 4-9-250B in order to be conducted. h. When Variance Is Required: If the proposed alteration applicable to Sub- sections L8a to L8g of this Section does not meet the above criteria, it shall re- quire a variance per subsection N3 of this Section and RMC 4-9-250B in order to be conducted. 9. Incentives for Restoration of Streams Located in an Underground Pipe or Cul- vert: Daylighting of culverted watercourses should be encouraged and allowed with the following incentives: a. Modified Standards: i. Residential Zones: Setbacks, lot width and lot depth standards of chapter 4-2 RMC may be reduced by the Reviewing Official without re- quirement of a variance for lots that abut the daylighted watercourse to accommodate the same number of lots as if the watercourse were not daylighted. ii. Mixed Use, Commercial, and Industrial Zones: (a) Where greater lot coverage allowances are provided for structured parking in chapter 4-2 RMC, lot coverage may be in- creased to the limit allowed for structured parking if instead a stream is daylighted. The in- crease in impervious surface al- lowed shall be equal to the area of stream restoration. (b) Density bonuses may be al- lowed pursuant to RMC 4-9-065 where specified. b. Standard buffers may be reduced per subsection L5c of this Section. If reduced buffers in subsection L5c of this Section along with other development standards of the zone would not allow the same de- velopment level as without the water- course daylighting, a modification may be requested as in subsection N of this Sec- tion. c. When designed consistent with the City’s flood regulations in subsection I6 of this Section, portions of the daylighted stream/created buffer may be considered part of compensatory storage in flood hazard areas. d. Stream relocation is permitted sub- ject to subsection L8 of this Section. (Ord. 5137, 4-25-2005) M. WETLANDS: 1. Applicability: The wetland regulations apply to sites containing or abutting wetlands as described below. Category 3 wetlands, less than two thousand two hundred (2,200) square feet in area, are exempt from these regulations if they meet exemption criteria in subsection C of this Section. a. Classification System: The follow- ing classification system is hereby adopted for the purposes of regulating wetlands in the City. Wetlands buffer widths, replacement ratios and avoid- ance criteria shall be based on the follow- ing rating system: i. Category 1: Category 1 wetlands are wetlands which meet one or more of the following criteria: (a) The presence of species listed by Federal or State govern- ment as endangered or threat- ened, or the presence of essential habitat for those spe- cies; and/or (b) Wetlands having forty per- cent (40%) to sixty percent (60%) permanent open water (in dispersed patches or otherwise) with two (2) or more vegetation classes; and/or (c) Wetlands equal to or greater than ten (10) acres in size and having three (3) or more 4-3-050M 3 - 20.25 (Revised 6/05) vegetation classes, one of which is open water; and/or (d) The presence of plant asso- ciations of infrequent occur- rence; or at the geographic limits of their occurrence; and/or ii. Category 2: Category 2 wet- lands are wetlands which meet one or more of the following criteria: (a) Wetlands that are not Cate- gory 1 or 3 wetlands; and/or (b) Wetlands that have heron rookeries or osprey nests, but are not Category 1 wetlands; and/or (c) Wetlands of any size lo- cated at the headwaters of a wa- tercourse, i.e., a wetland with a perennial or seasonal outflow channel, but with no defined in- fluent channel, but are not Cate- gory 1 wetlands; and/or (d) Wetlands having minimum existing evidence of human-re- lated physical alteration such as diking, ditching or channeliza- tion; and/or iii. Category 3: Category 3 wet- lands are wetlands which meet one or more of the following criteria: (a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlands which meet the following criteria: (1) Are characterized by hydro- logic isolation, human-related hydrologic alterations such as diking, ditching, channelization and/or outlet modification; and (2) Have soils alterations such as the presence of fill, soil re- moval and/or compaction of soils; and (3) May have altered vegeta- tion. (b) Wetlands that are newly emerging. Newly emerging wet- lands are: (1) Wetlands occurring on top of fill materials; and (2) Characterized by emergent vegetation, low plant species richness and used minimally by wildlife. These wetlands are gen- erally found in the areas such as the Green River Valley and Black River Drainage Basin. (c) All other wetlands not clas- sified as Category 1 or 2 such as smaller, high quality wetlands. b. Maps and Inventory: i. The approximate location and ex- tent of wetlands in the City is dis- played in subsection Q of this Section, Maps. The map is to be used as a guide to the general loca- tion and extent of wetlands. ii. Wetlands which are defined in subsection M1a of this Section, Clas- sification System, but not shown on the Renton Wetlands Map Inventory, are presumed to exist in the City and are also protected under all the provi- sions of this Section. iii. The actual presence or absence of the wetland criteria listed above, as determined by qualified profes- sionals, shall govern the treatment of an individual building site or parcel of land requiring compliance with these regulations. c. Delineation of Wetland Edge: For the purpose of regulation, the wetland edge should be delineated pursuant to subsection M4 of this Section. d. Regulated and Nonregulated Wet- lands: Refer to subsection M1a and M1e of this Section for applicability thresholds for regulatory and nonregulatory wet- lands. 4-3-050M (Revised 6/05)3 - 20.26 e. Performance Standards: In addi- tion to general standards of subsection E of this Section, the following performance standards apply to all regulated wet- lands. i. Regulated and Nonregulated Wetlands – General: Wetlands cre- ated or restored as a part of a mitiga- tion project are regulated wetlands. Regulated wetlands do not include those artificial wetlands intentionally created from nonwetland sites for purposes other than wetland mitiga- tion, including, but not limited to, irri- gation and drainage ditches, grass- lined swales, canals, detention facili- ties, wastewater treatment facilities, farm pond, and landscape amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a result of the construc- tion of a road, street, or highway. The Department Administrator shall de- termine that a wetland is not regu- lated on the basis of photographs, statements, and other evidence. ii. Nonregulated Category 3 Wet- lands: Based upon an applicant re- quest, the Department Administrator may determine that Category 3 wet- lands are not considered regulated wetlands, if the applicant demon- strates the following criteria are met: (a) The wetland formed on top of fill legally placed on a prop- erty; and (b) The wetland hydrology is solely provided by the compac- tion of the soil and fill material; and (c) The U.S. Army Corps of En- gineers has determined that they will not take jurisdiction over the wetland. 2. General Standards for Permit Ap- proval: Permit approval by the Reviewing Of- ficial for projects involving regulated wetlands or wetland buffers shall be granted only if the approval is consistent with the provisions of this Section. Additionally, approvals shall only be granted if: a. A proposed action avoids adverse impacts to regulated wetlands or their buffers or takes affirmative and appropri- ate measures to minimize and compen- sate for unavoidable impacts; and b. The proposed activity results in no net loss of regulated wetland area, value, or function in the drainage basin where the wetland is located; or c. A variance process is successfully completed to determine conditions for permitting of activity requested including measures to reduce impacts as appropri- ate. 3. Study Required: a. When Study Is Required: Wetland assessments are required as follows: i. Wetland Classification: The ap- plicant shall be required to conduct a study to determine the classification of the wetland if the subject property or project area is within one hundred feet (100′) of a wetland even if the wetland is not located on the subject property but it is determined that al- terations of the subject property are likely to impact the wetland in ques- tion or its buffer. If there is a potential Category 1 or 2 wetland within three hundred feet (300′) of a proposal, the City may require an applicant to con- duct a study even if the wetland is not located on the subject property but it is determined that alterations of the subject property are likely to impact the wetland in question or its buffer. ii. Wetland Delineation: A wetland delineation is required for any portion of a wetland on the subject property that will be impacted by the permitted activities. b. Study Waived: The wetland assess- ment shall be waived by the Department Administrator when the applicant pro- vides satisfactory evidence that a road, building or other barrier exists between 4-3-050M 3 - 20.27 (Revised 6/05) the wetland and the proposed activity, or when the buffer area needed or required will not intrude on the applicant’s lot, or when applicable data and analysis ap- propriate to the project proposed exists and an additional report is not necessary. 4. Delineation of Regulatory Edge of Wetlands: a. Methodology: For the purpose of regulation, the exact location of the wet- land edge shall be determined by the wetlands specialist hired at the expense of the applicant through the performance of a field investigation using the proce- dures provided in the following manual: Washington State Wetlands Identification and Delineation Manual, Washington State Department of Ecology, March 1997, Ecology Publication No. 96-94. b. Delineations – Open Water: Where wetlands are contiguous with areas of open freshwater, streams, or rivers, the delineation shall be consistent with the Washington State Wetlands Rating Sys- tem: Western Washington, Second Edi- tion, Washington State Department of Ecology, August 1993, Publication No. 93-74, Appendix 5, or another accepted Federal or State methodology, subject to City review. c. Adjustments to Delineation by City: Where the applicant has provided a delineation of the wetland edge, the City shall review and may render adjustments to the edge delineation. In the event the adjusted edge delineation is contested by the applicant, the City shall, at the appli- cant’s expense, obtain the services of an additional qualified wetlands specialist to review the original study and render a fi- nal delineation. d. Period of Validity for Wetland De- lineation: i. Within City Limits: A final wet- land delineation, for properties within the city limits at the time the delinea- tion was prepared, is valid for five (5) years, unless the Administrator de- termines that conditions have changed. ii. Outside City Limits: The period of validity of wetland delineations for properties, which were unincorpo- rated at the time of the delineation, will be determined by the Administra- tor. Following a review of a wetland delineation prepared for an unincor- porated property, since annexed into the City, the Administrator may re- quire adjustments be made to the study or a new study prepared, per subsection M4 of this Section, Delin- eation of Regulatory Edge of Wet- lands. 5. Determination of Wetland Classifica- tion: Wetland studies shall determine the ap- propriate wetland classification according to subsection M1 of this Section, Wetlands. The City may accept a dual wetland classification for a wetland exhibiting a combination of Cat- egory 1 and 2 features or a combination of Category 1 and 3 features. The City will not accept a dual rating for a Category 2 wetland, such as a combined Category 2 and 3 rating. Dual ratings for a Category 1 wetland shall be consistent with the Washington State Wet- lands Rating System: Western Washington, Second Edition, Washington State Depart- ment of Ecology, August 1993, Publication No. 93-74 or as thereafter amended or up- dated. 6. Wetland Buffers: a. Buffers Required: i. Wetland buffer zones shall be re- quired of all proposed regulated ac- tivities abutting regulated wetlands. ii. Any wetland created, restored, or enhanced in conjunction with cre- ation or restoration as compensation for approved wetland alterations shall include the standard buffer re- quired for the class of the wetland be- ing replaced. iii. All required wetland buffer zones shall be retained in their natu- ral condition. Category 3 wetland buffers of twenty five feet (25′) re- quire the buffers be fully vegetated with native species or restored; oth- erwise increased buffer widths to 4-3-050M (Revised 6/05)3 - 20.28 protect functions and values may be required. iv. Where buffer disturbance has occurred during construction or other activities, revegetation with native vegetation may be required. b. Measurement of Buffers: All buff- ers shall be measured from the wetland boundary as surveyed in the field pursu- ant to the requirements of subsection M4a of this Section, Methodology. c. Standard Buffer Zone Widths: i. The width of the required wetland buffer zone shall be determined ac- cording to the wetland category. The buffer zone required for all regulated wetlands is determined by the classi- fication of the wetland. If standard buffer widths cannot be met, and buffer reductions per subsection M6e of this Section and buffer averaging per subsection M6f of this Section cannot be accomplished, a variance to buffer requirements may be re- quested per subsection N of this Sec- tion, Alternates, Modifications and Variances, and RMC 4-9-250B, Vari- ance Procedures. If the criteria in subsection M6d of this Section are met, standard buffers may be in- creased. ii. To protect the buffer functions, the Reviewing Official shall condition permits as appropriate to the nature of the development. Conditions of approval may include, but are not limited to, the following: (a) Fencing pursuant to sub- section E4e of this Section, plant materials, and signage pursuant to subsection E4f of this Section, to limit pet and human distur- bance; (b) Directing lights from build- ings or parking areas, or noise- generating activities, away from the wetland; (c) Implementing water quality treatment measures required in RMC 4-6-030, Drainage (Sur- face Water) Standards; (d) Avoidance of buffer distur- bance and retention of the buffer in a natural condition consistent with subsection M6a of this Sec- tion. d. Increased Wetland Buffer Zone Width: Each applicant shall document in required wetland assessments whether the criteria in subsections M6d(i) through (iv) of this Section are or are not met and increased wetland buffers are warranted. Based on the applicant’s report or third party review, the Responsible Official may require increased standard buffer zone widths in unique cases, i.e., endan- gered species, very fragile areas, when a larger buffer is necessary to protect wet- lands functions and values. Such deter- mination shall be attached as a condition of project approval. Analysis shall be pre- pared as directed in subsection M6d(v) of this section, and notification shall be given pursuant to criteria in subsection M6d(vi) of this Section. i. The wetland is used by species listed by the Federal or the State gov- ernment as threatened, endangered and sensitive species and State- listed priority species, essential habi- tat for those species or has unusual nesting or resting sites such as heron rookeries or raptor nesting trees or evidence thereof; or ii. The subject property, or nearby lands to which the subject property drains in route to a wetland, are sus- ceptible to severe erosion, and ero- sion control measures will not effectively prevent adverse wetland impacts; or iii. The subject property or nearby lands to which the subject property Wetland Category Standard Buffer Category 1 100 feet Category 2 50 feet Category 3 25 feet 4-3-050M 3 - 20.29 (Revised 6/05) drains in route to a wetland have min- imal vegetative cover or slopes greater than fifteen percent (15%) and conditions cannot be restored to prevent adverse wetland impacts; or iv. Wetland-dependent wildlife spe- cies are observed to be present in the wetland, and may require larger buffers based upon the evaluation in subsection M6d(v) of this Section; and v. For proposals meeting any of the criteria in subsections M6d(i) to (iv) of this Section, buffers are established using a site specific evaluation and documentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Management of Wetlands, McMillan 2000, Wetlands in Washington State Volume 2: Guidance for Protecting and Managing Wetlands, Appendix 8C (Hruby, et al., 2005), or similar ap- proaches; and vi. Notification is given consistent with subsection F8 of this Section. e. Reduction of Buffer Width: Based upon an applicant’s request, the Adminis- trator may approve a reduction in the standard wetland buffer zone widths on a case-by-case basis for Class 1 and 2 wetlands where the applicant can dem- onstrate compliance with subsections M6e(i) and (iii) or (ii) and (iii) of this Sec- tion. Such determination and evidence shall be included in the application file and public notification shall be given in accordance with M6e(iv) of this Section. Conditions may be applied in accordance with subsection M6e(v) of this Section. i. The buffer area land is exten- sively vegetated and has less than fifteen percent (15%) slopes and no direct or indirect, short-term or long- term, adverse impacts to regulated wetlands, as determined by the City, will result from a regulated activity. The City’s determination shall be based on specific site studies by rec- ognized experts. The City may re- quire long-term monitoring of the project and subsequent corrective actions if adverse impacts to regu- lated wetlands are discovered; or ii. The project includes a buffer en- hancement plan using native vegeta- tion and substantiates that the enhanced buffer will be equal to or improve the functional attributes of the buffer. An enhanced buffer shall not result in greater than a twenty five percent (25%) reduction in the buffer width. Greater buffer width reduc- tions require review as a variance per subsection N3 of this Section. iii. The proposal shall rely upon a site specific evaluation and docu- mentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Manage- ment of Wetlands, McMillan 2000, or similar approaches. The proposed buffer standard 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 information, the steps in RMC 4-9-250F are followed. iv. Public notification of the buffer reduction determination shall be given as follows: (a) For applications that are not subject to notices of application per chapter 4-8 RMC, notice of the buffer determination shall be given by posting the site and no- tifying parties of record, if any, in accordance with chapter 4-8 RMC. (b) For applications that are subject to notices of application, the buffer determination or re- quest for determination shall be included with notice of applica- tion. Upon determination, notifi- cation of parties of record, if any, shall be made. v. The Reviewing Official shall ap- ply conditions of approval equivalent or greater than those identified in subsection M6c(ii) of this Section to 4-3-050M (Revised 6/05)3 - 20.30 ensure that the reduced buffer width protects the functions and values of the associated wetlands. f. Averaging of Buffer Width: Stan- dard wetland buffer zones may be modi- fied by averaging buffer widths. Upon applicant request, wetland buffer width averaging may be allowed by the Depart- ment Administrator only where the appli- cant demonstrates all of the following: i. That the wetland contains varia- tions in ecological sensitivity or there are existing physical improvements in or near the wetland and buffer; and ii. That width averaging will not ad- versely impact the wetland function and values; and iii. That the total area contained within the wetland buffer after aver- aging is no less than that contained within the required standard buffer prior to averaging; and iv. A site specific evaluation and documentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Management of Wetlands, McMillan 2000, or similar approaches have been conducted. The proposed buffer standard is based on consider- ation of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed. v. In no instance shall the buffer width be reduced by more than fifty percent (50%) of the standard buffer or be less than twenty five feet (25′) wide. Greater buffer width reductions require review as a variance per sub- section N3 of this Section and RMC 4-9-250B; and vi. Buffer enhancement in the ar- eas where the buffer is reduced shall be required on a case-by-case basis where appropriate to site conditions, wetland sensitivity, and proposed land development characteristics. vii. Notification may be required pursuant to subsection F8 of this Section. 7. Wetlands – Native Growth Protection Areas: As a condition of any approval issued pursuant to this Section for any development permit, the property owner shall be required to create a separate native growth protection area containing the areas determined to be wetland and/or wetland buffer in field investi- gations performed pursuant to subsection M4 of this Section, Delineation of Regulatory Edge of Wetlands, and subsection M5 of this Section, Determination of Wetland Classifica- tion. Native growth protection areas shall be established pursuant to subsection E4 of this Section. 8. Wetland Changes – Alternative Meth- ods of Development: If wetland changes are proposed for a non-exempt activity, the applicant shall evaluate alternative methods of developing the property using the following criteria in this order and provide reasons why a less intrusive method of development is not feasible. In determining whether to grant per- mit approval per subsection M2 of this Sec- tion, General Standards for Permit Approval, the Reviewing Official shall make a determi- nation as to whether the feasibility of less in- trusive methods of development have been adequately evaluated and that less intrusive methods of development are not feasible: a. Avoid any disturbances to the wet- land or buffer; b. Minimize any wetland or buffer im- pacts; c. Restore any wetlands or buffer im- pacted or lost temporarily; and d. Compensate for any permanent wet- land or buffer impacts by one of the fol- lowing methods: i. Restoring a former wetland and provide buffers at a site once exhibit- ing wetland characteristics to com- pensate for wetlands lost; ii. Creating new wetlands and buff- ers for those lost; and 4-3-050M 3 - 20.31 (Revised 6/05) iii. In addition to restoring or creat- ing a wetland, enhancing an existing degraded wetland to compensate for lost functions and values. 9. Compensating for Wetlands Impacts: a. Goal: The overall goal of any com- pensatory project shall be no net loss of wetland function and acreage and to strive for a net resource gain in wetlands over present conditions. The concept of “no net loss” means to create, restore and/or enhance a wetland so that there is no reduction to total wetland acreage and/or function. b. Plan Requirements: The applicant shall develop a plan that provides for land acquisition, construction, maintenance and monitoring of replacement wetlands that recreate as nearly as possible the wetland being replaced in terms of acre- age, function, geographic location and setting, and that are equal to or larger than the original wetlands. c. Plan Performance Standards: Compensatory mitigation shall follow an approved mitigation plan pursuant to subsections M8 to M10 of this Section and shall meet the minimum perfor- mance standards in subsection F8 of this Section. d. Acceptable Mitigation – Perma- nent Wetland Impacts: Any person who alters regulated wetlands shall restore or create equivalent areas or greater areas of wetlands than those altered in order to compensate for wetland losses. En- hancement of wetlands may be provided as mitigation if it is conducted in conjunc- tion with mitigation proposed to create or restore a wetland in order to maintain “no net loss” of wetland acreage. Subsec- tions M10 through M12 provide further detail on wetland restoration, creation, and enhancement. e. Restoration, Creation, or Com- bined Enhancement Required – Com- pensation for Permanent Wetland Impacts: As a condition of any permit al- lowing alteration of wetlands and/or wet- land buffers, or as an enforcement action, the City shall require that the ap- plicant engage in the restoration or cre- ation of wetlands and their buffers (or funding of these activities) in order to off- set the impacts resulting from the appli- cant’s or violator’s actions. Enhancement in conjunction with restoration or creation may be allowed in order to offset the im- pacts resulting from an applicant’s ac- tions. Enhancement is not allowed as compensation for a violator’s actions. f. Compensating for Temporary Wet- land Impacts: Where wetland distur- bance has occurred during construction or other activities, see subsection C5f(ii) of this Section. g. Mitigation Bank Agreement – Gla- cier Park Company: Pursuant to the Wetland Mitigation Bank Agreement be- tween the City and the Glacier Park Com- pany, King County recording number 9206241805, wetland alteration and wet- land mitigation shall be conducted in ac- cordance with the agreement. 10. Wetland Compensation – Restora- tion, Creation, and Enhancement: The ap- plicant may propose a mitigation approach that includes restoration or creation solely or combines restoration or creation with en- hancement. The City may require one mitiga- tion approach in favor of another if it is determined that: a. There is a greater probability of suc- cess in ensuring no net loss of wetlands acreage, functions, and values; and b. The mitigation approach can be ac- complished on-site rather than off-site. 11. Wetlands Creation and Restoration: a. Creation or Restoration Propos- als: Any applicant proposing to alter wet- lands may propose to restore wetlands or create new wetlands, with priority first for on-site restoration or creation and then second, within the drainage basin, in or- der to compensate for wetland losses. Restoration activities must include restor- ing lost hydrologic, water quality and bio- logic functions. 4-3-050M (Revised 6/05)3 - 20.32 b. Compliance with Goals: Applicants proposing to restore or create wetlands shall identify how the restoration or cre- ation plan conforms to the purposes and requirements of this Section and estab- lished regional goals of no net loss of wetlands. c. Category: Where feasible, created or restored wetlands shall be a higher category than the altered wetland. In no cases shall they be lower, except as fol- lows: For impacts to Category 1 shrub- scrub and emergent wetlands, if it is in- feasible to create or restore a site to be- come a Category 1 wetland, the Administrator may allow for creation/res- toration of high quality Category 2 wet- lands at one hundred fifty percent (150%) of the normally required creation/replace- ment ratios of Category 1 shrub-scrub or emergent wetlands, within the basin. d. Design Criteria: Requirements for wetland restoration or creation as com- pensation areas shall be determined ac- cording to the function, acreage, type and location of the wetland being replaced. Compensation requirements should also consider time factors, the ability of the project to be self-sustaining and the pro- jected success based on similar projects. Wetland functions and values shall be calculated using the best professional judgment of a qualified wetland ecologist using the best available techniques. Mul- tiple or cooperative compensation projects may be proposed for one project in order to best achieve the goal of no net loss. Restoration or creation must be within the same drainage basin. e. Acreage Replacement Ratio: The ratios listed in subsection M11e(i) of this Section, Ratios for Wetlands Creation or Restoration, apply to all Category 1, 2, or 3 wetlands for restoration or creation which is in-kind, on- or off-site, timed prior to alteration, and has a high probability of success. The required ratio must be based on the wetland category and type that require replacement. Ratios are de- termined by the probability of recreating successfully the wetland and the inability of guarantees of functionality, longevity, and duplication of type and/or functions. i. RATIOS FOR WETLANDS CREATION OR RESTORATION: Wetland Category Vegetation Type Creation/Restoration Ratio Category 1 Forested Scrub-shrub Emergent 6 times the area altered. 3 times the area altered. 2 times the area altered. Category 2 Forested Scrub-shrub Emergent 3 times the area altered. 2 times the area altered. 1.5 times the area altered. Category 3 Forested Scrub-shrub Emergent 1.5 times the area altered. 1.5 times the area altered. 1.5 times the area altered. 4-3-050M 3 - 20.33 (Revised 6/05) f. Increased Creation/Restoration/ Replacement Ratios: The Reviewing Official may increase the ratios under the following circumstances: uncertainty as to the probable success of the proposed restoration or creation; significant period of time between destruction and replica- tion of wetland functions; projected losses in functional value; or off-site com- pensation. The requirement for an in- creased replacement ratio will be determined through SEPA review, except in the case of remedial actions resulting from illegal alterations where the Admin- istrator or Environmental Review Com- mittee may require increased wetland replacement ratios. g. Decreased Creation/Restoration/ Replacement Ratios: i. Category 1: The Reviewing Offi- cial may decrease the ratios for Cat- egory 1 forested and scrub-shrub wetlands to 2.0 times the area al- tered, and to 1.5 times the area al- tered for emergent wetlands, provided the applicant has success- fully replaced the wetland prior to its filling and has shown that the re- placement is successfully estab- lished for five (5) years. ii. Category 2: The Reviewing Offi- cial may decrease the ratios for Cat- egory 2 forested and scrub-shrub wetlands to 1.5 times the area al- tered provided the applicant has suc- cessfully replaced the wetland prior to its filling and has shown that the replacement is successfully estab- lished for two (2) years. Ratios for Category 2 emergent wetlands may be reduced to 1.25 times the area al- tered provided the applicant has suc- cessfully replaced the wetland prior to its filling and has shown that the replacement is successfully estab- lished for two (2) years. iii. Category 3: (1) The Reviewing Official may decrease the ratios for Category 3 emergent wetlands to 1.0 times the area altered provided the ap- plicant has successfully replaced the wetland prior to its filling and has shown that the replacement is successfully established for twelve (12) months. Ratios for Category 3 scrub-shrub and for- ested wetlands may be reduced to 1.25 times the area altered provided the applicant has suc- cessfully replaced the wetland prior to its filling and has shown that the replacement is success- fully established for two (2) years. (2) If the applicant can aggre- gate two (2) or more Category 3 wetlands, each less than ten thousand (10,000) square feet, into one wetland, the replace- ment ratio shall be reduced to 1:1. If the combined wetland would be rated as a Category 2 wetland as a result of the combi- nation, the buffer requirement may be reduced to twenty five feet (25′) minimum provided the buffer is enhanced. h. Category 3 Replacement Option: The applicant, at his/her expense, may select to use accepted Federal or State methods to establish the functions and values for the Category 3 wetland being replaced in lieu of replacement by acre- age only. A third party review, funded by the applicant, and hired and managed by the City, shall review and verify the re- ports. Dependent upon the results of the functions and values evaluation, a Cate- gory 3 wetland may be replaced by as- suring that all the functions and values are replaced in another location, within the same basin. i. Minimum Restoration/Creation Ra- tio: Unless allowed by subsection M11g of this Section, restoration or creation ra- tios may only be reduced by modification or variance pursuant to subsection N of this Section, Alternates, Modifications and Variances, and RMC 4-9-250B, Vari- ance Procedures, and RMC 4-9-250D, Modification Procedures. In order to maintain no net loss of wetland acreage, in no case shall the restoration or cre- 4-3-050M (Revised 6/05)3 - 20.34 ation ratio be less than 1:1. This mini- mum ratio may not be modified through the modification or variance process. 12. Wetland Enhancement: a. Enhancement Proposals – Com- bined with Restoration and Creation: Any applicant proposing to alter wetlands may propose to enhance an existing de- graded wetland, in conjunction with res- toration or creation of a wetland in order to compensate for wetland losses. Wet- land enhancement shall not be allowed as compensation if it is not accomplished in conjunction with a proposal to restore or create a wetland. b. Evaluation Criteria: A wetland en- hancement compensation project may be approved by the Reviewing Official; pro- vided, that enhancement for one function will not degrade another function unless the enhancement would provide a higher functioning wetland with greater or multi- ple environmental benefits. For example, an enhancement may degrade habitat for one wildlife species but overall it may re- sult in a wetland that provides higher function to a wider variety of wildlife spe- cies. Wetland function assessment shall be conducted in conformance with ac- cepted Federal or State methodologies. c. Wetlands Chosen for Enhance- ment: An applicant proposing to alter wetlands may propose to enhance an ex- isting Category 2 or 3 wetland. Existing Category 1 wetlands shall not be en- hanced to compensate for wetland alter- ation unless the wetland selected for enhancement is a Category 1 wetland only by virtue of its acreage and three (3) vegetation classes, where the existing vegetation is characterized partly or wholly by invasive wetland species. d. Mitigation Ratios: Wetland alter- ations shall be created, restored and en- hanced using the formulas in subsection M12d(i), Ratios for Wetland Restoration or Creation plus Enhancement. The fol- lowing is an example of use of the formu- las below: If one acre of Category 2, forested wet- land, were proposed to be removed, the creation/replacement ratio (subsection M11e(i) of this Section) requires that three (3) acres of forested Category 2 wetland be restored or created; if wetland enhancement were proposed (subsec- tion M12d(i) of this Section) for the Cate- gory 2, forested wetland, 1.5 acres of forested Category 2 wetland would have to be created/restored and two (2) acres of forested Category 2 wetland en- hanced, possibly in a different part of the same wetland. i. RATIOS FOR WETLAND RESTORATION OR CREATION PLUS ENHANCEMENT Wetland Category Vegetation Type Restoration or Creation Ratio Enhancement Ratio Category 1 Forested Scrub-shrub Emergent 3 times the area altered 1.5 times the area altered 1 times the area altered plus plus plus 3.5 times the area altered 2 times the area altered 1.5 times the area altered Category 2 Forested Scrub-shrub Emergent 1.5 times the area altered 1 times the area altered 1 times the area altered plus plus plus 2 times the area altered 1.5 times the area altered 1 times the area altered Category 3 Forested Scrub-shrub Emergent 1 times the area altered 1 times the area altered 1 times the area altered plus plus plus 1 times the area altered 1 times the area altered 1 times the area altered 4-3-050M 3 - 20.35 (Revised 6/05) e. Ratio Modification and Minimum Restoration/Creation Ratio: i. An applicant may propose an in- creased creation or restoration ratio and a decreased enhancement ratio if the total combined ratio is main- tained overall. Restoration/creation or enhancement ratios shown in sub- section M12d of this Section may only be reduced by modification or variance pursuant to subsection N3 of this Section, Alternatives, Modifi- cations and Variances, and RMC 4-9-250B, Variance Procedures, and RMC 4-9-250D, Modification Proce- dures. In order to maintain no net loss of wetland acreage, in no case shall the restoration or creation ratio be less than 1:1. This minimum ratio may not be modified through the vari- ance process. ii. The Reviewing Official may in- crease the ratios under the following circumstances: uncertainty as to the probable success of the proposed restoration or creation or enhance- ment proposal; significant period of time between destruction and repli- cation of wetland functions; projected losses in functional value; or off-site compensation. The requirement for an increased mitigation ratio will be determined through SEPA review, except in the case of remedial ac- tions resulting from illegal alterations where the Administrator or Environ- mental Review Committee may re- quire increased mitigation ratios. 13. Out-of-Kind Replacement: Out-of- kind replacement may be used in place of in- kind compensation only where the applicant can demonstrate to the satisfaction of the Re- viewing Official that: a. The wetland system is already signif- icantly degraded and out-of-kind replace- ment will result in a wetland with greater functional value; or b. Scientific problems such as exotic vegetation and changes in watershed hy- drology make implementation of in-kind compensation impossible or unaccept- able; or c. Out-of-kind replacement will best meet identified regional goals (e.g., re- placement of historically diminished wet- land types). 14. Off-Site Compensation: a. When Permitted: Off-site compen- sation may be provided in lieu of on-site compensation only where the applicant can demonstrate to the satisfaction of the Responsible Official that: i. The hydrology and ecosystem of the original wetland and those abut- ting or adjacent land and/or wetlands which benefit from the hydrology and ecosystem will not be substantially damaged by the on-site loss; and ii. On-site compensation is not fea- sible due to problems with hydrology, soils, or other factors; or iii. Compensation is not practical due to potentially adverse impact from surrounding land uses; or iv. The proposed wetland functions at the mitigation site are significantly greater than the wetland functions that could be reasonably achieved with on-site mitigation, and there is no significant loss of function on-site, i.e., at the development project site; or v. Established regional goals for flood storage, flood conveyance, habitat or other wetland functions have been addressed and strongly justify location of compensatory measures at another site. b. Locations: Any off-site compensa- tion shall follow the preferences in sub- sections M14b(i) to (iii) of this Section. Basins and subbasins are indicated in subsection Q of this Section, Maps: i. Off-Site Mitigation within Same Drainage Subbasin as Subject Site: Off-site mitigation may be al- 4-3-050M (Revised 6/05)3 - 20.36 lowed when located within the same drainage subbasin as the subject site subject to criteria in subsection M14a of this Section; ii. Off-Site Mitigation within Same Drainage Basin within City Limits: Off-site mitigation may be al- lowed when located within the same drainage basin within the Renton City limits if it achieves equal or im- proved ecological functions within the City over mitigation within the same drainage subbasin as the project, and shall be subject to crite- ria in subsection M14a of this Sec- tion; iii. Off-Site Mitigation within the Same Drainage Basin Outside the City Limits: Off-site mitigation may be allowed when located within the same drainage basin outside the Renton City limits if it achieves equal or improved ecological functions over mitigation within the same drainage basin within the Renton City limits and it meets City goals, and shall be subject to criteria in sub- section M14a of this Section. c. Siting Recommendations: In se- lecting compensation sites, the City en- courages applicants to pursue siting compensation projects in disturbed sites which were formerly wetlands, and espe- cially those areas which would result in a series of interconnected wetlands. d. Timing: Compensatory projects shall be substantially completed and ap- proved by the City prior to the issuance of an occupancy permit. Construction of compensation projects shall be timed to reduce impacts to existing wildlife and flora. The Reviewing Official may elect to require a surety device for completion of construction. 15. Cooperative Wetland Compensation: Mitigation Banks or Special Area Manage- ment Programs (SAMP): a. Applicability: The City encourages and will facilitate and approve coopera- tive projects wherein a single applicant or other organization with demonstrated ca- pability may undertake a compensation project under the following circum- stances: i. Restoration or creation on-site may not be feasible due to problems with hydrology, soils, or other factors; or ii. Where the cooperative plan is shown to better meet established re- gional goals for flood storage, flood conveyance, habitat or other wetland functions. b. Process: Applicants proposing a co- operative compensation project shall: i. Submit a permit application; ii. Demonstrate compliance with all standards; iii. Demonstrate that long-term management will be provided; and iv. Demonstrate agreement for the project from all affected property owners of record. c. Mitigation Banks: Mitigation banks are defined as sites which may be used for restoration, creation and/or mitigation of wetland alternatives from a different piece of property than the property to be altered within the same drainage basin. The City of Renton maintains a mitigation bank. A list of City mitigation bank sites is maintained by the Planning/Building/ Public Works Department. With the ap- proval of the Planning/Building/Public Works Department, non-City-controlled mitigation banks may be established and utilized. d. Special Area Management Pro- grams: Special area management pro- grams are those wetland programs agreed upon through an interjurisdic- tional planning process involving the U.S. Army Corps of Engineers, the Washing- ton State Department of Ecology, any af- fected counties and/or cities, private property owners and other parties of in- terest. The outcome of the process is a 4-3-050N 3 - 20.37 (Revised 6/05) regional wetlands permit representing a plan of action for all wetlands within the special area. e. Compensation Payments to Miti- gation Bank: Compensation payments, amount to be determined by the Review- ing Official, received as part of a mitiga- tion or creation bank must be received prior to the issuance of an occupancy permit. 16. Mitigation Plans: a. Required for Restoration, Cre- ation and Enhancement Projects: All wetland restoration, creation, and en- hancement in conjunction with restora- tion and creation projects required pursuant to this Section either as a permit condition or as the result of an enforce- ment action shall follow a mitigation plan prepared by qualified wetland specialists approved by the City. b. Timing for Mitigation Plan Submit- tal and Commencement of any Work: See subsection F8 of this Section. c. Content of Mitigation Plan: Unless the City, in consultation with qualified wetland specialists, determines, based on the size and scope of the develop- ment proposal, the nature of the im- pacted wetland and the degree of cumulative impacts on the wetland from other development proposals, that the scope and specific requirements of the mitigation plan may be reduced, the miti- gation plan shall address all require- ments in RMC 4-8-120D23, Wetland Mitigation Plan, and subsection F8 of this Section. d. Performance Surety: As a condition of approval of any mitigation plan, the Reviewing Official shall require a perfor- mance surety per RMC 4-1-230 and sub- section G of this Section. (Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) N. ALTERNATES, MODIFICATIONS AND VARIANCES: 1. Alternates: a. Applicability: See RMC 4-9-250E. 2. Modifications: a. Applicability: The Department Ad- ministrator may grant modifications, per RMC 4-9-250D1, Application Time and Decision Authority, in the following cir- cumstances: i. Aquifer Protection – Modifica- tions: The Department will consider modification applications in the fol- lowing cases: (a) The request is to find that a standard is inapplicable to that activity, facility, or development permit due to the applicant’s pro- posed methods or location; or (b) The request is to modify a specific standard or regulation due to practical difficulties; and (c) The request meets the in- tent and purpose of the aquifer protection regulations. Based upon application of the above tests in subsection N2a(i)(a), (b), and (c) of this Sec- tion, applications which are con- sidered appropriate for review as modifications are subject to the procedures and criteria in RMC 4-9-250D, Modification Proce- dures. Requests to modify regu- lations or standards which do not meet the above tests shall be processed as variances. (d) In addition to the criteria of RMC 4-9-250D, Modification 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- 4-3-050N (Revised 6/05)3 - 20.38 formation, the steps in RMC 4-9-250F are followed. ii. Geologic Hazards – Modifica- tions: An applicant may request that the Administrator grant a modifica- tion to allow: (a) Regrading of any slope which was created through previ- ous mineral and natural resource recovery activities or was cre- ated prior to adoption of applica- ble mineral and natural resource recovery regulations or through public or private road installation or widening and related transpor- tation improvements, railroad track installation or improve- ment, or public or private utility installation activities; (b) Filling against the toe of a natural rock wall or rock wall cre- ated through mineral and natural resource recovery activities or through public or private road in- stallation or widening and related transportation improvements, railroad track installation or im- provement or public or private utility installation activities; and/ or (c) Grading to the extent that it eliminates all or portions of a mound or to allow reconfigura- tion of protected slopes created through mineral and natural re- source recovery activities or pub- lic or private road installation or widening and related transporta- tion improvements, railroad track installation or improvement, or public or private utility installation activities. The following procedures shall apply to any of the above activi- ties: (1) The applicant shall submit a geotechnical report describing any potential impacts of the pro- posed regrading and any neces- sary mitigation measures; (2) All submitted reports shall be independently reviewed by qualified specialists selected by the City at the applicant’s ex- pense; (3) The Department Adminis- trator may grant, condition, or deny the request based upon the proposal’s compliance with the applicable modification criteria of RMC 4-9-250D; and (4) Any slope which remains forty percent (40%) or steeper following site development shall be subject to all applicable geo- logic hazard regulations for steep slopes and landslide haz- ards, in this Section. (5) In addition to the criteria of RMC 4-9-250D, Modification 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- formation, the steps in RMC 4-9-250F are followed. iii. Wetlands – Modifications: An applicant may request that the Ad- ministrator grant a modification as follows: (a) Modifications may be re- quested for a reduction in cre- ation/restoration or enhance- ment ratios for a Category 3 wet- land; however, the creation/res- toration ratio shall not be re- duced below 1:1. (b) In addition to the criteria of RMC 4-9-250D, Modification Procedures, the following criteria shall apply: (1) The proposal will result in no-net loss of wetland or buffer area and functions. 4-3-050N 3 - 20.39 (Revised 6/05) (2) The proposed modification is based on consideration of the best available science as de- scribed in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are fol- lowed. iv. Streams – Modifications: An applicant may request that the Ad- ministrator grant a modification as follows: (a) Modifications may be re- quested for a reduction in stream buffers for Class 2 or 3 water- courses proposed to be day- lighted, below the stream buffer reduction levels of subsection L5c of this Section. (b) In addition to the criteria of RMC 4-9-250D, Modification Procedures, the following criteria shall apply: (1) The buffer is lowered only to the amount necessary to achieve the same amount of de- velopment as without the day- lighting. (2) The buffer width is no less than fifty feet (50′) on a Class 2 watercourse and twenty five feet (25′) on a Class 3 watercourse. (3) The proposed modification is based on consideration of the best available science as de- scribed in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are fol- lowed. 3. Variances: a. Aquifer Protection – Variance: i. Applicability: If an applicant feels that the strict application of this Section would deny all reasonable use of the property or would deny in- stallation of public transportation or utility facilities determined by the public agency proposing these facili- ties to be in the best interest of the public health, safety and welfare, the applicant of a development proposal may apply for a variance. ii. Application Submittal: An ap- plication for a variance shall be filed with the Development Services Divi- sion. iii. Review Authority: A variance shall be decided by the Hearing Ex- aminer based on the standards set forth in RMC 4-9-250B, Variance Procedures. b. Flood Hazards – Variances: i. Applicability: Refer to RMC 4-9-250B. c. Geologic Hazards, Habitat Con- servation, Streams and Lakes – Classes 2 to 4, and Wetlands – Vari- ance: i. Applicability: If an applicant feels that the strict application of this Section would deny all reasonable use of the property containing a criti- cal area or associated buffer, or would deny installation of public transportation or utility facilities de- termined by the agency proposing these facilities to be in the best inter- est of the public health, safety and welfare, the public agency or an ap- plicant of a development proposal may apply for a critical areas vari- ance. ii. Application Submittal: An ap- plication for a critical areas variance shall be filed with the Development Services Division. iii. Review Authority: Variances shall be determined administratively by the Department Administrator, or by the Hearing Examiner, as indi- cated in RMC 4-9-250B. (Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) 4-3-050O (Revised 6/05)3 - 20.40 O. APPEALS: 1. General: See RMC 4-8-070, Authority and Responsibilities, and RMC 4-8-110. 2. Record Required – Flood Hazards: The Department Administrator or his/her des- ignee, the Building Official, shall maintain the records of all appeal actions and report any variances to the Federal Insurance Adminis- tration upon request. (Amd. Ord. 4851, 8-7-2000; Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005) P. ASSESSMENT RELIEF – WETLANDS: 1. City Assessments: Such landowner should also be exempted from all special City assessments on the controlled wetland to de- fray the cost of municipal improvements such as sanitary sewers, storm sewers, water mains and streets. (Ord. 5000, 1-13-2003; Ord. 5137, 4-25-2005) Q. MAPS: 1. Aquifer Protection: See Figure 4-3-050Q1 for reference map. 2. Flood Hazards: see Figure 4-3-050Q2 for reference map. 3. Geologic Hazards: a. Coal Mine Hazards: i. Map: See Figure 4-3-050Q3a(i) for reference map. ii. Mapping Criteria: (a) Low Coal Mine Hazards (CL): Areas not identified as high or medium hazards. While no mines are known in these areas, undocumented mining is known to have occurred. (b) Medium Coal Mine Haz- ards (CM): (1) Lands overlying coal mines, but not included in the high haz- ard category; and (2) Surrounding lands overly- ing a wedge between a plane ris- ing vertically from the mine and a plane rising from the mine at a break angle of between twenty five (25) and forty (40) degrees. The break angle is measured from the vertical. The break an- gle appropriate for the given seam is determined by the slope of the seam and the workings. Approximate mine depths and seam dip and break angles are provided in Appendices C and D of the Summary Report, Critical and Resource Areas Evaluation, GeoEngineers, 1991. (c) High Coal Mine Hazard (CH): All lands where underlying coal mines are within two hun- dred feet (200′) below the ground surface, or fifteen (15) times the height of the mine workings be- low the surface, whichever is less. b. Erosion Hazards: i. Map: See Figure 4-3-050Q3b(i) for reference map. ii. Mapping Criteria: (a) Low Erosion Hazard (EL): All surface soils on slopes less than fifteen percent (15%). Mapped areas include all Natural Resource Conservation Service (formerly U.S. Soil Conservation Service) soils designated A, B, or C. (b) High Erosion Hazard (EH): All surface soils on slopes steeper than fifteen percent (15%). Mapped areas include all Natural Resource Conservation Service (formerly U.S. Soil Con- servation Service) soils desig- nated as D, E, or F. c. Landslide Hazards: i. Map: See Figure 4-3-050Q3c(i) for reference map. 4-3-050Q 3 - 20.41 (Revised 6/05) ii. Mapping Criteria: (a) Low Landslide Hazard (LL): Areas with slopes less than fifteen percent (15%). (b) Medium Landslide Haz- ard (LM): Areas with slopes be- tween fifteen percent (15%) and forty percent (40%) where the surface soils are underlain by permeable geologic units. The permeable units include: (1) Fill: af, afm, and m; (2) Alluvium: Qac, Qaw, Qas, and Qa; (3) Vashon recessional and ad- vance glacial deposits: Qik, Qit, Qiv, Qpa, Qis, Qys, Qyg, Qvr, Qsr, and Qos; (4) Vashon glacial deposits: Qg, Qgt, Qt, and Qvt. (c) High Landslide Hazards (LH): Areas with slopes greater than forty percent (40%) and ar- eas with slopes between fifteen percent (15%) and forty percent (40%) where the surface soils are underlain by low permeability geologic units. The low perme- ability units include: (1) Post-glacial lake and peat silts: Qlp, Qp, Qlm, and Qvl; (2) Pre-Vashon Pleistocene deposits: Qss, Qu, Qc, Qcg, and Qog; (3) Tertiary rock formations: Ts, Ti, Tr, Tt, Tet, Ttu, Tta, Teta, and Ttl. (d) Very High Landslide Haz- ards (LV): All mapped landslide deposits: Qmc, Qm, Ql, and landslides known from public records. d. Seismic: i. Map: See Figure 4-3-050Q3d(i) for reference map. ii. Mapping Criteria: (a) Low Seismic Hazard (SL): All Vashon age glacial and older sediments. The mapped areas include: (1) All deposits of recessional and advance glacial deposits: Qik, Qit, Qiv, Qpa, Qis, Qys, Qyg, Qur, Qsr, Qos, Qog. (2) Vashon glacial deposits: Qg, Qgt, Qt, and Qvt; (3) Pre-Vashon Pleistocene deposits: Qss, Qu, Qc, and Qcg; (4) Tertiary rock formations: Ts, Ti, Tr, Tt, Tet, Ttu, Tta, Teta, and Ttl; (5) Areas of roadway fill, af and afm, which overlay the above units. (b) High Seismic Hazard (SH): Post-glacial deposits which are likely to be saturated as they occupy low areas and frequently overlay low perme- ability deposits. They include: (1) Deposits of fill: af, afm, and m; (2) Alluvium: Qaw, Qac, Qas, and Qa; (3) Mass wasting deposits: Qmc, Qm, and Ql; (4) Post-glacial lake silts and peats: Qlp, Qp, Qlm, and Qvl. e. Steep Slopes: i. Map: Refer to the City of Renton Steep Slope Atlas and Figure 4-3-050Q3e(i) for reference map. 4-3-050Q (Revised 6/05)3 - 20.42 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. 4-3-050Q 3 - 20.43 (Revised 6/05) Figure 4-3-050Q1 AQUIFER PROTECTION ZONES 4-3-050Q (Revised 6/05)3 - 20.44 Figure 4-3-050Q2 FLOOD HAZARDS 4-3-050Q 3 - 20.45 (Revised 6/05) Figure 4-3-050Q3a(i) COAL MINE HAZARDS 4-3-050Q (Revised 6/05)3 - 20.46 Figure 4-3-050Q3b(i) EROSION HAZARDS 4-3-050Q 3 - 20.47 (Revised 6/05) Figure 4-3-050Q3c(i) LANDSLIDE HAZARDS 4-3-050Q (Revised 6/05)3 - 20.48 Figure 4-3-050Q3d(i) SEISMIC HAZARDS 4-3-050Q 3 - 20.49 (Revised 6/05) Figure 4-3-050Q3e(i) STEEP SLOPES 4-3-050Q (Revised 6/05)3 - 20.50 Figure 4-3-050Q4 STREAMS AND LAKES 4-3-050Q 3 - 20.51 (Revised 6/05) Figure 4-3-050Q5 WETLANDS 4-3-050Q (Revised 6/05)3 - 20.52 Figure 4-3-050Q6a SURFACE WATER FACILITIES BASINS 4-3-050Q 3 - 20.53 (Revised 6/05) Figure 4-3-050Q6b SURFACE WATER FACILITIES SUB-BASINS (Amd. Ord. 4992, 12-9-2002; Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) 4-3-050R (Revised 6/05)3 - 20.54 R. GENERIC HAZARDOUS MATERIALS LIST: (Ord. 4851, 8-7-2000) GENERIC HAZARDOUS MATERIALS LIST FOR INFORMATIONAL USE ONLY Acid and basic cleaning solutions Antifreeze and coolants Arsenic and arsenic compounds Battery acid Bleaches, peroxides Brake and transmission fluids Brine solution Casting and foundry chemicals Caulking agents and sealants Cleaning solvents Cooling water (not isolated from process chemicals) Corrosion and rust prevention solutions Cutting fluids Degreasing solvents 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 GENERIC HAZARDOUS MATERIALS LIST FOR INFORMATIONAL USE ONLY Processed dust and particulates Radioactive sources Reagents and standards Refrigerants Roofing chemicals and sealers Sanitizers, disinfectants, bactericides, and algaecides Soaps, detergents and surfactants Solders and fluxes Stripping compounds Tanning industry chemicals Transformer and capacitor oils/fluids Wastewater treatment sludges 4-3-050S 3 - 20.55 (Revised 7/03) S. PIPELINE MATERIAL: 1. PIPELINE MATERIAL REQUIREMENT Pipe Diameter in Inches Suggested Material Spec Considerations (See subsection S2)Pipe Material <4 4-8 10-12 14-20 24-30 36-54 Ductile Iron, Rubber Gaskets Cement Mortar-Lined Polyethylene-Lined Ductile Iron, Nitrile Gaskets Cement Mortar-Lined Polyethylene-Lined 1,2 1,2 1,2 1,2,3 1,2 1,2 1,2 1,2,3 1,2 1,2 1,2 1,2,3 1,2 1,2 1,2 1,2,3 1,2 1,2 1,2 1,2,3 AWWA C151, C104 AWWA C151 AWWA C151, C104 AWWA C151 abcdnopr abcdnopr bcdinopr bcdeinopr PVC, Rubber Gasket Joints CL 150 or 200 SDR 35 PVC, Nitrile Gasket Joints CL 150 or 200 PVC, Solvent Welded Joints Sch 80 1,2 1 2,3 1,2 1 1,2,3 1,2,3 1,2 1,2,3 1,2,3 AWWA C900 ASTM D3034 AWWA C900 ASTM D1784, D1785 abjlnoprt bijlnoprt hjklnoprt Welded Steel, Rubber Gaskets Cement Mortar-Lined Dielectric-Lined Welded Steel, Welded Joints Cement Mortar-Lined Dielectric-Lined 1,2 1,2 1,2 1,2 1,2 1,2 1,2 1,2 1,2 1,2,3 1,2 1,2 1,2 1,2,3 AWWA C200, C205 AWWA C200, C210 AWWA C200, C205 AWWA C200, C210 abfghnopr abfghnopr fghnopr fghnopr High Density Polyethylene Pipe Corrugated High Density Polyethylene Pipe - Smooth Interior 1,2 1 1,2 1 1,2 1 1,2 1 1 1 ASTM D1248 and D3350 ASTM D1248 and AASHTO hkpqu kpqsu 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. 4-3-050S (Revised 7/03)3 - 20.56 (Ord. 4851, 8-7-2000) 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. l. 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. 4-3-090B 3 - 20.57 (Revised 2/04) 4-3-060 (Reserved) 4-3-070 (Reserved) 4-3-080 PUBLIC USE/“P” SUFFIX NOTIFICATION PROCEDURES: A. NOTICE REQUIRED: The owner of any property designated with a “P” suffix shall be required to give written notice to the owners of all property within a three hundred foot (300′) radius of the site involved, as well as all residents and/or businesses within a three hun- dred foot (300′) radius of the site or facility, at least sixty (60) days in advance of any of the fol- lowing: 1. A proposed change of use of the pre- mises; 2. A proposed change of the major tenant and/or tenant group using the premises if such a change is determined by the Planning/ Building/Public Works Administrator or desig- nee to have probable major adverse impacts to the immediate surrounding area; or 3. Any proposed change of ownership of the premises. Such notice shall not be required if the proposed change has been identified in a Master Plan adopted pursuant to the site development plan re- view regulations in chapter 4-9 RMC. The notice shall also invite these neighborhood property owners, residents and/or business persons to at- tend an informational meeting in the area, hosted by the owner of the property or their representa- tive. (Ord. 5028, 11-24-2003) B. NOTICE CONTENT: The notices shall indicate that a summary of the meeting shall be prepared by the owner or owner's agent at least thirty (30) days in advance of any of the above three (3) actions in subsection A of this Section, Notice Required. At least four- teen (14) days in advance of the information meeting, the owner, agency, or organization host- ing the meeting shall give general notice of the meeting in a local newspaper having broad circu- lation in the area. This meeting is intended to ex- plain the proposed changes and invite citizen input. C. MEETING SUMMARY: A summary of the meeting shall be mailed within seven (7) days of the meeting to the Development 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- quest in writing to receive the summary. In addi- tion, the Development Services Division shall receive and keep the summary of the meeting in its preapplication files for future reference. D. SPECIAL HEIGHT ALLOWANCES FOR PUBLICLY OWNED STRUCTURES: Any publicly owned structures on property desig- nated with a “P” suffix shall be allowed to develop pursuant to the special height exceptions for such uses contained in RMC 4-2-110D, Condition 9, 4-2-110H, Condition 21, 4-2-120C, Condition 20, or 4-2-130B, Condition 13, as well as under the Master Plan review regulations. (Ord. 4523, 6-5-1995; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003) 4-3-090 SHORELINE MASTER PROGRAM REGULATIONS: A. PROGRAM ADOPTED: The Shoreline Master Program, as issued and prepared by City of Renton Planning Commis- sion, of which one printed copy in book form has heretofore been filed and is now on file in the of- fice of the City Clerk and made available for ex- amination by the general public, is hereby adopted as the Shoreline Master Program by the City of Renton. (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) The following is an excerpt from the officially adopted Shoreline Master Program. The com- plete Shoreline Master Program, including poli- cies, should also be consulted. (Ord. 4722, 5-11-1998) B. AUTHENTICATION, RECORD OF PROGRAM: The City Clerk is hereby authorized and directed to duly authenticate and record a copy of the above mentioned Shoreline Master Program to- gether with any amendments or additions thereto, together with an authenticated copy of this Sec- tion. (Ord. 3094, 1-10-1977, eff. 1-19-1977) 4-3-090C (Revised 2/04)3 - 20.58 C. AMENDMENTS: Any and all amendments, additions or modifica- tions to said Master Program, shall be by ordi- nance. (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; Amd. Ord. 4633, 9-16-1996) D. PURPOSES AND PRIORITIES: Each shoreline has its own unique qualities which makes it valuable, particularly Shorelines of Statewide Significance, which in Renton include Lake Washington and the Green River. Prefer- ence is, therefore, given to the following uses in descending order of priority for shorelines of statewide significance (as established by RCW 90.58.020): 1. Recognize and protect the statewide in- terest over local interest for shorelines of statewide significance. 2. Preserve the natural character of the shorelines. 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. 3. Lake Washington. 4. May Creek from the intersection of May Creek and N.E. 31st Street in the southeast quarter of the southeast quarter of Section 32-24-5E WM downstream in a northeasterly direction to its mouth at Lake Washington. 5. Springbrook Creek from the Black River on the north to SW 43rd Street on the south. 6. Black River. 7. The jurisdiction of this Master Program includes shorelines of the State as defined in subsection F of this Section. (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) F. STATE OF WASHINGTON CLASSIFICATION OF WATER BODIES: 1. Shorelines of Statewide Significance: By State standards, the Green River and 4-3-090M 3 - 39 (Revised 12/05) turbed area shall be restored to the original configuration. Underground utility installations shall be permitted only when the finished installation shall not impair the appearance of such areas. v. Public Access: All utility compa- nies shall be asked to provide pedes- trian public access to utility owned shorelines when such areas are not potentially hazardous to the public. Where utility rights-of-way are lo- cated near recreational or public use areas, utility companies shall be en- couraged to provide said rights-of- way as parking or other public use ar- eas for the adjacent public use area. vi. All-Inclusive Utility Corridor: When it is necessary for more than one major utility to go along the same general route, the common use of a single utility right-of-way is strongly encouraged. It would be desirable to include railroad lines within this right- of-way also. f. Local Service Utilities, Specifica- tions: i. Waterlines: Sizes and specifica- tions shall be determined by the Pub- lic Works Department in accordance with American Water Works Associa- tion (AWWA) guidelines. ii. Sanitary Sewer: The existence or use of outhouses or privies is pro- hibited. All uses shall hook to the mu- nicipal sewer system. There shall be no septic tanks or other on-site sew- age disposal systems. Storm drain- age and pollutant drainage shall not enter the sanitary sewer system. During construction phases, com- mercial sanitary chemical toilets may be allowed only until proper plumbing facilities are completed. All sanitary sewer pipe sizes and materials shall be approved by the Renton Planning/ Building/Public Works Department and METRO. iii. Storm Sewers: A storm sewer drainage system shall be required. Pretreatment of storm runoff or diver- sion to sanitary sewers may be re- quired to keep deleterious substanc- es out of neighboring watercourses. Storm sewer sizes and specifications shall be determined by the Public Works Department in accordance with A.P.W.A. guidelines. iv. Discharges of Pollutants and Petroleum Products: •Agency Review: Discharges of pollutants into watercourses and groundwater shall be subject to the Washington State Depart- ment of Ecology, Corps of Engi- neers, and the Environmental Protection Agency for review of permits for discharge. •Oil Separations: These units shall be required at sites that have oil waste disposal into san- itary or storm sewer. These units shall be built to Municipality of Metropolitan Seattle (METRO) or State of Washington Department of Public Health specifications. •Petroleum Bulk Storage and Distribution: Petroleum facili- ties shall hereafter not be al- lowed. g. All-Inclusive Utility Tunnels: For the distribution of local utilities, utility tun- nels under the street right-of-way are rec- ommended to carry all local utility services. For new development, the tun- nel could be built at the time of road con- struction. The tunnel would include all utility services, both public and private, necessary for use in the public right-of- way, such as wiring for street lighting and water lines for fire hydrants and all utility services necessary for the private uses of the area. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9-12-1993 (Min.), Ord. 4716, 4-13-1998) M. VARIANCES AND CONDITIONAL USES: See RMC 4-9-190I. (Ord. 4722, 5-11-1998) 4-3-090N (Revised 12/05)3 - 40 N. AMENDMENTS TO SHORELINE MASTER PROGRAM: 1. Time: The City shall review this Master Program every four (4) years hereafter, or sooner if necessary. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9-12-1993 (Min.), Ord. 4716, 4-13-1998) 2. Review Process: Any amendments to this Master Program shall be reviewed first by the Planning Commission, which shall con- duct one public hearing on the proposed amendment. The Planning Commission shall make a recommendation to the City Council, which may hold one public hearing before making a determination. Any proposed amendment shall be submitted to the Wash- ington State Department of Ecology for ap- proval in accordance with the Shoreline Management Act of 1971. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9-12-1993 (Min.), Ord. 4716, 4-13-1998) O. 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; Ord. 5159, 10-17-2005) P. APPEALS: See RMC 4-8-110H. (Ord. 4722, 5-11-1998) 4-3-095 CENTER VILLAGE RESIDENTIAL BONUS DISTRICT: A. PURPOSE: These regulations are intended to ensure high- quality residential developments within the Cen- ter Village Zoning District. The intent is to require superior residential projects that complement commercial uses, provide first floor commercial activity along arterials, and provide a transition between intensive commercial areas and sur- rounding single family neighborhoods. B. APPLICABILITY: This section applies to all residential development and mixed commercial/residential development proposed within the Center Village Residential Bonus District. 1. Center Village Residential Bonus Dis- trict: That area depicted in subsection C of this Section within the Center Village zoning designation. 4-3-095B 3 - 41 (Revised 1/05) 2. Center Village Residential Bonus District Map: This map is a graphic representation, not guaranteed to survey accuracy. 4-3-095C (Revised 1/05)3 - 42 C. USES PERMITTED IN CENTER VILLAGE RESIDENTIAL BONUS DISTRICT: The following residential uses are permitted in ad- dition to all other nonresidential uses, existing flats/townhomes, and accessory uses permitted in the underlying zoning. 1. Flats or townhouses, when in a mixed use structure that combines residential with a first floor commercial use(s). 2. Adult family homes. D. SPECIAL DEVELOPMENT STANDARDS FOR RESIDENTIAL USES AND RESIDENTIAL/COMMERCIAL USES LOCATED WITHIN THE CENTER VILLAGE RESIDENTIAL BONUS DISTRICT: Unless special development standards are spec- ified below in this subsection, the development standards listed in the underlying zoning are ap- plicable. Projects in the CV Zone are required to request a variance to deviate from special devel- opment standards, underlying zoning standards, or the design standards in subsection E of this Section. DEVELOPMENT STANDARDS GENERAL Site Layout NA On-Site Open Space Requirement Attached housing developments of 10 or more dwelling units shall provide a minimum aggregated area of common open space or recreation area of at least 50 square feet per unit. The location, layout and proposed type of common space or recreation area shall be subject to approval by the Reviewing Official. LOT DIMENSIONS Minimum Lot Size None SETBACKS Special Setbacks – For Detached Accessory Garages Only Not subject to maximum setback. Not permitted within 20 ft. of a public street. Garages must provide a minimum 24 ft. of back-out space including the alley. BUILDING LIMITATIONS Building Design Standards 1) Variation or modulation of vertical and horizontal facades is required at a minimum of 2 ft. at an interval of a minimum of 40 ft. on a building face. 2) Modulation of roof lines is required. 3) Building must be oriented to the street and have the primary building pedestrian entry(ies) facing the street and clearly visible from the street. 4) Project must provide direct pedestrian access to abutting uses. Garage Structure Entry and Exit Not permitted to open directly onto a principal arterial street. HEIGHT Maximum Height 50 ft. In no case may heights exceed 45 feet maximum height for portions of property within 80 feet of an R-8 or R-10 property line unless a modification through site plan review process is requested. 4-3-095E 3 - 43 (Revised 6/05) E. ADDITIONAL DESIGN STANDARDS FOR CENTER VILLAGE: In evaluating compliance with special develop- ment standards in the Center Village Residential Bonus District, subsection B1 of this Section, the Planning/Building/Public Works Department shall rely on the recommendations contained within the report on design criteria prepared by the Eco- nomic Development, Neighborhoods and Strate- gic Planning Administrator or designee. Projects in the Center Village (CV) Zone shall meet all of the following criteria: 1. Project uses a street grid system where most buildings front on a street. Where no public streets exist, a private street grid sys- tem within the project is provided. 2. Project orients residential developments to the street and has primary building entries facing the street. Entries are identified with a prominent feature or detail. 3. Parking garages are designed in a way that does not dominate the facade of the res- idential building. When garages must be lo- cated with vehicular access in the front, due to physical constraints of the property, they are stepped back from the facade of the building. 4. Parking lots are oriented to minimize their visual impact on the site and are designed so that the size and landscaping support the res- idential character of the developments in con- trast to adjacent commercial areas. 5. Project provides direct pedestrian access from the street fronting the building and from the back where parking is located. 6. Walkways through parking areas are well-defined and provide access from public sidewalks into the site. Walkway width is a minimum of five feet (5’). Pavers, changes in color, texture or composition of paving are used. 7. Pedestrian connections are provided to the surrounding neighborhood. 8. Distinctive building design is provided. No single architectural style is required; how- ever, reliance on standardized “corporate” or “franchise” style is discouraged. 9. Exterior materials are attractive even when viewed up close. These materials have texture, pattern, or lend themselves to a high level of quality and detailing. 10. A consistent visual identity is applied to all sides of buildings that can be seen by the general public. 11. At least one of the following features is incorporated in structures containing three (3) or more attached dwellings: a. For each dwelling unit, provide at least one architectural projection not less than two feet (2′) from the wall plane and not less than four feet (4′) wide; or PARKING Parking Location Parking for the residential component of the project must be within a structured parking garage. Commercial parking may be provided as surface parking. No parking shall be located between a building and the property line abutting a public street. Parking garages shall be designed so they do not dominate the facade of the residential building. Parking garage entries shall be designed to minimize the apparent width of garage entries so they do not subordinate the pedestrian entry of the structure. Parking within the building shall be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. Parking garages shall be designed to use similar forms, materials, and details of the residential portion of the building. DEVELOPMENT STANDARDS (Continued) 4-3-095F (Revised 6/05)3 - 44 b. Incorporate building modulation to reduce the overall bulk and mass of buildings; or c. Vertical and horizontal 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. F. VARIANCE PROCEDURE: Center Village Residential Bonus projects must request a variance to deviate from these code provisions, RMC 4-9-250B. (Ord. 4777, 4-19-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5018, 9-22-2003; Ord. 5100, 11-1-2004) 4-3-100 URBAN DESIGN REGULATIONS: A. PURPOSE: The purpose of this Section is to: 1. Establish design review regulations in accordance with policies established in the Land Use and Community Design Elements of the Renton Comprehensive Plan in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; c. Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of pro- posals. 2. Create design standards and guidelines specific to District ‘A’ (the Downtown Core) that ensure design quality of structures and site development implementing the City of Renton’s Comprehensive Plan Vision for its Urban Center – Downtown. This Vision is of a downtown that will continue to develop into an efficient and attractive urban city. The Vi- sion of the Downtown Core is of mixed uses with high-density residential living supported by multi-modal transit opportunities. Redevel- opment will be based on the pattern and scale of established streets and buildings. 3. Create design standards and guidelines specific to District ‘B’ (the South Renton Neighborhood) that ensure design quality of structures and site development implement- ing the City’s South Renton Neighborhood Plan. The South Renton Neighborhood Plan, for a residential area located within the Urban Center – Downtown, maintains the existing, traditional grid street plan and respects the scale of the neighborhood, while providing new housing at urban densities. The South Renton Neighborhood Plan supports a resi- dential area that is positioned to capitalize on the employment and retail opportunities in- creasingly available in the Downtown Core. 4. Create design standards and guidelines specific to the Urban Center – North (District ‘C’) that ensure design quality of structures and site development that implements the City of Renton’s Comprehensive Plan Vision for its Urban Center – North. This Vision is of an urban environment that concentrates uses in a “grid pattern” of streets and blocks. The Vision is of a vibrant, economically vital neighborhood that encourages use through- out by pedestrians. 5. Create design standards and guidelines applicable to the use of “big-box retail” as de- fined in RMC 4-11-180, Definitions. 6. Establish two categories of regulations: (a) “minimum standards” that must be met, and (b) “guidelines” that, while not manda- tory, are considered by the Development Ser- vices Director in determining if the proposed action meets the intent of the design guide- lines. In the Urban Center Design Overlay area, specific minimum standards and guide- lines may apply to all three districts, or certain districts only (Districts ‘A’, ‘B’, or ‘C’), as indi- cated herein. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) 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 4-3-100B 3 - 45 (Revised 3/06) 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. 2. This Section shall also apply to big-box retail use where allowed in the Commercial Arterial (CA), Light Industrial (IL), Medium In- dustrial (IM), and Heavy Industrial (IH) zones, except when those zones are located in the Employment Area – Valley south of Interstate 405. Big-box retail uses within these zones, except in the Employment Area – Valley, must comply with design standards and guidelines specific to the Urban Center – North (District ‘C’). 3. This Section shall also apply to residen- tial and mixed use residential projects located in the Sunset, Northeast Fourth Street, and Puget Drive Business Districts. See RMC 4-3-040. (Ord. 5191, 12-12-2005) 4-3-100B (Revised 3/06)3 - 46 4. Urban Center Design Overlay District Map: (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) 4-3-100B 3 - 46.1 (Revised 3/06) 5. Where conflicts may be construed be- tween the design regulations of this Section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. (Ord. 5191, 12-12-2005) (Revised 3/06)3 - 46.2 This page left intentionally blank. 4-3-100E 3 - 47 (Revised 6/05) C. EXEMPTIONS: The design regulations shall not apply to: 1. Interior Remodels: Interior remodels of existing buildings or structures provided the alterations do not modify the building facade. 2. Aircraft Manufacturing: Structures re- lated to the existing use of aircraft manufac- turing in District ‘C’. (Ord. 5124, 2-7-2005) D. ADMINISTRATION: 1. Review Process: Applications subject to design regulations shall be processed as a component of the governing land use pro- cess. 2. Authority: The Director of the Develop- ment Services Division shall have the author- ity to approve, approve with conditions, or deny proposals based upon the provisions of the design regulations. In rendering a deci- sion, the Director will consider proposals on the basis of individual merit, will consider the overall intent of the minimum standards and guidelines, and encourage creative design al- ternatives in order to achieve the purposes of the design regulations. (Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) E. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be real- ized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vi- sion can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for fu- ture development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying di- mensions for vehicle circulation; and provide service to businesses. a. Minimum Standard for Districts ‘A’ and ‘B’: Maintain existing grid street pat- tern. b. Minimum Standards for District ‘C’: i. Provide a network of public and/ or private local streets in addition to public arterials. ii. Maintain a hierarchy of streets to provide organized circulation that promotes use by multiple transporta- tion modes and to avoid overburden- ing the roadway system. The hierarchy shall consist of (from great- est in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treat- ment to improve its appearance and maintain its transportation function. (b) Arterial Street. A street classified as a principal arterial on the City’s Arterial Street Plan. (c) Pedestrian-Oriented Streets. Streets that are in- tended to feature a concentration of pedestrian activity. Such streets feature slow moving traf- fic, narrow travel lanes, on-street parking, and wide sidewalks. (d) Internal or local roads (pub- lic or private). (e) Drive aisles. 2. Building Location and Orientation: Intent: To ensure visibility of businesses; es- tablish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are avail- able to other structures and open space; en- hance the visual character and definition of streets within the district; provide an appropri- ate transition between buildings, parking ar- eas, and other land uses and the street; and 4-3-100E (Revised 6/05)3 - 48 increase privacy for residential uses located near the street. a. Minimum Standard for Districts ‘A’ and ‘B’: Orient buildings to the street with clear connections to the sidewalk. b. Minimum Standards for District ‘C’: i. Buildings on designated pedes- trian-oriented streets shall feature “pedestrian-oriented facades” and clear connections to the sidewalk (see illustration, RMC 4-3-100E7a). Such buildings shall be located adja- cent to the sidewalk, except where pedestrian-oriented space is located between the building and the side- walk. Parking between the building and pedestrian-oriented streets is prohibited. ii. Buildings fronting on pedestrian- oriented streets shall contain pedes- trian-oriented uses. iii. Nonresidential buildings may be located directly adjacent to any street as long as they feature a pedestrian- oriented facade. iv. Buildings containing street-level residential uses and single-purpose residential buildings shall be set back from the sidewalk a minimum of ten feet (10′) and feature substantial landscaping between the sidewalk and the building (see illustration, RMC 4-3-100E7b). v. If buildings do not feature pedes- trian-oriented facades they shall have substantial landscaping be- tween the sidewalk and building. Such landscaping shall be at least ten feet (10′) in width as measured from the sidewalk (see illustration, RMC 4-3-100E7c). c. Guidelines Applicable to District ‘C’: i. Siting of a structure should take into consideration the continued availability of natural light (both direct and reflected) and direct sun expo- sure to nearby buildings and open space (except parking areas). ii. Ground floor residential uses lo- cated near the street should be raised above street level for resi- dents’ privacy. 3. Building Entries: Intent: To make building entrances conve- nient to locate and easy to access, and en- sure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. a. Minimum Standard for Districts ‘A’ and ‘B’: Entrance Location: A primary entrance of each building shall be located on the facade facing a street. Such entrances shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. b. Minimum Standards for District ‘C’: i. On pedestrian-oriented streets, the primary entrance of each building shall be located on the facade facing the street. ii. On non-pedestrian-oriented streets, entrances shall be promi- nent, visible from surrounding streets, connected by a walkway to the public sidewalk, and include hu- man-scale elements. iii. All building entries adjacent to a street shall be clearly marked with canopies, architectural elements, or- namental lighting, and/or landscap- ing. Entries from parking lots should be subordinate to those related to the street for buildings with frontage on designated pedestrian-oriented streets (see illustration, RMC 4-3-100E7d). iv. Weather protection at least four and one-half feet (4-1/2′) wide and 4-3-100E 3 - 49 (Revised 6/05) proportional to the distance above ground level shall be provided over the primary entry of all buildings and over any entry adjacent to a street. v. Pedestrian pathways from public sidewalks to primary entrances or from parking lots to primary en- trances shall be clearly delineated. c. Guidelines Applicable to All Dis- tricts: i. Multiple buildings on the same site should provide a continuous net- work of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. ii. Ground floor units should be di- rectly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. iii. Secondary access (not fronting on a street) should have weather pro- tection at least four and one-half feet (4-1/2′) wide over the entrance or other similar indicator of access. iv. Pedestrian access should be provided to the building from prop- erty edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. v. Features such as entries, lob- bies, and display windows should be oriented to a street or pedestrian-ori- ented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping, or combinations thereof should be in- corporated into the street-oriented facade. d. Guidelines Applicable to District ‘A’: i. For projects that include residen- tial uses, entries should provide tran- sition space between the public street and the private residence such as a porch, landscaped area, ter- race, common area, lobby, or similar feature. ii. Features such as entries, lob- bies, and display windows should be oriented to a street; otherwise, screening or art features such as trel- lises, artwork, murals, landscaping, or combinations thereof should be in- corporated into the street-oriented facade. iii. Entries from the street should be clearly marked with canopies, archi- tectural elements, ornamental light- ing, or landscaping. Entries from parking lots should be subordinate to those related to the street for build- ings within District ‘A’. e. Guidelines Applicable to District ‘B’: Front yards should provide transition space between the public street and the private residence such as a porch, land- scaped area, terrace, or similar feature. f. Guideline Applicable to District ‘C’: For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, land- scaped area, terrace, common area, lobby, or similar feature. 4. Transition to Surrounding Develop- ment: Intent: To shape redevelopment projects so that the character and value of Renton’s long- established, existing neighborhoods are pre- served. a. Minimum Standards for District ‘A’: Careful siting and design treatment is necessary to achieve a compatible tran- sition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transi- tion to surrounding uses: i. Setbacks at the side or rear of a building may be increased by the Re- viewing Official in order to reduce the bulk and scale of larger buildings and 4-3-100E (Revised 6/05)3 - 50 so that sunlight reaches adjacent yards; ii. Building proportions, including step-backs on upper levels; iii. Building articulation to divide a larger architectural element into smaller increments; or iv. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing de- velopment. b. Minimum Standards for District ‘B’: i. Careful siting and design treat- ment is necessary to achieve a com- patible transition where new buildings differ from surrounding de- velopment in terms of building height, bulk, and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: (a) Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or (b) Building articulation pro- vided to divide a larger architec- tural element into smaller pieces; or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. ii. In areas with older style, steeply pitched, single family homes, similar roof styles are encouraged to achieve more harmonious relation- ships between new and old buildings. c. Minimum Standards for District ‘C’: i. For properties along North 6th Street and Logan Avenue North (be- tween North 4th Street and North 6th Street), applicants shall demonstrate how their project provides an appro- priate transition to the long estab- lished, existing neighborhood south of North 6th Street known as the North Renton Neighborhood. ii. For properties located south of North 8th Street, east of Garden Av- enue North, applicants must demon- strate how their project appropriately provides transitions to existing indus- trial uses. 5. Service Element Location and Design: Intent: To reduce the potential negative im- pacts of service elements (i.e., waste recep- tacles, loading docks) by locating service and loading areas away from high-volume pedes- trian areas, and screening them from view in high visibility areas. a. Minimum Standards for All Dis- tricts: i. Service elements shall be located and designed to minimize the im- pacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). ii. Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. iii. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their pe- rimeter by a wall or fence and have self-closing doors (see illustration, RMC 4-3-100E7f). iv. The use of chain link, plastic, or wire fencing is prohibited. 4-3-100E 3 - 51 (Revised 6/05) v. If the service area is adjacent to a street, pathway, or pedestrian-ori- ented space, a landscaped planting strip, minimum three feet (3′) wide, shall be located on three (3) sides of such facility. b. Guidelines Applicable to All Dis- tricts: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. 6. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural ele- ments at gateways; and ensure that gate- ways, while they are distinctive within the context of the district, are compatible with the district in form and scale. a. Minimum Standards for District ‘C’: i. Developments located at district gateways shall be marked with visu- ally prominent features (see illustra- tion, subsection E7g of this Section). ii. Gateway elements shall be ori- ented toward and scaled for both pe- destrians and vehicles (see illustration, subsection E7h of this Section). iii. Visual prominence shall be dis- tinguished by two (2) or more of the following: (a) Public art; (b) Monuments; (c) Special landscape treatment; (d) Open space/plaza; (e) Identifying building form; (f) Special paving, unique pedes- trian scale lighting, or bollards; (g) Prominent architectural fea- tures (trellis, arbor, pergola, or ga- zebo); (h) Signage, displaying neighbor- hood or district entry identification (commercial signs are not allowed). 4-3-100E (Revised 6/05)3 - 52 7. Illustrations. a. Pedestrian-oriented facades (see subsection E2b(i) of this Section). b. Street-level residential (see subsection E2b(iv) of this Section). 4-3-100E 3 - 53 (Revised 6/05) c. Buildings without pedestrian-oriented uses (see subsection E2b(v) of this Section). d. Building entries (see subsection E3b(iii) of this Section). 4-3-100E (Revised 6/05)3 - 54 e. Service elements located to minimize the impact on the pedestrian environment (see subsec- tion E5a(i) of this Section). f. Service enclosure (see subsection E5a(iii) of this Section). 4-3-100E 3 - 55 (Revised 6/05) g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i) of this Section). h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the com- mercial area (see subsection E6a(ii) of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) 4-3-100F (Revised 6/05)3 - 56 F. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center; incorporate various modes of transportation, including public mass tran- sit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging cre- ativity in reducing the impacts of parking ar- eas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the dis- trict. 1. Location of Parking: Intent: To maintain active pedestrian envi- ronments along streets by placing parking lots primarily in back of buildings. a. Minimum Standards for Districts ‘A’ and ‘B’: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. b. Minimum Standards for District ‘C’: i. On Designated Pedestrian-Ori- ented Streets: (a) Parking shall be at the side and/or rear of a building, with the exception of on-street parallel parking. No more than sixty feet (60′) of the street frontage mea- sured parallel to the curb shall be occupied by off-street parking and vehicular access. (b) On-street parallel parking spaces located adjacent to the site can be included in calcula- tion of required parking. For parking ratios based on use and zone, see RMC 4-4-080, Park- ing, Loading and Driveway Reg- ulations. (c) On-street, parallel parking shall be required on both sides of the street. ii. All parking lots located between a building and street or visible from a street shall feature landscaping be- tween the sidewalk and building; see RMC 4-4-080F, Parking Lot Design Standards. iii. Surface Parking Lots: The ap- plicant must successfully demon- strate that the surface parking lot is designed to facilitate future struc- tured parking and/or other infill devel- opment. For example, an appropriate surface parking area would feature a one thousand five hundred foot (1,500′) maximum perimeter area and a minimum dimension on one side of two hundred feet (200′), un- less project proponent can demon- strate future alternative use of the area would be physically possible. Exception: If there are size con- straints inherent in the original parcel (see illustration, subsection F5a of this Section). c. Guideline Applicable to All Dis- tricts: In areas of mixed use develop- ment, shared parking is recommended. d. Guidelines Applicable to District ‘C’: i. If a limited number of parking spaces are made available in front of a building for passenger drop-off and pick-up, they shall be parallel to the building facade. ii. When fronting on streets not des- ignated as pedestrian-oriented, park- ing lots should be located on the interior portions of blocks and screened from the surrounding road- ways by buildings, landscaping and/ or gateway features as dictated by lo- cation. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and re- 4-3-100F 3 - 57 (Revised 6/05) duce the impact of parking lots wherever pos- sible. a. Minimum Standards for Districts ‘A’ and ‘C’: i. Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration, subsection F5b of this Section). ii. All surface parking lots shall be landscaped to reduce their visual im- pact (see RMC 4-4-080F7, Land- scape Requirements). b. Guidelines Applicable to All Dis- tricts: i. Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on-site buffering from visual impacts. ii. Access to parking modules should be provided by public or pri- vate local streets with sidewalks on both sides where possible, rather than internal drive aisles. iii. Where multiple driveways can- not be avoided, provide landscaping to separate and minimize their im- pact on the streetscape. 3. Structured Parking Garages: Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center; physically and visually integrate park- ing garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pe- destrian environment. a. Minimum Standards for District ‘C’: i. Parking Structures Fronting Designated Pedestrian-Oriented Streets: (a) Parking structures shall provide space for ground-floor commercial uses along street frontages at a minimum of sev- enty-five percent (75%) of the frontage width (see illustration, subsection F5c of this Section). (b) The entire facade must fea- ture a pedestrian-oriented fa- cade. ii. Parking Structures Fronting Non-Pedestrian-Oriented Streets: (a) Parking structures fronting non-pedestrian-oriented streets and not featuring a pedestrian- oriented facade shall be set back at least six feet (6′) from the side- walk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10′) ad- jacent to high visibility streets. (b) The Director may allow a reduced setback where the ap- plicant can successfully demon- strate that the landscaped area and/or other design treatment meets the intent of these stan- dards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (1) Ornamental grillwork (other than vertical bars); (2) Decorative artwork; (3) Display windows; (4) Brick, tile, or stone; (5) Pre-cast decorative panels; (6) Vine-covered trellis; (7) Raised landscaping beds with decorative materials; or 4-3-100F (Revised 6/05)3 - 58 (8) Other treatments that meet the intent of this standard. (c) Facades shall be articulated architecturally, so as to maintain a human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures shall be artic- ulated by arches, lintels, ma- sonry trim, or other architectural elements and/or materials (see illustration, subsection F5d of this Section). b. Guidelines Applicable to All Dis- tricts: Parking garage entries should be designed and sited to complement, not subordinate, the pedestrian entry. If pos- sible, locate the parking entry away from the primary street, to either the side or rear of the building. c. Guidelines Applicable to Districts ‘A’ and ‘C’: i. Parking garage entries should not dominate the streetscape. ii. The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. iii. Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. iv. Parking garages should be de- signed to be complementary with ad- jacent buildings. Use similar forms, materials, and/or details to enhance garages. v. Residential garage parking should be secured with electronic en- tries. vi. Parking service and storage functions should be located away from the street edge and generally not be visible from the street or side- walks. d. Guidelines Applicable to District ‘B’: i. Attached personal parking ga- rages at-grade should be individual- ized and not enclose more than two (2) cars per enclosed space. Such garages should be architecturally in- tegrated into the whole development. ii. Multiple-user parking garages at- grade should be enclosed or screened from view through any combination of walls, decorative grilles, or trellis work with landscap- ing. iii. All garage parking in this district should be secured with decorative doors. iv. Personal parking garages should be individualized whenever possible with separate entries and architectural detailing in character with the lower density district. v. Large multi-user parking garages are discouraged in this lower density district and, if provided, should be lo- cated below grade whenever possi- ble. vi. Service and storage functions should be located away from the street edge and generally not be vis- ible from the street or sidewalks. 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 Standards for District ‘B’: 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 4-3-100F 3 - 59 (Revised 6/05) 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 District ‘A’: 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 Area ‘B’: i. Garage entryways and/or drive- ways accessible only from a street should not impede pedestrian circu- lation along the sidewalk. ii. Curb cuts should be minimized whenever possible through the use of shared driveways. 5. Illustrations. a. Parking and vehicular access in District ‘C’ (see subsection F1b(iii) of this Section). 4-3-100F (Revised 6/05)3 - 60 b. Parking lot lighting (see subsection F2a(i) of this Section). 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). 4-3-100G 3 - 61 (Revised 6/05) d. Parking structure designed to enhance streetscape (see subsection F3a(ii)(c) of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) G. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of de- velopment in the Urban Center by creating pedestrian networks and by providing strong links from streets and drives to building en- trances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation sys- tems in order to reduce other vehicular traffic. 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedes- trian connections to buildings, parking ga- rages, and parking lots. a. Minimum Standards for District ‘C’: i. Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking ar- eas. ii. Within parking areas, pedestrian pathways shall be provided perpen- dicular to the applicable building fa- cade, at a maximum distance of one hundred and fifty feet (150′) apart (see illustration, subsection G4a of this Section). 2. Pedestrian Circulation: Intent: To create a network of linkages for pe- destrians to improve safety and convenience and enhance the pedestrian environment. a. Minimum Standards for Districts ‘A’ and ‘C’: i. Developments shall include an in- tegrated pedestrian circulation sys- tem that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection G4b of this Section). ii. Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. iii. Pedestrian pathways within parking lots or parking modules shall be differentiated by material or tex- ture from adjacent paving materials 4-3-100G (Revised 6/05)3 - 62 (see illustration, subsection G4c of this Section). iv. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate an- ticipated numbers of users. Specifi- cally: (a) Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (mea- sured along the facade) shall provide sidewalks at least twelve feet (12′) in width. The walkway shall include an eight foot (8′) minimum unobstructed walking surface and street trees (see il- lustration, subsection G4d of this Section). (b) To increase business visibil- ity and accessibility, breaks in the tree coverage adjacent to major building entries shall be al- lowed. (c) For all other interior path- ways, the proposed walkway shall be of sufficient width to ac- commodate the anticipated num- ber of users. A ten to twelve foot (10′ – 12′) pathway, for example, can accommodate groups of per- sons walking four (4) abreast, or two (2) couples passing one an- other. An eight foot (8′) pathway will accommodate three (3) indi- viduals walking abreast, whereas a smaller five to six foot (5′ – 6′) pathway will accommo- date two (2) individuals. v. Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. vi. All pedestrian walkways shall provide an all-weather walking sur- face unless the applicant can dem- onstrate that the proposed surface is appropriate for the anticipated num- ber of users and complementary to the design of the development. b. Guidelines Applicable to All Dis- tricts: i. Delineation of pathways may be through the use of architectural fea- tures, such as trellises, railings, low seat walls, or similar treatment. ii. Mid-block connections are desir- able where a strong linkage between uses can be established. iii. Fences, with the exception of chain link fences, may be allowed when appropriate to the situation. c. Guidelines Applicable to District ‘C’ Only: i. Through-block connections should be made between buildings, between streets, and to connect sidewalks with public spaces. Pre- ferred location for through-block con- nections is mid-block (see illustration, subsection G4e of this Section). ii. Between buildings of up to and including two (2) stories in height, through-block connections should be at least six feet (6′) in width. iii. Between buildings three (3) sto- ries in height or greater, through- block connections should be at least twelve feet (12′) in width. iv. Transit stops should be located along designated transit routes a maximum of one-quarter (0.25) mile apart. v. As an alternative to some of the required street trees, developments may provide pedestrian-scaled light fixtures at appropriate spacing and no taller than fourteen feet (14′) in height. No less than one tree or light fixture per sixty (60) lineal feet of the required walkway should be pro- vided. 4-3-100G 3 - 63 (Revised 6/05) 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that func- tion for a variety of activities, at all times of the year, and under typical seasonal weather conditions. a. Minimum Standards for District ‘C’: i. On designated pedestrian-ori- ented streets, provide pedestrian overhead weather protection in the form of awnings, marquees, cano- pies, or building overhangs. These elements shall be a minimum of four and one-half feet (4-1/2′) wide along at least seventy five percent (75%) of the length of the building facade fac- ing the designated pedestrian-ori- ented street, a maximum height of fifteen feet (15′) above the ground el- evation, and no lower than eight feet (8′) above ground level. ii. Site furniture provided in public spaces shall be made of durable, vandal- and weather-resistant mate- rials that do not retain rainwater and can be reasonably maintained over an extended period of time. iii. Site furniture and amenities shall not impede or block pedestrian ac- cess to public spaces or building en- trances. b. Guidelines Applicable to District ‘C’: i. Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be pro- vided. ii. Street amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. iii. Architectural elements that in- corporate plants, such as facade- mounted planting boxes or trellises or ground-related or hanging con- tainers are encouraged, particularly at building entrances, in publicly ac- cessible spaces, and at facades along pedestrian-oriented streets (see illustration, subsection G4f of this Section). 4-3-100G (Revised 6/05)3 - 64 4. Illustrations. a. Pedestrian walkways within parking lots (see subsection G1a(ii) of this Section). b. Integrated pedestrian access system (pathways are shown in solid black lines) (see subsection G2a(i) of this Section). 4-3-100G 3 - 65 (Revised 6/05) c. Parking lot pedestrian interior walkway (see subsection G2a(iii) of this Section). d. Sidewalks along retail building facade (see subsection G2a(iv)(a) of this Section). 4-3-100H (Revised 6/05)3 - 66 e. Through-block pedestrian connections (see subsection G2c of this Section). f. Pedestrian amenities incorporated into development (see subsection G3b(iii) of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) H. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of ex- pansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suit- able for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in con- venient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such ac- tivity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; pro- vide visual and climatic relief in areas of ex- pansive paving or structures; channelize and define logical areas of pedestrian and vehic- ular circulation; and add to the aesthetic en- joyment of the area by the community. 4-3-100H 3 - 67 (Revised 6/05) a. Minimum Standards for All Dis- tricts: i. All pervious areas shall be land- scaped (see RMC 4-4-070, Land- scaping). ii. Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. iii. On designated pedestrian-ori- ented streets, street trees shall be in- stalled with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection H3a of this Section). iv. The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. v. The landscape plan shall demon- strate how the proposed landscap- ing, through the use of plant material and non-vegetative elements, rein- forces the architecture or concept of the development. vi. Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080F7, Land- scaping Requirements). Such land- scaping shall be at least ten feet (10′) in width as measured from the side- walk (see illustration, subsection H3b of this Section). Standards for plant- ing shall be as follows: (a) Trees at an average mini- mum rate of one tree per thirty (30) lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least thirty five feet (35′). Mini- mum height or caliper at planting shall be eight feet (8′) or two inch (2′′) caliper (as measured four feet (4′) from the top of the root ball) respectively. (b) Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Shrubs shall be at least twelve inches (12′′) tall at planting and have a mature height between three feet (3′) and four feet (4′). (c) Groundcover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the land- scaped area within three (3) years of installation. (d) The applicant shall provide a maintenance assurance de- vice, prior to occupancy, for a pe- riod of not less than three (3) years and in sufficient amount to ensure required landscape stan- dards have been met by the third year following installation. (e) Surface parking with more than fourteen (14) stalls shall be landscaped as follows: (1) Required Amount: (2) Provide trees, shrubs, and groundcover in the required inte- rior parking lot landscape areas. (3) Plant at least one tree for every six (6) parking spaces. Permitted tree species are those that reach a mature height of at least thirty five feet (35′). Mini- mum height or caliper at planting shall be eight feet (8′) or two inch (2′′) caliper (as measured four feet (4′) from the top of the root ball) respectively. Total Number of Spaces Minimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space 100 or more 35 square feet/parking space * Landscape area calculations above and plant- ing requirements below exclude perimeter park- ing lot landscaping areas. 4-3-100H (Revised 6/05)3 - 68 (4) Plant shrubs at a rate of five (5) per one hundred (100) square feet of landscape area. Shrubs shall be at least sixteen inches (16′′) tall at planting and have a mature height between three feet (3′) and four feet (4′). (5) Up to fifty percent (50%) of shrubs may be deciduous. (6) Select and plant ground- cover so as to provide ninety per- cent (90%) coverage within three (3) years of planting; provided, that mulch is applied until plant coverage is complete. (7) Do not locate a parking stall more than fifty feet (50′) from a landscape area. vii. Regular maintenance shall be provided to ensure that plant materi- als are kept healthy and that dead or dying plant materials are replaced. viii. Underground, automatic irriga- tion systems are required in all land- scape areas. b. Guidelines Applicable to all Dis- tricts: i. Landscaping should be used to soften and integrate the bulk of build- ings. ii. Landscaping should be provided that appropriately provides either screening of unwanted views or fo- cuses attention to preferred views. iii. Use of low maintenance, drought-resistant landscape material is encouraged. iv. Choice of materials should re- flect the level of maintenance that will be available. v. Seasonal landscaping and con- tainer plantings are encouraged, par- ticularly at building entries and in publicly accessible spaces. vi. Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather-resistant materials that can be reasonably maintained. vii. Landscaping should be used to screen parking lots from adjacent or neighboring properties. c. Guidelines Applicable to District ‘B’: i. Front yards should be visible from the street and visually contribute to the streetscape. ii. Decorative walls and fencing are encouraged when architecturally in- tegrated into the project. 2. Recreation Areas and Common Open Space: Intent: To ensure that districts have areas suitable for both passive and active recre- ation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian-ori- ented streets particularly at street corners. a. Minimum Standards for Districts ‘A’ and ‘C’: i. Mixed use residential and at- tached housing developments of ten (10) or more dwelling units shall pro- vide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The com- mon space area shall be aggregated to provide usable area(s) for resi- dents. The location, layout, and pro- posed type of common space or recreation area shall be subject to approval by the Director. The re- quired common open space shall be satisfied with one or more of the ele- ments listed below. The Director may require more than one of the follow- ing elements for developments hav- ing more than one hundred (100) units. 4-3-100H 3 - 69 (Revised 6/05) (a) Courtyards, plazas, or mul- tipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; (c) Pedestrian corridors dedi- cated to passive recreation and separate from the public street system; (d) Recreation facilities includ- ing, but not limited to, tennis/ sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children’s play spaces. iii. In mixed use residential and at- tached residential projects, required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedi- cated outdoor recreation or common use areas. iv. In mixed use residential and at- tached residential projects required yard setback areas shall not count to- ward outdoor recreation and com- mon space unless such areas are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use ar- eas containing landscaping and fencing sufficient to create a fully us- able area accessible to all residents of the development (see illustration, subsection H3c of this Section). v. Private decks, balconies, and pri- vate ground floor open space shall not count toward the common space/ recreation area requirement. vi. In mixed use residential and at- tached residential projects, other re- quired landscaping and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space re- quirement. vii. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-ori- ented space (see illustration, sub- section H3d of this Section) according to the following formula: 1% of the lot area + 1% of the build- ing area = Minimum amount of pe- destrian-oriented space viii. To qualify as pedestrian-ori- ented space, the following must be included: (a) Visual and pedestrian ac- cess (including barrier-free ac- cess) to the abutting structures from the public right-of-way or a nonvehicular courtyard; (b) Paved walking surfaces of either concrete or approved unit paving; (c) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and (d) At least three feet (3′) of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. ix. The following features are en- couraged in pedestrian-oriented space (see illustration, subsection H3e of this Section) and may be re- quired by the Director: (a) Provide pedestrian-ori- ented uses on the building fa- cade facing the pedestrian- oriented space. (b) Spaces should be posi- tioned in areas with significant 4-3-100H (Revised 6/05)3 - 70 pedestrian traffic to provide inter- est and security – such as adja- cent to a building entry. (c) Provide pedestrian-oriented facades on some or all buildings facing the space. (d) Provide movable public seating. x. The following are prohibited within pedestrian-oriented space: (a) Adjacent unscreened park- ing lots; (b) Adjacent chain link fences; (c) Adjacent blank walls; (d) Adjacent dumpsters or ser- vice areas; and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. xi. The minimum required walkway areas shall not count as pedestrian- oriented space. However, where walkways are widened or enhanced 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 Standards for District ‘B’: 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 Standards for District ‘C’: The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro-climatic conditions. d. Guidelines Applicable to Districts ‘A’ and ‘C’: i. Common space areas in mixed use residential and attached residen- tial projects should be centrally lo- cated so they are near a majority of dwelling units, accessible and usable to residents, and visible from sur- rounding units. ii. Common space areas should be located to take advantage of sur- rounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. iii. In mixed use residential and at- tached residential projects children’s play space should be centrally lo- cated, visible from the dwellings, and away from hazardous areas like gar- bage dumpsters, drainage facilities, streets, and parking areas. e. Guidelines Applicable to District ‘C’: Developments located at street inter- section corners on designated pedes- trian-oriented streets are encouraged to provide pedestrian-oriented space adja- cent to the street corner to emphasize pedestrian activity (see illustration, sub- section H3f of this Section). 4-3-100H 3 - 71 (Revised 6/05) 3. Illustrations. a. Street tree installed with tree grate (see subsection H1a(iii) of this Section). b. Parking lot landscaped buffer (see subsection H1a(vi) of this Section). 4-3-100H (Revised 6/05)3 - 72 c. Visible and accessible common area featuring landscaping and other amenities (see subsec- tion H2a(iv) of this Section). d. Pedestrian-oriented space associated with a large-scale retail building (see subsection H2a(vii) of this Section). 4-3-100I 3 - 73 (Revised 6/05) 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(ix) of this Section). f. Building setbacks increased at street corners along pedestrian-oriented streets to encourage provisions for pedestrian-oriented spaces (see subsection H2e of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) I. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pa- cific Northwest climate. To discourage fran- chise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually inter- esting. a. Minimum Standard for District ‘A’: All building facades shall include modula- 4-3-100I (Revised 6/05)3 - 74 tion or articulation at intervals of no more than forty feet (40′). b. Minimum Standard for District ‘B’: All building facades shall include modula- tion or articulation at intervals of no more than twenty feet (20′). c. Minimum Standards for District ‘C’: i. All building facades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modula- tion, articulation, defined entrances, and display windows (see illustration, subsection I5a of this Section). ii. All buildings shall be articulated with one or more of the following: (a) Defined entry features; (b) Window treatment; (c) Bay windows and/or balco- nies; (d) Roofline features; or (e) Other features as approved by the Director. iii. Single purpose residential build- ings shall feature building modulation as follows (see illustration, subsec- tion I5b of this Section): (a) The maximum width (as measured horizontally along the building’s exterior) without build- ing modulation shall be forty feet (40′). (b) The minimum width of mod- ulation shall be fifteen feet (15′). (c) The minimum depth of mod- ulation shall be the greater of six feet (6′) or not less than two tenths (0.2) multiplied by the height of the structure (finished grade to the top of the wall). d. Guidelines Applicable to Districts ‘A’ and ‘B’: i. Building facades should be mod- ulated and/or articulated with archi- tectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual inter- est, and enhance the character of the neighborhood. ii. Articulation, modulation, and their intervals should create a sense of scale important to residential build- ings. iii. A variety of modulations and ar- ticulations should be employed to add visual interest and to reduce the bulk and scale of large projects. e. Guidelines Applicable to District ‘A’: Building modulations should be a minimum of two feet (2′) in depth and four feet (4′) in width. f. Guidelines Applicable to District ‘B’: i. Building modulations should be a minimum of two feet (2′) deep, six- teen feet (16′) in height, and eight feet (8′) in width. ii. Alternative methods to shape a building such as angled or curved fa- cade elements, off-set planes, wing walls, and terracing will be consid- ered; provided, that the intent of this Section is met. g. Guidelines Applicable to District ‘C’: i. Although streetfront buildings along designated pedestrian streets should strive to create a uniform street edge, building facades should generally be modulated and/or artic- ulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. 4-3-100I 3 - 75 (Revised 6/05) ii. Style: Buildings should be urban in character. iii. Buildings greater than one hun- dred and sixty feet (160′) in length should provide a variety of tech- niques to reduce the apparent bulk and scale of the facade or provide an additional special design feature such as a clock tower, courtyard, fountain, or public gathering place to add visual interest (see illustration, subsection I5c of this Section). 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended hu- man-scale character of the pedestrian envi- ronment; and ensure that all sides of a building within near or distant public view have visual interest. a. Minimum Standards for All Dis- tricts: i. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet (6′) in height, has a horizontal length greater than fif- teen feet (15′), and does not in- clude a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of four hundred (400) square feet or greater and does not include a window, door, building modula- tion or other architectural detail- ing. ii. Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the fol- lowing (see illustration, subsection I5d of this Section): (a) A planting bed at least five feet (5′) in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine sup- ports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. iii. Treatment of blank walls shall be proportional to the wall. iv. Provide human-scaled elements such as a lighting fixture, trellis, or other landscape feature along the fa- cade’s ground floor. v. Facades on designated pedes- trian-oriented streets shall have at least seventy-five percent (75%) of the linear frontage of the ground floor facade (as measured on a true eleva- tion facing the designated pedes- trian-oriented street) comprised of transparent windows and/or doors. vi. Other facade window require- ments include the following: (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to pro- vide shade and energy effi- ciency. The minimum amount of light transmittance for windows shall be fifty percent (50%). (b) Display windows shall be designed for frequent change of merchandise, rather than perma- nent displays. 4-3-100I (Revised 6/05)3 - 76 (c) Where windows or store- fronts occur, they must princi- pally contain clear glazing. (d) Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. b. Guidelines Applicable to Districts ‘A’ and ‘C’: i. The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illus- tration, subsection I5e of this Sec- tion): (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; (4) Trellis; (5) Portico; (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; (2) Glass windows flanking door; (3) Large entry doors; (4) Ornamental lighting; (5) Lighted displays. (c) Detail Features: (1) Decorative entry paving; (2) Ornamental building name and address; (3) Planted containers; (4) Street furniture (benches, etc.). ii. Artwork or building ornamenta- tion (such as mosaics, murals, grill- work, sculptures, relief, etc.) should be used to provide ground-level de- tail. iii. Elevated or terraced planting beds between the walkway and long building walls are encouraged. c. Guidelines Applicable to District ‘B’: Use of material variations such as colors, brick, shingles, stucco, and hori- zontal wood siding is encouraged. 3. Building Roof Lines: Intent: To ensure that roof forms provide dis- tinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. a. Minimum Standards for Districts ‘A’ and ‘C’: Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see il- lustration, subsection I5f of this Section): i. Extended parapets; ii. Feature elements projecting above parapets; iii. Projected cornices; iv. Pitched or sloped roofs. (a) Locate and screen roof- mounted mechanical equipment so that the equipment is not visi- ble within one hundred fifty feet (150′) of the structure when viewed from ground level. (b) Screening features shall blend with the architectural char- acter of the building, consistent with RMC 4-4-095E, Roof-Top Equipment. (c) Match color of roof- mounted mechanical equipment to color of exposed portions of 4-3-100I 3 - 77 (Revised 6/05) the roof to minimize visual im- pacts when equipment is visible from higher elevations. b. Guidelines Applicable to District ‘B’: i. Buildings containing predomi- nantly residential uses should have pitched roofs with a minimum slope of one to four (1:4). Such roofs should have dormers or intersecting roof forms that break up the massive- ness of a continuous, uninterrupted sloping roof. ii. Roof colors should be dark. c. Guidelines Applicable to District ‘C’: Building roof lines should be varied to add visual interest to the building. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encour- age the use of materials that reduce the vi- sual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. a. Minimum Standards for all Dis- tricts: i. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materi- 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 Standards for Districts ‘A’ and ‘C’: Buildings shall employ mate- rial variations such as colors, brick or metal banding, patterns, or textural changes. c. Guidelines Applicable to all Dis- tricts: i. Building materials should be at- tractive, durable, and consistent with more traditional urban development. Appropriate examples would include brick, integrally colored concrete ma- sonry, pre-finished metal, stone, steel, glass, and cast-in-place con- crete. ii. Concrete walls should be en- hanced by texturing, reveals, snap- tie patterns, coloring with a concrete coating or admixture, or by incorpo- rating embossed or sculpted sur- faces, mosaics, or artwork. iii. Concrete block walls should be enhanced with integral color, tex- tured blocks and colored mortar, dec- orative bond pattern and/or incorporate other masonry materials. iv. Stucco and similar troweled fin- ishes should be used in combination with other more highly textured fin- ishes or accents. They should not be used at the base of buildings be- tween the finished floor elevation and four feet (4′) above. d. Guideline Applicable to District ‘B’: Use of material variations such as colors, brick or metal banding or patterns, or textural changes is encouraged. 4-3-100I (Revised 6/05)3 - 78 5. Illustrations. a. Building modulation and articulation (see subsection I1c(i) of this Section). b. Single purpose residential building featuring building modulation to reduce the scale of the building and add visual interest (see subsection I1c(iii) of this Section). 4-3-100I 3 - 79 (Revised 6/05) c. Reducing scale of long buildings (see subsection I1g(iii) of this Section). d. Acceptable blank wall treatments (see subsection I2a(ii) of this Section). 4-3-100I (Revised 6/05)3 - 80 e. Building facade features (see subsection I2b(i) of this Section). f. Preferred roof forms (see subsection I3a of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) 4-3-100J 3 - 81 (Revised 6/05) J. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center; and create color and interest. 1. Minimum Standards for District ‘C’: a. Signage shall be an integral part of the design approach to the building. b. Corporate logos and signs shall be sized appropriately for their location. 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 (groundcover 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. 2. Guidelines Applicable to District ‘C’: a. Alteration of trademarks notwith- standing, corporate signage should not be garish in color nor overly lit, al- though creative design, strong ac- cent colors, and interesting surface materials and lighting techniques are encouraged. b. Front-lit, ground-mounted monu- ment signs are the preferred type of freestanding sign. c. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedes- trian-oriented streets. 4-3-100K (Revised 6/05)3 - 82 3. Illustrations. a. Acceptable and unacceptable signs (see subsection J1c of this Section). (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) K. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, park- ing areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. 1. Minimum Standards for Districts ‘A’ and ‘C’: a. Lighting shall conform to on-site ex- terior lighting regulations located in RMC 4-4-075, Lighting, Exterior On-Site. b. Lighting shall be provided on-site to increase security, but shall not be al- lowed to directly project off-site. c. Pedestrian-scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and second- ary building entrances, at building fa- cades, and at pedestrian-oriented spaces. 2. Guidelines Applicable to District ‘C’: a. Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. b. Additional lighting to provide interest in the pedestrian environment may in- clude sconces on building facades, aw- nings with down-lighting, decorative street lighting, etc. (Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) L. MODIFICATION OF MINIMUM STANDARDS: 1. The Director of the Development Ser- vices Division shall have the authority to mod- ify the minimum standards of the design regulations, subject to the provisions of RMC 4-3-110B 3 - 83 (Revised 6/05) 4-9-250D, Modification Procedures, and the following requirements: a. The project as a whole meets the in- tent of the minimum standards and guidelines in subsections E, F, G, H, I, J, and K of the design regulations; b. The requested modification meets the intent of the applicable design stan- dard; c. The modification will not have a detri- mental effect on nearby properties and the City as a whole; d. The deviation manifests high quality design; and e. The modification will enhance the pe- destrian environment on the abutting and/or adjacent streets and/or pathways. 2. Exceptions for Districts A and B: Mod- ifications to the requirements in subsections E2a and E3a of this Section are limited to the following circumstances: a. When the building is oriented to an 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) M. VARIANCE: (Reserved). (Ord. 5124, 2-7-2005) N. APPEALS: For appeals of administrative decisions made pursuant to the design regulations, see RMC 4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd. Ord. 4971, 6-10-2002; Ord. 5029, 11-24-03; Ord. 5124, 2-7-2005) 4-3-105 (Deleted by Ord. 4992, 12-9-2002) 4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS: A. PURPOSE: The purpose of this Section is to implement the urban separators policies in the Community De- sign Element of the Comprehensive Plan and the King County Countywide Planning Policies. The intent is to provide physical and visual distinctions between Renton and adjacent communities, de- fine Renton’s boundaries and create contiguous open space corridors within and between urban communities, which provide environmental, vi- sual, recreational and wildlife benefits. Urban separators shall be permanent low-density lands that protect resources and environmentally sensi- tive areas. (Ord. 5132, 4-4-2005) B. APPLICABILITY: This Section shall apply to subdivisions and build- ing permits on lands within designated urban sep- arators as shown in the urban separators maps. (Ord. 5132, 4-4-2005) 4-3-110C (Revised 6/05)3 - 84 C. URBAN SEPARATORS MAPS: 1. May Valley Urban Separator: 4-3-110C 3 - 85 (Revised 6/05) 2. Talbot Urban Separator: (Ord. 5132, 4-4-2005) 4-3-110D (Revised 6/05)3 - 86 D. ADMINISTRATION: 1. Review Process: Applications subject to urban separator regulations shall be pro- cessed as a component of the governing land use process. 2. Authority: The reviewing official shall have the authority to approve with conditions or deny proposals based on the provisions of the Urban Separator Overlay regulations. (Ord. 5132, 4-4-2005) E. URBAN SEPARATOR OVERLAY REGULATIONS: 1. Contiguous Open Space Corridor Es- tablished: A designated contiguous open space corridor is established as shown on the Urban Separators Overlay Map in subsection C of this Section. 2. Dedication of Open Space Required. a. Approval of a plat, and/or building permit on an undeveloped legal lot in the Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land area of the parcel or parcels as a non-revocable open space tract re- tained by property owner, or dedicated to a homeowners association or other suit- able organization as determined by the reviewing official. Acreage in tracts may include critical areas and/or critical area buffers. At a minimum, open space shall be connected to another contiguous open space parcel by a fifty foot (50′) cor- ridor. b. Existing residences, existing acces- sory uses and structures, existing above ground utilities located in the tract at the time of designation and new small and medium utilities shall not count toward the fifty percent (50%) gross land area calculation for open space except for storm water ponds designed with less than 3:1 engineered slopes and en- hanced per techniques and landscape requirements set forth in the publication the “Integrated Pond” King County Land and Water Resources Division. c. Approval of a building permit for an addition of three hundred (300) square feet for a primary use structure or five hundred (500) square feet for an acces- sory structure shall require recordation of a conservation easement, protective easement or tract and deed restriction on critical areas and critical area buffers lo- cated within the contiguous open space corridor pursuant to RMC 4-3-050E4, Na- tive Growth Protection Areas. d. Land dedicated as open space shall be located within the mapped contiguous open space corridor unless a modifica- tion is approved pursuant to subsection E6 of this Section. 3. Uses Allowed In Contiguous Open Space. a. Passive recreation with no develop- ment of active recreation facilities except within a municipal park. b. Natural surface pedestrian trails. c. Animal husbandry (small, medium and large); provided, that fencing is sub- ject to the conditions in subsection E3g of this Section. d. Existing residences and accessory uses and structures. e. Small and medium utilities and large underground utilities. f. Access Easements. i. Utilities easements and emer- gency service access roads may be located within contiguous open space corridors for the limited pur- pose of providing service to parcels platted after March 2005, for which there is no practical alternative way to provide service. Utilities and emer- gency service easements shall be developed with permeable surface treatment. ii. Private access easements for in- gress and egress may be located within contiguous open space in the limited instance where there is no al- 4-3-110E 3 - 87 (Revised 12/05) ternative access to a pre-existing le- gal lot, but shall not serve lots platted after March 2005. g. Fencing or similar structures and/or hedges or similar landscape features on the property or easement boundary of properties abutting and within the contig- uous open space corridor shall not create a solid barrier. Where required to protect wetlands pursuant to RMC 4-3-050E4e, fencing shall be the minimum necessary. 4. Uses in Portions of the Urban Separa- tor Outside the Established Contiguous Open Space Corridor. a. Uses shall be consistent with RMC 4-2-060 and 4-2-070B. Residential-1 Zone, one dwelling unit per net acre. b. Development shall be clustered out- side the contiguous open space corridor mapped in subsection C of this Section. 5. Standards Within Entire Urban Sepa- rator. a. Forest/vegetation clearing shall be limited to a maximum of thirty five percent (35%) of the gross acreage of the site ex- cept: i. The percentage of forest/vegeta- tion coverage may be increased to qualify for the density bonus allowed in RMC 4-2-110D. ii. The Reviewing Official may mod- ify the percentage of forest/vegeta- tion retention if determined necessary to meet the surface water retention/detention standards of sub- section E5d of this Section. iii. The Reviewing Official may ap- prove forest/vegetation clearing greater than thirty five percent (35%) of individual building sites to allow grading for a home site; provided, that: (a) A landscape plan is pro- vided for each building site showing compensating replant- ing of species with the same or better water retention and ero- sion control functions; (b) Five percent (5%) addi- tional replacement landscaping per site is provided; (c) Plant caliper is determined by the Reviewing Official to be sufficient to achieve needed wa- ter retention and erosion control functions; (d) Individual trees or stands of trees are retained when feasible. Feasibility is defined as locations and tree health sufficient to en- sure continued viability of the tree and safety of structures within the developed portion of the lot; and (e) The landscape plan pro- vides massing of plant material to create either a connection to required open space or is of suf- ficient size to create functional wildlife habitat. b. If the existing cleared area of a site, as of March 21, 2005, is greater than thirty five percent (35%), approval of a plat shall require replanting of forest/veg- etative cover. c. Forest/vegetation cover may include a combination of Northwest native vege- tation including conifer, deciduous trees and shrubs sufficient to provide water re- tention and erosion control, as deter- mined appropriate by the Reviewing Official. The Reviewing Official shall de- termine whether existing vegetation pro- vides functions to meet forest/vegetation coverage standards, and shall require additional plantings if existing vegetation is found to be insufficient. d. Stormwater management shall com- ply with the 2005 King County Surface Water Design Manual Conservation Flow Control Area Level 2 flow control stan- dards. e. Private access easements and im- provements shall be established at the 4-3-120A (Revised 12/05)3 - 88 minimum standard needed to meet public safety requirements. f. Landscape plans required in RMC 4-4-070 shall include retention/replanting plans as applicable, consistent with stan- dards and plant lists in King County De- partment of Natural Resources and Parks Water and Land Resources Divi- sion Publication “Going Native.” 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 of compliance to be made at no expense to this jurisdiction. 2. Test methods shall be as specified by RMC 4-3-050, Critical Areas Regulations, or by other recognized and accepted test stan- dards. If there are no recognized or accepted test methods for the proposed alternate, the Department Director shall determine test pro- cedures. (Ord. 4856, 8-21-2000) 4 - i (Revised 12/05) 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., hobby kennel license, parking modification, rou- tine vegetation management permit, grading, excavation and mining permits, etc.) are located in chap- ters 4-8 and 4-9 RMC. This Chapter last amended by Ord. 5159, October 17, 2005. SECTION PAGE NUMBER NUMBER 4-4-010 STANDARDS AND REVIEW CRITERIA FOR KEEPING ANIMALS . . . . . . .1 A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1. Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 a. Animal Control Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 b. Development Services Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 C. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 D. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 E. Prohibited Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 F. General Requirements for Keeping Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1. Residence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2. Shelter Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 3. Confinement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4. Health and Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 5. Animal Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 6. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 G. Additional Requirements for Hobby Kennels (Four (4) to Eight (8) Animals) . . 2 1. Fencing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 2. Waste Removal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 3. Shelter Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 4. Hobby Kennel License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 H. Additional Requirements for Kennels (Nine (9) or More Animals) . . . . . . . . . . . 2 1. Shelter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 2. Food and Bedding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 3. Waste Removal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 4. Criteria for Indoor Kennel Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 5. Criteria for Outdoor Kennel Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 I. Review Criteria for Kennels and Hobby Kennels . . . . . . . . . . . . . . . . . . . . . . . 2 J. Review Criteria for Boarding and Stables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 K. Beekeeping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1. Minimum Setback . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 2. Maintenance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 L. Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 1. Animal Replacement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 2. Transferability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 (Revised 12/05)4 - ii SECTION PAGE NUMBER NUMBER 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 B. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 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 5. Temporary Erosion Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 6. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 7. Construction Debris . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 8. Construction Activity Standards – Aquifer Protection Area (APA) Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 a. Designated Person . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 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 4 - iii (Revised 12/05) 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 (Revised 12/05)4 - iv 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 4 - v (Revised 12/05) 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 (Revised 12/05)4 - vi 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 . . . . . . . . . . . . . 18.1 4. Compliance with Zone Standards Required . . . . . . . . . . . . . . . . . . . . . . 18.1 5. Parking Lot Landscaping Requirements . . . . . . . . . . . . . . . . . . . . . . . . . 18.1 6. (Repealed) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1 7. Use of Existing Plant Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1 a. Existing Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1 b. Trees to Be Retained . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1 8. Use of Drought-Resistant Plants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1 9. Avoidance of Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1 10. Preservation of Unique Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1 11. Green River Valley Landscaping Requirements . . . . . . . . . . . . . . . . . . . 18.1 12. Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.3 13. Erosion Control Devices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.3 14. Permanent Underground Irrigation System Required . . . . . . . . . . . . . . . 18.3 E. Specific Landscape Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.3 1. Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.3 2. Soil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 3. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 4. Plants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 5. Berms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 F. Landscape Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 G. Deferral of Landscape Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 H. Amended Landscaping Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 1. Modification of Landscape Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 2. Acceptability of Requested Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . 20 3. Failure of Plan to Meet Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 I. Performance Surety Device . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 J. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 1. Maintenance Surety Device . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 2. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 3. Failure to Maintain Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 K. Damaged Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 4-4-075 LIGHTING, EXTERIOR ON-SITE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1 D. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1 4 - vii (Revised 1/05) SECTION PAGE NUMBER NUMBER E. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1 1. Building Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1 2. Parking Lot or Display Lot Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1 F. Modifications of Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2 G. Variances to Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2 H. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2 4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS . . . . . . . . . . . . . . .20.2 A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2 B. Scope of Parking, Loading and Driveway Standards . . . . . . . . . . . . . . . . . . . 21 1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 a. Within the Downtown Core . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 b. Outside the Downtown Core . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 2. Conformance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 3. Plans Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 4. Future Changes to Parking Arrangement . . . . . . . . . . . . . . . . . . . . . . . . . 21 5. Timing for Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 a. Building Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 b. Requirements Prior to Occupancy Permit . . . . . . . . . . . . . . . . . . . . . . 21 c. Requirements Prior to Business License Issuance . . . . . . . . . . . . . . . 21 C. Downtown Core Area Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 2. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 a. Calculation of Number of Parking Spaces – Fractions . . . . . . . . . . . . 23 b. Measurement of Distance – Method . . . . . . . . . . . . . . . . . . . . . . . . . . 23 c. Measurement of Seat Width – Benches and Pews . . . . . . . . . . . . . . . 23 E. Location of Required Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 1. On-Site Parking Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 a. Detached, Semi-Attached and Two (2) Attached Dwellings . . . . . . . . 23 b. Attached Dwellings Greater Than Three (3) Units . . . . . . . . . . . . . . . . 23 c. Boat Moorages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 d. Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 2. Off-Site Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 b. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 c. Additional Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 d. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 e. Maximum Distance to Off-Site Parking Area . . . . . . . . . . . . . . . . . . . . 24 f. Transportation Management Plan Exception . . . . . . . . . . . . . . . . . . . 24 3. Joint Use Parking Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 b. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 c. Maximum Distance to Joint Use Parking . . . . . . . . . . . . . . . . . . . . . . . 24 d. Special Provisions for Subdivision of Shopping Center . . . . . . . . . . . . 24 F. Parking Lot Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 1. Maneuvering Space/Use of Public Right-of-Way . . . . . . . . . . . . . . . . . . . 24 2. Maximum Parking Lot and Parking Structure Slopes . . . . . . . . . . . . . . . . 25 (Revised 1/05)4 - viii SECTION PAGE NUMBER NUMBER 3. Access Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 4. Linkages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 5. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 6. Fire Lane Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 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 l. 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 4 - viii.1 (Revised 1/05) SECTION PAGE NUMBER NUMBER 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 3. Marking Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1 4. Wheel Stops Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1 5. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1 H. Landscape Maintenance Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1 1. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1 2. Periodic Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1 3. Maintenance Bonds and Charges Authorized . . . . . . . . . . . . . . . . . . . . . 34.1 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 (Revised 1/05)4 - viii.2 This page left intentionally blank. 4 - ix (Revised 4/04) 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 (Revised 4/04)4 - x 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 4 - xi (Revised 1/05) SECTION PAGE NUMBER NUMBER l. 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 (Revised 1/05)4 - xii 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 . . . . . . . . . . . . . . . . . . . 50.1 4. Type and Number of Permanent Signs Allowed . . . . . . . . . . . . . . . . . . . . . 51 a. Residential/Churches/Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 b. Nonresidential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 5. Size, Height and Locations Allowed for Permanent Signs for Nonresidential Uses Based Upon Sign Type . . . . . . . . . . . . . . . . . . . . . . . 54 a. Freestanding Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 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 4 - xiii (Revised 4/04) 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 (Revised 4/04)4 - xiv 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 l. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2 6. Event Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2 a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2 b. Types of Event Signage Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2 c. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2 d. Time Limitations and Applicability – Grand Openings and Event Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2 e. Placement Limitations for Event Signs . . . . . . . . . . . . . . . . . . . . . . . 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 4 - xiv.1 (Revised 4/04) 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 (Revised 4/04)4 - xiv.2 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 4 - xv (Revised 6/05) 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 (Revised 6/05)4 - xvi 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 l. 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 CUTTING AND LAND CLEARING REGULATIONS . . . . . . . . . . . . . . .84 A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 C. Allowable Tree Cutting 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 Cutting Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85 10. Landscaping or Gardening Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 11. Operational Mining/Quarrying . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 12. Modification of Existing Utilities and Streets (not otherwise exempted by RMC 4-3-050C7) 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. Authority and Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 F. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 4 - xvii (Revised 6/05) SECTION PAGE NUMBER NUMBER 1. Land Development Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 2. Permit Required for Routine Vegetation Management on Undeveloped Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 3. Permit Required to Use Mechanical Equipment . . . . . . . . . . . . . . . . . . . . 87 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. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87 2. Applicability, Performance Standards and Alternates . . . . . . . . . . . . . . . . 88 3. General Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88 4. Tree Preservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88 a. Ability to Condition Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88 b. Clearing – Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88 5. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88 6. Restrictions for Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88 7. Tree/Ground Cover Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88 8. Protection Measures During Construction . . . . . . . . . . . . . . . . . . . . . . . . . 89 a. Tree Protection Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 b. Drip Line . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 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 A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90 B. Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90 C. Exemption for Amateur Radio, Receive Only Antennas . . . . . . . . . . . . . . . . . 90 D. Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90 E. Compliance with Telecommunications Act of 1996 . . . . . . . . . . . . . . . . . . . . 90.1 F. Standards and Requirements for All Types of Wireless Communications Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90.1 1. Equipment Shelters or Cabinets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90.1 2. Visual Impact . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90.1 3. Screening of Accessory Equipment Shelters and Cabinets . . . . . . . . . . 90.1 4. Maximum Noise Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90.1 5. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 6. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 7. Advertising Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 8. Building Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 9. Radio Frequency Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 G. Standards for Specific Types of Wireless Facilities . . . . . . . . . . . . . . . . . . . . . 91 H. Airport Restrictions – Notice To FAA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 I. Obsolescence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 (Revised 6/05)4 - xviii SECTION PAGE NUMBER NUMBER 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 4-4-010F 4 - 1 (Revised 3/03) 4-4-010 STANDARDS AND REVIEW CRITERIA FOR KEEPING ANIMALS: A. PURPOSE AND INTENT: Since the nature of growth generates greater competition by both humans and animals for available space, it is imperative that growth and the keeping of animals be located appropriately and managed effectively to ensure compatibility and harmony. In particular, animals need to be monitored to lessen the impacts of noise, odor, and potential nuisance not only on-site but more particularly to adjacent properties. Animal owners keep their animals for a variety of reasons includ- ing, but not limited to, companionship, affection and protection. In order that the keeping of ani- mals may coexist harmoniously with adjacent and abutting uses, regulations are necessary. B. AUTHORITY: 1. Responsibility: Responsibility for en- forcement of the provisions of this Section shall be as follows: a. Animal Control Officer: All those matters related to care, maintenance, and individual licensing. b. Development Services Division: All those matters concerning land use and zoning. Any doubt regarding respon- sibility will be administratively deter- mined. C. APPLICABILITY: The keeping of animals by an owner/tenant where permitted in the zoning districts shall com- ply with the requirements of this Section. These regulations shall apply to existing and future cases where an owner/tenant is keeping animals. D. EXEMPTIONS: Household pets as defined in RMC 4-11-160 are a permitted use in all zones in the City and as such are not regulated by this Section provided they number three (3) or less. (Amd. Ord. 4999, 1-13-2003) E. PROHIBITED ANIMALS: See RMC 6-6-12. F. GENERAL REQUIREMENTS FOR KEEPING ANIMALS: 1. Residence: It is assumed that an animal owner either lives on the property where an animal is kept or has arranged with a tenant to care for the animal. 2. Shelter Location: Shelter shall be pro- vided in clean structures located a minimum of twenty five feet (25′) from any property line unless otherwise specified in RMC 4-4-010G and H, Additional Requirements for Hobby Kennels (Four (4) to Eight (8) Animals), or Additional Requirements for Kennels (Nine (9) or More Animals). Private barns and sta- bles shall be located a minimum of fifty feet (50′) from any property line. All structures, corrals, feeding, exercising, training, riding or other facilities associated with commercial horse and pony boarding, riding stables, and schools shall be located a minimum of fifty feet (50′) from any property line. 3. Confinement: All animals shall be kept and maintained in a manner which confines their movement and activity to the premises of the owner/tenant. 4. Health and Safety: All animals shall be kept in such a manner so as not to create any objectionable noise, odor, or otherwise cause to annoy or become a public nuisance to the health, safety or general welfare of any per- son. 5. Animal Waste: Animal waste shall be properly disposed of, and any accumulated animal waste must not be stored within the shelter setback area. Steps must be taken to minimize odor and the potential for the infes- tation of insects or the spread of disease. Any storage of animal waste must not constitute a nuisance as defined in chapter 1-3 RMC. 6. Fencing: Electric and barbed wire fences may be used to confine animals pro- vided the conditions of RMC 4-4-040, Fences and Hedges, are met. 4-4-010G (Revised 3/03)4 - 2 G. ADDITIONAL REQUIREMENTS FOR HOBBY KENNELS (FOUR (4) TO EIGHT (8) ANIMALS): 1. Fencing Required: All open-run areas shall be surrounded by a six foot (6′) fence lo- cated a minimum of ten feet (10′) from all property lines. 2. Waste Removal: Provision shall be made for the removal of animal and food wastes, to keep the kennel free from the in- festation of insects or rodents or disease, and from obnoxious or foul odors. 3. Shelter Location: Shelter shall be pro- vided in clean structures located only in the rear yard unless the Development Services Division, based upon information provided by an owner/tenant, determines that a side yard would be a better location for the shelter. The shelter shall be located ten feet (10′) from side and rear property lines. 4. Hobby Kennel License: A hobby kennel license is required per RMC 4-9-100. H. ADDITIONAL REQUIREMENTS FOR KENNELS (NINE (9) OR MORE ANIMALS): 1. Shelter: Shelter shall be provided for an- imals in clean structures which shall be kept structurally sound, maintained in good repair, contain the animals, and restrict entrance of other animals. These structures, together with associated runs, shall be located a mini- mum of fifty feet (50′) from any property line and must be located in a rear yard. 2. Food and Bedding: Suitable food and bedding shall be provided and stored in facil- ities adequate to provide protection against infestation or contamination by insects or ro- dents. Refrigeration shall be provided for the protection of perishable foods. 3. Waste Removal: Provision shall be made for the removal of animals and food wastes, bedding, and debris disposal in order to keep the kennel free from the infestation of insects, rodents, or disease and from obnox- ious or foul odors. 4. Criteria for Indoor Kennel Facilities: Applicants for kennels must show that indoor facilities have a sufficient heating and cooling system to provide a moderate temperature throughout the year; a sufficient ventilation system to circulate the air; an adequate natu- ral or artificial lighting system to allow inspec- tion and cleaning at any time of the day and that interior wall and ceiling surfaces are con- structed of materials which are resistant to the absorption of moisture and odors. 5. Criteria for Outdoor Kennel Facilities: Outdoor facilities will be constructed to pro- vide shelter from the weather and associated elements while providing sufficient space for animal movement and exercise. Adequate drainage must be provided to prevent water buildup and subsequent damage and to facil- itate waste removal. Adequate fences or re- taining walls must be constructed to contain animals and prevent intrusion by others. I. REVIEW CRITERIA FOR KENNELS AND HOBBY KENNELS: Special review criteria for all types of kennels to be considered by the Reviewing Official are in- cluded in RMC 4-9-100F. J. REVIEW CRITERIA FOR BOARDING AND STABLES: For uses such as commercial horse and pony boarding, riding stables, and schools the condi- tional use criteria of RMC 4-9-030 shall be appli- cable. K. BEEKEEPING: 1. Minimum Setback: Hives shall be lo- cated a minimum of twenty five feet (25′) from 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- dred feet (100′) from public and/or private rights-of-way or access easements. 2. Maintenance Standards: a. Hives shall be maintained to avoid overpopulation and minimize swarming, for example by requeening regularly, so as not to become a nuisance. b. Hives shall be marked or identified to notify visitors. 4-4-030B 4 - 3 (Revised 1/05) L. NONCONFORMING USES: In cases where the keeping of animals does not comply with these regulations, the situation shall be classified as a nonconforming use. The owner/ tenant shall be allowed to keep the number of an- imals existing at the time the Section became ef- fective (7-15-1985). 1. Animal Replacement: Property owners/ tenants who lose an animal after the effective date of this Section shall not be allowed to re- place the animal with a similar type of animal. 2. Transferability: Furthermore, for the purposes of this Code, nonconforming use rights belong to a property owner and are not attached to the property and therefore are not transferable from one property owner to an- other with the sale of the property. M. VIOLATIONS AND PENALTIES: 1. Compliance with Current Code Regu- lations: In those situations where the keep- ing of animals does not comply with these regulations and the situation is not classified as a nonconforming use, then the owner shall have to comply with the Code regulations. 2. Fines: Violation of land use permits granted are subject to fines established in this Code. All other violations of police regula- tions shall be administered in accordance with Chapter 6-6 RMC, Animals and Fowl at Large. (Ord. 3927, 7-15-1985; Ord. 4351, 5-4-1992; Amd. Ord. 4963, 5-13-2002) 4-4-020 COMPREHENSIVE PLAN IMPLEMENTATION: (Reserved) 4-4-030 DEVELOPMENT GUIDELINES AND REGULATIONS – GENERAL: A. INTENT: It is the intent of this Section to provide the City, especially the Development Services Division and the Hearing Examiner, with criteria to make consistent and rational land use recommenda- tions and decisions that (1) place the public health, safety and welfare paramount; (2) recog- nize property rights; (3) promote aesthetics, amenities and good design; (4) minimize incom- patibility of adjacent uses; (5) minimize pollution; (6) contain adverse impacts on-site; (7) make consistent and rational decisions and recommen- dations. Furthermore it is the intent of this Section to comply with the various resolutions, codes and ordinances of the City and the State Environmen- tal Policy Act, as amended. B. ADOPTION BY REFERENCE: The goals, objectives, and policies as set forth in the following documents and related studies or documents are presently in force or as modified from time to time are hereby incorporated by ref- erence and shall be considered as if fully set forth herein: Cedar River Master Plan Comprehensive Solid Waste Management Plan Green River Valley Plan Fire Department Master Plan Airport Master Plan King County Stormwater Management Man- ual Comprehensive Park, Recreation and Open Space Plan Comprehensive Water System Plan Long Range Wastewater Management Plan King County Comprehensive Housing Afford- ability Strategy (CHAS) Shoreline Master Program King County Solid Waste Management Plan Countywide Planning Policies Six-Year Transportation Improvement Plan Street Arterial Plan Traffic Mitigation Resolution and Fee Parks Mitigation Resolution and Fee 4-4-030C (Revised 1/05)4 - 4 Fire Mitigation Resolution and Fee Comprehensive Plan C. CONSTRUCTION STANDARDS: 1. Haul Routes: A construction plan indi- cating haul routes and hours, construction hours, and a traffic control plan must be sub- mitted to the Development Services Division for approval prior to a construction permit be- ing issued. 2. Haul Hours: Haul hours shall be re- stricted to the hours between eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Mon- day through Friday unless otherwise ap- proved in advance by the Development Services Division. 3. Permitted Work Hours in or Near Res- idential Areas: Construction activities that require construction or building permits and that are conducted in residential areas or within three hundred feet (300′) of residential areas shall be restricted to the following hours: a. Single Family Remodel or Single Family Addition Construction Activi- ties: Single family remodel or single fam- ily addition construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and ten o’clock (10:00) p.m., Monday through Friday. Work on Saturdays and Sundays shall be restricted to the hours between nine o’clock (9:00) a.m. and ten o’clock (10:00) p.m. b. Commercial, Multi-Family, New Single Family and Other Nonresiden- tial Construction Activities: Commer- cial, multi-family, new single family and other nonresidential construction activi- ties shall be restricted to the hours be- tween seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 4. Emergency Extensions to Permitted Work Hours: The Development Services Di- vision Director is authorized to grant an ex- tension of working time during an emergency. An emergency shall include but is not limited to natural and manmade disasters. 5. Temporary Erosion Control: Tempo- rary erosion control must be installed and maintained for the duration of the project. This work must comply with the 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 31st 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) pounds shall be considered equal to one gal- lon. a. Designated Person: There shall be a designated person on site during oper- ating hours who is responsible for super- 4-4-030D 4 - 5 (Revised 1/05) vising the use, storage, and handling of hazardous materials and who shall take appropriate mitigating actions necessary in the event of fire or spill. b. Secondary Containment: Hazard- ous material storage, dispensing, and re- fueling areas and, to the extent possible, use and handling areas shall be provided with secondary containment in accor- dance with RMC 4-3-050H2d(i), Second- ary Containment – Zones 1 and 2. c. Securing Hazardous Materials: Hazardous materials left on site when the site is unsupervised must be inaccessible to the public. Locked storage sheds, locked fencing, locked fuel tanks on con- struction vehicles, or other techniques may be used if they will preclude access. d. Removal of Leaking Vehicles and Equipment: Construction vehicles and stationary equipment that are found to be leaking fuel, hydraulic fluid, and/or other hazardous materials shall be removed from the site and the aquifer protection area or repaired in place as soon as pos- sible and may remain on the site in the in- terim only if leakage is completely contained. e. Flammable and Combustible Liq- uids – Storage and Dispensing: Stor- age and dispensing of flammable and combustible liquids from tanks, contain- ers, and tank vehicles into the fuel and fluid reservoirs of construction vehicles or stationary equipment on the construction site shall be in accordance with these standards and the Uniform Fire Code Section 7904.2, as adopted or amended by the City. f. Clean-Up Equipment and Sup- plies: Equipment and supplies adequate for the immediate clean-up of the worst case release shall be stored on the con- struction site in close proximity to hazard- ous materials. g. Unauthorized Releases: Unautho- rized releases as defined in RMC 4-11-210, Definitions U, shall immedi- ately be contained, reported, and cleaned up as required by RMC 4-9-015G, Unauthorized Releases. Con- taminated soil, water, and other materials shall be disposed of according to state and local requirements. h. Application of Pesticides and Fer- tilizer: Application of pesticide and fertil- izer shall be in accordance with the requirements of RMC 4-3-050H3, Use of Pesticides and Nitrates – APA Zones 1 and 2. i. Hazardous Materials Management Statement: A hazardous materials man- agement statement as described in RMC 4-8-120D8, Definitions H, Hazardous Materials Management Statement, shall be submitted to and approved by the De- partment prior to issuance of a permit regulating construction activity in the APA. D. OFF-SITE IMPROVEMENTS: 1. Improvements Required: Whenever a building permit is applied for under the provi- sions of this Code for new construction of a multiple dwelling consisting of three (3) or more units, public assembly, commercial or industrial structure or alteration of an existing structure of said type, in excess of fifty thou- sand dollars ($50,000.00), then the person applying for such building permit shall simul- taneously make application for a permit, as an integral part of such new construction or alteration thereof, for the building and instal- lation of certain off-site improvements, includ- ing but not limited to water mains, drainage, sanitary sewer, all improvements required by the street improvement regulations and the subdivision regulations and all necessary ap- purtenances. Such off-site improvements (except traffic signalization systems) shall ex- tend the full distance of such property to be improved upon and sought to be occupied as a building site or parking area for the afore- said building purposes and which may adjoin property dedicated as a public street. Traffic signalization off-site improvements shall be installed pursuant to the provisions of the subdivision regulations. 2. Design Standards: All sidewalks shall be constructed to the City standards and con- form to standard specifications for municipal 4-4-030E (Revised 1/05)4 - 6 public works constructions, commonly known as APWA Standards. Street width and standards for construction shall be specified by the Administrator of the Planning/Building/Public Works Department. All plans and specifications for such improve- ments are to be submitted at time such appli- cation for a permit is made. 3. Permits Required: All permits required for the construction of these improvements shall be applied for and obtained in the same manner, and with fees and conditions as specified in RMC Title 9, Public Ways and Property, relating to excavating or disturbing streets, alleys, pavement or improvements. E. CONSTRUCTION OF IMPROVEMENTS REQUIRED PRIOR TO PERMANENT OCCUPANCY PERMIT ISSUANCE: There is hereby added an additional condition to the issuance of any permanent occupancy per- mit. No permanent occupancy permit shall be granted until all on- and off-site improvements re- quired of the project shall be constructed and ap- proved by the City or alternatively deferred or waived pursuant to RMC 4-9-060 or 4-9-250C. F. DEFERRAL OF REQUIRED IMPROVEMENTS: See RMC 4-9-060. G. CHANGE OF USE AND NEW CONSTRUCTION REQUIRES CERTIFICATE OF OCCUPANCY: 1. Certificate of Occupancy Required: No vacant land shall be occupied or used and no building hereafter erected shall be occupied or used, nor shall the use of a building be changed from a use limited to one district to that of any other district as defined by this Ti- tle until a certificate of occupancy shall have been issued by the Building Inspector. Certif- icate of occupancy for the use of vacant lands or the change in the use of land as herein pro- vided shall be applied for before any such land shall be occupied or used, and a certifi- cate of occupancy shall be issued within ten (10) days after the application has been made, providing such use is in conformity with the provisions of these regulations. 2. Application Required Prior to Permit- ting Excavation: No permit for excavation for any building shall be issued before the ap- plication has been made for certificate of oc- cupancy. See also RMC 4-9-130, Occupancy Permits. 3. Certificate of Use Available Upon Re- quest: Upon a written request of the owner, the Building Inspector shall issue a certificate of occupancy for any building or land existing at the time this Code takes effect, certifying, after inspection, the use of the building or land and whether such use conforms to the provisions of the Code. Where a plat as above provided is not already on file, an ap- plication for a certificate of occupancy shall be accompanied by a survey in duplicate form such as is required for a permit. H. USE OF EXISTING STRUCTURES DURING CONSTRUCTION OF NEW STRUCTURES: 1. Conditionally Authorized: When an ex- isting structure or use is being replaced else- where on a lot, the structure being replaced, if remaining during the interim, shall not be considered as countable or measurable de- velopment under the provisions of this Code when: a. The structure has been condemned as a threat to the public health, welfare, or safety and cannot be reoccupied; or b. The applicant has provided the City with sureties and/or other devices satis- factory to the City Attorney to ensure compliance with lot coverage and other possible requirements prior to the issu- ance of a certificate of occupancy for the replacement structure(s), or within a rea- sonable period thereafter. 2. Exception for Public Owned or Oper- ated Uses: Unless the Council or Hearing Examiner makes a determination that such a surety device should be provided, no such device shall be required for a public owned or operated use having a “P” suffix designation. 4-4-040D 4 - 6.1 (Revised 6/05) I. HABITATION OF TRAVEL TRAILERS OR RECREATIONAL VEHICLES: Except as authorized in RMC 4-9-240, Temporary Use Permits, recreational vehicles, travel trailers, tents, or other temporary shelters shall not be used for habitation. (Ord. 1472, 12-18-1953; Ord. 3106, 1-24-1977; Ord. 3483, 11-10-1980; Ord. 3592, 12-14-1981; Ord. 4523, 6-5-1995; Ord. 4527, 6-12-1995; Ord. 4546, 7-24-1995; Ord. 4703, 2-2-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004) 4-4-040 FENCES AND HEDGES: A. PURPOSE: These regulations are intended to regulate the material and height of fences and hedges, partic- ularly in front yards and in yards abutting public rights-of-way, in order to promote traffic and pub- lic safety and to maintain aesthetically pleasing neighborhoods. The following regulations are in- tended to provide and maintain adequate sight distance along public rights-of-way at intersec- tions and to encourage safe ingress and egress from individual properties. These regulations also encourage the feeling of spaciousness along neighborhood streets and minimize the closed city atmosphere which tall fences along public rights-of-way can create. B. APPLICABILITY: The provisions and conditions of this Section reg- ulating height are not applicable to fences or bar- riers required by State law or by the zoning provisions of this Code to surround and enclose public safety installations, school grounds, public playgrounds, private or public swimming pools and similar installations and improvements. 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: 1. Fence Height – Method of Measure- ment: The height shall be measured from the 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 from the top surface of the wall to the ground on the high side of the wall. 2. Berms: A berm may not be constructed with a fence on it unless the total height of the berm plus the fence is less than the maximum height allowable for the fence if the berm were not present. 3. Grade Differences: Where the finished grade is a different elevation on either side of a fence the height may be measured from the side having the highest elevation. 4. City May Require Modification: Where a traffic vision hazard is created, the City may require a modification to the height limitations and location of fences, hedges or walls to the degree necessary to eliminate the hazard. D. STANDARDS FOR RESIDENTIAL USES: 1. Height Limitations for Interior Lots: a. Front Yard Setbacks: Fences, walls or hedges a maximum of forty eight inches (48″) in height may be allowed within the required front yard subject to these provisions. b. Side Lot Lines: Fences, walls or hedges on interior lot lines of required front yards shall not exceed forty eight inches (48″) in height. Fences, walls or hedges on interior side lot lines not within required front yards may be a maximum of seventy two inches (72″) in height. c. Rear Lot Line: A fence or hedge a maximum of seventy two inches (72″) may be located on the rear lot line. 4-4-040D (Revised 6/05)4 - 6.2 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 4-4-040E 4 - 7(Revised 3/06) part of the clear vision area. Fences, walls, or hedges a maximum of forty eight inches (48″) in height may be allowed within any part of the front yard setback when located outside of any clear vision area on said lot. b. Interior Side Lot Line: Fences, walls or hedges a maximum of seventy two inches (72″) in height may be located on interior side lot lines to the point where 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: Fences, walls or hedges a maximum of forty two inches (42″) in height within any clear vision area and forty eight inches (48″) in height elsewhere. d. Rear Lot Line: Fences, walls, or hedges a maximum of seventy two inches (72″) in height may be located along the rear lot line except the fence shall be limited to forty eight inches (48″) in height where they intersect the width of the required side yard setback of the side street and where the fence abuts the front yard of an interior lot. 3. Gate Required: Residential fences, walls or hedges along rear lot lines of interior lots abutting alleys shall contain an access gate to the alley. 4. Electric Fences: Electric fences are per- mitted by special review in all residential zones in cases where large domestic animals are being kept provided additional fencing or other barrier is erected along the property lines. E. STANDARDS FOR COMMERCIAL, INDUSTRIAL AND OTHER USES: 1. Location and Maximum Height: A max- imum of eight feet (8′) anywhere on the lot provided the fence does not stand in or in front of any required landscaping or pose a traffic vision hazard. 2. Electric Fences: All electric fences shall be posted with permanent signs a minimum of thirty six (36) square inches in area at inter- vals of fifteen feet (15′) stating that the fence is electrified. Electric fences and any related equipment and appliances must be installed in accor- dance with the manufacturer’s specifications and in compliance with the National Electrical Code. 3. Barbed Wire Fences: Barbed wire may only be used on top of fences at least six feet (6′) high for commercial, industrial, utility and public uses. 4-4-040F (Revised 3/06)4 - 8 4. Bulk Storage Fences: See RMC 4-4-110. 5. Special Provisions: Fences for mobile home parks, subdivisions or planned urban development and for sites which are mined, graded or excavated may vary from these regulations as provided in the respective code sections. (Ord. 5153, 9-26-2005) F. ADMINISTRATIVE REVIEW OF VARIATION FROM HEIGHT RESTRICTIONS: A property owner wishing to vary the height re- strictions or placement of a fence or hedge on a lot may make written application to the Develop- ment Services Division for an administrative re- view of the situation. The Department’s staff shall review the application and prepare a written de- termination based upon criteria listed in these regulations. G. SPECIAL ADMINISTRATIVE FENCE PERMITS: 1. Fences Eligible for Administrative Re- view Process: Persons wishing to have one of the following types of fences may submit a letter of justification, site plan and typical ele- vation together with the permit fee to the Planning/Building/Public Works Department: a. Fences exceeding forty eight inches (48″) within front yard or side yards along a street setback but not within a clear vi- sion area. b. Electric fences. 2. Evaluation Criteria: The Development Services Division may approve the issuance of special fence permits provided that the fol- lowing objectives can be met: • The proposed fence improves the privacy and security of the adjoining yard space; • The proposed fence does not detract from the quality of the residential en- vironment by being out of scale or creating vast blank walls along public roadways; • The proposed fence compliments the environment it serves in an aestheti- cally pleasing manner; and • The proposed fence does not present a hazard to vehicular or pe- destrian traffic. a.Acceptable Measures to Meet Cri- teria: Fences located within the front or side and/or rear yard along a street set- back may be a maximum of seventy two inches (72″) in height, provided the eval- uation criteria are met. Acceptable mea- sures to achieve these criteria include, but are not limited to the following: • Permanent landscaping along the front of the fence; • Quality fence material, such as cedar fencing; • Modulation of the fence; • Similar design and material as other fences in the surrounding neighbor- hood; • Increased setbacks from the adja- cent sidewalk; • Ornamental materials or construction treatment, such as wrought iron; • Orientation of the finished face of the fence toward the street; and • Other comparable construction or design methods. b.Clear Vision Area: The fence pro- posed for special permits must have no portion in the clear vision area over forty two inches (42″) in height. The location and height of the fence must not obstruct views of oncoming traffic, or views from driveways. (Amd. Ord. 5008, 4-28-2003) H. COMPLIANCE: Fences which do not comply with these regula- tions must be brought into compliance within six (6) months from the date of notice of fence viola- tion from the City. (Ord. 4056, 4-13-1987) 4-4-050B 4 - 8.1 (Revised 7/03) 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. (Revised 7/03)4 - 8.2 This page left intentionally blank. 4-4-060C 4 - 9 (Revised 12/05) Signs may only be placed on property owned by the person conducting the sale or on prop- erty where an owner gives consent to post such sign. All such signs shall be removed twenty four (24) hours after the sale is com- pleted. 5. Special Restriction for Self Storage Uses in RM-F Zone: No garage, yard, or es- tate sales are allowed from leased storage units. (Ord. 4736, 8-24-1998) C. VIOLATIONS OF THIS SECTION AND PENALTIES: Any person in violation of this Section shall be in- formed in writing of the violation and shall be given fourteen (14) days to comply with this Sec- tion. Following this action, if a subsequent garage sale is conducted in violation of this Section, each day the sale is conducted shall be considered a separate violation and shall be subject to the fol- lowing penalty. Any person conducting any “garage sale” as de- fined herein in RMC 4-11-070 without being prop- erly licensed therefor or who shall violate any of the other terms and regulations of this Section shall be guilty of a misdemeanor subject to RMC 1-3-1. (Ord. 4493, 1-23-1995; Ord. 5159, 10-17-2005) 4-4-060 GRADING, EXCAVATION AND MINING REGULATIONS: A. PURPOSE: It is the purpose of this Section to: 1. Provide a means of regulating mining, excavation and grading to promote the health, safety, morals, general welfare and esthetics in the City of Renton. 2. Promote the progressive rehabilitation of mining, excavation and grading sites to a suit- able new use. 3. Protect those areas and uses in the vicin- ity of mining, excavation and grading activi- ties against detrimental effects. 4. Promote safe, economic, systematic and uninterrupted mining, excavation and grading activities within the City of Renton. B. SCOPE: 1. Applicability: All mining, excavation and grading activities within the City of Renton shall be subject to the terms and conditions of this Section. All such activities shall be further in compliance with chapter 78.44 RCW and subject to the terms of this Section. 2. Application Required for Existing Ac- tivities: The owner or operator of such activ- ities in the City at the time of the adoption of this Section shall make the initial application within thirty (30) days and the entire applica- tion within ninety (90) days of the effective date of this Section. 3. Application Required for Activities Annexed into City: The owner or operator of such activities annexed subsequent to the adoption of this Section shall make the initial application within thirty (30) days and the en- tire application within ninety (90) days from the date of annexation. 4. Time for Compliance: All such existing activities shall comply fully with all provisions of this Section within the period of time estab- lished by this Section except such activities which are not existing at the date of the adop- tion of this Section shall conform to all provi- sions of this Section prior to the beginning of their operation. C. GENERAL: 1. Landscaping: Existing vegetation in any required setback shall be preserved or land- scaping shall be planted to prevent erosion and reduce the dust, mud and noise gener- ated on the proposed reuse of the site. Around the periphery of the site, except where the proposed reuse of the site requires the lack of vegetation, the applicant shall landscape in such a manner as to result in reasonable screening. Trees planted shall be at least four feet (4′) in height. In those areas that have been rehabilitated and are desig- nated to be planted according to the pro- posed reuse of the site, the appropriate plantings shall be done as soon as possible to provide mature plants for the new use. 2. Screening: With the exception of offices, every effort shall be made to screen effec- tively all structures and activities to minimize 4-4-060D (Revised 12/05)4 - 10 detrimental effects on adjacent property. Screening may include but is not limited to landscaping, berms with landscaping, and a screening fence. 3. Natural Stream Courses: Every effort shall be made to preserve perennial and in- termittent streams and their surrounding veg- etation. (Ord. 2820, 1-14-1974, eff. 1-19-1974) 4. Hydroseeding Required: Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appro- priate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the 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 31st of each year. The Devel- opment Services Division’s approval of this work is required prior to final inspection and approval of the permit. (Ord. 4703, 2-2-1998) 5. Conformance with RCW: This Section conforms to the requirements of chapter 78.44 RCW which regulates surface mining in the State of Washington. (Ord. 2820, 1-14-1974, eff. 1-19-1974) 6. Notification of Noncompliance: It shall be the responsibility of the certifying engineer on any grading project to advise immediately any discrepancies, hazardous conditions or problems affecting safety and stability of the project to the person in charge of the grading work and subsequently in writing to the grad- ing operator and to the Building Department. Recommendations for corrective measures, if necessary, shall be provided in the correc- tion notices. 7. Transfer of Responsibility for Work: If at any time the grading operator changes the certifying engineer or a different ownership or responsible party occurs, the operator shall notify the Building Department in writing within ten (10) days and shall specify the new civil engineer or owner. The owner or grading operator shall not be relieved of any respon- sibility relative to the safety and conduct of a grading operation by virtue of changing engi- neering advisors. 8. Stop Work Order: Should hazardous conditions occur in either engineered grading or regular grading, the Building Department inspector shall have the responsibility and authority to issue a partial or total stop work order. 9. Emergency Permits: Upon application to the Development Services Division, sup- ported by those plans adequate for the Direc- tor of the Development Services Division to make a decision, there may be declared an emergency and the Director may issue an emergency fill and grade permit. In order for there to be declared an emergency, there must be a declaration from a State or Federal regulatory agency that an emergency condi- tion exists that threatens public safety, health or welfare, or the Development Services Divi- sion Director must be presented with inde- pendent evidence that there exists an emergency that imminently threatens public safety, health or welfare, and further that there exists inadequate time to obtain a fill and grade permit. Before the emergency per- mit can be issued, the Director must ensure that environmental review has been com- pleted by the Environmental Review Commit- tee or is under the supervision of a Federal or State agency that has conducted environ- mental review. As part of any emergency grading, the applicant for an emergency per- mit must provide a disposal plan of the mate- rials satisfactory to the Director, including routing of any vehicles transporting any con- taminated, dangerous or toxic materials. Any fill to be installed must comply with the re- quirements of this Section concerning the contents of the fill. An emergency fill and grading permit shall be for the minimum time and minimum volume necessary to avoid the emergency. (Ord. 4102, 12-14-1987, eff. 12-19-1987) D. BOND REQUIRED TO COVER COSTS OF REHABILITATION: The Development Services Division shall require bonds amounting to one and one-half (1-1/2) times the estimated cost of rehabilitation to as- sure that the work, if not completed or proceeding in accordance with the approved plans and spec- ifications, shall be corrected. Such a bond shall be approved by the City Attorney and filed with 4-4-060J 4 - 13 (Revised 6/05) made disasters. (Ord. 3592, 12-14-1981, Amd. Ord. 4703, 2-2-1998) 7. Compliance with Pollution Control Regulations: Discharge of materials into the air or water shall be subject to the require- ments of the appropriate governing agency. (Ord. 2820, 1-14-1974, eff. 1-19-1974) 8. Control of Dust and Mud: Activities shall be operated so as to reduce dust and mud to a minimum. Unless otherwise speci- fied by the Public Works and Building Depart- ments, operations shall be conducted in accordance with the following standards: a. Access Roads: Access roads shall be maintained in a condition that confines the mud and dust to the site. Such roads shall be improved to a width sufficient to permit the unhindered movement of emergency vehicles. One-way roads shall have by-pass routes to permit the movement of emergency vehicles. b. Dozing and Digging: Dozing, dig- ging, scraping and loading of excavated materials shall be done in a manner which reduces to the minimum level pos- sible the producing of dust and mud. (Ord. 2820, 1-14-1974, eff. 1-19-1974, Amd. Ord. 3592, 12-14-1981) 9. Soil Erosion and Sedimentation: Soil erosion and sedimentation shall be confined to the site by such means as a temporary cover of vegetation, mulches, diversions, sedimentation ponds or other acceptable methods. No toxic materials shall be allowed to wash from the site or be discharged into re- ceiving watercourses. (Amd. Ord. 4963, 5-13-2002) 10. Appearance: All activities under the ju- risdiction of this Section shall be operated and maintained in a neat and orderly manner, free from junk, trash, or unnecessary debris. Buildings shall be maintained in a sound con- ditions, in good repair and appearance. Sal- vageable equipment stored in a nonoperating condition shall be suitably screened or ga- raged. Landscaping adjacent to and around the main entrance(s) and office shall be suffi- ciently watered and cared for to insure its health and well-being. I. SURFACE WATER: 1. Polluted or Stagnant Water Prohib- ited: Under no circumstances shall stagnant or polluted waters be permitted in any site. Should these waters accumulate, remedial measures such as draining or backfilling shall be taken as corrective action. Backfill mate- rial shall be placed to a point one foot above the water table. 2. Minimum Lake Depth: Lakes formed in areas which may be used for recreational purposes shall be of such depth that shall in- hibit the growth of vegetative matter in the water. A minimum two foot (2′) depth of water shall be maintained in these areas. The res- toration of any site which results in the forma- tion of a lake shall be the result of careful planning and shall take into consideration all factors which contribute to the ultimate ecol- ogy of the site. 3. Maximum Bank Slopes Adjacent to Lake: All banks, adjacent to any body of water created, shall be sloped or stepped as follows to permit a person to escape from the water: a. Unconsolidated Material: Soil, sand, gravel and other unconsolidated materials shall be sloped to two feet (2′) below the low groundwater line at a slope no steeper than one and one-half feet horizontal to one foot vertical (1.5′:1′). J. TOP AND TOE SETBACKS: 1. Setbacks – Minimum: The tops and toes of cut and fill slopes shall be set back from setback lines as far as necessary to pre- serve the setback for the safety and benefit of adjacent properties, the adequacy of founda- tions, and to prevent damage as a result of water runoff or erosion of the slopes. Setbacks shall be no less than the following: a. Tops of Slopes: Distance to the set- back line for the top of slopes shall be a minimum of ten feet (10′). 4-4-060K (Revised 6/05)4 - 14 b. Structures: Distance to structures, if any structures on the site shall be as fol- lows: K. CUTS: 1. General: Unless otherwise recom- mended in the approved soil engineering and/or engineering geology report, cuts shall conform to the provisions of this Section. 2. Maximum Slope: The slope of cut sur- faces shall be no steeper than is safe for the intended use. Except in conjunction with a modification granted per RMC 4-9-250D1 for one of the circumstances listed in RMC 4-3-050N2a(ii) (Geologic Hazards – Modifi- cations), cut operations associated with a plat, short plat, subdivision or dedication, or other permitted land development activity which would result in the creation of perma- nent slopes forty percent (40%) or greater which are fifteen feet (15′) in height, i.e., pro- tected slopes, shall not be approved. (Amd. Ord. 4835, 3-27-2000) 3. Drainage and Terracing: Drainage and terracing shall be provided as required by subsection N of this Section. L. FILLS: 1. Applicability and Exemptions: Unless otherwise recommended in the approved soil engineering report, fills shall conform to the provisions of this Section. In the absence of an approved soil engineering report, these provisions may be waived for minor fills not intended to support structures. For minor fills or waste areas, humps, hollows or water pockets shall be graded smooth with accept- able slopes. 2. Fill Location: Fill slopes shall not be constructed: a. On natural slopes steeper than two- and-one-half horizontal to one vertical (2.5:1) that are fifteen feet (15′) or greater in height (except in conjunction with a modification granted per RMC 4-9-250D1 for filling against the toe of a natural rock wall – see RMC 4-3-050N2a(ii)(b)); or b. Where the fill slope toes out within twelve feet (12′) horizontally of the top of existing or planned cut slopes that are fif- teen feet (15′) or greater in height and steeper than two-and-one-half horizontal to one vertical (2.5:1). (Amd. Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000) 3. Preparation of Ground: The ground sur- face shall be prepared to receive fill by remov- ing vegetation, noncomplying fill, topsoil and other unsuitable materials as determined by the soil engineer, and where the slopes are five to one (5:1) or steeper, by benching into sound bedrock or other competent material. 4. Fill Material: Fill materials shall have no more than minor amounts of organic sub- stances and shall have no rock or similar irre- ducible material with a maximum dimension greater than eight inches (8″). Fill material shall meet the following requirements: a. Construction, Demolition, and Land Clearing Waste Prohibited: Fill material shall be free of construction, demolition, and land clearing waste ex- cept that this requirement does not pre- clude the use of recycled concrete rubble per Washington State Department of Transportation Standard Specifications for Road, Bridge, and Municipal Con- struction. b. Cleanliness of Fill Material: Fill ma- terial shall not contain concentrations of contaminants that exceed cleanup stan- dards for soil specified in WAC 173-340-740, Model Toxics Control Act. Slope Height Top Toe Less than 11′5′3′ 11 – 30.9′7′Height/2′ 31′ and over 10′15′ 4-4-060P 4 - 17 (Revised 12/05) of such water. If drainage facilities discharge onto natural ground, riprap may be required. (Ord. 2820, 1-14-1974, eff. 1-19-1974) a. Minimum Grade: At least two per- cent (2%) gradient toward approved drainage facilities from building pads will be required unless waived by the Build- ing Department for nonhilly terrain. Ex- ception: The gradient from the building pad may be one percent (1%) where building construction, and erosion control will be completed before hazardous con- ditions can occur. (Ord. 2820, 1-14-1974, eff. 1-19-1974; Amd. Ord. 3592, 12-14-1981) b. Drainage Releases: The property owner or his authorized agent shall sub- mit acceptable copies of drainage re- leases from downstream owners or other government agencies concerned when- ever drainage is interrupted, diverted or changed from natural surface or subsur- face drainage patterns. c. Stream Acceptance: The volume and rate of water released shall not ex- ceed the receiving stream’s or water- course’s ability to accept the water without erosion. 5. Overland Runoff: Runoff from areas of higher elevation shall be safely routed around or through the extraction or fill area. (Ord. 2820, 1-14-1974, eff. 1-19-1974) O. SLOPES: 1. General: The faces of cut and fill slopes shall be provided and maintained to control against erosion. This control may consist of effective planting. The protection for the slopes shall be installed as soon as practica- ble and prior to calling for final approval. Where cut slopes are not subject to erosion due to the erosion-resistant character of the materials, such protection may be omitted with the permission of the Building Depart- ment, provided that this protection is not re- quired by the rehabilitation plan. (Ord. 2820, 1-14-1974, eff. 1-19-1974; Amd. Ord. 3592, 12-14-1981) 2. Other Devices: Where necessary check dams, cribbing, riprap or other devices or methods shall be employed to control erosion and sediment, provide safety, and control the rate of water runoff. (Ord. 2820, 1-14-1974, eff. 1-19-1974) P. FINAL REPORTS: 1. Plans and Reports: Upon completion of the rough grading work and at the final com- pletion of the work, the Development Ser- vices Division may require the following reports and drawings and supplements thereto: (Ord. 2820, 1-14-1974, eff. 1-19-1974; Amd. Ord. 3592, 12-14-1981) a. As-Graded Grading Plan: An as- graded grading plan prepared by the civil engineer including original ground sur- face elevations, as-graded ground sur- face installations, lot drainage patterns and locations and elevations of all surface and subsurface drainage facilities. The civil engineer shall provide certification that the work was done in accordance with the final approved grading plan. b. Soil Grading Report: A soil grading report prepared by the soil engineer in- cluding locations and elevations by field density tests, summaries of field and lab- oratory tests and other substantiating data and comments on any changes made during grading and their effect on the recommendation made in the soil en- gineering investigation report. The soil engineer shall provide certification as to the adequacy of the site for the intended use. c. Geologic Grading Report: A geo- logic grading report prepared by the engi- neering geologist including a final description of the geology of the site in- cluding any new information disclosed during the grading and the effect of same on recommendations incorporated in the approved grading plan. The engineering geologist shall provide certification as to the adequacy of the site for the intended use as affected by geologic factors. (Ord. 2820, 1-14-1974, eff. 1-19-1974) 2. Notification of Completion: The permit- tee or his agent shall notify the Development Services Division when the grading operation is ready for final inspection. Final approval 4-4-060Q (Revised 12/05)4 - 18 shall not be given until all work including in- stallation of all drainage facilities and their protective devices and all erosion control measures have been completed in accor- dance with the final approved grading plan and the required reports have been submit- ted. (Ord. 2820, 1-14-1974, eff. 1-19-1974; Amd. Ord. 3592, 12-14-1981) Q. PERMITS AND FEES: Grading, excavation and mining permits and li- censes are required per RMC 4-9-080 for major and minor activities. Submittal requirements are listed in RMC 4-8-120, Submittal Requirements – Specific to Application Type. Application fees are listed per chapter 4-1 RMC, Administration and Enforcement. (Ord. 4963, 5-13-2002) R. APPEALS: If the applicant does not concur with the require- ments of the Development Services Division, he has the prerogative of appealing to the Hearing Examiner pursuant to RMC 4-8-110. (Ord. 3592, 12-14-1981; Amd. Ord. 4963, 5-13-2002) S. VIOLATIONS OF THIS CHAPTER AND PENALTIES: Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1-3-1. (Ord. 4351, 5-4-1992; Amd. Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005) 4-4-070 LANDSCAPING: A. PURPOSE AND INTENT: The purpose of these landscape requirements is to establish consistent and comprehensive land- scape provisions to preserve and enhance the landscape character of the City; to improve the aesthetic quality of the built environment; to mini- mize erosion and reduce the impacts of develop- ment on natural areas within the City and on storm drainage systems and water resources in particular; to provide shade, reduce noise and glare, and establish a healthier environment; to provide transitions between various land uses; to increase privacy and protection from visual or physical intrusion, and to maintain and protect property values, and generally enhance the over- all image and appearance of the City and quality of life for its citizens. It is not the intent of these regulations that rigid and inflexible design standards be imposed, but rather that minimum standards be set. It is ex- pected that accepted horticultural practices and landscape architectural principles will be applied by design professionals. B. APPLICABILITY: 1. The requirements of this Section shall apply to: a. All subdivision including short plats; b. All new buildings; c. Conversion of vacant land (e.g., to parking or storage lots); and d. Additions to existing buildings that exceed fifty thousand dollars ($50,000.00) in value. 2. Exemptions: Single family residential building permits, when not a part of a subdivi- sion, are exempt from all but the maintenance provisions of these requirements. In single family residential subdivisions, those yards not abutting a public or private street are ex- empt from landscape regulations. C. PLANS REQUIRED: Conceptual and detailed landscaping plans are required for all non-exempt development. Spe- cific submittal requirements shall be as indicated in RMC 4-8-120, Submittal Requirements. The conceptual plans must be submitted prior to any land use action approval and detailed landscape plans must be approved prior to issuance of a building permit. D. GENERAL LANDSCAPE REQUIREMENTS: 1. Street Frontage Landscaping Re- quired: On-site landscaping is generally re- quired along all street frontages, with the exception of areas of pedestrian walkways and driveways. 2. Pervious Areas to Be Landscaped: Pervious areas, with the exception of critical areas, shall have landscape treatment as ap- propriate. Landscaping may include hard- scape such as decorative paving, rock outcroppings, fountains, plant containers, etc. 4-4-070D 4 - 18.1 (Revised 12/05) 3. Residential Rear/Side Yard/Landscap- ing Along Streets: When rear or side yards are along property lines abutting a street, there shall be a minimum five-foot (5′) plant- ing area in the public right-of-way. This will necessitate setting any future fencing back from the edge of the right-or-way so that the landscaping is visible from the street. Land- scaping is required prior to occupancy. Main- tenance of such areas shall be the responsibility of the property owner(s). The maintenance requirement may necessitate provision of a gate in the fence to access the planting area. 4. Compliance with Zone Standards Re- quired: See specific zone requirements listed in chapter 4-2 RMC. 5. Parking Lot Landscaping Require- ments: Parking lot landscaping requirements are listed in RMC 4-4-080F7. 6. (Rep. by Ord. 5153, 9-26-2005) 7. Use of Existing Plant Material: Existing trees and other vegetation on the site of a proposed development shall be used to aug- ment new plantings where practical if the quality is equal to or better than available nursery stock. a. Existing Trees: When a survey of existing trees is required (see RMC 4-8-120, Submittal Requirements), the survey or inventory of trees shall include the name, size, and location of all trees greater than six inches (6′′) in diameter at four feet (4′) above ground elevation. The boundaries and predominant species of stands of trees consisting of five (5) or more trees six inches (6′′) in diameter at four feet (4′) above ground elevation shall be indicated thereon. b. Trees to Be Retained: Trees exist- ing on a development site that are to be retained shall be indicated on the clear- ing and grading plan, conceptual land- scape plan, and on the detailed landscape plan. Such trees shall have the approximate drip line shown. The grading and clearing plan shall indicate methods of tree protection during con- struction for all trees to be retained. If grade changes appear necessary, the method of reconciling the finished eleva- tion within the drip line shall be included. 8. Use of Drought-Resistant Plants: In- corporation of drought-resistant plants into the landscape is encouraged. 9. Avoidance of Hazards: All landscaping shall be planned in consideration of the public health, safety, and welfare. a. Landscaping shall not intrude within the clear vision area at driveways and street intersections. b. Trees planted near overhead power lines shall be species that will not eventu- ally interfere with such lines. c. Landscaping shall not obscure fire hydrants or access for emergency-re- sponse vehicles. d. Avoid planting trees that may dam- age sidewalks. 10. Preservation of Unique Features: If practicable, unique features within the site shall be preserved and incorporated into the site development design (such as significant vegetation and rock outcroppings). 11. Green River Valley Landscaping Re- quirements: Any development in the Green River Valley shall provide a minimum of two percent (2%) of the total site for landscaping suitable for wildlife habitat. These areas should not be dispersed throughout a site, but should be aggregated in one portion of the property. Where possible, the required two percent (2%) landscaping for adjacent prop- erties should be contiguous. This landscap- ing is in addition to any other landscaping requirements by this Section or any other reg- ulation. A drainage swale, planted with vege- tation suitable for habitat, may be counted toward the two percent (2%) additional land- scape requirement if the Reviewing Official determines that the proposed planting plan and swale design will function to meet the in- tent of these regulations, including, but not limited to, that the facility slope and fencing design would not inhibit wildlife use. The fol- lowing map depicts the boundaries of this area: 4-4-070D (Revised 12/05)4 - 18.2 4-4-070E 4 - 18.3 (Revised 1/05) 12. Slopes: Stripping of vegetative slopes where harmful erosion and run-off will occur shall be avoided. The faces of cut and fill slopes shall be developed and maintained to control against erosion. This control may con- sist of effective planting. The protection for the slopes shall be installed within thirty (30) days of grading completion and prior to a re- quest for final project approval. Where slopes are not subject to erosion due to the erosion- resistant character of the materials such pro- tection may be omitted with the permission of the Public Works Department, provided that this protection is not required by the rehabili- tation plan. 13. Erosion Control Devices: Where nec- essary, check dams, cribbing, riprap or other devices or methods shall be employed to control erosion and sediment, provide safety and control the rate of water run-off. 14. Permanent Underground Irrigation System Required: a. Underground irrigation systems shall be installed and maintained in good work- ing order in all landscaped areas of in- dustrial, commercial, and multi-family development, and landscaped common areas in single family subdivisions. b. The irrigation system shall provide full water coverage of the planted areas as specified in the plan. c. The irrigation system maintenance program shall include scheduled proce- dures for winterization. d. Exceptions: Landscape plans fea- turing one hundred percent (100%) drought tolerant plants or landscaping al- ready established without irrigation sys- tems are exempt from installation of permanent irrigation system, but drought tolerant proposals must provide supple- mental moisture by means of a City-ap- proved temporary irrigation system for a period not less than two (2) years. The applicant must provide a maintenance security device for a period of three (3) years from the date of approval of land- scape installation to ensure survival of plants. E. SPECIFIC LANDSCAPE REQUIREMENTS: 1. Trees: Street trees, conforming to City of Renton recommendations, are required when projects front public streets. a. Street trees may be planted in the public right-of-way or on private property. (Revised 1/05)4 - 18.4 This page left intentionally blank. 4-4-070H 4 - 19 (Revised 3/06) b. Where tree branches might interfere with pedestrians or vehicles in the right- of-way, trees should have a clear area of eight feet (8′) above the ground for pe- destrian paths and bicycle lanes and fif- teen feet (15′) above streets. c. Removal, severe pruning (not meet- ing tree care standards of the American National Standards Institute), or topping (severing the main stem) of any street tree within the City of Renton is prohib- ited without authorization from the Devel- opment Services Division of the Planning/Building/Public Works Depart- ment. d. The responsibility for on-going main- tenance or replacement of damaged trees is with the property owner, or in the case of off-site landscaping for plats, re- sponsibility lies with the homeowner’s as- sociation. Routine maintenance procedures do not require prior authori- zation by the City. e. Authorized pruning and routine main- tenance of trees shall meet the American National Standards Institute (ANSI) tree care standards (ANSI Z133.1 and A300). 2. Soil: Soil shall be prepared for landscape installation according to industry standards to be conducive to the healthy growth of new plants. a. Topsoil, original to the site and if suit- able for planting areas, may be stored during site construction for reuse during the landscape installation phase. b. Topsoil shall be rich in organic mate- rial or amended to be so. c. Clay soil is not acceptable and must be removed from landscape areas if nat- urally present on the site. d. In residential development projects where rear yard setbacks between a rear fence and primary structure are not land- scaped by the developer, soil in those ar- eas must consist of topsoil viable for plant growth and be in suitable condition for landscaping prior to occupancy. e. Construction debris must be re- moved and not buried on site. 3. Drainage: All landscape areas shall have adequate drainage, either through natu- ral percolation or by means of an installed drainage system. 4. Plants: All plants specified shall be adapted to the site (sun exposure, cold hardi- ness, moisture requirements, soil type, soil pH, etc.). In addition: a. All plant material shall meet the most recent American Association of Nursery- men Standards for nursery plant stock (ANSI 260.1). b. Wetland plant material shall be either specified by a Certified Wetland Biolo- gist, or selected from the City of Renton Wetland Plant Replacement List [ap- proval pending]. c. Caution should be used so as to avoid introducing highly invasive plants into the City landscape. 5. Berms: When berms are incorporated into the landscape design, they shall not ex- ceed slopes of 3:1 for lawn areas or 2:1 for other plant material. F. LANDSCAPE INSTALLATION: All approved landscaping shall be installed before the issuance of an occupancy permit. G. DEFERRAL OF LANDSCAPE IMPROVEMENTS: Deferral of landscape installation, due to sea- sonal planting difficulties or to the fact that the project is impacted by a pending public works project, may be requested pursuant to RMC 4-9-060, Deferral of Improvement Installation Procedures. H. AMENDED LANDSCAPING PLAN: 1. Modification of Landscape Plans: In the event there are significant physical ele- ments that are discovered after preliminary plan approval that may prevent installation of the landscaping as proposed, the landscape plan may be modified upon request to the De- velopment Services Director. Such request must be accompanied by the following: 4-4-070I (Revised 3/06)4 - 20 a. Copy of original, approved land- scape plan. b. An amendment plan meeting re- quirements of RMC 4-8-120D12, Land- scape Plan, detailed. c. Narrative describing and justifying proposed changes. 2. Acceptability of Requested Modifica- tions: The plans may be approved, denied or returned to the applicant with suggestions for changes that would make them acceptable. 3. Failure of Plan to Meet Intent: The De- velopment Services Director may initiate revi- sions to an approved landscape plan, prior to release of an assurance device, if the in- stalled landscaping has failed to meet the in- tent of City landscape requirements. I. PERFORMANCE SURETY DEVICE: 1. If landscaping is not installed prior to oc- cupancy, a performance surety device, such as a landscape bond, shall be required prior to obtaining a temporary occupancy permit. Such device shall be valid for a period of one hundred twenty (120) days and in sufficient amount equal to the cost of one hundred twenty five percent (125%) of the landscape value as installed, to ensure required land- scape standards have been met. 2. The Development Services Director may request that the applicant or owner submit a current estimate of cost, or may request com- petitive bids to be obtained prior to accepting a performance assurance device. J. MAINTENANCE: 1. Maintenance Surety Device: A surety device shall be required, prior to obtaining an occupancy permit, for a period of not less than three (3) years and in sufficient amount, not less than fifteen percent (15%) of the value of the landscaping, installed, to ensure required landscaping is maintained until es- tablished (estimated to be three years). 2. Maintenance Required: Landscaping required by this Section shall be maintained by the owner and/or occupant and shall be subject to periodic inspection by the Develop- ment Services Division. Plantings are to be maintained in a healthy, growing condition and those dead or dying shall be replaced. Property owners shall keep the planting areas reasonably free of weeds and litter. 3. Failure to Maintain Landscaping: The Development Services Division Director is authorized to notify the owner and/or agent that any installed landscaping as required by the Development Services Division is not be- ing adequately maintained and the specific nature of the failure to maintain. The Devel- opment Services Division shall send the property owner or agent written notice, spec- ifying what corrections shall be made. K. DAMAGED LANDSCAPING: Upon request of the City, any landscaping re- quired by City regulations that is damaged must be replaced with like or better landscaping as de- termined by the Development Services Director. See also “Specific Landscape Requirements, Trees” herein. (Ord. 3718, 3-28-1983; Ord. 4832, 3-6-2000; Ord. 4856, 8-21-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004) 4-4-075 LIGHTING, EXTERIOR ON- SITE: A. PURPOSE: The purpose of these regulations is to provide for ample, but not excessive illumination levels, pro- mote the general public health, welfare, and safety, and discourage light trespass beyond the boundaries of the property on which the light is lo- cated. B. APPLICABILITY: The standards of this section shall apply to the addition or replacement of light fixtures. Addition- ally, the standards of this Section apply to remedy existing residential lighting that creates nuisances to abutting properties per chapter 1-3 RMC, as defined in RMC 1-3-4A11c(21). 4-4-080B 4 - 21 (Revised 7/04) people from place to place. It is the goal of this Section to allow the provision of sufficient off- street parking to meet the needs of urban devel- opment while not providing an excess surplus of spaces. (Ord. 4517, 5-8-1995) B. SCOPE OF PARKING, LOADING AND DRIVEWAY STANDARDS: 1. Applicability: a. Within the Downtown Core (as de- picted in RMC 4-4-080C): This Section, except for subsections F1 through F9 and J of this Section, shall apply in the following cases: i. New Buildings or Structures: If construction replaces an existing building, only the area exceeding the area of the original structure shall be used to calculate required parking. ii. Building/Structure Additions: Only the area exceeding the area of the original structure shall be used to calculate required parking. b. Outside the Downtown Core: Off- street parking, loading areas, and drive- ways shall be provided in accordance with the provisions of this Section in the following cases: i. New buildings or structures. ii. Building/Structure Additions: The enlargement or remodeling of an existing building/structure by more than one-third (1/3) of the area of the building/structure. iii. Paving or Striping: The paving of a parking lot with permanent sur- face, or striping a previously un- striped lot. iv. Change in Use: The change of all or a portion of a building/structure or land use to a use requiring more parking than the previous use, as specified in subsection F10 of this Section, except when located in a shopping center. v. Activities Requiring Deliveries or Shipments: Uses requiring mer- chandise deliveries and/or ship- ments shall provide adequate permanent off-street loading space in addition to required parking for the use. (Ord. 3988, 4-28-1986; Ord. 4517, 5-8-1995; Ord. 4999, 1-13- 2003; Amd. Ord. 5087, 6-28-2004) 2. Conformance Required: It shall be un- lawful for any person hereafter to erect, con- struct, enlarge, move or convert any parking lot, parking structure, loading area, or drive- way in the City or cause or permit the same to be done contrary to or in violation of any of the provisions of this Section. Driveways shall be constructed to City standards. (Ord. 4517, 5-8-1995, Ord. 4351, 5-4-1992) 3. Plans Required: Where off-street park- ing is required, except for single-family dwell- ings, a plan shall be submitted for approval by the Building Department. The plan must be accompanied by sufficient proof of ownership that indicates the spaces contemplated will be permanent. 4. Future Changes to Parking Arrange- ment: Any future changes in parking ar- rangements or number of spaces must be approved by the Development Services Divi- sion. (Amd. Ord. 5087, 6-28-2004) 5. Timing for Compliance: a. Building Permit Required: No con- struction, alteration or changes in uses are permitted until all the information in RMC 4-8-120D16p, Parking Analysis, and 4-8-120D19s, Site Plan, has been submitted and approved by the appropri- ate City departments and building permit has been issued. b. Requirements Prior to Occupancy Permit: The premises shall not be occu- pied until the parking lot is paved, marked, landscaped and lighted (if the lot is to be illuminated) and an occupancy permit has been issued, unless a defer- ment has been granted. c. Requirements Prior to Business License Issuance: A business license shall not be issued until an occupancy permit has been issued. (Ord. 3988, 4-28-1986; Ord. 4351, 5-4-1992; Ord. 4517, 5-8-1995; Ord. 4999, 1-13-2003) 4-4-080C (Revised 7/04)4 - 22 C. DOWNTOWN CORE AREA MAP: (Ord. 4671, 7-21-1997; Ord. 4722, 5-11-1998; Amd. Ord. 5087, 6-28-2004) 4-4-080E 4 - 23 (Revised 7/04) D. ADMINISTRATION: 1. Authority: The Planning/Building/Public Works Department is hereby authorized and directed to enforce all the provisions of this Section. For such purpose, the Planning/ Building/Public Works Administrator or his/ her duly authorized representative shall have the authority of a police officer. (Ord. 4517, 5-8-1995) 2. Interpretation: a. Calculation of Number of Parking Spaces – Fractions: When a unit of measurement determining the number of required parking spaces results in the re- quirement of a fractional space, any frac- tion up to but not including one-half (1/2) shall be disregarded and fractions one- half (1/2) and over shall require one park- ing space. (Ord. 3988, 4-28-1986) b. Measurement of Distance – Method: Where a distance is specified, such distance shall be the walking dis- tance measured from the nearest point of the parking facility to the nearest point of the building that such facility is required to serve. (Ord. 4517, 5-8-1995) c. Measurement of Seat Width – Benches and Pews: In stadiums, sports arenas, churches and other places of as- sembly in which patrons or spectators oc- cupy benches, pews or other similar seating facilities, each eighteen inches (18″) of length of such seating facilities shall be counted as one seat for the pur- pose of determining requirements for off- street parking facilities under this Sec- tion. (Ord. 3988, 4-28-1986) E. LOCATION OF REQUIRED PARKING: 1. On-Site Parking Required: Required parking as specified herein shall be provided upon property in the same ownership as the property upon which the building or use re- quiring the specified parking is located or upon leased parking. Off-street parking facili- ties shall be located as hereinafter specified: a. Detached, Semi-Attached and Two (2) Attached Dwellings: On the same lot with the building they are required to serve. b. Attached Dwellings Greater Than Three (3) Units: May be on contiguous lot with the building they are required to serve; provided, the provisions of sub- section E2 (Off-Site Parking) of this Sec- tion are complied with. c. Boat Moorages: May have parking areas located not more than six hundred feet (600′) from such moorage facility nor closer than one hundred feet (100′) to the shoreline (see subsection F10 of this Section). Accessible parking as required by the Washington State Barrier Free Standards can be allowed within one hun- dred feet (100′) per subsection F8e of this Section. d. Other Uses: On the same lot with the principal use except when the condi- tions as mentioned in subsection E2 (Off- Site Parking) of this Section are complied with. (Amd. Ord. 4790, 9-13-1999) 2. Off-Site Parking: a. When Permitted: If sufficient park- ing is not available on the premises of the use, a private parking area may be pro- vided off-site, except for single and two (2) family dwellings. b. Agreement Required: A parking agreement ensuring that off-site parking is available for the duration of the use shall be approved by the Development Services Director, following review by the City Attorney. c. Additional Information Required: The Development Services Division shall review the following as part of the permit process: i. A letter of justification addressing the need for off-site parking and com- patibility with the surrounding neigh- borhood. ii. A site plan showing all dimen- sions of parking spaces, aisles, land- scaping areas, adjacent street 4-4-080F (Revised 7/04)4 - 24 improvements, curb cuts, and on-site and adjacent uses and buildings. d. Fees: No charge for use of such parking area shall be made in any resi- dential zone except on a weekly or monthly basis. e. Maximum Distance to Off-Site Parking Area: i. All Zones Within the Down- town Core: No distance require- ments apply when both the use and off-site parking are located within the Downtown Core. ii. Within the UC-N1 and UC-N2 Zones: Off-site parking shall be within five hundred feet (500′) of the building or use if it is intended to serve residential uses, and within one thousand five hundred feet (1,500′) of the building or use if it is intended to serve nonresidential uses. iii. All Other Zones: Off-site park- ing shall be within five hundred feet (500′) of the building or use if it is in- tended to serve residential uses, and within seven hundred fifty feet (750′) of the building or use if it is intended to serve nonresidential uses. f. Transportation Management Plan Exception: The Planning/Building Public Works Department may modify the maxi- mum distance requirements if a Trans- portation Management Plan or other acceptable transportation system will ad- equately provide for the parking needs of the use and the conditions outlined in RMC 4-9-250D2 are met. (Ord. 3988, 4-28-1986; Ord. 4517, 5-8-1995; Ord. 5030, 11-24-2003; Amd. Ord. 5087, 6-28- 2004) 3. Joint Use Parking Facilities: a. When Permitted: Joint use of park- ing facilities may be authorized only for those uses that have dissimilar peak- hour demands. b. Agreement Required: A parking agreement ensuring that joint use park- ing is available for the duration of the uses shall be approved by the Develop- ment Services Director, following review by the City Attorney. c. Maximum Distance to Joint Use Parking: i. All Zones Within the Down- town Core: No distance require- ments apply when both the use and joint use parking are located within the Downtown Core. 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) 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. 4-4-080F 4 - 25 (Revised 12/05) 2. Maximum Parking Lot and Parking Structure Slopes: Maximum slopes for park- ing lots shall not exceed eight percent (8%) slope. The Planning/Building/Public Works Administrator or his/her designee may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any rea- sonable alternative. (Ord. 5156, 9-26-2005) 3. Access Approval Required: The in- gress and egress of all parking lots and struc- tures shall be approved by the Development Services Division. (Ord. 3988, 4-28-1986) 4. Linkages: The Planning/Building/Public Works Department shall have the authority to establish, or cause to be established, bicycle, high occupancy vehicle and pedestrian link- ages within public and private developments. Enforcement shall be administered through the normal site design review and/or permit- ting process. Adjustments to the standard parking requirements of subsection F10 of this Section may be made by the Planning/ Building/Public Works Department based on the extent of these services to be provided. (Ord. 4517, 5-8-1995) 5. Lighting: Any lighting on a parking lot shall illuminate only the parking lot and shall be designed and located so as to avoid un- due glare or reflection of light pursuant to RMC 4-4-075, Exterior On-site Lighting. Light standards shall not be located so as to inter- fere with parking stalls, stacking areas and in- gress and egress areas. (Amd. Ord. 4963, 5-13-2002) 6. Fire Lane Standards: a. Applicability: As required by the Fire Codes and the Fire Department, fire lanes shall be installed surrounding facil- ities which by their size, location, design or contents warrant access which ex- ceeds that normally provided by the prox- imity of City streets. Additional fire lanes may be required in or- der to provide access for firefighting or rescue operations at building entrances or exits, fire hydrants and fire protection system service connection or control de- vices. The Fire Department may require that ar- eas specified for use as driveways or pri- vate thoroughfares shall be designated as fire lanes and be marked or identified as required by this Section. b. Minimum Width and Clearance: Lanes shall provide a minimum unob- structed continuous width of twenty feet (20′) and provide a minimum vertical clearance of thirteen feet six inches (13′6″). (Ord. 3988, 4-28-1986) c. Identification: i. Lanes shall be identified by a four inch (4″) wide line and curb painted bright red. The block letters shall state, “FIRE LANE – NO PARKING”, be eighteen inches (18″) high, painted white, located not less than one foot (1′) from the curb face, at fifty foot (50′) intervals. (Ord. 4130, 2-15-1988) ii. Signs shall be twelve inches by eighteen inches (12″ x 18″) and shall have letters and background of con- trasting colors, readily readable from at least a fifty foot (50′) distance. (Ord. 3988, 4-28-1966) iii. Signs shall be spaced not further than fifty feet (50′) apart nor shall they be placed less than five feet (5′), or more than seven feet (7′) from the ground. The installation and use of fire lane signs will preclude the re- quirement for painting “FIRE LANE – NO PARKING”, in the lane only. The area shall be identified by painting the curb red or in the absence of a curb, a four inch (4″) red line shall be used. (Ord. 4130, 2-15-1988) d. Surfacing and Construction Re- quirements: Fire lanes shall be an all weather surface constructed of asphalt or reinforced concrete certified to be capa- ble of supporting a twenty (20) ton vehi- cle, or when specifically authorized by the Fire Department, crushed rock may be used; provided, written certification is 4-4-080F (Revised 12/05)4 - 26 provided from a soils engineer, that the roadway will support the weight of oper- ating fire apparatus. e. Clearances and Turning Radii: Where fire lanes connect to City streets or parking lots, adequate clearances and turning radii shall be provided. f. Existing Buildings – Hazards: When the Fire Chief, or his authorized designee, determines that a hazard due to inaccessibility of fire apparatus exists around existing buildings, he may require fire lanes to be constructed and main- tained as provided by this Section. g. Modification by Fire Chief: When the required clearances outlined above cannot be physically provided, modifica- tion may be allowed upon written applica- tion and approval of the Fire Chief. 7. Landscape Requirements: a. When Applicable: All parking lots, loading areas, vehicle sales and rental lots, and storage lots shall be landscaped to the standards set forth herein and in RMC 4-4-070. b. Exemptions: Parking areas for de- tached, single family dwelling units and flats are exempt from parking lot land- scape requirements. c. Submittal Requirements: Submittal requirements shall be as specified in RMC 4-8-120B, C, D9I, and D12L. d. Landscape Approval Required: All landscaping required by this Section is subject to approval by the Development Services Division. e. General Requirements for All Parking Lots: i. Safety Standards: Landscaping shall not conflict with the safety of those using the parking lot, adjacent sidewalks, or with traffic safety. The clear vision area shall be kept free of plants that block sight lines. ii. Retention of Existing Land- scaping Encouraged: Where possi- ble, existing mature trees and shrubs shall be preserved and incorporated in the landscape layout. iii. Screening of Adjacent and/or Abutting Residential Uses Re- quired: A planting area or berm with landscaping shall be provided on those sides of a parking lot that are adjacent to or abutting properties used and/or zoned for residential purposes. (See specific zoning clas- sification.) Such planting shall be subject to the requirements of the zoning development standards and shall be of a sufficient height to serve as a buffer. iv. Screening Modifications: The Development Services Division may allow a minimum of a forty two inch (42′′) screening fence in lieu of land- scaping upon proper application for good cause shown, which shall in- clude but not be limited to a narrow parking lot. v. Minimum Width: Any landscap- ing area shall be a minimum of five feet (5′) in width. vi. Minimum Amounts: Surface parking lots with more than fourteen (14) stalls shall be landscaped as fol- lows: f. Minimum Landscaping Width Re- quirements Abutting Public Right-of- Way: Parking lots shall have landscaped areas as follows: i. Right Angle and Ninety De- gree (90º) Stalls: A minimum width of five feet (5′) for right angle and ninety degree (90º) parking stalls along the abutting public right-of-way Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space 4-4-080F 4 - 26.1 (Revised 12/05) 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 (Revised 12/05)4 - 26.2 This page left intentionally blank. 4-4-080F 4 - 27 (Revised 1/05) part of the sawtooth pattern abutting a public right-of-way. g. Special Landscape and Screening Standards for Storage Lots: See RMC 4-4-120, Storage Lots, Outside. h. Planting Requirements for Park- ing Lots and Other Applicable Uses: i. Where lots requiring landscaping front public rights-of-way or streets, street trees shall be required as specified by the City of Renton. ii. On sidewalks used by pedestri- ans (as determined by the Develop- ment Services Director), street trees shall be installed with tree grates. iii. Street trees shall be placed at the average minimum rate of one tree every thirty (30) lineal feet of street frontage. iv. Provide trees, shrubs, and groundcover in the required perime- ter and interior lot landscape areas. (a) In addition to street trees specified herein, plant at least one tree for every six (6) parking spaces within the lot interior. (b) Plant shrubs at the rate of five (5) per one hundred (100) square feet of landscape area. Shrubs shall have a mature height between three (3) and four (4) feet. Up to fifty percent (50%) of shrubs may be decidu- ous. (c) Groundcover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the planting area within three years of instal- lation. (d) Do not have more than fifty feet (50′) between parking stall and a landscape area. i. Underground Irrigation System Required: Underground irrigation sys- tems shall be required to be installed and maintained for all landscaped areas. The irrigation system shall provide full water coverage of the planted areas as speci- fied on the plan. j. Installation to Comply with Ap- proved Plans: All landscaping and irri- gation systems shall be installed in accordance with the landscaping and irri- gation plans submitted by the applicant and approved by the Development Ser- vices Division (see RMC 4-8-120D9I, Irri- gation Plans, and 4-8-120D9L, Landscaping Plans). k. Landscape Bond Required: All landscaping and the irrigation system shall be installed prior to occupancy, with the following exception. If approved by the Development Services Director, a landscape bond shall be required, prior to obtaining a temporary occupancy permit, for a period of one hundred twenty (120) days and in value equal to one hundred twenty five percent (125%) of the total cost to ensure required landscape stan- dards have been met prior to receiving an occupancy permit. l. Maintenance Assurance Device: A maintenance assurance device shall be required, prior to obtaining an occupancy permit, for a period of not less than three (3) years and in sufficient amount to en- sure required landscaping is maintained until established (estimated to be three (3) years). Maintenance Required: Landscaping required by this Section shall be main- tained by the owner and/or occupant and shall be subject to periodic inspection by the Development Services Division. Plantings are to be maintained in a healthy, growing condition and those dead or dying shall be replaced within six (6) months. Property owners shall keep the planting areas reasonably free of weeds and litter. m. Failure to Maintain Landscaping: The Development Services Division Di- rector is authorized to notify the owner and/or agent that any installed landscap- ing as required by the Development Ser- 4-4-080F (Revised 1/05)4 - 28 vices Division is not being adequately maintained and the specific nature of the failure to maintain. The Development Services Division shall send the property owner or agent written notice, specifying what corrections shall be made. n. Dead or Damaged Landscaping: Upon request of the City, any landscap- ing required by City regulations that is dead or damaged must be replaced with like or better landscaping as determined by the Development Services Director. (Amd. Ord. 4999, 1-13-2003; Ord. 5087, 6-28-2004; Ord. 5100, 11-1-2004) 8. Parking Stall Types, Sizes, and Per- centage Allowed/Required: a. Standard Parking Stall Size – Sur- face/Private Garage/Carport: i. Minimum Length in All Zones Except UC-N1 and UC-N2: A park- ing stall shall be a minimum of twenty feet (20′) in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23′ x 9′) in size. ii. Minimum Length in UC-N1 and UC-N2 Zones: A parking stall shall be a minimum of nineteen feet (19′) in length, except for parallel stalls, measured along both sides of the us- able portion of the stalls. Each paral- lel stall shall be twenty three feet by nine feet (23′ x 9′) in size. iii. Minimum Width: A parking stall shall be a minimum of nine feet (9′) in width measured from a right angle to the stall sides. iv. Reduced Width and Length for Attendant Parking: When cars are parked by an attendant, the stall shall not be less than eighteen feet long by eight feet wide (18′ x 8′). (Ord. 5030, 11-24-2003) b. Standard Parking Stall Size – Structured Parking: i. Minimum Length: A parking stall shall be a minimum of fifteen feet (15′). A stall shall be a minimum of sixteen feet (16′) for stalls designed at forty five degrees (45°) or greater. Each parallel stall shall be twenty three feet by nine feet (23′ x 9′) in size. ii. Minimum Width: A parking stall shall be a minimum of eight feet, four inches (8′4″) in width. c. Compact Parking Stall Size and Maximum Number of Compact Spaces: i. Stall Size – Surface/Private Ga- rage/Carport: Each stall shall be eight and one-half feet in width and sixteen feet in length (8-1/2′ x 16′). ii. Stall Size – Structured Park- ing: A parking stall shall be a mini- mum of seven feet, six inches (7′6″) in width. A parking stall shall be a minimum of twelve feet (12′) in length, measured along both sides for stalls designed at less than forty five degrees (45°). A stall shall be a minimum of thirteen feet (13′) in length, for stalls designed at forty five degrees (45°) or greater. iii. Maximum Number of Com- pact Spaces Outside of the UC-N1 and UC-N2 Zones: Compact parking spaces shall not account for more than: •Designated employee parking – not to exceed forty percent (40%). •Structured parking – not to ex- ceed fifty percent (50%). •All other uses – not to exceed thirty percent (30%). (Ord. 5030, 11-24-2003) 4-4-080F 4 - 28.1 (Revised 1/05) iv. Maximum Number of Compact Spaces in the UC-N1 and UC-N2 Zones: The maximum number of compact spaces shall not exceed fifty percent (50%). (Ord. 5030, 11-24-2003) d. Tandem Parking: Where tandem parking is allowed pursuant to subsection F10e of this Section, the following stan- dards shall apply: i. Stall length shall conform to the standards of this subsection F8; and ii. A restrictive covenant or other device acceptable to the City will be required to assign tandem parking spaces to the exclusive use of spe- cific dwelling units. Enforcement of tandem parking spaces shall be pro- vided by the property owner, property manager, or homeowners’ associa- tion as appropriate. 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 (2′), provided there is sufficient area to safely allow the overhang of a vehicle and that the area of vehicle overhang does not intrude into required landscaping areas. f. Customer/Guest Parking: The De- velopment Services Division may require areas be set aside exclusively for cus- tomer or guest parking and shall specify one of the following methods be used: 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. g. Accessible Parking as Stipulated in the Americans with Disabilities Act (ADA): Accessible parking shall be pro- vided per the requirements of the Wash- ington State Barrier Free Standards as adopted by the City of Renton. (Ord. 3988, 4-28-1986; Amd. Ord. 4854, 8-14-2000; Ord. 4963, 5-13-2002) NUMBER OF ACCESSIBLE PARKING SPACES Total Parking Spaces in Lot or Garage Minimum Required Number of Accessible Spaces 1 – 25 1 26 – 50 2 51 – 75 3 76 – 100 4 101 – 150 5 151 – 200 6 201 – 300 7 301 – 400 8 401 – 500 9 501 – 1,000 2% of total spaces Over 1,000 20 spaces plus 1 space for every 100 spaces, or fraction thereof, over 1,000 (Revised 1/05)4 - 28.2 This page left intentionally blank. 4-4-080F 4 - 31 (Revised 1/05) cific category shall apply, unless specifi- cally stated otherwise. c. Alternatives: i. Joint Parking Agreements: Ap- proved joint use parking agreements and the establishment of a Transpor- tation Management Plan (TMP) may be used as described in subsections E3 and F10c(ii) of this Section to meet a portion of these parking require- ments. (Amd. Ord. 4790, 9-13-1999) ii. Transportation Management Plans: A Transportation Manage- ment Plan (TMP) guaranteeing the required reduction in vehicle trips may be substituted in part or in whole for the parking spaces required, sub- ject to the approval of the Planning/ Building/Public Works Department. The developer may seek the assis- tance of the Planning/Building/Public Works Department in formulating a Transportation Management Plan. The plan must be agreed upon by both the City and the developer through a binding contract with the City of Renton. At a minimum, the Transportation Management Plan will designate the number of trips to be reduced on a daily basis, the means by which the plan is to be accom- plished, an evaluation procedure, and a contingency plan if the trip re- duction goal cannot be met. If the Transportation Management Plan is unsuccessful, the developer is obli- gated to immediately provide addi- tional measures at the direction of the Planning/Building/Public Works De- partment, which may include the re- quirement to provide full parking as required by City standards. d. Modification: The Planning/Build- ing/Public Works Department may autho- rize a modification from either the minimum or maximum parking require- ments for a specific development should conditions warrant as described in RMC 4-9-250D2. When seeking a modification from the minimum or maximum parking requirements, the developer or building occupant shall provide the Planning/ Building/Public Works Department with written justification for the proposed mod- ification. e. Parking Spaces Required Based on Land Use: Modification of these min- imum or maximum standards requires written approval from the Planning/Build- ing/Public Works Department (see RMC 4-9-250). (Ord. 4517, 5-8-1995; Amd. Ord. 4790, 9-13-1999; Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982, 9-23-2002; Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5100, 11-1- 2004) USE NUMBER OF REQUIRED SPACES GENERAL: Mixed occupancies: (2 or 3 different uses in the same building or sharing a lot. For 4 or more uses, see “shopping center” requirements) The total requirements for off-street parking facilities shall be the sum of the requirements for the several uses computed separately, unless the building is classified as a “shopping center” as defined in RMC 4-11-190. Uses not specifically identified in this Section: Planning/Building/Public Works Department staff shall deter- 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. RESIDENTIAL USES OUTSIDE OF DOWNTOWN CORE: Detached and semi-attached dwellings: A minimum of 2 per dwelling unit. Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. 4-4-080F (Revised 1/05)4 - 32 Bed and breakfast houses:1 per guest room. The parking space must not be located in any required setback. Manufactured homes within a manufactured home park: A minimum of 2 per manufactured home site, plus a screened parking area shall be provided for boats, campers, travel 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. Attached dwellings in CD, RM-U, RM-T, UC-N1, UC-N2 Zones and CV Zones 1.8 per 3 bedroom or larger dwelling unit; 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 RM-F Zone: 2 per dwelling unit where tandem spaces are not provided; and/or 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 all other zones: 1.75 per dwelling unit where tandem spaces are not provided; 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 elderly: 1 for each 4 dwelling units. RESIDENTIAL USES IN DOWNTOWN CORE: Attached dwellings:1 per unit. Attached dwellings for low income elderly: 1 for every 3 dwelling units. COMMERCIAL ACTIVITIES OUTSIDE OF THE DOWNTOWN CORE, EXCEPT SHOPPING CENTERS: Drive-through retail or drive- through service: Stacking spaces: The drive-through facility shall be so located that sufficient on-site vehicle stacking space is 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 and II): 1 for each employee and 2 loading spaces within 100 feet of the main entrance for every 25 clients of the program. Hotels and motels:1 per guest room plus 2 for every 3 employees. USE NUMBER OF REQUIRED SPACES 4-4-080F 4 - 33 (Revised 1/05) Mortuaries or funeral homes:1 per 100 square feet of floor area of assembly rooms. Vehicle sales (large and small vehicles) with outdoor retail sales areas: 1 per 5,000 square feet. The sales area is not a parking lot and does not have to comply with dimensional requirements, land- scaping or the bulk storage section requirements for setbacks and screening. Any arrangement of motor vehicles is allowed as long as: • A minimum 5 feet 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 and small vehicles): 0.25 per 100 square feet of net floor area. Offices, medical and dental:0.5 per 100 square feet of net floor area. Offices, general:A minimum of 3 per 1,000 feet of net floor area and a maxi- mum of 4.5 parking spaces per 1,000 square feet of net floor area. Eating and drinking establishments and taverns: 1 per 100 square feet of net floor area. Eating and drinking establishment combination sit-down/drive- through restaurant: 1 per 75 square feet of net floor area. Retail sales and big-box retail sales: A maximum of 0.4 per 100 square feet of net floor area, 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- fied below): A maximum of 0.4 per 100 square feet of net floor area. Clothing or shoe repair shops, fur- niture, appliance, hardware stores, household equipment: 0.2 per 100 square feet of net floor area. Uncovered commercial area, out- door nurseries: 0.05 per 100 square feet of retail sales area in addition to any parking requirements for buildings. Recreational and entertainment uses: Outdoor and indoor sports are- nas, auditoriums, stadiums, movie theaters, and entertain- ment clubs: 1 for every 4 fixed seats or 1 per 100 square feet of floor area of main auditorium or of principal place of assembly not con- taining fixed seats, whichever is greater. Bowling alleys:5 per alley. Dance halls, dance clubs, and skating rinks: 1 per 40 square feet of net floor area. 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. USE NUMBER OF REQUIRED SPACES 4-4-080F (Revised 1/05)4 - 34 COMMERCIAL ACTIVITIES WITHIN OF THE DOWNTOWN CORE, EXCEPT SHOPPING CENTERS: All uses allowed in the CD Zone except for the following uses: Excepted Uses: Convalescent cen- ter, drive-through retail, drive- through service, hotels, mortuar- ies, indoor sports arenas, auditori- ums, movie theaters, entertainment clubs, bowling alleys, dance halls, dance clubs, and other recreational uses. 1 space per 1,000 square feet of net floor area. Excepted uses follow the standards applied outside the Down- town Core. SHOPPING CENTERS: Shopping centers (includes any type of business occupying a shopping center): 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. In the 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- oratories, and assembly and/or packaging operations: A minimum of 0.1 per 100 square feet of net floor area and a maximum of 0.15 spaces per 100 square feet of net floor area (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 buildings: 1 per 1,500 square feet of net floor area. 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- ties: 1 per 3 beds, plus 1 per staff member, plus 1 per employee. USE NUMBER OF REQUIRED SPACES 4-4-080H 4 - 34.1 (Revised 7/04) G. PARKING LOT CONSTRUCTION REQUIREMENTS: 1. Surfacing Requirements for Parking Areas: All off-street parking areas shall be paved with asphaltic concrete, cement or equivalent material of a permanent nature as approved by the Public Works Department. 2. Surfacing Requirements for Storage Lots: Storage lots may be surfaced with crushed rock or similar material approved by the Public Works Department. 3. Marking Requirements: All parking ar- eas other than those for single family residen- tial and duplex dwellings shall have stalls marked and access lanes clearly defined, in- cluding directional arrows to guide internal circulation. a. All entrances and exits shall be des- ignated as such by markings on the park- ing lot pavement in addition to any signs which may be used as entrance and exit guides. b. All markings are to be of commercial traffic paint or equal material and are to be maintained in a legible condition. c. All accessible (Americans with Dis- abilities Act, ADA), compact and guest parking spaces shall be marked. 4. Wheel Stops Required: Wheel stops shall be required on the periphery of the park- ing lot so the cars shall not protrude into the public right-of-way of the parking lot, or strike buildings. Wheel stops shall be two feet (2′) from the end of the stall for head-in parking. 5. Drainage: Drainage shall meet City re- quirements, including the location of the drains and the disposal of water. H. LANDSCAPE MAINTENANCE REQUIREMENTS: 1. Maintenance Required: Landscaping shall be kept neat, orderly and of attractive appearance at all times. Such landscaping shall be maintained by the owner and/or oc- cupant. 2. Periodic Inspection: Landscaped areas will be subject to periodic inspection by the Development Services Division to ensure maintenance. Said Division shall advise en- forcing authority of noncompliance with Sec- tion requirements. 3. Maintenance Bonds and Charges Au- thorized: In the event that such landscaping is not maintained in a reasonable, neat, and clean manner, the City shall have the right to demand a proper performance or similar bond from the owner or occupant of the pre- mises to assure proper and continuous main- tenance, or alternately, the City reserves the right to cause such maintenance to be done and to charge the full cost thereof unto the owner. (Ord. 3988, 4-28-1986) 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, parochial and private: 1 per employee plus 1 space for every 10 students enrolled. In addition, if buses for the private transportation of children are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Colleges and universities, arts and crafts schools/studios, and trade or vocational schools: 1 per employee plus 1 for every 3 students residing on cam- pus, plus 1 space for every 5 day students not residing on campus. In addition, if buses for transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. (Amd. Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004) USE NUMBER OF REQUIRED SPACES 4-4-080I (Revised 7/04)4 - 34.2 I. DRIVEWAY DESIGN STANDARDS: 1. Driveway Location – Hazard Prohib- ited: No driveway shall be constructed in such a manner as to be a hazard to any exist- ing street lighting standard, utility pole, traffic regulating device, fire hydrant, adjacent street traffic, or similar devices or conditions. The cost of relocating any such street struc- 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) 2. Driveway Spacing Based Upon Land Use: a. Industrial, Warehouse and Shop- ping Center Uses: i. The location of ingress and egress driveways shall be subject to approval of the Planning/Building/ Public Works Department under curb cut permit procedures. ii. There shall be a minimum of forty feet (40′) between driveway curb re- turns where there is more than one driveway on property under unified ownership or control and used as one premises. iii. Driveways shall not be closer than five feet (5′) to any property line (except as allowed under subsection I7 of this Section, Joint Use Drive- ways). 4-4-080I 4 - 35 (Revised 12/05) b. All Other Uses: i. The location of ingress and egress driveways shall be subject to approval of the Planning/Building/ Public Works Department under curb cut permit procedures. ii. Driveways shall not exceed forty percent (40%) of the street frontage. (Ord. 3988, 4-28-1986) iii. Driveways shall not be closer than five feet (5′) to any property line (except as allowed under subsection I7 of this Section, Joint Use Drive- ways). (Ord. 4517, 5-8-1995) iv. There shall be a minimum of eighteen feet (18′) between driveway curb returns where there is more than one driveway on property under single ownership or control and used as one premises. 3. Driveway Width Maximums Based Upon Land Use: a. Industrial, Warehouse and Shop- ping Center Uses: i. Driveways shall not exceed forty percent (40%) of the street frontage. ii. The width of any driveway shall not exceed fifty feet (50′) exclusive of the radii of the returns or taper sec- tion, the measurement being made parallel to the centerline of the street roadway. iii. The Planning/Building/Public Works Administrator or his/her desig- nee may grant an exception upon proper application in writing and for good cause shown, which shall in- clude, but not be limited to, the ab- sence of any reasonable alternative. (Ord. 5156, 9-26-2005) b. Single Family and Duplex Uses: The width of any driveway shall not ex- ceed twenty feet (20′) exclusive of the ra- dii of the returns or taper section, the measurement being made parallel to the centerline of the street roadway. c. All Other Uses: The width of any driveway shall not exceed thirty feet (30′) exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. 4. Maximum Number of Driveways Based Upon Land Use: a. Industrial, Warehouse and Shop- ping Center Uses: There shall not be more than two (2) driveways for each three hundred thirty feet (330′) of street frontage on property under unified own- ership or control. b. All Other Uses: There shall not be more than two (2) driveways for each three hundred thirty feet (330′) of street frontage for a single ownership, except where a single ownership is developed into more than one unit of operation, each sufficient in itself to meet the re- quirements of this Section. In such case there shall not be more than two (2) drive- ways for each unit of operation. (Ord. 3988, 4-28-1986) 5. Driveway Angle – Minimum: The angle between any driveway and the street road- way or curb line shall not be less than forty five degrees (45°). 6. Driveway Grades – Maximum Based Upon Land Use: a. Single Family and Two (2) Family Uses: Maximum driveway slopes shall not exceed fifteen percent (15%); pro- vided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. To exceed fifteen per- cent (15%), a variance from the Planning/ Building/Public Works Administrator or his/her designee is required. b. All Other Uses: Maximum driveway slope shall not exceed eight percent (8%). The Planning/Building/Public Works Administrator or his/her designee may allow a driveway to exceed eight percent (8%) slope but not more than fif- 4-4-080J (Revised 12/05)4 - 36 teen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. (Ord. 5157, 9-26-2005) 7. Joint Use Driveways: a. Benefits of: Joint use driveways re- duce the number of curb cuts along indi- vidual streets and thereby improve safety and reduce congestion while providing for additional on-street parking opportuni- ties. Joint use driveways should be en- couraged when feasible and appropriate. (Ord. 4517, 5-8-1995) b. Where Permitted: Adjoining uses may utilize a joint use driveway where such joint use driveway reduces the total number of driveways entering the street network, subject to the approval of the Planning/Building/Public Works Depart- ment. Joint use driveways must be cre- ated upon the common property line of the properties served or through the granting of a permanent access ease- ment when said driveway does not exist upon a common property line. Joint use access to the driveway shall be assured by easement or other legal form accept- able to the City. (Ord. 3988, 4-28-1986 and Ord. 4517, 5-8-1995) J. LOADING SPACE STANDARDS: 1. Loading Space Required: For all build- ings hereafter erected, reconstructed or en- larged, adequate permanent off-street loading space shall be provided if the activity carried on in such building requires deliveries to it or shipments from it of people or mer- chandise. Loading space shall be in addition to required off-street parking spaces. 2. Plan Required: Loading space shall be shown on a plan and submitted for approval by the Development Services Division. 3. Projection into Streets or Alleys Pro- hibited: No portion of a vehicle taking part in loading or unloading activities shall project into a public street or alley. Ingress and egress points from public rights-of-way at designated driveways shall be designed and located in such a manner as to preclude off- site or on-street maneuvering of vehicles. 4. Minimum Clear Area for Dock High Loading Doors: Buildings which utilize dock- high loading doors shall provide a minimum one hundred feet (100′) of clear maneuvering area in front of each door. 5. Minimum Clear Area for Ground Level Loading Doors: Buildings which utilize ground level service or loading doors shall provide a minimum of forty five feet (45′) of clear maneuvering area in front of each door. (Ord. 3988, 4-28-1986) K. MODIFICATIONS: 1. Special Provisions for Use of Paved Recreation Space for Parking: The Building Department may authorize the use of space designated and primarily used for recreation purposes for a portion of the required parking space provided the space conforms to the fol- lowing conditions: Such parking areas shall be subject to all locational and developmental provisions of this Section; such portions of the recreation area to be used for parking shall be paved with a durable, dustless sur- face of a permanent nature; and such parking space may be credited only to space require- 4-4-090C 4 - 37 (Revised 1/05) ments of the principal use which it is intended to serve. (Ord. 4517, 5-8-1995) 2. Modification of Standards: See RMC 4-9-250D. L. DEFERRAL OF CONSTRUCTION: 1. Deferral of Installation of Required Im- provements: See RMC 4-9-060. The re- quirement of a bond for landscape installation may be waived upon approval of the Devel- opment Services Division, and upon written application by the applicant. (Ord. 3718, 3-28-1983) 2. Delay in Installation of Parking Spaces – Reserve Parking Areas: a. Decision Criteria: The Building Offi- cial may approve a delay in the installa- tion of up to fifty percent (50%) of the minimum number of parking spaces oth- erwise required to be installed, provided: i. The applicant provides data which substantiates the reduced need for parking, and ii. The applicant reserves on-site area so that the minimum number of parking spaces can be provided. Any reserved space must be clearly des- ignated on a site plan recorded with the City Clerk, and must be de- scribed on the certificate of occu- pancy for the use. b. Standards for Parking Reserve Ar- eas: i. No space reserved for parking may be utilized to fulfill the minimum landscaping development of open space requirements of this Code. However, all reserved space must be landscaped or developed as open space. ii. The Building Official may review the parking situation at any time to evaluate the parking demand on the subject property. If the Building Offi- cial, after such review, reasonably determines that additional parking is needed, the Building Official shall re- quire that reserved space be devel- oped for parking, or that necessary parking be secured by some other means. iii. A delay in the installation of re- quired parking may be approved only for a specific use and automatically lapses upon the cessation of that use. (Ord. 3988, 4-28-1986) M. APPEALS: To Hearing Examiner pursuant to RMC 4-8-110. 4-4-090 REFUSE AND RECYCLABLES STANDARDS: A. APPLICABILITY: All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with this Section. B. EXEMPTION FOR SINGLE FAMILY AND TWO (2) ATTACHED RESIDENCES (DUPLEXES): Single family and two (2) attached residences (duplexes) shall be exempt from these require- ments for refuse and recyclables deposit areas. C. GENERAL REQUIREMENTS APPLICABLE TO ALL USES (EXCEPT SINGLE FAMILY AND TWO (2) ATTACHED DWELLING UNITS): 1. Dimensions: Dimensions of the refuse and recyclables deposit areas shall be of suf- ficient width and depth to enclose containers for refuse and recyclables, and to allow easy access. 2. Location in Setback or Landscape Ar- eas Prohibited: Outdoor refuse and recycla- bles deposit areas and collection points shall not be located in any required setback or landscape areas. 3. Special Setbacks from Residential Properties: Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50′) of a property zoned RC, R-1, R-4, R-8, R-10, R-14, or RM, 4-4-090D (Revised 1/05)4 - 38 except by approval by the Reviewing Official through the site plan review process, or via the modification process if exempt from site plan review. 4. Obstruction Prohibited: Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any pub- lic right-of-way. 5. Collocation Encouraged: When possi- ble, the recyclables deposit areas and collec- tion points shall be located adjacent to or near garbage collection areas to encourage their use. 6. Signage Required: Refuse or recycla- bles deposit areas shall be identified by signs not exceeding two (2) square feet. 7. Architectural Design of Deposit Areas to Be Consistent with Primary Structure: Architectural design of any structure enclos- ing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Development Services Division Director. 8. Screening of Deposit Areas: Garbage dumpsters, refuse compactor areas, and re- cycling collection areas must be fenced or screened. A six foot (6′) wall or fence shall en- close any outdoor refuse or recyclables de- posit area. In cases where Zoning Code fencing provisions conflict with the six foot (6′) wall or fence requirement, the Zoning Code provisions shall rule. Refuse and recyclables deposit areas located in industrial develop- ments that are greater than one hundred feet (100′) from residentially zoned property are exempted from this wall or fence requirement. 9. Minimum Gate Opening and Minimum Vertical Clearance: Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate open- ings at least twelve feet (12′) wide for haulers. In addition, the gate opening for any separate building or other roofed structure used prima- rily as a refuse or recyclables deposit area/ collection point shall have a vertical clear- ance of at least fifteen feet (15′). 10. Weather Protection: Weather protec- tion of refuse and recyclables shall be en- sured by using weather-proofed containers or by providing a roof over the storage area. 11. Approval of Screening Detail Plan Required: A screening detail plan must be approved by the Development Services Divi- sion prior to the issuance of building or con- struction permits. D. MULTI-FAMILY DEVELOPMENTS – ADDITIONAL REQUIREMENTS FOR DEPOSIT AND COLLECTION AREAS: The refuse and recyclables deposit area and col- lection points for multi-family residences shall be apportioned, located and designed as follows: 1. Minimum Size: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City- sponsored program in which individual recy- cling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit ar- eas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. 2. Minimum Number of Deposit Areas: There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. There shall be at least one de- posit area/collection point for every thirty (30) dwelling units. 3. Dispersal of Deposit Areas: The re- quired refuse and recyclables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building. 4. Location within Structures Possible: Refuse and recyclables deposit areas and collection points may be located in separate buildings/structures or outdoors. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks. 4-4-090G 4 - 39 (Revised 12/05) 5. Maximum Distance from Building En- trance: Refuse and recyclables deposit ar- eas and collection points shall be located no more than two hundred feet (200′) from a common entrance of a residential building, al- lowing for easy access by residents and haul- ing trucks. 6. Site Plan Location: If refuse or recycla- ble containers are located within a building, then the space which these facilities utilize as well as parking space for refuse/recyclable container-towing vehicles must be clearly shown on plans submitted to the City. Addi- tionally, an exterior space must be provided to accommodate the container(s) on refuse/re- cyclable pick-up days. (Ord. 4971, 6-10-2002) 7. Parking Space Obstruction Prohib- ited: Refuse and recyclable containers, and associated refuse/recyclable container-tow- ing vehicles may not obstruct a required park- ing space at any time. (Ord. 4971, 6-10-2002) 8. Storage in Required Parking Space Prohibited: Refuse and recyclable contain- ers, and associated refuse/recyclable con- tainer-towing vehicles may not be stored in the minimum required parking spaces for a development. (Ord. 4971, 6-10-2002) E. COMMERCIAL, INDUSTRIAL, AND OTHER NONRESIDENTIAL DEVELOPMENTS – ADDITIONAL REQUIREMENTS FOR DEPOSIT AND COLLECTION AREAS: The refuse and recyclables deposit areas and collection points for commercial, industrial and other nonresidential developments shall be ap- portioned, located and designed as follows: 1. Location: Refuse and recyclables de- posit areas and collection points may be allo- cated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. 2. Accessibility May Be Limited: Access to refuse and recyclables deposit areas and collection points may be limited, except dur- ing regular business hours and/or specific collection hours. 3. Office, Educational and Institutional Developments – Minimum Size: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recycla- bles deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be pro- vided for refuse deposit areas. A total mini- mum area of one hundred (100) square feet shall be provided for recycling and refuse de- posit areas. 4. Manufacturing and Other Nonresiden- tial Developments – Minimum Size: In manufacturing and other nonresidential de- velopments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be pro- vided for recyclables deposit areas and a minimum of six (6) square feet per one thou- sand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recy- cling and refuse deposit areas. 5. Retail Developments – Minimum Size: In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. F. MODIFICATIONS: Whenever there are practical difficulties involved in carrying out the provisions of this Section, mod- ifications may be granted for individual cases in accordance with the procedures and review crite- ria in RMC 4-9-250D. G. APPEALS: Any decisions made in the administrative process described in this Section may be appealed to the Planning/Building/Public Works Administrator or his/her designee within fifteen (15) days and filed, in writing, with the Planning/Building/Public Works Department. The Administrator shall give substantial weight to any discretionary decision of the City rendered pursuant to this Section. (Ord. 4376, 11-16-1992, Ord. 4703, 2-2-1998; Amd. Ord. 4963, 5-13-2002; Ord. 5156, 9-26-2005) 4-4-095A (Revised 12/05)4 - 40 4-4-095 SCREENING AND STORAGE HEIGHT/LOCATION LIMITATIONS: A. PURPOSE: The purpose of this Section is to provide screen- ing standards for mechanical equipment and out- door service and storage areas to reduce visibility, noise, and related impacts while allowing accessibility for providers and users. B. APPLICABILITY: The standards contained in this Section shall ap- ply to: 1. New or Replacement Equipment/Ac- tivity: All proposals for new or replacement surface mounted equipment, rooftop equip- ment, outdoor storage, loading, repair, main- tenance, work and/or retail areas. 2. Enlargement or Exterior Modifications of Existing Structures: Sites with existing surface mounted equipment, rooftop equip- ment, outdoor storage, loading, repair, main- tenance, work and/or retail areas, that are not screened in conformance with this Section shall be required to conform to the screening requirements of this Section if enlarged or al- tered when the cost of additions, expansions, or alterations exceeds fifty percent (50%) of the assessed value of the existing structure or use shall result in the application of this Section; provided, that interior alterations or improvements which do not result in the exte- rior modification of an existing building, struc- ture, or use shall be exempt from these provisions. C. AUTHORITY: The Reviewing Official for a development permit that includes the uses and activities in subsection B2 of this Section and exceeds the thresholds in subsection B3 shall determine compliance with these standards concurrently with any develop- ment permit review. D. SURFACE MOUNTED EQUIPMENT: 1. General Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with build- ing materials. a. Industrial Zone Exemption: Sur- face mounted equipment located in in- dustrial developments that are greater than one hundred feet (100′) from resi- dentially zoned property and/or public streets are exempted from requirements in subsection D1 of this Section, General Screening. E. ROOF-TOP EQUIPMENT: All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view, excluding telecommunications equipment. Shielding shall consist of the follow- ing: 1. New Construction: Roof wells, cleresto- ries, or parapets, walls, solid fencing, or other similar solid, nonreflective barriers or enclo- sures as determined by the Reviewing Offi- cial to meet the intent of this requirement. 2. Additions to Existing Buildings: Where the existing roof structure cannot safely support the required screening, or where the integrity of the existing roof will be compromised by the screening, the Review- ing Official may authorize painting of the equipment to match the approximate color of the background against which the equipment is viewed, or an equivalent nonstructural method to reduce visibility. F. OUTDOOR STORAGE, LOADING, REPAIR, MAINTENANCE AND WORK AREAS: 1. Outdoor Loading – Multi-Family Zones: Loading areas shall be screened by a solid barrier fence or landscaping, or some combination thereof as determined by the Reviewing Official, through the site plan re- view process or the modification process for site plan-exempt proposals. 2. Outdoor Loading, Repair, Mainte- nance and Work Areas – Commercial and Industrial Zones: Screening is not required, except when the subject commercial or in- dustrial lot abuts or is adjacent to a residen- 4-4-100B 4 - 40.1 (Revised 1/05) tially zoned lot, i.e., RC, R-1, R-4, R-8, RMH, R-10, R-14, RM, and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or a combination thereof is required as determined by the Reviewing Official to achieve adequate visual or acoustical screening. These provisions may be modified by the Reviewing Official through the site plan review process, or the modification process for site-plan exempt proposals, where the ap- plicant can show that the same or better re- sult will occur because of creative design solutions, unique aspects or use, etc. 3. Outdoor Storage – Commercial or In- dustrial Zones: When permitted by the un- derlying zone, outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of six feet (6′) in height, berming, and/or landscaping as determined by the Reviewing Official to achieve adequate visual or acoustical screening. Outside stor- age shall not be permitted in any required set- back area. Products or materials covered by buildings with roofs but without sides shall be considered outside storage and subject to the screening provisions of this Section. Exterior sales of autos, boats and motorcycles are not considered outdoor storage. a. Special Outdoor Storage Height Requirements, Industrial Zones: Lim- ited to fifteen feet (15′) in height or one story. G. VEHICLE STORAGE SCREENING, CA ZONE: In lieu of subsection F3 of this Section, vehicle storage screening shall include the following: fencing, berming, enclosing walls and landscap- ing, as determined by the Reviewing Official, suf- ficient to achieve substantial visual and acoustical screening, shall be provided to screen adjacent and abutting properties, public rights-of-way and limited rights-of-way. H. OUTDOOR RETAIL SALES – CD ZONE: Outdoor retail sales uses in the CD Zone must be fully enclosed on all sides and screened from view of adjacent uses and abutting public streets. I. VARIANCES: A variance to standards that are not otherwise al- lowed to be altered via another process in accor- dance with subsections D through G of this Section may be sought pursuant to RMC 4-9-250. J. APPEALS: See RMC 4-8-110. (Ord. 4963, 5-13-2002) 4-4-100 SIGN REGULATIONS: A. PURPOSE: It is the purpose of these regulations to provide a means of regulating signs so as to promote the health, safety, morals, general welfare, social and economic welfare and esthetics of the City of Renton. Signs are erected to provide information for the benefit and convenience of pedestrians and motorists and should not detract from the quality of urban environment by being competitive or garish. Signs should complement and charac- terize the environment which they serve to give their respective areas a unique and pleasing quality. The regulations of this Code are not in- tended to permit any violations of any other lawful ordinance. The purposes of this Section are im- plemented through the establishment of stan- dards for the type, placement, scale, and construction of signs which varies by use, zoning district, or City Center sign district. (Ord. 2877, 9-9-1974; Amd. Ord. 4720, 5-4-1998) B. APPLICABILITY AND AUTHORITY: 1. Applicability: No sign shall hereafter be erected, re-erected, constructed or altered, except as provided by this Code and a permit for the same has been issued by the Building Official. 2. Permits Required: A separate permit shall be required for a sign or signs for each business entity and/or a separate permit for each group of signs on a single supporting structure. In addition, electrical permits shall be obtained for electric signs. (Ord. 4629, 8-19-1996) 3. Periodic Inspection of Signs: All signs controlled by this section shall be subject to inspection and periodic reinspection by the Planning/Building/Public Works Administra- tor. (Ord. 3719, 4-11-1983; Amd. Ord. 4832, 3-6-2000) 4-4-100B (Revised 1/05)4 - 40.2 4. Authority of Planning/Building/Public Works Administrator: The Planning/Build- ing/Public Works Administrator is hereby au- thorized and directed to enforce all the provisions of this section. The Planning/ Building/Public Works Administrator may or- der the removal of any sign that is not main- tained in accordance with the provisions of subsection D3 of this section. (Ord. 2877, 9-9-1974; Amd. Ord. 3719, 4-11-1983; Ord. 4832, 3-6-2000) 5. Exemptions from Sign Code Regula- tions: a. Indoor Signage: This Code does not apply to any signs or sign structures located within a building. (Ord. 2877, 9-9-1974, Amd. Ord. 4720, 5-4-1998) b. Government and Utility Signage: Nothing in this Code shall be interpreted as controlling public and informational signs placed on the public right-of-way by any governmental agency or public utility having underground or overhead installa- tions. (Ord. 2877, 9-9-1974) c. Awning, Canopy, and Marquee Structures Having No Signage: Aw- nings and canopies shall meet the appli- cable provisions of the adopted edition of the 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 decorations and signs must be removed within five (5) calendar days following the end of the fair, festival or event. Excep- tions to the time limitations may be ap- proved by the Mayor’s office. The temporary signs may be located on or over public rights-of-way with approval of the sign placement by the City of Renton Transportation Systems Division. c. City Sponsored or Co-Sponsored Signs and Displays: City sponsored or co-sponsored signs, banners, or decora- tions subject to approval of the Mayor’s office. These signs, banners, and dis- plays may be located on or over public rights-of-way with approval of the sign placement by the City of Renton Trans- portation Systems Division. (Amd. Ord. 4848, 6-26-2000) d. Construction Signs: i. Construction Advertising: One temporary sign per street frontage, not exceeding thirty two (32) square feet in area on one face, denoting the architect, engineer, contractor, finan- 4-4-100B 4 - 41 (Revised 4/04) cier, developer and/or future site oc- cupant or tenant when placed on the site of new construction and/or build- ing or site renovation. ii. Temporary Replacement Sig- nage: Existing uses which have re- moved permanent signage during a construction project may install tem- porary banners and/or rigid portable signs in lieu of permanent signage. Only one banner or rigid portable sign shall be allowed per street front- age. Wall-hung and wall-pole strung banners shall not exceed one hun- dred (100) square feet in size, pole- hung banners shall not exceed twenty (20) square feet in size, and rigid portable signs shall not exceed thirty two (32) square feet in size. The above temporary signage may only be displayed in conjunction with a valid building or construction per- mit. Temporary replacement signs shall be removed at, or prior to, the fi- nalization of the building permit. (Amd. Ord. 4859, 9-18-2000) e. Copy Changes: The changing of the advertising copy or message on a painted or printed sign, theater marquee and similar signs specifically designed for the use of replaceable copy. f. Credit Signs: Signs of not over two (2) square feet advertising that credit is available to members of monetary institu- tions. g. Flags: National, State, county and municipal flags properly displayed. In ad- dition, one corporate or institutional flag may be properly displayed per site. (Ord. 4848, 6-26-2000) h. Garage Sale Signs: See RMC 4-4- 100J3. (Ord. 5062, 1-26-2004) i. Holiday Displays: Temporary signs and decorations customary for special holidays, observed by the federal, state or municipal government erected entirely on private property. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) j. Memorial Signs: Memorial signs or tables, names of buildings and dates of erection, when cut into any masonry sur- face or when constructed of bronze or other incombustible materials. (Ord. 4629, 8-19-1996; Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) k. Modifications Not Requiring Structural or Electrical Changes: i. Outside of City Center: Paint- ing, repainting or cleaning of an ad- vertising structure or the changing of the advertising copy or message thereon shall not be considered an erection or alteration which requires sign permit unless a structural or electrical change is made. (Ord. 4629, 8-19-1996; Amd. Ord. 4720, 5-4-1998) ii. Inside City Center Sign Regu- lation Boundaries: Painting, re- painting or cleaning of an advertising structure shall not be considered an erection or alteration which requires sign permit unless a structural or electrical change is made. A change of sign face shall be subject to permit requirements. (Ord. 4720, 5-4-1998; Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) l. Open House Signs. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) m. Political Signs: Political signs less than twelve (12) square feet on one face as herein defined. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) n. Public Art: Sculptures, wall paint- ings, murals, collages, banners and other design features which do not incorporate advertising or identification, consistent with the provisions and procedures of the Public Art Exemption, RMC 4-9-160. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) o. Public Service Signs: Nonadvertis- ing and nonpromotional signs such as cit- izen recognition signs, neighborhood welcome signs, signs indicating scenic or historic points of interest, or other signs of 4-4-100C (Revised 4/04)4 - 42 similar nature as determined by the De- velopment Services Division. Such signs may be located in any zone and shall re- quire approval of the Development Ser- vices Division. These signs may be located on or over public rights-of-way with approval of the sign placement by the City of Renton Transportation Sys- tems Division. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) p. Real Estate Signs: Open house signs as described in subsection J2B(i) of this Section and freestanding real estate signs as described in subsection J2C of this Section. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) q. Safety Information Signs: Signs of public service companies indicating dan- ger and/or service or safety information. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) r. Small Parking and Traffic Control Signs: Parking and traffic control signs two (2) square feet or less on private property. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) s. Small Wall Signs: One on-premises sign, not electrical or illuminated, two (2) square feet or less on one face which is affixed permanently on a plane parallel to the wall on the wall located entirely on pri- vate property. (Amd. Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) t. Weekend and Holiday Display Sig- nage for Vehicle and Vessel Sales in the Auto Mall Overlay Districts: Bal- loons, with no limit on size or number per site, may be displayed on Fridays, Satur- days, and Sundays, federal legal holi- days and December 26 – 31. (Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) u. Banner Signage for Vehicle and Vessel Sales in the Auto Mall Overlay Districts: Wall-hung and pole-hung ban- ners are permitted as follows: i. Wall-Hung Banner Size and Lo- cation Limitations: Wall-hung ban- ners shall not exceed one hundred (100) square feet in size. There are no restrictions on the number per wall or number per site. Wall-hung banners shall not cover up perma- nent signage or address numbers. ii. Pole-Hung Banner Size and Location Limitations: Pole-hung banners shall not exceed twenty (20) square feet in size. No more than one pole-hung banner shall be located on any on-site pole or light standard. There are no restrictions on the num- ber of pole-hung banners per site. (Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) C. PROHIBITED SIGNS AND DEVICES: The following signs or devices are specifically prohibited: 1. Signs Which Violate State Regula- tions: All signs not complying with the Wash- ington State Highway Department regulations adjacent to State roads. (Ord. 4629, 8-19-1996) 2. Signs Which Interfere with Traffic Control: Any sign using the words “stop”, “look”, “danger” or any other word, symbol or character which might confuse traffic or de- tract from any legal traffic control device. No sign shall be erected in such a manner as to confine or obstruct the view or interpretation of any official traffic sign, signal or device. (Ord. 4629, 8-19-1996; Amd. Ord. 4720, 5-4-1998) 3. Animated, Revolving, Blinking and Flashing Signs: a. Outside City Center: All of the fol- lowing signs located within seventy five feet (75′) of the public right-of-way with any of the following features: animated, revolving more than eight (8) revolutions per minute, blinking and flashing. Excep- tions are public service signs, such as those which give the time, temperature and/or humidity, and electronic message boards/signs for public facilities and car dealers located within the Auto Mall Area(s). (Ord. 4629, 8-19-1996, Amd. Ord. 4724, 5-11-1998; Ord. 4766, 3-1-1999). 4-4-100C 4 - 42.1 (Revised 4/04) b. Inside City Center Sign Regulation Area Boundaries: In the City Center, all of the following signs with any of the fol- lowing features: animated, revolving, blinking and flashing. Exceptions are public service signs, such as those which give the time, temperature and/or humid- ity, and barber poles. 4. Devices of a Carnival Nature: Balloons, flags, pennants/streamers, wind-animated objects, searchlights, inflatable statuary, and similar devices of a carnival nature except as specifically provided in subsections B6, Ex- emptions from Permit Requirements, and J6, Event Signs, of this Section. (Amd. Ord. 4848, 6-26-2000) 5. Banners and Rigid Portable Signs: Banners and rigid portable signs or any simi- lar sign which is not permanently mounted, except for those signs specifically permitted by subsections B6, Exceptions from Permit Requirements, and J, Temporary Signs, of this Section. (Amd. Ord. 4832, 3-6-2000; Ord. 4848, 6-26-2000) 6. Signs Which Obscure Vision: There shall be no signs allowed within twenty feet (20′) of intersections or driveways which shall obscure vision between the height of three feet (3′) and ten feet (10′) of the street or driveway grade. 7. Signs on Stationary Vehicles: Station- ary motor vehicles, trailers and related de- vices to circumvent the intent of this Code. (Ord. 4629, 8-19-1996) 8. Signs over Public Right-of-Way: Signs over public right-of-way other than signs specified in subsection L2 of this Section, projecting signs, temporary cloth signs per subsection J1c of this Section, City spon- sored signs and public service signs per sub- sections B6b, B6c and B6o of this Section. (Ord. 4629, 8-19-1996; Amd. Ord. 4720, 5-4-1998) 9. Signs on Public Right-of-Way: Signs on public right-of-way other than temporary and portable signs allowed by subsection J of this Section; and subsections B6b, City Spon- sored Signs; B6c, City Sponsored or Co- Sponsored Signs and Displays; B6o, Public Service Signs; B6q, Safety Information Signs; and I, Signs on Public Right-of-Way, of this Section. (Ord. 3719, 4-11-1983; Amd. Ord. 4832, 3-6-2000; Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) 10. Off-Premises Signs: Except tempo- rary and portable signs allowed by subsec- tions J of this Section; City sponsored signs and public service signs per subsections B6b, City Sponsored Signs; B6c, City Spon- sored or Co-Sponsored Signs and Displays; and B6o, Public Service Signs, of this Sec- tion. (Ord. 4172, 9-12-1988; Amd. Ord. 4629, 8-19-1996; Ord. 4832, 3-6-2000; Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004) 11. Roof Signs within the City Center Sign Regulation Area, subsection H of this Section, shall be prohibited. (Ord. 4720, 5-4-1998) 12. Signs Obscuring Address Numbers. (Ord. 4848, 6-26-2000) 13. Signs Located in Designated Fire Lanes: Signs shall not encroach within any on-site fire lane, i.e., a minimum clearance of fourteen feet (14′) in height and twenty feet (20′) in width. (Ord. 4848, 6-26-2000) 14. Perimeter Street Landscaping: No sign shall be located within required perime- ter street landscaping. (Ord. 4848, 6-26-2000) 15. Signs on Vegetation: No sign or adver- tising device shall be attached or hung on or from a tree or shrub. (Ord. 4848, 6-26-2000) 16. Real Estate Signs: a. Any off-premises real estate sign, ex- cept open house and real estate direc- tional signs. b. In no case shall any real estate sign be less than four (4) square feet, except for open house signs. c. Any off-premises real estate sign lo- cated at the same intersection corner, or location as an approved public service sign or public art. d. Any real estate sign closer than four feet (4′) to the edge of a public roadway. 4-4-100C (Revised 4/04)4 - 42.2 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) 4-4-100E 4 - 45 (Revised 7/04) restoration or reconstruction shall con- form to the regulations and standards specified in this Section. (Ord. 4720, 5-4-1998) E. SIZE, NUMBER AND HEIGHT OF PERMANENT SIGNS: 1. Permitted and Prohibited Signs: Only those signs specifically designated are per- mitted; all others are prohibited. (Ord. 4464, 7-25-1994) 2. Location Limitations: All signs are fur- ther limited and restricted as to location in the land use zones as such land use zones are defined and established by chapter 4-2 RMC, as amended, or any other regulation pertain- ing to or regulating zoning. The zoning regu- lations may contain further sign restrictions. (Ord. 4464, 7-25-1994; Amd. Ord. 4720, 5-4-1998) 3. Height Limits: a. Signs within City Center: See sub- section H of this Section. b. Signs Outside City Center Sign Regulation Area: The height limitation for freestanding, ground, projecting and combination signs shall be the maximum height of the zone or forty feet (40′), whichever is less. Roof signs may extend twenty feet (20′) above the parapet wall. This Section shall not apply to those signs covered by subsection E5e of this Section, Large Retail Uses, or subsection H of this Section, City Center Sign Regu- lations, or subsection E5f(ii) of this Sec- tion, Motor Vehicle Dealership Over One Acre of Contiguous Ownership or Control Located Within the Auto Mall Area(s). (Ord. 4464, 7-25-1994, Amd. Ord. 4720, 5-4-1998; Ord. 5066, 4-5-2004) 4. Signs Permitted in All Residential, Commercial, and Industrial Zones: Except for signage within Shoreline Areas (subsec- tion G of this Section), signage in the P-1 Zone, and signage with the City Center (sub- section H of this Section), in all residential, commercial and industrial zones the following shall apply: a. Churches, Apartments and Subdi- visions: Churches, apartment buildings, subdivision developments and similar oc- cupancies located in residential and mixed-use zones may have two (2) on- premises identifying signs of not over thirty two (32) square feet in area on one face. The signs may be illuminated but not animated, shall be for location identi- fication only and shall display no copy, symbol or device other than that in keep- ing with the development. Freestanding signs shall be not higher than six feet (6′) above any established grade and shall be no closer than ten feet (10′) to any street right-of-way or five feet (5′) to any side property line. i. Decorative Flags: Apartment buildings, residential subdivision de- velopments and similar occupancies located in residential and mixed-use zones may also display decorative flags in accordance with the following requirements: (a) Permit Requirements: Permit required. (b) Sign Type: A lightweight fabric or similar material, sup- ported by a vertical or horizontal staff. (c) Allowed Uses: Multi-family residential complexes and subdi- visions of ten (10) or more units or lots. (d) Maximum Size: Each flag shall not exceed twenty five (25) square feet. (e) Maximum Height: Flags, including the supports, shall not exceed the height limitations for the zone in which it is located. (f) Sign/Pole Location: Only permissible when located within one hundred feet (100′) of the entrance to a subdivision or a multi-family development. The sign/pole shall be located on the development premises and shall be set back a minimum of one 4-4-100E (Revised 7/04)4 - 46 foot from the property line for each foot in height. (Amd. Ord. 4766, 3-1-1999; Ord. 5062, 1-26-2004) b. Home Occupations: Only one home occupation sign, not illuminated, not exceeding two (2) square feet in area, attached to the wall of the building with the face of the sign in a plane parallel to the plane of the wall is permitted. c. Temporary Signs: Temporary signs per subsection J of this Section are al- lowed, except for cloth signs over public right-of-way. (Ord. 3719, 4-11-1983; Amd. Ord. 4172, 9-12-1988; Ord. 4720, 5-4-1998; Ord. 5062, 1-26-2004) d. Public Facilities (Public Buildings, Schools, Parks and Recreation Facili- ties): Each individual public facility may have one freestanding electronic or man- ual message board, a maximum of twenty five feet (25′) in height and one hundred fifty (150) square feet in size. In addition to the message board sign, each individ- ual facility may have one freestanding sign not higher than six feet (6′) above any established grade for each street frontage and no more than one hundred (100) square feet. Freestanding signs shall be no closer than ten feet (10′) to any street right-of-way or five feet (5′) to any side property line. In addition to the freestanding signs, wall signs are permit- ted with a total copy area not exceeding ten percent (10%) of the building facade to which it is applied. (Ord. 4766, 3-1-1999; Ord. 5062, 1-26-2004) 5. Additional Signs Permitted in Com- mercial and Industrial Zones: Except in the City Sign Regulation Area, the following shall apply in all commercial and industrial zones: a. Business Signs – General: i. Freestanding, Ground, Roof and Projecting Signs: Each individ- ual business establishment may have only one sign for each street frontage of any one of the following types: Freestanding, roof, ground, projecting or combination. Each sign shall not exceed an area greater than one and one-half (1-1/2) square feet for each lineal foot of property front- age which the business occupies up to a maximum of three hundred (300) square feet; or if such sign is multi- faced, the maximum allowance shall not be more than three hundred (300) square feet. However, a maxi- mum of one-half (1/2) of the allowed square footage is allowed on each face. Businesses with less than twenty five (25) lineal front feet may have a sign of a maximum of twenty (20) square feet per face. ii. Wall Signs: In addition to the signs in subsections E5c, Under Marquee Signs, E5a(i), Business Signs, E5f and E5g, Motor Vehicle Dealership Over One Acre, E5e, Large Retail Uses, and E5d, Shop- ping Centers, wall signs are permit- ted with a total copy area not exceeding twenty percent (20%) of the building facade to which it is ap- plied. (Ord. 3719, 4-11-1983; Amd. Ord. 4464, 7-25-1994; Amd. Ord. 4720, 5-4-1998) b. Marquee Signs: Signs on marquees conforming to subsection N of this Sec- tion are permitted. c. Under Marquee Signs: Under mar- quee signs shall be limited to one such sign per entrance for each business es- tablishment. (Ord. 3719, 4-11-1983) d. Shopping Centers: i. Shopping centers less than ten (10) acres may install: •Freestanding Signs: One free- standing sign for each street frontage of the shopping center. Each sign shall not exceed an area greater than one and one- half (1-1/2) square foot for each linear foot of property frontage, not to exceed one hundred fifty (150) square feet per sign face and a maximum of three hundred (300) square feet including all sign faces. 4-4-100E 4 - 47 (Revised 7/04) ii. Shopping centers ten (10) acres or greater may install: •Freestanding Signs: One free- standing sign per street frontage not to exceed an area greater than one and one-half (1-1/2) square feet for each linear foot of property frontage, up to a maxi- mum of one hundred fifty (150) square feet per sign face and a maximum of three hundred (300) square feet including all sign faces, and; •Optional Freestanding Sign: In lieu of one of the freestanding signs permitted above; one free- standing identification sign for listing the names of the occu- pants of the shopping center. The shopping center identifica- tion sign shall not exceed an area greater than one and one- half (1-1/2) square feet for each linear foot of property frontage, not to exceed two hundred fifty (250) square feet per sign face and a maximum of five hundred (500) square feet including all sign faces. e. Large Retail Uses: Property dedi- cated primarily to retail sales may install oversized signs as follows in lieu of sig- nage permitted under subsections E5a(i), Business Signs, and E5d, Shopping Cen- ters, of this Section. (Ord. 4577, 1-22-1996) i. Developments Over One Hun- dred Twenty Five Thousand (125,000) Square Feet: A commer- cial development with a single build- ing of a minimum of one hundred twenty five thousand (125,000) square feet in floor area dedicated primarily to retail sales, provided all or part of the property is located within one thousand (1,000) feet of the right-of-way of Interstate High- way 405 or Highway 167, may install: •Freestanding Signs: One free- standing sign per street frontage not to exceed an area greater than one and one-half (1-1/2) square feet for each linear foot of property frontage, up to a maxi- mum of one hundred fifty (150) square feet per sign face and a maximum of three hundred (300) square feet including all sign faces; and •Optional Freestanding Sign: In lieu of one of the freestanding signs permitted above, for a property frontage with a mini- mum of two hundred (200) linear feet, one freestanding sign not to exceed two hundred fifty (250) square feet per sign face and a maximum of five hundred (500) square feet including all sign faces, and not to exceed sixty feet (60′) in height; and •Directional Sign: An additional directional sign may be permitted to locate within twenty (20) feet of a recorded access easement serving the subject property, pro- vided the sign does not obscure sight distance. This sign shall not exceed thirty two (32) square feet per sign face and a maxi- mum of sixty four (64) square feet including all sign faces. (Ord. 4577, 1-22-1996, Ord. 4649, 1-6-1997) ii. Big Box Retail Uses with over Three Hundred Fifty Thousand (350,000) Square Feet of Total Building Area Located in the Em- ployment Area Valley: Big box retail uses with over three hundred fifty thousand (350,000) square feet in to- tal building area located in the Em- ployment Area Valley may install: •Large Freestanding Signs: One on-premises freestanding sign not to exceed one hundred fifteen feet (115′) in height and seven hundred (700) square feet per face, and another such sign not to exceed forty feet (40′) in height and four hundred (400) square feet per face; and 4-4-100E (Revised 7/04)4 - 48 •Roof Signs: One roof-mounted sign per building of up to four hundred (400) square feet not to exceed twenty feet (20′) in height above the parapet wall and not to exceed two (2) such signs per re- tail center; and •Additional Freestanding Signs: Two (2) on-premises freestanding signs per street frontage, no more than eight feet (8′) tall and no more than one hundred (100) square feet per side. (Ord. 4577, 1-22-1996; Amd. Ord. 4990, 12-9-2002) f. Motor Vehicle Dealership Over One Acre of Contiguous Ownership or Control Located Within the Auto Mall Area(s): i. Wall and Under Marquee Signs: Each dealership is allowed its appropriate wall or under marquee sign as stated in the Sign Code, and (Ord. 3719, 4-11-1983, Amd. Ord. 4707, 2-9-1998) ii. Freestanding Signs: Each dealership is allowed: • One freestanding sign per street frontage not to exceed an area greater than one and one-half (1- 1/2) square feet for each lineal foot of property frontage that the business occupies up to a maxi- mum of two hundred (200) square feet per sign face, and a maximum of four hundred (400) square feet including all sign faces, and not to exceed fifty feet (50′) in height; or • One freestanding sign per street frontage not to exceed an area greater than one and one-half (1- 1/2) square feet for each lineal foot of property frontage, up to a maximum of one hundred fifty (150) square feet per sign face and a maximum of three hundred (300) square feet including all sign faces, and not to exceed fifty feet (50′) in height. In addi- tion, each dealership is allowed a maximum of two (2) accessory ground signs per street frontage, each for a separate business ac- tivity located on the property that can reasonably be related to the primary business. These signs shall not exceed a height of ten feet (10′) and a total sign area of twenty five (25) square feet if sin- gle faced, or fifty (50) square feet including all sign faces. The ac- cessory signs must also maintain a minimum twenty foot (20′) set- back and be no closer than one hundred fifty feet (150′) to any other accessory ground sign. (Ord. 3719, 4-11-1983, Amd. Ord. 4707, 2-9-1998; Ord. 5066, 4-5-2004) • One electronic message board sign is permitted as a wall sign, under marquee sign, or free- standing sign as allowed by the provisions stated above. (Ord. 4724, 5-11-1998; Amd. Ord. 5066, 4-5-2004) g. Motor Vehicle Dealership Over One Acre of Contiguous Ownership or Control Located Outside the Auto Mall Area: i. Wall Signs: Each motor vehicle dealership located outside the Auto Mall area is allowed its appropriate wall or under marquee sign as stated in the Sign Code; and ii. Freestanding Signs: Each mo- tor vehicle dealership located outside the Auto Mall area is allowed: • One freestanding, roof, ground, or projecting sign per street front- age not to exceed an area greater than one and one-half (1-1/2) square feet for each lineal foot of property frontage, up to a maximum of one hundred fifty (150) square feet per sign face and a maximum of three hundred (300) square feet including all sign faces; or 4-4-100F 4 - 49 (Revised 1/05) • One freestanding sign per street frontage not to exceed an area greater than one and one-half (1-1/2) square feet for each lineal foot of property frontage, up to a maximum of one hundred (100) square feet per sign face and a maximum of two hundred (200) square feet including all sign faces. In addition, each dealer- ship is allowed a maximum of two (2) accessory ground signs per street frontage, each for a separate business activity lo- cated on the property which can reasonably be related to the pri- mary business. These signs shall not exceed a height of ten feet (10′) and a total sign area of twenty five (25) square feet if sin- gle faced or fifty (50) square feet including all sign faces. The ac- cessory signs must also maintain a minimum twenty foot (20′) set- back and be no closer than one hundred fifty feet (150′) to any other accessory ground sign. (Ord. 4707, 2-9-1998) h. Subdivision Identification Signs: Commercial and/or industrial subdivi- sions may have two (2) on-premises identifying signs not over seventy five (75) square feet on one face. These signs must be no higher than six feet (6′), or no closer to the street right-of-way than ten feet (10′) or five feet (5′) to any side property line. (Ord. 4172, 9-12-1988, Amd. Ord. 4720, 5-4-1998) i. Special Requirements for Speci- fied Uses in the Commercial Office (CO), Light Industrial (IL), Medium In- dustrial (IM), and Heavy Industrial (IH) Zones within One Hundred Feet (100′) of a Lot Zoned RC, R-1, R-4, R-8, R-10, R-14, and RM: i. Specified Uses – CO Zone • Retirement Residences • Eating and Drinking Establish- ments •Retail Sales • Indoor Recreation • On-site Services • Convalescent Centers ii. Specified Uses – IL, IM, IH Zones • Mini-Mart • On-site Services iii. Sign Allowances for Specified Uses in Subsections E5i(i) and E5i(ii) of this Section: •Freestanding Signs: One free- standing sign per street frontage. Freestanding signs shall be lim- ited to six feet (6′) in height above grade and ten feet (10′) from any public right-of-way. Each sign shall not exceed an area of one square foot for each lineal foot of property frontage, not to exceed one hundred (100) square feet per sign face and a maximum of two hundred (200) square feet in- cluding all sign faces. •Wall Signs: In addition to the freestanding sign(s), wall signs are permitted with a total copy area not exceeding ten percent (10%) of the building facade to which it is applied. (Ord. 4649, 1-6-1997; Amd. Ord. 4963, 5-13-2002) j. Self Storage Uses in the RM-F Zone: Signage for permitted self-storage uses in the RM-F Zone shall comply with subsection E5i of this section except that freestanding signs shall be limited to two (2) signs or one per street frontage, whichever is greater. (Ord. 4736, 8-24-1998; Amd. Ord. 4963, 5-13-2002) F. SIGNS WITHIN SHORELINE AREAS – SPECIAL REQUIREMENTS: 1. View Impairment Prohibited: Visual ac- cess to water and shoreline from vistas and viewpoints shall not be impaired by the place- ment of signs. Where feasible, signs are to be 4-4-100G (Revised 1/05)4 - 50 constructed against existing buildings or structures to minimize visual obstruction of the water and shoreline. 2. Location, Size and Type Limitations: Outdoor advertising signs are to be limited to areas of high intensity industrial and commer- cial use, are to be stationary, nonblinking, and of a size commensurate with the structure to which they are fixed. Off-premises and non- appurtenant signs are prohibited on the shoreline. 3. Illuminated, Freestanding and Roof Signs Prohibited: Illuminated or freestand- ing signs, or any signs extending above roof- lines, are prohibited on the shoreline except for required navigational aids. (Ord. 3858, 11-5-1984) G. SPECIAL REQUIREMENTS FOR THE PUBLIC USE (P-1) ZONE: 1. Type of Signage Permitted: Only wall and freestanding signs are allowed. 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- cility rather than street traffic. (Ord. 4172, 9-12-1988) H. SIGNS WITHIN CITY CENTER – SPECIAL REQUIREMENTS: 1. Purpose of Special Regulations: The purpose of the City Center sign regulations is to provide sign standards and regulations which recognize and strengthen the unique character of the City Center area businesses and streets, provide for appropriate signage which contributes to the economic vitality of the area and which complements its environ- ment, and to enhance the pedestrian orienta- tion of the district. 2. Applicability: The sign standards of this subsection shall apply to the property con- tained within the City Center sign regulation boundaries as shown in the following figure, generally described as including: land which is zoned Center Downtown, excluding lots lo- cated on Logan Avenue South, north of the intersection at Airport Way; land zoned Com- mercial Arterial which lies east of Lake Ave- nue South, and between Tobin Street South and South Second Street; and land zoned Commercial Arterial which lies between South Second Street and South Third Place, and east of Rainier Avenue South, excluding parcels which have frontage on Rainier Ave- nue South and lie more than one hundred sixty feet (160′) north of South Third Street; and land zoned Multi-Family – Urban which lies between the Cedar River and South Sec- ond Street, and between Houser Way South and South Fifth Street. (Ord. 4720, 5-4-1998) 4-4-100H 4 - 61 (Revised 7/04) H.6. Letter Size Limitations for Permanent Signs for Nonresidential Uses Based Upon Distance from Right-of-Way: a. Maximum Letter Height: The maximum letter height of signs shall be as follows: b.Exemption from Letter Size Lim- its: The following properties are exempt from the maximum letter height require- ments of subsection H6a of this Section: i. Multi-occupancy buildings or mul- tiple building complexes with fifty thousand (50,000) square feet gross leasable floor area or greater, having frontage on Rainier Avenue S.; or ii. Properties with frontage on Rain- ier Avenue S.; or iii. Buildings exceeding forty feet (40′) in height. (Amd. Ord. 4843, 5-22-2000) 7. Special Allowance for City Center Signs to Project into Right-of-Way: See subsection L2c(ii) of this Section. 8. Temporary/Special Permit Signs: In addition to the permanent signs described in subsection H6b of this Section, temporary signs per subsection J of this Section, Tem- porary Signs, are also allowed. 9. Modifications of City Center Sign Reg- ulations: a.Authority and Purpose: The Devel- opment Services Director may grant a modification from the sign standards for individual signs which do not meet the specific provisions of the City Center sign standards when the proposed sign is in- tended to accomplish one of the following purposes: i. Respond to the needs of the pub- lic in locating a business establish- ment; or ii. Assist business in contributing to the economic well-being of the com- munity; or iii. Install a sign that is considered to be historic or of historic value by the advertising industry or a recog- nized historic preservation organiza- tion, provided that such entity was not involved in the use, design or pro- duction of the proposed sign; or iv. Result in a reduction of signs on a site; or v. Result in a reduction in the num- ber of freestanding or ground signs otherwise allowed; or vi. Result in a coordinated sign plan for a multi-tenant building or multiple building complex. b. Review Criteria: If the Development Services Director determines that the in- tent of the proposed sign accomplishes one of the above purposes, the Develop- ment Services Director may grant a mod- ification request provided the proposed sign also meets all of the following crite- ria: i. The modification will not create a significant adverse impact to other property or improvements in the im- DISTANCE OF SIGN FROM RIGHT-OF-WAY FREESTANDING, GROUND, WALL, PROJECTING, TRADITIONAL MARQUEE SIGN AWNING SIGN/ CANOPY SIGN/ MARQUEE SIGN MULTI-OCCUPANCY OR MULTIPLE BUILDING COMPLEX SIGN Within 50 feet: 24 inches 12 inches 6 inches (applies to letters and logo) Between 50 feet and 100 feet: 36 inches 12 inches 6 inches (applies to letters and logo) More than 100 feet: 48 inches 12 inches 6 inches (applies to letters and logo) 4-4-100I (Revised 7/04)4 - 62 mediate vicinity of the subject prop- erty; and ii. The modification will not increase the number of signs allowed by this Chapter; and iii. The modification will not in- crease the allowed height or area of any wall, projecting, awning/canopy/ marquee/traditional marquee, or sec- ondary sign by more than twenty five percent (25%); and iv. The modification will not in- crease the allowed height or area of any freestanding or ground sign; and v. The modification does not create a public safety hazard. (Amd. Ord. 5071, 4-26-2004) c.Variance May Be Required: Pro- posals which do not meet the purposes or criteria of subsections H9a and H9b of this Section may be reviewed as variance applications as provided in subsection R of this Section. (Ord. 4720, 5-4-1998) d. Fees: Fees shall be as stipulated by RMC 4-1-140M4. I. SIGNS ON PUBLIC RIGHT-OF-WAY: 1. City Sponsored Signs Authorized: City sponsored signs, displays, and public service signs per subsections B6b, B6c and B6o of this Section may be located on or over public rights-of-way with approval of the sign place- ment by the City of Renton Transportation Systems Division. If the Transportation Divi- sion determines that a sign request does not comply with this subsection, the requesting organization shall have the right to appeal that decision to the Hearing Examiner as a final administrative determination pursuant to RMC 4-8-110. (Ord. 4639, 8-19-1996; Amd. Ord. 4848, 6-26-2000) 2. Directional Signs for Public Buildings Authorized: Such signs are limited to one of the following sites approved by the Building Official. Public service directional signs for public buildings such as public schools, li- braries, hospitals and other similar public ser- vice facilities may be placed entirely on the public right-of-way. a. Standards and Size Limits for Di- rectional Signs: Sign must be of size, height, color, design and mounting and so located as to comply in all respects with the City street sign standards. Sign shall not be over twelve (12) square feet in total background area for any one face, no portion of the sign closer than four feet (4′) to any curb line or improved roadway surface and not illuminated. (Ord. 2877, 9-9-1974) 3. Public Service Directional Signs for Nonpublic Buildings Such as Churches and Charitable Organizations Authorized: Public service directional signs for nonpublic buildings such as churches and charitable or- ganizations may be placed entirely on the public right-of-way. a. Review Authority and Time: The organization seeking the sign must sub- mit a letter to the Transportation Systems Division requesting directional signs, in- cluding the requested locations and wording for the sign. The Transportation Systems Division shall respond to the let- ter by calling or mailing a postcard within one working day of receipt of the request. An engineering study will be performed by the City within thirty (30) days of the request. If the requested locations do not conform to this subsection, the response will suggest suitable alternative locations, if any. b. Appeal Process: If the Transporta- tion Systems Division determines that the sign request does not comply with this subsection, the requesting organization shall have the right to appeal that deci- sion to the Hearing Examiner as a final administrative determination. c. Installation Time: If the sign is ap- proved, it will be installed within forty five (45) calendar days after approval of the request. (Ord. 4615, 6-17-1996) 4. Residential Open House Signs: Sub- ject to the requirements of subsection J3 of this Section. 4-4-100J 4 - 63 (Revised 4/04) J. TEMPORARY AND PORTABLE SIGNS: (Amd. Ord. 4832, 3-6-2000) 1. General Requirements for Temporary Signs: a. Display of Permit Number: All tem- porary signs shall have the sign permit number placed in the upper left-hand cor- ner by the permittee. b. Support and Perforation Require- ments for Cloth Signs: Every temporary cloth sign shall be supported and at- tached with wire rope of three-eighths inch (3/8″) minimum diameter, or other material of equivalent breaking strength. No strings, fiber ropes or wood slats shall be permitted for support or anchorage purposes. Cloth signs and panels shall be perforated over at least ten percent (10%) of their area to reduce wind resis- tance. Exception: Temporary cloth signs over private property not exceeding sixty (60) square feet shall be supported and at- tached with wire rope which will meet the requirements of subsection K of this Sec- tion. c. Projection of Temporary Cloth Signs Over Public Property/Right-of- way: i. Projection Permitted: Cloth signs may extend over public prop- erty. Cloth signs may extend across a public right-of-way only by permis- sion of the Mayor’s office or his/her designated representative, and shall be subject to all related laws and or- dinances. ii. Clearance: Such signs, when extended over a public street, shall maintain a minimum vertical clear- ance of twenty feet (20′). Temporary signs, other than cloth, when eight feet (8′) or more above the ground, may project not more than six inches (6″) over public property or beyond the legal setback line. (Ord. 3719, 4-11-1983; Amd. Ord. 4422, 10-25-1993) iii. Time Limits: Cloth signs may be extended over a public right-of- way in accordance with the provi- sions of this Code for a period to be established by the Mayor or his des- ignated representative but not to ex- ceed thirty (30) days. (Ord. 3273, 12-11-1978) 2. Real Estate Signs: a. Prohibited Real Estate Signs: i. See RMC 4-4-100C16. ii. No balloons or other attention- attracting devices may be attached to real estate signs. b. Off-Premises Real Estate Signs: i. Open House Signs. (a) Permit Requirements: No permit required. (b) Maximum Display Period: In no case shall an open house sign be displayed prior to dawn or after dusk. A seller or their rep- resentative shall be present at the property for sale, rent or lease, while the open house sign is being displayed. (c) Allowed Use: For directing potential customers to the site of real estate that is for sale, rent, or lease. (d) Allowable Sign Type: A nonilluminated portable sign comprised of hinged panels con- figured in the shape of the alpha- betic letter “A.” The sign text must include the words “open,” “for sale,” “for rent,” or “for lease.” (e) Maximum Size: Thirty two inches wide by thirty six inches (32″ x 36″) high per each face of the sign. (f) Sign Location: Signs may be placed no closer than four 4-4-100J (Revised 4/04)4 - 64 feet (4′) to the edge of a public roadway; provided, that they do not obstruct the vision or path- way of vehicular or pedestrian traffic and that they are not lo- cated on trees, foliage, utility poles, regulatory signs, direc- tional signs, or informational signs. (g) Maximum Number: Six (6) off-premises signs per property for sale, rent or lease. (h) Maximum Height: Shall not exceed ten (10) feet from fin- ished grade. ii. Real Estate Directional Signs (Outside of the City Center Sign Regulation Boundary as depicted in RMC 4-4-100H3): (a) Permit Requirements: Permit required. (b) Maximum Display Period: Maximum of twelve (12) months. (c) Allowed Use: The free- standing real estate sign shall only be allowed during the origi- nal rental, lease up or sale of a development located within the corporate limits of the City of Renton containing ten (10) or more dwelling units, until one hundred percent (100%) of the dwelling units have been rented, leased or sold once; and thereaf- ter, only if seventy five percent (75%) or less of the total number of dwelling units in the develop- ment are rented, leased or sold. The Development Services Divi- sion may also approve these signs for use by multi-family complexes that have completed major renovation in excess of fifty percent (50%) of appraised structure value of at least ten (10) rental units located within the corporate limits of Renton. (d) Allowable Sign Type: Any nonilluminated type of freestand- ing sign. (e) Maximum Size: Twelve (12) square feet on one face. (f) Sign Location: Must be within two (2) miles (driving dis- tance on a public roadway) of the premises it advertises. Signs may be placed no closer than four feet (4′) to the edge of a public roadway; provided, that they do not obstruct the vision or pathway of vehicular or pedes- trian traffic. If the installation of the sign causes damages to util- ities and/or landscaping, the per- mit holder shall be responsible for all repairs and/or restoration within thirty (30) days of notifica- tion by the City. (g) Maximum Number Per In- tersection: A maximum of two (2) real estate directional signs shall be allowed at any one inter- section and only one sign per de- velopment shall be allowed at each intersection. (h) Minimum Spacing Be- tween Intersections: Real es- tate directional signs shall be placed no closer than five hun- dred (500′) feet to any other real estate directional sign and no closer than one hundred feet (100′) to an intersection. (i) Maximum Height: Shall not exceed ten feet (10′) from fin- ished grade. iii. Real Estate Directional Signs (Within the City Center Sign Regu- lation Boundary as depicted in RMC 4-4-100H3): (a) Permit Requirements: Permit required. (b) Maximum Display Period: Maximum of twelve (12) months. 4-4-100J 4 - 65 (Revised 4/04) (c) Allowed Use: The free- standing real estate sign shall only be allowed during the origi- nal rental, lease up or sale of a development located within the corporate limits of the City of Renton containing ten (10) or more dwelling units until one hundred percent (100%) of the dwelling units have been rented, leased or sold once; and thereaf- ter, only if seventy five percent (75%) or less of the total number of dwelling units in the develop- ment are rented, leased or sold. The Development Services Divi- sion may also approve these signs for use by multi-family de- velopments that have completed major renovation in excess of fifty percent (50%) of appraised structure value of at least ten (10) rental units located within the corporate limits of Renton. (d) Allowable Sign Type: Any nonilluminated freestanding sign and A-frame signs. (e) Maximum Size: Thirty two inches wide by thirty six inches (32″ by 36″) tall per face. (f) Sign Location: Must be within two (2) miles (driving dis- tance on a public roadway) of the premises it advertises. Signs may be placed no closer than four (4) feet to the edge of a pub- lic roadway; provided, that they do not obstruct the vision or pathway of vehicular or pedes- trian traffic. If the installation of the sign causes damages to util- ities and/or landscaping, the per- mit holder shall be responsible for all repairs and/or restoration within thirty (30) days of notifica- tion by the City. (g) Maximum Number Per In- tersection: A maximum of two (2) real estate directional signs shall be allowed at any one inter- section and only one sign per de- velopment shall be allowed at each intersection. (h) Minimum Spacing Be- tween Intersections: Real es- tate directional signs shall be placed no closer than one hun- dred feet (100′) to any other real estate directional sign and fifty feet (50′) from an intersection. (i) Maximum Height: Shall not exceed ten feet (10′) from fin- ished grade. c. On-Premises Real Estate Signs: i. Freestanding Real Estate Sign: (a) Permit Requirements: No permit required. (b) Maximum Display Period: The maximum display period is for the period of time the property is for sale, rent or lease. For multi-family complexes of five (5) or more dwelling units and on a lot greater than thirty five thousand (35,000) square feet, a thirty two (32) square foot or six (6) square foot freestand- ing real estate sign shall be al- lowed during the original rental, lease up or sale of the develop- ment until one hundred percent (100%) of the dwelling units have been rented, leased or sold once; and thereafter, only if sev- enty five percent (75%) or less of the total number of dwelling units in the development are rented, leased or sold. A six (6) square foot sign is permitted at all times regardless of vacancy status, number of units, or lot size, un- less a thirty two (32) square foot sign is being utilized. (c) Allowed Use: For real es- tate that is for sale, rent or lease. (d) Allowable Sign Type: A nonilluminated freestanding sign indicating that the property, 4-4-100J (Revised 4/04)4 - 66 which the sign is located on is for sale, rent or lease. (e) Maximum Size: 1. For lots thirty five thousand (35,000) square feet or less in area: six (6) square feet in area per face; or 2. For lots greater than thirty five thousand (35,000) square feet in area: thirty two (32) square feet in area per face. However, a six (6) square foot sign cannot be used concurrently with a thirty two (32) square foot sign. (f) Sign Location: These signs must be located on the premises that is for sale, rent or lease. These signs may be placed no closer than four feet (4′) to the edge of a public roadway; pro- vided, that they do not obstruct the vision or pathway of vehicu- lar or pedestrian traffic. (g) Maximum Number: One sign per street frontage. (h) Maximum Height: Shall not exceed ten feet (10′) from fin- ished grade. ii. Commercial Real Estate Ban- ner Signs: (a) Permit Requirements: Permit required. (b) Maximum Display Period: Maximum of twelve (12) months. (c) Allowed Use: For sale, rent, or lease of commercial property. Real estate banners shall not be utilized by residential development. (d) Allowable Sign Type: A sign of any shape made of light- weight fabric or similar material. The sign must indicate “For Sale, Rent, or Lease.” (e) Maximum Size: Fifty (50) square feet. (f) Sign Location: Only per- missible when mounted to a building that is for sale, rent, or lease. (g) Maximum Number: One per street frontage. (Ord. 3719, 4-11-1983; Amd. Ord. 4422, 10-25-1993; Ord. 5062, 1-26-2004) 3. Garage Sale Signs: a. Permit Requirements: No per- mit required. b. Maximum Display Period: Maximum of twenty four (24) hours prior to the start of the sale and a maximum of twenty four (24) hours after the sale is completed. c. Allowed Uses: For directing po- tential customers to the garage sale site. d. Allowable Sign Type: A nonillu- minated freestanding sign or an A- frame sign. e. Maximum Size: Thirty two inches wide by thirty six inches tall (32” x 36”). f. Sign Location: Signs may be placed no closer than four feet (4′) to the edge of a public roadway; pro- vided, that they do not obstruct the vi- sion or pathway of vehicular or pedestrian traffic. The signs shall not be attached to utility poles, traffic controlling devices or any other pub- lic structure. g. Maximum Height: Shall not ex- ceed ten feet (10′) from finished grade. (Ord. 3719, 4-11-1983; Ord. 5062, 1-26-2004) 4. Political Signs: a. Permitted Location: In addition to being permitted on the public right-of- 4-4-100J 4 - 66.1 (Revised 4/04) way, political signs may be displayed on private property with the consent of the property owner or the lawful occupant thereof and on public right-of-way as long as such display does not interfere with pedestrian or public safety. b. Maximum Size: Political signs shall not be greater than thirty two (32) square feet if single faced or sixty four (64) square feet if multi-faced. c. Removal Required: Each political sign shall be removed within ten (10) days following an election, by the candi- dates or candidate’s representative ex- cept that the successful candidates of a primary election may keep their signs on display until ten (10) days after the gen- eral election, at which time they shall be promptly removed. After ten (10) days the City may pick up and dispose of re- maining signs. (Ord. 3719, 4-11-1983; Amd. Ord. 4422, 10-25-1993; Ord. 4848, 6-26-2000) 5. A-Frame Signs: A-frame signs comply- ing with all the following standards may be permitted: a. Number: i. Within City Center Sign Regu- lation Area: Only one of these signs is permitted per business per street frontage. ii. Elsewhere in the City: One of these signs is permitted per business per street frontage and, in addition, an additional sign is permitted to be located abutting the business and building to which the sign relates. b. Location Requirements: i. Permitted Location: (1) Within City Center Sign Regulation Area: A-frame signs must be placed against the build- ing and business to which the sign relates. (2) Elsewhere in the City: A- frame signs may be located on the public sidewalk abutting the business site and/or within the landscaping area on or abutting the business site, however, A- frame signs cannot be placed in the landscape strip between the curb and outer edge of the public sidewalk. Additionally, for busi- nesses located within shopping centers, an additional A-frame sign may be placed against the building and business to which the sign relates. ii. Pedestrian Clearance: A mini- mum of four feet (4′) of unobstructed sidewalk area between the outer edge of the sign and the street curb is required. iii. Clear Vision Area: No sign shall be located as to pose a danger and violate the clear vision area spec- ified in subsection C6 of this Section, Prohibited Signs. Where a traffic vi- sion hazard is created, the City may require a modification to the height or location of a sign to the degree nec- essary to eliminate the hazard. c. Size: Signs shall be no larger than thirty two inches (32″) wide and thirty six inches (36″) tall. d. Construction Specifications and Materials: The sign must be profession- ally manufactured of durable material(s). No lighting or attachments, such as bal- loons are permitted. e. Maintenance and Appearance: Signs must be maintained in accordance with the provisions of subsection D3 of this section, Sign Maintenance Required, and subsection D4 of this Section, Ap- pearance of Signs. f. Alteration of Landscaping Prohib- ited: No landscaping may be damaged or modified to accommodate an A-frame sign. The City may require replacement of any damaged landscaping pursuant to RMC 4-4-070I, Damaged Landscaping. 4-4-100J (Revised 4/04)4 - 66.2 g. Removal upon Close of Business Required: A-frame signs shall not be dis- played during nonbusiness hours. h. Display of Permit and Code Re- quirements: Any business displaying an A-frame sign shall have a copy of the sign permit for the sign posted along with its City business license. Additionally the business shall post the City’s regulations governing A-frame signs so that employ- ees are made aware of the standards. i. Display of Permit Number: All A- frame signs shall have the sign permit number a minimum of one half inch in height placed on the exterior sign face in the upper left-hand corner by the permit- tee. j. Proof of Insurance and Hold Harm- less Agreement for Signs on Public Right-of-Way: In order to obtain a sign permit, applicants must provide the De- velopment Services Division with proof of general commercial liability insurance (certificate of liability insurance) meeting the requirements of subsection L4 of this Section. The sign permit application must also include a signed hold harmless agreement that specifies that the owner of the sign will defend, indemnify, and hold the City harmless for any loss, inju- ries, damage, claims or lawsuit, including attorney’s fees that arise from the sign. k. Confiscation of Signs: Signs that do not comply with the provisions of this section may be confiscated by the City pursuant to subsection T of this Section, Compliance and Confiscation of Signs. (Ord. 4832, 3-6-2000) l. Permit Required: The period of va- lidity for an A-frame sign permit is twelve (12) months. (Ord. 4908, 6-11-2001) 6. Event Signs: a. Applicability: Commercial, indus- trial, residential, public, and quasi-public uses and mixed-use developments (com- mercial combined with multi-family resi- dential) may display event signage in compliance with the following regula- tions. These regulations apply to use of signs for grand opening events or for pe- riodic special events. This subsection does not apply to those signs and dis- plays exempt per RMC 4-4-100B6, Ex- emptions from Permit Requirements. (Ord. 5062, 1-26-2004) b. Types of Event Signage Allowed: Any combination of the following types of signage are permitted: balloons, pole/ wall strung and wall-hung banners not exceeding one hundred (100) square feet each in size, pole-hung banners not ex- ceeding twenty (20) square feet each in size, flags, inflatable statuary, pennants/ streamers, searchlights, wind animated objects, and other similar advertising de- vices approved by the Development Ser- vices Division. Rigid portable signs are also allowed provided the sign is a maxi- mum of thirty two (32) square feet in area on one face per sign not exceeding six feet (6′) in height. Rigid portable signs are limited to one per street frontage out- side the Auto Mall. c. Permit Required: Event signs may be displayed on private property only by “event sign permit.” d. Time Limitations and Applicability – Grand Openings and Event Signage: i. Grand Opening Event Signage: A grand opening temporary event sign permit may be issued for a pe- riod of up to thirty (30) days only for a new business opening or to an exist- ing business relocating to an entirely new location. One permit may autho- rize display of all of the above display items. ii. Event Signage – General: Up to four (4) special event permits may be issued to each business or orga- nization per calendar year. Each per- mit may be valid for thirty (30) days. One permit may authorize display of all signage types identified in sub- section J6b of this Section, Types of Event Signage Allowed. A fifteen (15) day separation period is required be- tween the end of one event permit period and the start of another permit period. 4-4-100K 4 - 66.3 (Revised 4/04) iii. Event Signage for Vehicle and Vessel Sales in the Auto Mall Over- lay Districts: In addition to the event signage allowed per subsection J6d(ii) of this Section, each dealer- ship shall be issued two (2) additional event permits per the requirements of subsection J6d(ii) of this Section. e. Placement Limitations for Event Signs: i. Roof: No sign or advertising de- vice, allowed per this subsection J6 shall be placed on top of a roof or ex- tend vertically above the fascia of the building. ii. Perimeter Street Landscaping: Event signage shall not be located within required perimeter street land- scaping. (Ord. 2877, 9-9-1974; Amd. Ord. 4832, 3-6-2000; Ord. 4848, 6-26-2000) 7.(Deleted by Ord. 4848, 6-26-2000) (Ord. 3719, 4-11-1983; Amd. Ord. 4422, 10-25-1993; Ord. 4832, 3-6-2000) K. DESIGN AND CONSTRUCTION REQUIREMENTS FOR PERMANENT SIGNS – GENERAL: 1. General Design: Signs and sign struc- tures shall be designed and constructed to re- sist wind and seismic forces as specified in this Section. All bracing systems shall be de- signed and constructed to transfer lateral forces to the foundations. For signs on build- ings, the dead and lateral loads shall be transmitted through the structural frame of the building to the ground in such manner as not to overstress any of the elements thereof. The overturning moment produced from lat- eral forces shall in no case exceed two-thirds (2/3) of the dead-load resisting moment. Up- lift due to overturning shall be adequately re- sisted by proper anchorage to the ground or to the structural frame of the building. The weight of earth superimposed over footings may be used in determining the dead-load re- sisting moment. Such earth shall be thor- oughly compacted. 2. Wind Loads: Signs and sign structures shall be designed to resist wind forces as specified in the adopted edition of the Uni- form Building Code. 3. Seismic Loads: Signs and sign struc- tures shall be designed and constructed to re- sist seismic forces as specified in the adopted edition of the Uniform Building Code. 4. Combined Loads: Wind and seismic loads need not be combined in design of signs or sign structures; only that loading pro- ducing the larger stresses may be used. Ver- tical design loads, except roof live loads, shall be assumed to be acting simultaneously with the wind or seismic loads. 5. Allowable Stresses: The design of wood, concrete or steel members shall con- form to the requirements of the adopted edi- tion of the Uniform Building Code. Loads, both vertical and horizontal, exerted on the soil shall not produce stresses exceeding those specified in the adopted edition of the Uniform Building Code. The working stresses of wire rope and its fastenings shall not ex- ceed twenty five percent (25%) of the ultimate strength of the rope or fasteners. Working stresses for wind or seismic loads combined with dead-loads may be increased as speci- fied in the adopted edition of the Uniform Building Code. 6. Location and General Standards for Structural Supports: The supports for all signs or sign structures shall be placed in or upon private property and shall be securely built, constructed and erected in conform- ance with the requirements of this Code. 7. Materials: Materials of construction for signs and sign structures shall be of the qual- ity and grade as specified for buildings in the adopted edition of the Uniform Building Code. In all signs and sign structures the materials and details of construction shall, in the ab- sence of specified requirements, conform with the following: a. Structural steel shall be of such quality as to conform with UBC Standard No. 22-1. Secondary members in contact with or directly supporting the display surface may be formed of light gauge steel, provided such members are 4-4-100K (Revised 4/04)4 - 66.4 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 4-4-100U 4 - 69 (Revised 12/05) face of the public or private sidewalk or walkway and the sign does not extend beyond the awning, canopy, or marquee. c. Location and Size – Within City Center: In the City Center sign regulation boundaries defined in subsection H2 of this Section, under marquee signs may not exceed a maximum square footage of six (6) square feet, with a maximum sign thickness of twelve inches (12″). The bot- tom of the sign shall be at least eight feet (8′) above the surface of the public or pri- vate sidewalk or walkway, and the sign shall not extend beyond the awning, can- opy, or marquee. (Ord. 4720, 5-4-1998) O. DESIGN REQUIREMENTS FOR ELECTRIC SIGNS: 1. Materials and Design Standards: Elec- tric signs shall be constructed of incombusti- ble materials, except as specified in subsection K of this Section. The enclosed shell of electric signs shall be watertight, ex- cepting that service holes fitted with covers shall be provided into each compartment of such signs. 2. Installation: Electrical equipment used in connection with display signs shall be in- stalled in accordance with local regulations regulating electrical installation. 3. Erector’s Name: Every electric sign pro- jecting over any street or alley or public place shall have the name of the sign erector and date of erection. Such name and date shall be of sufficient size and contrast to be read- able from a reasonable distance. Failure to provide such name and date shall be grounds for rejection of the sign by the Building Offi- cial. (Ord. 2504, 9-23-1969) 4. Label Required: All electric signs shall bear the label of an approved testing agency. P. INSPECTIONS: Footing inspections shall be made by the Building Official for all signs having footings. Q. ALTERNATE PROVISIONS FOR MATERIAL, CONSTRUCTION AND DESIGN: See RMC 4-9-250E. R. APPEALS OF ADMINISTRATIVE DECISIONS: Appeals from administrative decisions in the in- terpretation of the provisions of this Code shall be heard by the Hearing Examiner pursuant to RMC 4-8-110. S. VARIANCES: Applications for variances from the provisions of this Chapter shall be heard by the Planning/Build- ing/Public Works Administrator or his/her desig- nee as provided in RMC 4-1-050D and consistent with the provisions of RMC 4-9-250B. (Ord. 3719, 4-11-1983; Amd. Ord. 5157, 9-26-2005) T. COMPLIANCE AND CONFISCATION OF SIGNS: (Amd. Ord. 4856, 8-21-2000) 1. Compliance Required: It shall be un- lawful for any person to erect, construct, en- large, alter, repair, move, improve, convert, equip, use or maintain any sign or structure in the City or cause or permit the same to be done contrary to or in violation of any of the provisions of this Code. (Amd. Ord. 4856, 8-21-2000) 2. Removal and Storage of Illegal Signs Authorized: Unauthorized signs or other ad- vertising devices either wholly or partially supported on or projecting over the public right-of-way may be removed by the Building Official or his representative without notice to the owner. Such signs or devices shall be stored at the City garage for a period not to exceed thirty (30) days, during which time the owner may redeem such sign or device by payment to the City Treasurer an amount equal to the City cost for the removal and storage, but in no event shall the fee be less than twenty dollars ($20.00). After expiration of the thirty (30) day storage period, the sign not having been redeemed, it shall be de- stroyed or otherwise disposed of. (Ord. 3719, 4-11-1983, Amd. Ord. 4422, 10-25-1993; Ord. 4856, 8-21-2000) 3. Confiscated Signs: All confiscated signs shall become the property of the City. (Ord. 3719, 4-11-1983; Amd. Ord. 4856, 8-21-2000) U. VIOLATIONS OF THIS CHAPTER AND PENALTIES: Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 4-4-110A (Revised 12/05)4 - 70 1-3-1. (Ord. 5062, 1-26-2004; Ord. 5159, 10-17-2005) 4-4-110 STORAGE FACILITIES, BULK: A. INTENT: The intent of the regulation of bulk storage facili- ties is to allow such facilities in a location and manner so they are compatible with adjacent properties and beneficial to the City and in accor- dance with the State Environmental Policy Act. It is further the intent to insure that the safety, health, welfare, aesthetics and morals of the com- munity are maintained at a high level. B. SPECIAL REVIEW AND HIGHER STANDARDS REQUIRED: Due to the unique characteristics and problems inherent in making bulk storage facilities compat- ible with surrounding properties and environment, the City Council finds that special review of bulk storage facilities is required to insure the intent of these regulations; and the City Council expressly finds that in the Green River Valley, City of Renton and surrounding areas, there has been a loss in air quality and that a potential exists for a continu- ing deterioration in this air quality due in part to the unique meteorological and topographic char- acteristics such as the channeling and holding of air masses by inversions and the surrounding hills. This degradation in air quality adversely af- fects the livability and desirability of the City and is injurious to the health and well-being of its citi- zens. Those uses classified as a recognized higher risk have higher standards applied to them including, but not limited to, landscaping, traffic and access and hazardous materials. These reg- ulations are to supplement and be in addition to existing code provisions. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975) C. SPECIAL PERMIT AND ADMINISTRATION: 1. Special Permit Required for Bulk Stor- age Facilities: Bulk storage facilities may be allowed only by special permit as specified in RMC 4-9-220. The fee for the special permit for bulk storage facilities is specified in the fee schedule set out in RMC 4-1-170. (Ord. 3653, 8-23-1982) 2. Applicability: The Building Department shall be responsible for determining whether an application is a bulk storage facility as de- fined herein. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975) 3. Authority and Responsibility: The Hearing Examiner is designated as the offi- cial agency of the City for the conduct of pub- lic hearings, and the Building Department is responsible for the general administration and coordination. The Building Department shall establish administrative procedures, which shall include, but are not limited to: Preparation of application forms, determining completeness and acceptance of application, and establishment of interdepartmental re- view routing procedures. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975, Amd. Ord. 3101, 1-17-1977, eff. 1-1-1977; Ord. 3592, 12-14-1981) 4. Provision of Information: The respon- sibility of producing information and data to establish that the proposed bulk storage facil- ity complies with the standards set forth in this Section shall be on the applicant. (Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975) 5. Evaluation Criteria: The Hearing Exam- iner shall review the impact of the proposed use to determine whether it is compatible with the proposed site and general area. The Hearing Examiner may require any applica- ble bulk standard to be up to fifty percent (50%) more strict than specified to alleviate a potential problem, providing it shall be shown: (Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975; Amd. Ord. 3101, 1-17-1977, eff. 1-1-1977) a. That because of special circum- stances applicable to subject property, in- cluding size, topography, location or surroundings and special characteristics applicable to subject facilities including height, surface drainage, toxic sub- stances, traffic and access, sound, liquid waste, light and glare, odorants, flamma- ble and explosive materials and gaseous wastes, the strict application of the zon- ing code and bulk storage regulations is found to deprive neighboring properties of rights and privileges enjoyed by other properties in the vicinity and under identi- cal zone classification. 4-4-110C 4 - 70.1 (Revised 12/05) 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. (Revised 12/05)4 - 70.2 This page left intentionally blank. 4-4-110D 4 - 75 (Revised 1/05) or emergency access, including but not limited to this subsection, shall conform with the recommendations of the Renton Fire Department and together with a traf- fic flow pattern, when required, shall be clearly defined on a site plan. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975) d. Traffic Flow, Setbacks from Ac- cess Routes and Curb Cuts: A defini- tive traffic flow pattern shall be provided on the property for all traffic, both truck and automobile, such that all traffic shall cross lot lines traveling in a forward direc- tion. Necessary transportation between different parts of the same building or complex of buildings when located on one continuous lot shall be by private ac- cess routes, confined to the property so as to not cause unnecessary congestion or hazards on public streets. Such on-site access routes shall be located at a dis- tance of at least ten feet (10′), or on the property side of any required planting strip, from all pedestrian sidewalks or edge of public right-of-way. Curb cuts shall be kept to a minimum on both num- ber and width consistent with the prop- erty traffic flow pattern. e. Separation of Parking from Load- ing/Maneuvering Areas: Provisions shall be made for the separation of park- ing of private automobiles from any space or area used for maneuvering, parking or loading or any truck, vehicle or trailer ei- ther while attached to or unattached from any mover. f. Overpasses: Overpasses extending over a public right-of-way shall be limited to pedestrian foot traffic except that con- duits for the transmission of information may be included if concealed within the primary structure of the overpass. The design, lighting and landscaping of such structures shall clearly exhibit a high level of aesthetic design and furthermore shall be reviewed and approved by the Devel- opment Services Division. (Ord. 2962, 9-8-1975, Amd. Ord. 2967, 9-22-1975; Amd. Ord. 3592, 12-14-1981) g. Paving of Access Routes: All on- site surfaces used for daily traffic within the lot or as a part of the traffic flow pat- tern required in subsection D7d of this Section shall be paved and maintained in a good condition with an asphalt surfac- ing, or its equivalent if approved by the Administrative Official, to prevent the generation of dust or the tracking of mud onto public rights-of-way. h. Surfacing of Storage Areas: Stor- age areas not intended for maneuvering space shall be paved with a surface sat- isfactory to the Hearing Examiner to meet the requirements of this Chapter and minimize dust and control stormwater drainage. (Ord. 3653, 8-23-1982) 8. Sound: a. Intent: The intent of this standard is to establish maximum sound levels for in- dustrial sources as received in other properties of the same or different envi- ronmental use designation. This is ac- complished by implementing the sound level requirements of the Washington Ad- ministrative Code as it applies to indus- trial sources of sound and all sound receptors. b. WAC Regulations Adopted by Ref- erence: The regulation of industrial sounds as set forth in chapter 173-60 of the Washington Administrative Code (WAC), Maximum Environmental Noise Levels, is hereby incorporated by refer- ence. c. Classifications: The Classifications for Use Districts (Zoning Codes) of the City of Renton shall be assigned the En- vironmental Designation for Noise Abate- ment (EDNA) Codes as follows: EDNA Class A:RC, R-1, R-4, R-8, RMH, R-10, R-14, RM EDNA Class B:CN, CV, CD, CA, COR, CO, UC-N1, UC-N2 EDNA Class C:IL, IH, IM 4-4-110D (Revised 1/05)4 - 76 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: e. Reduction Due to Method of Mea- surement: All maximum sound level val- ues for impulsive sounds shall be reduced five (5) decibels when measured with an A-weighted network. f. Extension of Hours of Restric- tions: The hours of lower sound levels shall be extended in EDNA Class A envi- ronments for all hours of the weekend, from midnight Friday to midnight Sunday, and the following holidays, as officially observed by the City of Renton: New Year’s Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. 9. Liquid Waste: a. Intent: The intent of this standard is to preserve and enhance the quality of the environment and protect the public health and welfare by preventing the dis- posal of liquid industrial wastes by unac- ceptable methods and in unapproved areas. Liquid waste shall include surface run-off waters as per subsection D5 of this Section, Surface Drainage, when contaminated with chemicals, oils or other toxic substances. b. Discharge Regulated: The dis- charge of all waterless liquid waste shall be subject to the conditions of subsection MAXIMUM PERMITTED SOUND LEVELS IN RECEIVING EDNA CLASSES FROM EDNA CLASS C (INDUSTRIAL) SOURCE EDNA CLASS OF RECEPTOR MAXIMUM SOUND LEVEL1 (dB(A)) DURATION IN MINUTES IN ANY ONE-HOUR PERIOD APPLICABLE HOURS5 A A A A A A A A 60 65 70 75 50 55 60 65 Continually 152 52 1-1/22 Continually 152 52 1-1/22 7 am – 10 pm 7 am – 10 pm 7 am – 10 pm 7 am – 10 pm 10 pm – 7 am 10 pm – 7 am 10 pm – 7 am 10 pm – 7 am B B B B 65 70 75 80 Continually 153 53 1-1/23 All All All All C C C C 70 75 80 85 Continually 154 54 1-1/24 All All All All 1 Source: Chapter 172-60 WAC, “Maximum Environment Noise Levels”. 2 Total of all dB(A)s over 60 not to exceed 15 minutes in any one hour. 3 Total of all dB(A)s over 65 not to exceed 15 minutes in any one hour. 4 Total of all dB(A)s over 70 not to exceed 15 minutes in any one hour. 5 The lower noise in EDNA Class A apply to all hours of the weekends and holidays. 4-4-110D 4 - 83 (Revised 6/05) of an existing facility shall be permitted within five thousand feet (5,000′) of an ex- isting bulk storage facility if their com- bined emission for any of the listed sub- stances exceeds two (2) times the permit- ted annual emission of the substance for a single facility. The emissions of applica- ble existing facilities shall be reduced as per subsection D13l of this Section. l. Special Emission Standards for Existing Facilities: All existing bulk stor- age facilities on the effective date of this Section (9-18-1975) and emitting more than the maximum permitted emission of any listed substance shall be assumed as having the maximum permitted emis- sion for the purpose of calculating the lo- cational density of facilities as specified in subsection D13k of this Section. For the purpose of this standard, existing bulk storage facilities shall include those facilities for which substantial construc- tion, other than site preparation, is in progress and as determined by the Ad- ministrative Official. m. Compliance Later Required for Existing Facilities: All existing facilities qualifying under subsection D13l of this Section shall comply with the emission standards set forth in the emission and density schedule in this subsection D13 within three (3) years of the effective date of this Section. A one time extension of up to two (2) years may be granted by the Administrative Official upon the showing of good cause why compliance cannot be achieved within the specified time period. n. Efficiency Rating – Minimum: Emission control shall be required of those specific substances for which a re- port is required as per subsection D13h of this Section. Sources and/or points of emissions within the lot lines shall be suit- ably controlled to result in a reduction or recovery of emissions with an overall ef- ficiency for the facility of ninety percent (90%) or greater when compared to the uncontrolled facility and when the equip- ment and technology are readily avail- able. Sources and points of emission shall include the carrier vehicle and trans- fer mechanism when actively engaged in loading or unloading operations. Control shall include, but is not limited to, vapor recovery systems for volatile liquids and hoods or fully enclosed buildings with ex- haust fans and filters or their equivalent for transfer operations generating air- borne particulates. Such emission control shall be required even though the emis- sions of the bulk storage facility are below the maximum permitted levels. (Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975) TOTAL ANNUAL EMISSION AND SPATIAL DENSITY OF SPECIFIC SUBSTANCES SUBSTANCE MEASURED AS MAXIMUM WEIGHT PER FACILITY (Tons/Year) SPATIAL DENSITY1 (Units/Acre) LIMITATIONS Hydrocarbons Carbon 100.0 9.00 Tons None Water Vapor Sulfur Oxides Nitrogen Dioxide Carbon Monoxide Photochemical Oxidants Suspended Particulates Arsenic The annual emission per facility and spatial density shall be equivalent to the allowable emissions and ambient air concentrations established in Regulation 1 of the Puget Sound Air Pollution Control Agency 1 Fractions of an acre shall be allotted an equivalent portion of the emission and rounded out to the near- est significant figure as shown in the table. 4-4-110E (Revised 6/05)4 - 84 E. VARIANCES: In the case of hardships affecting the subject property, variances to these bulk standards may be granted by the Hearing Examiner subject to the conditions of RMC 4-9-250B5. (Ord. 2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975; Amd. Ord. 3101, 1-17-1977, eff. 1-1-1977) 4-4-120 STORAGE LOTS – OUTSIDE: A. SCREENING REQUIRED: Outside storage lots shall be effectively screened by a combination of landscaping and fencing along the perimeter. 1. Landscaping: A minimum of ten feet (10′) landscaped strip is required between the property lines along public rights-of-way and the fence. The landscaping shall be of size and variety so as to provide an eighty percent (80%) opaque screen. 2. Fencing: The entire perimeter must be fenced by a minimum of an eight foot (8′) high sight-obscuring fence. Gates may be left un- screened for security purposes. B. SURFACING: Storage areas may be surfaced with crushed rock or similar material subject to the approval of the De- velopment Services Division to minimize dust, con- trol surface drainage and provide suitable access. (Ord. 3653, 8-23-1982; Ord. 5100, 11-1-2004) 4-4-130 TREE CUTTING AND LAND CLEARING REGULATIONS: A. PURPOSE: This Section provides regulations for the clearing of land and the protection and preservation of trees and associated significant vegetation. The purposes of these regulations are to: 1. Preserve and enhance the City’s physical and aesthetic character by minimizing indis- criminate removal or destruction of trees and ground cover; 2. Implement and further the goals and pol- icies of the City’s Comprehensive Plan for the environment, open space, wildlife habitat, vegetation, resources, surface drainage, wa- tersheds, and economics; 3. Promote building and site planning prac- tices that are consistent with the City’s natural topographical and vegetative features while at the same time recognizing that certain fac- tors such as condition (e.g., disease, danger of falling, etc.), proximity to existing and pro- posed structures and improvements, interfer- ence with utility services, protection of scenic views, and the realization of a reasonable en- joyment of property may require the removal of certain trees and ground cover; 4. Ensure prompt development, restoration and replanting, and effective erosion control of property during and after land clearing; 5. Promote land development practices that result in minimal adverse disturbance to exist- ing vegetation and soils within the City; 6. Minimize surface water and groundwater runoff and diversion, and aid in the stabiliza- tion of soil, and to minimize erosion and sed- imentation, and minimize the need for additional storm drainage facilities caused by the destabilization of soils; 7. Retain clusters of trees for the abatement of noise and for wind protection; and 8. Recognize that trees and ground cover reduce air pollution by producing pure oxy- gen from carbon dioxide. (Ord. 5137, 4-25-2005) B. APPLICABILITY: The regulations of this Section apply to any devel- oped, partially developed or undeveloped prop- erty where land development or routine vegeta- tion management activities are undertaken. (Ord. 5137, 4-25-2005) C. ALLOWABLE TREE CUTTING ACTIVITIES: Tree cutting and associated use of mechanical equipment is permitted as follows, except as pro- vided in subsection D2 of this Section, Restric- tions for Critical Areas, and in RMC 4-3-110E5b, Urban Separator Overlay Regulations. 1. Emergency Situations: Removal of trees and/or ground cover by the City and/or public or private utility in emergency situa- tions involving immediate danger to life or property, substantial fire hazards, or interrup- tion of services provided by a utility. 4-4-130C 4 - 85 (Revised 6/05) 2. Dead, Dangerous, or Diseased Trees: Removal of dead, terminally diseased, dam- aged, or dangerous ground cover or trees which have been certified as such by a for- ester, registered landscape architect, or certi- fied arborist, selection of whom to be approved by the City based on the type of in- formation required, or the removal of which is approved by the City. 3. Maintenance Activities/Essential Tree Removal – Public or Private Utilities, Roads and Public Parks: Maintenance ac- tivities including routine vegetation manage- ment and essential tree removal for public and private utilities, road rights-of-way and easements, and public parks. 4. Installation of SEPA Exempt Public or Private Utilities: Installation of distribution lines by public and private utilities; provided, that such activities are categorically exempt from the provisions of the State Environmen- tal Policy Act and RMC 4-9-070, Environmen- tal Review Procedures. 5. Existing and Ongoing Agricultural Ac- tivities: Clearing associated with existing and ongoing agricultural activities as defined in chapter 4-11 RMC, Definitions. 6. Commercial Nurseries or Tree Farms: Clearing or cutting of only those trees which are planted and growing on the premises of a licensed retailer or wholesaler. 7. Public Road Expansion: Expansion of public roads, unless critical areas would be affected, in which case see subsections C12 and C13 of this Section. 8. Site Investigative Work: Site investiga- tive work necessary for land use application submittals such as surveys, soil logs, perco- lation tests, and other related activities includ- ing the use of mechanical equipment to perform site investigative work provided the work is conducted in accordance with the fol- lowing requirements: a. Investigative work should not disturb any more than five percent (5%) of any protected sensitive area described in subsection D2 of this Section, Restric- tions for Critical Areas, on the subject property. In every case impacts shall be minimized and disturbed areas restored. b. In every location where site investi- gative work is conducted, disturbed ar- eas shall be minimized, and immediately restored. c. A notice shall be posted on the site by the property owner or owner’s agent indicating that site investigative work is being conducted, and that the work must minimize disturbance to the critical areas identified in subsection D2 of this Sec- tion, Restrictions for Critical Areas. d. No site investigative work shall com- mence without first notifying the Director or his or her designee in advance. 9. Allowable Minor Tree Cutting Activi- ties: Tree cutting and associated use of me- chanical equipment is permitted as follows, except as provided in subsection D2 of this Section, Restrictions for Critical Areas: a. On a developed lot or on a partially developed lot less than one-half (1/2) of an acre, any number of trees may be re- moved; b. On a partially developed lot greater than one-half (1/2) of an acre or on an un- developed lot; provided, that: i. No more than three (3) trees are removed in any twelve (12) month period from a property under thirty five thousand (35,000) square feet in size; and ii. No more than six (6) trees are re- moved in any twelve (12) month pe- riod from a property thirty five thousand (35,000) square feet and greater in size. 4-4-130D (Revised 6/05)4 - 86 iii. Rights-of-Way Unobstructed: In conducting minor tree cutting ac- tivities, rights-of-way shall not be ob- structed. 10. Landscaping or Gardening Permit- ted: Land clearing in conformance with the provisions of subsection C9 of this Section, Allowable Minor Tree Cutting Activities, and subsection D2, Restrictions for Critical Areas, is permitted on a developed lot for purposes of landscaping or gardening. Land clearing in conformance with the provisions of subsec- tion C9, Allowable Minor Tree Cutting Activi- ties, and subsection D2 of this Section, Restrictions for Critical Areas, is permitted on a partially developed or undeveloped lot for purposes of landscaping or gardening; pro- vided, that no mechanical equipment is used. 11. Operational Mining/Quarrying: Land clearing and tree cutting associated with pre- viously approved, operational mining and quarrying activities. 12. Modification of Existing Utilities and Streets (not otherwise exempted by RMC 4-3-050C7) by Ten Percent (10%) or Less: See RMC 4-3-050C for conditions. 13. Utilities, Traffic Control, Walkways, Bikeways Within Existing, Improved Right-of-Way or Easements: Within existing 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 im- proved area or the public right-of-way, this ex- emption does not apply. Where applicable, restoration of disturbed areas shall be com- pleted. (Ord. 4851, 8-27-2000; Ord. 5132, 4-4-2005; Ord. 5137, 4-25-2005) D. PROHIBITED ACTIVITIES: 1. Prohibited Activities: There shall be no tree cutting or land clearing on any site for the sake of preparing that site for future develop- ment unless a land development permit for the site has been approved by the City. 2. Restrictions for Critical Areas – Gen- eral: Unless exempted by critical areas, RMC 4-3-050C5 or Shoreline Master Program reg- ulations, RMC 4-3-090, no tree cutting, or land clearing, or groundcover management is permitted: a. On portions of property with pro- tected critical habitats, per RMC 4-3-050K; streams and lakes, per RMC 4-3-050L; Shorelines of the State, per RMC 4-3-090, Renton Shoreline Master Program Regulations; and wetlands, per RMC 4-3-050M; and their associated buffers; b. On protected slopes except as al- lowed in this Section or in the Critical Ar- eas Regulation, RMC 4-3-050; or c. Areas classified as very high land- slide hazards, except as allowed in this Section or in the Critical Areas Regula- tions, RMC 4-3-050. Buffer requirements shall be consistent with the critical area regulations. Tree cutting or land clearing shall be consistent with estab- lished native growth protection area require- ments of RMC 4-3-050E4. 3. Restrictions for Native Growth Protec- tion Areas: Tree cutting or land clearing shall be consistent with established native growth protection area requirements of RMC 4-3-050E4. (Ord. 5137, 4-25-2005) E. AUTHORITY AND INTERPRETATION: The City’s Development Services Division Direc- tor, or his duly authorized representative, is hereby authorized and directed to interpret and enforce all the provisions of this Section. (Ord. 5137, 4-25-2005) F. PERMITS REQUIRED: 1. Land Development Permit: An ap- proved land development permit is required in order to conduct tree cutting or land clear- ing on any site for the sake of preparing that site for future development. 2. Permit Required for Routine Vegeta- tion Management on Undeveloped Prop- erties: Any person who performs routine vegetation management on undeveloped 4-4-130H 4 - 87 (Revised 6/05) property in the City must obtain a routine veg- etation management permit prior to perform- ing such work. 3. Permit Required to Use Mechanical Equipment: Except where use of mechani- cal equipment is specifically listed as exempt, any person who uses mechanical equipment for routine vegetation management, land clearing, tree cutting, landscaping, or garden- ing on developed, partially developed or un- developed property must obtain a routine vegetation management permit prior to per- forming such work. 4. Timber Stand Maintenance – Condi- tional Use Permit Required: While timber harvesting shall not be permitted until such time as a valid land development is approved, a request may be made for maintenance and thinning of existing timber stands to promote the overall health and growth of the stand. Permits allowing maintenance and thinning beyond the limits allowed in subsections sub- section C9 of this Section, Allowable Minor Tree Cutting Activities, shall be considered as a conditional use permit by the Hearing Ex- aminer according to the following criteria in lieu of standard conditional use permit crite- ria: a. Appropriate approvals have been sought and obtained with the State De- partment of Natural Resources; and b. The activity shall improve the health and growth of the stand and maintain long-term alternatives for preservation of trees; and c. The activity shall meet the provisions of subsections H2, Applicability, Perfor- mance Standards and Alternates, and H3, General Review Criteria, of this Sec- tion; and d. Thinning activities shall be limited to less than forty percent (40%) of the vol- ume and trees. 5. Tree Cutting – Solar Access or Pas- ture Land: A routine vegetation manage- ment permit is required for tree cutting in greater amounts than specified under par- tially exempt actions in subsection C9 of this Section, Allowable Minor Tree Cutting Activi- ties, for any property where tree cutting is proposed without an associated land devel- opment permit. A routine vegetation manage- ment permit may be issued allowing tree cutting only in the following cases: a. For purposes of allowing solar ac- cess to existing structures; or b. To create pasture land where agricul- tural activities are permitted uses in the zone. Any tree cutting activities shall be the mini- mum necessary to accomplish the purpose, and shall be consistent with subsection D2 of this Section, Restrictions for Critical Areas. (Ord. 5137, 4-25-2005) G. ROUTINE VEGETATION MANAGEMENT PERMIT REVIEW PROCESS: Permits for routine vegetation management shall be processed consistent with RMC 4-9-195, Rou- tine Vegetation Management Permits. (Amd. Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005) H. PERFORMANCE STANDARDS FOR LAND DEVELOPMENT/BUILDING PERMITS: 1. Plan Required: When a development permit is submitted to the City it shall be ac- companied by a tree cutting and land clearing plan. Where it is not practicable to retain all trees on site due to a proposed development, the plan shall identify those trees which are proposed for removal. Where the drip line of a tree overlaps an area where construction activities will occur, this shall be indicated on the plan. Trees shall be shown on the plan as follows: a. For allowed activities, including al- lowed exemptions, modifications, and variances, show all trees proposed to be cut in priority tree retention areas: slopes twenty five percent (25%) to thirty nine percent (39%), high or very high land- slide areas, and high erosion hazard ar- eas. b. Show trees to be cut in protected crit- ical areas: wetlands, Shorelines of the State, streams and lakes, floodways, 4-4-130H (Revised 6/05)4 - 88 floodplain slopes forty percent (40%) or greater, very high landslide hazard areas, and critical habitat if the activity is exempt or allowed by the critical areas regula- tions in RMC 4-3-050C5, Specific Ex- emptions. c. Show all trees to be retained in criti- cal area buffers. d. Show trees proposed to be cut within required zoning setbacks along perime- ter of development. e. In all other areas of the site, trees to be cut may be indicated generally with clearing limit lines. (Amd. Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005) 2. Applicability, Performance Standards and Alternates: All land clearing and tree cutting activities shall conform to the criteria and performance standards set forth in this Section unless otherwise recommended in an approved soil engineering, engineering geol- ogy, hydrology or forest management plan and where the alternate procedures will be equal to or superior in achieving the policies of this Section. All land clearing and tree cut- ting activities may be conditioned to ensure that the standards, criteria, and purpose of this Section are met. 3. General Review Criteria: All land clear- ing and tree cutting activities shall meet the following criteria: a. The land clearing and tree cutting will not create or significantly contribute to landslides, accelerated soil creep, settle- ment and subsidence or hazards associ- ated with strong ground motion and soil liquefaction. b. The land clearing and tree cutting will not create or significantly contribute to flooding, erosion, or increased turbidity, siltation or other form of pollution in a wa- tercourse. c. Land clearing and tree cutting will be conducted to maintain or provide visual screening and buffering between land uses of differing intensity, consistent with applicable landscaping and setback pro- visions of the Renton Municipal Code. d. Land clearing and tree cutting shall be conducted so as to expose the small- est practical area of soil to erosion for the least possible time, consistent with an approved build-out schedule and includ- ing any necessary erosion control mea- sures. e. Land clearing and tree cutting shall be consistent with subsection D2 of this Section, Restrictions for Critical Areas, and RMC 4-3-050, Critical Areas Regula- tions. 4. Tree Preservation: Trees shall be main- tained to the maximum extent feasible on the property where they are growing. a. Ability to Condition Plan: The City may require a modification of the land clearing and tree cutting plan or the asso- ciated land development plan to ensure the retention of the maximum number of trees. b. Clearing – Conditions of Ap- proval: The Department Administrator or designee may condition a proposal to re- strict clearing outside of building sites, rights-of-way, utility lines and easements, to require sequencing and phasing of construction, or other measures, consis- tent with the permitted density and inten- sity of the zone. 5. Timing: The City may restrict the timing of the land clearing and tree cutting activities to specific dates and/or seasons when such restrictions are necessary for the public health, safety and welfare, or for the protec- tion of the environment. 6. Restrictions for Critical Areas: See subsection D2 of this Section, Restrictions for Critical Areas – General, and RMC 4-3-050, Critical Areas Regulations. 7. Tree/Ground Cover Retention: The fol- lowing measures may be used by the Depart- ment Administrator or designee in condition- ing a land development permit or building permit proposal per subsection H4 of this Section, Tree Preservation, to comply with the general review criteria of subsection H3. 4-4-130H 4 - 89 (Revised 3/06) a. Trees shall be maintained to the maximum extent feasible on the property where they are growing. b. The City may require and/or allow the applicant to relocate or replace trees, provide interim erosion control, hydro- seed exposed soils, or other similar con- ditions which would implement the intent of this Section. c. Priority shall be given to retention of trees on sensitive slopes and on lands classified as having high or very high landslide hazards, or high erosion haz- ards as classified in the critical areas reg- ulations. d. Where feasible, trees that shelter in- terior trees or trees on abutting properties from strong winds that could otherwise cause them to blow down should be re- tained. e. Except in critical areas unless en- hancement activities are being per- formed, the removal of trees on the fol- lowing list should be allowed in order to avoid invasive root systems, weak wood prone to breakage, or varieties which tend to harbor insect pests: i. All Populus species including cot- tonwood (Populus trichocarpa), quaking aspen (Populus tremu- loides), lombardy poplar (Populus ni- gra “Italica”), etc. ii. All Alnus species which includes red alder (Alnus oregona), black al- der (Alnus glutinosa), white alder (Al- nus rhombifolia), etc. iii. Salix species which includes weeping willow (Salix babylonica), etc., unless along a stream bank and away from paved areas. iv. All Platanus species which in- clude London plane tree (Platanus acerifolia), American sycamore, but- tonwood (Platanus occidentalis), etc. 8. Protection Measures During Con- struction: a. Tree Protection Measures: Protec- tion measures in subsections H8b(i) through H8b(vi) of this Section shall ap- ply for all trees which are to be retained in areas immediately subject to construc- tion. These requirements may be waived pursuant to RMC 4-9-250D, Modification Procedures, individually or severally by the City if the developer demonstrates them to be inapplicable to the specific on- site conditions or if the intent of the regu- lations will be implemented by another means with the same result. b. Drip Line: All of the following tree protection measures shall apply: i. The applicant may not fill, exca- vate, stack or store any equipment, or compact the earth in any way within the area defined by the drip line of any tree to be retained. ii. The applicant shall erect and maintain rope barriers, temporary construction fencing, or place bales of hay on the drip line to protect roots. In addition, the applicant shall provide supervision whenever equip- ment or trucks are moving near trees. iii. If the grade level adjoining to a tree to be retained is to be raised, the applicant shall construct a dry rock wall or rock well around the tree. The diameter of this wall or well must be equal to the tree’s drip line. iv. The applicant may not install im- pervious surface material within the area defined by the drip line of any tree to be retained. v. The grade level around any tree to be retained may not be lowered within the greater of the following ar- eas: (1) the area defined by the drip line of the tree, or (2) an area around the tree equal to one foot in diameter for each one inch of tree caliper. vi. The applicant shall retain a qual- ified professional to prune branches 4-4-140I (Revised 3/06)4 - 90 and roots, fertilize, and water as ap- propriate for any trees and ground cover which are to be retained. (Ord. 5137, 4-25-2005) I. VARIANCE PROCEDURES: The Hearing Examiner shall have the authority to grant variances from the provisions of this Sec- tion pursuant to RMC 4-8-070H and RMC 4-9-250. (Ord. 5137, 4-25-2005) J. VIOLATIONS AND PENALTIES: 1. Penalties: Penalties for any violation of any of the provisions of this Section shall be in accord with RMC 1-3-2. In a prosecution under this Section, each tree removed, dam- aged or destroyed will constitute a separate violation, and the monetary penalty for each violated tree shall be no less than the mini- mum penalty, and no greater than the maxi- mum penalty of RMC 1-3-2E. 2. Additional Liability for Damage: In ad- dition, any person who violates any provision of this Section or of a permit issued pursuant thereto shall be liable for all damages to public or private property arising from such violation, including the cost of restoring the affected area to its condition prior to such violation. 3. Restoration Required: The City may re- quire replacement of all improperly removed ground cover with species similar to those which were removed or other approved spe- cies such that the biological and habitat val- ues will be replaced. Restoration shall include installation and maintenance of in- terim and emergency erosion control mea- sures that shall be required as determined by the City. 4. Replacement Required: The City may require, for each tree that was improperly cut and/or removed, replacement planting of a tree of equal size, quality and species or up to three (3) trees of the same species in the im- mediate vicinity of the tree(s) that was re- moved. The replacement trees will be of sufficient caliper to adequately replace the lost tree(s) or a minimum of three inches (3″) in caliper. 5. Stop Work: For any parcel on which trees and/or ground cover are improperly re- moved and subject to penalties under this Section, the City shall stop work on any exist- ing permits and halt the issuance of any or all future permits or approvals until the property is fully restored in compliance with this Sec- tion and all penalties are paid. (Ord. 4219, 6-5-1989; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005) 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 4-4-140F 4 - 90.1 (Revised 6/05) responsible for the general administration and co- ordination of this Section. E. COMPLIANCE WITH TELECOMMUNICATIONS ACT OF 1996: The Federal Telecommunications Act of 1996 re- quires the City to comply with the following condi- tions: 1. The City zoning requirements may not unreasonably discriminate among wireless telecommunication providers that compete against one another. 2. The City zoning requirements may not prohibit or have the effect of prohibiting the provision of wireless telecommunications service. 3. The City must act within a reasonable pe- riod of time on requests for permission to place or construct wireless telecommunica- tions facilities. 4. A decision by the City denying a request for permission to install or construct wireless telecommunications facilities must be in writ- ing and must be based on evidence in a writ- ten record. 5. If a wireless telecommunications facility meets technical emissions standards set by the FCC, it is presumed safe. The City may not deny a request to construct a facility on grounds that its radio frequency emissions would be harmful to the environment or the health of residents if those emissions meet FCC standards. F. STANDARDS AND REQUIREMENTS FOR ALL TYPES OF WIRELESS COMMUNICATIONS FACILITIES: 1. Equipment Shelters or Cabinets: A shelter or cabinet used to house radio elec- tronic equipment and the associated cabling connecting the equipment shelter or cabinet to the support structure shall be contained wholly within a building or structure, or other- wise appropriately concealed, camouflaged or located underground. When they cannot be located in buildings or underground, equipment shelters or cabinets shall be fenced, screened and landscaped in con- formance with RMC 4-4-070, Landscaping. Landscaping shall include a minimum fifteen foot (15′) sight obscuring landscape buffer around the accessory equipment facility. Ac- cessory equipment facilities located on the roof of any building shall be enclosed so as to be shielded from view. 2. Visual Impact: Site location and devel- opment shall preserve the pre-existing char- acter of the surrounding buildings and land uses and the zone district to the extent con- sistent with the function of the communica- tions equipment. Wireless communication towers shall be integrated through location and design to blend in with the existing char- acteristics of the site to the extent practical. Existing on-site vegetation shall be preserved or improved, and disturbance of the existing topography shall be minimized, unless such disturbance would result in less visual impact of the site to the surrounding area. 3. Screening of Accessory Equipment Shelters and Cabinets: Accessory equip- ment facilities used to house wireless com- munication equipment should be located within buildings or placed underground when possible. When they cannot be located in buildings, equipment shelters or cabinets shall be fenced, screened and landscaped to screen views from adjacent residential or commercial zoned properties. Any landscap- ing shall be in conformance with RMC 4-4-070, Landscaping. Accessory equipment facilities located on the roof of any building shall be enclosed so as to be shielded from view. Accessory equipment facilities may not be enclosed with exposed metal surfaces. 4. Maximum Noise Levels: No equipment shall be operated so as to produce noise in levels above forty five (45) dB as measured from the nearest property line on which the attached wireless communication facility is lo- cated. Operation of a back-up power genera- tor in the event of power failure or the testing of a back-up generator between 8 a.m. and 9 p.m. are exempt from this standard. No test- ing of back-up generators shall occur be- tween the hours of 9 p.m. and 8 a.m. (Revised 6/05)4 - 90.2 This page left intentionally blank. 4-4-150 4 - 97 (Revised 12/05) 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) 5 - i (Revised 12/05) Chapter 5 BUILDING AND FIRE PREVENTION STANDARDS CHAPTER GUIDE: Chapter 4-5 RMC provides structural and design information typically required by architects, engineers, and contractors. These regulations primarily consist of the adoption and amend- ment of Uniform Codes for building, mechanical, plumbing, electrical, fire protection, and others. Re- lated permit processes (e.g., occupancy permits, etc.) are located in chapters 4-8 and 4-9 RMC. Fee- related information is located in chapter 4-1 RMC. This Chapter last amended by Ord. 5159, October 17, 2005. 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 . . . . . . . . 1 A.Construction of Manufactured or Mobile Home Parks – Permits Required . . . . 1 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 Electric Code – Adopted as Amended, Added To and Excepted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 3. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 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 SECTION PAGE NUMBER NUMBER (Revised 12/05)5 - ii 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 SECTION PAGE NUMBER NUMBER 5 - iii (Revised 7/04) 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.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 B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 SECTION PAGE NUMBER NUMBER (Revised 7/04)5 - iv 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.Additions and Amendments to the Fire Code . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 1. International Building Code . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 2. Referenced Codes and Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 3. Legal Defense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 4. General Authority and Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 5. Assistance from Other Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 6. Obstructing Operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 7. Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 8. Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 9. Submittals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 10. Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 11. Owner/Occupant Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 12. Board of Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 13. Notice of Violation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 14. Notice and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 15. Pre-Citation Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 16. Violation Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 17. Failure to Comply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 18. Add Definition of “Shall” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 19. Open Burning and Recreational Fires . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 20. Flaming Food and Beverages Preparation . . . . . . . . . . . . . . . . . . . . . . . . . 13 21. Group A Occupancies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 22. Indoor Displays . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 23. Fire Department Access Roads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 24. Premises Identification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 25. Fire Protection Water Supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 26. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1 27. Electrical Code . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1 28. Furnishings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1 29. Furnishings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1 30. Decorative Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1 31. Decorations and Trim . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1 32. Installation Acceptance Testing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1 33. Inspection, Testing and Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2 34. System Out of Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2 SECTION PAGE NUMBER NUMBER 5 - v (Revised 12/05) 35. Automatic Sprinkler Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2 36. Group A-1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2 37. Group A-2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.3 38. Group A-3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.3 39. Group A-4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.3 40. Group E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.3 41. Group B, F, H, and S Occupancies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4 42. Group M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4 43. Group R . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4 44. Group R-3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4 45. Dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4 46. Automatic Sprinkler Systems in New Buildings . . . . . . . . . . . . . . . . . . . . 14.4 47. Sprinkler Systems in Remodeled Buildings . . . . . . . . . . . . . . . . . . . . . . . 14.5 48. NFPA 13R Sprinkler Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.5 49. Alarms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.5 50. Floor Control Valves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.5 51. Standpipe Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.5 52. High Rise Building Standpipes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6 53. Dry Standpipes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6 54. Portable Fire Extinguishers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6 55. Group A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6 56. Group B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6 57. Group E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6 58. Group F . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6 59. Group M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6 60. Manual Fire Alarm System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6 61. Group R-2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7 62. Multi-Family Complexes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7 63. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7 64. Maintenance, Inspection and Testing . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7 65. Fire Watch . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7 66. Unattended Self-Service Motor Fuel-Dispensing Facility . . . . . . . . . . . . 14.7 67. Materials Classification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7 68. Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7 69. Explosives and Fireworks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.8 70. Underground Tanks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.8 71. Annual Certification of Monitoring System . . . . . . . . . . . . . . . . . . . . . . . . 14.9 72. Appendix B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9 D.Fire Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9 1. Required for Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9 a. Plans Required Prior to Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9 b. Installation Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9 c. Upgrade of Existing Hydrants Required . . . . . . . . . . . . . . . . . . . . . . 14.9 2. Fire Hydrant Requirements in Commercial, Business, Industrial and Manufacturing Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9 a. Installation Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9 b. Number and Location of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9 SECTION PAGE NUMBER NUMBER (Revised 12/05)5 - vi c. Applicability to Annexed Properties . . . . . . . . . . . . . . . . . . . . . . . . . 14.10 3. Fire Hydrants in Other Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.10 4. Fire Hydrants; Special Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.10 5. Multiple Uses – Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.10 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 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 SECTION PAGE NUMBER NUMBER 5 - vii (Revised 7/04) 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 SECTION PAGE NUMBER NUMBER (Revised 7/04)5 - viii 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 4-5-030A 5 - 1 (Revised 7/04) 4-5-010 ADOPTION OF STATE, NATIONAL, UNIFORM, AND INTERNATIONAL CODES: (Amd. Ord. 5085, 6-21-2004) A. ADOPTION BY REFERENCE: By the reference thereto made herein, said Codes, together with any and all amendments, modifications or additions thereto hereafter printed and filed with the City Clerk as herein specified, are incorporated in and made a part of this Chapter as fully and with the same effect as if set out herein in full, or as if adopted by subse- quent amendments. (Ord. 3214, 4-10-1978, eff. 4-19-1978) B. AMENDMENTS: Any and all amendments, additions or modifica- tions to said Codes, when printed and filed with the City Clerk of the City of Renton by authoriza- tion of the City Council from time to time, shall be considered and accepted and constitute a part of such Codes without the necessity of further adop- tion of such amendments, modifications or addi- tions by the legislative authority of the City of Renton or by ordinance. 4-5-020 AUTHORITY: A. BUILDING OFFICIAL DUTY: Whenever the term “administrative authority” is used in this Chapter, it shall be construed to mean the Building Official of the City of Renton, or his duly authorized representative or agent. It shall be the duty of the Building Inspector (or Official) in charge of issuing building permits and inspec- tion of buildings to see that this Chapter is en- forced through the proper legal channels. He shall issue no permit for the construction or alter- ation of any building or part thereof unless the plans, specifications and intended use of such building conform in all respects with the provi- sions of this Chapter. 1. Record of Plats Required: All specifica- tions for building permits shall be accompa- nied by a plat in duplicate drawn to scale, showing the actual dimensions of the lot to be built upon, the size, the use and location of existing buildings and buildings to be erected, and such other information as may be neces- sary to provide for the enforcement of this Chapter. A careful record of such application and plats shall be kept in the office of the Building Official or proper enforcement offi- cial. (Ord. 1472, 12-18-1953; Amd. Ord. 3101, 1-17-1977; Amd. Ord. 3214, 4-10-1978) B. FIRE DEPARTMENT DUTY: 1. Bureau of Fire Prevention Estab- lished: The Uniform Fire Code shall be en- forced by the Bureau of Fire Prevention in the Fire Department of the City which shall be op- erated under the supervision of the Chief of the Fire Department. 2. Appointment of Fire Marshal: The Fire Marshal in charge of the Bureau of Fire Pre- vention shall be appointed by the Fire Chief of the City. His appointment shall continue dur- ing good behavior and satisfactory service. 3. Report Required: A report of the Bureau of Fire Prevention shall be made at least an- nually and transmitted to the Mayor and City Council of the City. This report shall contain, among others, all proceedings under this Code, with such statistics as the Chief of the Fire Department may wish to include therein. The Chief of the Fire Department shall also recommend any amendments to the Code, which in his judgment shall be necessary. 4. Appointment of Inspectors by Fire Chief: The Chief of the Fire Department may appoint such members of the Fire Depart- ment as inspectors as shall from time to time be necessary in order to carry out and en- force the terms and conditions of the Fire Code. (Ord. 4547, 7-24-1995) C. CITY CLERK DUTY: The City Clerk is hereby authorized and directed to duly authenticate and record a copy of the Uni- form and other Codes adopted under this Chap- ter, together with any amendments or additions thereto, together with an authenticated copy of this Chapter and made available for examination by the public. (Ord. 3214, 4-10-1978) 4-5-030 MANUFACTURED/MOBILE HOME AND PARK INSTALLATION: A. CONSTRUCTION OF MANUFACTURED OR MOBILE HOME PARKS – PERMITS REQUIRED: In the construction of mobile home parks, the de- veloper shall obtain a building permit consistent 4-5-030B (Revised 7/04)5 - 2 with all applicable State, County and City codes for electrical, plumbing, sanitary sewer, storm sewer, fire, street, building and all other applica- ble codes. A building permit for a mobile home park shall include but is not necessarily limited to the site, its grading and preparation, private utili- ties and services, private on-site streets, drive- ways, walkways and landscaping, the dimensions of the individual mobile home sites and the design and construction of the individual mobile home pads and their utility connections. Public utilities and on- or off-site public street improvements as defined in subdivision regulations and public or private sewer, water and storm drainage systems will require a permit from the Development Ser- vices Division. (Ord. 3746, 9-19-1983) B. INDIVIDUAL MOBILE/ MANUFACTURED HOME INSTALLATION: 1. Installation Permit Required: An instal- lation permit from the Development Services Division shall be required for installation of each manufactured/mobile home and to con- nect to utilities. An installation permit shall not be issued for the location of any mobile home unless the mobile home park has been is- sued an occupancy certificate and a license from the Building Official. 2. Installation Requirements: All mobile home installations shall comply with WAC 296-150B-200 et seq. entitled General Instal- lation Requirements for Mobile Homes. Set- backs, lot coverage and related requirements shall be completed and approved and issued prior to the occupation of each mobile home. 3. Insignia Required: Mobile homes con- structed after July 1, 1968 shall bear the in- signia of approval for plumbing, heating and electrical installation according to chapter 43.22 RCW. (Ord. 3746, 9-19-1983) 4-5-040 NATIONAL ELECTRICAL CODE: A. ADOPTION: The National Electrical Code, 2002 Edition, pub- lished by the National Fire Protection Association, as amended by the City of Renton, is hereby adopted as the National Electrical Code, or NEC, 2002 Edition, for the City of Renton, and may hereafter be designated as “City of Renton Elec- trical Code, 2002.” (Ord. 4596, 4-8-1996; Amd. Ord. 5010, 5-19-2003; Ord. 5063, 2-23-2004) B. ELECTRICAL PERMIT REQUIRED: In addition to the National Electrical Code, a City electrical permit is required before any electrical work commences. Fees shall be as listed in RMC 4-1-140F, Electrical Permit Fees. (Ord. 4400, 5-3-1993) C. ADMINISTRATION AND ENFORCEMENT: 1. Short Title: This chapter shall be known as the electrical code of the City of Renton, which is hereinafter referred to as the “City of Renton electrical code,” “electrical code” or as “this code.” 2. National Electrical Code – Adopted as Amended, Added To and Excepted: The National Electrical Code (NFPA 70), 2002 Edition, including Annex B and C, but exclud- ing Article 80; the most current edition of Cen- trifugal Fire Pumps (NFPA 20) Health Care Facilities (NFPA 99); Emergency and Standby Power Systems (NFPA 110) and the National Electrical Safety Code (NESC C2- 2002 excluding Appendixes A and B) are hereby adopted by reference as a part of this Chapter, and shall be applicable within the City, as amended, added to or excepted in this Chapter. The requirements of this Chapter will be ob- served where there is any conflict between this Chapter and the National Electrical Code (NFPA 70), Centrifugal Fire Pumps (NFPA 20), Health Care Facilities (NFPA 99), and Emergency and Standby Power Systems (NFPA 110). The National Electrical Code will be followed where there is any conflict between Centrifu- 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- 4-5-040C 5 - 2.1 (Revised 4/04) ity. The City of Renton electrical code con- tains provisions considered necessary for safety. Compliance therewith and proper maintenance will result in an installation es- sentially free of hazard, but not necessarily efficient, convenient or adequate for good service or future expansion of electrical ser- vice. The City of Renton electrical code is not in- tended as a design specification nor an in- struction manual for untrained persons. 4. Scope: The City of Renton electrical code covers: a. Electrical conductors, electrical equipment, and raceways installed within or on public and private buildings, prop- erty or other structures. b. Signaling and communications con- ductors and equipment, telecommunica- tions conductors and equipment, fiber optic cables, and raceways installed within or on public and private buildings, property or other structures. c. Yards, lots, parking lots, and indus- trial substations. d. Temporary electrical installations for use during the construction of buildings. e. Temporary electrical installations for carnivals, conventions, festivals, fairs, traveling shows, the holding of religious services, temporary lighting of streets, or other approved uses. f. Installations of conductors and equip- ment that connect to a supply of electric- ity. g. All other outside electrical conduc- tors on the premises. h. Optional standby systems derived from portable generators. Exception: All wires and equipment that fall within Section 90.2(b)(5) of the Na- tional Electrical Code, 1981 Edition, are exempt from the requirements of this Chapter. 5. Application: a. New Installations: This Code ap- plies to new electrical installations. Exception: If an electrical permit appli- cation is received after this Chapter has taken effect, but is associated with a building permit application received prior to the effective date of this Chapter, all applicable codes adopted and enforced at the time of the building application shall apply. b. Existing Installations: Existing electrical installations that do not comply with the provisions of this Chapter shall be permitted to be continued in use un- less the Building Official or designated representative determines that the lack of conformity with this Code presents an im- minent danger to the building, structure or occupants. Where changes are re- quired for correction of hazards, a rea- sonable amount of time shall be given for compliance, depending on the degree of the hazard. c. Additions, Alterations, Modifica- tions, or Repairs: Additions, alterations, modifications or repairs to the electrical system of any building, structure, or pre- mises shall conform to the requirements of this Code without requiring those por- tions of the existing building not being al- tered or modified to comply with all the requirements of this Code. Installations, additions, alterations, modifications, or repairs shall not cause an existing build- ing to become unsafe or to adversely af- fect the performance of the building as determined by the Building Official or designated representative. Electrical wir- ing added to an existing service, feeder, or branch circuit shall not result in an in- stallation that violates the provisions of this Chapter in force at the time the addi- tions were made. d. Moved Buildings or Structures: Buildings or structures intended to be re- located within or into the City of Renton must be inspected by the Building Official for compliance with the codes and stan- dards adopted in this Chapter prior to be- ing relocated or moved. The owner of the 4-5-040C (Revised 4/04)5 - 2.2 building or structure must obtain a build- ing permit and further must agree to cor- rect all deficiencies identified by the inspection prior to moving the building. All deficiencies must be corrected before electric power is connected to the build- ing. e. Alternate Materials or Methods: The provisions of this Code are not in- tended to prevent the use of any material, alternate design or method of construc- tion not specifically prescribed by this Code; provided, that any alternate has been approved and its use has been au- thorized by the Building Official. Modifications to requirements in this Code are allowed only when there are significant difficulties encountered mak- ing it impractical to carry out the specific provisions of this Code. The use of alter- nate materials, methods of construction or modifications, shall not avoid compli- ance with the objectives or intention of this Code or reduce the level of fire and life safety, structural integrity, strength, fire resistance, sanitation, or equipment suitability required by this Code. The proposed alternate materials, meth- ods or modifications may be permitted where the equivalent objectives pre- scribed by this Code can be achieved by establishing and maintaining effective fire and life safety, structural integrity, strength, fire resistance, sanitation, and/ or equipment suitability. 6. Permit Requirements and Exemp- tions: Except as specified in this section, no electrical system regulated by this Code shall be installed, altered, replaced, modified, re- paired, energized, or services connected un- less a separate electrical permit for each building or structure has been obtained from the Building Official. The electrical permit shall be posted on the job site at the service equipment or other conspicuous readily avail- able location and shall remain so posted dur- ing the entire course of work. Except for emergency repairs to existing sys- tems, an electrical permit must be obtained and posted at the job site prior to beginning any electrical installation or alteration. An electrical permit for emergency repairs to ex- isting systems must be obtained and posted at the job site no later than the next business day after the work has begun. a. In accordance with chapter 19.28 RCW, an electrical permit is required for the following installations: i. The installation, alteration, repair, replacement, modification or mainte- nance of all electrical systems, wire and electrical equipment regardless of voltage. ii. The removal of electrical wiring. iii. The installation and/or alteration of low voltage systems defined as: (a) NEC, Class 1 power limited circuits at 30 volts maximum. (b) NEC, Class 2 circuits pow- ered by a Class 2 power supply as defined in NEC 725.41(A). (c) NEC, Class 3 circuits pow- ered by a Class 3 power supply as defined in NEC 725.41(A). iv. Telecommunications Sys- tems: (a) All installations of telecom- munications systems on the cus- tomer side of the network demarcation point for projects greater than ten (10) telecommu- nications outlets. (b) All backbone installations regardless of size and all tele- communications cable or equip- ment installations involving penetrations of fire barriers or passing through hazardous loca- tions require permits and inspec- tions. (c) The installation of greater than ten (10) outlets and the as- sociated cables along any hori- zontal pathway from a telecommunications closet to work areas during any continu- 4-5-040C 5 - 2.3 (Revised 4/04) ous ninety (90) day period re- quires a permit and inspection. (d) In R1 and R2 occupancies as defined in the building code, permits and inspections are re- quired for all backbone installa- tions, all penetrations of fire resistive walls, ceilings and floors; and installations of greater than ten (10) outlets in common areas. (e) Definitions of telecommuni- cations technical terms will come from chapter 19.28 RCW, the currently adopted WAC rules, EIA/TIA standards, and the Na- tional Electrical Code. b. An electrical permit shall not be re- quired for the following: i. Portable motors or other portable appliances energized by means of a cord or cable having an attachment plug end to be connected to an ap- proved receptacle when that cord or cable is permitted by the National Electrical Code; ii. Repair or replacement of fixed motors, transformers or fixed ap- proved appliances or devices rated fifty (50) amps or less which are like- in-kind in the same location; iii. Temporary decorative lighting; when used for a period not to exceed forty five (45) days and removed at the conclusion of the forty five (45) day period; iv. Repair or replacement of cur- rent-carrying parts of any switch, conductor or control device which are like-in-kind in the same location; v. Repair or replacement of attach- ment plug(s) and associated recep- tacle(s) rated fifty (50) amperes or less which are like-in-kind in the same location; vi. Repair or replacement of any over current device which is like-in- kind in the same location; vii. Repair or replacement of elec- trodes or transformers of the same size and capacity for signs or gas tube systems; viii. Telecommunication Sys- tems: (a) Telecommunication outlet installations within the individual dwelling units of group R1 occu- pancies as defined by the build- ing code; (b) All telecommunications in- stallations within R3 occupan- cies as defined in the building code; (c) The installation or replace- ment of cord and plug connected telecommunications equipment or for patch cord and jumper cross-connected equipment; ix. Listed wireless security systems where power is supplied by a listed Class 2 plug in transformer installed in R3 occupancies; x. A permit shall not be required for the installation, alteration or repair of electrical wiring, apparatus or equip- ment or the generation, transmis- sion, distribution or metering of electrical energy or in the operation of signals or the transmission of intel- ligence by a public or private utility in the exercise of its function as a serv- ing utility. c. Exemption from the permit require- ments of this Code shall not be deemed to grant authorization for work to be done in violation of the provisions of the Na- tional Electrical Code or other laws or or- dinances of the City. 7. Inspections: a. Plan review is a part of the electrical inspection process; its primary purpose is 4-5-040C (Revised 4/04)5 - 2.4 to determine that electrical loads, con- ductors, and equipment are calculated and sized according to the proper NEC article or section; the classification of hazardous locations; and proper design of emergency and legally required standby systems. Two (2) sets of plans and specifications shall be submitted with each application for an electrical permit for the following installations: i. R1 and R2 occupancies as de- fined in the building code; ii. All electrical systems installa- tions of six hundred (600) volts and greater; iii. All educational, institutional, and health care or personal care occu- pancies classified or defined in WAC 296-46b-010(14); iv. All commercial generator instal- lations; v. All electrical installations in haz- ardous areas as defined by the cur- rently adopted National Electrical Code; vi. All new or altered electrical in- stallations of other than Type R3 oc- cupancies of two thousand five hundred (2,500) square feet or more where the electrical load is more than one hundred (100) amps; vii. All new or altered service instal- lations of other than Type R3 occu- pancies. b. Classification and definition of edu- cational, institutional, health or personal care and licensed daycare occupancies shall be as defined in WAC 296-46B- 010(14) and is hereby adopted as part of this code. c. All electrical plans for the following installations shall be prepared by, or un- der the direction of, a consulting electrical engineer registered under chapter 18.43 RCW, and chapters 246B-320, 180-29, and 388-97 WAC. All electrical plans must bear the engineer’s stamp and sig- nature. i. All educational facilities, hospitals and nursing homes; ii. All services or feeders rated one thousand six hundred (1,600) am- peres or larger; iii. All installations identified in the National Electrical Code requiring engineering supervision; iv. As required by the Building Offi- cial for installations, which by their nature are complex, hazardous or pose unique design problems. d. Plans shall be drawn to a clearly indi- cated and commonly accepted scale of not less than one-eighth inch (1/8′′) to one foot upon substantial paper such as blueprint quality or standard drafting pa- per. Plans shall indicate the nature and extent of the work proposed and shall show in detail that the installation will conform to the provisions of this code. All electrical work shall be readily distin- guishable from other mechanical work. If plans are incomplete, unintelligible or in- definite, the Building Official may reject or refuse to examine such plans or may re- quire the plans to be prepared by a li- censed electrical engineer, even though a plan examination fee has been paid. e. Plans and specifications shall in- clude the following information: i. The proposed use or occupancy of the various portions of the building or rooms in which the installation is to be made; ii. A complete riser diagram; iii. The calculated load schedule and demand factor selected for each branch circuit, feeder, sub-feeder, main feeder and service; iv. Panel and branch circuit sched- ules showing individual branch circuit loads, total demand load and con- nected load; 4-5-040D 5 - 2.5 (Revised 4/04) v. Fault current calculations and listed interrupting rating for each ser- vice and/or feeder; vi. A key to all symbols used; vii. Letters and numbers designat- ing mains, feeders, branch circuits and distribution panels; viii. Wattage, number of sockets and type of lighting fixture; ix. Wattage and purpose of all other outlets; x. Voltage at which the equipment will operate; xi. Identification of wire sizes, insu- lation type, conduit type and sizes; xii. Other information as may be re- quired by the Plans Examiner. 8. Temporary Installation: If the Building Official finds that the safety of life or property will not be jeopardized, permits may be is- sued for temporary electrical installations for use during the construction of buildings or for carnivals, conventions, festivals, fairs, the holding of religious services, temporary light- ing of streets, or other approved uses. Per- mission to use such temporary installation shall not be granted for a greater length of time than thirty (30) days, except that a permit for a temporary installation to be used for constructing of a building may be issued for the period of construction. Should such tem- porary lighting be over the street area, the proper authorization for such use of the street must first be obtained. All such temporary in- stallations shall be made in accordance with the requirements of this code; provided, that the Building Official may permit deviations which will not permit hazards to life or prop- erty; and further provided, that whenever such hazards are deemed by the Building Of- ficial to exist, the Building Official may at once rescind or cancel the permit covering such in- stallation and disconnect, or order the disconnection of all energy to such equip- ment. (Ord. 3217, 4-10-1978, eff. 4-19-1978; Ord. 4400, 5-3-1993; Ord. 4311, 4-15-1991; Amd. Ord. 5063, 2-23-2004) D. AMENDMENTS TO THE 2002 NATIONAL ELECTRICAL CODE (NEC): The following are the City of Renton’s amend- ments to the 2002 National Electrical Code: 1. NEC Article 80 Amended: NEC Article 80 is not adopted as part of this code. 2. NEC Article 100 Amended: NEC Article 100 is amended by adding the following defi- nitions, to read as follows: “Certified Electrical Product” means an elec- trical product to which a laboratory, accred- ited by the State of Washington, has the laboratory’s certification mark attached. “Certification Mark” is a specified laboratory label, symbol, or other identifying mark that indicates the manufacturer produced the product in compliance with appropriate stan- dards or that the product has been tested for specific end uses. “City” means the City of Renton. “Chapter” unless elsewhere specified, means this code, which is the City of Renton amend- ments to the NEC. “Electrical Equipment” includes electrical conductors, conduit, raceway, apparatus, materials, components, and other electrical equipment not exempted by RCW 19.28.006(8). Any conduit/raceway of a type listed for electrical use is considered to be electrical equipment even if no wiring is in- stalled in the conduit/raceway at the time of the conduit/raceway installation. “Electrical Products Certification Laboratory” is a laboratory or firm accredited by the State of Washington to perform certification of elec- trical products. “Electrical Products Evaluation Laboratory” is a laboratory or firm accredited by the State of Washington to perform on-site field evalua- tion of electrical products for safety. “Field Evaluated” means an electrical product to which a field evaluation mark is attached. Field evaluation must include job site inspec- tion unless waived by the department, and may include component sampling and/or lab- oratory testing. 4-5-040D (Revised 4/04)5 - 2.6 “Field Evaluation Mark” is a specified labora- tory label, symbol, or other identifying mark indicating the manufacturer produced the product in essential compliance with appro- priate standards or that the product has been evaluated for specific end uses. “Finished Wiring” is when cable or conduit is installed within the finished surfaces of an ex- isting building or building structure (e.g., wall, floor or ceiling cavity). “Industrial Control Panel” means a factory or user wired assembly of industrial control equipment such as motor controllers, switches, relays, power supplies, computers, cathode ray tubes, transducers, and auxiliary devices used in the manufacturing process to control industrial utilization equipment. The panel may include disconnecting means and motor branch circuit protective devices. In- dustrial control panels include only those used in a manufacturing process in a food processing or industrial plant. “Installation” includes the act of installing, connecting, repairing, modifying, or other- wise performing work on an electrical system, component, equipment, or wire except as ex- empted by WAC 296-46B-925. “Identification Plate” is a phenolic or metallic plate or other similar material engraved in block letters at least 1/4” (6mm) high, unless specifically required to be larger by this chap- ter, suitable for the environment and applica- tion. The letters and the background must be in contrasting colors. Screws, rivets, or meth- ods specifically described in this chapter must be used to affix an identification plate to the equipment or enclosure. “Labeled” means an electrical product that bears a certification mark issued by a labora- tory accredited by the State of Washington. “Laboratory” may be either an electrical prod- uct(s) certification laboratory or an electrical product(s) evaluation laboratory. “Like-in-kind” means having similar charac- teristics such as voltage requirement, current draw, circuit overcurrent and short circuit characteristics, and function within the sys- tem. Like-in-kind also includes any equip- ment component authorized by the manufacturer as a suitable component re- placement part. “Listed” means equipment has been listed and identified by a laboratory approved by the State of Washington for the appropriate equipment standard per this chapter. “Low Voltage” means: (a) NEC, Class 1 power limited circuits at 30 volts maximum. (b) NEC, Class 2 circuits powered by a Class 2 power supply as defined in NEC 725.41(A). (c) NEC, Class 3 circuits powered by a Class 3 power supply as defined in NEC 725.41(A). (d) Circuits of telecommunications sys- tems as defined in chapter 19.28 RCW. “NRTL” means Nationally Recognized Test- ing Laboratory accredited by the Federal Oc- cupational Safety and Health Administration (OSHA) after meeting the requirements of 29 CFR 1910.7. “Point of contact” for utility work, means the point at which a customer’s electrical system connects to the serving utility system. “Stand-Alone Amplified Sound or Public Ad- dress System” is a system that has distinct wiring and equipment for audio signal gener- ation, recording, processing, amplification, and reproduction. This definition does not ap- ply to telecommunications installations. “Telecommunications Installations” is as de- fined in RCW 19.28.400 for both regulated carriers and unregulated local service provid- ers. “Under the Control of a Utility” for the pur- poses of RCW 19.28.091, is when electrical equipment is owned by the utility or when electrical equipment is not owned by a utility and: (a) Is located in a vault, room, closet, or similar enclosure that is secured by a lock or seal so that access is restricted to the utility’s personnel; or 4-5-040D 5 - 2.7 (Revised 4/04) (b) The utility is obligated by contract to maintain the equipment and the contract provides that access to the equipment is restricted to the utility’s personnel or other qualified personnel. “Utility System” means electrical equipment owned by or under the control of a serving utility that is used for the transmission or dis- tribution of electricity from the source of sup- ply to the point of contact. “Utilization Voltage” means the voltage level employed by the utility’s customer for con- nection to lighting fixtures, motors, heaters, or other electrically operated equipment other than power transformers. “WAC” means Washington Administrative Code. 3. NEC Article 110.2 Amended: NEC Arti- cle 110.2 is amended by adding the following text to the end of the section: All materials, devices, appliances, and equipment, not exempted in State law chapter 19.28 RCW, must conform to ap- plicable standards recognized by the Building Official, be listed, or field evalu- ated by an accredited electrical products testing laboratory. Equipment must not be energized until such standards are met, unless specific permission has been granted by the Building Official. FPN: WAC 296-46B-010(9) 4. NEC Article 110.3 Amended: NEC Arti- cle 110.3 is amended by adding a new sub- section (C), to read as follows: (C) Industrial Control Panels and Utili- zation Equipment. Control panels and uti- lization equipment installed in industrial plants will be determined to meet the min- imum electrical safety standards for in- stallations by one of the following methods: (a) Listing and labeling by an ac- credited electrical products testing laboratory; (b) Field evaluation by an accred- ited electrical products testing labo- ratory: (i) If the equipment usage is changed to other than industrial utilization equipment or electrical modifications are made to the equipment, the equipment must be successfully listed or field evaluated by a laboratory ap- proved by the department. (ii) The equipment must be per- manently installed at the owner’s facility and inspected per the re- quirements of this Chapter. (c) Normal inspection as part of the electrical inspection process in- cluded with the general wiring in- spection of a building, structure, or other electrical installation for compli- ance with codes and rules adopted under this chapter. Normal inspec- tion will only be made for equipment using listed components and wired to the requirements of the NEC. Use of industrial control panel(s) or equipment before its evaluation or fi- nal inspection, must be authorized by the Building Official or designated representative prior to being ener- gized. FPN: WAC 296-46B-030(2) 5. NEC Article 110.12 Amended: NEC Ar- ticle 110.12 is amended by adding new sub- sections (D) and (E), to read as follows: (D) Abandoned Conductors and Ca- bles. Electrical conductors or cables shall not be abandoned in place. Unused elec- trical conductors, or cables, regardless of voltage, and communication cables not in use shall be removed from the building or structure back to the originating panel board unless otherwise authorized by the Building Official or designated represen- tative. (E) Old, Used or Damaged Material and Equipment. Old, used or damaged elec- trical equipment, conductors or materials 4-5-040D (Revised 4/04)5 - 2.8 shall not be reinstalled or used in any new work without prior approval of the Building Official or designated represen- tative. 6. NEC 110.16 Amended: NEC Article 110.16 is amended by adding the following text to the end of the first paragraph: The flash protection marking must be an identification plate or label meeting ANSI Standards Z535.4-1998 or be of a type approved by the Building Official or des- ignated representative. The plate or label may be installed at the factory or in the field. The plate or label may be mounted using adhesive. FPN: WAC 296-46B-110(4) 7. NEC 110.22 Amended: a. NEC Article 110.22 is amended by adding the following text to the end of the first paragraph: In other than dwelling units, an iden- tification plate or label is required un- less the disconnect is a circuit breaker or fused switch installed within a panelboard and its purpose is indicated by the panelboard sched- ule. The identification plate or label must include the identification desig- nation of the circuit source panel- board that supplies the disconnect. FPN: WAC 296-46B-110(5) b. NEC Article 110.22 is amended by adding the following text to the end of the second paragraph: The marking must be in the form of an identification plate or label that is substantially yellow in color. The words “CAUTION – SERIES COMBI- NATION RATED SYSTEM” must be on the plate or label in letters at least 13 mm (1/2”) high. FPN: WAC 296-46B-110(6) 8. NEC Article 210.8(B) Amended: NEC Article 210.8(B) is amended by adding new subsections (4) and (5), to read as follows: (4) Outdoors FPN: WAC 296-46B-210(2) (5) Crawl spaces – at or below grade 9. NEC Article 210.8 Amended: NEC Arti- cle 210.8 is amended by adding a new sub- section (C), to read as follows: (C) All Occupancies a. All 125-volt, single phase, 15 and 20 ampere receptacles installed within 1.8 m (6 ft) of any sink, fixed water source, or a normally wet or damp location shall be provided with ground-fault circuit-interrupter pro- tection for personnel. Exception: The laundry receptacle when installed within the dedicated wall space occupied by the clothes washer. FPN: WAC 296-46B-410(1) b. All luminaires (lighting fixtures) permitted to be installed within the zone defined in Article 410.4(D) shall be ground-fault circuit-interrupter protected and shall be fully enclosed. FPN: WAC 296-46B-410(1) 10. NEC 210.11(C) Amended: NEC Article 210.11(C) is amended by adding a new sub- section (4), to read as follows: (4) Unfinished spaces. In addition to the number of branch circuits required by other parts of this section, at least one additional branch circuit shall be provided for unfinished spaces adaptable to future dwelling unit living areas that are not readily accessible to the service or branch circuit panelboard. The circuits must terminate in a suitable box(es). The box must contain an identification of the intended purpose of the circuit(s). The branch circuit panelboard must have ad- equate space and capacity for the in- tended load(s). FPN: WAC 296-46B-210(2) 4-5-040D 5 - 2.9 (Revised 4/04) 11. NEC Article 215.10 Amended: NEC Article 215.10 is amended by adding a new paragraph following the first paragraph, to read as follows: Equipment ground fault protection sys- tems shall be performance tested prior to being placed into service to verify proper installation and operation of the system as determined by the manufacturer’s published instructions. This test or a sub- sequent test shall include all system feeders. A firm having qualified person- nel and proper equipment must perform the tests required. A copy of the manu- facturer’s performance testing instruc- tions and a written performance acceptance test record signed by the per- son performing the test must be provided for the inspector’s records at the time of inspection. The performance acceptance test record shall include test details in- cluding, but not limited to, all trip settings and measurements taken during the test. The equipment being tested shall be la- beled identifying the date of the test, the firm performing the test, and all settings for the equipment tested. FPN: WAC 296-46B-215(1) 12. NEC Article 220.35 Amended: NEC Article 220.35 is amended by adding the fol- lowing text to the end of subsection (1): In addition to the 30 day demand data, the following information must be pro- vided: a. The date of the measurements. b. A statement attesting to the va- lidity of the demand data, signed by a professional electrical engineer or the electrical administrator of the electrical contractor performing the measurements. c. A diagram of the electrical sys- tem identifying the point(s) of the measurements. FPN: WAC 296-46B-010(22) 13. NEC Article 225.32 Amended: NEC Article 225.32 is amended by adding a new paragraph following the first paragraph, to read as follows: Feeder disconnects, panelboards, sub- panels, and similar electrical equipment must be installed so that they are readily accessible and may not be installed in bathrooms, clothes closets, or shower rooms. All indoor feeder disconnects, panelboards and subpanels and similar electrical equipment must have adequate working space and be adequately illumi- nated. FPN: WAC 296-46B-230(11) 14. NEC Article 225.32 Amended: Article 225.32 is amended by adding new subsec- tions (1) and (2), to read as follows: (1) Outside locations: Where the feeder disconnecting means is installed outside of a building or structure it must be on the building or structure supplied. The build- ing disconnecting means may supply only 1 building or structure unless the secondary building(s) or structure(s) has a separate building disconnecting means meeting the requirements of this subsec- tion. The disconnecting means must have an identification plate with at least 1/2” high letters identifying: (a) The building or structure served; and (b) Its function as the building or structure main disconnect(s). FPN: WAC 296-46B-230(13) (2) Inside location: Where the feeder disconnecting means is installed inside the building or structure, it must be lo- cated so that the feeder raceway or cable extends no more than 15’ inside the building or structure. 15. NEC Article 230.2 Amended: NEC Ar- ticle 230.2 is amended by adding a new para- graph following the first paragraph, to read as follows: Each portion of a building or structure separated by one or more firewalls that comply with Section 705 of the Interna- 4-5-040D (Revised 4/04)5 - 2.10 tional Building Code may be considered a separate building. Firewalls shall not be less than 2 hr fire-resistance rated. The extent and location of such firewalls shall provide a complete separation. FPN: WAC 296-46B-230(2) 16. NEC Article 230.2(A) Amended: NEC Article 230.2(A) is amended by adding a new subsection (6), to read as follows: (6) Transient voltage surge suppressor FPN: WAC 296-46B-230(4) 17. NEC Article 230.28 Amended: NEC Article 230.28 is amended by adding new text to the end of the first paragraph, to read as follows: Where a raceway-type service mast is used as support for service-drop conduc- tors, the following conditions must be met: (1) Raceway type service mast shall be a minimum of 2-inch rigid metal conduit. (2) An approved roof flashing shall be installed on each mast where it passes through a roof. Plastic, non- hardening mastic shall be placed be- tween lead-type flashings and the conduit. Approved neoprene type roof flashings may be permitted. (3) Masts shall be braced, secured, and supported in such a manner that no pressure from the attached con- ductors will be exerted on a roof flashing, meter base, or other enclo- sures. (4) Utilization of couplings for a mast shall not be permitted above the point the mast is braced, se- cured, or supported. (5) Except as otherwise required by the serving utility, service mast sup- port guys shall be installed if the ser- vice drop attaches to the mast more than 600 mm (24 in.) above the roof line or if the service drop is greater than 100’ in length from the pole or support. Masts for support of other than service drops shall comply with this requirement as well. (6) Intermediate support masts shall be installed in an approved manner with methods identical or equal to those required for service masts. (7) For altered services, where it is impractical to install U bolt mast sup- ports due to interior walls remaining closed, it may be permissible to use other alternate mast support meth- ods such as heavy gauge, galva- nized, electrical channel material that is secured to two (2) or more wooden studs with 5/16” diameter or larger galvanized lag bolts. (8) Conductors shall extend a mini- mum of 450 mm (18 in.) from all mastheads to permit connection to the connecting overhead wiring. FPN: See WAC 296-46B-230(5) Drawings E-101 through E-103. FPN: WAC 296-46B-230(5) 18. NEC Article 230.43 Amended: NEC Article 230.43 is amended by adding the fol- lowing text to the end of Article 230.43, to read as follows: Wiring methods for service conductors not exceeding 600 volts, nominal, within a building or structure is limited to the fol- lowing methods: (3) Rigid metal conduit; (4) Intermediate metal conduit; (8) Wire- ways; (9) Busways; (10) Auxiliary gutters; (11) Rigid nonmetallic conduit; (12) Ca- blebus; or (14) Mineral-insulated, metal- sheathed cable (type MI). FPN: WAC 296-46B-230(8) Exception: With the approval of the Build- ing Official existing electrical metallic tub- ing used for service entrance conductors may be permitted to remain, provided it meets all of the following conditions: 4-5-040D 5 - 2.11 (Revised 4/04) a. It was installed prior to October 1984 b. It is properly grounded c. The conduit is installed in a non- accessible location d. It is the proper size for the in- stalled conductors FPN: WAC 296-46B-230(9) 19. NEC Article 230.70(A)(1) Amended: NEC Article 230.70(A)(1) is amended by add- ing new subsections (a) and (b), to read as follows: (a) Outside Location: The service dis- connect means shall be installed on the building or structure it serves. The ser- vice disconnection means shall be la- beled with a plate with 1/2 inch letters providing the following information: (i) The building or structure served; and (ii) Its function as the building or structure main service disconnect(s). FPN: WAC 296-46B-230(13) (b) Inside Location: Where the service disconnect is installed inside the building or structure, it shall be located so that the service raceway extends no more than 15 feet inside the building or structure served. Service disconnecting means, panel boards, subpanels and similar electrical equipment shall be adequately illuminated. FPN: WAC 296-46B-230(11) 20. NEC Article 230.70(A)(2) Amended: NEC Article 230.70(A)(2) is amended to read as follows: (2) Bathrooms. Service disconnection means, panel boards, subpanels and similar electrical equipment shall not be installed in bathrooms, clothes closets, or shower rooms. FPN: WAC 296-46B-230(11) 21. NEC Article 230.90(A), Exception No. 3, Amended: NEC Article 230.90(A), Excep- tion No. 3, is amended by adding new text to the end of Exception No. 3, to read as follows: Where the service conductors have a lesser ampacity than the overcurrent pro- tection or the equipment rating that they terminate in or on, an identification plate showing the ampacity of the conductors must be installed on the service equip- ment. FPN: WAC 296-46B-230(7) 22. Reserved. 23. NEC Article 230.95 Amended: NEC Article 230.95 is amended by adding a new paragraph following the first paragraph, to read as follows: Equipment ground fault protection sys- tems shall be performance tested prior to being placed into service to verify proper installation and operation of the system as determined by the manufacturer’s published instructions. This test or a sub- sequent test shall include all system feeders. A firm having qualified person- nel and proper equipment must perform the tests required. A copy of the manu- facturer’s performance testing instruc- tions and a written performance acceptance test record signed by the per- son performing the test must be provided for the inspector’s records at the time of inspection. The performance acceptance test record shall include test details in- cluding, but not limited to all trip settings and measurements taken during the test. The equipment being tested shall be la- beled identifying the date of the test, the firm performing the test, and all settings for the equipment tested. FPN: WAC 296-46B-230(14) 24. NEC Article 230.202(B) Amended: NEC Article 230.202(B) is amended by add- ing new text to the end of subsection (B), to read as follows: Wiring methods for service conductors exceeding 600 volts, nominal, within a building or structure is limited to the fol- 4-5-040D (Revised 4/04)5 - 2.12 lowing methods: Rigid metal conduit; In- termediate metal conduit; Busways; Schedule 80 rigid nonmetallic conduit; Cablebus; metal-clad cable that is ex- posed for its entire length. FPN: WAC 296-46B-230(15) 25. NEC Article 250.32(B)(2) Deleted: NEC Article 250.32(B)(2) is hereby deleted. FPN: WAC 296-46B-250(1) 26. NEC Article 250.50 Amended: NEC Article 250.50 is amended by adding a new subsection (1), to read as follows: (1) At each new building or structure served a concrete-encased grounding electrode consisting of at least 6.0 m (20 ft.) of bare copper conductor sized per Table 250.66, but not smaller than #4 AWG meeting the requirements of Article 250.52(A)(3) shall be required as part of the grounding electrode system. Other electrodes of bare or zinc-coated steel reinforcing bars or rods meeting the re- quirements of 250.52(A)(3) may be used if approved by the Building Official prior to installation. All electrodes shall be in- spected prior to covering, concealing or the placing of concrete. Exception: Job site construction trailers, mobile homes and manufactured homes, when not installed on a permanent foun- dation. 27. NEC Article 250.56 Amended: a. NEC Article 250.56 is amended by changing the last sentence, to read as follows: Where multiple rod, pipe, or plate elec- trodes are installed to meet requirements of this section, they shall not be less than 4.9 m (16 ft) apart. b. NEC Article 250.56 is amended by adding a new exception, to read as fol- lows: Exception: Temporary power services of 100 amperes or less. 28. NEC Article 250.104(A) Amended: NEC Article 250.104(A) is amended by add- ing new text to the end of the first paragraph, to read as follows: Hot and cold metal water piping systems are not required to be bonded together if, at the time of inspection, the inspector can determine the metal water piping systems are mechanically and electri- cally joined by one (1) or more metallic mixing valves. Metallic stubs or valves used in nonmetallic plumbing systems are not required to be bonded to the elec- trical system unless required by the equipment manufacturer’s instructions. FPN: WAC 296-46B-250(5) and WAC 296-46B-250(4) 29. NEC Article 250.184(A) Amended: NEC Article 250.184(A) is amended by add- ing new subsections (1) and (2), to read as follows: (1) Existing Installations (a) The use of a concentric shield will be allowed for use as a neutral conductor for extension, replace- ment, or repair, if all of the following are complied with: (i) The existing system uses the concentric shield as a neutral conductor; (ii) Each individual conductor contains a separate concentric shield sized to no less than 33 1/2% of the ampacity of the phase conductor for 3-phase systems or 100% of the ampacity of the phase conductor for sin- gle-phase systems; (iii) The new or replacement cable’s concentric shield is en- closed inside an outer insulating jacket; and (iv) Existing cable (i.e. existing cable installed directly in the cir- cuit between the work and the circuit’s overcurrent device) suc- 4-5-040D 5 - 2.13 (Revised 4/04) cessfully passes the following tests: (1) A cable maintenance high potential dielectric test. The test must be performed in accor- dance with the cable manufac- turer’s instruction or the 2001 NETA maintenance test specifi- cations; and (2) A resistance test of the ca- ble shield. Resistance must be based on the type, size, and length of the conductor used as the cable shield using the con- ductor properties described in NEC Table 8 Conductor Proper- ties. An electrical engineer must provide a specific certification to the Building Official or designated representative in writing that the test results of the maintenance high potential dielectric test and the resistance test have been reviewed by the electrical engi- neer and that the cable shield is ap- propriate for the installation. The electrical engineer must stamp the certification document with the engi- neer’s stamp and signature. The document may be in the form of a let- ter or electrical plans. Testing results are valid for a period of seven (7) years from the date of testing. Cable will not be required to be tested at a shorter interval. (b) A concentric shield used as a neutral conductor in a multi- grounded system fulfills the require- ments of an equipment grounding conductor. FPN: WAC 296-46B-250(5) (2) New Installations (a) New installations shall not in- clude extensions of existing circuits. (b) The use of the concentric shield will not be allowed for use as a neu- tral conductor for new installations. A listed separate neutral conductor meeting the requirements of NEC 250.184(A) must be installed. FPN: WAC 296-46B-250(5) 30. NEC Article 250.184(B) Amended: NEC Article 250.184(B) is amended to read as follows: The neutral of a solidly grounded neutral system may be grounded at more than one point. (1) Multiple grounding is permitted at the following locations: (a) Services; (b) Underground circuits where the neutral is exposed; and (c) Overhead circuits installed outdoors. (2) Multiple grounding is not al- lowed: (a) For new systems where sin- glepoint and multigrounded cir- cuits form a single system (e.g. where a singlepoint circuit is de- rived from a multigrounded cir- cuit); or (b) In new single phase (i.e. single phase to ground) installa- tions. FPN: WAC 296-46B-250(6) 31. NEC Article 250.184(D) Amended: NEC Article 250.184(D) is amended to read as follows: Where a multigrounded neutral system is used, the following will apply for new bal- anced phase to phase circuits and exten- sions, additions, replacements; and repairs to all existing systems of 1 kV and over: (1) For existing systems: (a) The cable’s concentric shield must be used as the neu- 4-5-040D (Revised 4/04)5 - 2.14 tral and all the requirements for neutral conductors described in WAC 296-46B-250(6)(a) must be met; or (b) The cable’s concentric shield must be effectively grounded to a separate bare copper neutral conductor at all locations where the shield is ex- posed to personnel contact. (2) For new systems: A separate copper neutral must be installed and the cable’s concentric shield is effectively grounded to the separate neutral at all locations where the shield is exposed to per- sonnel contact. (3) In addition to (1) and (2) of this subsection, the following is required: (a) A minimum of 2 made elec- trodes, separated by at least 6’, must be installed at each existing and new transformer and switch- ing/overcurrent location and con- nected to the neutral conductor at that location; (b) At least 1 grounding elec- trode must be installed and con- nected to the multigrounded neutral every 400m (1,300 ft.). The maximum distance between adjacent electrodes must not be more than 400m (1,300 ft.); (c) In a multigrounded shielded cable system, the shielding must be grounded at each cable joint that is exposed to personnel con- tact; (d) All exposed noncurrent car- rying metal parts (e.g. mounting brackets, manhole covers, equipment enclosures, etc.) must be effectively grounded to the neutral conductor; and (e) An electrical engineer must provide a specific certification to the electrical plan review super- visor in writing that the design of the multiple grounding installa- tion has been reviewed by the electrical engineer and the de- sign is in accordance with the re- quirements of chapter 19.28 RCW, this chapter, and normal standards of care. The electrical engineer must stamp the certifi- cation document with the engi- neer’s stamp and signature. The document may be in the form of a letter or electrical plans. FPN: WAC 296-46B-250(7) 32. NEC Article 300.4(B)(1) Amended: NEC Article 300.4(B)(1) is amended by add- ing new text to the end, to read as follows: The bushings or grommets used to pro- tect the cable must of a two piece inter- locking type. 33. NEC Article 300.11(A) Amended: NEC Article 300.11(A) is amended by adding new text to the end, to read as follows: Where permitted by the Building Official, raceways, cables, or boxes may be sup- ported by wires independent of the ceil- ing support system under the following conditions: (i) The support wires must be inde- pendent of the ceiling support sys- tems and be capable of securing and supporting the raceways, cables or boxes without reducing the integrity of the suspended ceiling system; (ii) The independent support wires shall be a minimum #12 AWG and adequate to carry the weight and are securely fastened to the building structure and to the ceiling grid; (iii) Raceways and/or cables are not larger than 3/4” trade size; (iv) No more than two (2) raceways or cables may be supported by an in- dependent support wires and are se- cured to the support wires by fittings designed and manufactured for the purpose; 4-5-040D 5 - 2.15 (Revised 4/04) (v) Where support wires are in- stalled exclusively for telecommuni- cations cables, Class 2, or Class 3 cables the maximum number of ca- bles allowed shall not be more than 1-1/2 inch diameter when bundled to- gether. FPN: WAC 296-46B-300(5) 34. NEC Article 310.12 Amended: NEC Article 310.12 is amended by adding a new subsection (D), to read as follows: (D) Each cable operating at over 600 volts and installed on customer owned systems must be legibly marked in a per- manent manner at each termination point and at each point the cable is accessible. The required marking must use phase designation, operating voltage, and cir- cuit number if applicable. FPN: WAC 296-46B-110(7) 35. NEC Article 314.15 Amended: NEC Article 314.15 is amended by adding a new subsection (C), to read as follows: (C) Single conductors, cables, taps, or splices installed in open bottom junction boxes or handholes shall be suitable for direct burial. Open bottom junction boxes manufactured specifically for electrical use shall be permitted to be used as an electrical junction box to enclose single conductors, cables, taps, or splices rated for wet locations, under the following con- ditions: (1) In vehicular traffic areas the box shall be rated for not less than HS-20 loading required under the latest edi- tion of the American Association of State Highway and Transportation Officials (AASHTO) publication enti- tled “Standard Specifications for Highway Bridges.” Covers shall be provided with a bolted, hinged, or slide-on lid embossed with the identi- fication “ELECTRIC” or “ELECTRI- CAL.” (2) In incidental vehicular traffic ar- eas (e.g., parks, sports fields, side- walks, grass lawns, etc.) the box shall be rated for not less than HS-10 loading. Covers shall be provided with a bolted, hinged, or slide-on lid embossed with the identification “ELECTRIC” or “ELECTRICAL.” (3) In non-vehicular traffic areas (e.g. flowerbeds, patio decks, etc.) the box shall be designed and ap- proved for the purpose. Covers shall be provided with a lid embossed with the identification “ELECTRIC” or “ELECTRICAL.” (4) All conductors must be installed in approved electrical raceways that enter vertically from the open bottom of the enclosure. These raceways must be fitted with a bushing, termi- nal fitting, or seal incorporating the physical protection characteristics of a bushing, and project not less than 5 cm (2”) above the bottom surface material. The bottom surface mate- rial must be pea gravel or sand a minimum of 5 cm (2”) thick or more if required by the box manufacturer. FPN: WAC 296-46B-314(1) 36. NEC Article 314.29 Amended: NEC Article 314.29 is amended by adding new text to the end of the first paragraph, to read as follows: Boxes and conduit bodies shall not be covered with insulation material and shall remain visible and outside of or above the insulation material. FPN: WAC 296-46B-314(2) 37. NEC Article 334.10(3) and (4) Amended: NEC Articles 334.10(3) and (4) are hereby deleted. 38. NEC Article 334.12(A) Amended: NEC Article 334.12(A) is amended by adding new subsections (11) and (12), to read as fol- lows: (11) In Type I or Type II non-combusti- ble construction as defined by the Build- ing Official. 4-5-040D (Revised 4/04)5 - 2.16 (12) In any non-residential occupancy as defined by the Building Official. 39. NEC Article 358.12 Amended: NEC Article 358.12 is amended by adding a new subsection (7), to read as follows: (7) Installed in direct contact with the earth or in concrete on or below grade. FPN: WAC 296-46B-358 40. NEC Article 394.12(5) Amended: NEC Article 394.12(5) is amended by adding a new exception, to read as follows: Exception: In hollow spaces containing existing knob-and-tube wiring may be al- lowed to remain provided that all of the following conditions are met: (i) The wiring shall be surveyed by an appropriately licensed electrical contractor who must certify in writing to the Building Official that the wiring is in good condition with no evidence of improper overcurrent protection, conductor insulation failure or deteri- oration, and with no improper con- nections or splices. The Electrical Inspector must inspect all repairs, al- terations, or extensions to the electri- cal system; (ii) The insulation shall meet Class I specifications as identified in the Uniform Building Code, with a flame spread factor of 25 or less as tested using ASTM E84-81a. Foam insula- tion may not be used with knob-and- tube wiring; (iii) All knob-and-tube circuits shall have overcurrent protection in com- pliance with NEC Table 310.16, 60 degree centigrade, Column C. Over- current protection shall be circuit breakers or Type S fuses. FPN: WAC 296-46B-394 41. NEC Article 410.30(C)(1) Amended: NEC Article 410.30(C)(1) is amended by add- ing a new subsection (3), to read as follows: (3) The flexible cord connection must comply with the following: (1) Connection to a suspended pendant box must utilize an integral threaded hub; (2) The length of the cord for a sus- pended pendant drop from a perma- nently installed junction box to a suitable tension take-up device must not exceed 1.8m (6 ft); (3) The flexible cord must be sup- ported at each end with an approved cord grip or strain relief connector fit- ting/device that will eliminate all stress on the conductor connections; (4) The flexible cord must be a min- imum #14 AWG copper; (5) The flexible cord ampacity must be determined in NEC Table 400.5(A) column A; (6) The flexible cord must be hard or extra hard usage; and (7) A vertical flexible cord supplying electric discharge luminaires must be secured to the luminaire support as per NEC 334.30(A). FPN: WAC 296-46B-410(2) 42. NEC Article 422.10(A) Amended: NEC Article 422.10(A) is amended by adding new text to the end, to read as follows: Water heaters with a rated circuit load in excess of 3,500 watts at 208 or 240 volts shall be provided with branch circuit con- ductors not smaller than #10 AWG cop- per or equal. Overcurrent protection shall comply with NEC 422.11(E). FPN: WAC 296-46B-422 43. NEC Article 450.27 Amended: NEC Article 450.27 is amended by adding new text following the last paragraph, to read as fol- lows: 4-5-040D 5 - 2.17 (Revised 4/04) Oil-Insulated transformers located adja- cent to building(s) or structures shall comply with the following: (1) Transformers shall not be lo- cated closer than 2.5 m (8 ft) to any part of a building or structure con- structed of combustible material in- cluding any eaves, overhangs or decks; (2) Transformers shall not be lo- cated closer than 900 mm (2 ft) to any part of a building or structure constructed of non-combustible ma- terial including any eaves, overhangs or decks and must be outside a line extended vertically from the ends of the eaves, overhangs or rooflines of the building or structure; (3) Transformers shall not be lo- cated closer than 2.5 m (8 ft) to any part of doors, windows, stairways, ventilation openings, other types of openings of all buildings or struc- tures; (4) Transformers shall be located such that any oil leaking from the transformer will flow away from the building or structure and will not pool; and (5) Transformers located in areas subject to vehicular traffic shall be provided with adequate guarding. (6) Enclosures for total under- ground oil filled transformers shall not be located closer than 2.5 m (8 ft.) to any part of a doorway, window, stairway or fire escape. Adequate space must be maintained above the enclosure so that a boom may be used to lift the transformer from the enclosure. FPN: WAC 296-46B-450(1) see also WAC 296-46B-450 Figures 450-1 and 450-2 44. NEC Article 514.11(A) Amended: NEC Article 514.11(A) is amended by adding new text following the last paragraph, to read as follows: The disconnecting means shall discon- nect all conductors of the circuit supply- ing all station dispensers and or pumps (including the grounded conductor) si- multaneously from the source(s) of sup- ply. FPN: WAC 296-46B-514(2) For multi-circuit installations, an electri- cally held normally open contactor oper- ated by a push-button or other suitable device may serve as the disconnecting means. The push button or disconnecting device shall not function as the resetting mechanism for the electrically held con- tactor. The resetting means shall meet the following: (1) Located at least 4.5 m (15 ft) or out of sight of the pushbutton; and (2) Protected by a suitable cover or guard; and (3) Identified with an approved identification plate that is substantial black in color. FPN: WAC 296-46B-514(4) The disconnecting means shall be la- beled with an identification plate, with let- ters at least 1” high, as the emergency disconnecting means. The disconnecting means or operator must be: (1) Substantially red in color; and (2) For attended facilities – Must be readily accessible and must be lo- cated outdoors and within sight of the pump or dispensing equipment it controls; or (3) For unattended facilities – must be readily accessible and must be lo- cated within sight, but at least 20’ from the pump or dispensing equip- ment it controls. FPN: WAC 296-46B-514(5) 4-5-040D (Revised 4/04)5 - 2.18 45. NEC Article 517.31 Amended: NEC Article 517.31 is amended by adding new text following the last paragraph, to read as fol- lows: In health care facilities, the following methods must be used to determine ade- quate capacity and ratings of equipment providing electrical power for the essen- tial electrical systems. (1) Systems in new facilities: (a) Emergency system: The emergency branch must consist of two (2) branches known as: (i) Life safety system: The feeder conductors and equip- ment used to supply electrical power to the life safety branch must be determined by summa- tion of the connected loads as determined by article 220 NEC and may not be subjected to any reduction due to the diversity of the loads. Feeder and equipment will be subject to a 125% multi- plier for continuous loads in ac- cordance with article 220 NEC. (ii) Critical branch system: The feeder conductors and equip- ment must be calculated in ac- cordance with article 220 NEC, including a level of diversity as determined by such article. (b) Equipment branch: The feeder conductors and equip- ment used to supply electrical power to the equipment branch of the essential electrical system must be calculated in accor- dance with article 220 NEC, in- cluding a level of diversity as determined by such article. (c) Generator sizing: The rating of the generator(s) supplying electrical power to the essential system of a health care facility must meet or exceed the sum- mation of the loads determined in (a) and (b) of this subsection with no additional demand fac- tors applied. Momentary X-ray loads may be ignored if the gen- erator is rated at least 300% of the largest momentary X-ray load connected. FPN: WAC 296-46B-517(1) (2) Existing essential systems in fa- cilities to which additional load is to be added: (a) Existing loads: The existing loads of the separate branches of the essential electrical system may be determined by NEC Arti- cle 220.35(1). (b) Added loads: Added loads to the separate branches of the essential electrical system must be determined by subsection(s) of this section. (c) Generator sizing: The rating of the generator(s) supplying electrical power to the essential electrical system must meet or exceed the summation of the loads determined by (a) and (b) of this subsection with no addi- tional demand factors applied. FPN: WAC 296-46B-517(2) 46. NEC Article 520.44 Deleted: The NEC Article 520.44 table is deleted and all refer- ences to Table 520.44 in NEC Article 520 are deleted. The ampacity of conductors shall be determined as provided in NEC Article 400. FPN: WAC 296-46B-520(2) 47. NEC Article 527.4(G) Amended: NEC Article 527.4(G) is amended by changing the first sentence to read as follows: On construction sites, a box shall not be required for splices or junction connec- tions where splices of conductors are less than 2.5 m (8 ft) from grade or floor level or where subject to contact from personnel. FPN: WAC 296-46B-527(2) 4-5-040D 5 - 2.19 (Revised 4/04) 48. NEC Article 553.4 Amended: NEC Ar- ticle 553.4 is amended to read as follows: The service equipment for floating build- ings and similar facilities shall have a readily accessible service rated discon- nect be located on the shoreline within sight of the shoreline connection of the dock, wharf or similar structure to which the floating building or similar facility is moored. FPN: WAC 296-46B-553(1) 49. NEC Article 553.6 Amended: NEC Ar- ticle 553.6 is amended by adding new text fol- lowing the first paragraph, to read as follows: Floating buildings or similar facilities shall have a disconnecting means located within sight of each floating building or similar facility. The disconnecting means shall be installed adjacent to but not in or on, the floating building or similar facility. FPN: WAC 296-46B-553(2) 50. NEC Article 553.7(B) Amended: NEC Article 553.7(B) is amended by adding new text following the first paragraph, to read as follows: Where flexible cables or cords are used they shall comply with Article 555.13(2). Conductors operating in excess of 600 volts, nominal, shall not be installed on floating portions of a floating building or similar facility. FPN: WAC 296-46B-553(3) and (4) 51. NEC Article 555.1 Amended: NEC Ar- ticle 555.1 is amended by changing the last paragraph to read as follows: Private, non-commercial docking facili- ties constructed or occupied for the use of the owner or residence of the associ- ated single family dwelling are covered by this article. FPN: WAC 296-46B-555(1) 52. NEC Article 555.5 Amended: NEC Ar- ticle 555.5 is amended to read as follows: Transformers and enclosures shall be specifically approved for the intended lo- cation. The bottom of enclosures for transformers shall be located a minimum of 12” above the deck of a dock. FPN: WAC 296-46B-555(2) 53. NEC Article 555.7 Amended: NEC Ar- ticle 555.7 is amended to read as follows: The service equipment for floating docks or marinas shall be located adjacent to and within sight but not on or in, the float- ing structure. FPN: WAC 296-46B-555(3) 54. NEC Article 555.9 Amended: NEC Ar- ticle 555.9 is amended by adding a new ex- ception, to read as follows: Exception: Connections approved for wet locations. FPN: WAC 296-46B-555(4) 55. NEC Article 555.10(B) Amended: NEC Article 555.10(B) is amended by adding new text following the first sentence of sub- section (B), to read as follows: All enclosures must be corrosion resis- tant, gasketed enclosures must be ar- ranged with a weep hole to discharge condensation. FPN: WAC 296-46B-555(6) 56. NEC Article 555.13(B)(1) Amended: NEC Article 555.13(B)(1) is amended by changing the first paragraph to read as fol- lows: (1) Overhead Wiring. Overhead wiring shall be installed to avoid possible con- tact with masts and other parts of boats being moored, stored, serviced or moved. FPN: WAC 296-46B-555(7) 57. NEC Article 555.19 Amended: NEC Article 555.19 is amended by adding new text following the first sentence, to read as fol- lows: 4-5-040D (Revised 4/04)5 - 2.20 Shore Power Receptacles that provide shore power for boats must be rated not less than 20 amperes and must be single outlet type and must be of the locking and grounding type or pin and sleeve type. FPN: WAC 296-46B-555(8) 58. NEC Article 555.21 Amended: NEC Article 555.21 is amended by adding new text following the first sentence, to read as fol- lows: (A) Boundary classifications. (1) Class I, Division 1. The area un- der the dispensing unit is a Class I, Division 1 location. If a dock has one or more voids, pits, vaults, boxes, de- pressions, or similar spaces where flammable liquid or vapor can accu- mulate below the dock surface and within 20’ horizontally of the dispens- ing unit, then the area below the top of the dock and within 20’ horizontally of the dispensing unit is a Class I, Di- vision 1 location. FPN: WAC 296-46B Figure 555-1 (2) Class I Division 2. The area 18” above the water line and within 20’ horizontally of the dispensing unit is a Class I, Division 2 location. If a dock has one or more voids, pits, vaults, boxes depressions, or similar spaces where flammable liquid or vapor can accumulate below the dock surface and within 20’ horizontally of the dis- pensing unit, then the area to 18” above the top and adjacent to the sides of the dock and within 20’ hori- zontally of the dispensing unit is a Class I, Division 2 location. FPN: WAC 296-46B Figure 555-2 FPN: WAC 296-46B-555(9) (B) Portable power cable. Portable power cable will be allowed as a perma- nent wiring method in Class I, Division 2 locations when protected from physical damage. FPN: WAC 296-46B-555(9)(b) 59. NEC Article 600.3 Amended: NEC Ar- ticle 600.3 is amended by adding new text fol- lowing the first paragraph, to read as follows: Electric signs within the scope of Under- writers Laboratories Standards for Elec- tric Signs UL 48 shall be listed. Electric signs not covered under the Standards for Electric Signs UL 48 shall be required to be installed in conformance with this Code or be field evaluated by an accred- ited electrical products testing laboratory. FPN: WAC 296-46B-600(1) and (7) 60. NEC Article 600.10(C) Amended: NEC Article 600.10(C) is amended by adding new text following the first sentence, to read as follows: Each portable or mobile sign shall have a receptacle outlet, which complies with 406.8(B), installed within 1.8 m (6 ft) of the sign. FPN: WAC 296-46B-600(5) 61. NEC Article 600.10 Amended: NEC Article 600.10 is amended by adding a new subsection (E), to read as follows: (E) Supply. Extension cords shall not be permitted to supply portable or mobile signs. FPN: WAC 296-46B-600(6) 62. NEC Article 600.21 Amended: NEC Article 600.21 is amended by adding a new subsection (G), to read as follows: (G) Outside Awnings. Luminaires in- stalled in outdoor awnings shall be of a type that is suitable for wet locations and be connected by a wiring method suitable for wet locations. Fluorescent luminaires shall be installed so that no part of the lu- minaire is located closer that 6” to the aw- ning fabric. Incandescent luminaires shall be installed so that no part of the lumi- naire is located closer than 18” to the aw- ning fabric. Luminaires installed in outside awnings shall be controlled by a 4-5-040D 5 - 2.21 (Revised 4/04) disconnect installed in conformance with 600.6. FPN: WAC 296-46B-600(2) and (3) 63. NEC Article 600.30 Amended: NEC Article 600.30 is amended to read as follows: Applicability. Part II of this article shall ap- ply to all field-installed skeleton tubing and neon circuit conductors. These re- quirements are in addition to the require- ments in Part I. FPN: WAC 296-46B-600(8) 64. NEC Article 680.4 Amended: NEC Ar- ticle 680.4 is amended by adding new text fol- lowing the first paragraph, to read as follows: Electrical components, which have failed and require replacement, shall be re- placed with identical products unless the replacement part is no longer available; in which case, a like-in-kind product may be substituted provided the mechanical and grounding integrity of the equipment is maintained. FPN: WAC 296-46B-680(8) 65. NEC Article 680.12 Amended: NEC Article 680.12 is amended by adding a new subsection (A), to read as follows: (A) Location. The maintenance discon- nect for a swimming pool, hot tub, spa, or swim spa shall not be located closer than 5’ from the inside wall of the pool, hot tub, spa, or swim spa. FPN: WAC 296-46B-680(4) 66. NEC Article 680 Amended: NEC Arti- cle 680 is amended by adding a new Section, 680.13, to read as follows: 680.13 Field Installed Equipment. Field installed electrical equipment for a swim- ming pool, hot tub, spa or swim spa shall not be located closer than 5’ from inside wall of the swimming pool, hot tub, spa or swim spa. The 5’ separation may be re- duced by the installation of a permanent barrier, such as a solid wall, fixed glass windows or doors, etc. The 5’ separation shall be determined by the shortest path or route that a cord can travel from the spa, hot tub, swim spa, or swimming pool to the equipment. Field installed electrical equipment must meet the following additional require- ments: (1) Heaters are listed as a “swim- ming pool heater or a spa heater”; (2) Pumps are listed as a “swim- ming pool pump” or “spa pump” or “swimming pool/spa pump”; (3) Other equipment such as panel- boards, conduit, and wire are suit- able for the environment and comply with the applicable codes. (4) The field assembly or installa- tion of “recognized components” shall not be permitted. FPN: WAC 296-46B-680(4) 67. NEC Article 680.40 Amended: NEC Article 680.40 is amended by adding new subsections (A) and (B), to read as follows: (A) Modular, Self-Contained Spa or Hot Tubs. Equipment assemblies for self- contained spas or hot tubs shall be in- stalled within 1.5 m (5 ft.) from the inside wall of the spa or hot tub. Equipment as- semblies shall be listed or field evaluated as a unit with the spa or hot tub FPN: WAC 296-46B-680(1) (B) Packaged Spa or Hot Tub Equip- ment Assemblies. Equipment assem- blies (skid pack) pre-packaged by a factory shall not be installed closer than 1.5 m (5 ft.) from the inside wall of the spa or hot tub and shall be listed as a pack- age unit. FPN: WAC 296-46B-680(2) 68. NEC Article 680.70 Amended: NEC Article 680.70 is amended by adding new text following the first paragraph, to read as fol- lows: 4-5-040D (Revised 4/04)5 - 2.22 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) 4-5-040D 5 - 2.23 (Revised 4/04) 71. Figures and Drawings: a. WAC 296-46B-230 Drawing E-101 4-5-040D (Revised 4/04)5 - 2.24 b. WAC 296-46B-230 Drawing E-102 4-5-040D 5 - 3 (Revised 7/04) c. WAC 296-46B-230 Drawing E-103 4-5-050A (Revised 7/04)5 - 4 d. Figure 450-1 and 450-2 from WAC 296-46B (Ord. 5063, 2-23-2004) 4-5-050 INTERNATIONAL BUILDING CODE: A. ADOPTION: The “International Building Code,” 2003 Edition, as published by the “International Code Council, Inc.” as amended by chapter 51-40 WAC is hereby adopted by reference. B. APPLICABILITY: It shall be unlawful for any person, firm or corpo- ration to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building or structure in the city, or cause or permit the same to be done, contrary to or in violation of any of the provisions of this Code. C. STATE AMENDMENTS TO THE INTERNATIONAL BUILDING CODE: The International Building Code, 2003 Edition, as amended by chapter 51-40 WAC, is hereby adopted by reference and as an amendment to ApprovedTransformerArea Combustible Building Surface 8 ft. 8 ft. Figure 450-1 2 ft. 2 ft. ApprovedTransformerArea Figure 450-2 Non- Building Surface Combustible 4-5-050D 5 - 5 (Revised 12/05) the International Building Code and shall super- sede conflicting sections of the International Building Code. D. CITY AMENDMENTS TO THE INTERNATIONAL BUILDING CODE: 1. Dangerous Buildings: Section 115 of the International Building Code (relating to Dangerous Buildings) is hereby repealed and in its place the City has adopted RMC 4-5-060 and 4-9-050, Abatement of Danger- ous Buildings. 2. Violations and Penalties: Section 113 of the International Building Code (relating to Violations and Penalties) is hereby amended by substituting in its stead the following lan- guage: Unless otherwise specified, violations of this Section are misdemeanors subject to RMC 1-3-1. (Ord. 5159, 10-17-2005) 3. Liability Claims: Section 104.8 of the In- ternational Building Code (relating to Liability Claims) is hereby amended by substituting in its stead RMC 4-1-090, Liability. 4. Appeals Board: The Appeals Board for purposes of Section 112 of the International Building Code shall be the Planning/Building/ Public Works Administrator or his/her desig- nee. (Ord. 5157, 9-26-2005) 5. Off-Site Improvements: Section 105.3 of the International Building Code (relating to Installation of Off-Site Improvements) is hereby amended by substituting in its stead RMC 4-4-030D, Off-Site Improvements. 6. Standpipe Requirements: Section 905.3 of the International Building Code is amended to read as follows: a. 905.3.1, Building Height: Class III standpipe systems shall be installed throughout a building where the floor level of the highest story is located more than 20 feet above the lowest level of the fire department vehicle access, or where the floor level of the lowest story is lo- cated more than 20 feet below the high- est level of fire department vehicle access. Exceptions: (1) Class I standpipes are allowed in buildings equipped throughout with an automatic sprinkler system in accordance with section 903.3.1.1 or 903.3.1.2. (2) Class I manual standpipes are allowed in open parking garages where the highest floor is located not more than 150 feet above the lowest level of fire department vehicle ac- cess. (3) Class I manual dry standpipes are allowed in open parking garages that are subject to freezing tempera- tures, provided that the hose connec- tions are located as required for Class II standpipes in accordance with Section 905.5. (4) Class I standpipes are allowed in basements equipped throughout with an automatic sprinkler system. (5) Group R-3 does not require standpipes. b. 905.3.7, High Rise Building Stand- pipes: Standpipe risers shall be combi- nation standpipe/sprinkler risers using a minimum pipe size of 6 in. Two 2-1/2 in. hose connections shall be provided on every intermediate floor level landing in every required stairway unless otherwise approved by the fire code official. Where pressure reduction valves (PRV) are re- quired, each hose connection shall be provided with its own PRV. The system shall be designed to provide a minimum flow of 300 gpm at a minimum pressure of 150 psi (maximum 200 psi) at each standpipe connection, in addition to the flow and pressure requirements con- tained in NFPA 14. 7. Dry Standpipes: Section 905.8 of the In- ternational Building Code is amended to read as follows: Dry standpipe when approved by the fire code official are acceptable in other than high-rise buildings. 4-5-050E (Revised 12/05)5 - 6 E. CITY AMENDMENTS TO THE IBC RELATING TO SPRINKLER REQUIREMENTS: 1. Chapter 9: The following sections of chapter 9 of the 2003 International Building Code are amended to read as follows: a. Section 903.2, Where required. Ap- proved automatic sprinkler systems in new buildings and structures shall be provided in the locations described in this Section. All newly constructed buildings with a gross square footage of 12,000 or greater square feet, regardless of type of use as well as zero lot line townhouses within an aggregate area of all connected townhouses equaling 12,000 square feet or greater square feet must be sprin- klered. Additions to existing buildings which would result in a gross floor area greater than 12,000 square feet must be retrofitted with an automatic sprinkler system. Exception: One time additions to Group R-3 occupancies of up to 500 square feet are permitted without compliance with this Section. b. Section 903.2.1.1, Group A-1. An automatic sprinkler system shall be pro- vided for Group A-1 occupancies where one of the following conditions exists: (1) The gross floor area exceeds 12,000 square feet; (2) The fire area has an occupant load of 300 or more; (3) The fire area is located on a floor other than the level of exit dis- charge; or (4) The fire area contains a multi theater complex. c. Section 903.2.1.2, Group A-2. An automatic sprinkler system shall be pro- vided for Group A-2 occupancies where one of the following conditions exists: (1) The gross floor area exceeds 5,000 square feet; (2) The fire area has an occupant load of 100 or more; or (3) The fire area is located on a floor other than the level of exit dis- charge. d. Section 903.2.1.3, Group A-3. An automatic sprinkler system shall be pro- vided for Group A-3 occupancies where one of the following conditions exists: (1) The gross floor area exceeds 12,000 square feet; (2) The fire area has an occupant load of 300 or more; or (3) The fire area is located on a floor other than the level of exit dis- charge. Exception: Areas used exclu- sively as participant sports areas where the main floor area is lo- cated at the same level as the level of exit discharge of the main entrance and exit. e. Section 903.2.1.4, Group A-4. An automatic sprinkler system shall be pro- vided for Group A-4 occupancies where one of the following conditions exists: (1) The gross floor area exceeds 12,000 square feet; (2) The fire area has an occupant load of 300 or more; or (3) The fire area is located on a floor other than the level of exit dis- charge. Exception: Areas used exclu- sively as participant sports areas where the main floor area is lo- cated at the same level as the level of exit discharge of the main entrance and exit. f. Section 903.2.2, Group E. An auto- matic sprinkler system shall be provided 4-5-050E 5 - 7 (Revised 12/05) for Group E occupancies where the gross floor area exceeds 12,000 square feet. EXCEPTIONS: (1) Portable school classrooms, provided aggregate area of clusters of portable school classrooms does not exceed 5,000 square feet; and clusters of portable school class- rooms shall be separated as required in Chapter 5 of the building code. (2) Basements: An automatic sprinkler system shall be installed in basements classified as a Group E Occupancy when the basement is larger than fifteen hundred (1,500) square feet in floor area. When not required by other provi- sions of this chapter, a fire-extin- guishing system installed in accordance with NFPA-13 may be used for increases and substitutions allowed in Section 504.2, 506.3, and Table 601 of the building code. (3) Throughout all newly con- structed Group E Occupancies hav- ing an occupant load of 50 or more for more than 12 hours per week or four hours in any one day. A mini- mum water supply meeting the re- quirements of NFPA 13 shall be provided. (4) Stairs: An automatic sprinkler system shall be installed in enclosed usable space below or over a stair- way in Group E Occupancies. g. Section 903.2.3, Group B, F, H and S Occupancies. An automatic sprinkler system shall be provided throughout all buildings containing a Group B, F, H or S occupancy with over twelve thousand (12,000) square feet of gross floor area. h. Section 903.2.6, Group M. An auto- matic sprinkler system shall be provided throughout buildings containing a Group M occupancy where one of the following conditions exists: (1) Where a Group M gross floor area exceeds 12,000 square feet; (2) Where a Group M fire area is lo- cated more than three stories above grade; or (3) Where the combined area of all Group M fire areas on all floors, in- cluding any mezzanines, exceeds 12,000 square feet. i. Section 903.2.7, Group R. An auto- matic sprinkler system installed in accor- dance with Section 903.3 shall be provided throughout all buildings with a Group R fire area. j. Section 903 is amended by adding Sections 903.2.7.1 and 903.2.7.2 to read as follows: Section 903.2.7.1 – Group R-3 oc- cupancy. When the occupancy has over twelve thousand (12,000) square feet of gross floor area. Section 903.2.7.2 – Dwellings. When proposed within all residential zones, clustered or constructed so that, when attached, the total square foot gross floor area of all dwelling units exceeds twelve thousand (12,000) square feet. For the pur- pose of this subsection, portions of buildings separated by one or more firewalls will not be considered a sep- arate building. k. Section 903 is amended by adding Section 903.2.14, to read as follows: 903.2.14 Automatic Sprinklers Systems in New Buildings: (1) Section 903.2.14.1 – A fully au- tomatic fire protection sprinkler sys- tem is to be installed in all new buildings in excess of twelve thou- sand (12,000) square feet total gross floor area, regardless of vertical or horizontal fire barriers, such sprinkler system shall be designed, installed and tested as per Section 903.3. 4-5-050F (Revised 12/05)5 - 8 (2) Section 903.2.14.2 – A fully au- tomatic fire protection sprinkler sys- tem may be required by the Chief of the Fire Department or the Fire Code Official for buildings less than twelve thousand (12,000) square feet total gross floor area when, in their judg- ment, supported by written docu- mentation from a professional organization (such as NFPA, ICC, SBCC U.L., ISO, etc.) verify that haz- ardous contents, critical exposure problems, limited accessibility to the building, or other items may contrib- ute to a definite hazard. l. Section 903 is amended to add a new Section 903.2.15 to read as follows: Section 903.2.15 – Sprinkler Sys- tems in Remodeled Buildings: (1) Section 903.2.15.1 – When ex- isting buildings with full sprinkler sys- tems are remodeled or added onto, the remodeled or added on portion shall be fully sprinklered. (2) Section 903.2.15.2 – When an existing building is added onto or re- modeled and the resulting total square foot gross floor area exceeds twelve thousand (12,000) square feet, then the entire structure shall be fully sprinklered. F. WASHINGTON STATE ENERGY CODE AND WASHINGTON STATE VENTILATION AND INDOOR AIR QUALITY CODE ADOPTED: The 2003 Washington State Energy Code, as adopted by the State of Washington, Second Edi- tion (chapter 51-11 WAC) and 2003 Washington State Ventilation and Indoor Air Quality Code, Second Edition (chapter 51-13 WAC) are hereby adopted by reference. (Ord. 3214, 4-10-1978; Ord. 4351, 5-4-1992; Ord. 4358, 7-20-1992; Ord. 4546, 7-24-1995; Amd. Ord. 4768, 3-8-1999; Ord. 5010, 5-19-2003; Ord. 5085, 6-21-2004) 4-5-055 INTERNATIONAL RESIDENTIAL CODE: A. ADOPTION: The “International Residential Code,” 2003 Edi- tion, as published by the “International Code Council, Inc.” as amended by chapter 51-40 WAC is hereby adopted by reference. B. APPLICABILITY: It shall be unlawful for any person, firm or corpo- ration to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building or structure in the City, or cause or permit the same to be done, contrary to or in violation of any of the provisions of this Code. Unless otherwise speci- fied, violations of this Section are misdemeanors subject to RMC 1-3-1. (Ord. 5159, 10-17-2005) C. STATE AMENDMENTS TO THE INTERNATIONAL RESIDENTIAL CODE: The International Residential Code, 2003 Edition, as amended by chapter 51-40 WAC, is hereby adopted by reference and as an amendment to the International Residential Code and shall su- persede conflicting sections of the International Residential Code. D. CITY AMENDMENTS TO THE INTERNATIONAL RESIDENTIAL CODE: 1. Certificate of Occupancy: Section R110.1 of the International Residential Code is hereby amended as follows. Exception: Certificates of Occupancy shall not be required for detached one and two family dwellings. 2. Violations and Penalties: Section R113.4 of the International Residential Code is hereby amended by substituting in its stead subsection B of this Section, Applicability, and RMC 1-3-2, Civil Penalties. 3. Appeals Board: The Appeals Board for 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) 4-5-070C 5 - 9 (Revised 7/04) 4-5-060 UNIFORM CODE FOR THE ABATEMENT OF DANGEROUS BUILDINGS: A. ADOPTION: The “Uniform Code for the Abatement of Danger- ous Buildings, 1997 Edition” published by the “In- ternational Conference of Building Officials” is hereby adopted by reference. (Ord. 4546, 7-24-1995; Amd. Ord. 4768, 3-8-1999; Ord. 4769, 3-8-1999) B. PROCESS FOR ABATEMENT: The process for abatement of dangerous build- ings shall be as stipulated in RMC 4-9-050. (Ord. 4722, 5-11-1998; Amd. Ord. 4768, 3-8-1999) 4-5-070 INTERNATIONAL FIRE CODE AND FIRE PREVENTION REGULATIONS: A. PURPOSE: The following provisions and regulations are adopted as part of the City’s fire prevention pro- gram to abate existing fire hazards, to investigate the cause, origin and circumstances of fires, to in- spect potential fire hazards, to control the means and adequacy of the construction and safety of buildings in case of fires, within commercial, busi- ness, industrial or manufacturing areas and all other places in which numbers of persons work, meet, live or congregate, as hereinafter more par- ticularly set forth. (Ord. 2434, 9-23-1968; Amd. Ord. 5086, 6-21-2004) B. ADOPTION OF FIRE CODE AND STANDARDS: The City does hereby adopt the 2003 Interna- tional Fire Code and Appendix chapter B, pub- lished by the International Code Council, by reference as provided by State law, with the amendments, deletions or exceptions as noted herein. (Ord. 4547, 7-24-1995; Amd. Ord. 4769, 3-8-1999; Ord. 5086, 6-21-2004) C. ADDITIONS AND AMENDMENTS TO THE FIRE CODE: 1. International Building Code: Chapter 1, Sections 102.3, 102.4 and 102.5 of the In- ternational Fire Code, 2003 Edition, are hereby amended by deleting the reference to the International Existing Building Code and substituting the International Building Code. 2. Referenced Codes and Standards – Chapter 1, Section 102.6 of the International Fire Code, 2003 Edition, is hereby amended to read as follows: Section 102.6 Referenced Codes and Standards. The codes and standards referenced in this code shall be those that are listed in Chapter 45. Such codes and standards shall be considered part of the requirements of this code to the pre- scribed extent of each such reference as determined or modified by the fire code official. 3. Legal Defense – Chapter 1, Section 103.4.1 of the International Fire Code, 2003 Edition, is hereby amended to read as fol- lows: Section 103.4.1 – Legal Defense: The administrative authority or any employee performing duties in connection with the enforcement of this Code and acting in good faith and without malice in the per- formance of such duties shall be relieved from any personal liability for any dam- age to persons or property as a result of any act or omission in the discharge of such duties, and in the event of claims and/or litigation arising from such act or omission, the City Attorney shall, at the request of and on behalf of said adminis- trative authority or employee, investigate and defend such claims and/or litigation and if the claim be deemed by the City At- torney a proper one or if judgment be ren- dered against such administrative authority or employee, said claim or judg- ment shall be paid by the City. 4. General Authority and Responsibili- ties – Chapter 1, Section 104.1 of the Inter- national Fire Code, 2003 Edition, is hereby amended to read as follows: Section 104.1 – General: The fire code official is hereby authorized to enforce the provisions of this code and shall have the authority to render interpretations of this code, and to adopt policies, proce- dures, rules and regulations in order to clarify the application of its provisions. 4-5-070C (Revised 7/04)5 - 10 Such interpretations, policies, proce- dures, rules and regulations shall be in compliance with the intent and purpose of this code and shall not have the effect of waiving requirements specifically pro- vided for in this Code. Under the Chief’s direction the Fire Department is autho- rized to enforce all ordinances of this ju- risdiction pertaining to: a. Prevention of fires. b. Suppression or extinguishing of dan- gerous or hazardous fires. c. The storage, use and handling of hazardous materials. d. The installation and maintenance of automatic, manual and other private fire alarm systems and fire extinguishing equipment. e. The maintenance and regulation of fire escapes. f. The maintenance of fire protection and the elimination of fire hazards on land and in buildings, structures and other property, including those under construction. g. The maintenance of means of egress. h. The investigation of the cause, origin and circumstances of fire and unautho- rized releases of hazardous materials. Enforcement of this Code shall not be construed for the particular benefit of any individual person or group of persons, other than the general public. In the event of a conflict between the intent of this Section and any other subsection herein, this subsection shall govern insofar as applicable. 5. Assistance from Other Agencies – Chapter 1, Section 104.10.1 of the Interna- tional Fire Code, 2003 Edition, is hereby amended to read as follows: Section 104.10.1 – Assistance from Other Agencies: Police and other en- forcement agencies shall have authority to render necessary assistance in the in- vestigation of fire or the enforcement of this code as requested by the fire code official. 6. Obstructing Operations – Chapter 1, Section 104.11.2 of the International Fire Code, 2003 Edition, is hereby amended to read as follows: Section 104.11.2 – Obstructing Opera- tions: No person shall obstruct the oper- ations of the fire department in connection with extinguishment, control, or investigation of any fire or actions rela- tive to other emergencies, or disobey any lawful command of the fire chief or officer of the fire department in charge of the emergency, or any part thereof, or any lawful order of a police officer assisting the fire department. 7. Permits – Chapter 1, Section 105 of the International Fire Code, 2003 Edition, sub- section 105.1.1 entitled “Permits required,” is hereby amended by adding a new subsec- tion, to read as follows: Section 105.1.1.1 – Operational permit fees: The fee for permits issued in accor- dance with section 105.6 of the Interna- tional Fire Code and permits issued for underground tank removal shall be as stipulated in RMC 4-1-150, Fire Preven- tion Fees. Fees for tank storage shall be assessed for each individual tank. The permits shall expire one year after date of issuance or as otherwise noted on the permit. The permit fee shall be payable at or before the time of issuance or renewal of the permit. In the event of failure to re- mit payment for an operational permit within thirty (30) days after receipt of ap- plication or renewal notice, the fee for the permit shall be double the amount of the above-stated fee. 8. Extensions – Chapter 1, Section 105.3.2 of the International Fire Code, 2003 Edition, is hereby amended to read as fol- lows: 105.3.2 – Extensions: A permittee hold- ing an unexpired permit shall have the right to apply for an extension of the time within which the permittee will commence 4-5-070C 5 - 11 (Revised 12/05) work under that permit when work is un- able to be commenced within the time re- quired by this section for good and satisfactory reasons. The fire code offi- cial is authorized to grant, in writing, one or more extensions of the time period of a permit for periods of not more than 180 days each. Such extensions shall be re- quested by the permit holder in writing and justifiable cause demonstrated. 9. Submittals – Chapter 1, Section 105.4.1 of the International Fire Code, 2003 Edition, is hereby amended by adding new subsections to read as follows: a. 105.4.1.1 Construction plan re- view. Plans shall be submitted for review and approval prior to issuing a permit for work set forth in Sections 105.7.1 through 105.7.12. b. 105.4.1.2 Plan review and con- struction fees. Construction plans re- quired to be reviewed by this Chapter and International Fire Code shall be charged in accordance with RMC 4-1-150, Fire Prevention Fees. 10. Hazardous Materials – Chapter 1, Section 105.7.6 of the International Fire Code, 2003 Edition, entitled “Hazardous ma- terials,” is hereby amended to read as fol- lows: Section 105.7.6 – Hazardous materi- als. A construction permit is required to install, repair damage to, abandon, re- move, place temporarily out of service, or close or substantially modify a storage fa- cility, tank, or other area regulated by Chapter 27 when the hazardous materi- als in use or storage exceed the amounts listed in Table 105.6.21. Exceptions: a. Routine maintenance. b. For emergency repair work per- formed on an emergency basis, applica- tion for permit shall be made within two working days of commencement of work. 11. Owner/occupant responsibility – Chapter 1, Section 107.5 of the International Fire Code, 2003 Edition, is hereby amended by adding a new subsection, 107.5.1, entitled “Malfunctioning alarm fee,” to read as follows: Section 107.5.1 Malfunctioning alarm fee. Whenever an alarm system is acti- vated due to a malfunction and the Fire Department is dispatched, a report of the false alarm will be recorded for the build- ing or area affected. For the first, second and third false alarm within a calendar year, no fee will be assessed. For every false alarm caused by a malfunction of the alarm beyond the third false alarm a fee will be assessed as per RMC 4-1-150. 12. Board of Appeals – Chapter 1, Sec- tion 108 of the International Fire Code, 2003 Edition, is hereby amended to read as fol- lows: a. Section 108.1 Hearing Examiner. In order to hear and decide appeals of or- ders, decisions or determinations made by the fire code official relative to the ap- plication and interpretation of this code, the Hearing Examiner process estab- lished by the City of Renton shall have authority. b. Section 108.3, “Qualifications,” is deleted. 13. Notice of Violation – Chapter 1, Sec- tion 109.2 of the International Fire Code, 2003 Edition, is hereby amended to read as follows: 109.2 Notice of violation. When the fire code official finds a building, premises, vehicle, storage facility or outdoor area that is in violation of this code, the fire code official is authorized to prepare a written notice of violation describing the conditions deemed unsafe and, when compliance is not immediate, specifying a time for re-inspection. Whenever the Fire Department has given proper notification of an violation which required reinspection and thirty (30) days have expired with such condition or violation still in existence, a second re-inspection will be required. Any re-inspection after the original thirty (30) day period of time shall be done only upon the payment of a 4-5-070C (Revised 12/05)5 - 12 re-inspection fee as specified in RMC 4-1-150, Fire Prevention Fees, to be assessed against the person owning, operating or occupying the building or premises wherein the violation exists. This re-inspection fee must be paid within ten days of the notice for the re-inspection. However, any building owner, operator or occupant, upon a reasonable request to the Fire Code Official, may obtain an extension of said thirty (30) day period for a reasonable period to be established by the Fire Code Official to allow such time for compliance. The request for an extension must be received by the fire department prior to the expiration of the original re-inspection date. (Ord. 5159, 10-17-2005) 14. Notice and Responsibility – Chapter 1, Section 109.2 of the International Fire Code, 2003 Edition, is hereby amended by adding a new subsection, 109.2.2.1, to read as follows: Section 109.2.2.1 Notice and Respon- sibility: Whenever the infraction, condi- tion or violation involves the structural integrity of the building, then the notice of the infraction, condition or violation shall be sent to both the building owner and its occupant or occupants. Should compli- ance with the Fire Code so as to remedy the infraction, condition or violation re- quire additions or changes to the building or premises, which would be part of the structure or the fixtures to the realty, then the responsibility to remedy the infraction, condition, or violation shall be upon the owner of the building unless the owner and occupant shall otherwise agree be- tween themselves and so notify the City. Should the occupant not remedy the in- fraction, condition, or violation, then the City shall have the right to demand such remedy from the owner of the premises. 15. Pre-Citation Fees – Chapter 1, Sec- tion 109.2.3 of the International Fire Code, 2003 Edition, is amended by adding a new subsection, 109.2.3.1, to read as follows: Section 109.2.3.1 Pre-citation fees. Re-inspections required beyond the orig- inal re-inspection as noted in section 109.2 will be assessed a fee as specified in RMC 4-1-150, Fire Prevention Fees, for each re-inspection. Payment will be required within 10 days of the notice for the re-inspection. 16. Violation Penalties – Chapter 1, Sec- tion 109.3 of the International Fire Code, 2003 Edition, is hereby amended to read as follows: Section 109.3 Violation penalties. Per- sons who shall violate a provision of this code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or directive of the fire code official, or of a permit or certificate used under provi- sions of this code, shall be guilty of a mis- demeanor and subject to the penalties in RMC 1-3-1 except for those provisions adopted in RMC 4-5-070C69. Each day that a violation continues after due notice has been served shall be deemed a sep- arate offense. (Ord. 5159, 10-17-2005) 17. Failure to Comply – Chapter 1, Sec- tion 111.4 of the International Fire Code, 2003 Edition, is hereby amended to read as follows: 111.4 Failure to Comply. Any person who shall continue any work after having been served with a stop work order, ex- cept such work as that person is directed to perform to remove a violation or un- safe condition, shall be guilty of a misde- meanor, subject to RMC 1-3-1. (Ord. 5159, 10-17-2005) 18. Add Definition of “Shall” – Chapter 2, Section 202 of the International Fire Code, 2003 Edition, is hereby amended by adding the following definition: The word “shall” is defined to have the following meaning: a. With respect to the functions and powers of the Director of Development Services, Fire Code Official, any agents and employees of the City of Renton, and any Board authorized hereunder, a direc- tion and authorization to act in the exer- cise of sound discretion and in good faith; and 4-5-070C 5 - 13 (Revised 7/04) b. With respect to the obligations upon owners, occupants of the premises and their agents, there is a mandatory re- quirement to act in compliance with this Code at the risk of civil and criminal liabil- ity upon failure to so act. 19. Open Burning and Recreational Fires – Chapter 3, Section 307 of International Fire Code, 2003 Edition, entitled “Open Burn- ing and Recreational Fires,” is hereby amended to read as follows: a. Section 307.1 – General open burn- ing is hereby prohibited in conformance with the Puget Sound Clean Air Agency and the Department of Ecology regula- tions. b. Section 307.2 – Permits are re- quired for the following: for recreational, religious or other fires as outlined in state regulations. Such permits shall be ob- tained through Puget Sound Clean Air Agency. 20. Flaming Food and Beverages Prepa- ration – Chapter 3, Section 308 of the Inter- national Fire Code, 2003 Edition, is hereby amended by adding a new subsection, 308.3.1.2, to read as follows: Section 308.3.1.2 Flaming Food and Beverages Preparation: The prepara- tion of flaming foods or beverages in places of assembly and drinking or dining establishments shall be in accordance with this section. a. Section 308.3.1.2.1 Dispensing. Flammable or combustible liquids used in the preparation of flaming foods or bever- ages shall be dispensed from one of the following: i. A 1-ounce (29.6 ml) container, or ii. A container not exceeding 1-quart (946.5 ml) capacity with con- trolled-pouring device that will limit the flow to a 1-ounce (29.6 ml) serv- ing. b. Section 308.3.1.2.2 Containers not in use. Containers shall be secured to prevent spillage when not in use. c. Section 308.3.1.2.3 Serving of flaming food. The serving of flaming foods or beverages shall be done in a safe manner and shall not create high flames. The pouring, ladling or spooning of liquids is restricted to a maximum height of 8 inches (203 mm) above the re- ceiving receptacle. d. Section 308.3.1.2.4 Location. Flaming foods or beverages shall be pre- pared only in the immediate vicinity of the table being served. They shall not be transported or carried while burning. e. Section 308.3.1.2.5 Fire Protec- tion. The person preparing the flaming foods or beverages shall have a wet cloth immediately available for use in smother- ing the flames in the event of an emer- gency. 21. Group A Occupancies – Chapter 3, Section 308.3.7 of the International Fire Code, 2003 Edition, is hereby amended by adding Exception 4, to read as follows: Section 308.3.7 Exception 4. Where ap- proved by the fire code official. 22. Indoor Displays – Chapter 3, Section 314.4 of the International Fire Code, 2003 Edition, is hereby amended to read as fol- lows: Section 314.4 Vehicles. Liquid or gas-fueled vehicles, fueled equipment, boats or other motor craft shall not be lo- cated indoors except as follows: a. Batteries are disconnected. b. Fuel in fuel tanks does not exceed one-quarter tank or 5 gallons (19 L) (whichever is least). c. Fuel tanks and fill openings are closed and sealed to prevent tampering. d. Vehicles, boats or other motor craft equipment are not fueled or defueled within the building. 23. Fire Department Access Roads – Chapter 5, Section 503 of the International Fire Code, 2003 Edition, is hereby amended 4-5-070C (Revised 7/04)5 - 14 by adding the following subsections, to read as follows: a. Section 503.1 Where required. Fire apparatus access roads shall be pro- vided and maintained in accordance with Sections 503.1.1 through 503.2. i. Section 503.1.1: Two (2) means of approved access shall be required when a complex of three or more buildings is located more than 200′ from a public road. ii. Section 503.2 Specifications. Fire apparatus access roads shall be installed and arranged in accordance with RMC 4-6-060 and 4-4-080. b. Section 503.3 Enforcement: The fire department, under provisions of RMC 3-8-7, may issue non-traffic citations to vehicles parked in a fire lane or blocking a fire hydrant in accordance with bail schedule established by Renton Munici- pal Court. The application of the above penalty shall not be held to prevent the enforced removal of prohibited condi- tions. 24. Premises Identification – Chapter 5, Section 505 of the International Fire Code, 2003 Edition, is hereby amended to add the following subsections, to read as follows: a. Section 505.1.1 – Identification Size: In order that the address identifica- tion is plainly visible, the following size, figures or numbers, in block style in con- trasting color shall be used in accordance with the following: i. Single-family residential houses – 4″. ii. Multi-family residential, commer- cial, or small business: 50′ or less setback – 6″; more than 50′ setback – 8-12″. iii. Large commercial or industrial areas: 100′ or less setback – 18″; more than 100′ setback – 24″. b. Section 505.1.2 – Rear Door Mark- ing: When vehicle access is provided to the rear of commercial, industrial and warehouse buildings, the rear doors ser- vicing individual businesses shall be marked to indicate address and/or unit identification with letters or numbers at least 4″ high. c. Section 505.1.3 – Suite numbers: Buildings consisting of separate suites with the same building address shall have their suite number marked so that the suite is readily identifiable and sized as per section 505.1.1. Exception: Suites located on an interior hall or corridor shall have lettering at least 1-inch high. 25. Fire Protection Water Supplies – Chapter 5, Section 508.5.1 of the Interna- tional Fire Code, 2003 Edition, is hereby amended to read as follows: a. Section 508.5.1 Where required. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 150 feet from a hydrant on a fire apparatus access road, as measured by an ap- proved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where re- quired by the fire code official. Exceptions: 1. For Group R-3 and Group U oc- cupancies, the distance requirement shall be 300 feet. 2. Deleted. 26. Definitions – Chapter 6, Section 602 of the International Fire Code, 2003 Edition, is hereby amended to add the following defi- nition: Power Tap. A listed device for indoor use consisting of an attachment plug on one end of a flexible cord and two or more re- ceptacles on the opposite end, and has overcurrent protection. 27. Electrical Code – Chapter 6 of the In- ternational Fire Code, 2003 Edition, entitled “Building Services and Systems,” Sections 4-5-070C 5 - 14.1 (Revised 7/04) 603, 604, 605, and 606, is hereby amended by changing reference from the ICC Electrical Code to the Electrical Code adopted by the City of Renton. 28. Furnishings – Chapter 8, Section 803.1 of the International Fire Code, 2003 Edition, entitled “General Requirements,” is hereby revised to read as follows: Section 803.1 General requirements. The provisions of Sections 803.1.1 through 803.1.4 shall be applicable to all occupancies covered by Sections 803.2 through 803.7. 29. Furnishings – Chapter 8, Section 803.1 of the International Fire Code, 2003 Edition, is hereby amended by adding the fol- lowing subsections: a. 803.1.4 Atrium Furnishings. Atrium furnishings shall comply with Sections 803.1.4.1 and 803.1.4.2. b. 803.1.4.1 Potential heat. Potential heat of combustible furnishings and dec- orative materials within atria shall not ex- ceed 9,000 Btu per pound (20,934 J/g) when located with an area that is more than 20 feet (6096 mm) below ceil- ing-level sprinklers. c. 803.1.4.2 Decorative materials. Decorative material in atria shall be non- combustible, flame resistant or treated with a flame retardant. 30. Decorative Vegetation – Chapter 8, Section 804.1.1 of the International Fire Code, 2003 Edition, entitled “Restricted Oc- cupancies,” is hereby revised to read as fol- lows: a. 804.1.1 Restricted occupancies. Natural cut trees shall be prohibited in Group A, E, I-1, I-2, I-3, I-4, M, R-1, R-2 and R-4 occupancies. Exceptions: i. Trees located in areas protected by an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 shall not be prohibited in Groups A, E, M, R-1 and R-2. ii. Trees treated with a flame retar- dant and renewed to maintain flame resistance, subject to the approval of the fire code official. 31. Decorations and Trim – Chapter 8, Section 805.1 of the International Fire Code, 2003 Edition, entitled “General,” is hereby re- vised to read as follows: 805.1 General. In occupancies of Groups A, B, E, I and R-1 and dormitories in Group R-2, curtains, draperies, hang- ings and other decorative materials sus- pended from walls or ceilings shall be flame resistant in accordance with Sec- tion 805.2 and NFPA 701 or be noncom- bustible. In Groups I-1 and I-2, combustible deco- rations shall be flame retardant unless the decorations, such as photographs and paintings, are of such limited quanti- ties that a hazard of fire development or spread is not present. In Group I-3, com- bustible decorations are prohibited. 32. Installation Acceptance Testing – Chapter 9 of the International Fire Code, 2003 Edition, Subsection 901.5.1 entitled “Occupancy,” is hereby amended to read as follows: Subsection 901.5.1 – Occupancy. It shall be unlawful to occupy any portion of a building or structure until the required fire detection, alarm and suppression systems have been tested and approved. All acceptance tests shall be witnessed by the Fire Department, Fire Prevention Bureau prior to occupancy being granted. 33. Inspection, Testing and Maintenance – Chapter 9, Section 901.6 of the Interna- tional Fire Code, 2003 Edition, entitled “In- spection, testing and maintenance,” is hereby amended by adding the following subsec- tions, to read as follows: a. Section 901.6.3 – Annual Certifica- tion Required: All sprinkler systems, fire alarm systems, portable fire extinguish- ers, smoke removal systems and other 4-5-070C (Revised 7/04)5 - 14.2 fire protective or extinguishing systems shall be certified annually by a qualified agency. (Exception) Hood fire extinguish- ing requires 6-month service. Documen- tation shall be provided as indicated in section 901.6. b. Section 901.6.4 – Annual hazard- ous systems certification: All electronic monitoring systems used in connection with flammable, combustible liquids and/ or hazardous materials shall be certified annually by a qualified agency. Docu- mentations of the system certification shall be forwarded to the Fire Prevention Bureau indicating the system has been tested and functions as required. 34. System Out of Service – Chapter 9, Section 901.7 of the International Fire Code, 2003 Edition, entitled “Systems out of ser- vice,” is hereby amended to read as follows: Section 901.7 Systems out of service. Where a fire protection system is out of service, the fire department and the fire code official shall be notified immediately and, where required by the fire code offi- cial, the building shall either be evacu- ated or an approved fire watch shall be provided for all occupants left unpro- tected by the shut down until the fire pro- tection system has been returned to service. Where utilized, fire watches shall be provided with at least one approved means for notification of the fire depart- ment and their only duty shall be to per- form constant patrols of the protected premises and keep watch for fires. 35. Automatic Sprinkler Systems – Chapter 9, Section 903 of the International Fire Code, 2003 Edition, subsection 903.2 entitled “Where required,” is hereby amended to read as follows: a. Section 903.2 Where required. Ap- proved automatic sprinkler systems in new buildings and structures shall be provided in the locations described in this section. All newly constructed buildings with a gross square footage of 12,000 or greater square feet, regardless of type or use as well as zero lot line townhouses within an aggregate area of all connected townhouses equaling 12,000 square feet or greater square feet must be sprin- klered. Additions to existing buildings which would result in a gross floor area greater than 12,000 square feet must be retrofitted with an automatic sprinkler system. Exception: One time additions to Group R-3 occupancies of up to 500 square feet are permitted without compliance with this Section. 36. Group A-1 – Chapter 9, Section 903.2.1.1 of the International Fire Code, 2003 Edition, entitled “Group A-1,” is hereby amended to read as follows: 903.2.1.1 Group A-1. An automatic sprinkler system shall be provided for Group A-1 occupancies where one of the following conditions exists: a. The gross floor area exceeds 12,000 square feet; b. The fire area has an occupant load of 300 or more; c. The fire area is located on a floor other than the level of exit discharge; or d. The fire area contains a multi theater complex. 37. Group A-2 – Chapter 9, Section 903.21.2 of the International Fire Code, 2003 Edition, entitled “Group A-2,” is hereby amended to read as follows: 903.2.1.2 Group A-2. An automatic sprinkler system shall be provided for Group A-2 occupancies where one of the following conditions exists: a. The gross floor area exceeds 5,000 square feet; b. The fire area has an occupant load of 100 or more; or c. The fire area is located on a floor other than the level of exit discharge. 4-5-070C 5 - 14.3 (Revised 7/04) 38. Group A-3 – Chapter 9, Section 903.2.1.3 of the International Fire Code, 2003 Edition, entitled “Group A-3,” is hereby amended to read as follows: 903.2.1.3 Group A-3. An automatic sprinkler system shall be provided for Group A-3 occupancies where one of the following conditions exists: a. The gross floor area exceeds 12,000 square feet; b. The fire area has an occupant load of 300 or more; or c. The fire area is located on a floor other than the level of exit discharge. Exception: Areas used exclusively as participant sports areas where the main floor area is located at the same level as the level of exit discharge of the main en- trance and exit. 39. Group A-4 – Chapter 9, Section 903.2.1.4 of the International Fire Code, 2003 Edition, entitled “Group A-4,” is hereby amended to read as follows: 903.2.1.4 Group A-4. An automatic sprinkler system shall be provided for Group A-4 occupancies where one of the following conditions exists: a. The gross floor area exceeds 12,000 square feet; b. The fire area has an occupant load of 300 or more; or c. The fire area is located on a floor other than the level of exit discharge. Exception: Areas used exclusively as participant sports areas where the main floor area is located at the same level as the level of exit discharge of the main en- trance and exit. 40. Group E – Chapter 9, Section 903.2.2 of the International Fire Code, 2003 Edition, entitled “Group E,” is hereby amended to read as follows: Section 903.2.2 Group E. An approved automatic sprinkler system shall be pro- vided for Group E Occupancies where the gross floor area exceeds 12,000 square feet. Exceptions: a. Throughout every portion of educa- tional buildings below the level of exit dis- charge. b. Throughout all newly constructed Group E Occupancies having an occu- pant load of 50 or more for more than 12 hours per week or four hours in any one day. A minimum water supply meeting the requirements of NFPA 13 shall be re- quired. c. Portable school classrooms, pro- vided aggregate area of clusters of porta- ble school classrooms does not exceed 5,000 square feet; and clusters of porta- ble school classrooms shall be separated as required in Chapter 5 of the building code. d. Basements: An automatic sprinkler system shall be installed in basements classified as a Group E Occupancy when the basement is larger than fifteen hun- dred (1,500) square feet in floor area. When not required by other provisions of this chapter, a fire-extinguishing system installed in accordance with NFPA 13 may be used for increases and substitu- tions allowed in Sections 504.2, 506.3, and Table 601 of the building code. 41. Group B, F, H, and S Occupancies – Chapter 9, Section 903.2.3 of the Interna- tional Fire Code, 2003 Edition, entitled “Group F-1,” is hereby amended to read as follows: Section 903.2.3 Group B, F, H, and S Occupancies: An automatic sprinkler system shall be provided throughout all buildings containing a Group B, F, H or S occupancy with over twelve thousand (12,000) square feet of gross floor area. 42. Group M – Chapter 9, Section 903.2.6 of the International Fire Code, 2003 Edition, 4-5-070C (Revised 7/04)5 - 14.4 entitled “Group M,” is hereby amended to read as follows: 903.2.6 Group M. An automatic sprinkler system shall be provided throughout buildings containing a Group M occu- pancy where one of the following condi- tions exists: a. Where a Group M gross floor area exceeds 12,000 square feet; b. Where a Group M fire area is located more than three stories above grade; or c. Where the combined area of all Group M fire areas on all floors, including any mezzanines, exceeds 12,000 square feet. 43. Group R – Chapter 9, Section 903.2.7 of the International Fire Code, 2003 Edition, entitled “Group R,” is hereby amended to read as follows: Section 903.2.7 – Group R Occupan- cies: An automatic sprinkler system in- stalled in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area. 44. Group R-3 – Chapter 9, Section 903.2.7.1 of the International Fire Code, 2003 Edition, entitled “Group R-3,” is hereby added to read as follows: Section 903.2.7.1 – Group R-3 occu- pancy. When the occupancy has over twelve thousand (12,000) square feet of gross floor area. 45. Dwellings – Chapter 9, Section 903.2.7.2 of the International Fire Code, 2003 Edition, entitled “Dwellings,” is hereby added to read as follows: Section 903.2.7.2 – Dwellings. When proposed within all residential zones, clustered or constructed so that, when at- tached, the total square foot gross floor area of all dwelling units exceeds twelve thousand (12,000) square feet. For the purpose of this subsection, portions of buildings separated by one or more fire- walls will not be considered a separate building. 46. Automatic Sprinkler Systems in New Buildings – Chapter 9, Section 903.2.14 of the International Fire Code, 2003 Edition, en- titled “Automatic Sprinkler Systems in New Buildings,” is hereby added, to read as fol- lows: Section 903.2.14 – Automatic Sprin- kler Systems in New Buildings: a. Section 903.2.14.1 – A fully auto- matic fire protection sprinkler system is to be installed in all new buildings in excess of twelve thousand (12,000) square feet total gross floor area, regardless of verti- cal or horizontal fire barriers, such sprin- kler system shall be designed, installed and tested as per Section 903.3. b. Section 903.2.14.2 – A fully auto- matic fire protection sprinkler system may be required by the Chief of the Fire Department or the Fire Code Official for buildings less than twelve thousand (12,000) square feet gross floor area when, in their judgment, supported by written documentation from a profes- sional organization (such as NFPA, ICC, SBCC, U.L., ISO, etc.) verifies that haz- ardous operations, hazardous contents, critical exposure problems, limited acces- sibility to the building or other items may contribute to a definite hazard. 47. Sprinkler Systems in Remodeled Buildings – Chapter 9, Section 903.2.15 of the International Fire Code, 2003 Edition, en- titled “Sprinkler systems in remodeled build- ings,” is hereby added, to read as follows: Section 903.2.15 – Sprinkler Systems in Remodeled Buildings: a. Section 903.2.15.1 – When existing buildings with full sprinkler systems are remodeled or added onto, the remodeled or added on portion shall be fully sprin- klered. b. Section 903.2.15.2 – When an exist- ing building is added onto or remodeled and the resulting total square foot gross floor area exceeds twelve thousand (12,000) square feet, then the entire structure shall be fully sprinklered. 4-5-070C 5 - 14.5 (Revised 7/04) 48. NFPA 13R Sprinkler Systems – Chap- ter 9, Section 903.3.1.2 of the International Fire Code, 2003 Edition, entitled “NFPA 13R sprinkler systems,” is hereby amended to read as follows: Section 903.3.1.2 NFPA 13R sprinkler systems. Where allowed in buildings of Group R, up to and including four stories in height, automatic sprinkler systems shall be installed throughout in accor- dance with NFPA 13R. NFPA 13R sys- tems shall be limited to buildings with a maximum gross floor area of 12,000 square feet. 49. Alarms – Chapter 9, Section 903.4.2 of the International Fire Code, 2003 Edition, entitled “Alarms,” is hereby amended to read as follows: Section 903.4.2 Alarms: Approved audi- ble and visible alarm notification appli- ances shall be provided for every automatic sprinkler system in accor- dance with Section 907 and throughout areas designated by the Fire Code Offi- cial. Sprinkler water-flow alarm devices shall be activated by water flow equiva- lent to the flow of a single sprinkler of the smallest orifice size installed in the sys- tem. Alarm devices shall be provided on the exterior of the building in an approved location. Where a fire alarm system is in- stalled, actuation if the automatic sprin- kler system shall actuate the building fire alarm system. Exception: a. With approval of the Fire Code Offi- cial, audible and visible alarm notification appliances may be omitted for approved residential sprinkler systems in 1 or 2 dwelling units if not otherwise specifically required. b. Approved domestically supplied lo- cal systems with 10 heads or less per building. 50. Floor Control Valves – Chapter 9, Section 903.4.3 of the International Fire Code, 2003 Edition, entitled “Floor control valves,” is hereby amended to read as fol- lows: Section 903.4.3 Floor control valves. Approved supervised indicating control valves shall be provided at the point of connection to the riser on each floor. Exception: When approved by the Fire Code Official in NFPA 13D and NFPA 13R Systems. 51. Standpipe Systems – Chapter 9, Sec- tion 905.3.1 of the International Fire Code, 2003 Edition, entitled “Building height,” is hereby amended to read as follows: 905.3.1 Building height. Class III stand- pipe systems shall be installed through- out buildings where the floor level of the highest story is located more 20 feet above the lowest level of the fire depart- ment vehicle access, or where the floor level of the lowest story is located more than 20 feet below the highest level of fire department vehicle access. Exceptions: a. Class I standpipes are allowed in buildings equipped throughout with an automatic sprinkler system in accor- dance with Section 903.3.1.1 or 903.3.1.2. b. Class I manual standpipes are al- lowed in open parking garages where the highest floor is located not more than 150 feet (45 720 mm) above the lowest level of fire department vehicle access. c. Class I manual dry standpipes are al- lowed in open parking garages that are subject to freezing temperatures, pro- vided that the hose connections are lo- cated as required for Class II standpipes in accordance with Section 905.5. d. Class I standpipes are allowed in basements equipped throughout with an automatic sprinkler system. e. Group R-3 does not require stand- pipes. 52. High Rise Building Standpipes – Chapter 9, Section 905.3.7 of the Interna- tional Fire Code, 2003 Edition, entitled “High rise building standpipes,” is hereby amended 4-5-070C (Revised 7/04)5 - 14.6 by adding a new section, 905.3.7, to read as follows: 905.3.7 High Rise Building Stand- pipes. Standpipe risers shall be combi- nation standpipe/sprinkler risers using a minimum pipe size of 6 in. Two 2-1/2 in. hose connections shall be provided on every intermediate floor level landing in every required stairway unless otherwise approved by the fire code official. Where pressure reduction valves (PRV) are re- quired, each hose connection shall be provided with its own PRV. The system shall be designed to provide a minimum flow of 300 gpm at a minimum pressure of 150 psi (maximum 200 psi) at each standpipe connection, in addition to the flow and pressure requirements con- tained in NFPA 14. 53. Dry Standpipes – Chapter 9, Section 905.3 of the International Fire Code, 2003 Edition, is hereby amended to add a new sub- section entitled “Dry standpipes,” to read as follows: Section 905.8 Dry standpipes. Dry standpipes when approved by the fire code official are acceptable in other than high-rise buildings. 54. Portable Fire Extinguishers – Chap- ter 9, Subsection 906.1, “Where required,” of the International Fire Code, 2003 Edition, is hereby amended by deleting Exception to item number 1. 55. Group A – Chapter 9, Section 907.2.1 of the International Fire Code, 2003 Edition, entitled “Group A,” is hereby amended by de- leting the Exception. 56. Group B – Chapter 9, Section 907.2.2 of the International Fire Code, 2003 Edition, entitled “Group B,” is hereby amended to read as follows: Section 907.2.2 – Group B. A manual fire alarm system shall be installed in the following Group B Occupancies: a. Those having an occupant load of 500 or more persons or more than 100 persons above or below the lowest level of exit discharge. b. Those that are two (2) or more sto- ries in height and 10,000 square feet or more in area. Exception: Deleted. 57. Group E – Chapter 9, Section 907.2.3 of the International Fire Code, 2003 Edition, entitled “Group E,” is hereby amended by de- leting Exception number 2. 58. Group F – Chapter 9, Section 907.2.4 of the International Fire Code, 2003 Edition, entitled “Group F,” is hereby amended by de- leting Exception. 59. Group M – Chapter 9, Section 907.2.7 of the International Fire Code, 2003 Edition, entitled “Group M,” is hereby amended by de- leting Exception. 60. Manual Fire Alarm System – Chapter 9, Section 907.2.8.1 of the International Fire Code, 2003 Edition, is hereby amended by deleting Exceptions 1 and 2. 61. Group R-2 – Chapter 9, Section 907.2.9 of the International Fire Code, 2003 Edition, entitled “Group R-2,” is hereby amended by deleting Exceptions 1, 2, and 3. 62. Multi-Family Complexes – Chapter 9 of the International Fire Code, 2003 Edition, is hereby amended by adding the following subsection, 907.2.9.1, to read as follows: Section 907.2.9.1– Multi-family com- plexes. Multi-family complexes with three (3) or more separate buildings within the complex, including recreation and/or day-care buildings, shall be pro- vided with approved fire alarm systems regardless of size. The buildings within the complex shall have each building monitored by an approved central sta- tion. 63. Location – Chapter 9, Section 907.4.1 of the International Fire Code, 2003 Edition, entitled “Location,” is hereby amended by de- leting Exception. 64. Maintenance, Inspection and Testing – Chapter 9, Section 907.20.5 of the Interna- tional Fire Code, 2003 Edition, is amended by 4-5-070C 5 - 14.7 (Revised 7/04) adding a new subsection entitled “Noncon- forming alarm systems,” to read as follows: Section 907.20.5.1 – Nonconforming alarm systems. In the event that an alarm system may not meet these re- quirements, it shall be a further require- ment of this chapter that modifications necessary to meet these minimum levels are made to the alarm system and subse- quent testing be conducted prior to any occupancy being granted. 65. Fire Watch – Chapter 14, Section 1404.5 of the International Fire Code, 2003 Edition, entitled “Fire watch,” is hereby amended to read as follows: Section 1404.5 Fire watch. When re- quired by the fire code official for building construction or demolition that is hazard- ous in nature, qualified personnel shall be provided to serve as an on-site fire watch. Fire watch personnel shall be pro- vided with at least one approved means for notification of the fire department and their sole duty shall be to perform con- stant patrols and watch for the occur- rence of fire. 66. Unattended Self-Service Motor Fuel-Dispensing Facility – Chapter 22, Section 2204 of the International Fire Code, 2003 Edition, subsection 2204.3.1 entitled “General,” is hereby amended to read as fol- lows: Section 2204.3.1 General. Unattended self-service motor fuel-dispensing facili- ties, open to the general public are not al- lowed. As a condition of approval of fleet vehicle fueling and private fueling facili- ties, the owner or operator shall provide, and be accountable for, daily site visits, regular equipment inspection and main- tenance. 67. Materials Classification – Chapter 27, Section 2703.9 of the International Fire Code, 2003 Edition, is hereby amended by adding a new subsection, 2703.9.10, entitled “Manufacturer’s limitations,” and Section 2703.9, to read as follows: a. Section 2703.9 General safety pre- cautions. General precautions for the safe storage, handling or care of hazard- ous materials shall be in accordance with Sections 2703.9.1 through 2703.9.10. b. Section 2703.9.10 Manufacturer’s Limitations. The storage and use of haz- ardous materials shall not exceed the manufacturer’s limitations on shelf life and any other restrictions on use. 68. Hazardous Materials – Chapter 27, Section 2701.5, “Permits,” of the Interna- tional Fire Code, 2003 Edition, is hereby amended to read as follows: Section 2701.5 Permits. Permits shall be required as set forth in Sections 105.6 and 105.7. When required by the fire code official, permittees shall apply for approval to per- manently close a storage, use or han- dling facility. Such application shall be submitted at least 30 days prior to the ter- mination of the storage, use or handling of hazardous materials. The fire code of- ficial is authorized to require that the ap- plication be accompanied by an approved facility closure plan in accor- dance with Section 2701.5.3. All new installations and/or modifications or additions to existing systems shall re- quire plan review and permit fees as stip- ulated in RMC 4-1-150, Fire Prevention Fees. 69. Explosives and Fireworks – Chapter 33 of the International Fire Code, 2003 Edi- tion, is hereby amended to read as follows: a. The possession, sale and discharge of all fireworks is prohibited in the City of Renton, as of May 21, 2005. b. Exception – Section 3301.4.6.1: Displays authorized by the City Council under permit issued pursuant to City Code, and the Washington Administra- tive Code, if required. c. Section 3301.4.7 – Public Display; Insurance Required: Any applicant shall, at the time of issuance of such li- cense, submit to the City proper evidence of public liability and property damage in- 4-5-070C (Revised 7/04)5 - 14.8 surance and such applicant shall main- tain the insurance in a company or companies approved by the City with amounts as follows: One million dollars ($1,000,000.00) or more for injuries to any one (1) person in one (1) accident or occurrence; two million dollars ($2,000,000.00) or more for injuries to two (2) or more persons in any one (1) accident or occurrence; one million dol- lars ($1,000,000.00) for damage to prop- erty in any one (1) accident or occurrence. Such insurance shall name the City as an additional insured and shall not be can- cellable except by a 45-day pre-cancella- tion notice in writing to the City. d. Section 3301.4.7.1 – Pyrotechnic Operator Required: Every city-autho- rized display of fireworks shall be han- dled and supervised by a state licensed pyrotechnic operator. e. Enforcement Section 3301.4.9 – Enforcement Officer: The Fire Code Of- ficial or the Official’s duly authorized rep- resentative is hereby designated as the enforcing officer of this chapter. For acts that are deemed in violation of the law, whether civil infraction or misdemeanor, the Police Department is also authorized to enforce the law. f. Penalty: Any violation of this Sub- section on Fireworks shall be an infrac- tion only and punishable under RMC 1-3-2 entitled Civil Penalties, except pos- session, sale or discharge of fireworks not classified as “consumer” by statute, as now or hereafter amended, shall be subject to such fines and penalties as set forth in RCW 70.77.488, 70.77.540, and chapter 212-17 WAC. (Amd. Ord. 5078, 5-17-2004; Ord. 5086, 6-21-2004; Ord. 5088, 6-28-2004) 70. Underground Tanks – Chapter 34, Section 3404.2.11 of the International Fire Code, 2003 Edition, entitled “Underground tanks,” is hereby amended to read as follows: Section 3404.2.11 Underground tanks. Underground storage of flammable and combustible liquids in tanks shall comply with Section 3404.2 and Sections 3404.2.11.1 through 3404.2.11.5.2. Cor- rosion protection shall comply with WAC 173-360-305. All new underground storage tanks shall conform to the standards as defined in the “Underground Storage Tank Second- ary Containment Ordinance” (RMC 4-5-120). All provisions of the “Under- ground Storage Tank Secondary Con- tainment Ordinance” shall apply to the installation, use, maintenance and aban- donment of underground storage tanks. All unauthorized releases from under- ground storage tanks shall be reported in conformance with RMC 4-5-120K, Re- lease Reporting Requirements. Leaking tanks shall be promptly emptied and re- moved from the ground and abandoned in accordance with section 3404.2.14. All new above ground and underground tank installations and modifications or addi- tions to existing systems shall be subject to plan review and installation fees as de- scribed in RMC 4-1-150. 71. Annual Certification of Monitoring System – Chapter 34, Section 3404.2.11.5 of the International Fire Code, 2003 Edition, entitled “Leak Prevention,” is hereby amended by adding a new subsection, to read as follows: Section 3404.2.11.5.3 Leak Detection System Maintenance and Certifica- tion. Leak detection devices and moni- toring systems installed in accordance with this section shall be inspected and tested at least annually by a qualified third party, and the test results main- tained on site for at least one year. 72. Appendix B – Fire-Flow Require- ments for Buildings, International Fire Code, 2003 Edition, Section B104.2 entitled “Area separation,” is hereby amended to read as follows: B104.2 Area separation. Portions of buildings, which are separated by one or more four-hour firewalls constructed in accordance with the International Build- ing Code, without openings, and pro- vided with a 30-inch parapet, are allowed 4-5-070D 5 - 14.9 (Revised 7/04) to be considered as separate fire areas. (Ord. 4547, 7-24-1995; Amd. Ord. 4769, 3-8-1999; Ord. 5086, 6-21-2004) D. FIRE HYDRANTS: 1. Required for Construction: All build- ings constructed within the City of Renton shall be served by fire hydrants installed in accordance with the requirements of this Section. (Ord. 4007, 7-14-1986) a. Plans Required Prior to Permit: No building permit shall be issued until plans required under this Chapter have been submitted and approved in accordance with the provisions contained in this Chapter. b. Installation Timing: No construc- tion beyond the foundation shall be al- lowed until hydrants and mains are in place, unless approved by the appropri- ate City authority, following appropriate application and a finding that there is no life or safety threat involved. c. Upgrade of Existing Hydrants Re- quired: In addition, presently existing fire hydrants which do not conform with the requirements and standards of this Sec- tion when replaced shall be replaced with hydrants which do conform to the stan- dards and requirements of this Section. (Ord. 4007, 7-14-1985) 2. Fire Hydrant Requirements in Com- mercial, Business, Industrial and Manu- facturing Areas: a. Installation Required: The owner of any building hereafter constructed or used in the City which building or struc- ture is not located or accessible within one hundred fifty feet (150′) of any fire hydrant and such building or structure being located or situated in any area zoned and to be used, or actually used for any commercial, business, industrial or manufacturing purpose shall, at his ex- pense, install or cause to have installed fire hydrant or hydrants together with the necessary pipes, appurtenances and connections in order to connect and hook on said hydrant or hydrants to the City’s existing water supply. It shall be unlawful for any person to own, occupy or use any building or structure as defined in RMC 8-4-24B, C and D, unless such building or structure is located within one hundred fifty feet (150′) of any fire hydrant. (Amd. Ord. 4769, 3-8-1999) b. Number and Location of Hy- drants: The number and location of such hydrants shall be in accordance with good fire engineering practice and stan- dards, the size, location, and construc- tion to comply with the rules and regulations of the American Insurance Association formerly known as the Na- tional Board of Fire Underwriters and all of such installations to be duly approved by the Fire Department prior to its accep- tance thereof by the City. c. Applicability to Annexed Proper- ties: The aforesaid requirements shall likewise apply to any such building or structure as hereinabove defined which is hereafter annexed to the City. (Ord. 2434, 9-23-1968) 3. Fire Hydrants in Other Areas: The owner or party in control of any building here- after constructed in or annexed to the City and which said structure or building is used for school, church, rest home, hospital or mul- tiple residential apartments (four (4) individ- ual apartment units or more) or any other place of public assembly, and wheresoever located, shall at his expense install or cause to be installed fire hydrant or hydrants unless adequate and sufficient hydrants are located or accessible within one hundred fifty feet (150′) of any such building or structure. The number, location, size and type of such hy- drant or hydrants to be installed shall be as specified in RMC 8-4-24B, further reference hereby had thereto, and all of such installa- tion to be approved by the 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, 4-5-070D (Revised 7/04)5 - 14.10 size, type and location of hydrants for the aforesaid purpose shall be as specified in subsection D2 of this Section and all of such installations to be subject to the approval of the Fire Department. 5. Multiple Uses – Contract: In the event that the installation of any such fire hydrant or hydrants as above set forth, and the connect- ing system pertaining thereto, should benefit two (2) or more properties then the owners of such benefited properties shall share the cost of such installation in the proportion of the benefits so derived. Whenever an owner is required to install such fire hydrant or fire hy- drants under the provision of this Section and which installation will benefit outer properties not owned or controlled by such owner, then in any such case such owner may apply to the City for an agreement under the provi- sions of the Municipal Water and Sewer Fa- cilities Act known as chapter 261 of the Sessions Laws of 1959 and any such agree- ment between such owner and the City shall run for a period not to exceed five (5) years and thus permit such owner to recover a por- tion of the cost of such initial installation from other parties in the event of any such future hook up or connection. Such contract shall further provide that the owner of any building 4-5-080B 5 - 17 (Revised 12/05) defined risk shall be based on the amount of fire flow that is required to pro- tect said risk. The requirement shall be one hydrant per one thousand (1,000) g.p.m. fire flow. These fire hydrants shall be located no closer than fifty feet (50′) from the structure and no greater than three hundred feet (300′). All hydrants are to be accessible to Fire Department pumpers over roads capable of support- ing such fire apparatus. The Fire Marshal shall determine the location of the hy- drants based upon a determination of utility, topography and building or struc- ture; minor deviations may be granted by Fire Department approval of written re- quests. (Ord. 3541, 5-4-1981; Amd. Ord. 4769, 3-8-1999) 13. Water System Requirements for Hy- drants: All fire hydrants shall be served by a municipal or quasi-municipal water system, or as otherwise approved by the Fire Mar- shal. (Ord. 4007, 7-14-1986) 14. Service and Testing of Hydrants: All hydrants shall be subject to testing, inspec- tion and approval by the Fire Control Division. (Ord. 4007, 7-14-1986) 15. Prohibited Hydrants: The installation of flush type hydrants is prohibited unless ap- proved by the Fire Marshal and such ap- proval shall be given only when permitted fire hydrants would be dangerous or impractical. The showing of such danger or impracticabil- ity shall be the burden of the builder. (Ord. 3541, 5-4-1981) 16. Dead End Mains Prohibited: Provi- sions shall be made wherever appropriate in any project for looping all dead end or tempo- rarily dead end mains. A minimum fifteen foot (15′) easement shall be required. Construc- tion plans must be approved by the Public Works Department as per this Section and other applicable City regulations prior to com- mencement of construction. (Ord. 3541, 5-4-1981) 17. Meter or Detection Required for Pri- vate Water or Fire Service: Services for fire protection must be metered or detector checkered at the expense of the owner and fitted with such fixtures only as are needed for fire protection and must be entirely discon- nected from those used for other purposes. (Ord. 4441, 2-28-1994) 18. Use for Other Than Fire Protection Prohibited: In no case will any tap be made upon any pipe used for fire service purposes or any tank connected therewith, nor shall the use of any water be permitted through any fire service nor through any pipes, tanks or other fixtures therewith connected for any purposes except the extinguishing of fire on such premises or testing flows for fire control purposes. (Ord. 4441, 2-28-1994) 19. Changes Requiring Increased Fire Protection: Whenever any change in the use, occupancy or construction of any pre- mises or purposes as hereinabove defined require any increased fire and hydrant pro- tection, the owner, owners or person in charge of such premises shall proceed promptly toward securing adequate protec- tion and all such installation or changes to be completed providing for such increased fire protection, prior to the use or occupancy of such facilities. 20. Violation of This Section and Penal- ties: Unless otherwise specified, violations of this Section are misdemeanors subject to RMC 1-3-1. Each day upon which a violation occurs or continues constitutes a separate of- fense. (Ord. 3541, 5-4-1981; Ord. 5159, 10-17-2005) 4-5-080 UNIFORM HOUSING CODE: A. ADOPTION: The “Uniform Housing Code, 1997 Edition,” as published by the “International Conference of Building Officials” is hereby adopted by refer- ence. (Ord. 3216, 4-10-1978; Amd. Ord. 4768, 3-8-1999) B. CITY AMENDMENTS TO CERTAIN UNIFORM HOUSING CODE PROCEDURES: RMC 4-9-050, Abatement of Dangerous Build- ings, shall be used for procedures in the Uniform Housing Code, chapters 9 through 14. (Ord. 3760, 12-5-1983; Amd. Ord. 4768, 3-8-1999) 4-5-090A (Revised 12/05)5 - 18 4-5-090 INTERNATIONAL MECHANICAL CODE: A. ADOPTION: The “Uniform Mechanical Code, 2003 Edition,” as published by the “International Code Council” as amended by chapter 51-42 WAC is hereby adopted by reference. (Ord. 4546, 7-24-1995; Amd. Ord. 4768, 3-8-1999; Ord. 5085, 6-21-2004) B. APPEALS BOARD: The Appeals Board for purposes of Section 109 shall be the Planning/Building/Public Works Ad- ministrator or his/her designee. (Ord. 4546, 7-24-1995; Amd. Ord. 5085, 6-21-2004; Ord. 5157, 9-26-2005) 4-5-100 INTERNATIONAL FUEL GAS CODE: A. ADOPTION: The “International Fuel Gas Code, 2003 Edition,” as published by the “International Code Council” as amended by chapter 51-42 WAC is hereby adopted by reference. B. APPEALS BOARD: The Appeals Board for purposes of Section 109.1 shall be the Planning/Building/Public Works Ad- ministrator or his/her designee. (Ord. 5157, 9-26-2005) C. VIOLATIONS AND PENALTIES: The first paragraph of Section 108.4 of the IFGC, relating to violations and penalties, is amended by substituting in its stead the following language: Unless otherwise specified, violations of this Sec- tion are misdemeanors subject to RMC 1-3-1. (Ord. 5085, 6-21-2004; Ord. 5159, 10-17-2005) 4-5-110 UNIFORM PLUMBING CODE: A. ADOPTION: The Uniform Plumbing Code, 2003 Edition, as published by the “International Association of Plumbing and Mechanical Officials” and chapters 51-56 and 51-57 WAC are hereby adopted by ref- erence. (Ord. 4358, 7-20-1992; Amd. Ord. 4768, 3-8-1999; Ord. 5010, 5-19-2003; Ord. 5085, 6-21-2004) B. STATE AMENDMENTS TO UNIFORM PLUMBING CODE: Whenever there is a discrepancy in the require- ments between the Uniform Plumbing Code, 2003 Edition, as published by the “International Association of Plumbing and Mechanical Offi- cials” and chapters 51-56 and 51-57 WAC, the Washington Administrative Code sections will be deemed to have amended the Uniform Plumbing Code, 2003 Edition, as published by the “Interna- tional Association of Plumbing and Mechanical Officials.” (Ord. 4358, 7-20-1992; Amd. Ord. 4768, 3-8-1999; Ord. 5010, 5-19-2003; Ord. 5085, 6-21-2004) C. CITY AMENDMENTS TO UNIFORM PLUMBING CODE: Section 102.3: The first paragraph of Section 102.3 of the UPC, relating to violations and pen- alties, is amended by substituting in its stead RMC 1-3-2, Civil Penalties. (Formerly 4-5-100. Ord. 3760, 12-5-1983; Amd. Ord. 4768, 3-8-1999; Ord. 5010, 5-19-2003; Ord. 5085, 6-21-2004) 4-5-120 UNDERGROUND STORAGE TANK SECONDARY CONTAINMENT REGULATIONS: A. PURPOSE: 1. The purpose of this Section is to estab- lish secondary containment and monitoring requirements for new underground storage facilities which store regulated substances in- cluding hazardous materials, flammable liq- uids, toxic substances and combustible liquids. This Section establishes construction standards for new underground storage facil- ities, establishes separate monitoring stan- dards for new and existing underground storage facilities, establishes uniform stan- dards for release reporting, emergency re- sponse and abandonments, and specifies permit procedures. B. INTENT: It is the intent of this Section to provide a method by which: 1. To safely store regulated substances in- cluding hazardous materials, flammable and combustible liquids, and toxic substances in underground storage facilities; to trap and safely hold for recovery any regulated sub- 4-5-120B 5 - 18.1 (Revised 12/05) stance which may leak from underground storage facilities; 2. To provide a systematic means of moni- toring to determine the presence of any leaked substance so that it may be safely re- covered in a timely manner; (Revised 12/05)5 - 18.2 This page left intentionally blank. 4-5-120E 5 - 19 (Revised 6/05) 3. To provide a means to monitor existing underground storage facilities to detect leaks; 4. To protect groundwater resources; 5. To protect the City’s drinking water sup- ply from impacts caused by regulated sub- stances; and 6. To reduce the fire and life safety hazards associated with substances that might other- wise escape from a primary container. C. COMPLIANCE WITH THE FIRE CODE REQUIRED: In addition to the provisions of this Section, all un- derground storage facilities installations shall meet all applicable provisions and requirements of chapters 27 and 34 of the International Fire Code. (Amd. Ord. 5086, 6-21-2004) D. APPLICABILITY: 1. Persons who own one or more under- ground storage facilities storing regulated substances (including hazardous sub- stances, flammable liquids, toxic substances, and combustible liquids) shall comply with this Chapter. If the operator of the under- ground storage facility is not the owner, then the owner shall enter into a written contract with the operator requiring the operator to comply with this Section. 2. All new underground storage facilities which store regulated substances must com- ply with the construction and monitoring stan- dards for new underground storage facilities as set forth in this Section. 3. All existing underground storage facilities which store regulated substances must com- ply with the monitoring standards for existing underground facilities which are set forth in this Section. However, existing underground storage facilities which meet the construction and monitoring standards for new facilities as set forth in this Section may be issued per- mits and regulated pursuant to the standards and procedures for new facilities. 4. All owners and/or operators of under- ground storage facilities which store regu- lated substances now, have stored regulated substances in the past, or have the ability to store regulated substances in the future must comply with the release reporting require- ments, the closure requirements and the per- mit application requirements as set forth in this Section. 5. The detection of any unauthorized re- lease shall require compliance with the re- porting requirements of this Section. (Amd. Ord. 5086, 6-21-2004) E. EXCLUSIONS: This Section specifically excludes regulation of the following: 1. Farm or residential tanks of one thou- sand one hundred (1,100) gallons or less ca- pacity used for storing motor fuel for noncommercial purposes, except for new tank installations in the City’s Aquifer Protec- tion Area; 2. Tanks used for storing heating oil for con- sumption use by single family residences, ex- cept for new tank installations in the City’s Aquifer Protection Area; 3. Septic tanks; 4. Storage tanks situated in an underground area (such as a basement, cellar, minework- ing, drift, shaft or tunnel) if the storage tank is situated upon or above the surface of the floor; 5. Pipeline facility: Pipelines which trans- port regulated substances interjurisdiction- ally; 6. Surface impoundment, pit, pond or la- goon; 7. Stormwater or wastewater collection sys- tem; 8. Flow-through process tanks; or 9. Liquid trap or associated gathering lines directly related to oil or gas production and gathering operations. 4-5-120F (Revised 6/05)5 - 20 F. FIRE CODE OFFICIAL AND FIRE DEPARTMENT AUTHORITY AND RESPONSIBILITY: The Fire Department shall not issue a permit to operate an underground storage facility until the Department inspects the underground storage fa- cility and determines that the underground stor- age facility complies with the provisions of these regulations. The Fire Code Official or the Official’s duly authorized representative is hereby desig- nated as the enforcing officer of this Section. In addition to all other grounds for revocation or ter- mination of permits set forth in the general provi- sions hereof, any failure or refusal on the part of a permittee to obey any rule, regulation, condition or law concerning the installation, maintenance, or removal of underground storage facilities shall be grounds for revocation of a permit. (Amd. Ord. 5086, 6-21-2004) G. DEFINITIONS OF TERMS USED IN THIS SECTION: ABANDONMENT OF UNDERGROUND STOR- AGE FACILITIES: 1. The relinquishment or termination or pos- session, ownership or control without full dis- closure to the new owner thereof of contain- ers, tanks, or pipes which have stored in the past or are currently storing regulated sub- stances whether by vacating or by disposition thereof and shall not depend on a mere lapse of time; or 2. Storage facilities which have been sub- stantially emptied and unattended. AQUIFER PROTECTION AREA (APA): Refer to RMC 4-3-050B, Applicability – Critical Areas Des- ignations/Mapping, and RMC 4-11-010, Defini- tions A. (Amd. Ord. 4851, 8-7-2000) CLOSURE OF UNDERGROUND STORAGE FACILITIES: The lawful emptying and/or removal of underground storage facilities pursuant to a permit issued by the Fire Department and in con- formance with chapter 34 of the International Fire Code. (Amd. Ord. 5086, 6-21-2004) CONTINUOUS MONITORING: A system using automatic equipment which routinely performs the required monitoring on a periodic or cyclic ba- sis throughout each day. DEPARTMENT: The City of Renton Fire Depart- ment. DOUBLE-WALLED: A container with two (2) complete shells which provide both primary and secondary containment. The outer shell must pro- vide structural support and must be constructed primarily of nonearthen materials including, but not limited to, concrete, steel, and plastic. EXISTING UNDERGROUND STORAGE FACIL- ITY: Any underground storage facility that is not a new underground storage facility. The term in- cludes any underground storage facility which has contained a hazardous substance in the past and, as of July 1, 1987, had the physical capacity of being used again (it had not been removed or completely filled with an inert solid). LEAK DETECTION SYSTEM: A system or tech- nology capable of detecting, within twenty four (24) hours, the failure of either the primary or sec- ondary containment structure or the presence of liquid in the secondary containment structure. MEMBRANE LINER: Any membrane sheet ma- terial fabricated into system for secondary con- tainment. A membrane liner is placed external to a tank, in order to be an impermeable barrier be- tween a primary containment device including pipes, and the ground. The membrane must pro- vide a complete envelope that will prevent both lateral and vertical migration of the stored product out of the containment system and will be free of cracks and gaps. NATIONALLY RECOGNIZED INDEPENDENT TESTING ORGANIZATION: Any one of the fol- lowing organizations, or other organizations ap- proved by the Fire Code Official: American National Standards Institute (ANSI) American Society of Mechanical Engineers (ASME) American Society for Testing and Materials (ASTM) National Association of Corrosion Engineers (NACE) National Sanitation Foundation (NSF) Underwriters Laboratories (UL) 4-5-120H 5 - 21 (Revised 7/04) Underwriters Laboratories of Canada, Inc. (ULC) (Amd. Ord. 5086, 6-21-2004) NEW UNDERGROUND STORAGE FACILITY: Any underground storage facility subject to this Section which is installed after the effective date of this Section or which complies with the require- ments of RMC 4-5-120H. OPERATOR: Any person in control of, or having responsibility for, the daily operation of a storage facility. OWNER: Includes his duly authorized agent or attorney, a purchaser, devisee, fiduciary and a person having vested or contingent interest in the property in question. PRIMARY CONTAINMENT: A device (such as a tank, pipe, drum) and associated appurtenances which holds a regulated substance. PRODUCT TIGHT: Impervious to the substance which is contained, or is to be contained, so as to prevent the seepage of the substance from the primary containment. To be product tight, the pri- mary container shall not be subject to physical or chemical deterioration by the substance which it contains over the useful life of the tank. REGULATED SUBSTANCES: Any hazardous materials, flammable liquid, combustible liquid, or toxic substances which are more particularly de- fined as: 1. Flammable Liquid: Any liquid having a flash point below one hundred degrees (100°) Fahrenheit and having a vapor pres- sure not exceeding forty (40) pounds per square inch (absolute) at one hundred de- grees (100°) Fahrenheit. 2. Combustible Liquid: A liquid having a flash point at or above one hundred degrees (100°) Fahrenheit. 3. Hazardous Materials: Includes such materials as flammable solids, corrosive liq- uids, radioactive materials, oxidizing materi- als, highly toxic, materials, poisonous gases, reactive materials, unstable materials, hyper- bolic materials and pyrophoric materials as defined in chapter 2 of the International Fire Code and any substance or mixture of sub- stances which is an irritant, a strong sensi- tizer or which generates pressure through exposure to heat, decomposition or other means. 4. Toxic Substance: Any material, either singularly or in combination, which may pose a present or potential hazard to human health or to the quality of groundwaters when im- properly used, stored, transported or dis- posed of or otherwise mismanaged including fertilizers, herbicides, and pesticides. (Amd. Ord. 5086, 6-21-2004) SECONDARY CONTAINMENT: A system which will completely collect and contain all primary containment spills and leaks, and contaminated precipitations, until appropriate remedial action can be determined. SINGLE-WALLED: A container with one shell in which regulated substances can or are being stored and which provides primary containment. UNAUTHORIZED RELEASE: Any spilling, leak- ing, emitting, discharging, escaping, leaching, or disposing from any underground storage tank into groundwater, surface water, or subsurface soils. Unauthorized release does not include intentional withdrawals of hazardous substances for the pur- pose of legitimate sale, use or disposal. UNDERGROUND STORAGE FACILITY: A tank, pipe, vessel or other container, or any combina- tion of the foregoing, used or designed to be used for the underground storage or underground transmission of regulated substances and the vol- ume of which (including the volume of the under- ground pipes connected thereto) is ten percent (10%) or more beneath the surface of the ground. The underground storage facilities include but are not limited to line leak detectors, monitoring wells, continuous automatic leak detection systems, and secondary containment systems associated therewith. H. NEW UNDERGROUND STORAGE FACILITIES AND MONITORING STANDARDS: 1. Applicability: The following subsections shall apply to all new installations of primary and secondary containers including leak in- terception and detection systems. (Amd. Ord. 5086, 6-21-2004) 4-5-120H (Revised 7/04)5 - 22 2. Standards for New Underground Stor- age Facilities: a. Primary and secondary levels of con- tainment shall be required for all new un- derground storage facilities used for the storage of regulated substances. b. All primary containers shall be prod- uct-tight and shall be installed in accor- dance with all applicable sections of chapter 34 of the International Fire Code. c. All secondary containers shall be constructed of materials of sufficient thickness, density, and composition to prevent structural weakening of the sec- ondary container as a result of contact with any released hazardous substance and shall be capable of containing any unauthorized release of the hazardous substance stored within the primary con- tainer(s) for at least the maximum antici- pated period, established by manufacturer’s specifications, sufficient to allow detection and removal of the un- authorized release. d. If a hazardous substance has come into contact with the secondary container and either additional primary containers exist within the secondary container or the leaking primary container has been closed as specified in this Section and re- placed by a new primary container, the owner shall demonstrate to the satisfac- tion of the Department that the require- ments of subsection H2c of this Section are still achievable or replace the sec- ondary container. e. The secondary container shall have the ability to contain the following vol- umes: i. At least one hundred percent (100%) of the volume of the primary container where only one primary container is within the secondary container. ii. In the case of multiple primary containers within a single secondary container, the secondary container shall be large enough to contain one hundred fifty percent (150%) of the volume of the largest primary con- tainer placed in it or ten percent (10%) of the aggregate internal vol- ume of all primary containers in the secondary container, whichever is greater. f. If the secondary container is open to rainfall, then it shall be able to accommo- date the volume of precipitation which could enter the secondary container dur- ing a twenty four (24) hour, one hundred (100) year storm in addition to the volume of hazardous substance storage required in subsection H2e of this Section. g. The volumetric requirements for the pore space of a granular material placed in the secondary container as backfill for the primary container shall be equal to or greater than that required in subsection H2e of this Section. The available pore space in the secondary container backfill shall be determined using appropriate engineering methods and safety factors and shall consider the specific retention and specific yield of the backfill material, the location of the primary container within the secondary container, and the proposed method of operation for the secondary container. h. The secondary container shall be equipped with a collection system to ac- cumulate, temporarily store, and permit removal of any precipitation, subsurface infiltration, or hazardous substance re- leased from the primary container. i. Laminated, coated, or clad materials shall be considered single-walled and shall not be construed to fulfill the re- quirements of both primary and second- ary containment. j. All primary containers and double- walled underground storage tanks sub- ject to flotations shall be weighted or an- chored using methods specified by the manufacturer or, if none exist, best engi- neering judgment. (Amd. Ord. 5086, 6- 21-2004) 4-5-120H 5 - 23 (Revised 7/04) 3. Design Standards for New Primary Containers and Double-Walled Under- ground Storage Tanks: a. Cathodically protected steel under- ground storage tanks, steel underground storage tanks clad with glass fibre-rein- forced plastic, and glass fibre plastic un- derground storage tanks shall be fabricated and designed to standards de- veloped by a nationally recognized inde- pendent testing organization or be listed by the testing organization. b. Underground storage tanks shall be tested by the manufacturer or an inde- pendent testing organization for durability and chemical compatibility with the regu- lated substances to be stored using rec- ognized engineering practices for materials testing. c. Except for steel underground storage tanks, a wear plate (striker plate) shall be centered under all accessible openings of the underground storage tank. The plate shall be constructed of steel or, if the steel is not compatible with the regu- lated substance stored, a material resis- tant to the stored regulated substance. The width of the plate shall be at least nine inches (9″) wide and have an area of one square foot or be equal to the area of the accessible opening or guide tube, whichever is larger. The thickness of the steel plate shall be at least 0.053 inch (1.35 mm), and those constructed of other materials (as required) shall be of sufficient thickness to provide equivalent protection. The plate shall be rolled to the contours of underground storage tank and bonded or seam welded in place. d. Single-walled primary containers of steel and the outer surface of double- walled underground storage tanks con- structed of steel which are not clad with glass fibre reinforced plastic, shall be pro- tected by a properly installed, maintained, and monitored cathodic protection sys- tem. Selection of the type of protection to be employed shall be based on a certifi- cation listing by a nationally recognized independent testing organization or the judgment of a registered corrosion engi- neer or a National Association of Corro- sion Engineers (NACE) accredited corrosion specialist taking into account the corrosion history of the area. Under- ground storage tanks with listed corrosion resistant materials, nonmetallic glass fi- ber reinforced plastic coatings, compos- ites, or equivalent systems shall be tested immediately prior to installation. i. The protection system shall be in- spected under the direction of a reg- istered corrosion engineer or NACE corrosion specialist at the frequency specified in the certification or in ac- cordance with the schedule pre- scribed by the system designer, but not less than annually. ii. Underground storage tanks in a vault and not backfilled are ex- empted from the requirements of this subsection. e. All primary containers and double- walled underground storage tanks shall be installed according to the manufac- turer’s written recommendations or, if no written recommendations exist, best en- gineering practice. f. Underground storage tanks shall be tested before being put into service in ac- cordance with the applicable sections of the code under which they were built. The ASME code stamp or listing mark of Underwriters Laboratories, Incorporated (UL), or any other nationally recognized independent testing organization shall be evidence of compliance with this require- ment. g. Before being covered, enclosed, or placed in use, all underground storage tanks and piping shall be tested for tight- ness hydrostatically or with air pressure at not less than three (3) pounds per square inch and not more than five (5) pounds per square inch. Pressure piping shall be hydrostatically tested to one hun- dred fifty percent (150%) of the maximum anticipated pressure of the system, or pneumatically tested to one hundred ten percent (110%) of the maximum antici- pated pressure of the system, but not less than five (5) pounds per square inch gauge at the highest point of the system. 4-5-120H (Revised 7/04)5 - 24 This test shall be maintained for a suffi- cient time to complete visual inspection of all joints and connections, but for at least ten (10) minutes. In lieu of the above, a test using accepted engineering practices shall be used. Double-walled underground storage tanks are exempt from the requirements of this Section pro- vided that the annular space is monitored using either pressure or vacuum testing. (Ord. 4147, 4-4-1988) h. All underground storage tanks shall be equipped with an overflow spill protec- tion system; a combination of “i” and at least one additional method of “ii” through “iv” must be used and is defined as fol- lows: i. A spill catchment basin which surrounds the fill pipe and prevents the inflow of the hazardous sub- 4-5-120I 5 - 27 (Revised 7/04) unless a strike plate or other approved devices used to protect the underground storage tank are located directly under the monitoring opening. o. The double-walled underground storage tank shall be so designed and in- stalled that any loss of hazardous sub- stance from the primary container will drain to a specific location within the an- nular space, as required, to be detected by a monitoring device or method. p. Any special accessories, fitting, coat- ing, or lining not inherent within the initial design of the primary container or dou- ble-walled underground storage tank shall be approved by a nationally recog- nized, independent testing organization or a demonstration of integrity with the primary container or double-walled un- derground storage tank shall be required. 5. Monitoring Standards for New Under- ground Storage Facilities: a. The owners or operators of all new underground storage facilities shall im- plement a monitoring program that is ap- proved by the Department and required as a condition of the permit. Visual moni- toring must be implemented unless it is determined by the Department to be un- feasible to visually monitor. b. All monitoring programs shall include a written routine monitoring procedure which includes, when applicable: i. the frequency of performing the monitoring method, ii. the methods and equipment to be used for performing the monitor- ing, iii. the location(s) from which the monitoring will be performed, iv. the name(s) or title(s) of the per- son(s) responsible for performing the monitoring and/or maintaining the equipment, and v. the reporting format. 6. Response Plan for New Underground Storage Facilities: a. Plan Required: A response plan shall be developed by the permit appli- cant which demonstrates, to the satisfac- tion of the Fire Marshal, that any unauthorized release will be removed from the secondary container within the shortest possible time and no longer than the time consistent with the ability of the secondary container to contain the regu- lated substance. This response plan shall be a condition of the underground stor- age facility permit. b. Plan Contents: The response plan shall include, but is not limited to, the fol- lowing: i. A description of the proposed methods and equipment to be used for removing the hazardous sub- stance, including the location and availability of the required equip- ment, if not permanently on-site, and an equipment maintenance schedule for the equipment located on-site. ii. The name(s) or title(s) of the per- son(s) responsible for authorizing the work to be performed. I. EXISTING INSTALLATIONS AND MONITORING STANDARDS: 1. Continuation: Any underground storage facility in existence as of the effective date of this Section, or for which an installation per- mit has been obtained prior to the effective date of this Section, shall be allowed to con- tinue in use, so long as it is product-tight. 2. Leaks: Should any existing storage tank and/or its associated piping experience a loss of product, due to leakage or mechanical fail- ure, the entire underground storage facility shall be upgraded to meet the requirements for a new underground storage facility as set forth in this Section. Should any existing stor- age tank experience a loss of product due to a failure in its associated piping, the Fire Code Official shall have the authority, upon written request of the owner/operator, to waive the requirement to replace the entire facility. Such waiver shall be based upon cer- 4-5-120I (Revised 7/04)5 - 28 tification to the satisfaction of the Code Offi- cial that the piping has been fully repaired. At a minimum, such certification shall include a product-tight test of the facility. 3. Monitoring Standards for Existing Un- derground Storage Facilities: a. Monitoring System Required: All owners of existing underground storage facilities which store regulated sub- stances subject to this Section shall im- plement a visual monitoring or alternative monitoring system that complies with this Section and is approved by the Fire Mar- shal within eighteen (18) months of the effective date of this Section. b. Objective: The objective of the mon- itoring program for existing underground storage facilities is to detect unauthorized releases within seventy two (72) hours of their occurrence. c. Fire Department Approval Re- quired: The Fire Department shall re- view the proposed monitoring program and shall approve the monitoring system if it finds that all aspects of the monitoring alternative can be implemented. If the proposed monitoring alternative cannot be approved, then the Fire Department may request the submittal of another pro- posed monitoring alternative or may specify the implementation of another monitoring alternative. d. Monitoring System Requirements: The monitoring system must be capable of determining the containment ability of the underground storage tank and de- tecting any active or future unauthorized releases. Groundwater monitoring may be utilized as a primary means of moni- toring only when the underground stor- age facility is located outside of an Aquifer Protection Area. All owners of ex- isting underground storage facilities sub- ject to this Section who are not able to implement visual monitoring shall imple- ment one of the following monitoring al- ternatives in conformance with any permit requirements imposed by the Fire Marshal: i. Tank tightness testing and inven- tory reconciliation controls. ii. Testing or monitoring for vapors within the soil surrounding the under- ground storage tank system. iii. Monitoring for products on the groundwater. iv. Monitoring for releases in an in- terception barrier. v. Automatic monitoring of product level and automatic inventory recon- ciliation. vi. Interstitial monitoring between the underground storage tank and a secondary barrier. vii. Other methods approved by the Fire Department. e. Annual Certification of Monitoring System: Leak detection devices and monitoring systems installed in accor- dance with this Section shall be in- spected and tested at least annually, and the test results maintained on-site for at least one year. 4. System Evaluation Criteria: The Fire Department shall evaluate each monitoring alternative proposed by the applicant for a permit to determine its suitability based on the following criteria: a. Whenever possible, primary method of monitoring other than groundwater monitoring shall be performed, monthly at a minimum. b. When the underground storage facil- ity is in an Aquifer Protection Area, a monitoring method other than groundwa- ter monitoring shall be utilized on a weekly or more frequent basis for leak detection monitoring. c. Groundwater monitoring may be re- quired by the Fire Code Official or the Of- ficial’s designee in an Aquifer Protection Area. The Fire Marshal shall review and approve the number and location of the monitoring well(s). More than one under- 4-5-120J 5 - 29 (Revised 7/04) ground storage facility may be monitored using the same well provided the well is directly downgradient of all underground storage facilities being monitored and is within one thousand feet (1,000′) of all underground storage facilities being monitored. 5. Tests: If the monitoring technique(s) se- lected is designed to detect the presence of the stored regulated substance outside of the underground storage facility, then tests must be made to determine if the regulated sub- stance or any interfering constituents exist in the soil or backfill surrounding the under- ground storage facility. 6. Failure to Monitor: The failure to imple- ment an approved monitoring system shall be cause for the Fire Code Official to require clo- sure of the underground storage facility pur- suant to subsection L of this Section, Closure Requirements. (Amd. Ord. 5086, 6-21-2004) J. PERMITS: 1. Permit Required: No person, persons, corporation or other legal entities shall install or operate a primary or secondary storage fa- cility without first obtaining a permit to do so from the Fire Department. 2. Information Required: The Fire Depart- ment shall not issue a permit to install or op- erate a primary or secondary underground storage facility unless adequate plans, speci- fications, test data, and/or other appropriate information have been submitted by the owner and/or operator showing that the pro- posed design and construction of the facility meet the intent and provisions of this Section. 3. Abandonment Prohibited: No person, persons, corporation or other legal entities shall temporarily or permanently abandon a primary or secondary storage facility. 4. Closure Procedure: No person, per- sons, corporation or other legal entities shall close a primary or secondary underground storage facility without first obtaining a permit to do so from the Fire Marshal. The Fire Mar- shal shall not issue a permit to temporarily or permanently close a primary or secondary un- derground storage facility unless adequate plans and specifications and other appropri- ate information have been submitted by the applicant showing that the proposed closure meets the intent and provisions of this Sec- tion. 5. Fee: The application for a permit pursu- ant to this Section shall be accompanied by the fee stipulated in RMC 4-1-150, Fire Pre- vention Fees. 6. Permit Conditions: a. Notification of Changes or Re- lease: i. As a condition of any permit re- quirements to operate an under- ground storage facility, the permittee shall report to the Department within thirty (30) days after any changes in the usage of any underground stor- age tank, including: • The storage of new hazardous substances; • Changes in monitoring proce- dure; or • The replacement or repair of all or part of any underground stor- age facility. ii. As a condition on any permit re- quirement to operate an under- ground storage facility, the permittee shall report to the Department within seventy two (72) hours any replace- ment or repair of all or part of any un- derground storage facility. iii. As a condition of any permit re- quirement to operate an under- ground storage facility, the permittee shall report to the Department any unauthorized release occurrence, within twenty four (24) hours of its de- tection, using the procedures re- quired in this Section. b. Monitoring Records Required: Written records of all monitoring per- formed shall be maintained on-site by the operator for a period of at least three (3) years from the date the monitoring was performed. The Fire Department may re- 4-5-120K (Revised 7/04)5 - 30 quire the submittal of the monitoring records or a summary at a frequency that they may establish. The written records of all monitoring performed in the past three (3) years shall be shown to the Depart- ment or duly authorized representative upon demand during any site inspection. Monitoring records shall include: i. The date and time of all monitor- ing or sampling; ii. Monitoring equipment calibration and maintenance records; iii. The results of any visual obser- vations; iv. The results of all sample analy- sis performed in the laboratory or in the field, including laboratory data sheets; v. The logs of all readings of gauges or other monitoring equip- ment, groundwater elevations, or other test results; and vi. The results of inventory read- ings and reconciliations. 7. Permit Expiration: A permit to operate issued by the Fire Department shall be effec- tive for one year. The underground storage facility owner shall apply to the Department for permit renewal at least sixty (60) days prior to the expiration of the permit. 8. Transfer of Permit: Permits may be transferred to a new underground storage fa- cility owner if the new underground storage facility owner does not change any conditions of the permit, the transfer is registered with the Department within thirty (30) days of the change in ownership, and any necessary modifications are made to the information in the initial permit application due to the change in ownership. The Fire Department may re- view, modify, or terminate the permit to oper- ate the underground storage facility upon receiving the ownership transfer request. 9. Inspection Required for Permit Re- newal: The Fire Department shall not renew an underground storage facility permit unless the underground storage facility has been in- spected within the prior three (3) years and the inspection revealed that the underground storage facility complied with this Section, as applicable, and with all existing permit condi- tions. The inspection shall be conducted by the Fire Department. If the inspection reveals noncompliance, then the Department must verify by a follow-up inspection that all re- quired corrections have been implemented before renewing the permit. 10. Implementation of Inspection Re- port: Within thirty (30) days of receiving an inspection report from the Department the permit holder shall file with the Department a plan and time schedule to implement any re- quired modifications to the underground stor- age facility or to the monitoring plan needed to achieve compliance with the intent of this Section or the permit conditions. This plan and time schedule shall also implement all of the recommendations of the Department. K. RELEASE REPORTING REQUIREMENTS: 1. Reporting Required for All Unautho- rized Releases: All unauthorized releases from the primary or secondary container shall be reported to the Fire Department according to the provisions of this Section. a. Releases to Secondary Contain- ers: All unauthorized releases to second- ary containers shall be recorded on the operator’s monitoring reports. Such an unauthorized release shall be deter- mined to be “an unauthorized release re- quiring reporting”, if the leak detection monitoring system in the space between the primary and secondary containers cannot be reactivated within eight (8) hours. This provision shall be applicable only to new underground storage tanks. b. All Other Releases: All other unau- thorized releases shall be reported pursu- ant to the provisions of an “unauthorized release requiring reporting” within twenty four (24) hours after the release has been, or should have been, detected un- der the monitoring system installed or maintained. 4-5-120K 5 - 31 (Revised 7/04) 2. Unauthorized Releases Requiring Re- cording: a. Definition of Release Requiring Recording: An unauthorized release re- quiring recording is one in which the leak detection monitoring system in the space between the primary and secondary con- tainer could be reactivated within eight (8) hours. b. Time for Reporting: Unauthorized releases requiring recording shall be re- ported to the Fire Department within five (5) days of the occurrence. c. Content of Report: The incident re- port shall be accompanied by a written record including the following informa- tion: i. List of type, quantities, and con- centration of hazardous substances released. ii. Method of cleanup. iii. Method and location of disposal of the released hazardous sub- stances (indicate whether a hazard- ous waste manifest(s) is utilized). iv. Method of future leak prevention or repair. If this involves a change in operation, monitoring or manage- ment, then appropriate reports shall also be filed and a new permit ap- plied for. v. If the primary container is to con- tinue to be used, then a description of how the monitoring system between the primary and secondary container has been reactivated. vi. Facility operator’s name and telephone number. vii. The approximate costs for cleanup to be submitted voluntarily. d. Review and Inspection: The De- partment shall review the information submitted pursuant to the report of an un- authorized release requiring recording, shall review the permit and may inspect the underground storage facility. e. Revocation of Permit: The Depart- ment shall find that the containment and monitoring standards of this Section can continue to be achieved or the Depart- ment shall revoke the permit until appro- priate modifications are made to allow compliance with the standards. f. Causes of Container Deterioration: Deterioration of the secondary container is likely when any of the following condi- tions exist: i. The secondary container will have some loss of integrity due to contact with the stored hazardous substances; ii. The mechanical means used to clean up the released hazardous substance could damage the sec- ondary container; or iii. Hazardous substances, other than those stored in the primary con- tainer, are added to the secondary container for treatment or neutraliza- tion of the released hazardous sub- stance as part of the cleanup process. g. Reportable or Recordable Re- lease: If a recordable unauthorized re- lease becomes a reportable unauthorized release due to initially unanticipated facts, the release shall immediately be treated as a reportable release. 3. Unauthorized Release Requiring Re- porting: a. Time for Notification: Within twenty four (24) hours after an unauthorized re- lease has been detected, or should have been detected, using required monitor- ing, the operator shall notify the Fire De- partment. This Section shall apply to any unauthorized release except as defined in subsection K2a of this Section. (Amd. Ord. 5086, 6-21-2004) b. Time for and Content of Report: Within five (5) working days of detecting 4-5-120L (Revised 7/04)5 - 32 the release, the operator or permittee shall submit to the Department a full writ- ten report to include all of the following in- formation which is known at the time of filing the report: i. List of type, quantity, and concen- tration of regulated substances re- leased. ii. The results of all investigations completed at that time to determine the extent of soil or groundwater or surface water contamination due to the release. iii. Method of cleanup implemented to date, proposed cleanup actions, and approximate cost of actions taken to date. iv. Method and location of disposal of the released regulated substance and any contaminated soils or groundwater or surface water. v. Proposed method of repair or re- placement of the primary and sec- ondary containers. vi. Facility operator’s name and telephone number. 4. Subsequent Cleanup Reports Re- quired: Until cleanup is complete, the opera- tor or permittee shall submit reports to the Department every month or at a more fre- quent interval specified by the Department. The reports shall include the information re- quested in this Section. L. CLOSURE REQUIREMENTS: 1. Closure Required: Existing under- ground storage facilities which have experi- enced an unauthorized release may not be repaired and shall be closed pursuant to the requirements of this Section. During the pe- riod of time between cessation of regulated substance storage and actual completion of underground storage facility closure, the ap- plicable containment and monitoring require- ments of this Section shall continue to apply. 2. Exception: The requirements of this Section do not apply to those underground storage facilities in which regulated sub- stances are continued to be stored even though there is no use being made of the stored substance. In these cases, the appli- cable containment and monitoring require- ments of this Section shall continue to apply. 3. General Provisions: a. Compliance with Fire Code Re- quired: All closures shall be accom- plished in conformance with chapter 34 of the International Fire Code and with the provisions of this Section. b. Closure Proposal Required: Prior to closure, the underground storage facil- ity owner shall submit to the Department a proposal describing how the owner in- tends to comply with closure require- ments. The requirement for prior submittal is waived if the storage of regu- lated substances ceases as a result of an unauthorized release or to prevent or minimize the effects of an unauthorized release. In this situation, the under- ground storage facility owner shall submit the required proposal within fourteen (14) days of either the discovery of an unau- thorized release or the implementation of actions taken to prevent or minimize the effects of the unauthorized release. c. Department of Ecology Notifica- tion: Notification of intent to close under- ground storage tanks shall be submitted to the Department of Ecology at least thirty (30) days prior to the start of work, in accordance with WAC 173-360-385. 4. Temporary Closure: a. Applicability: This Section applies to those underground storage facilities in which storage has ceased for a period of more than ninety (90) days and less than three hundred sixty five (365) days and where the owner or operator proposes to retain the ability to use the underground storage facility within a year for the stor- age of regulated substances. Under- ground storage facilities temporarily taken out of service for a period of up to ninety (90) days shall continue to be monitored in conformance with the appli- cable subsections of this Section. 4-5-120L 5 - 33 (Revised 7/04) b. Exception: This Section does not apply to underground storage facilities that are empty as a result of the with- drawal of all stored material during nor- mal operating practice prior to the planned input of additional regulated sub- stances consistent with permit condi- tions. c. Standards and Requirements for Temporary Closure: The owner or oper- ator shall comply with all of the following: i. All residual liquid, solids, or slud- ges shall be removed and handled pursuant to the requirements of the Fire Department. ii. If the underground storage facil- ity contained a regulated substance that could produce flammable vapors at standard temperature and pres- sure, then the underground storage facility shall be purged of the flamma- ble vapors to levels that would pre- clude an explosion or such lower levels as may be required by the Fire Department. iii. The underground storage tank may be filled with a noncorrosive liq- uid that is not a regulated substance. This liquid must be tested by a certi- fied testing agency and results sub- mitted to the Department prior to its being removed from the under- ground storage facility at the end of the temporary closure period. iv. Except for required venting, all fill and access locations and piping shall be sealed utilizing locked caps or concrete plugs. v. Power service shall be discon- nected from all pumps associated with the use of the underground stor- age tank. d. Modification of Monitoring Re- quirements: The monitoring required pursuant to the permit may be modified or eliminated during the temporary clo- sure period by the Department. The De- partment shall consider, in making the above decision, the need to maintain monitoring in order to detect unautho- rized releases that may have occurred during the time the underground storage facility was used but that have not yet reached the monitoring locations and been detected. e. Inspection Required: The under- ground storage facility shall be inspected by the owner or operator at least once ev- ery three (3) months to assure that the temporary closure actions are still in place. This shall include: i. Visual inspection of all locked caps and concrete plugs. ii. If locked caps are utilized, then at least one shall be removed to deter- mine if any liquids or other sub- stances have been added to the underground storage tank or if there has been a change in the quantity or type of liquid added pursuant to the above Section. f. Closure Plan Required: A closure plan clearly illustrating when and how the tank will either be placed back into ser- vice, removed from the ground, or per- manently abandoned is required to be submitted to the Department at the time of permit application. 5. Permanent Closure Requirements: a. Applicability: The permanent clo- sure requirements of this Section shall apply to those underground storage facil- ities in which the storage of regulated substances has ceased for a period of more than three hundred sixty five (365) days or when the owner has no intent within the next year to use the under- ground storage facility for storage of reg- ulated substances. b. Compliance Required: Owners of underground storage facilities subject to permanent closure shall comply with all the provisions of this Section. c. Standards and Requirements for Removal of Tanks: An underground storage facility that is required to be per- manently closed shall have the tanks re- 4-5-120L (Revised 7/04)5 - 34 moved, per chapter 34 of the Interna- tional Fire Code. Owners of underground storage facilities proposing to perma- nently close the facility by removal shall comply with the following requirements: i. All residual liquid, solids, or slud- ges shall be removed. ii. If the underground storage facil- ity contained a regulated substance that could produce flammable vapors at standard temperature and pres- sure, then the underground storage facility, either in part or as a whole, shall be purged of the flammable va- pors to levels that would preclude ex- plosion or such lower levels as may be required by the Department. iii. When an underground storage facility or any part of an underground storage facility is to be disposed of, the owner must document to the De- partment that proper disposal has been completed. iv. An owner of an underground storage facility or any part of an un- derground storage facility that is des- tined for a specific reuse shall identify to the Department the future under- ground storage facility owner, opera- tor, location of use, and nature of use. v. An owner of an underground storage facility or any part of an un- derground storage facility that is des- tined for reuse as scrap material shall identify this reuse to the Department. d. Standards and Requirements for Abandoning Tank in Place: A tank may be abandoned and closed in place, if it can be proven that removal of the tank could constitute a hazard to the immedi- ate structure or underground utilities. The closing in place is at the Fire Code Offi- cial’s approval. Owners of underground storage facilities who propose to perma- nently close a facility in place with prior approval of the Fire Code Official shall comply with the following: i. All residual liquid, solids, or slud- ges shall be removed. ii. All piping associated with the un- derground storage tank shall be re- moved and disposed of unless removal might damage structures or other pipes that are being used and that are contained in a common trench, in which case the piping to be closed shall be emptied of all con- tents and capped. iii. The underground storage tank, except for the piping that is closed pursuant to the above subsection, shall be completely filled with an inert solid, unless the owner intends to use the underground storage tank for the storage of a nonregulated sub- stance which is compatible with the previous use of the underground storage facility. iv. A notice shall be filed and re- corded with the County Auditor, which shall describe the exact verti- cal and area location of the closed underground storage facility, the reg- ulated substance it contained, and the closure method. e. Demonstration to Fire Code Offi- cial: The owner of an underground stor- age facility being closed shall demon- strate to the satisfaction of the Fire Code Official that no unauthorized release has occurred. This demonstration can be based on the ongoing leak detection monitoring, groundwater monitoring, or soils sampling performed during or im- mediately after closure activities. If feasi- ble, soil samples shall be taken and ana- lyzed according to the following: i. If the underground storage facility or any portion thereof is removed, then soil samples from the soils im- mediately beneath the removed por- tions shall be taken. Sampling shall be conducted using the methods de- scribed in the Department of Ecol- ogy’s Guidance for Remediation of Petroleum Contaminated Soils (Doc- ument 91-30). At a minimum, a sep- arate sample shall be taken for every 4-5-140 5 - 35 (Revised 12/05) 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) 6 - i (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. 5159, October 17, 2005. 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 SECTION PAGE NUMBER NUMBER (Revised 12/05)6 - ii 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 1. Permitted When . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 2. Potential Annexation Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 3. Rates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 1. Costs and Damages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 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 SECTION PAGE NUMBER NUMBER 6 - iii (Revised 1/05) 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 E.Right-of-Way Dedication Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 1. Dedication Required for Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 SECTION PAGE NUMBER NUMBER (Revised 1/05)6 - iv 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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 N.Review of Construction Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 1. Submittal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 SECTION PAGE NUMBER NUMBER 6 - iv.1 (Revised 1/05) 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 1. Alternates, Modifications, Waivers, Variances . . . . . . . . . . . . . . . . . . . . 20.1 2. Half Street Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1 a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1 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 (Revised 1/05)6 - iv.2 This page left intentionally blank. 4-6-020G 6 - 3 (Revised 12/05) F. RESPONSIBILITIES OF OWNER AND UTILITY: 1. Water Utilities Section: a. The Water Utilities Section will per- form evaluations and inspections of plans/or premises of all existing facilities and inform the owner, by letter, of any corrective action deemed necessary, the method of achieving the correction and the time allowed for the correction to be made. b. The Water Utilities Section shall in- sure that all backflow prevention assem- blies are tested annually to insure satisfactory operation. c. The Water Utilities Section shall in- form the owner, by letter, of any failure to comply by the time of the first reinspec- tion. An additional fifteen (15) days will be allowed for the correction. In the event the owner fails to comply with the neces- sary correction by the time of the second reinspection, the Water Utilities Section will inform the owner, by letter, that the water service to the owner’s premises will be terminated within a period not to ex- ceed five (5) days. d. If the Water Utilities Section deter- mines at any time that a serious threat to the public health exists, the water service will be terminated immediately and with- out notice. 2. Plan Review Section: On new installa- tions the Plan Review Section will provide on- site evaluation and/or inspection of plans in order to determine if cross connections exist and what type of backflow preventer, if any, will be required before a water meter permit can be issued. 3. Owner: a. The owner shall be responsible for the elimination or protection of all cross connections on his property. b. The owner, whether notified by the City or not, shall at his expense install, maintain and have tested by a certified tester any and all backflow preventers on his premises. c. The owner shall return to the City the assembly test reports within thirty (30) days after receipt of the yearly test notifi- cation. d. The owner shall inform the Water Utilities Section of any proposed or mod- ified cross connections. e. Owners who cannot shut down oper- ation for testing of assemblies must pro- vide bypass piping with an additional backflow assembly at their expense. f. The owner shall only install backflow preventers which are approved by the Washington State Department of Health. g. The owner shall install backflow pre- venters only in a manner approved by the Washington State Department of Health. h. The owner may be required to install a backflow preventer at the service en- trance if a private water source is main- tained on his premises, even if it is not cross connected to the City’s system. i. Failure of the owner to cooperate in the installation, maintenance, repair, in- spection and testing of backflow preven- ters required by this Section shall be grounds for the termination of water ser- vice or the requirements of an air-gap separation. G. ANNUAL INSPECTION AND TESTING REQUIREMENTS: All reduced pressure principle backflow assem- blies, double check valve assemblies, pressure vacuum breaker assemblies and air gaps in- stalled in lieu of a backflow preventer shall be in- spected and tested annually, or more often when successive inspections indicate failure. All in- spections and testing will be performed by a cer- tified tester. The test reports shall be returned to the City within thirty (30) days after receipt of the yearly test notification. (Ord. 4312, 5-13-1991) 4-6-030A (Revised 12/05)6 - 4 4-6-030 DRAINAGE (SURFACE WATER) STANDARDS: A. PURPOSE: It is the purpose of this Section to promote and develop policies with respect to and to preserve the City’s watercourses and to minimize water quality degradation by previous siltation, sedi- mentation and pollution of creeks, streams, riv- ers, lakes and other bodies of water to protect property owners tributary to developed and unde- veloped land from increased runoff rates and to insure the safety of roads and rights-of-way. (Ord. 3174, 11-21-1977) B. ADMINISTERING AND ENFORCING AUTHORITY: The Administrator of the Planning/Building/Public Works is designated as the Administrator and is responsible for the general administration and co- ordination of this Section. All provisions of this Section shall be enforced by the Administrator and/or his designated representatives. For such purposes, the Administrator or his duly authorized representative shall have the power of a police of- ficer. C. SUBMISSION OF DRAINAGE PLANS: 1. When Required: All persons applying for any of the following permits and/or ap- provals shall submit for approval, unless ex- pressly exempted under subsection C2 of this Section, a drainage plan with their appli- cation and/or request: a. Mining, excavation and grading per- mit; b. Shoreline management substantial development permit; c. Flood control zone permit; d. Major plat; e. Short plat approval, except where each lot contains thirty five thousand (35,000) square feet or more; f. Special permits; g. Temporary permits; h. Building permits. Where the permit relates to a single family residential struc- ture of less than five thousand (5,000) square feet, the Administrator may waive the plan requirement except where the subject property is in a critical area, as determined under subsection D of this Section; i. Planned urban development; j. Site plan approvals; k. Any other development or permit ap- plication which will affect the drainage in any way. The plan submitted during one permit ap- proval process may be subsequently submit- ted with further required applications. The plan shall be supplemented with additional in- formation at the request of the Department of Public Works. (Ord. 5153, 9-26-2005) 2. When Plans Not Required: The plan re- quirement established in subsection C1 of this Section shall not apply when the Depart- ment determines that the proposed permit and/or activity: a. Will not seriously and adversely im- pact the water quality conditions of any affected receiving bodies of water; and/or b. Will not substantially alter the drain- age pattern, increase the peak discharge and cause any other adverse effects in the drainage area. c. Additionally, the plan requirement es- tablished in subsection C1 of this Section shall not apply to single family residences when such structures are less than five thousand (5,000) square feet, unless the subject property is in a critical area as de- termined under subsection D of this Sec- tion. D. DEVELOPMENT RESTRICTIONS IN CRITICAL FLOOD, DRAINAGE AND/OR EROSION AREAS: Development which would increase the peak flow 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- 4-6-030E 6 - 7 (Revised 6/05) not be employed to convey the runoff resulting from impervious surface that is subject to vehicular use or storage of chemicals. ii. Requirements for Zone 2 of an Aquifer Protection Area: New drainage ditches or channels may be employed in lieu of a pipe system. A groundwater protection liner may be required for new drainage ditches or channels per the design criteria, and existing drainage ditches or channels reconstructed, to convey the peak runoff from the twenty five (25) year design storm using the design crite- ria described in the section “Liner to Prevent Groundwater Contamina- tion” in the introduction to § 4.6, Wa- ter Quality Facility Design, and the methods of analysis described in § 4.3.7 in Chapter 4 of the King County Surface Water Design Man- ual with a freeboard to overflow of 0.5 feet. In addition, new drainage ditches or channels must be demon- strated to convey the peak runoff from the one hundred (100) year de- sign storm without overtopping. (Amd. Ord. 4740, 7-19-1999) g. Section 1.2.4, CORE REQUIRE- MENT #4; CONVEYANCE SYSTEM, “Composition”: i. Requirements for Zone 1 of an Aquifer Protection Area: New con- veyance systems shall be con- structed in accordance with the pipeline requirements specified in RMC 4-3-050H6a, Pipeline Require- ments – Zone 1, of the aquifer pro- tection regulations. Proposed projects shall provide an impervious surface for all new or existing areas that will be subject to vehicular use or storage of chemicals. Said impervi- ous surface shall be provided with the proper catch basins and a pipe- line storm drainage system in order to collect surface water runoff and di- rect it into the downstream drainage conveyance system. ii. Requirements for Zone 2 of an Aquifer Protection Area: A ground- water protection liner may be re- quired for new drainage ditches or channels per the design criteria de- scribed in the section “Liner to Pre- vent Groundwater Contamination” in the introduction to § 4.6, Water Qual- ity Facility Design. Exception: New drainage ditches or channels do not require a groundwater protection liner following the last water quality facility. Proposed projects shall pro- vide an impervious surface for all new or existing areas that will be sub- ject to vehicular use or storage of chemicals. Said impervious surface shall be provided with the proper catch basins and an approved con- veyance system in order to collect surface water runoff and direct it into the downstream drainage convey- ance system. (Amd. Ord. 4740, 7-19-1999; Ord. 4851, 8-7-2000) h. Section 1.3.5, SPECIAL REQUIRE- MENT #5; SPECIAL WATER QUALITY CONTROLS: i. Requirements for Zone 1 of an Aquifer Protection Area: •Threshold: If a proposed project will discharge runoff from more than one acre of impervious sur- face that will be subject to vehic- ular use or storage of chemicals, and: (1) Proposes direct discharge of runoff to a regional facility, re- ceiving water, lake, wetland, or closed depression without on- site peak rate runoff control; or (2) The runoff from the project will discharge into a Type 1 or 2 stream, or Type 1 wetland, within one mile from the project site. •Requirement: The wetvault size shall be increased by a factor of 1.5 times the size of the wetvault normally required per § 4.6.2 of the 1990 King County Surface Water Design Manual and shall satisfy the wetvault required by § 1.2.3. CORE REQUIREMENT 4-6-030F (Revised 6/05)6 - 8 #3: RUNOFF CONTROL in Zone 1 of the aquifer protection area. New or existing retrofitted wetvaults and appurtenances shall meet the pipeline require- ments specified in RMC 4-3-050H6a, Pipeline Require- ments – Zone 1. (Amd. Ord. 4851, 8-7-2000) ii. Requirements for Zone 2 of an Aquifer Protection Area: •Threshold: If a proposed project will construct more than one acre of impervious surface that will be subject to vehicular use or stor- age of chemicals, and (1) Proposes direct discharge of runoff to a regional facility, re- ceiving water, lake, wetland, or closed depression without on- site peak rate runoff control; or (2) The runoff from the project will discharge into a Type 1 or 2 stream, or Type 1 wetland, within one mile from the project site. •Requirement: Then a wetpond meeting the standards described above shall be employed to treat a project’s runoff prior to dis- charge from the site. A wetvault or water quality swale, as de- scribed above, may be used when a wetpond is not feasible. A groundwater protection liner may be required for wetponds and water quality swales per the design criteria described in the section “Liner to Prevent Groundwater Contamination” in the introduction to § 4.6, Water 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- dard Specifications for Municipal Construction and Standard Detail documents, and the design criteria, construction materials, practices, and standard details contained in chapters 3, 4 and 5 of the current King County Surface Water Design Manual; provided, that the Department’s stan- dards and design criteria will take precedence and prevail in any interpretation of conflicting or contradictory standards and design criteria; and provided further, that within designated urban separators regulated in RMC 4-3-110, the 2005 King County Surface Water Design Manual Con- servation Flow Control Area Level 2 flow control standards are required. (Ord. 4269, 5-21-1990; Ord. 5132, 4-4-2005) G. REVIEW AND APPROVAL OF PLAN: 1. Timing and Process: All storm drainage plans prepared in connection with any of the permits and/or approvals listed in subsection C1 of this Section shall be submitted for re- view and approval to the Development Ser- vices Division. If no action is taken by the City after submission of final drainage plans within forty five (45) days, then such plan is deemed approved. (Ord. 3174, 11-21-1977) 2. Fees: Fees shall be as listed in RMC 4-1-180B. (Ord. 4722, 5-11-1998) 3. Additional Information: The permit ap- plication shall be supplemented by any plans, specifications or other information consid- ered pertinent in the judgment of the Admin- istrator or his duly authorized representative. (Ord. 3174, 11-21-1977) H. BONDS AND LIABILITY INSURANCE REQUIRED: The Development Services Division shall require all persons constructing retention/detention facili- ties to post with the Administrator surety and cash bonds or certified check in the amount of one and one-half (1-1/2) times the estimated cost of con- 4-6-030I 6 - 9 (Revised 12/05) struction. Where such persons have previously posted, or are required to post, other such bonds with the Administrator, either on the facility itself or on other construction related to the facility, such person may, with the permission of the Di- rector and to the extent allowable by law, combine all such bonds into a single bond; provided, that at no time shall the amount thus bonded be less than the total amount which would have been re- quired in the form of separate bonds; and pro- vided further, that such bond shall on its face clearly delineate those separate bonds which it is intended to replace. 1. Construction Bond: Prior to com- mencing construction the person con- structing the facility shall post a construction bond in an amount sufficient to cover the cost of conforming said con- struction with the approved drainage plans. In lieu of a bond, the applicant may elect to establish a cash escrow account with his bank in an amount deemed by the Administrator to be sufficient to reim- burse the City if it should become neces- sary for the City to enter the property for the purpose of correcting and/or eliminat- ing hazardous conditions relating to soil stability and/or erosion. The instructions to the escrowee shall specifically provide that after prior written notice unto the owner and his failure to correct and/or eliminate existing or potential hazardous conditions and his failure to timely rem- edy same, the escrowee shall be autho- rized without any further notice to the owner or his consent to disburse the nec- essary funds unto the City of Renton for the purpose of correcting and/or eliminat- ing such conditions complained of. After determination by the Department that all facilities are constructed in compliance with the approved plans, the construction bond shall be released. 2. Maintenance Bond: After satisfac- tory completion of the facilities and re- lease of the construction bond by the City, the person constructing the facility shall commence a three (3) year period of satisfactory maintenance of the facility. A cash bond, surety bond or bona fide contract for maintenance with a third party for the duration of this three (3) year period, to be approved by the Administra- tor and to be used at the discretion of the Administrator to correct deficiencies in said maintenance affecting public health, safety and welfare, must be posted and maintained throughout the three (3) year maintenance period. The amount of the cash bond or surety bond shall be in the amount of one and one-half (1-1/2) times the estimated cost of maintenance for a three (3) year period. 3. Liability Policy: The person con- structing the facility shall maintain a liabil- ity policy during such private ownership with policy limits of not less than one hun- dred thousand dollars ($100,000.00) per individual, three hundred thousand dol- lars ($300,000.00) per occurrence and fifty thousand dollars ($50,000.00) prop- erty damage, which shall name the City of Renton as an additional insured without cost to the City and which shall protect the City of Renton from any liability, cost or expenses for any accident, negligence, failure of the facility, omission or any other liability whatsoever relating to the con- struction or maintenance of the facility. Said liability policy shall be maintained for the duration of the facility by the owner of the facility, provided that in the case of fa- cilities assumed by the City of Renton for maintenance pursuant to subsection I of this Section, said liability policy shall be terminated when said City maintenance responsibility commences. I. CITY ASSUMPTION OF MAINTENANCE: 1. Maintenance of Facilities by City Au- thorized: The City of Renton is authorized to assume the maintenance of retention/deten- tion facilities after the expiration of the three (3) year maintenance period in connection with the subdivision of land if: a. All of the requirements of subsection F of this Section have been fully complied with; b. The facilities have been inspected and approved by the Department after their first year of operation; c. The surety bond required in subsec- tion H of this Section has been extended 4-6-030J (Revised 12/05)6 - 10 for one year covering the City’s first year of maintenance; d. All necessary easements entitling the City to properly maintain the facility have been conveyed to the City; e. It is recommended by the Adminis- trator and concurred in by the City Coun- cil that said assumption of maintenance would be in the best interests of the City. 2. Notification of Defect Required: The owner of said property shall throughout the maintenance period notify the City in writing if any defect or improper working of the drain- age system has come to his notice. Failure to so notify the City shall give the City cause to reject assumption of the maintenance of the facility at the expiration of the three (3) year maintenance period, or within one year of the discovery of the defect or improper working, whichever period is the latest in time. J. RETROACTIVITY RELATING TO CITY MAINTENANCE OF SUBDIVISION FACILITIES: If any person constructing retention/detention fa- cilities and/or receiving approval of drainage plans prior to the effective date of this Section re-as- sesses the facilities and/or plans so constructed and/or approved and demonstrates, to the Admin- istrator’s satisfaction, total compliance with the re- quirements of this Section the City may, after in- spection, approval and acknowledgment of the proper posting of the required bonds as specified in subsection H of this Section, assume mainte- nance of the facilities. (Ord. 3174, 11-21-1977) K. DRAINAGE PLAN REVIEW PROCEDURES: The drainage plan and supportive calculations shall be reviewed by the Department using the Department’s construction plan review proce- dures in coordination with all other applicable City permit review procedures. 1. Tests: Whenever there is insufficient ev- idence of compliance with any of the provi- sions of this Code or evidence that any mate- rial or construction does not conform to the requirements of this Code, the Administrator may require tests as proof of compliance to be made at no expense to this jurisdiction. Test methods shall be as specified by this Code or by other recognized test standards. If there are no recognized and accepted test methods for the proposed alternate, the Administrator shall determine test procedures. Suitable per- formance of the method or material may be evidence of compliance meeting the testing requirement. (Ord. 4269, 5-21-1990) L. ALTERNATE PROVISIONS FOR MATERIAL, CONSTRUCTION AND DESIGN: See RMC 4-9-250E. (Ord. 4722, 5-11-1998) M. MODIFICATIONS OF CODE REQUIREMENTS: See RMC 4-9-250D. (Ord. 4722, 5-11-1998) N. VIOLATIONS OF THIS SECTION AND PENALTIES: Unless otherwise specified, violation of this Sec- tion are misdemeanors subject to RMC 1-3-1. (Ord. 4351, 5-4-1992; Ord. 5159, 10-17-2005) 4-6-040 SANITARY SEWER STANDARDS: A. CONNECTION TO CITY SEWER REQUIRED: The owner of each house, building or property used for human occupancy, employment, recre- ation or other purpose, situated within the City and abutting on any street, alley or right-of-way in which there is now located or may in the future be located a public sanitary or combined sewer of the City which said public sewer is within three hundred thirty feet (330′) of the property line and which has been determined to be a health hazard by the City or the Seattle-King County Health De- partment, or its successor agencies, or which has participated and been included in a local improve- ment district, is hereby required at the owner’s ex- pense to install suitable toilet facilities therein and to connect such facilities directly with the proper public sewer in accordance with the provisions of this Chapter, within ninety (90) days after the date of official notice to do so. 1. Exception for Connection to Private Sewage System: Where a public sanitary or combined sewer is not available under the provisions of this Chapter, the building sewer shall be connected to a private sewage dis- posal system complying with the provisions of this Section. (Ord. 4343, 2-3-1992) 4-6-040F 6 - 11 (Revised 6/05) B. RESPONSIBILITY FOR SEWER MANAGEMENT FACILITIES: Any facility improvements identified by the current adopted long-range wastewater management plan (comprehensive sewer system plan) that are not installed or in the process of being installed must be constructed by the property owner(s) or developer(s) desiring service. (Ord. 4343, 2-3-1992) C. SERVICE OUTSIDE OF CITY: 1. Permitted When: Sewer service to prop- erties outside the City’s corporate limits will be permitted when the property is within the City’s adopted Potential Annexation Area (PAA), approved sanitary sewer service boundary, or within a special assessment dis- trict of the City. Sanitary sewer service will only be granted to those parcels whose pro- posed connection(s) meet(s) the following three (3) Renton adopted land use dimen- sions: a. Use allowed under adopted general land use category, i.e., residential, com- mercial, office, or industrial; b. Allowed residential density within adopted land use category; and c. Allowed structure type and scale within adopted land use category, i.e., number of residential units per building. 2. Potential Annexation Area: The owner(s) of property in Renton’s Potential An- nexation Area shall, prior to connecting to the sewer, execute a covenant running with the land by which the owners, their heirs, succes- sors, or assigns are obligated to affirmatively support any legal and constitutional method of annexation. 3. Rates: The rates to such special users shall be as stipulated in RMC 8-5-15. (Ord. 4467, 8-22-1994; Amd. Ord. 4677, 8-4-1997; Ord. 4907, 6-4-2001; Ord. 4969, 6-3-2002; Ord. 4981, 8-5-2002; Ord. 5002, 2-10-2003; Ord. 5123, 1-3-2005) D. USE OF SEPTIC TANKS, PRIVIES OR CESSPOOLS: Except as hereinafter provided, it shall be unlaw- ful to construct or maintain any privy, privy vault, septic tank, cesspool, or other facility intended or used for the disposal of sewage. (Ord. 2173, 8-16-1965) E. PERMIT REQUIRED FOR CONNECTION TO CITY SEWER: No unauthorized person shall uncover, make any connections with or openings into, use, alter or disturb any public sewer or appurtenance thereof without first obtaining a written permit from the De- velopment Services Division. 1. Connection Approval Options: Per- mission to make connection to the public sewer shall consist of either: a. A developer extension agreement, wherein permission is granted to make an extension to a public sewer, or b. A building sewer permit, wherein per- mission is granted to make a connection from private property to a public sewer. A building sewer permit shall include per- mission to construct a side sewer when- ever it is required to complete connection. 2. Permit Classes: There shall be three (3) classes of building sewer permits: a. For residential service; b. For commercial service; and c. For industrial service. (Ord. 3832, 8-13-1984) 3. Submittal Requirements and Applica- tion Fees: In each case the owner or his duly authorized agent or representative shall make application in writing on a special form furnished by the City for said purposes. The permit application shall be supplemented by any plans, specifications or other information considered pertinent in the judgment of the Development Services Division. The permit and inspection fees shall be as listed in RMC 4-1-180. F. PUBLIC SEWER STANDARDS: 1. Costs and Damages: All costs and ex- pense incident to the installation and connec- tion of the building sewer shall be borne by 4-6-040F (Revised 6/05)6 - 12 the owner or applicant of the premises in question. The owner shall indemnify the City against any loss or damage that may directly or indirectly be occasioned by the installation of the building sewer. (Ord. 1552, 6-12-1956) 2. Standards: Public sewers shall conform to the latest standards of the City, as adopted by City Code, and to the “Recommended Standards for Sewage Works” of the Great Lakes-Upper Mississippi River Board of State Sanitary Engineers, and are subject to review by the Department of Ecology of the State of Washington. All public sewer extensions shall conform to the standards and be consistent with the City comprehensive sewer system plan. (Ord. 4343, 2-3-1992) 3. Public Sewer Pipe Materials: The pub- lic sewer shall be ductile iron, AWWA C151, with Type II push-on or Type III mechanical joints, together with cement mortar lining three thirty seconds inch (3/32″) in accor- dance with AWWA C104, or polyvinyl chloride (PVC) plastic pipe ASTM D3034, or concrete nonreinforced ASTM C14 Class 2, or con- crete reinforced ASTM C76; rubber gaskets for concrete pipe shall meet ASTM C443 standards; rubber gasket for PVC pipe shall meet ASTM 1869 standards. However, when public sewers are installed in filled or unsta- ble ground, in areas with high groundwater levels, or in areas where the potential for infil- tration occurs, they may be required to be ei- ther ductile iron or PVC plastic pipe. Exact pipe material shall be as determined by the wastewater utility. Minimum size shall be eight inches (8″) diameter. (Ord. 4343, 2-3-1992) 4.Repealed by Ord. 4999. (Ord. 1552, 6-12-1956; Amd. Ord. 2847, 5-6-1974) 5. Manhole Requirements: a. Where Required: Manholes shall be installed at the end of each line, at all changes of grade, size or alignment, at distances no greater than four hundred feet (400′) for fifteen inch (15″) diameter sewers or smaller. Greater spacing may be permitted in larger sewers. Manholes shall be a minimum of forty eight inches (48″) in diameter, shall be precast con- crete or cast in place concrete, with steel reinforcement; steps shall be placed at one foot (1′) spacing, conforming to cur- rent safety regulations. (Ord. 4343, 2-3-1992) b. Covers: The manhole covers shall be twenty four inches (24″) in diameter cast iron frame and covers. c. Connections: All connections to the manhole shall match the existing inverts or have a drop connection in accordance with the current City standards. (Ord. 4343, 2-3-1992) d. Manhole Requirements for Indus- trial Wastes: When required by the Utili- ties Engineer, the owner of any property served by a building sewer carrying in- dustrial wastes shall install a suitable con- trol manhole in the building sewer to facil- itate observation, sampling and measure- ment of the wastes. Such manhole, when required, shall be accessibly and safely located, and shall be constructed in ac- cordance with plans approved by the Util- ities Engineer. The manhole shall be in- 4-6-040G 6 - 13 (Revised 3/03) stalled by the owner at his expense, and shall be maintained by him so as to be safe and accessible at all times. (Ord. 1552, 6-12-1956; Amd. Ord. 2847, 5-6-1974) 6. Lift Station Standards: All lift stations that are to be turned over for public mainte- nance as well as private lift stations for com- mercial or multi-family building sewers shall have alarm and standby emergency opera- tion systems, and meet or exceed Depart- ment of Ecology specifications as detailed in “Criteria for Sewage Works Design”. All pri- vate single family lift stations shall meet or ex- ceed the current City standards for that type of facility. 7. Supervision Required: All persons or local improvement districts desiring to install sanitary sewer mains, as an extension of Renton’s sewer system, must extend said mains under the supervision of the wastewa- ter utility. (Ord. 4343, 2-3-1992) 8. Public Sewer Extension Requires De- veloper Agreement: Extensions to the pub- lic sewer may be permitted by developer extension agreements. (Ord. 3055, 8-9-1976) G. PRIVATE (BUILDING) SEWER STANDARDS: 1. Independent Sewer Required for Ev- ery Building: A separate and independent building sewer shall be provided for every building, except where one building stands at the rear of another on an interior lot and no private sewer is available or can be con- structed to the rear building through an ad- joining alley, court, yard, or driveway, the building sewer from the front building may be extended to the rear building and the whole considered as one building sewer. (Ord. 1552, 6-12-1956) 2. Private Sewer Pipe Materials: The building sewer shall be ductile iron pipe class 50, PVC plastic pipe ASTM spec. D3034 or equal, or other suitable material approved by the Utilities Engineer. Joints shall be tight and waterproof. Any part of the building sewer that is located within ten feet (10′) of a water service pipe shall be constructed of ductile iron pipe with push-on rubber gasket joints. If installed in filled or unstable ground, the building sewer shall be of ductile iron pipe with push-on rubber gasketed joints. (Ord. 4343, 2-3-1992) 3. Size and Slope: The size and slope of the building sewer shall be subject to the ap- proval of the Utilities Engineer. The standard minimum sizes and slopes are: a. Four inches (4″) at a two percent (2%) slope (one-quarter inch (1/4″) per foot) for single family or duplex residen- tial, or b. Six inches (6″) at a two percent (2%) slope (one-quarter inch (1/4″) per foot) for multi-family, commercial or industrial. c. In no event shall the diameter of the side sewer stub be less than six inches (6″). 4. Special Allowance for Lesser Slope: The utility may allow, under certain circum- stances, a six inch (6″) side sewer to be laid at no less than one percent (1%) (one-eighth inch (1/8″) per foot). A grade release holding the City harmless for the flatter slope will be required. 5. Pipe Location, Elevation, Etc.: When- ever possible, the building sewer shall be brought to the building at an elevation below the basement floor. No building sewer shall be laid parallel to or within three feet (3′) of any bearing wall, which might thereby be weakened. The depth shall be sufficient to af- ford protection from frost. The building sewer shall be laid at uniform grade and in straight alignment insofar as possible. Changes in di- rection shall be made with proper fittings per City standards. The wastewater utility may al- low, at its discretion, the installation of a six inch (6″) building sewer properly curved not to exceed one-half (1/2) of manufacturer’s spec- ifications. In all buildings in which any building drain is too low to permit gravity flow to the public sewer, sanitary sewage carried by such drain shall be lifted by approved artificial means and discharged to the building sewer. 6. Trenching Standards: All excavations required for the installation of a building sewer shall be open trench work unless oth- erwise approved by the Utilities Engineer. Pipe laying and backfill shall be performed in 4-6-040H (Revised 3/03)6 - 14 accordance with ASTM spec. C12-19 and APWA spec. Sec. 60 except that no backfill shall be placed until the work has been in- spected. 7. Joints and Connections: All joints and connections shall be made gastight and wa- tertight, and installed in accordance with APWA spec. 62-3.98A. Concrete pipe joints shall conform with ASTM C-443. Ductile iron pipe push-on joints shall conform with ANSI A-21.11. PVC pipe joints shall conform with ASTM D2680. Other jointing materials and methods may be used only by written ap- proval of the Utilities Engineer. 8. Grease, Oil and Sand Interceptors: a. When Required: Grease, oil and sand interceptors or other approved methodology shall be provided when, in the opinion of the Utilities Engineer, they are necessary for the proper handling of liquid wastes containing grease in exces- sive amounts, or any flammable wastes, sand and other harmful ingredients; ex- cept that such interceptors shall not be required for private living quarters or dwelling units. Grease and oil intercep- tors shall be required on all restaurants, garages and gas station premises and shall be so situated as to intercept only the sources of grease and oil wastes but excluding domestic or human wastes. b. Type, Capacity and Location: All interceptors shall be of a type and capac- ity approved by the Utilities Engineer, and shall be located as to be readily and easily accessible for cleaning and inspection. c. Construction Materials and Stan- dards: Grease and oil interceptors shall be constructed of impervious materials capable of withstanding abrupt and ex- treme changes in temperature. They shall be of substantial construction, wa- tertight and equipped with easily remov- able covers which, when bolted in place, shall be gastight and watertight. d. Maintenance Required: Where in- stalled, all grease, oil and sand intercep- tors shall be maintained by the owner, at his expense, in continuously efficient op- eration at all times. (Ord. 4343, 2-3-1992) 9. Inspection: The applicant for the build- ing sewer permit shall notify the Utilities Engi- neer when the building sewer is ready for inspection and connection to the public sewer. (Ord. 1552, 6-12-1956; Amd. Ord. 2847, 5-6-1974). 10. Precautions While Building: All exca- vations for building sewer installation shall be guarded with barricades and lights and such other precautions as are reasonably ade- quate to protect the public from accident and injury. 11. Restoration of Public Property Re- quired: Streets, sidewalks, parkways and other public property disturbed in the course of the work shall be restored in a manner sat- isfactory to the City. 12. Surety Bond Required: A surety bond in an amount deemed sufficient and deter- mined by the Utilities Engineer, but in no event less than five hundred dollars ($500.00), shall be furnished and deposited with the City to indemnify the City against any loss, damage, liability in connection with such sewer work. (Ord. 1552, 6-12-1956; Amd. Ord. 2847, 5-6-1974) 13. Use of Old Sewers: Old building sew- ers may be used in connection with new buildings only when they are found, on exam- ination and tests by the Utilities Engineer, to meet all requirements of this Chapter. (Ord. 4999, 1-13-2003) H. CONNECTION OF PRIVATE (BUILDING) SEWER TO PUBLIC SEWER: 1. Location: The connection of the building sewer into the public sewer shall be made at a side sewer stub, if such a stub is available at a suitable location and is found upon ex- amination and tests by the utility to meet all standards and specifications of the City. If no stubs are suitably located or if the existing stub(s) are found not to meet all standards and specifications, the property owners shall, at their expense, have a new side sewer stub installed. 2. Permit and Supervision by Utility Re- quired: All such connections shall be made under permit issued by the utility and per City standards and specifications. The connection 4-6-040I 6 - 14.1 (Revised 3/03) 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. (Revised 3/03)6 - 14.2 This page left intentionally blank. 4-6-040J 6 - 15 (Revised 6/05) (Ord. 2801, 9-24-1973, Amd. Ord. 2847, 5-6-1974) 4. Maintenance Requirements and Dis- charge Prohibitions: The owner shall oper- ate and maintain the private sewage disposal facilities in a sanitary manner at all times, at no expense to the City. No septic tank or cesspool shall be permitted to discharge to any public sewer or natural outlet. 5. Additional Requirements of Health Of- ficer: No statement contained in this Chapter shall be construed to interfere with any addi- tional requirements that may be imposed by the Health Officer. (Ord. 2801, 9-24-1973) 6. Standards for Abandoning Private Sewage Disposal Facilities: After connec- tion to the sewerage system, all septic tanks, cesspools and similar private sewage dis- posal facilities shall be abandoned and filled with suitable material; provided, however, the owner of the subject premises may suitably clean the septic tank to utilize same and any adjoining drain fields system for the proper disposal of stormwaters. (Ord. 4472, 9-12-1994) J. ADDITIONAL REQUIREMENTS THAT APPLY WITHIN ZONES 1 AND 2 OF AN AQUIFER PROTECTION AREA: 1. Zone 1 Requirements: a. Wastewater Disposal – Zone 1: i. New developments (residential and nonresidential) shall, as a condi- tion of the building permit, be required to connect to a central sanitary sewer system prior to occupancy. ii. Existing developments (residen- tial and nonresidential) may be re- quired to connect to a central sewer system as a requirement of any building permit issued after the effec- tive date of this Section (May 1, 1993) for the property. iii. All existing developments (resi- dential and nonresidential) which are within three hundred thirty feet (330′) of an existing gravity sanitary sewer with capacity shall be required to connect within two (2) years of the passage of this Section (September 14, 1994). All existing developments (residential and nonresidential) which are located within three hun- dred thirty feet (330′) of a new gravity sanitary sewer line with capacity shall be required to connect within two (2) years of the availability of the new sewer line. b. Additional Zone 1 Requirements: For properties located in Zone 1 of an aquifer protection area, additional re- quirements pertaining to sewers are specified in the following sections of the Renton Municipal Code: RMC 4-3-050C8d(i), Prohibited Activities – Aquifer Protection Areas, Zone 1; RMC 4-3-050C1a, Aquifer Protection Areas – Compliance with Regulations; RMC 4-3-050H6a, Pipeline Requirements – Zone 1; and RMC 4-4-030C7, Construc- tion Activity Standards – Zones 1 and 2. 2. Zone 2 Requirements: a. Wastewater Disposal – Zone 2: i. New developments (residential and nonresidential) shall, as a condi- tion of the building permit, be re- quired to connect to a central sanitary sewer system prior to occu- pancy. New single family residential development on existing lots may use an on-site sewage disposal sys- tem in lieu of connection to a central sanitary sewer system when the Wastewater Utility has determined that, according to its codes and poli- cies, a central sanitary sewer is un- available. Approval of the use of an on-site sewage disposal system for such development shall be condi- tional upon the signing of a covenant running with the land to connect to a central sanitary sewer within two (2) years of its availability as determined by the Wastewater Utility, according to its codes and policies. ii. Sanitary sewers shall be con- structed in accordance with prevail- ing American Public Works 4-6-050 (Revised 6/05)6 - 16 Association (APWA) standards with respect to minimum allowable infiltra- tion and exfiltration. b. Additional Zone 2 Requirements: For properties located in Zone 2 of an aquifer protection area, additional re- quirements pertaining to sewers are specified in the following sections of the Renton Municipal Code: RMC 4-3-050C1a, Aquifer Protection Areas – Compliance with Regulations; RMC 4-3-050H6b, Pipeline Requirements – Zone 2; RMC 4-4-030C7, Construction Activity Standards – Zones 1 and 2; and RMC 4-3-050D2b, Potential to Degrade Groundwater. (Ord. 4367, 9-14-1992; Ord. 4851, 8-7-2000) 4-6-050 STREET PLAN ADOPTED: That certain arterials and street plan is hereby adopted as a part of and in further implementation of the City’s Comprehensive Plan for the physical development of the City of Renton. (Ord. 2199, 12-20-1965) 4-6-060 STREET STANDARDS: A. PURPOSE: It is the purpose of this Code to establish design standards and development requirements for street improvements to insure reasonable and safe access to developed properties. These im- provements include sidewalks, curbs, gutters, street paving, monumentation, signage and light- ing. (Ord. 4521, 6-5-1995) B. ADMINISTERING AND ENFORCING AUTHORITY: The Administrator of the Department of Planning/ Building/Public Works and/or his/her designated representatives are responsible for the general administration and coordination of this Code. C. APPLICABILITY: Whenever a permit is applied for under the provi- sions of the Uniform Building Code for new con- struction, or application made for a short plat or a 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 install certain street improvements, including, but not limited to: lighting on all adjacent rights-of- way, and all private street improvements on ac- cess easements. The minimum design standards for streets are listed in the following tables. These standards will be used as guidelines for determin- ing specific street improvement requirements for development projects, including short plats and subdivisions. D. EXEMPTIONS: The following exemptions shall be made to the re- quirements listed in this Section: 1. New construction or addition with valua- tion less than fifty thousand dollars ($50,000.00). 2. Interior remodels of any value not involv- ing a building addition. 3. The construction of one single family house, or the modification or addition to an existing house if the public street adjacent to the lot under construction is currently used for vehicular access and improved with pave- ment. If the street does not meet the criteria, then the street must be improved to meet minimum Fire Department Standards. E. RIGHT-OF-WAY DEDICATION REQUIRED: 1. Dedication Required for Develop- ment: Where the existing width for any right- of-way adjacent to the development site is less than the minimum standards listed in subsection F of this Section, additional right- of-way dedication will be required for the pro- posed development. 2. Amount of Dedication: The right-of-way dedication required shall be half of the differ- ence between the existing width and the min- imum required width as listed in subsection F of this Section. In cases where additional right-of-way has been dedicated on the oppo- site side of the right-of-way from the develop- ment site in compliance with this Section, then dedication of the remaining right-of-way width to obtain the minimum width as listed in subsection F of this Section shall be required. 3. Waiver of Dedication: The Administra- tor may waive the requirement for additional right-of-way dedication pursuant to RMC 4-9-250C, Waiver Procedures, where it is de- 4-6-060L 6 - 19 (Revised 12/05) 2. Minimum Alley Design Standards: I. STREET LIGHTING STANDARDS: 1. Average Maintained Illumination: The street lighting shall be constructed to provide average maintained horizontal illumination as illustrated below. The lighting levels shall be governed by roadway classification and area zoning classification. Values are in horizontal foot-candles at the pavement surface when the light source is at its lowest level. 2. Uniformity Ratios: Uniformity ratios for the street lighting shall meet or exceed four to one (4:1) for light levels of 0.6 foot-candles or more and six to one (6:1) for light levels less than 0.6 foot-candles. 3. Guidelines: Street lighting systems shall be designed and constructed in accordance with the City publication, “Guidelines and Standards for Street Lighting Design of Resi- dential and Arterial Streets”. J. PRIVATE STREETS: 1. When Permitted: Private streets are al- lowed for access to six (6) or fewer lots, pro- vided at least two (2) of the six (6) lots abut a public right-of-way. Private streets will only be permitted if a public street is not anticipated by the Planning/Building/Public Works De- partment to be necessary for existing or fu- ture traffic and/or pedestrian circulation through the subdivision or to serve adjacent property. 2. Minimum Standards: Such private streets shall consist of a minimum of a twenty six-foot (26′) easement with a twenty-foot (20′) pavement width. The private street shall provide a turnaround meeting the minimum requirements of this Chapter. No sidewalks are required for private streets; however, drainage improvements per City Code are re- quired, as well as an approved pavement thickness (minimum of four inches (4″) as- phalt over six inches (6″) crushed rock). The maximum grade for the private street shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. The land area included in private street ease- ments shall not be included in the required minimum lot area for purposes of subdivision. 3. Signage Required: Appurtenant traffic control devices including installation of traffic and street name signs, as required by the Planning/Building/Public Works Department, shall be provided by the subdivider. The street name signs will include a sign labeled “Private Street.” 4. Easement Required: An easement will be required to create the private street. 5. Timing of Improvements: The private street must be installed prior to recording of the plat unless deferred. (Ord. 5100, 11-1-2004) K. SHARED DRIVEWAYS: 1. When Permitted: A shared private drive- way may be permitted for access to two (2) lots. The private access easement shall be a minimum of twenty-foot (20′) in width, with a minimum of twelve-foot (12′) paved driveway. L. TIMING FOR INSTALLATION OF IMPROVEMENTS: No building shall be granted a certificate of final occupancy, or plat or short plat recorded, until all the required street improvements are constructed in a satisfactory manner and approved by the re- sponsible departments unless those improve- ments remaining unconstructed have been deferred by the Planning/Building/Public Works Administrator or his/her designee and security for ZONING TYPE ROW WIDTH PAVING WIDTH All Residential 16 feet 14 feet Commercial 16 feet 16 feet Downtown Core Area and Industrial 20 feet 20 feet Commercial Industrial Residential Principal Arterial 2.0 2.0 1.0 Minor Arterial 1.4 1.2 0.6 Collector Street 1.2 0.9 0.6 Local Street 0.9 0.6 0.2 4-6-060M (Revised 12/05)6 - 20 such unconstructed improvements has been sat- isfactorily posted. (Ord. 5156, 9-26-2005) M. PLAN DRAFTING AND SURVEYING STANDARDS: The construction permit plans for street improve- ments shall be prepared and surveyed in con- formance with the Department’s “Construction Plan Drafting Standards”, surveying standards and the City’s “Standard Specifications for Munic- ipal Construction”, and standard detail docu- ments. N. REVIEW OF CONSTRUCTION PLANS: 1. Submittal: All street improvement plans prepared shall be submitted for review and approval to the Department. All plans and specifications for such improvements are to be submitted at the time application for a building permit is made. 2. Fees and Submittal Requirements: All permits required for the construction of these improvements shall be applied for and ob- tained in the same manner and conditions as specified in chapter 9-10 RMC, relating to ex- cavating or disturbing streets, alleys, pave- ment or improvements. Fees shall be as stipulated in RMC 4-1-180B1, C4 and C5. Money derived from the above charges shall be deposited to the General Fund. Half of the fee is due and payable upon submittal for a construction permit application, and the re- mainder is due and payable prior to issuance of the construction permit. 3. Cost Estimate Required: The applicant will be required to submit a cost estimate for the improvements. This will be checked by the Department for accuracy. O. INSPECTIONS: 1. Authority and Fees: The Department shall be responsible for the supervision, in- spection and acceptance of all street im- provements listed in this Section, and shall make a charge therefor to the applicant. P. CONSTRUCTION BOND REQUIRED: 1. Acceptable Security: Prior to com- mencing construction the person construct- ing the street improvements shall post a construction bond in an amount sufficient to cover the cost of conforming said construc- tion with the approved construction permit plans. In lieu of a bond, the applicant may elect to establish a cash escrow account with his/her bank, securing only this obligation and no other, in an amount deemed by the Administrator to be sufficient to reimburse the City if it should become necessary for the city to complete the improvements. 2. Instructions to Escrow: The instruc- tions to the escrow shall specifically provide that after prior written notice unto the appli- cant and his/her failure to correct and/or elim- inate existing or potential hazardous conditions or improperly constructed im- provements, and his/her failure to timely rem- edy same, the escrow shall be authorized without any future notice to the applicant or his/her consent to disburse the necessary funds unto the City of Renton for the purpose of correcting and/or eliminating such condi- tions. 3. Subsequent Conversion to Mainte- nance Bond: After determination by the De- partment that all facilities are constructed in compliance with the approved plans, the con- struction bond can be reduced to ten percent (10%) as a one year maintenance bond. Q. LATECOMER’S AGREEMENTS: 1. Latecomer’s Agreements Authorized: Any party extending utilities that may serve other than that party’s property may request a latecomer’s agreement from the City. Where a development is required to construct street improvements that may also be required by other developments or by future development of other parcels in the vicinity, then the devel- oper may request establishment of a late- comer’s agreement to reimburse the developer for all initial costs of the improve- ments. 2. Process for Latecomer’s Agreements: The procedure to follow in making application for the latecomer’s agreement and the steps to be followed by the City are as detailed in chapter 9-5 RMC. 4-6-060R 6 - 20.1 (Revised 1/05) 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 (Revised 1/05)6 - 20.2 This page left intentionally blank. 4-6-070B 6 - 21 (Revised 12/05) that the adjacent parcel of property has the potential for future development and dedication of the right-of-way necessary for the completion of the street right-of- way. b. Minimum Design Standards: The right-of-way for the half street improve- ment must be a minimum of thirty-five feet (35′) with twenty-eight feet paved (28′). A curb and a six-foot (6′) sidewalk shall be installed on the development side of the street. If the street will require a cul-de- sac, then the right-of-way for the half of the cul-de-sac shall be dedicated, with in- stallation of a temporary hammerhead turnaround. The property shall also dedi- cate easements to the city for street light- ing and fire hydrants. Additional ease- ments shall be provided for the franchise utilities outside of the dedicated right-of- way. c. Standards for Completion of the Street: When the adjacent parcel is plat- ted or developed, an additional fifteen feet (15′) of right-of-way shall be dedi- cated from the developing property. The pavement shall then be widened to thirty two feet (32′) in total width, and a curb and six foot (6′) wide sidewalk shall be in- stalled on the developing side of the street. If the street is a dead end street re- quiring a cul-de-sac, then the developing parcel shall dedicate the remainder of the right-of-way for the cul-de-sac and con- struct the final complete cul-de-sac, in- cluding curb and sidewalk improvements. 3. Reduced Right-of-Way Dedication: a. When Permitted: The Department may approve a reduction in the required right-of-way width for residential access streets for new streets within a short plat or subdivision to forty two feet (42′) when the extra area from the reduction is used for the creation of an additional lot(s) which could not be platted without the re- duction; or when the platting with the re- quired right-of-way width results in the creation of lots with less than one hun- dred feet (100′) in depth. b. Additional Easements: The De- partment may require additional ease- ments be provided for the franchise utilities outside of the dedicated right-of- way when such a right-of-way reduction is approved. In no case shall a reduction in the required right-of-way width be ap- proved unless it is shown that there will be no detrimental effect on the public health, safety or welfare if the right-of- way width is reduced, and that the full right-of-way width is not needed for cur- rent or future development. S. DEFERRAL OF IMPROVEMENT INSTALLATION: See RMC 4-9-060. T. APPEALS: Any decisions made in the administrative process described in this Section may be appealed to the Hearing Examiner pursuant to RMC 4-8-110. U. VIOLATIONS OF THIS SECTION AND PENALTIES: Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1-3-1. (Ord. 4521, 6-5-1995; Ord. 5159, 10-17-2005) 4-6-070 TRANSPORTATION CONCURRENCY REQUIREMENTS: A. AUTHORITY AND PURPOSE: This Chapter is enacted pursuant to the Washing- ton State Growth Management Act, chapter 36.70A, at RCW 36.70A.070. It is the purpose of this Chapter to ensure Renton transportation level of service standards are achieved concur- rently with development, or within a reasonable time after development occupancy and use. (Ord. 4708, 3-2-1998) B. DEFINITIONS OF TERMS USED IN THIS SECTION: 1. Concurrency or Concurrent with De- velopment: Transportation improvements or strategies are in place at the time of building permit issuance, or a financial commitment is in place to complete the improvements or strategies within six (6) years of building per- mit issuance. 2. Department: The Planning/Building/ Public Works Department. 4-6-070C (Revised 12/05)6 - 22 3. Development Activity Permit Applica- tion: For the purposes of transportation con- currency regulations, any construction, building expansion, or change in use which creates additional demand upon or need for transportation facilities and which requires a development permit from the City of Renton. 4. Development Permit: Written permis- sion from the appropriate City decision maker authorizing the division of a parcel of land, the construction, reconstruction, conversion, structural alteration, relocation or enlarge- ment of any structure, or any use or extension of the use of the land. 5. Financial Commitment: Includes reve- nue designated in the most currently adopted Transportation Improvement Program for transportation facilities or strategies through the six (6) year period with reasonable assur- ance that such funds will be timely put to such ends, unanticipated revenue from Federal or State grants for which the City has received notice of approval, and/or revenue that is as- sured by an applicant in a form approved by the City in a voluntary agreement. 6. Finding of Concurrency: A written find- ing that is part of the applicable development permit issued by the City indicating that a de- velopment activity permit application has suc- cessfully passed the Renton transportation concurrency test. The finding of concurrency is made by the decision maker with the au- thority to approve the development permit. 7. Level of Service (LOS): A measure of the quality and efficiency of facilities and sys- tems. The Renton transportation LOS is adopted in the Renton Comprehensive Plan Transportation Element. The transportation LOS standard establishes an index value which must be met or exceeded in future years. The LOS index value is determined by the weighted sum of the p.m. peak travel dis- tances from the City, averaged in all direc- tions, in thirty (30) minutes for SOV, HOV, and transit modes. The current index value is forty nine (49). More in depth discussion of the Cit- ywide LOS policy may be found in the Trans- portation Element. 8. Transportation Concurrency Test: Technical review of a development activity permit application by the Department to de- termine if the transportation system has ade- quate or unused or uncommitted capacity, or will have adequate capacity, to accommodate trips generated by the proposed develop- ment, without causing the level of service standards to decline below the adopted stan- dards, at the time of development or within six (6) years. 9. Vested: The right to develop or continue development in accordance with the laws, rules, and other regulations in effect at the time vesting is achieved. The time vesting is achieved is determined in accordance with brightline vesting rules included in State leg- islation and case law. C. APPLICABILITY AND EXEMPTIONS: 1. Applicability: A concurrency test shall be conducted for all development activity ap- plications, as defined in subsection B3 of this Section, excluding exemptions. 2. Exemptions: The following applications are exempt from the concurrency test: a. Applications categorically exempt from SEPA review under RMC 4-9-070, Environmental Review Procedures. i. The concurrency test shall not be conducted for projects that are sub- ject to SEPA review due to their loca- tion within an environmentally sensitive area, but which would oth- erwise be exempt from SEPA review. ii. The concurrency test exemption shall not apply to short plats. b. Any project that is a component of a development which was granted a finding of concurrency that has not expired. c. Development vested prior to April 6, 1998. d. Projects granted a finding of concur- rency where the development activity is conducted by a person or entity other than the original applicant, if the project is limited to the uses, intensities, and vehi- cle trip generation rates for which the finding of concurrency was originally made. 4-6-090D 6 - 27 (Revised 12/05) establish minimum requirements and procedures for the underground installation and relocation of electrical and communication facilities within the City. B. APPLICABILITY: It shall be and it is hereby made the policy of the City to require compliance with the following or- derly program pertaining to the underground relo- cation of all existing overhead wires carrying any electrical energy, including, but not limited to, telephone, telegraph, cable television and electri- cal power, and to require the underground instal- lation of all new electrical communication facilities, subject to certain exceptions noted hereafter. Subject to the excepted facilities listed in subsection C of this Section, this Chapter shall apply to all electric facilities and to all communica- tion facilities, including but not limited to tele- phone, telegraph and cable television facilities. C. EXEMPTIONS: 1. This Chapter shall not apply to the follow- ing facilities: a. Electric utility substations, pad- mounted transformers and switching facilities not located on the public right- of-way where site screening is or will be provided in accordance with subsection H7b of this Section. b. Electric transmission systems of a voltage of fifty five (55) kv or more, (including poles and wires) and equiva- lent communication facilities where the utility providing electrical energy is willing to provide at its expense an underground street lighting circuit including all conduc- tor and conduit to a point on the poles at least forty feet (40′) above ground level to serve utility owned street lighting fixtures to be mounted on the poles at said loca- tion. c.Ornamental street lighting stan- dards. d. Telephone pedestals and other equivalent communication facilities. e. Police and fire sirens, or any similar municipal equipment, including traffic- control equipment. (Ord. 2432, 9-23-1968) f.When undergrounding is required due to extensions, duplications, reloca- tions or rebuilds to existing overhead electrical and communication facilities but the poles to be removed following un- dergrounding would not be removed be- cause of continuing requirements for such poles, such as services to resi- dences of King County when those resi- dences are not required to be undergrounded. However, if there is a reasonable likelihood that underground- ing would occur in the foreseeable future, conduit for underground crossings should be installed whenever feasible as part of any ongoing street construction, reconstruction or overlayment project. g.When: • undergrounding is required due to extensions, duplications, relo- cations or rebuilds to existing overhead electrical and commu- nication facilities and there are existing overhead electrical or communication facilities that will not be removed (such as high tension wires), and • the electrical and communication facilities to be removed by under- grounding parallel the facilities that will not be removed, and • are on the same street right-of- way or are immediately adjacent thereto, either on the same side of the right-of-way or on the op- posite side of the right-of-way, then the owners of the property that would be required to under- ground under subsection E3 of this Section will be given the op- tion to request such under- grounding and if the majority of them agree, then the under- grounding shall occur. D. DEFINITIONS OF TERMS USED IN THIS SECTION: The following terms when used in this Section shall have the meanings given below: 1. Rebuilds: A replacement of overhead fa- cilities for a distance of three (3) or more 4-6-090E (Revised 12/05)6 - 28 spans (four (4) poles) or five hundred feet (500′) exclusive of replacements due to casu- alty damage. 2. Services: Facilities located on private property and/or for the specific purpose of servicing one customer. 3. Relocations: Removal of existing facili- ties with subsequent reinstallation at an adja- cent location, generally necessitated by roadway widening projects, shall constitute a relocation. (Ord. 2432, 9-23-1968) E. UNDERGROUND SERVICE REQUIRED: 1. When Required: a. New Services: All new electric or communication services from an over- head or underground facility to service connections of structures shall be in- stalled underground from and after the ef- fective date of this Section (9-23-1968). b. Service Extensions and Rebuilds: All extension, rebuilds, relocations, or du- plications of existing overhead electric and communication facilities shall be in- stalled under ground from and after the effective date of this Section (9-23-1968). All rebuilt or relocated electric or commu- nication services from an overhead or un- derground facility to service connections of structures shall be installed under ground from and after the effective date of this Section (9-23-1968), except: 1) those services which only involve a change in the overhead service line with- out a change in the corresponding ser- vice entrance facilities, and 2) services feeding overhead to existing single family residences may be rebuilt or enlarged. (Ord. 4352, 5-11-1992) c. Upon Dedication of Right-of-Way or Easement: All rights-of-way proposed to be dedicated to the City and/or ease- ments for public facilities shall be subject to the provisions of this Chapter. (Ord. 2432, 9-23-1968) 2. Time Allowed to Convert Existing Above-Ground Facilities: a. Business Centers and Industrial Areas: The following requirements apply to all areas of the City which are outlined on the map referred to herein. i. Fifteen (15) Years for Conver- sion: All existing overhead electric and communication facilities, with the exceptions previously noted in subsection C of this Section, shall be converted to underground facilities within fifteen (15) years from the ef- fective date of this Chapter, subject to a ten (10) year extension by the City whereby in the City’s judgment, their financial situation prohibits the City from participating to the degree implied by the provisions of this Chapter. ii. Special Requirements for Re- zoned Areas: All areas rezoned for commercial or industrial use after the effective date of this Chapter shall be converted to underground in the same manner as provided herein for existing facilities within fifteen (15) years from the effective date of such rezoning, subject to a ten (10) year extension by the City; provided, that the Planning/Building/Public Works Administrator or his/her designee elects to add such rezoned areas to those outlined on the map as desig- nated in subsection E2a of this Sec- tion. (Ord. 5156, 9-26-2005) b. Retail Business and Public Facili- ties: The following requirements apply to all areas not included in subsection E2a of this Section and zoned by the Zoning map of the City as retail business and public facilities. The underground requirements respect- ing all electric or communication facilities in these areas shall conform to the re- quirements of the immediately surround- ing areas as determined by the zoning classifications; provided, that where the surrounding areas have varying require- ments in accordance with the provisions of this Section, the underground require- ments shall be those applicable to the predominantly surrounding area. 4-6-090H 6 - 31 (Revised 12/05) (9-23-1968), each utility shall be given a rea- sonable time to prepare such drawings. (Ord. 2432, 9-23-1968) H. DESIGN STANDARDS: 1. Standards Applicable: All conductors, switches, transformers, and regulating de- vices shall be installed in accordance with the applicable national, State, and local safety standards. All structural devices shall be de- signed in accordance with the provisions of the latest edition of the Uniform Building Code, subject to the provisions of the imme- diately following subsection. 2. Coordination with Other Facilities Re- quired: All underground facilities provided for herein shall be installed in such manner as to coordinate with other underground facilities, i.e., water, sewer and gas pipelines, traffic control and other signal systems. Whenever such coordination requires installation prac- tices more restrictive or demanding than the minimum standards required by applicable national, State and local codes and safety standards, the requirements of such coordi- nation shall be governing and controlling. 3. Street Lighting: Street lighting facilities or systems conforming to the current stan- dards of the City Traffic Engineer shall be in- stalled as an integral part of all underground- ing projects. 4. Wheel Load Requirements – Mini- mum: All vaults, handholes, ventilation grat- ings, and access covers and conduit in public rights-of-way shall be strong enough to with- stand a ten thousand (10,000) pound wheel load. The serving utility may, at their option, elect to restrict a ten thousand (10,000) pound wheel load requirement to traveled street areas while assuming the responsibility for upgrading facilities beyond the original traveled street areas should subsequent wid- ening occur. 5. Grading of Streets: Streets shall be graded to subgrade prior to the installation of underground facilities. 6. Joint Trenches: a. Joint Trenches Authorized and En- couraged: In the undergrounding of facil- ities, as contemplated by this Chapter, it is the City’s intent to authorize the estab- lishment of joint or common trenches; that is, the utilization of a single trench where feasible by all utilities and/or franchise holders involved in the relocation of over- head facilities. b. Delay of Permit Issuance to Allow Notice to Other Utilities: Upon applica- tion for an underground permit, the City Traffic Engineer shall determine what util- ities and franchise holders shall use the proposed trench and the issuance date of the applicable underground permit. If at the time of application for an under- ground permit it does not appear that all utilities involved in the undergrounding project have made appropriate arrange- ments for the use of common trenches, the City Traffic Engineer may delay the issuance of such permit until all utilities involved in such relocation shall have been given the opportunity to be heard upon two (2) weeks’ notice. (Ord. 2432, 9-23-1968) c. Provision for Joint Services Across Public Right-of-Way Required: Where new structures require under- ground services extending into or across the public right-of-way to existing over- head distribution systems for connection, it shall be the responsibility of the prop- erty owner, owner’s agent or other per- sons applying for such underground services from an electrical or communi- cation utility (power, telephone and TV cable) to provide adequate provisions and capacity for joint service usage in a trench with conduit or other required facil- ities for present and future service exten- sions to the structure. d. Responsibility for Notice: The prin- cipal utility to initiate the street crossing by owners, owners’ agent or other per- sons’ request shall notify the remaining electrical or communication utility when the common trench is available. e. Traffic Engineer Responsibility: When arrangements do not appear to in- volve all the above mentioned utilities in a joint trench, the Traffic Engineer shall notify the utilities and property owner or 4-6-090I (Revised 12/05)6 - 32 owner’s agent to provide appropriate ar- rangements. f. Delay of Permit Issuance to Allow Notice to Other Utilities: The issuance of a permit may be delayed until all utili- ties involved in a street crossing for un- derground service connection to a structure have been given the opportu- nity to be heard upon two (2) weeks’ no- tice. (Ord. 3318, 5-14-1979, eff. 5-23-1979) 7. Standards for Above-Ground Installa- tions: Any equipment excepted from those underground requirements or otherwise per- mitted to be installed above-ground shall comply with the following: a.Be placed within an enclosure or part of the building being served, or b.Be suitably screened with masonry or other decorative panels and/or ever- green trees, shrubs, and landscaping planted in sufficient depth and height, within a period of five (5) years, to form an effective sight barrier. The utility shall be responsible for the installation, maintenance, repair, or replacement of the aforementioned screening materials when the real property on which the above-ground facility is located is owned by the utility. When said above-ground fa- cility is located on non-utility owned real property, the owner(s) shall bear the ex- pense of installation maintenance, repair or replacement of screening materials outlined hereinabove. c.Have space frames and structural ar- rangements for holding equipment de- signed to have an uncluttered and neat appearance. d. Required Positioning of Conduc- tors: Where above-grade pole line instal- lations are permitted under the variance procedures outlined in subsection I of this Section, conductors shall be placed in vertical alignment or any other approved alignment as subsequently designated by the City Traffic Engineer. (Ord. 2432, 9-23-1968) I. VARIANCE PROCEDURES: 1. Authority: All applications for variances from the foregoing underground require- ments shall first be filed with the Planning/ Building/Public Works Administrator or his/ her designee. The Administrator shall pro- mulgate rules and regulations governing ap- plication for, hearings pertaining to, and the granting of variances from the foregoing un- derground requirements. 2. Review Criteria: Underground require- ments shall be waived by a variance only if the utility owner or user or any other affected party can demonstrate that it would work an undue hardship to place the facilities con- cerned underground. By an undue hardship is meant a technological difficulty associated with the particular facility, or with the particu- lar real property involved, or a cost of under- grounding such a facility which, in the discretion of the Planning/Building/Public Works Administrator or his/her designee, is deemed to outweigh the general welfare con- sideration implicit in underground installation, or an area where the growth pattern has not been sufficiently established to permit the de- termination of ultimate service requirements or major service routes. (Ord. 5156, 9-26-2005) 4-6-100 DEFINITIONS OF TERMS USED IN THIS CHAPTER: AIR GAP: A physical vertical separation through the free atmosphere sufficient to prevent back- flow between the free-flowing discharge end of the potable water system and the overflow level of the receiving vessel, tank, plumbing fixture or any other system. Physically defined as a distance greater than or equal to twice the diameter of the supply pipe diameter, but in no case less than one inch (1″). (Ord. 4312, 5-13-1991) APPROVED: (for purposes of the Water Utility Provisions) Approved in writing by the Depart- ment of Health or other agency having jurisdic- tion. (Ord. 4312, 5-13-1991) AUXILIARY SUPPLY: Any water source or sys- tem on or available to the premises other than the purveyor approved potable water supply. (Ord. 4312, 5-13-1991) 4-6-100 6 - 33 (Revised 10/06) BACKFLOW: The flow of water or any other liq- uid, gas or substance from any source back into the distribution pipes of the potable water supply system. (Ord. 4312, 5-13-1991) BACKFLOW PREVENTER: An approved as- sembly which prevents the backflow of water or any other liquid, gas or substance from any source back into the distribution pipes of the po- table water supply system. (Ord. 4312, 5-13-1991) BACKSIPHONAGE: The flow of water or any other liquid, gases or substances from any source back into the distribution pipes of the potable wa- ter supply system caused by the reduction of pressure in the potable water supply system. (Ord. 4312, 5-13-1991) BUILDING DRAIN: That part of the lowest hori- zontal piping of a drainage system which receives the discharge from soil, waste, and other drain- age pipes inside the walls of the building and con- veys it to the building sewer, beginning five feet (5′) outside the inner face of the building walls. (Ord. 4343, 2-3-1992) BUILDING SEWER: See Sewer, Building. (Ord. 4343, 2-3-1992) COMBINED SEWER: A sewer receiving both surface runoff and sewage. (Ord. 4343, 2-3-1992) CONTAMINANT: A substance that will impair the quality of the water to a degree that it creates a serious health hazard. (Ord. 4312, 5-13-1991) CROSS CONNECTION: Any physical or poten- tial arrangement whereby a public water system is connected, directly or indirectly, with any other nonpotable water system, drain, sewer, conduit, pool, storage reservoir, plumbing fixture or other device which contains, or may contain, contami- nated water, sewer or other waste liquid of un- known or unsafe quality which may be capable of imparting contamination to the public water sys- tem as a result of backflow. Bypass arrange- ments, jumper connections, removable sections, swivel or change-over devices, or other tempo- rary or permanent devices through which back- flow may occur are considered to be cross connections. (Ord. 4312, 5-13-1991) DOUBLE CHECK VALVE ASSEMBLY: An ap- proved assembly composed of two (2) single, in- dependently acting check valves, either spring loaded or internally weighted, installed as a unit between two (2) tightly closing shutoff valves and having suitable connections for testing. (Ord. 4312, 5-13-1991) FWPCA: The Federal Water Pollution Control Act of 1956, PL 84-660, together with the amend- ments of 1966, 1972, and as same may be here- after amended; Public Law 92-500 and all subsequent amendments thereto. (Ord. 4343, 2-3-1992) HEALTH HAZARD: A physical or toxic hazard which could be dangerous to health. (Ord. 4312, 5-13-1991) INDUSTRIAL WASTES: The liquid wastes from industrial process as distinct from sanitary sew- age. (Ord. 4343, 2-3-1992) INFILTRATION: The volume of water or ground- water entering sewers and building sewer con- nections from the soil through defective joints, broken or cracked pipe, improper connections or other structural failures. (Ord. 4343, 2-3-1992) LONG-RANGE WASTEWATER MANAGE- MENT PLAN: See City Comprehensive Sewer Plan. (Ord. 4343, 2-3-1992) NATURAL OUTLET: Any outlet into a water- course, pond, ditch, lake or other body of surface or groundwater. (Ord. 4343, 2-3-1992) POTABLE WATER: Water which is safe for hu- man consumption, as described by the public health authority having jurisdiction. (Ord. 4312, 5-13-1991) PRESSURE VACUUM BREAKER: An assembly consisting of a spring loaded check valve and in- dependently operating air inlet valve, inlet and discharge shutoff valve, and properly installed test cocks. The air inlet valve is internally loaded to the open position, normally by means of a spring. This internal loading allows the assembly to be installed on the pressure side of a shutoff valve. It is designed to protect against backsipho- nage only. (Ord. 4312, 5-13-1991) REDUCED PRESSURE PRINCIPLE BACK- FLOW PREVENTER: An assembly consisting of two (2) independently acting spring operated check valves, separated by a spring loaded differ- ential pressure relief valve, which is installed as a unit between two (2) tightly closing shutoff valves 4-6-110 (Revised 10/06)6 - 34 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) 7 - i (Revised 12/05) 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. 5159, October 17, 2005. 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 (Revised 12/05)7 - ii 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 7 - iii (Revised 12/05) SECTION PAGE NUMBER NUMBER 3. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 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 (Revised 12/05)7 - iv SECTION PAGE NUMBER NUMBER 1. Minor Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 2. Major Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 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 2. Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 3. Streams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 a. Preservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 b. Method . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 c. Culverting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 d. Clean Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 7 - v (Revised 12/05) 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 (Revised 12/05)7 - vi 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 7 - vii (Revised 12/05) 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 O. Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 1. Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 2. Expiration Period for Merged Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 3. Extension of Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 4. Extension of Expiration Period for Phased Projects . . . . . . . . . . . . . . . . . . 22 P. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 Q. Alteration or Vacation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 1. Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 2. Vacation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 4-7-240 VARIANCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 A.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 4-7-250 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 23 4-7-030B 7 - 1 (Revised 12/05) 4-7-010 TITLE, PURPOSE AND SCOPE: A. TITLE: This Chapter shall be hereinafter known as the City of Renton Subdivision Code. B. PURPOSE: The purpose of this Chapter is to provide rules, regulations, requirements, and standards for sub- dividing land in the City, and for administrative procedures for adjustments of lot lines in the City, ensuring that the public health, safety, general welfare, and aesthetics of the City shall be pro- moted and protected; that orderly growth, devel- opment, and the conservation, protection and proper use of land shall be ensured; that proper provisions for all public facilities (including circu- lation, utilities, and services) shall be made; that the site characteristics shall be taken into consid- eration; that conformance with provisions set forth in the City Zoning Code and Comprehensive Plan shall be insured. C. SCOPE: 1. Division: This Chapter shall apply to the division of land for sale or lease into two (2) or more parcels and to the modification of lot lines between adjoining parcels. 2. City Approval of Segregations Re- quired: Segregations require plat or short plat approval by the City of Renton. a. Method of Calculating Lot Size for a Segregation: For the purposes of com- puting the size of any segregation which borders on a street or road, the lot size shall be expanded to include that area which would be bounded by the center- line of the road or street and the side lot lines of the lot running perpendicular to such centerline. D. CONFLICTS WITH OTHER CODES: Where this Chapter imposes greater restrictions or higher standards upon the development of land than other laws, ordinances or restrictive cove- nants, the provisions of this Chapter shall prevail. E. STATE ENABLING LEGISLATION AS IT APPLIES TO THIS CHAPTER: This Chapter is in conformance with chapter 58.17 RCW regulating platting, subdivision, ad- justing lot lines, and the dedication of land; and further provides for administrative procedures for the adjustment of lot lines. 4-7-020 ADMINISTERING AUTHORITY: A. PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT (PBPW): The PBPW Department is responsible for the ad- ministration and coordination of this Chapter un- less another department is authorized to administer and enforce a specific section or sec- tions. The PBPW Department is also responsible for reviewing all engineering and technical re- quirements of this Chapter. B. ADMINISTRATOR: The Administrator shall review and make recom- mendations to the Hearing Examiner for prelimi- nary plats and short plats of five (5) or more lots. The Administrator shall have the authority to ap- prove short plats of less than five (5) lots. C. HEARING EXAMINER: The Hearing Examiner is authorized to hold a public hearing on all preliminary plats and to make recommendations to the City Council. D. CITY COUNCIL: The City Council shall approve all preliminary plats; further, the City Council shall have sole au- thority to approve final plats. 4-7-030 NOTIFICATION OF OTHER AGENCIES: A. NOTICE TO OTHER JURISDICTIONS: Notice of the filing of a preliminary plat of a pro- posed subdivision in the City, which subdivision is adjacent to the City’s municipal boundaries, or which contemplates the use of King County’s or any other city’s utilities shall be sent to the appro- priate county or city authorities. B. NOTICE FOR STATE HIGHWAYS: Notice of the filing of a preliminary plat or short plat located adjacent to the right-of-way of a State highway shall be sent to the State Department of Transportation. 4-7-040A (Revised 12/05)7 - 2 4-7-040 EXCEPTIONS: A. CHAPTER INAPPLICABLE: The provisions of this Chapter do not apply to: 1. Cemeteries and burial plots while used for that purpose. 2. Divisions made by testamentary provi- sions, or the laws of descent. 3. Division of land due to condemnation or sale under threat thereof, by an agency or di- vision of government vested with the power of condemnation, or by court judgment. 4. Divisions of land classified for industrial or commercial use into lots or tracts when the City has approved a binding site plan in ac- cordance with all applicable requirements of the Renton Municipal Code and chapter 58.17 RCW. (Ord. 4954, 2-11-2002) 4-7-050 GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT AND LOT LINE ADJUSTMENT PROCEDURES: A. PRE-APPLICATION MEETING: Any person who desires to subdivide land in the City should request a preapplication meeting with the Department at an early date in order to be- come familiar with the requirements of this Chap- ter. B. APPLICATION FOR LOT LINE ADJUSTMENT – GENERAL OVERVIEW OF PROCEDURES: The general administrative procedures for pro- cessing applications for a lot line adjustment are as follows: 1. Application: The completed application is filed with the Department; 2. Review: The application is reviewed by the Department staff; 3. Decision: The adjustment is either ap- proved, modified, or denied by the Adminis- trator and/or designee; 4. Recording: The approved lot line adjust- ment is recorded by the City Clerk with the King County Department of Records and Elections. C. APPLICATION FOR SHORT SUBDIVISION – GENERAL OVERVIEW OF PROCEDURES: The general procedures for processing applica- tions for a short subdivision are as follows: 1. Application: The completed application is filed with the Department. 2. Public Notice: Public comment is re- quested by the following: (a) a notice board on the site, (b) a notice in a newspaper of general local circulation, and (c) written notice is mailed to all property owners within three hun- dred feet (300′) of the subject property. A four- teen (14) day comment period is provided prior to a determination on the application. 3. Review: The application is reviewed by the Department and other interested City de- partments and outside agencies. 4. Plats with Four (4) or Less Lots: The Administrator may approve, modify, or deny the short subdivision; or require a public hear- ing and decision by the Hearing Examiner. Appeal of the decision of the Administrator shall be to the Hearing Examiner. 5. Plats with Five (5) to Nine (9) Lots: A public hearing before the Hearing Examiner will be conducted for short plats creating five (5) or more lots. The short plat decision will then be made by the Hearing Examiner. 6. Improvements: The Department will confirm that the required improvements have been installed by the applicant, or deferred by the Planning/Building/Public Works Adminis- trator or his/her designee. (Ord. 5156, 9-26-2005) 7. Recording: The final short plat is submit- ted to the Department for final review, ap- proval and recording. D. APPLICATION FOR SUBDIVISION – GENERAL OVERVIEW OF PROCEDURES: The general procedures for processing an appli- cation for a subdivision are as follows: 4-7-060E 7 - 3 (Revised 12/05) 1. Application: The completed application is filed with the Department. 2. Public Notice: Public comment is re- quested by the following: (a) a notice board on the site, (b) a notice in a newspaper of general local circulation, and (c) written notice is mailed to all property owners within three hun- dred feet (300′) of the subject property. A four- teen (14) day comment period is provided prior to a public hearing on the application. 3. Initial Review: The application is re- viewed by the Department and other inter- ested City departments and outside agencies. 4. Recommendation: The Administrator will send a recommendation to the Hearing Examiner along with the environmental deter- mination. 5. Hearing: The Hearing Examiner will hold a public hearing and forward a recommenda- tion to the City Council which will make a final determination regarding the preliminary plat. 6. Improvements: The Department will confirm that the required improvements have been installed by the applicant, or deferred by the Planning/Building/Public Works Adminis- trator or his/her designee. (Ord. 5156, 9-26-2005) 7. Final Review: The applicant submits the final plat to the Department for its review. The Department will forward the final plat and its recommendation to the City Council. 8. Recording: The Department submits the final plat to the City Council for approval. The approved final plat is recorded with the office of the King County Department of Records and Elections. 4-7-060 DETAILED PROCEDURES FOR LOT LINE ADJUSTMENTS: A. PURPOSE: The purpose of a lot line adjustment is to accom- modate a transfer of land between adjacent le- gally created lots provided no additional lot, parcel or tracts are created. B. PRINCIPLES OF ACCEPTABILITY: A lot line adjustment shall be consistent with the following principles of acceptability: 1. Correcting: Adjust lot lines including the elimination of a common lot line in order to correct property line or setback encroach- ments; 2. Improving: Create better lot design, or improve access; 3. Conforming: Conform to Applicable Zoning: See chapter 4-2 RMC, subdivision and other code requirements pertaining to lot design, building location, and development standards. C. SUBMITTAL REQUIREMENTS FOR LOT LINE ADJUSTMENTS: Shall be as stipulated in RMC 4-8-120. D. FEES: Shall be as stipulated in RMC 4-1-170. E. ADMINISTRATIVE REVIEW: 1. Review Time: The Administrator will re- view and take action on the proposed lot line adjustment within thirty (30) working days of receiving a completed application. 2. Action: The Administrator may approve, request corrections by the applicant, approve with modifications, or deny the application for a lot line adjustment. 3. Approval: If approved the lot line adjust- ment mylar map shall be signed and dated by the Administrator. The applicant shall be noti- fied in writing of the decision. The signed my- lar map shall be filed with the King County Department of Records and Elections. 4. Approval with Modification(s): If modi- fication(s) are deemed necessary by the Ad- ministrator, they may be added to the original lot line adjustment map or a revised map may be required. The applicant will be notified of any such modification action. If a modification of the original lot line adjustment map, legal description or other information is necessary, the projected approval date may be ex- tended. 4-7-060F (Revised 12/05)7 - 4 5. Denial: If denied, the lot line adjustment shall be marked “Denied” and the applicant shall be notified in writing of the decision, stating the reasons therefor. F. FINAL RECORDING: The lot line adjustment does not become effective until it is recorded with the King County Depart- ment of Records and Elections. After two (2) cop- ies of the signed mylar are made for City records, the mylar shall be sent to the City Clerk’s office for recording. It is the responsibility of the City Clerk to record the approved map and new legal de- scriptions. A copy of the recorded documents shall be provided to the applicant by the Planning/ Building/Public Works Department. G. TRANSFER OF TITLE: The recording of a lot line adjustment does not constitute a transfer of title. Separate deeds to this effect must be recorded with the King County Department of Records and Elections and are not subject to these provisions. H. EXPIRATION PERIOD: If the lot line adjustment is not filed within two (2) years of the date of approval, the lot line adjust- ment shall be null and void. Upon written request of the applicant, the Planning/Building/Public Works Department may grant one extension of not more than one year. Such request must be re- ceived by the Department prior to the two (2) year expiration date. 4-7-070 DETAILED PROCEDURES FOR SHORT SUBDIVISIONS: A. PURPOSE: The procedures regulating short subdivisions, in- cluding segregations of nine (9) or fewer lots, are established to promote orderly and efficient divi- sion of lots on a small scale, avoiding placing un- due burdens on the subdivider and to comply with provisions of chapter 58.17 RCW. B. PRINCIPLES OF ACCEPTABILITY: A short plat shall be consistent with the following principles of acceptability: 1. Legal Building Sites: Create legal build- ing sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suit- able physical characteristics. A proposed short plat may be denied because of flood, in- undation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improve- ments shall be noted on the final short plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. C. SCOPE: 1. Short Plat Process Applicable to Divi- sion into Nine (9) or Less Lots: Any land being divided into nine (9) or less parcels, lots, tracts, sites, or subdivisions, including segregations, and which has not been di- vided in a short subdivision within a period of five (5) years, shall meet the requirements of this Section. 2. Preliminary Plat Required for Certain Divisions: No application for a short subdivi- sion shall be approved if the land being di- vided is held in common ownership with a contiguous parcel which has been divided in a short subdivision within the preceding five (5) years. Such applications must be pro- cessed as preliminary plat, rather than a short plat. D. PRE-APPLICATION PLAN REVIEW: In any short subdivision of property the applicant may submit a preliminary sketch (five (5) copies) for preliminary staff review prior to submittal of the application. The staff shall review this map within fourteen (14) working days and inform applicant of any preliminary concerns and recommenda- tions for revisions. This shall not preclude the staff from making further recommendations at the ap- plication stage. E. SUBMITTAL REQUIREMENTS FOR SHORT SUBDIVISION: Submittal requirements for a short subdivision ap- plication shall be as stipulated in RMC 4-8-120. 4-7-070H 7 - 5 (Revised 12/05) F. REFERRAL TO OTHER DEPARTMENTS AND AGENCIES: Upon receipt of an application for a short plat, the Department shall transmit one copy to any de- partment or agency as warranted. G. PUBLIC NOTICE: Public notice shall be given when short plat appli- cation is made. The notices shall state the nature and location of the proposed development, the public approvals that are required and the oppor- tunities for public comment. A fourteen (14) day public comment period shall be provided prior to any final action by the Administrator on the pro- posed short plat. Notice of the application for short plat shall be given in the following manner: 1. Public Information Sign: A minimum of one notice of the application for short plat shall be posted on or adjacent to the land to be subdivided at least fourteen (14) days prior to the administrative determination on the short plat application. Public notice shall be accomplished through use of a four foot by eight foot (4′ x 8′) plywood face notice board to be provided and installed by the applicant and approved by the Department. Applicant shall be responsible for placement of the no- tice board in one conspicuous place on or ad- jacent to the property subject to the applica- tion at least fourteen (14) days prior to the administrative determination on the short plat application. Applicant will notify the Depart- ment staff when the notice board is installed to allow for Department review and approval of the notice board. 2. Newspaper Publication: One notice of the short plat application shall be given in a newspaper of general circulation within the area in which property is located, at least ten (10) days prior to the administrative determi- nation on the short plat application. 3. Mailed Notices: Notice shall be mailed to all property owners within a radius of three hundred feet (300′) of the exterior boundaries of the property which is the subject of the ap- plication. If the owner of the subject property also owns property lying adjacent to the sub- ject property, the three hundred foot (300′) ra- dius must be taken from the exterior bound- aries of this adjacent owned property. 4. Failure to Receive Notice: The failure of any property owner to receive said notice of hearing will not necessarily invalidate the pro- ceedings. Failure to receive notice will be grounds for a request for reconsideration by the decision maker for the short plat. The de- cision maker shall reconsider when it is dem- onstrated that there is additional material testimony to provide that was not provided by others before the original decision. H. ADMINISTRATIVE REVIEW: 1. Review Time: The Administrator will re- view and take action on the proposed short plat within the “time limits” as defined in chap- ter 58.17 RCW. 2. Action: The Administrator may approve, approve with modifications, require a public hearing and decision by the Hearing Exam- iner, or deny the application for a short plat. Action for short plats of five (5) or greater lots, or otherwise referred to the Hearing Exam- iner, shall be by the Hearing Examiner. Every decision or recommendation made under this Section shall include findings of fact and con- clusions to support the decision or recom- mendation. 3. Approval: If the Administrator finds that the proposed plat makes appropriate provi- sions for the public health, safety, and gen- eral welfare and for such open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, sites for schools and school grounds and all other relevant facts and that the public use and interest will be served by the proposed short plat, then it shall be ap- proved. The applicant shall be notified in writ- ing of the decision. 4. Approval with Modification(s): If modi- fication(s) are deemed necessary by the Ad- ministrator, then they may be added to the preliminary short plat map or a revised map may be required. The applicant will be noti- fied of any such modification action. If a mod- ification of the preliminary short plat map, legal description or other information is nec- essary, the projected approval date may be extended. 5. Referral to the Hearing Examiner: If the Administrator determines that there are 4-7-070I (Revised 12/05)7 - 6 sufficient concerns by residents in the area of the short plat, or by City staff, to warrant a public hearing, then he/she shall refer the short plat to the Hearing Examiner for public hearing and decision by the Hearing Exam- iner. Short plats of five (5) or more lots will also be referred to the Hearing Examiner for public hearing and decision. Notice of the public hearing shall be given as required for a full subdivision. 6. Denial: If denied, the preliminary short plat map shall be marked “Denied” and the applicant shall be notified in writing of the de- cision, stating the reasons therefor. 7. Reconsideration: Any party may re- quest that an application, on which the Ad- ministrator has taken action, be reopened by the Administrator if it is found by the Depart- ment or the applicant that new information has come to light not readily discoverable prior to the approval upon the exercise of due diligence or any material misrepresentation of fact is found that might affect the action taken by the Administrator. In case of a denial of the request for reconsideration by the Ad- ministrator any appeal shall be made to the Hearing Examiner. New information can be presented during the Hearing Examiner’s consideration of the appeal. I. APPEAL: The decision of the Administrator shall be final, unless an appeal by any aggrieved party is made to the Hearing Examiner within fourteen (14) days after the Administrator’s decision. Said appeal shall be in writing to the Hearing Examiner and filed with the City Clerk and the Department. The Hearing Examiner shall set a hearing date for the appeal within twenty one (21) days unless an ex- tension thereto is agreed to, in writing, by the ap- plicant. J. REQUIRED IMPROVEMENTS: The following tangible improvements shall be constructed or deferred before a final short plat is submitted or a short subdivision is recorded: grading and paving of streets and alleys, installa- tion of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs, together with all ap- purtenances thereto to specifications and stan- dards of this Code, approved by the Department and in accordance with other standards of the City. A separate construction permit will be re- quired for any such improvements, along with as- sociated engineered plans prepared per the City drafting standards and associated fees. K. FINAL SHORT PLAT MAP SUBMITTAL REQUIREMENTS: The final short plat map which is submitted for fil- ing shall be as stipulated in RMC 4-8-120. L. FILING SHORT PLAT: 1. Right-of-Way Dedications Require Separate Approval: Any required or pro- posed right-of-way dedications must be sub- mitted to the Department for review and approval prior to filing of the short plat. All right-of-way dedications require City Council approval prior to filing of the short plat. 2. Administrator Signature and Record- ing Fees: A short plat must be signed by the Administrator before it is filed. The final signed mylar shall remain with the Depart- ment until such time as the applicant requests that the short plat be recorded. The recording fees shall be paid by the subdivider. 3. Recording Process: The approved short plat will be sent to the City Clerk by the Department when the short plat is final and all prerequisites to filing have been completed. The short plat shall be filed by the City Clerk for record in the office of the King County De- partment of Records and Elections and shall not be deemed approved until so filed. M. EXPIRATION PERIOD: If the short plat is not filed within two (2) years of the date of approval, the short plat shall be null and void. Upon written request of the subdivider, the Planning/Building/Public Works Department may grant one extension of not more than one year. Such request must be received by the De- partment prior to the expiration of the short plat. N. LIMITATIONS ON FURTHER SUBDIVISION: Any land subdivided under the requirements of this Section shall not be further divided for a pe- riod of five (5) years without following the proce- dures for subdivision. Further short subdivision of lot(s) must be consistent with the then-current ap- plicable maximum density requirement as mea- sured within the plat as a whole. (Ord. 5153, 9-26-2005) 4-7-080A 7 - 6.1 (Revised 12/05) 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 (Revised 12/05)7 - 6.2 This page left intentionally blank. 4-7-110F 7 - 11 (Revised 6/05) monuments, sanitary and storm sewers, street lights, water mains and street name signs, to- gether with all appurtenances thereto to specifi- cations and standards of this Code, approved by the Department and in accordance with other standards of the City. A separate construction permit will be required for any such improve- ments, along with associated engineered plans prepared per the City drafting standards and as- sociated fees as listed in RMC 4-1-140 through 4-1-200, Fee Schedules. (Amd. Ord. 4751, 11-16-1998) B. INSPECTION, APPROVAL AND FEES: The Department shall be responsible for the su- pervision, inspection and acceptance of all subdi- vision improvements. C. PERMITS: Prior to proceeding with subdivision improve- ments, the subdivider shall make application for such permits from the City as are necessary. The applicant is also responsible for complying with all permit requirements of other Federal, State and local agencies. D. FINAL RECORDING: No final plat or any short subdivision shall be re- corded until all improvements are constructed in a satisfactory manner and approved by the re- sponsible departments or a security approved by the City has been posted for deferred improve- ments. (Amd. Ord. 4751, 11-16-1998) E. DEFERRED IMPROVEMENTS: See RMC 4-9-060. 4-7-110 FINAL PLAT PROCEDURES: A. APPLICATION: 1. Submittal to Department: Application for final plat shall be filed with the Department on forms prescribed by the Department. 2. Conformance with Preliminary Plat: The final plat shall conform with only minor modifications to the preliminary plat. The lot configuration and number of lots must remain unchanged from the approved preliminary plat. Minor modifications are allowed in lot line locations and dimensions of the new par- cels provided all parcels are in conformance with the lot development standards of the Zoning Code. 3. Submittal Requirements: Shall be as stipulated in RMC 4-8-120. The final plat shall be prepared by a registered land surveyor in accordance with the requirements of the Renton surveying standards. Shall contain data sufficient to determine readily and repro- duce on the ground the location, bearing, and length of every street, easement line, lot line, boundary line and block line on site. Shall in- clude dimensions to the nearest one-hun- dredth (1/100) of a foot and angles and bearings in degrees, minutes, and seconds. 4. Fees: Application fees are required as outlined in the Fee Schedule, RMC 4-1-170. B. REFERRAL TO OTHER DEPARTMENTS AND AGENCIES: The Department shall distribute the final plat to all other departments, utility agencies and other gov- ernmental agencies as warranted. C. CITY COUNCIL APPROVAL: At its first public meeting following the date the fi- nal plat application has been officially accepted by the Department, the City Council shall set a date to consider the final plat. The final plat shall be ap- proved, disapproved or returned to the applicant for modification or correction by the City Council. D. SETTING OF MONUMENTS: All interior monuments shall be installed prior to the release of any bond. E. FILING FINAL PLAT: Before the final plat is submitted to the City Coun- cil, it shall be signed by the Administrator. After the final plat is approved by the City Council, it shall be signed by the Mayor and the City Clerk. The final plat shall be filed with the King County Department of Records and Elections by the City. F. EXPIRATION OF PLAT AFTER COUNCIL APPROVAL: If a final plat has not been recorded within six (6) months after approval by the City Council, the plat shall expire and be null and void. To revitalize the expired plat, the plat shall be resubmitted as a preliminary plat. One extension to the six (6) month period may be granted by the City Council. 4-7-120A (Revised 6/05)7 - 12 4-7-120 COMPATIBILITY WITH EXISTING LAND USE AND PLAN – GENERAL REQUIREMENTS AND MINIMUM STANDARDS: A. CONTINUITY WITH IMPROVED ADDITIONS: No plan for the replatting, subdivision, or dedica- tion of any areas shall be approved by the City Council unless the streets shown therein are con- nected by surfaced road or street (according to City specifications) to an existing street or high- way. B. CONFORMITY WITH EXISTING PLANS: The location of all streets shall conform to any adopted plans for streets in the City. C. TRAILS PLANS: If a subdivision is located in the area of an offi- cially designed trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. 4-7-130 ENVIRONMENTAL CONSIDERATION – GENERAL REQUIREMENTS AND MINIMUM STANDARDS: A. PURPOSE: It is the purpose of this Section to provide for the protection of valuable, irreplaceable environmen- tal amenities and to make urban development as compatible as possible with the ecological bal- ance of the area. Goals are to preserve drainage patterns, protect groundwater supply, prevent erosion and to preserve trees and natural vegeta- tion. This is beneficial to the City in lessening the costs of the development to the City as a whole, and to the subdivider in creating an attractive and healthy environment. B. ACTION NOT A TAKING: No action taken herein shall constitute a taking under the laws or constitution of the State or Fed- eral government. C. ENVIRONMENTAL CONSIDERATIONS: A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivi- sion includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected by flooding, steep slopes, or rock for- mations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a pre- liminary plat is subject to flooding or inun- dation, that portion of the subdivision must have the approval of the State ac- cording to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would re- sult in the creation of a lot or lots that pri- marily have slopes forty percent (40%) or greater as measured per RMC 4-3-050J1a, without adequate area at lesser slopes upon which development may occur, shall not be approved. (Amd. Ord. 4835, 3-27-2000) 2. Native Growth Protection Area Ease- ment and Minimum Lot Size: Native growth protection area easements may be included in the minimum lot size of lots created through the subdivision process; provided, that the area of the lot outside of the ease- ment is sufficient to allow for adequate build- able area and yards. (Ord. 4835, 3-27-2000) 3. Trees: Reasonable effort shall be made to preserve existing trees. (Amd. Ord. 4835, 3-27-2000) 4. Streams: a. Preservation: Every reasonable ef- fort shall be made to preserve existing streams, bodies of water, and wetland ar- eas. b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodol- ogies used should include an overflow 4-7-150E 7 - 13 (Revised 12/05) area, and an attempt to minimize the dis- turbance of the natural channel and stream bed. c. Culverting: The piping or tunneling of water shall be discouraged and al- lowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. (Amd. Ord. 4835, 3-27-2000) 4-7-140 PARKS AND OPEN SPACE: Approval of all subdivisions located in either sin- gle family residential or multi-family residential zones as defined in the Zoning Code shall be con- tingent upon the subdivider’s dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recre- ation service levels. The requirements and proce- dures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 4-7-150 STREETS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS: A. RELATIONSHIP TO ADJOINING STREET SYSTEM: The proposed street system shall extend and cre- ate connections between existing streets unless otherwise approved by the Planning/Building/ Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such excep- tion shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. B. STREET NAMES: All proposed street names shall be approved by the City. C. ARTERIALS, INTERSECTIONS: Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. D. STREET ALIGNMENT: The alignment of all streets shall be reviewed and approved by the Planning/Building/Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty five feet (125′) are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. E. STREET PATTERN: 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and inter- connected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transpor- tation Element Objective T-A and Policies T-9 through T-16 and Community Design Ele- ment, Objective CD-M and Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a “flexible grid” by reducing the number of linkages or the alignment between roads, where the following factors are present on site: i. Infeasible due to topographical/ environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable con- nections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the pre- ferred street pattern. 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. 4-7-150F (Revised 12/05)7 - 14 6. Alternative Configurations: Offset or loop roads are the preferred alternative con- figurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Offi- cial where due to demonstrable physical con- straints no future connection to a larger street pattern is physically possible. F. IMPROVEMENTS REQUIRED: All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be con- structed as specified in the street standards or de- ferred by the Planning/Building/Public Works Administrator or his/her designee. (Ord. 4636, 9-23-1996; Ord. 5156, 9-26-2005) G. ADJACENT TO UNPLATTED ACREAGE: Streets that may be extended in the event of fu- ture adjacent platting shall be required to be ded- icated to the plat boundary line. Extensions of greater depth than an average lot shall be im- proved with temporary turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future development. (Ord. 5100, 11-1-2004) 4-7-160 RESIDENTIAL BLOCKS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS: A. WIDTH: Blocks shall be deep enough to allow two (2) tiers of lots, except where: 1. Abutting principal arterials defined in the Transportation Element of the Comprehen- sive Plan. 2. The location and extent of environmental constraints prevent a standard plat land con- figuration, including size and shape of the parcel. 3. Prior to approval of single-tier lot configu- ration based on exceptions 1 and 2, the pro- ponent must demonstrate that a different layout or provisions of an alley system is not feasible. B. WALKWAYS: Where circumstances warrant, the Reviewing Of- ficial may require one or more public crosswalks or walkways of not less than six feet (6′) in width dedicated to the City to extend entirely across the width of the block at locations deemed necessary. Such crosswalks or walkways shall be paved for their entire width and length with a permanent surface and shall be adequately lighted at the de- veloper’s cost. (Ord. 5100, 11-1-2004) 4-7-170 RESIDENTIAL LOTS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS: A. ARRANGEMENT: Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. B. ACCESS REQUIREMENTS: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. C. MINIMUM SIZE: The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be ap- propriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. (Ord. 5153, 9-26-2005) D. MINIMUM WIDTH: Width between side lot lines at their foremost points (i.e., the points where the side lot lines in- tersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20′) and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35′). (Ord. 4522, 6-5-1995) E. PROPERTY CORNERS AT INTERSECTIONS: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15′). 4-7-200B 7 - 15 (Revised 1/05) F. PIPESTEM LOTS ALLOWED: Pipestem lots may be permitted for new plats to achieve densities permitted within the Zoning Code when there is no other feasible alternative to achieving the permitted density. 1. Minimum Lot Size and Pipestem Width and Length: The pipestem shall not exceed one hundred fifty feet (150′) in length and not be less than twenty feet (20′) in width. The portion of the lot narrower than eighty percent (80%) of the minimum permitted width shall not be used for lot area calculations nor for measurement of required front yard set- backs. Land area included in private access easements shall not be included in lot area calculations. (Amd. Ord. 4751, 11-16-1998; Ord. 4999, 1-13-2003) 2. Shared Access Requirements: Abut- ting pipestem lots shall have a shared private access driveway. A restrictive covenant will be required on both parcels for maintenance of the pipestem driveway. Walkways shall be paved for their entire width and length with a permanent surface and shall be adequately lighted at the developer’s cost. (Amd. Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004) 4-7-180 INDUSTRIAL AND COMMERCIAL BLOCKS AND LOTS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS: The division of land for industrial and commercial purposes shall conform to the requirements and minimum standards of residential design except as provided in this Section. A. PROPERTY CORNERS AT INTERSECTIONS: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of twenty five feet (25′). B. LOT ORIENTATION: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be ap- propriate for the type of development and use contemplated. C. LOT ARRANGEMENT: Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. 4-7-190 PUBLIC USE AND SERVICE AREA – GENERAL REQUIREMENTS AND MINIMUM STANDARDS: Due consideration shall be given by the subdi- vider to the allocation of adequately sized areas for public service usage. A. EASEMENTS FOR UTILITIES: Easements may be required for the maintenance and operation of utilities as specified by the De- partment. B. COMMUNITY ASSETS: Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. (Ord. 5100, 11-1-2004) 4-7-200 INSTALLATION OF UTILITIES – GENERAL REQUIREMENTS AND MINIMUM STANDARDS: A. SANITARY SEWERS: Unless septic tanks are specifically approved by the Planning/Building/Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8′) into each lot if sanitary sewer mains are available, or provided with the subdivision de- velopment. (Ord. 5100, 11-1-2004) B. STORM DRAINAGE: An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all nat- ural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall in- clude detention capacity for the new street areas. Residential plats shall also include detention ca- pacity for future development of the lots. Water 4-7-200C (Revised 1/05)7 - 16 quality features shall also be designed to provide capacity for the new street paving for the plat. C. WATER SYSTEM: The water distribution system including the loca- tions of fire hydrants shall be designed and in- stalled in accordance with City standards as defined by the Department and Fire Department requirements. D. UNDERGROUND UTILITIES: All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connec- tions, as approved by the Department. Such in- stallation shall be completed and approved prior to the application of any surface material. Ease- ments may be required for the maintenance and operation of utilities as specified by the Depart- ment. E. CABLE TV CONDUITS: Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to ob- viate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, ped- estals and/or vaults and laterals as well as ease- ments therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be re- sponsible only for conduit to serve his develop- ment. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV com- pany shall provide maps and specifications to the subdivider and shall inspect the conduit and cer- tify to the City that it is properly installed. F. LATECOMER’S AGREEMENTS: Where a development is required to construct util- ity improvements that may also be required by other developments or by future development of other parcels in the vicinity, then the developer may request establishment of a latecomer’s agreement to reimburse the developer for all ini- tial costs of the improvements. The procedure to follow in making application for the latecomer’s agreement and the steps to be followed by the City are as detailed in chapter 9-5 RMC. 4-7-210 OTHER IMPROVEMENTS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS: A. MONUMENTS: Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be lo- cated as determined by the Department. All sur- veys shall be per the City of Renton surveying standards. B. SURVEY: All other lot corners shall be marked per the City surveying standards. C. STREET SIGNS: The subdivider shall install all street name signs necessary in the subdivision. 4-7-220 HILLSIDE SUBDIVISIONS: A. PURPOSE: Because of their steeper slopes, the sites of hill- side subdivisions ordinarily should have greater attention paid to the potential for drainage, ero- sion, and slope stability problems than other sub- divisions. B. PROCEDURE: Any short plat or subdivision meeting the defini- tion of a “hillside subdivision” shall follow the pro- cedures established for subdivisions. Hillside subdivisions, including short plats, shall require the review and approval of the Hearing Examiner. C. STANDARDS: The following additional standards shall apply to hillside subdivisions: 1. Application Information: Information concerning the soils, geology, drainage pat- terns, and vegetation shall be presented in order to evaluate the drainage, erosion con- trol and slope stability for site development of the proposed plat. The applicant must dem- onstrate that the development of the hillside subdivision will not result in soil erosion and sedimentation, landslide, slippage, excess surface water runoff, increased costs of build- ing and maintaining roads and public facilities and increased need for emergency relief and rescue operations. 4-7-230B 7 - 17 (Revised 12/05) 2. Grading: Detailed plans for any pro- posed cut and fill operations shall be submit- ted. These plans shall include the angle of slope, contours, compaction, and retaining walls. 3. Streets: a. Streets may only have a grade ex- ceeding fifteen percent (15%) if approved by the Department and the Fire Depart- ment. b. Street widths may be less than those required in the street standards for streets with grades steeper than fifteen percent (15%) if parking prohibition on one or both sides of the street is ap- proved by the Administrator. 4. Lots: Lots may be required to be larger than minimum lot sizes required by the Zon- ing Code. Generally, lots in steeper areas of the subdivision should be larger than those in less steep areas of the subdivision. 5. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion control measures as deemed neces- sary by the Department. 4-7-230 BINDING SITE PLANS: A. PURPOSE AND INTENT: The purpose of this Section is to allow for: 1. Optional Methods of Subdivision: To provide an optional process for the division of land classified for industrial, commercial, or mixed use zones CN, CV, CA, CD, CO, COR 1, COR 2, COR 3, UC-N1, UC-N2, IL, IM, and IH through a binding site plan as authorized in chapters 58.17 and 64.34 RCW. This method may be employed as an alternative to the subdivision and short subdivision procedures in this Chapter. 2. Alternative Ownership Options or Al- ternative Standards: To allow for alternative ownership options and/or the ability to modify development standards that are otherwise re- quired by the binding site plan process by al- lowing binding site plan application with a commercial condominium process pursuant to chapter 64.34 RCW, and/or planned urban development process pursuant to RMC 4-9-150. 3. Procedural Requirements: To specify the administrative requirements for the re- view and approval of binding site plans that are in addition to the procedural requirements of chapter 4-8 RMC and other applicable pro- visions of the City development regulations. (Ord. 5100, 11-1-2004; Ord. 5153, 9-26-2005) B. APPLICABILITY: 1. All proposals for binding site plans shall be subject to the provisions of this Section. A binding site plan may be processed in one of thee ways: a. Standard Binding Site Plan: A standard binding site plan creates or al- ters existing lot lines, subject to the de- velopment standards of the underlying zoning district. b. Commercial Condominium with Binding Site Plan: Where the develop- ment standards of the underlying zoning district cannot be achieved through a binding site plan, a binding site plan with condominium ownerships allow for greater flexibility in the sale and lease of commercial and industrial sites. This al- ternative allows the site in question to be treated as a single lot when applying the development standard for the underlying zone. c. Planned Urban Development with Binding Site Plan: Where the develop- ment standards of the underlying zoning district cannot be achieved through a binding site plan, a binding site plan merged with a planned urban develop- ment allows for greater flexibility in the lot and infrastructure layout and develop- ment of the binding site plan provided planned urban development criteria are met including provision of a public bene- fit. 2. A binding site plan may be reviewed and approved: a. As a separate mechanism for the di- vision of commercial and industrial land; 4-7-230C (Revised 12/05)7 - 18 b. Merged with a site plan review under RMC 4-9-200, development agreement under the authority of RCW 36.70B.170, or both a site plan and development agreement per the criteria listed in this Section. A development agreement may include standards and decision criteria that apply to a binding site plan applica- tion in lieu of the standards and criteria contained in this Section. Per RCW 36.70B.170 through 36.70B.210, a de- velopment agreement shall not be more permissive than the development stan- dards of the underlying zoning district or other applicable development standards. c. Merged with a planned urban devel- opment per RMC 4-9-150. d. Independently for pre-existing devel- oped sites, concurrent with or subse- quent to a site development permit application for undeveloped land, or con- current with or subsequent to a building permit application. (Ord. 5153, 9-26-2005) C. APPROVAL CRITERIA: Approval of a binding site plan or a commercial condominium site shall take place only after the following criteria are met: 1. Legal Lots: The site that is subject to the binding site plan shall consist of one or more contiguous, legally created lots. Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. The number of lots, tracts, parcels, sites, or divi- sions shall not exceed the number of lots al- lowed in the applicable zoning district. New nonconforming lots shall not be created through the binding site plan process. 2. If minimum lot dimensions and building setbacks for each newly created lot cannot be met, the binding site plan shall be processed as a commercial condominium site per sub- section D of this Section or merged with a planned urban development application per RMC 4-9-150. 3. Commercial or Industrial Property: The site is located within a commercial, in- dustrial, or mixed-use zone. 4. Zoning Code Requirements: Individual lots created through the binding site plan shall comply with all of the zoning code re- quirements and development standards of the underlying zoning district. Where mini- mum lot dimensions or setbacks cannot be met, the binding site plan shall be processed as a commercial condominium site per RMC 4-7-230D. a. New Construction: The site shall be in conformance with the zoning code re- quirements and development standards of the underlying zoning district at the time the application is submitted. b. Existing Development: If the site is nonconforming prior to a binding site plan application, the site shall be brought into conformance with the development stan- dards of the underlying zoning district at the time the application is submitted. In situations where the site cannot be brought into conformance due to physical limitations or other circumstances, the binding site plan shall not make the site more nonconforming than at the time a completed application is submitted. c. Under either new construction or ex- isting development, applicants for bind- ing site plan may proposed shared signage, parking, and access if they are specifically authorized per RMC 4-4-080E3, 4-4-080I7, and 4-4-100E5, and other shared improvements as au- thorized in other sections of the City’s de- velopment standards. 5. Building Code Requirements: All build- ing code requirements have been met per RMC 4-5-010. 6. Infrastructure Provisions: Adequate provisions, either on the face of the binding site plan or in a supporting document, have been made for drainageways, alleys, streets, other public ways, water supplies, open space, solid waste, and sanitary wastes, for the entire property covered by the binding site plan. 7. Access to Public Rights-of-Way and Utilities: Each parcel created by the binding site plan shall have access to a public street, water supply, sanitary sewer, and utilities by 4-7-230F 7 - 19 (Revised 12/05) means of direct access or access easement approved by the City. 8. Shared Conditions: The Administrator may authorize sharing of open space, park- ing, access, signage and other improvements among contiguous properties subject to the binding site plan and the provisions of RMC 4-4-080E3, 4-4-080I7, and 4-4-100E5. Con- ditions of use, maintenance, and restrictions on redevelopment of shared open space, parking, access, signage and other improve- ments shall be identified on the binding site plan and enforced by covenants, easements or other similar properly recorded mecha- nism. 9. Future Development: The binding site plan shall contain a provision requiring that any subsequent development of the site shall be in conformance with the approved and re- corded binding site plan. 10. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication state- ment and acknowledgement on the binding site plan. 11. Suitable Physical Characteristics: A proposed binding site plan may be denied be- cause of flood, inundation, or wetland condi- tions, or construction of protective improvements may be required as condition of approval. (Ord. 5153, 9-26-2005) D. ADDITIONAL CRITERIA FOR BINDING SITE PLANS PROPOSING COMMERCIAL CONDOMINIUM SITES OR MERGING WITH PLANNED URBAN DEVELOPMENT APPLICATION: 1. Condominium – Applicability: Where subdivision of a commercial or industrial site will result in individual lots which cannot meet the development standards of the underlying zoning district, the condominium option al- lows for the conversion of lease space to con- dominiums without further subdivision of land. These standards are in addition to the requirements of subsection C of this Section. 2. Condominium – Approval: Condomin- ium developments are eligible for binding site plan approval, when the purpose of such ap- proval is to divide the property so that the par- cel or tract, or a portion thereof, can be subject to chapter 64.34 RCW (Condominium Act). A condominium can only be recorded ei- ther when the development has already been constructed to City standards established through a binding site plan or a building per- mit for new development has been issued. Binding site plans for condominiums sites shall be in conformance with chapter 64.34 RCW and RMC 4-9-040. The binding site plan shall also include conditions requiring that the condominium is recorded per the pro- visions of chapter 64.34 RCW. 3. Planned Urban Development: To allow for the ability to modify development stan- dards that are otherwise required by the bind- ing site plan process, a binding site plan application may be merged with a planned ur- ban development application pursuant to RMC 4-9-150. (Ord. 5153, 9-26-2005) E. APPLICATION REQUIREMENTS: 1. General Requirements: All applications for binding site plans must conform to the re- quirements of RMC 4-8-120. (Ord. 5153, 9-26-2005) F. REQUIRED IMPROVEMENTS: 1. Improvements: The following tangible improvements shall be provided for, either by actual construction or a construction sched- ule approved by the City and bonded by the applicant, before a binding site plan may be recorded: grading and paving of streets and alleys, installation of curbs, gutters, side- walks, monuments, sanitary and storm sew- ers, street lights, water mains and street name signs, together with all appurtenances thereto to specifications and standards of this Code, approved by the Department and in ac- cordance with other standards of the City. A separate construction permit will be required for any such improvements, along with asso- ciated engineering plans prepared per the City Drafting Standards. 2. Phasing of Improvements: To satisfy these requirements, the Administrator is au- thorized to impose conditions and limitations on the binding site plan. If the Administrator determines that any delay in satisfying re- quirements will not adversely impact the pub- 4-7-230G (Revised 12/05)7 - 20 lic health, safety or welfare, the Administrator may allow requirements to be satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any phase, or prior to issuing a specific build- ing’s certificate of occupancy, or in accor- dance with an approved phasing plan, or in accordance with plans established by a de- velopment agreement or as otherwise permit- ted or required under City Code. (Ord. 5153, 9-26-2005) G. ACCESS REQUIREMENTS: Access requirements and street design and de- velopment standards shall be provided in accor- dance with RMC 4-6-060, unless superseded by the terms of a development agreement as pro- vided by subsection J of this Section, Merger with Development Agreement. New public roads shall be provided for lot access where determined by the Administrator to be reasonably necessary as a result of the proposed development or to make appropriate provisions for public roads. Establish- ment of public roads may also be proposed by the applicant. (Ord. 5153, 9-26-2005) H. PERMIT PROCEDURES FOR BINDING SITE PLAN APPROVAL: 1. Permit Type: Binding site plans shall be processed as Type III permits in accordance with the procedures in chapter 4-8 RMC for Type III permits and the standards and crite- ria set forth in this Section, unless the appli- cant elects to merge the binding site plan application with the site plan review process or combined site plan/planned action review process in which case the binding site plan shall be processed in accordance with the procedures set out in chapters 4-8 and 4-9 RMC. If a binding site plan permit is pro- cessed concurrently, but not merged with an- other permit process, then the binding site plan application shall be processed as a Type III permit. 2. Review Authority: Pursuant to chapter 4-8 RMC, the Responsible Official for a bind- ing site plan application shall be the Adminis- trator, unless the applicant elects to have the binding site plan application merged with a Type VI permit site plan application or a de- velopment agreement under chapter 36.70B RCW. If a binding site plan application is to be processed with a Type VI site plan, then the responsible Reviewing Official shall be the Hearing Examiner. If a binding site plan appli- cation is to be processed with a development agreement, the responsible Reviewing Offi- cial shall be the City Council. The final deci- sion on a development agreement with an application for a binding site plan shall be made by City Council. No administrative ap- peal of the City Council decision shall be available. If a binding site plan is merged with a planned urban development application, the review authority shall be determined pur- suant to RMC 4-9-150. (Ord. 5153, 9-26-2005) I. MERGER WITH SITE PLAN: 1. Review Standards for a Previously Ap- proved Site Plan: If a previously approved site plan is submitted in conjunction with an application for binding site plan approval, the conditions and limitations imposed by the Ad- ministrator may, where appropriate, include any conditions and limitations contained in the previously approved site plan. Subse- quent site development permits for the land will still be subject to compliance with the zon- ing, building, and other applicable land use codes and regulations existing at the time of development permit review, unless ad- dressed as part of the binding site plan review and expressly depicted on the binding site plan. 2. Review Standards for Concurrent Site Plan Application: When a binding site plan is being considered concurrently with another land development application, the Adminis- trator will incorporate all conditions and limita- tions imposed on the concurrent application into the binding site plan. Subsequent site de- velopment permits for the land will still be subject to compliance with the zoning, build- ing, and other applicable land use codes and regulations existing at the time of develop- ment permit review, unless addressed as part of the binding site plan review and expressly depicted on the binding site plan. J. MERGER WITH DEVELOPMENT AGREEMENT: If a binding site plan is merged with a develop- ment agreement, in the event of a conflict be- tween the terms of the development agreement and this Section, the terms of the development 4-7-230N 7 - 21 (Revised 12/05) agreement shall control. Per RCW 36.70B.170 through 36.70B.210, a development agreement shall not be more permissive than the applicable development standards. (Ord. 5153, 9-26-2005) K. REVIEW AUTHORITY DECISION: 1. Action: The responsible Reviewing Offi- cial shall review and act upon binding site plans based upon the general criteria in this Section and other criteria applicable to the site plan or development agreement with which the applicant elects to merge the bind- ing site plan application. Every decision made under this Section shall include find- ings of fact and conclusions to support the decision. 2. Approval: If the Reviewing Official finds the proposed binding site plan is in conform- ance to the standards and requirements of this Section, then it shall be approved. 3. Approval with Modifications: If modifi- cation(s) are deemed necessary by the Re- viewing Official, then they may be added to the binding site plan or a revised binding site plan may be required. The applicant shall be notified of any such modification action. 4. Referral to the Hearing Examiner: Ex- cept when a binding site plan is merged with a development agreement, if the Administra- tor determines that there are sufficient con- cerns by residents in the area of the binding site plan, or by City staff, to warrant a public hearing, then he/she shall refer the binding site plan to the Hearing Examiner for public hearing and decision by the Hearing Exam- iner. Notice of the public hearing will be given as for a Type VI permit hearing. Binding site plans merged with development agreements shall be approved by City Council pursuant to the requirements of RCW 36.70B.170 et seq. 5. Denial: If the binding site plan is denied by the Reviewing Official, the applicant shall be notified in writing of the decision, stating the reasons therefor. 6. Reconsideration: Any party may re- quest that an application, on which the Re- viewing Official has made a decision, be reopened by the Reviewing Official if it is found that new information that was not pre- viously available has come to light that might affect the action taken by the Reviewing Offi- cial. Requests for reconsideration must be filed within fourteen (14) days of the date of the decision. (Ord. 5153, 9-26-2005) L. RIGHT-OF-WAY DEDICATION: Where dedication of right-of-way is required for the approved binding site plan or proposed by the applicant, the dedication shall require separate approval by City Council prior to recording of the binding site plan with record of survey. The dedi- cation shall be effective upon recording of the binding site plan with record of survey. M. SURVEY AND RECORDING: Prior to recording, the approved binding site plan shall be surveyed and the final recording forms shall be prepared by a professional land surveyor, licensed in the State of Washington. In addition to the requirements of RMC 4-8-120C, surveys shall include those items prescribed by RCW 58.09.060, Records of survey, contents – Record of corner, information. 1. Administrator Approval: The binding site plan must be signed by the Administrator before it is filed. The final approved binding site plan shall remain with the City until such time as the applicant requests that the bind- ing site plan be recorded. 2. Filing by City Clerk: The approved bind- ing site plan will be sent to the City Clerk by the Department when the binding site plan is final and all prerequisites to filing have been completed. The binding site plan shall be filed by the City Clerk for record in the office of the King County Auditor and shall not be deemed approved until so filed. N. BINDING EFFECT: 1. Vesting: Upon filing of a complete appli- cation for a binding site plan, the application shall be considered under the binding site plan ordinance, the zoning, and other devel- opment regulations in effect on the date of application for the land uses and develop- ment identified in the binding site plan appli- cation or identified in a complete site plan review application filed in conjunction with or processed concurrently with a binding site plan application. 4-7-230O (Revised 12/05)7 - 22 2. Legal Lots: Lots, parcels, or tracts cre- ated through the binding site plan procedure shall be legal lots of record. 3. Enforceable: Approved binding site plans shall be enforceable by the City. All pro- visions, conditions and requirements of the binding site plan shall be legally enforceable on the purchaser or on any person acquiring a lease or other ownership interest of any lot, tract, or parcel created pursuant to the bind- ing site plan. The binding site plan shall in- clude a provision requiring that any subsequent development of the site shall be in conformance with the approved binding site plan. A sale, transfer, or lease of any lot, tract, or parcel created pursuant to the bind- ing site plan that does not conform to the re- quirements of the binding site plan approval, shall be considered a violation of this Section, shall be a nuisance and may be subject to an injunction action in Superior Court or such other remedies provided by City Code. (Ord. 5153, 9-26-2005) O. EXPIRATION AND EXTENSION: 1. Expiration Period: For binding site plans not merged with a site plan or develop- ment agreement, the approval shall lapse un- less submitted for recording within five (5) years of the binding site plan approval. 2. Expiration Period for Merged Approv- als: For binding site plans approved as part of merged application with a site plan or de- velopment agreement, the binding site plan shall lapse when the site plan or development agreement expires unless submitted for re- cording prior to the date of expiration for the merged application. 3. Extension of Expiration Period: Addi- tional time extensions beyond the five (5) year time period may be granted by the Ad- ministrator if the applicant can show need caused by unusual circumstances or situa- tions which make it unduly burdensome to file the binding site plan within the five (5) year time period. The applicant must file a written request with the Administrator for this addi- tional time extension; this request must be filed at least thirty (30) days prior to the expi- ration date. The request must include docu- mentation as to the need for the additional time period. Additional time extensions may be granted in not greater than one year incre- ments, up to a maximum of two (2) years. 4. Extension of Expiration Period for Phased Projects: In the case of a phased binding site plan, submittal for recording of any phase of the binding site plan will consti- tute an automatic one year extension for the submittal of the next phase of the binding site plan. P. APPEALS: See RMC 4-8-110H. Q. ALTERATION OR VACATION: 1. Alteration: Alteration of an approved binding site plan, excluding standard ease- ments for utilities and lot line adjustments, shall be accomplished following the same procedures required for a new binding site plan application as set forth in this Section; provided, that only owners of lots within the binding site plan that are directly affected by the proposed alteration shall be required to authorize application for the alteration. If a binding site plan application was approved as part of a development agreement approval process as provided in subsection H2 of this Section or if property subject to a binding site plan approval is the subject of a development agreement, the alteration of the approved binding site plan shall not require an amend- ment to the development agreement or ap- proval by the City Council and, after approval and recording, shall automatically be incorpo- rated within the development agreement un- less otherwise provided in the development agreement. 2. Vacation: Vacation of a recorded binding site plan shall be accomplished by following the same procedures required for a new bind- ing site plan application as set forth in this Section. If a portion of a binding site plan is vacated, the property subject to the vacation shall constitute one lot, and the balance of the approved binding site plan shall remain as approved. If a binding site plan application was approved as part of a development agreement approval process or if property subject to a binding site plan approval is the subject of a development agreement, the va- cation of the approved binding site plan, whether total or partial, shall not require an amendment to the development agreement 4-7-250 7 - 23 (Revised 12/05) 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) 8 - i (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. 5157, September 26, 2005. 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 SECTION PAGE NUMBER NUMBER (Revised 12/05)8 - ii 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 SECTION PAGE NUMBER NUMBER 8 - iii (Revised 12/05) 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 SECTION PAGE NUMBER NUMBER (Revised 12/05)8 - iv 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 SECTION PAGE NUMBER NUMBER 8 - v (Revised 12/05) 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 4-8-050B 8 - 1 (Revised 12/05) 4-8-010 PURPOSE AND INTENT: The purpose and intent of this Chapter is to estab- lish standard procedures for all land use and de- velopment applications in order to provide for an integrated and consolidated land use permit and environmental review process. It is further the purpose of this Chapter to combine and expedite development review to eliminate redundancy and minimize delays, to establish timelines for notify- ing the public of land use applications, to revise hearing requirements to allow one open record hearing and one closed record appeal hearing, and to provide that final decisions on develop- ment proposals be made within one hundred twenty (120) days of the date of the letter of com- pleteness, except for development specifically exempted under this Chapter. The mandatory nature of the one hundred twenty (120) day processing time notwithstanding, it is neither the intent nor the purpose of this Chapter to establish a claim or remedy for a delay in the final decision beyond one hundred twenty (120) days. (Ord. 4587, 3-18-1996; Amd. Ord. 4974, 6-24-2002) 4-8-020 APPLICABILITY: All applications for development shall be subject to the provisions of this Chapter, except where specifically exempted under RMC 4-8-050, Ex- emptions from State Process Requirements. (Ord. 4648, 1-6-1997) 4-8-030 EFFECT OF PERMIT: The issuance or granting of a permit or approval of plans and specifications shall not be deemed or construed to be a permit for, or an approval of, any violation of any of the provisions of this code. No permit presuming to give authority to violate or cancel the provisions of this code shall be valid except insofar as the work or use which it autho- rized is lawful. (Ord. 4351, 5-4-1992) 4-8-040 PERMIT PROCESSES CLASSIFIED BY TYPE: Development subject to review by the City is clas- sified and processed using one of the eleven (11) types of land use permit procedures listed in RMC 4-8-080G. The review process for the types of permit review procedures are described in RMC 4-8-080H. If the code does not expressly provide for review according to one of the eleven (11) types of permit review procedures, and another specific procedure is not required by law, the De- velopment Services Division shall classify the ap- plication. (Ord. 4587, 3-18-1996) 4-8-050 EXEMPTIONS FROM STATE PROCESS REQUIREMENTS: A. STATE AUTHORITY: RCW 36.70B.140 allows a local government to exclude certain project permits from procedure and time limit requirements. This Section deals with exemptions from State-mandated notice re- quirements. Permit types listed below may and often do have City Code requirements for review, notification, and appeal beyond State require- ments. B. EXEMPTIONS FROM CITY GOAL OF ONE HUNDRED TWENTY (120) DAY REVIEW PROCESS FOR CERTAIN ACTIONS REQUIRING MORE TIME: RCW 36.70B.140 provides that local govern- ments may determine that there are “special cir- cumstances” relative to certain actions or processes that warrant a different review process than that set forth in State law. Therefore, the City exempts the following actions since they typically require more than one hundred twenty (120) days to process or would be deemed emergencies: 1. Comprehensive Plan amendments with or without any other associated land use ap- plication such as a rezone, 2. Renton Municipal Code amendments, 3. Annexations, 4. Planned unit developments, 5. Development agreements, 6. Environmental impact statements, 7. Temporary emergency wetland permit, 8. Declared emergency under SEPA, 9. Street vacations, 10. Any project once it is appealed to the Hearing Examiner and/or City Council. 4-8-050C (Revised 12/05)8 - 2 11. Any project once it becomes the subject of a petition under the Land Use Petition Act, 12. Any project that is determined by the Mayor to present extenuating circumstances which would require more than one hundred twenty (120) days to process. C. EXEMPTIONS FROM STATE NOTIFICATION AND PROCEDURAL REQUIREMENTS FOR PERMITS RELATING TO USE OF PUBLIC AREAS/ FACILITIES: As permitted by RCW 36.70B.140, the City also exempts the following “approvals relating to the use of public areas or facilities” from the notifica- tion and procedural requirements of RCW 36.70B.060 through 36.70B.080 and RCW 36.70B.110 through 36.70B.130. 1. Deferral of off- or on-site improvements, 2. Drainage connection permits, 3. Driveway construction permit (all uses/ users), 4. Driveway relocation permit (all uses/us- ers), 5. Franchise utility permits, 6. Right-of-way use permit, 7. Release of easements, 8. Side sewer permit, 9. Side sewer cap permit, 10. Sidewalk repair permit (all uses/users), 11. Sidewalk/curb/gutter construction per- mit (all uses), 12. Permits to stop City water and/or sewer service, 13. Water meter applications, 14. Other SEPA exempt actions/activities as outlined in WAC 197-11-800. D. EXEMPTIONS FROM STATE NOTIFICATION AND PROCEDURAL REQUIREMENTS FOR PERMIT APPLICATIONS NOT SUBJECT TO ENVIRONMENTAL REVIEW: RCW 36.70B.140 allows local governments to ex- clude certain approvals and building and engi- neering permits from the public notification and procedural requirements of the statute if they are categorically exempt from environmental review or if environmental review has already been com- pleted at an earlier stage. However, the City’s one hundred twenty (120) day maximum processing time would still apply. Therefore, the City exempts the following actions from the public notification and procedural requirements since they are typi- cally processed very quickly and would be con- siderably delayed by imposition of a public comment period(s). 1. Building and grading permits (SEPA ex- empt), 2. Business licenses for home occupations, 3. Planning/Building/Public Works adminis- trative variances (i.e., driveway grade), 4. Fire installation/construction permits, 5. Electrical, mechanical, plumbing, sign and special fence permits, 6. Lot line adjustments, 7. Final plats, 8. Minor amendments (less than ten per- cent (10%)) to a previously approved site plan, 9. Occupancy permits, 10. Open space, agricultural and timber lands current use assessment, 11. Public art exemption certificate, 12. Routine vegetation management per- mits (SEPA exempt), 13. Shoreline exemptions, 14. Temporary use permits (SEPA exempt), but not exempting sign requirements, 4-8-070A 8 - 3 (Revised 12/05) 15. Water, sewer, storm drainage, roadway permits (SEPA exempt), 16. Other SEPA exempt actions/activities as outlined in WAC 197-11-800. (Amd. Ord. 4974, 6-24-2002; Ord. 5156, 9-26-2005) E. EXEMPTIONS FROM STATE PROCEDURAL REQUIREMENTS FOR NONPROJECT PERMITS: RCW 36.70B.020 excludes certain actions from the definition of project permits, particularly non- project legislative actions. The adoption or amendment of a comprehensive plan, subarea plan, or development regulations that do not in- volve site-specific rezones are exempt from pro- cedures requiring environmental review to be completed prior to the legislative hearing. (Ord. 5153, 9-26-2005) 4-8-060 SUBMITTAL REQUIREMENTS – GENERAL: A. PURPOSE: In order to comply with the State law, the City is required to detail the requirements for complete building, public works and land use permit appli- cations. B. VESTING OF APPLICATION: Is a legal doctrine whereby a valid and fully com- plete building application for a project that is per- mitted under the zoning or other land use control ordinances in effect on the date of the application shall be considered under the building permit, zoning, or other land use controls in effect on the date of such valid and fully complete building ap- plication. 1. Supplemental information required after acceptance shall not affect the validity of the vesting for such application. 2. Revisions requested by an applicant to a vested, but not yet approved, application shall be deemed a new application when such revisions would result in a substantial change in the basic site design plan, intensity, density, and the like, involving a change of ten percent (10%) or more in area or scale. Vesting for the new application shall occur upon the date of submission of a valid and fully complete building application for the changed project. C. APPLICATION LOCATION: All land use, building, and public works applica- tions addressed in this Title shall be filed with the Development Services Division. All fire permits shall be filed with the Fire Prevention Bureau. D. COMPLETE APPLICATION: Unless waived by the Development Services Di- vision, the requirements for a full complete land use, building, or public works permit application shall consist of the information listed in RMC 4-8-120A, B and C, and any site-specific informa- tion identified in a preapplication meeting sum- mary. Application fees pursuant to RMC 4-1-140 through 4-1-200 are also required for a complete application. E. FEES: See RMC 4-1-140 through 4-1-200. F. MULTIPLE PERMIT APPLICATION SUBMITTAL REQUIREMENTS: Where submittal requirements are duplicated for various types of permit applications, an applicant shall be required to submit only the largest (not to- tal) number of copies required. For example, an application for a site plan approval with associ- ated variance would require only twelve (12) cop- ies even though the submittal chart indicates that site plan approval requires twelve (12) copies and the variance requires ten (10) copies. G. SUBMITTAL WAIVER PROCESS: In order to have any of the normally required sub- mittals waived, the applicant must request such waiver(s) at or after a preapplication meeting with City staff. Staff will consider the merits of the waiver request(s) and will provide the applicant with a written list of any/all submittals waived. The applicant must submit a copy of the list of City ap- proved waiver(s) at the time of formal application. H. LETTER OF COMPLETENESS: Upon finding an application complete, the Devel- opment Services Division will provide a letter of completeness to the applicant and property owner(s). 4-8-070 AUTHORITY AND RESPONSIBILITIES: A. REVIEW AUTHORITY: RMC 4-8-080G, Land Use Permit Procedures, lists the development applications and outlines 4-8-070B (Revised 12/05)8 - 4 the responsible review authority associated with making recommendations, conducting open record public hearings, open record appeals, the responsible official for the permit decision, and appeal bodies. B. SPECIFIC RESPONSIBILITIES: The regulation of land development is a coopera- tive activity including many different elected and appointed boards and City staff. The specific re- sponsibilities of these bodies are listed as set forth in subsections C through J of this Section and RMC 4-8-080G. C. PLANNING/BUILDING/PUBLIC WORKS ADMINISTRATOR OR DESIGNEE: Authority: The Planning/Building/Public Works Administrator or his/her designee shall review and act on the following: 1. Appeals of administrative decisions/de- terminations regarding requests for modifica- tion of storm drainage regulations; 2. Appeals relating to Uniform Building Code Sections: Section 105, Section 110, and Section 1.18 – Alternative Materials; 3. Building and grading permits; 4. Conditional approval permits for noncon- forming structures; 5. Conditional use permit, administrative; 6. Critical area regulation alternates and modifications; 7. Critical areas regulation administrative determinations per RMC 4-3-050D4; 8. Interpretation of flood insurance rate map boundaries; 9. Lot line adjustments; 10. Modifications: i. Minor modifications to previously ap- proved site plan; ii. Modifications of storm drainage re- quirements; iii. Modification of geologic hazard reg- ulations for manmade slopes; iv. Modifications/waivers of sewer code requirements; v. Modifications of the number of re- quired parking stalls and the require- ments of the parking, loading and driveway regulations; and vi. Modifications to development stan- dards in the Center Village Residential Bonus District and the Urban Design Regulation Overlay District; 11. Public art exemption certificate; 12. Review of business licenses for home occupations; 13. Revocable permits for the temporary use of public right-of-way; 14. Routine vegetation management per- mits; 15. Sewer modifications, alternates, and appeals pursuant to RMC 4-9-250D and E and 4-8-110D, respectively; 16. Shoreline exemptions; 17. Shoreline permits; 18. Short plats – four (4) or less; 19. Site plan approval, administrative; 20. Master Plan review (individual phases); 21. Temporary emergency wetland permits; 22. Temporary use permits; 23. Variances: i. Administrative pursuant to RMC 4-9-250B1c; ii. Variances not associated with a de- velopment permit that requires review by the Hearing Examiner, provided the vari- ance authority is not specifically given to another authority elsewhere in this Chap- ter, and any building permits submitted in 4-8-070H 8 - 5 (Revised 12/05) conjunction with such variance applica- tion; and iii. Variances from chapter 8-7 RMC, Noise Level Regulations; and 24. Waivers: i. Waivers of right-of-way dedica- tion for plat; ii. On- and off-site improvements (including deferrals); and iii. Allowing a commercial or multi- family residential driveway grade of between eight percent (8%) and fif- teen percent (15%). (Ord. 5028, 11-24-2003; Amd. Ord. 5157, 9-26-2005) D.(Rep. by Ord. 5157, 9-26-2005) E. ENVIRONMENTAL REVIEW COMMITTEE: The Environmental Review Committee shall: 1. Make threshold determinations for envi- ronmental checklists, 2. Make determinations regarding whether an optional public hearing is needed for a site plan review application, 3. Authorize circulation of draft environmen- tal impact statements, 4. Approve and issue final environmental impact statements, 5. Approve mitigation conditions for miti- gated determinations of nonsignificance and final environmental impact statements. F.(Rep. by Ord. 5157, 9-26-2005) G. PLANNING COMMISSION: The Planning Commission shall review and act on the following: 1. Comprehensive Plan: Duties related to the Comprehensive Plan as described in chapter 2-10 RMC, Planning Commission. 2. Shoreline Master Program Amend- ments: Recommendations to City Council re- garding Shoreline Master Program Amendments after holding public hearing. 3. Area-Wide Zoning: The Planning Com- mission, in conducting area land use analy- sis, may from time to time recommend to the City Council area-wide zonings to implement the recommended amendments to the Com- prehensive Plan. 4. Land Use Regulations and Processes: Upon Council request and based upon the goals and policies of the Comprehensive Plan, recommendations to Council regarding effective and efficient land use regulations and processes. H. HEARING EXAMINER: 1. Authority: The Hearing Examiner shall review and act on the following: a. Appeals of administrative decisions/ determinations (including, but not limited to, parking, sign, street, tree cutting/rou- tine vegetation management standards, and Urban Center Design Overlay Dis- trict regulations) and ERC decisions, ex- cepting determinations of whether an application is a bulk storage facility which shall be appealable to the City Council, b. Appeals relating to RMC 4-5-060, Uniform Code for the Abatement of Dan- gerous Buildings, c. Bulk storage special permit and vari- ances from the bulk storage regulations, d. Conditional approval permit for non- conforming uses, e. Conditional use permit, f. Fill and grade permit, special, g. Master Plan review (overall plan) and major amendments to an overall Master Plan, h. Mobile home parks, preliminary and final, 4-8-070I (Revised 12/05)8 - 6 i. Planned urban development, prelimi- nary, when associated with an existing development that proposes a binding site plan, j. Planned urban development, final, k. Shoreline conditional use permit, l. Shoreline variance, m. Short plat – five (5) to nine (9) lots, n. Site plan approvals requiring a public hearing, o. Special permits, p. Variances from the critical areas reg- ulations listed in RMC 4-9-250B1, the land clearing and tree cutting regulations, the wireless communication facility de- velopment standards, the provisions of the subdivision regulations relating to short plats, and variances associated with a development permit that requires review by the Hearing Examiner, and q. Building permits submitted in con- junction with any of the above. 2. Interpretation: It shall be the duty of the Hearing Examiner to interpret the provisions of chapter 4-2 RMC, Zoning Districts – Uses and Standards, in such a way as to carry out the intent and purpose of the plan thereof, as shown by the maps fixing districts, accompa- nying and made part of this Code, in cases where the street layout actually on the ground varies from the street layout as shown on the maps aforesaid. 3. Recommendations: The Hearing Ex- aminer shall hold a hearing and make recom- mendations to the City Council on the following: a. Rezones, site specific, in conform- ance with the Comprehensive Plan, b. Preliminary plats, c. Planned urban developments, pre- liminary, except those under subsection H1j of this Section, d. Special permits requiring Council ap- proval, e. Variances from the provisions of the subdivision regulations relating to a full subdivision. 4. Appeals: Unless otherwise specified, any decision of the Environmental Review Committee or the Planning/Building/Public Works Administrator or his or her designee in the administration of this Title shall be ap- pealable to the Hearing Examiner as an ad- ministrative determination pursuant to RMC 4-8-110E, Appeals to Examiner of Adminis- trative Decisions and Environmental Determi- nations. (Ord. 5028, 11-24-2003; Ord. 5153, 9-26-2005) I. CITY COUNCIL: The City Council shall review and act on the fol- lowing: 1. Annexations, 2. Appeals of Hearing Examiner decisions (any appeal from a Hearing Examiner’s deci- sion, whether an appeal from an administra- tive determination or an original decision, shall be appealable to the City Council pursu- ant to RMC 4-8-110E8), 3. Appeals of staff determinations of whether or not a proposal is considered a bulk storage facility, 4. Comprehensive Plan map or text amend- ment, 5. Dedications of property for public pur- poses, 6. Development and zoning regulations text amendment, 7. Final plats, 8. Preliminary plats, 9. Planned urban developments, prelimi- nary, 10. Release of easements, 11. Rezones with associated Comprehen- sive Plan amendment, 4-8-080E 8 - 7 (Revised 12/05) 12. Rezones with associated Comprehen- sive Plan map or text amendment, 13. Street vacations, 14. Variances from the provisions of the subdivision regulations relating to a full subdi- vision. (Ord. 5153, 9-26-2005) J. REVIEW AUTHORITY FOR MULTIPLE PERMIT APPLICATIONS: Where required permits are subject to different types of permit review procedures, then all the as- sociated applications are subject to the highest level of review authority that applies to any of the required applications. (Amd. Ord. 4963, 5-13-2002) 4-8-080 PERMIT CLASSIFICATION: A. PURPOSE: The purpose of this Section is to outline the pro- cedure and time requirements for the various de- velopment applications reviewed by the City. All development applications are classified and pro- cessed according to one of eleven (11) types of permit procedures, as identified in subsection G of this Section. B. REVIEW PROCESS BASED UPON APPLICATION TYPE: Subsection G of this Section lists the develop- ment applications and explains the basic steps in the review process. This table also outlines the responsible review authority. More specific details regarding specific land use application proce- dures and decision criteria are located in chapter 4-9 RMC, Permits – Specific. (Ord. 4587, 3-18-1996; Amd. Ord. 4660, 3-17-1997; Ord. 4963, 5-13-2002) C. CONSOLIDATED REVIEW PROCESS FOR MULTIPLE PERMIT APPLICATIONS: 1. Optional Process Resulting in a Sin- gle Open Record Public Hearing: An appli- cant may elect to have the review and decision process for required permits consol- idated into a single review process. Consoli- dated review shall provide for only one open record hearing and no more than one closed record appeal period. Appeals of environ- mental determinations shall be consolidated except when allowed to be part of separate hearings in accordance with RCW 43.21C.075, Appeals, and WAC 197-11-680, Appeals. Where hearings are required for permits from other local, State, regional, or Federal agencies, the City will cooperate to the fullest extent possible with the outside agencies to hold a single joint hearing. A flow- chart showing the timeline for processing a combined land use, environmental, and building permit application is included in sub- section H of this Section. 2. Review Authority for Multiple Permit Applications: Where more than one land use permit application is required for a given development, an applicant may file all related permit applications concurrently, pay appro- priate fees, and the processing may be con- ducted under the consolidated review process. Where required permits are subject to different types of permit review proce- dures, then all the applications are subject to the highest-number procedure, as identified in subsection G of this Section, and highest level of review authority, as identified in RMC 4-8-070, that applies to any of the applica- tions. Appeals of environmental determina- tions shall be consolidated except when allowed to be part of separate hearings in ac- cordance with RCW 43.21C.075, Appeals, and WAC 197-11-680, Appeals. (Amd. Ord. 4963, 5-13-2002; Ord. 5153, 9-26-2005) D. TIME FRAME BASED ON PERMIT TYPE: The flowcharts in subsection H of this Section in- dicate timelines for each of the eleven (11) land use permit types, as discussed in subsection G of this Section. For permit types I through VIII, the timelines include the statutory requirement that requires the issuance of a letter of completeness within twenty eight (28) days of the application submittal, pursuant to RCW 36.70B.070(1), and the provision for final decisions on permits within one hundred twenty (120) days of receipt of a complete application. In addition, there is a gen- eralized flowchart for the consolidated review pro- cess. (Amd. Ord. 4974, 6-24-2002; Ord. 5153, 9-26-2005) E. TIME FRAMES – MAXIMUM PERMITTED: Final decisions on all Type I through Type VIII per- mits and reviews subject to the procedures of this Chapter shall occur within one hundred twenty 4-8-080F (Revised 12/05)8 - 8 (120) days from the date an application is deemed complete, unless the applicant consents to an extension of such time period. If a project application is substantially revised by an appli- cant, the one hundred twenty (120) day time pe- riod shall start again after the revised project application is determined to be complete. Devel- opment applications which are specifically ex- empted under RMC 4-8-050, Exemptions from State Process Requirements, are not subject to this time frame. (Amd. Ord. 4974, 6-24-2002; Ord. 5153, 9-26-2005) F. EXCLUSIONS FROM ONE HUNDRED TWENTY (120) DAY TIME LIMIT: In determining the number of days which have elapsed since the applicant was notified that the application is complete, the following periods shall be excluded: 1. Revisions/Additional Information Re- quired: The time period in which an applicant has been requested by the Development Ser- vices Division to correct plans, perform re- quired studies, or provide additional information. The period shall be calculated from the date the Development Services Divi- sion notifies the applicant of the need for ad- ditional information until: (a) the date the Division determines the additional informa- tion satisfies the request for information, or (b) fourteen (14) days after the date accept- able information has been provided to the City, whichever is earlier. If the Division deter- mines that the information submitted is insuf- ficient, it shall notify the applicant of the deficiencies. 2. EIS Preparation: A period of two hun- dred fifty (250) days for the preparation of a draft environmental impact statement (DEIS), following a determination of significance. This time frame shall commence after the final scoping of the DEIS is complete. 3. Applicant Agreements: Any time exten- sion mutually agreed upon by the applicant and the Development Services Division. G. LAND USE PERMIT PROCEDURES: LAND USE PERMITS PU B L I C N O T I C E O F AP P L I C A T I O N RE C O M M E N D A T I O N OP E N R E C O R D HE A R I N G 7 DE C I S I O N / AD O P T I O N OP E N R E C O R D AP P E A L CL O S E D R E C O R D HE A R I N G JU D I C I A L A P P E A L TYPE I Building and Grading Permits1 No No No Staff HE CC SC Business Licenses for Home Occupations (no customer visits/deliveries) No No No Staff HE CC SC Deferrals No No No Staff HE CC SC Lot Line Adjustments No No No Staff HE CC SC Minor Modification to Previously Approved Site Plan (<10%) No No No Staff HE CC SC Modifications, Deviations, Alternates of Various Code Standards2 No No No Staff HE CC SC Public Art Exemption Certificate No No No Staff HE CC SC Routine Vegetation Management Permits (SEPA exempt) No No No Staff HE CC SC Shoreline Exemptions No No No Staff HE CC SC Special Fence Permits No No No Staff HE CC SC Waivers2 No No No Staff HE CC SC 4-8-080G 8 - 9 (Revised 12/05) TYPE II Business Licenses for Home Occupations (with customer visits/deliveries) Yes No No Staff HE CC SC Conditional Approval Permit (nonconforming structures) Yes No No Staff HE CC SC Hobby Kennel License Yes No No Staff HE CC SC Short Plats – 4 Lots or Less (SEPA exempt)Yes No No Staff HE CC SC Site Plan Review (administrative) for Secondary Uses (SEPA exempt) Yes No No Staff HE CC SC Temporary Use Permits (SEPA exempt)Yes 3 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 III4 Binding Site Plans Yes No No Staff HE CC SC Conditional Use Permit (administrative) with Environmental Review Yes No No Staff HE CC SC Development Permit (special flood hazard) Yes No No Staff HE CC SC Environmental Review9 Yes No No Staff HE CC SC Site Plan Review (administrative) with Environmental Review Yes No No Staff HE CC SC Shoreline Permit Yes No No Staff DOE CC SC Short Plats – 4 Lots or Less, with Environmental Review Yes No No Staff HE CC SC Temporary Use Permits (subject to SEPA) Yes No No Staff HE CC SC Building Permits submitted in conjunction with any of the above Yes No No Staff HE CC SC TYPE IV4 Variances, PBPW Administrator5 (and building permits submitted in conjunction with above) Yes NA Admin. Admin. SC TYPE V Conditional Approval Permit (nonconforming uses) Yes Staff HE HE CC SC Request for Extension of Amortization Period of Adult Use Yes NA HE HE NA CC SC TYPE VI4 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, when associated with an existing development that proposes a binding site plan Yes Staff HE HE CC SC LAND USE PERMITS PU B L I C N O T I C E O F AP P L I C A T I O N RE C O M M E N D A T I O N OP E N R E C O R D HE A R I N G 7 DE C I S I O N / AD O P T I O N OP E N R E C O R D AP P E A L CL O S E D R E C O R D HE A R I N G JU D I C I A L A P P E A L 4-8-080G (Revised 12/05)8 - 10 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 Shoreline Conditional Use Permit6 Yes Staff HE DOE, HE SHB Shoreline Variance6 Yes Staff HE DOE, HE SHB Short Plats – 5 to 9 Lots Yes Staff HE HE CC Site Plan Review (Hearing Examiner) with Environmental Review Yes Staff HE HE CC Special Permits Yes Staff HE HE CC Variances (associated with Hearing Examiner land use review) Yes Staff HE HE CC Building Permits submitted in conjunction with any of the above Yes Staff HE HE CC Environmental Review Yes No No Staff HE CC SC Site Plan Review (administrative) with Environmental Review Yes No No Staff HE CC SC TYPE VII4 Preliminary Plats – 10 Lots or More Yes Staff, HE HE CC SC Planned Urban Developments (preliminary, except as shown under Type VI) Yes Staff, HE HE CC SC Rezones (site-specific, not associated with a Comprehensive Plan amendment) Yes Staff, HE HE CC SC Building Permits submitted in conjunction with any of the above Yes Staff, HE HE CC SC SC TYPE VIII4 Final Plats No Staff NA CC SC Street Vacations8 Yes Staff CC CC SC TYPE IX4 Development Regulation Text Amendments – Except Those Referred to Planning Commission Yes Staff CC CC GMHB TYPE X4 Comprehensive Plan Text Amendments Yes Staff, PC PC, CC CC GMHB Comprehensive Plan Map or Text Amendments with Associated Rezones Yes Staff, PC PC, CC CC GMHB Development Regulation Text Amendments Referred to Planning Commission Yes Staff, PC PC, CC CC GMHB TYPE XI Reserved for Annexations LAND USE PERMITS PU B L I C N O T I C E O F AP P L I C A T I O N RE C O M M E N D A T I O N OP E N R E C O R D HE A R I N G 7 DE C I S I O N / AD O P T I O N OP E N R E C O R D AP P E A L CL O S E D R E C O R D HE A R I N G JU D I C I A L A P P E A L 4-8-080G 8 - 11 (Revised 12/05) 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) 4-8-080H (Revised 12/05)8 - 12 H. REVIEW PROCESSES: All references in this chart are to sections in the Revised Code of Washington (RCW). (Amd. Ord. 4974, 6-24-2002) 4-8-080H 8 - 15 (Revised 10/06) Ty p e I I I – L a n d U s e P e r m i t s Ad m i n i s t r a t i v e R e v i e w a n d / o r E n v i r o n m e n t a l R e v i e w P r o c e s s Ty p e I I I – E n v i r o n m e n t a l R e v i e w C o m m i t t e e a n d S t a f f R e v i e w : • B i n d i n g S i t e P l a n s • C o n d i t i o n a l U s e P e r m i t ( a d m i n i s t r a t i v e ) w i t h A s s o c i a t e d E n v i r o n m e n t a l R e v i e w • E n v i r o n m e n t a l R e v i e w f o r a P e r m i t t e d / S e c o n d a r y / A c c e s s o r y U s e n o t r e q u i r i n g a n y o t h e r L a n d U s e P e r m i t • M a s t e r S i t e P l a n A p p r o v a l s ( i n d i v i d u a l p h a s e s ) • S i t e P l a n R e v i e w ( A d m i n i s t r a t i v e ) w i t h a s s o c i a t e d E n v i r o n m e n t a l R e v i e w • S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t w i t h a s s o c i a t e d E n v i r o n m e n t a l R e v i e w 4 • S h o r t P l a t s o f 4 l o t s o r l e s s ( n o n - S E P A e x e m p t ) • T e m p o r a r y U s e P e r m i t ( s u b j e c t t o S E P A ) • B u i l d i n g P e r m i t s s u b m i t t e d i n c o n j u n c t i o n w i t h a n y o f t h e a b o v e 1 E n v i r o n m e n t a l T h r e s h o l d D e t e r m i n a t i o n s h a l l n o t b e i s s u e d p r i o r t o a 1 4 - d a y c o m m e n t p e r i o d f o l l o w i n g t h e m a i l i n g o f p u b l i c n o t ic e o f t h e d e v e l o p m e n t a p p l i c a t i o n . 2 I n t h e c a s e o f a S h o r e l i n e P e r m i t , t h e W a s h i n g t o n S t a t e D e p a r t m e n t o f E c o l o g y ( D O E ) a n d A t t o r n e y G e n e r a l ’ s O f f i c e a r e a l s o n o t if i e d o f p e r m i t i s s u a n c e . 3 C o m m e n t / A p p e a l P e r i o d m a y i n c l u d e : 1) a 1 4 - d a y a p p e a l p e r i o d w i t h n o c o m m e n t p e r i o d , 2) a 1 5 - d a y c o m b i n e d c o m m e n t / a p p e a l p e r i o d , o r 3) a s e p a r a t e 1 5 - d a y c o m m e n t p e r i o d f o l l o w e d b y a 1 4 - d a y a p p e a l p e r i o d . 4 F o r S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t s , a B u i l d i n g P e rm i t s h a l l n o t b e i s s u e d u n t i l 2 1 d a y s a f t e r t h e S h o r e l i n e P e r m i t de c i s i o n i s f i l e d w i t h D O E a n d t h e A t t o r n e y G e n e r a l ’ s O f f i c e or u n t i l a n y a p p e a l p r o c e e d i n g s h a v e c o n c l u d e d . (A m d . O r d . 4 9 7 4 , 6 - 2 4 - 2 0 0 2 ) 4-8-080H (Revised 10/06)8 - 16 Ty p e I V – L a n d U s e P e r m i t s Bo a r d o f A d j u s t m e n t (R e p e a l e d b y O r d . 5 1 5 7 , 9 - 2 6 - 2 0 0 5 ) ( A m d . O r d . 4 9 7 4 , 6 - 2 4 - 2 0 0 2 ) 4-8-080H 8 - 17 (Revised 10/06) Ty p e V – L a n d U s e P e r m i t s St a f f / H e a r i n g E x a m i n e r R e v i e w P r o c e s s Ty p e V – S t a f f a n d H e a r i n g E x a m i n e r : • C o n d i t i o n a l A p p r o v a l P e r m i t f o r N o n c o n f o r m i n g U s e s • R e q u e s t f o r E x t e n s i o n o f A m o r t i z a t i o n P e r i o d o f A d u l t U s e 1 At C i t y C o u n c i l d i s c r e t i o n , t h e C o u n c i l m a y h o l d t h e p u b l i c h e a r i n g a n d m a k e t h e d e c i s i o n o n c o n d i t i o n a l a p p r o v a l p e r m i t s f o r n on c o n f o r m i n g u s e s . (A m d . O r d . 4 8 2 7 , 1 - 2 4 - 2 0 0 0 ; O r d . 4 9 7 4 , 6 - 2 4 - 2 0 0 2 ) 4-8-080H (Revised 10/06)8 - 18 Ty p e V I – L a n d U s e P e r m i t s He a r i n g E x a m i n e r / E n v i r o n m e n t a l R e v i e w P r o c e s s Ty p e V I – E n v i r o n m e n t a l R e v i e w C o m m i t t e e a n d H e a r i n g E x a m i n e r : • B u l k S t o r a g e S p e c i a l P e r m i t • C o n d i t i o n a l U s e P e r m i t s ( H e a r i n g E x a m i n e r ) w i t h a s s o c i a t e d E n v i r o n m e n t a l R e v i e w • F i l l a n d G r a d e P e r m i t , S p e c i a l • M a s t e r S i t e P l a n A p p r o v a l ( o v e r a l l p l a n ) a n d M o b i l e H o m e P a r k s , P r e l i m i n a r y a n d F i n a l • P l a n n e d U r b a n D e v e l o p m e n t , F i n a l • P l a n n e d U r b a n D e v e l o p m e n t , P r e l i m i n a r y , w h e n a s s o c i a t e d w i t h a n e x i s t i n g d e v e l o p m e n t t h a t p r o p o s e s a b i n d i n g s i t e p l a n • S h o r e l i n e C o n d i t i o n a l U s e P e r m i t a n d S h o r e l i n e V a r i a n c e – A l s o r e q u i r e s a p p r o v a l o f W a s h i n g t o n S t a t e D e p a r t m e n t o f E c o l o g y ( D O E) 4 • S h o r t P l a t s o f 5 t o 9 l o t s – E n v i r o n m e n t a l R e v i e w n o r m a l l y n o t r e q u i r e d , u n l e s s p r e v i o u s l y s h o r t p l a t t e d o r o n l a n d s c o v e r e d b y w a t e r • S i t e P l a n R e v i e w ( H e a r i n g E x a m i n e r w i t h a s s o c i a t e d E n v i r o n m e n t a l R e v i e w ) a n d S p e c i a l P e r m i t s • V a r i a n c e s , w i t h a s s o c i a t e d H e a r i n g E x a m i n e r L a n d U s e R e v i e w • B u i l d i n g P e r m i t s s u b m i t t e d i n c o n j u n c t i o n w i t h a n y o f t h e a b o v e 1 En v i r o n m e n t a l T h r e s h o l d D e t e r m i n a t i o n s h a l l n o t b e i s s u e d p r i o r to a 1 4 - d a y c o m m e n t p e r i o d f o l l o w i n g t h e m a i l i n g o f p u b l i c n o t i ce o f t h e d e v e l o p m e n t a p p l i c a t i o n . 2 C o m m e n t / A p p e a l P e r i o d m a y i n c l u d e : 1) a 1 4 - d a y a p p e a l p e r i o d w i t h n o c o m m e n t p e r i o d , 2) a 1 5 - d a y c o m b i n e d c o m m e n t / a p p e a l p e r i o d , o r 3) a s e p a r a t e 1 5 - d a y c o m m e n t p e r i o d f o l l o w e d b y a 1 4 - d a y a p p e a l p e r i o d . 3 O p e n R e c o r d A p p e a l o f E n v i r o n m e n t a l T h r e s h o l d D e t e r m i n a t i o n m a y b e i n c l u d e d i n P u b l i c H e a r i n g ( H e a r i n g E x a m i n e r ) i f a p p l i c a b l e . 4 D O E h a s u p t o 3 0 d a y s t o m a k e a d e c i s i o n o n a S h o r e l i n e C o n d i t io n a l U s e P e r m i t a n d V a r i a n c e P e r m i t . T h i s t i m e p e r i o d d o e s n o t co u n t t o w a r d t h e 1 2 0 - d a y m a x i m u m t i m e l i m i t f o r p e r m i t de c i s i o n s . 5 F o r S h o r e l i n e C o n d i t i o n a l U s e P e r m i t s a n d V a r i a n c e s , a B u i l d i n g P e r m i t s h a l l n o t b e i s s u e d u n t i l 2 1 d a y s a f t e r t h e p e r m i t d e c i si o n . (A m d . O r d . 4 9 7 4 , 6 - 2 4 - 2 0 0 2 ; O r d . 5 1 5 3 , 9 - 2 6 - 2 0 0 5 ) 4-8-080H 8 - 18.1 (Revised 10/06) Ty p e V I I – L a n d U s e P e r m i t s Ci t y C o u n c i l / H e a r i n g E x a m i n e r E n v i r o n m e n t a l R e v i e w P r o c e s s Ty p e V I I – C i t y C o u n c i l / H e a r i n g E x a m i n e r / E n v i r o n m e n t a l R e v i e w P r o c e s s : • P r e l i m i n a r y P l a t s • P l a n n e d U r b a n D e v e l o p m e n t s , P r e l i m i n a r y • B u i l d i n g P e r m i t s s u b m i t t e d i n c o n j u n c t i o n w i t h a n y o f t h e a b o v e • R e z o n e s , s i t e - s p e c i f i c i n c o n f o r m a n c e w i t h C o m p r e h e n s i v e P l a n 1 E n v i r o n m e n t a l T h r e s h o l d D e t e r m i n a t i o n s h a l l n o t b e i s s u e d p r i o r t o a 1 4 - d a y c o m m e n t p e r i o d f o l l o w i n g t h e m a i l i n g o f p u b l i c n o t ic e o f t h e d e v e l o p m e n t a p p l i c a t i o n . 2 Co m m e n t / A p p e a l P e r i o d m a y i n c l u d e : 1) a 1 4 - d a y a p p e a l p e r i o d w i t h n o c o m m e n t p e r i o d , 2) a 1 5 - d a y c o m b i n e d c o m m e n t / a p p e a l p e r i o d , o r 3) a s e p a r a t e 1 5 - d a y c o m m e n t p e r i o d f o l l o w e d b y a 1 4 - d a y a p p e a l p e r i o d . 3 O p e n R e c o r d A p p e a l o f E n v i r o n m e n t a l T h r e s h o l d D e t e r m i n a t i o n m a y b e i n c l u d e d i n P u b l i c H e a r i n g ( H e a r i n g E x a m i n e r ) i f a p p l i c a b l e . 4 A p p e a l o f C i t y C o u n c i l d e c i s i o n t o K i n g C o u n t y S u p e r i o r C o u r t . (A m d . O r d . 4 9 7 4 , 6 - 2 4 - 2 0 0 2 ; O r d . 5 1 5 3 , 9 - 2 6 - 2 0 0 5 ) 4-8-080H (Revised 10/06)8 - 18.2 Ty p e V I I I – L a n d U s e P e r m i t s Ci t y C o u n c i l / S t a f f R e v i e w P r o c e s s Ty p e V I I I – C i t y C o u n c i l a n d S t a f f R e v i e w : • F i n a l P l a t s • S t r e e t V a c a t i o n s 2 1 A p p e a l s o f C i t y C o u n c i l d e c i s i o n s a r e t o K i n g C o u n t y S u p e r i o r C o u r t . 2 S t r e e t V a c a t i o n s a r e e x e m p t f r o m t he 1 2 0 - d a y p e r m i t p r o c e s s i n g t i m e l i m i t . (A m d . O r d . 4 9 7 4 , 6 - 2 4 - 2 0 0 2 ) 4-8-080H 8 - 18.3 (Revised 10/06) Ty p e I X – L a n d U s e P e r m i t s Ci t y C o u n c i l / E n v i r o n m e n t a l R e v i e w / S t a f f Ty p e I X – C i t y C o u n c i l / E n v i r o n m e n t a l R e v i e w C o m m i t t e e ( E R C ) / S t a f f • D e v e l o p m e n t R e g u l a t i o n A m e n d m e n t s e x c e p t t h o s e r e f e r r e d t o P l a n n i n g C o m m i s s i o n 1 E n v i r o n m e n t a l T h r e s h o l d D e t e r m i n a t i o n s h a l l n o t b e i s s u e d p r i o r to a 1 4 - d a y c o m m e n t p e r i o d f o l l o w i n g t h e m a i l i n g o f p u b l i c n o t ic e o f t h e d e v e l o p m e n t a p p l i c a t i o n . A n y r e q u i r e d c o m m e n t an d / o r a p p e a l p e r i o d m u s t b e c o m p l e t e d b e f o r e a c t i o n i s t a k e n . 2 C o m m e n t / A p p e a l P e r i o d m a y i n c l u d e : 1) a 1 4 - d a y a p p e a l p e r i o d w i t h n o c o m m e n t p e r i o d , 2) a 1 5 - d a y c o m b i n e d c o m m e n t / a p p e a l p e r i o d , o r 3) a s e p a r a t e 1 5 - d a y c o m m e n t p e r i o d f o l l o w e d b y a 1 4 - d a y a p p e a l p e r i o d . 3 A n y a p p e a l o f e n v i r o n m e n t a l d e c i s i o n s ha l l b e h e a r d b e f o r e t h e H e a r i n g E x a m i n e r . (A m d . O r d . 4 9 7 4 , 6 - 2 4 - 2 0 0 2 ; O r d . 5 1 5 3 , 9 - 2 6 - 2 0 0 5 ) 4-8-080H (Revised 10/06)8 - 18.4 Ty p e X 3 – L a n d U s e P e r m i t s Ci t y C o u n c i l / P l a n n i n g C o m m i s s i o n / En v i r o n m e n t a l R e v i e w P r o c e s s Ty p e X 3 – C i t y C o u n c i l / P l a n n i n g C o m m i s s i o n / E n v i r o n m e n t a l R e v i e w P r o c e s s : • C o m p r e h e n s i v e P l a n M a p o r T e x t A m e n d m e n t s • R e z o n e s w i t h a s s o c i a t e d C o m p r e h e n s i v e P l a n M a p A m e n d m e n t s • D e v e l o p m e n t R e g u l a t i o n s T e x t A m e n d m e n t s R e f e r r e d t o P l a n n i n g C o m m i s s i o n 1 Fo r C o m p r e h e n s i v e P l a n M a p A m e n d m e n t s o r R e z o n e s w i t h a s s o c i a t e d C o m p r e h e n s i v e P l a n M a p A m e n d m e n t s : E n v i r o n m e n t a l T h r e s h o l d D e t er m i n a t i o n s h a l l n o t b e i s s u e d p r i o r t o a 14 - d a y c o m m e n t p e r i o d f o l l o w i n g p u b l i c n o t i c e o f p r o p o s a l . A n y r eq u i r e d S E P A c o m m e n t a n d / o r a p p e a l p e r i o d s s h a l l c o n c l u d e p r i o r t o l e g i s l a t i v e h e a r i n g . A n y a p p e a l o f E n v i r o n m e n t a l De c i s i o n s h a l l b e h e a r d b e f o r e t h e H e a r i n g E x a m i n e r . 2 F o r C o m p r e h e n s i v e P l a n T e x t A m e n d m e n t s o r D e v e l o p m e n t R e g u l a t i o n T e x t A m e n d m e n t s : E n v i r o n m e n t a l T h r e s h o l d D e t e r m i n a t i o n s h a l l no t b e i s s u e d p r i o r t o a 1 4 - d a y c o m m e n t p e r i o d fo l l o w i n g p u b l i c n o t i c e o f p r o p o s a l . A n y r eq u i r e d c o m m e n t a n d / o r a p p e a l p e r i o d m u s t b e co m p l e t e d b e f o r e a c t i o n i s t a k e n . A n y a p pe a l o f E n v i r o n m e n t a l D e c i s i o n s h a l l b e h e a r d b e f o r e t h e He a r i n g E x a m i n e r . 3 Ty p e X L a n d U s e P e r m i t s a r e e x e m p t f r o m t h e r e q u i r e m e n t s o f S t a t e R e g u l a t o r y R e f o r m A c t . (O r d . 4 5 8 7 , 3 - 1 8 - 1 9 9 6 ; A m d . O r d . 3 - 1 7 - 1 9 9 7 ; O r d . 4 9 7 4 , 6 - 2 4 - 2 0 0 2 ; O r d . 4 9 7 5 , 7 - 1 - 2 0 0 2 ; O r d . 5 1 5 3 , 9 - 2 6 - 2 0 0 5 ) Ap p l i c a t i o n S u b m i t t a l Le t t e r o f C o m p l e t e Ap p l i c a t i o n P u b l i c N o t i c e o f A p p l i c a t i o n Pl a n n i n g C o m m i s s i o n O p e n Re c o r d H e a r i n g Pl a n n i n g C o m m i s s i o n Re c o m m e n d a t i o n Ci t y C o u n c i l D e c i s i o n A p p e a l P e r i o d E n d s 28 d a y s m a x . 1 4 d a y s m a x . 1 4 d a y s m i n . 21 d a y s En v i r o n m e n t a l D e t e r m i n a t i o n 1, 2 4-8-100A 8 - 21 (Revised 12/05) b. Mailing at least ten (10) days before the date of a public meeting, hearing, or pending action to all parties of record, the project proponent and affected govern- ment agencies, and c. Posting of three (3) notices at least ten (10) days before the meeting, hear- ing, or pending action at or near the project site. 2. Content of Notice: The public notice shall include a general description of the pro- posed project, the action to be taken, a non- legal description of the property or a vicinity map or sketch, the time, date and place of the public hearing, where further information may be obtained, and the following, or equivalent, statement: “If the hearing on a pending action cannot be completed on the date set in the public notice, the meeting or hearing may be continued to a date certain and no further no- tice under this Section is required”. E. NOTICE OF HEARING EXAMINER DECISION: Notice of Hearing Examiner decisions subject to notice requirements shall be made by the Hearing Examiner’s office to all parties of record, the project proponent, and Development Services Di- vision, and affected government agencies. Notifi- cation shall be made by mail and must include: 1. A description of the decision(s), including any conditional approval. 2. A statement explaining where further in- formation may be obtained. 3. Any threshold environmental determina- tion issued and its appeal process. 4. The decision date and a statement that the decision will be final unless an appeal to the City Council is filed with the City Clerk within fourteen (14) days of the date of the decision. F. NOTICE OF CITY COUNCIL DECISION: Notice of City Council decisions subject to notice requirements shall be made by the City Clerk’s of- fice to all parties or record, the project proponent, the Development Services Division, and affected government agencies. Notification shall be made by mail and must include: 1. A description of the decision(s), including any conditions of approval. 2. A statement explaining where further in- formation may be obtained. 3. Any threshold environmental determina- tion issued and its appeal process. 4. The decision date and a statement that the decision will be final unless the appropri- ate land use appeal, writ of review or appeal from the decision of the City Council is filed with the Superior Court within fourteen (14) days of the date of the decision. (Ord. 4587, 3-18-1996) G. FAILURE TO RECEIVE NOTICE: Failure to receive such mailed notification as may be required in subsections A to F of this Section shall have no effect upon the proposed action or application. (Ord. 5153, 9-26-2005) 4-8-100 APPLICATION AND DECISION – GENERAL: A. PREAPPLICATION MEETING: 1. a. Preapplication Required: A preap- plication meeting prior to formal submittal of a development application is required if a waiver of submittal requirements is re- quested, a proposal is located in the RM- U Zone designation, or a proposed project is within the Airport Influence Area. b. Preapplication Recommended: A preapplication meeting is recommended for all other projects. (Amd. Ord. 4777, 4-19-1999; Ord. 4788, 7-19-1999; Ord. 5100, 11-1-2004) 2. Purpose: The meeting is not intended to provide an exhaustive review of all potential issues. Preapplication review does not pre- vent or limit the City from applying all relevant laws at the time of application submittal. The purposes of a preapplication meeting are: 4-8-100B (Revised 12/05)8 - 22 a. To acquaint an applicant with the re- quirements of the City’s development regulations and other applicable laws. b. To provide an opportunity for the City to be acquainted with a proposed appli- cation prior to review of a formal applica- tion. (Amd. Ord. 4794, 9-20-1999) 3. Preapplication Submittal Require- ments: Preapplication meeting submittal re- quirements are available through the City of Renton Development Services Division. 4. Waiver of Formal Application Submit- tal Requirements: An applicant may submit a written request for a waiver from formal ap- plication submittal requirement under RMC 4-8-120, Submittal Requirements, which may be considered during a preapplication meet- ing. B. SUBMITTAL OF FORMAL APPLICATION: Applications, except appeals of administrative or environmental determinations shall be filed with the Development Services Division. C. LETTER OF COMPLETENESS: 1. Timing: Within twenty eight (28) days af- ter receipt of an application, the Development Services Division shall provide a written de- termination that the application is deemed complete or incomplete according to the sub- mittal requirements as listed in RMC 4-8-120A, B or C, and any site-specific infor- mation identified after a site visit. In the ab- sence of a written determination, the application shall be deemed complete. 2. Applications Which are Not Complete: If an application is determined incomplete, the necessary materials for completion shall be specified in writing to the contact person and property owner. Within fourteen (14) days of submittal of the information specified as necessary to complete an application, the applicant will be notified whether the applica- tion is complete or what additional informa- tion is necessary. (Ord. 4587, 3-18-1996, Ord. 4660, 3-17-1997) 3. Additional Information May Be Re- quested: A written determination of com- pleteness does not preclude the Development Services Division from request- ing supplemental information or studies, if new information is required to complete re- view of an application or if significant changes in the permit application are proposed. The Development Services Division may set deadlines for the submittal or supplemental information. (Ord. 4587, 3-18-1996, Ord. 4660, 3-17-1997) D. NOTICES TO APPLICANT: The applicant shall be advised of the date of ac- ceptance of the application and of the environ- mental determination. The applicant shall be advised of the date of any public hearing at least ten (10) days prior to the public hearing. (Ord. 3454, 7-28-1980) E. REPORT BY DEVELOPMENT SERVICES: 1. Report Content: When such application has been set for public hearing, if required, the Development Services Division shall co- ordinate and assemble the comments and recommendations of other City departments and government agencies having an interest in the subject application and shall prepare a report summarizing the factors involved and the Development Services Division findings and supportive recommendations. 2. Report Timing: At least seven (7) calen- dar days prior to the scheduled hearing, the report shall be filed with the Examiner and copies thereof shall be mailed to the applicant and shall be made available for use by any in- terested party for the cost of reproduction. (Ord. 3300, 3-19-1979; Amd. Ord. 3592, 12-14-1981) F. PUBLIC HEARING: 1. Hearing by Examiner Required: Before rendering a decision or recommendation on any application for which a public hearing is required, the Examiner shall hold at least one public hearing thereon. 2. Constitutes Hearing by Council: On applications requiring approval by the City Council, the public hearing before the Exam- iner, if required, shall constitute the hearing by the City Council. 4-8-100H 8 - 23 (Revised 12/05) 3. Hearing Rules: The Examiner shall have the power to prescribe rules and regulations for the conduct of hearings under this Chapter subject to confirmation by the City Council, and to administer oaths and preserve order. 4. Closure/Continuation of Public Hear- ing: At the close of the testimony, the Exam- iner may close the public hearing, continue the hearing to a time and date certain, or close the public hearing pending the submis- sion of additional information on or before a date certain. 5. Application Dismissal: Until a final ac- tion on the application is taken, the Examiner may dismiss the application for failure to dili- gently pursue the application after notice is given to all parties of record. G. EXAMINER’S DECISION: 1. Standard Decision Time and Notifica- tion Procedure: Unless the time is extended pursuant to this Section, within fourteen (14) days of the conclusion of a hearing, or the date set for submission of additional informa- tion pursuant to this Chapter, the Examiner shall render a written decision, including find- ings from the record and conclusions there- from, and shall transmit a copy of such decision by regular mail, postage prepaid, to the applicant and other parties of record in the case requesting notice of the decision. The person mailing the decision, together with the supporting documents, shall prepare an affidavit of mailing, in standard form, and the affidavit shall become a part of the record of the proceedings. In the case of applica- tions requiring City Council approval, the Ex- aminer shall file his decision with the City Council members individually at the expira- tion of the appeal period for the decision. 2. Decision Time Extension: In extraordi- nary cases, the time for filing of the recom- mendation or decision of the Examiner may be extended for not more than thirty (30) days after the conclusion of the hearing if the Ex- aminer finds that the amount and nature of the evidence to be considered, or receipt of additional information which cannot be made available within the normal decision period, requires the extension. Notice of the exten- sion, stating the reasons therefor, shall be for- warded to all parties of record in the manner set forth in this Section for notification of the Examiner’s decision. 3. Conditions: The Examiner’s recommen- dation or decision may be to grant or deny the application, or the Examiner may require of the applicant such conditions, modifications and restrictions as the Examiner finds neces- sary to make the application compatible with its environment and carry out the objectives and goals of the Comprehensive Plan, the zoning regulations, the subdivision regula- tions, the codes and ordinances of the City of Renton, and the approved preliminary plat, if applicable. Conditions, modifications and re- strictions which may be imposed are, but are not limited to, additional setbacks, screenings in the form of landscaping and fencing, cove- nants, easements and dedications of addi- tional road rights-of-way. Performance bonds may be required to insure compliance with the conditions, modifications and restrictions. 4. Reconsideration of Examiner’s Deci- sion: Any interested person feeling that the decision of the Examiner is based on an erro- neous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written applica- tion for review by the Examiner within four- teen (14) days after the written decision of the Examiner has been rendered. The applica- tion shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as the Examiner deems proper. The Examiner may request further information which shall be provided within ten (10) days of the request. The Examiner’s written deci- sion on the request for consideration shall be transmitted to all parties of record within ten (10) days of receipt of the application for re- consideration or receipt of the additional in- formation requested, whichever is later. H. EXPIRATION OF DECISION: The City declares that circumstances surrounding land use decisions change rapidly over a period of time. In order to assure the compatibility of a decision with current needs and concerns, any such decision must be limited in duration, unless the action or improvements authorized by the de- cision is implemented promptly. Any application or permit approved pursuant to this Chapter with the exception of rezones shall be implemented 4-8-100I (Revised 12/05)8 - 24 within two (2) years of such approval unless other time limits are prescribed elsewhere in the Renton Municipal Code. Any application or permit which is not so implemented shall terminate at the conclusion of that period of time and become null and void. I. EXTENSION: The Examiner may grant one extension of time for a maximum of one year for good cause shown. The burden of justification shall rest with the ap- plicant. J. EXPIRATION OF LARGE SCALE OR PHASED PROJECTS: For large scale or phased development projects, the Examiner may at the time of approval or rec- ommendation set forth time limits for expiration which exceed those prescribed in this Section for such extended time limits as are justified by the record of the action. K. COUNCIL ACTION: 1. Council Action Requires Minutes and Findings of Fact: Any application requiring action by the City Council shall be evidenced by minute entry unless otherwise required by law. When taking any such final action, the Council shall make and enter findings of fact from the record and conclusions therefrom which support its action. 2. Adoption of Examiner’s Findings and Conclusions Presumed: Unless otherwise specified, the City Council shall be presumed to have adopted the Examiner’s findings and conclusions. 3. Applications to Be Placed on Council Agenda: Except for rezones, all applications requiring Council action shall be placed on the Council’s agenda for consideration. (Ord. 3454, 7-28-1980) 4-8-110 APPEALS: A. SCOPE AND PURPOSE: This Section provides the basic procedures for processing all types of land use and develop- ment-related appeals. Specific requirements are based upon the type/level of appeal and the ap- peal authority. Procedures for the following types of appeals are included in this Section: 1. Appeals of administrative decisions to Planning/Building/Public Works Administra- tor or his/her designee; 2. Appeals to Hearing Examiner of adminis- trative decisions and environmental determi- nations; 3. Appeals to City Council; 4. Appeals to Superior Court; 5. Appeals to the State Shorelines Hearings Board; and 6. Appeals to the Growth Management Hearings Board. (Ord. 5154, 9-26-2005; Ord. 5157, 9-26-2005) B. DECISION AUTHORITY: RMC 4-8-080G, Land Use Permit Procedures, lists the development permits reviewed by the City and the review authority responsible for open record appeals, closed record appeals and judi- cial appeals. Where required permits are subject to different types of permit review procedures, then all the applications are subject to the high- est-number procedure, as identified in RMC 4-8-080G, and highest level of review authority, as identified in RMC 4-8-070, that applies to any of the applications. (Ord. 4587, 3-18-1996; Amd. Ord. 4660, 3-17-1997; Ord. 4963, 5-13-2002) C. GENERAL INFORMATION APPLICABLE TO ALL TYPES OF APPEALS: 1. Standing: (Reserved) 2. Time to File: (Reserved) 3. Required Form for and Content of Ap- peals: Any appeal shall be filed in writing. 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 of the proceedings from which the appellant seeks relief. (Ord. 4353, 6-1-1992) 4. Filing of Appeal and Fee: The notice of appeal shall be accompanied by a fee in ac- cordance with RMC 4-1-170, the fee sched- ule of the City. (Ord. 3658, 9-13-1982) 4-8-110E 8 - 25 (Revised 12/05) 5. Facsimile Filings: Whenever any appli- cation or filing is required under this Chapter, it may be made by facsimile. Any facsimile fil- ing received at the City after five o’clock (5:00) p.m. on any business day will be deemed to have been received on the following business day. Any facsimile filing received after five o’clock (5:00) p.m. on the last date for filing will be considered an untimely filing. Any party desiring to make a facsimile filing after four o’clock (4:00) p.m. on the last day for the filing must call the Hearing Examiner’s office or other City official with whom the filing must be made and indicate that the filing is being made by facsimile and the number to which the facsimile copy is being sent. The filing party must ensure that the facsimile filing is transmitted in adequate time so that it will be completely received by the City before five o’clock (5:00) p.m. in all instances in which fil- ing fees are to accompany the filing of an ap- plication, those filing fees must be received by the City before the end of the business day on the last day of the filing period or the filing will be considered incomplete and will be re- jected. (Ord. 4353, 6-1-1992) 6. Notice of Appeal: (Reserved) 7. Restrictions on Subsequent Actions: Any later request to interpret, explain, modify, or retract the decision shall not be deemed to be a new administrative determination creat- ing a new appeal period for any new third party to the permit. (Ord. 4168, 8-8-1988) 8. Limit on Number of Appeals: The City has consolidated the permit process to allow for only one open record appeal of all permit decisions associated with a single develop- ment application. (Ord. 4587, 3-18-1996, Ord. 4660, 3-17-1997) There shall be no more than one appeal on a procedural determination or environmental determination such as the adequacy of a de- termination of significance, nonsignificance, or of a final environmental impact statement. Any appeal of the action of the Hearing Ex- aminer in the case of appeals from environ- mental determinations shall be joined with an appeal of the substantive determination. (Ord. 3891, 2-25-1985) 9. Exhaust of Administrative Remedies: (Reserved) D. APPEALS OF ADMINISTRATIVE DECISIONS TO THE PLANNING/ BUILDING/PUBLIC WORKS DEPARTMENT: Any decisions made in the administrative process related to the City’s storm drainage regulations may be appealed to the Planning/Building/Public Works Administrator or his/her designee within fif- teen (15) days and filed, in writing, with the Plan- ning/Building/Public Works Department. The Administrator shall give substantial weight to any discretionary decision of the City rendered pursu- ant to this Chapter. (Ord. 4342, 2-3-1992; Ord. 5156, 9-26-2005) E. APPEALS TO EXAMINER OF ADMINISTRATIVE DECISIONS AND ENVIRONMENTAL DETERMINATIONS: (Amd. Ord. 4827, 1-24-2000) 1. Applicability and Authority: a. Administrative Determinations: Any administrative decisions made may be appealed to the Hearing Examiner, in writing, with the Hearing Examiner, Ex- aminer’s secretary or City Clerk. (Ord. 4521, 6-5-1995) b. Environmental Determinations: Except for permits and variances issued pursuant to RMC 4-3-090, Shoreline Master Program Regulations, when any proposal or action is granted, condi- tioned, or denied on the basis of SEPA by a nonelected official, the decision shall be appealable to the Hearing Examiner under the provisions of this Section. c. Authority: To that end, the Examiner shall have all of the powers of the office from whom the appeal is taken insofar as the decision on the particular issue is concerned. 2. Optional Request for Reconsidera- tion: See RMC 4-9-070N. (Ord. 5153, 9-26-2005) 4-8-110E (Revised 12/05)8 - 26 3. Standing: a. Standing for Filing Appeals of the City’s Environmental Determinations: Appeals from environmental determina- tions as set forth in subsection E1b of this Section or RMC 4-9-070N may be taken to the Hearing Examiner by any person aggrieved, or by any officer, department, board or bureau of the City affected by such determination. Any agency or per- son may appeal the City’s compliance with chapter 197-11 WAC for issuance of a Threshold Determination. A person is aggrieved when all of the following condi- tions are met: The decision is prejudiced or is likely to prejudice that person; the person’s asserted interests are among those that are required to be considered by the City when it made its decision; and a decision in favor of that person would substantially eliminate or redress the prejudice to that person caused or likely to be caused by the decision; and preju- dice means injury in fact. (Ord. 3891, 2-25-1985; Ord. 5153, 9-26-2005) b. Standing for Appeals of Adminis- trative Determinations other than En- vironmental: Appeals from administrative determinations of the City’s land use regulation codes and from environmental determinations required by the Renton environmental review reg- ulations may be taken to the Hearing Ex- aminer by any person aggrieved, or by any officer, department, board or bureau of the City affected by such determina- tion. (Ord. 3454, 7-28-1980) c. Special Standing Requirements for Appeals of Administrative Determi- nations Relative to the Tree Cutting and Land Clearing Regulations: Any individual or party of record who is ad- versely affected by such a decision may appeal the decision to the City’s Hearing Examiner pursuant to the procedures es- tablished in this Section. (Ord. 4351, 5-4-1992) d. Special Standing Requirements for Appeals of Decisions Relating to Master Site Plans: Any appellant must be seeking to protect an interest that is arguably within the zone of interest to be protected or regulated by this Title must allege an injury in fact, and that injury must be real and present rather than speculative. (Ord. 4551, 9-18-1995) 4. Time for Appeal: Any such appeal shall be filed in writing with the Examiner within the following time limits: a. Appeals of Environmental Deter- minations: Appeals of a final environ- mental determination under the Renton environmental review regulations shall be filed within fourteen (14) days of pub- lication of notice of such determination. (Ord. 3454, 7-28-1980) i. A Final DNS: The appeal of the DNS must be made to the Hearing Examiner within fourteen (14) days of the date the DNS is final. ii. A DS: The appeal must be made to the Hearing Examiner within four- teen (14) days of the publication date of the DS in the official City newspa- per. iii. A Final EIS: The appeal of the FEIS must be made to the Hearing Examiner within twenty (20) days of the date the permit or other approval is issued. (Ord. 3891, 2-25-1985) b. Appeals to Examiner of Adminis- trative Determinations Other Than En- vironmental: Appeals from an administrative decision pursuant to this Chapter shall be filed within fourteen (14) days of the date that the action was taken. (Ord. 3454, 7-28-1980) The appeal from an administrative deci- sion implementing a land use decision of the City Council or the Hearing Examiner pursuant to this Chapter shall be filed with the Hearing Examiner, along with the re- quired fee, within fourteen (14) days of the administrative decision or, if no date of administrative decision can be deter- mined, within fourteen (14) days of the is- suance of any permit which requires inter- pretation of that land use decision, such administrative decision being an essen- tial part of the issuance of the permit, li- 4-8-110E 8 - 26.1 (Revised 12/05) 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 43.21C.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- (Revised 12/05)8 - 26.2 This page left intentionally blank. 4-8-110F 8 - 27 (Revised 1/05) iner all of the records pertaining to the de- cision being appealed, together with such additional written reports as are deemed pertinent. The Examiner may request ad- ditional information from the applicant. c. Notice of Hearing Required: A writ- ten notice of the time and place of the hearing at which the appeal shall be con- sidered by the Examiner shall be mailed to the applicant, all parties of record in the case, and to the officer from whom the appeal is taken not less than ten (10) days prior to the date of the hearing. (Ord. 3454, 7-28-1980) d. Content of Hearing: The Examiner may hear and consider any pertinent facts pertaining to the appeal. (Ord. 3992, 5-19-1986) e. Record Required: For any appeal under this subsection, the City shall pro- vide for a record that shall consist of the following: i. Findings and conclusions; ii. Testimony under oath; and iii. A taped or written transcript. f. Electronic Transcript: The City may require the appellant to provide an elec- tronic transcript. (Ord. 3891, 2-25-1985) 7. Examiner Decision: a. Substantial Weight: The procedural determination by the Environmental Re- view Committee or City staff shall carry substantial weight in any appeal pro- ceeding. (Ord. 3891, 2-25-1985) The Hearing Examiner shall give substantial weight to any discretionary decision of the City rendered pursuant to this Chap- ter/Title. (Ord. 4346, 3-9-1992) b. Examiner Decision Options and Decision Criteria: The Examiner may affirm the decision or remand the case for further proceedings, or it may reverse the decision if the substantial rights of the ap- plicant may have been prejudiced be- cause the decision is: i. In violation of constitutional provi- sions; or ii. In excess of the authority or juris- diction of the agency; or iii. Made upon unlawful procedure; or iv. Affected by other error of law; or v. Clearly erroneous in view of the entire record as submitted; or iv. Arbitrary or capricious. (Ord. 3992, 5-19-1986) c. Time for Examiner’s Decision: The Hearing Examiner shall render a written decision within ten (10) days. (Ord. 4401, 5-3-1993) 8. Appeal of Examiner Decision: a. Appeal of Examiner’s Decision to Council: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or other body, any interested party aggrieved by the Exam- iner’s written decision or recommenda- tion may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calen- dar days from the date of the Examiner’s written report. (Amd. Ord. 4899, 3-19-2001) b.(Deleted by Ord. 4899, 3-19-2001) (Ord. 3454, 7-28-1980) c. Other Bodies: (Reserved) F. APPEALS TO CITY COUNCIL – PROCEDURES: 1. Time for Appeal: Unless a specific sec- tion of State law providing for review of a de- cision of the Examiner requires review thereof by the Superior Court or any other body, any interested party aggrieved by the Examiner’s written decision or recommendation may sub- mit a notice of appeal to the City Clerk, upon a form furnished by the City Clerk, within four- teen (14) calendar days from the date of the Examiner’s written report. 4-8-110G (Revised 1/05)8 - 28 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the perti- nent documents, including the written deci- sion or recommendation, findings and conclusions contained in the Examiner’s re- port, the notice of appeal, and additional let- ters submitted by the parties. (Ord. 3658, 9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the ev- idence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council deter- mines that additional evidence is required, the Council shall remand the matter to the Exam- iner for reconsideration and receipt of addi- tional evidence. The cost of transcription of the hearing record shall be borne by the ap- plicant. In the absence of an entry upon the record of an order by the City Council autho- rizing new or additional evidence or testi- mony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (Ord. 4389, 1-25-1993) 6. Council Evaluation Criteria: The con- sideration by the City Council shall be based solely upon the record, the Hearing Exam- iner’s report, the notice of appeal and addi- tional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner on an application submitted pursu- ant to RMC 4-8-070H1, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Ex- aminer for reconsideration, or modify, or re- verse the decision of the Examiner accordingly. 8. Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-8-070H2 and I, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hear- ing Examiner should be disregarded or mod- ified, the City Council may remand the pro- ceeding to the Examiner for reconsideration, or enter its own decision upon the application. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Ex- aminer. Each material finding shall be sup- ported by substantial evidence in the record. The burden of proof shall rest with the appel- lant. (Ord. 3658, 9-13-1982) 10. Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection G5 of this Section. (Ord. 4660, 3-17-1997) G. APPEALS TO SUPERIOR COURT: 1. Intent: Appeals pursuant to this Section are intended to comply with the Land Use Pe- tition Act, chapter 36.70C RCW. (Ord. 4587, 3-18-1996, Amd. Ord. 4660, 3-17-1997) 2. Applicability: Any decision or order is- sued by the City pursuant to this Section may be judicially reviewed provided that available administrative appeals, including those listed in RMC 4-9-250D, have been exhausted. (Ord. 4346, 3-9-1992) 3. Standing: Those persons with standing to bring an appeal of a land use decision are limited to the applicant, the owner of property to which land use decisions are directed, and any other person aggrieved or adversely af- fected by the land use decision or who would be aggrieved or adversely affected by a re- 4-8-110H 8 - 29 (Revised 12/05) versal or modification of the land use deci- sion. The terms “aggrieved” and “adversely affected” are defined in RCW 36.70C.060. 4. Content of Appeal Submittal: The con- tent, procedures and other requirements of an appeal of land use decision are governed by chapter 36.70C RCW which is incorpo- rated herein by reference as if fully set forth. 5. Time for Initiating Appeal to Superior Court: a. Appeals of Land Use Decisions: An appeal to Superior Court of a land use decision, as defined herein, must be filed within twenty one (21) days of the issu- ance of the land use decision. For pur- poses of this Section, the date on which a land use decision is issued is: i. Three (3) days after a written de- cision is mailed by the City or, if not mailed, the date on which the local jurisdiction provided notice that a written decision is publicly available; ii. If the land use decision is made by ordinance or resolution by the City Council, sitting in a quasi-judicial ca- pacity, the date the body passes the ordinance or resolution; or iii. If neither (i) or (ii) of this subsec- tion applies, the date the decision is entered into the public record. (Ord. 4587, 3-18-1996, Amd. Ord. 4660, 3-17-1997) b. Appeal of Environmental Determi- nations: Appeal to the Superior Court of the environmental decision and the sub- stantive determination must be made within twenty (20) days of the substantive determination and must be made by writ of review to the Superior Court of Wash- ington for King County. (Ord. 3891, 2-25-1985) 6. Appeals of Other Than Land Use Deci- sions – Superior Court: Appeals to Superior 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- ute specifically pre-empting the area and establishing a time frame for appeal, any ap- peal, whether through extraordinary writ or otherwise, shall be brought within twenty one (21) days of the decision. (Ord. 4587, 3-18-1996; Amd. Ord. 4460, 3-17-1997) H. APPEALS OF SHORELINE PERMIT DECISIONS TO SHORELINES HEARING BOARD: 1. Standing for Appeals to Shorelines Hearings Board: Any person aggrieved by the granting or denying of a substantial devel- opment permit, a conditional use permit and/ or a variance on shorelines of the City, or by the rescinding of a permit pursuant to the pro- visions of the Shoreline Master Program, may seek review from the State of Washing- ton Shorelines Hearing Board. 2. Place and Time for Filing Appeals: Ap- peals of decisions by the Land Use Hearing Examiner must be made directly to the Shorelines Hearings Board. Appeals are made by filing a request for the same within twenty one (21) days of receipt of the final or- der and by concurrently filing copies of such request with the Department of Ecology and the Attorney General’s office as provided in section 18(1) of the Shorelines Management Act of 1971. (Amd. Ord. 4999, 1-13-2003) 3. City Requires Copy of Appeal Notice: A copy of any such appeal notice shall like- wise be filed with the Planning/Building/Pub- lic Works Department and the City Clerk of the City of Renton. 4. Limited Utility Extensions and Protec- tive Bulkheads – Appeals: Appeals of sub- stantial development permits, for a limited utility extension as defined in RCW 90.58.140 (11) or for the construction of a bulkhead or other measures to protect a single family res- idence and its appurtenant structures from shoreline erosion, shall be finally determined by the legislative authority within thirty (30) days. (Ord. 3758, 12-5-1983, Rev. 7-22-1985, 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9-13-1983 (Min.)) 4-8-110I (Revised 12/05)8 - 30 I. GROWTH MANAGEMENT HEARINGS BOARD: 1. Standing for Appeals to GMHB: a. Those who may file an appeal are: i. The State of Washington or county or city that plans under GMA; ii. A person who has participated orally or in writing before the City re- garding the matter on which a review is being requested; iii. A person who is certified by the Governor within sixty (60) days of fil- ing the request with the Board; or iv. A person who qualifies pursuant to RCW 34.05.530 as aggrieved or adversely affected by the City’s ac- tion on an item in subsection I2 of this Section. b. Participatory Standing: A person who files an appeal under subsection I1a(iv) of this Section must establish par- ticipatory standing by showing that his or her participation before the City was rea- sonably related to the person’s issue as presented to the Board. c. Standing When a State Environ- mental Policy Act (SEPA) Appeal Is Made to the Board: To establish SEPA 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 the requirements of that chapter, chapter 90.58 RCW as it relates to the adoption of shoreline’s master programs or amend- ments thereto, or chapter 43.21C RCW as it relates to plans, development regu- lations, or amendments, adopted under RCW 36.70A.040 or chapter 90.58 RCW; or b. That the twenty (20) year Growth Management population projections ap- plicable to the City of Renton or its poten- tial annexation area as adopted by the Office of Financial Management pursuant to RCW 43.62.035 should be adjusted. 3. Time for Appeal: All petitions under this Section must be filed within sixty (60) days af- ter publication of the appealed Comprehen- sive Plan, development regulation or permanent amendment thereto by the legis- lative body of the City. The date of publication by the City shall be the date it publishes the ordinance, or summary of the ordinance, adopting the Comprehensive Plan, develop- ment regulations or amendment thereto, as is required to be published. 4. Contents of Petition for Review: Each petition for review to the Growth Manage- ment Hearings Board shall be initiated by the filing of a petition that includes a detailed statement of issues presented for resolution by the Board, and citation to the law that the appellant believes has been violated. (Ord. 5154, 9-26-2005) 4-8-120A 8 - 30.1 (Revised 12/05) 4-8-120 SUBMITTAL REQUIREMENTS – SPECIFIC TO APPLICATION TYPE: The following tables list the submittal require- ments for each type of permit application or land use approval which must accompany the required application fees specified in RMC 4-1-140 through 4-1-200. A. Table 4-8-120A – Public Works Permit Submittal Requirements. B. Table 4-8-120B – Building Section Per- mit Submittal Requirements. C. Table 4-8-120C – Land Use Permit Sub- mittal Requirements. A.(Ord. 4587, 3-18-1996; Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) TABLE 4-8-120A PUBLIC WORKS APPLICATIONS SUBMITTAL REQUIREMENTS TY P E O F A P P L I C A T I O N / P E R M I T Ut i l i t y C o n s t r u c t i o n P e r m i t (S e w e r a n d / o r W a t e r ) St o r m w a t e r C o n s t r u c t i o n Pe r m i t Ro a d w a y C o n s t r u c t i o n Pe r m i t Co m b i n e d P e r m i t (i n c l u d e s P l a t s ) AP A O p e r a t i n g P e r m i t AP A C l o s u r e P e r m i t 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 4 Tree Cutting/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) Table 4-8-120A Legend: 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 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. (Revised 12/05)8 - 30.2 This page left intentionally blank. 4-8-120B 8 - 31 (Revised 1/05) B. TA B L E 4 - 8 - 1 2 0 B BU I L D I N G A P P L I C A T I O N S SU B M I T T A L R E Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T D e m o l i t i o n G r a d i n g / F i l l M a n u f a c t u r e d H o m e i n M a n u f a c t u r e d H o m e P a r k M a n u f a c t u r e d H o m e O u t s i d e o f M a n u f a c t u r e d H o m e P a r k M u l t i - F a m i l y / C o m m e r c i a l / I n d u s t r i a l N e w o r A d d i t i o n s C o m m e r c i a l / I n d u s t r i a l I n t e r i o r R e m o d e l P o o l / S p a S i g n S i n g l e F a m i l y / D u p l e x N e w o r A d d i t i o n s S i n g l e F a m i l y / M u l t i - F a m i l y I n t e r i o r R e m o d e l Ap p l i c a n t A g r e e m e n t S t a t e m e n t ( f o r w i r e l e s s c o m m u n i c a t i o n s f a c i l i t i e s on l y ) 3 Ap p l i c a t i o n F o r m , B u i l d i n g D i v i s i o n 1 2 1 1 2 1 1 1 1 1 Ap p l i c a t i o n F o r m , C o n s t r u c t i o n P e r m i t 2 2 Ar c h i t e c t u r a l E l e v a t i o n s 5 2 Ar c h i t e c t u r a l P l a n s , C o m m e r c i a l / I n d u s t r i a l / A t t a c h e d D w e l l i n g s 3 + U n i t s 4 3 ( n ) Ar c h i t e c t u r a l P l a n s , D e t a c h e d / S e m i - A t t a c h e d D w e l l i n g s a n d 2 A t t a c h e d Dw e l l i n g s 2 2 Bl o c k i n g / A n c h o r i n g / S k i r t i n g D e t a i l s 2 Co n s t r u c t i o n M i t i g a t i o n D e s c r i p t i o n 1 2 Dr a i n a g e P l a n s 2 5 2 ( h ) Dr a i n a g e R e p o r t 2 El e c t r i c a l P l a n s 2 2 1 ( g ) En e r g y C o d e C h e c k l i s t , N o n r e s i d e n t i a l 1( m ) 1 En e r g y C o d e C h e c k l i s t , R e s i d e n t i a l 1 ( k ) 1 1 ( a ) Fo u n d a t i o n P l a n s 2 4 2 2 Ge o t e c h n i c a l R e p o r t 2( b ) 4 2 ( b ) Gr a d i n g P l a n 5 5 Gr a d i n g W o r k D e s c r i p t i o n 4 2 Ha z a r d o u s M a t e r i a l s M a n a g e m e n t S t a t e m e n t 2( o ) 2( o ) 2( o ) 2( o ) 2( o ) 2( o ) 2( o ) Th e n u m b e r o f c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h c o l u mn u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120B (Revised 1/05)8 - 32 He a t L o s s C a l c u l a t i o n 1( c ) 1 ( c ) In s t a l l e r C e r t i f i c a t i o n 1 In v e n t o r y o f E x i s t i n g S i t e s ( f o r w i r e l e s s c o m m u n i c a t i o n s f a c i l i t i e s o n l y ) 3 Ir r i g a t i o n S p r i n k l e r P l a n s 3 Ki n g C o u n t y H e a l t h D e p a r t m e n t - A p p r o v e d P l a n s 1 ( f ) 1 ( f ) 1 ( g ) La n d U s e P e r m i t C o n d i t i o n s , A p p r o v e d ( i f a n y ) 2 2 2 1 La n d s c a p e P l a n , D e t a i l e d 4 Le a s e A g r e e m e n t , D r a f t ( f o r w i r e l e s s c o m m u n i c a t i o n s f a c i l i t i e s o n l y ) 3 Ma n u f a c t u r e r ’ s P l a n s 2 Me c h a n i c a l P l a n s 3 2 Pl u m b i n g P l a n s 2( m ) 2 Pr o j e c t I n f o r m a t i o n S h e e t ( i n c l u d e s l e g a l d e s c r i p t i o n ) 2 2 2 5 3( n ) 2 2 2 Re c e i p t f o r C o n s t r u c t i o n ( U t i l i t y ) P e r m i t A p p l i c a t i o n 2 1 ( h ) Ro a d w a y C o n s t r u c t i o n P l a n 2 Sc r e e n i n g D e t a i l , R e f u s e / R e c y c l i n g 3 Se r v i c e A r e a M a p ( f o r w i r e l e s s c o m m u n i c a t i o n s f a c i l i t i e s o n l y ) 3 Si d e S e w e r C a p p i n g P e r m i t , F i n a l e d 1 Si g n P l a n 3 Si t e P l a n , C o m m e r c i a l , I n d u s t r i a l , M u l t i - F a m i l y 5 1 Si t e P l a n , S i g n 2 Si t e P l a n , S i n g l e F a m i l y / D u p l e x 2 2 2 ( d ) 2 TA B L E 4 - 8 - 1 2 0 B BU I L D I N G A P P L I C A T I O N S SU B M I T T A L R E Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T D e m o l i t i o n G r a d i n g / F i l l M a n u f a c t u r e d H o m e i n M a n u f a c t u r e d H o m e P a r k M a n u f a c t u r e d H o m e O u t s i d e o f M a n u f a c t u r e d H o m e P a r k M u l t i - F a m i l y / C o m m e r c i a l / I n d u s t r i a l N e w o r A d d i t i o n s C o m m e r c i a l / I n d u s t r i a l I n t e r i o r R e m o d e l P o o l / S p a S i g n S i n g l e F a m i l y / D u p l e x N e w o r A d d i t i o n s S i n g l e F a m i l y / M u l t i - F a m i l y I n t e r i o r R e m o d e l Th e n u m b e r o f c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h c o l u mn u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120B 8 - 33 (Revised 1/05) So u r c e S t a t e m e n t , F i l l M a t e r i a l , A q u i f e r P r o t e c t i o n A r e a s 2 ( p ) 2 ( p ) 2 ( p ) 2 ( p ) 2 ( p ) 2 ( p ) 2 ( p ) St r u c t u r a l C a l c u l a t i o n s 2 3 2( e ) 2( g ) 2 2( i ) St r u c t u r a l P l a n s 2 3 2 ( e ) 2 ( g ) 2 2 ( j ) To p o g r a p h y M a p ( m a y b e c o m b i n e d w i t h s i t e p l a n o r g r a d i n g p l a n ) 2 2 2 4 2 Tr e e C u t t i n g / L a n d C l e a r i n g P l a n , A p p r o v e d 2 3 2 ( d ) Ut i l i t i e s C o n s t r u c t i o n P l a n s 6 1 Wa t e r / S e w e r A v a i l a b i l i t y L e t t e r 1( j ) ( k ) 1 ( j ) 1 ( a ) ( j ) Wa t e r S e r v i c e D i s c o n n e c t R e q u e s t ( f i n a l ) 1 WS E C T r a d e - O f f F o r m 1( l ) Ta b l e 4 - 8 - 1 2 0 B L e g e n d : a. R e q u i r e d f o r a n y a l t e r a t i o n o f e x t e r i o r o f ( h e a t e d ) b u i l d i n g e n v e l o p e . b. W h e n r e q u i r e d b y S e c t i o n 1 8 0 4 ( F o u n d a t i o n s a n d R e t a i n i n g W a l l s ) o f t h e U B C . c. R e q u i r e d f o r i n s t a l l a t i o n o f a n e w f u r na c e o r a r e p l a c e m e n t o f g r e a t e r s i z e . d. N o t r e q u i r e d f o r p o o l s / s p a s / h o t t u b s t o b e i n s t a l l e d w i t h i n a n e x i s t i n g b u i l d i n g . e. R e q u i r e d f o r s t r u c t u r a l c h a n g e s o n l y . f. R e q u i r e d f o r f o o d s e r v i c e e s t a b l i s h m e n t s o n l y . g. R e q u i r e d o n l y f o r p u b l i c p o o l s / s p a s / h o t t u b s ( n o t r e q u i re d f o r s i n g l e f a m i l y o r d u p l e x p o o l s / s p a s / h o t t u b s ) . h. R e q u i r e d f o r d u p l e x e s o n l y . i. R e q u i r e d f o r o t h e r t h a n c o n v e n t i o n a l c o n s t r u c t i o n . j. R e q u i r e d o n l y i f t r a d e - o f f o p t i o n i s b e i n g u s e d f o r c o m p l i a n c e . k. F o r m u l t i - f a m i l y , o n e p e r b u i l d i n g . l. N o t r e q u i r e d f o r a d d i t i o n s . TA B L E 4 - 8 - 1 2 0 B BU I L D I N G A P P L I C A T I O N S SU B M I T T A L R E Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T D e m o l i t i o n G r a d i n g / F i l l M a n u f a c t u r e d H o m e i n M a n u f a c t u r e d H o m e P a r k M a n u f a c t u r e d H o m e O u t s i d e o f M a n u f a c t u r e d H o m e P a r k M u l t i - F a m i l y / C o m m e r c i a l / I n d u s t r i a l N e w o r A d d i t i o n s C o m m e r c i a l / I n d u s t r i a l I n t e r i o r R e m o d e l P o o l / S p a S i g n S i n g l e F a m i l y / D u p l e x N e w o r A d d i t i o n s S i n g l e F a m i l y / M u l t i - F a m i l y I n t e r i o r R e m o d e l Th e n u m b e r o f c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h c o l u mn u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120B (Revised 1/05)8 - 34 m. N o t r e q u i r e d f o r m u l t i - f a m i l y p r o j e c t s . n. F o r r e s t a u r a n t s a n d a n y c o n s t r u c t i o n pr o j e c t i n v o l v i n g w o r k i n t h e r i g h t - o f- w a y , f o u r ( 4 ) c o p i e s a r e r e q u i r e d . o. R e q u i r e d o n l y w h e n p r o j e c t i s l o c a t e d i n a n A q u i f e r P r o t e c t i on A r e a a n d ( 1 ) c o n s t r u c t i o n v e h i c l e s w i l l b e r e f u e l e d o n s i t e a nd / o r ( 2 ) t h e q u a n t i t y o f h a z a r d o u s m a t e r i a l s t h a t w i l l b e s t o r e d , di s p e n s e d , u s e d , a n d h a n d l e d o n t h e c o n s t r u c t i o n s i t e , e x c l u s i v e o f t he q u a n t i t y o f h a z a r d o u s m a t e r i a l s c o n t a i n e d i n f u e l o r f l ui d r e s e r v o i r s o f c o n s t r u c t i o n v e h i c l e s w i l l e x c e e d t w e n t y ( 2 0 ) g a l - lo n s . W e i g h t o f s o l i d h a z a r d o u s m a t e r i a l s w i l l b e c o n v e r t e d t o vo l u m e s f o r p u r p o s e s o f d e t e r m i n i n g w h e t h e r d e m i n i m i s a m o u n t i s e x c e e d e d . T e n ( 1 0 ) p o u n d s s h a l l b e c o n s i d e r e d e q u a l t o o n e ga l l o n . p. R e q u i r e d o n l y w h e n p r o j e c t i s l o c a t e d i n a n A q u i f e r P r o t e c t i o n A r e a . (O r d . 4 5 8 7 , 3 - 1 8 - 1 9 9 6 ; A m d . O r d . 4 7 7 3 , 3 - 2 2 - 1 9 9 9 ; O r d . 4 8 3 5 , 3 - 2 7 - 2 0 0 0 ; O r d . 4 8 5 1 , 8 - 7 - 2 0 0 0 ; O r d . 4 9 9 2 , 1 2 - 9 - 2 0 0 2 ; O r d . 5 1 0 0 , 1 1- 1 - 2 0 0 4 ) TA B L E 4 - 8 - 1 2 0 B BU I L D I N G A P P L I C A T I O N S SU B M I T T A L R E Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T D e m o l i t i o n G r a d i n g / F i l l M a n u f a c t u r e d H o m e i n M a n u f a c t u r e d H o m e P a r k M a n u f a c t u r e d H o m e O u t s i d e o f M a n u f a c t u r e d H o m e P a r k M u l t i - F a m i l y / C o m m e r c i a l / I n d u s t r i a l N e w o r A d d i t i o n s C o m m e r c i a l / I n d u s t r i a l I n t e r i o r R e m o d e l P o o l / S p a S i g n S i n g l e F a m i l y / D u p l e x N e w o r A d d i t i o n s S i n g l e F a m i l y / M u l t i - F a m i l y I n t e r i o r R e m o d e l Th e n u m b e r o f c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h c o l u mn u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C 8 - 35 (Revised 1/05) C. TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r P l a n M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n R e v i e w S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r W e t l a n d P e r m i t 10 % N o t i c e o f I n t e n t t o A n n e x 1 3 60 % P e t i t i o n t o A n n e x 13 Af f i d a v i t o f I n s t a l l a t i o n o f Pu b l i c I n f o r m a t i o n S i g n 22 2 2 Ap p l i c a n t A g r e e m e n t St a t e m e n t ( f o r w i r e l e s s co m m u n i c a t i o n f a c i l i t i e s ) 5 5 5 Ap p l i c a n t ’ s C o n f i r m a t i o n o f Co n d i t i o n C o m p l i a n c e 55 5 5 Ap p l i c a t i o n F e e p e r R M C 4- 1 - 1 7 0 x x x x x x x x x x x x x x x x x x x x x x x x x x x x As s e s s m e n t I n f o r m a t i o n 1 1 Au t h o r i z a t i o n f o r A b a t e m e n t 5 Bi n d i n g S i t e P l a n M a p Bu s i n e s s L i c e n s e A p p l i c a t i o n fo r H o m e O c c u p a t i o n 1 Ca l c u l a t i o n s , S u r v e y 33 3 3 Co l o r e d D i s p l a y M a p s 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 5 1 1 1 Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C (Revised 1/05)8 - 36 Co n s t r u c t i o n M i t i g a t i o n De s c r i p t i o n 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 Dr a f t D e e d f o r A n y P r o p o s e d De d i c a t i o n o f L a n d f o r P u b l i c Pu r p o s e s 4 4 4 4 Dr a f t H o m e o w n e r s ’ As s o c i a t i o n D o c u m e n t s , i f ap p l i c a b l e 4 4 4 4 4 4 4 Dr a f t R e s t r i c t i v e C o v e n a n t s , i f an y 4 4 4 4 4 4 4 4 4 4 4 4 4 4 Dr a i n a g e C o n t r o l P l a n 5 5 5 5 4 5 5 5 5 5 5 5 5 5 Dr a i n a g e R e p o r t 4 4 4 4 3 4 4 4 4 4 4 4 4 4 El e v a t i o n s , A r c h i t e c t u r a l 5 5 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 5 1 0 El e v a t i o n s , G r a d i n g 4 4 4 4 4 4 4 4 4 4 4 4 4 4 En v i r o n m e n t a l C h e c k l i s t 1 3 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 Ex i s t i n g C o v e n a n t s ( r e c o r d e d co p y ) 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 Ex i s t i n g E a s e m e n t s (r e c o r d e d c o p y ) 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r P l a n M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n R e v i e w S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r W e t l a n d P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C 8 - 37 (Revised 1/05) Fi n a l P l a t P l a n 5 Fl o o d H a z a r d D a t a , i f ap p l i c a b l e 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 Fl o o r P l a n s 5 5 5 5 5 5 5 5 5 5 5 5 5 5 Ge o t e c h n i c a l R e p o r t 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 Gr a d i n g P l a n , C o n c e p t u a l 1 2 3 12 3 12 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 Gr a d i n g P l a n , D e t a i l e d 12 12 Ha b i t a t D a t a R e p o r t 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 Ha z a r d o u s M a t e r i a l s Ma n a g e m e n t S t a t e m e n t 4 In v e n t o r y o f E x i s t i n g S i t e s ( f o r wi r e l e s s c o m m u n i c a t i o n fa c i l i t i e s ) 5 5 5 Ju s t i f i c a t i o n f o r t h e Co m p r e h e n s i v e P l a n Am e n d m e n t a n d , i f ap p l i c a b l e , R e z o n e 12 12 TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r P l a n M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n R e v i e w S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r W e t l a n d P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C (Revised 1/05)8 - 38 Ju s t i f i c a t i o n f o r t h e Co n d i t i o n a l A p p r o v a l P e r m i t (n o n c o n f o r m i n g s t r u c t u r e ) 5 Ju s t i f i c a t i o n f o r t h e Co n d i t i o n a l A p p r o v a l P e r m i t (n o n c o n f o r m i n g u s e ) 5 Ju s t i f i c a t i o n f o r C o n d i t i o n a l Pe r m i t R e q u e s t 1 2 1 2 Ju s t i f i c a t i o n f o r t h e R e b u i l d Ap p r o v a l P e r m i t (n o n c o n f o r m i n g s t r u c t u r e ) 5 Ju s t i f i c a t i o n f o r t h e R e b u i l d Ap p r o v a l P e r m i t (n o n c o n f o r m i n g u s e ) 5 Ju s t i f i c a t i o n f o r R e z o n e 12 Ju s t i f i c a t i o n f o r V a r i a n c e Re q u e s t 10 Ki n g C o u n t y A s s e s s o r ' s M a p In d i c a t i n g S i t e 3 La n d s c a p e P l a n , C o n c e p t u a l 5 5 5 5 5 5 5 5 5 5 TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r P l a n M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n R e v i e w S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r W e t l a n d P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C 8 - 39 (Revised 1/05) La n d s c a p e P l a n , D e t a i l e d 5 5 5 5 5 5 5 Le a s e A g r e e m e n t , D r a f t ( f o r wi r e l e s s c o m m u n i c a t i o n fa c i l i t i e s ) 5 5 5 Le g a l D e s c r i p t i o n 1 3 1 3 1 2 1 2 5 5 1 2 1 2 1 2 1 2 5 1 2 1 2 1 2 1 2 1 2 1 2 1 2 5 5 1 2 1 4 1 2 1 2 1 2 1 2 1 2 1 2 1 2 5 1 0 1 2 Le t t e r D e s c r i b i n g P r o p o s e d Ho m e O c c u p a t i o n 1 Le t t e r f r o m P r o p e r t y O w n e r 5 Le t t e r t o E x a m i n e r / C o u n c i l St a t i n g R e a s o n ( s ) f o r A p p e a l pe r R M C 4 - 8 - 1 1 0 C 3 1 Le t t e r E x p l a i n i n g W h i c h Co m p r e h e n s i v e P l a n T e x t / Po l i c i e s S h o u l d B e C h a n g e d an d W h y 1 2 Le t t e r o f U n d e r s t a n d i n g , Ge o l o g i c R i s k 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 Li s t o f A f f e c t e d P r o p e r t y Ow n e r s w i t h i n A n n e x a t i o n Ar e a B o u n d a r y 2 2 TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r P l a n M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n R e v i e w S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r W e t l a n d P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C (Revised 1/05)8 - 40 Li s t o f S u r r o u n d i n g P r o p e r t y Ow n e r s 2 2 1 2 2 2 2 2 2 2 1 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 Lo t L i n e A d j u s t m e n t M a p 5 Ma i l i n g L a b e l s f o r P r o p e r t y Ow n e r s 1 2 1 2 2 2 2 2 2 2 1 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 Ma p o f E x i s t i n g S i t e Co n d i t i o n s 1 2 Ma p o f V i e w A r e a ( f o r wi r e l e s s c o m m u n i c a t i o n fa c i l i t i e s o n l y ) 5 5 5 Ma s t e r A p p l i c a t i o n F o r m 1 3 1 2 1 2 5 5 1 2 1 2 1 2 1 2 1 2 5 1 2 1 2 1 2 5 1 2 1 2 1 2 5 5 1 2 1 4 1 2 1 2 1 2 1 2 1 2 1 2 5 1 0 1 2 Ma s t e r P l a n 12 Mo b i l e H o m e P a r k P l a n 1 2 1 2 Mo n u m e n t C a r d s ( o n e p e r mo n u m e n t ) 1 1 1 Ne i g h b o r h o o d D e t a i l M a p 1 3 1 3 1 1 2 5 5 1 2 1 2 1 2 1 2 5 1 2 1 2 1 2 5 1 2 1 2 5 5 5 1 2 1 4 1 2 1 2 1 2 1 2 1 1 2 1 2 5 1 0 No n c o n f o r m i t y R e l a t i o n s h i p an d C o m p a t i b i l i t y N a r r a t i v e 5 5 TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r P l a n M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n R e v i e w S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r W e t l a n d P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C 8 - 41 (Revised 1/05) Pa r k i n g , L o t C o v e r a g e a n d La n d s c a p i n g A n a l y s i s 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 Ph o t o S i m u l a t i o n s ( f o r wi r e l e s s c o m m u n i c a t i o n fa c i l i t i e s o n l y ) 5 4 5 4 5 Pl a n R e d u c t i o n s ( P M T s ) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Po s t a g e x x x x x x x x x x x x x x x x x x x x x x x x x x x Pl a t C e r t i f i c a t e 4 Pr e a p p l i c a t i o n M e e t i n g Su m m a r y , i f a n y 1 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 1 1 5 5 5 5 5 5 5 5 5 5 7 Pr e l i m i n a r y P l a t P l a n 12 Pr o j e c t N a r r a t i v e 13 13 12 5 5 12 12 12 12 5 12 12 5 12 5 5 12 4 12 12 12 12 12 12 5 10 Pr o j e c t S e q u e n c i n g P l a n 12 Pr o p o s a l ( n o n p r o j e c t , e . g . , dr a f t o r d i n a n c e , p l a n o r po l i c y ) 12 12 Pr o p o s a l S u m m a r y (n o n p r o j e c t ) 1 2 1 2 Pu b l i c W o r k s A p p r o v a l L e t t e r 2 2 2 2 TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r P l a n M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n R e v i e w S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r W e t l a n d P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C (Revised 1/05)8 - 42 Re p o r t o n D e s i g n C r i t e r i a f o r Mo d i f i c a t i o n s 12 6 Ro u t i n e V e g e t a t i o n Ma n a g e m e n t A p p l i c a t i o n Fo r m 1 Sc r e e n i n g D e t a i l , R e f u s e / Re c y c l i n g 12 12 12 12 12 12 12 12 12 Se r v i c e A r e a M a p ( f o r wi r e l e s s c o m m u n i c a t i o n fa c i l i t i e s o n l y ) 5 5 5 Sh o r t P l a t P l a n 12 Sh o r t P l a t P l a n , F i n a l 5 Si t e P l a n 5 5 5 12 12 12 12 12 12 12 12 12 5 10 12 Si t e P l a n , S h o r e l i n e P e r m i t 4 Si t e P l a n , S i n g l e F a m i l y 1 Si t i n g P r o c e s s R e p o r t f o r U s e Pe r m i t s f o r S C T F 1 2 TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r P l a n M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n R e v i e w S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r W e t l a n d P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C 8 - 43 (Revised 6/05) So u r c e S t a t e m e n t , F i l l Ma t e r i a l , A q u i f e r P r o t e c t i o n Ar e a s 4 St a t e m e n t A d d r e s s i n g B a s i s fo r A l t e r n a t e a n d / o r Mo d i f i c a t i o n 5 St a t e m e n t A d d r e s s i n g t h e Ba s i s f o r t h e S h o r e l i n e P e r m i t Ex e m p t i o n R e q u e s t 4 St a t e m e n t A d d r e s s i n g t h e PU D ’ s R e l a t i o n s h i p t o t h e Ci t y C o m p r e h e n s i v e P l a n 5 St r e a m / L a k e S t u d y ( 8 ) 3 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 3 3 3 3 3 3 3 1 2 1 2 1 2 1 2 1 2 1 2 3 1 2 1 2 3 1 2 1 2 Su r v e y 4 Ti t l e R e p o r t o r P l a t C e r t i f i c a t e 3 4 4 4 4 4 To p o g r a p h y M a p ( 5 ′ co n t o u r s ) 12 12 12 Tr a f f i c S t u d y 5 5 5 5 5 5 5 5 5 5 5 TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r S i t e P l a n ( O v e r a l l ) M a s t e r S i t e P l a n ( I n d i v i d u a l P h a s e s ) ) M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r C r i t i c a l A r e a P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C (Revised 6/05)8 - 44 Tr e e C u t t i n g / V e g e t a t i o n Cl e a r i n g P l a n 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 Tr e e C u t t i n g / V e g e t a t i o n P l a n , Ap p r o v e d Ur b a n C e n t e r D e s i g n O v e r l a y Di s t r i c t R e v i e w P a c k e t 12 7 12 7 12 7 12 7 Ut i l i t i e s P l a n , G e n e r a l i z e d 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 We t l a n d s D e l i n e a t i o n M a p 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 We t l a n d M i t i g a t i o n P l a n – Preli m i n a r y 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 We t l a n d M i t i g a t i o n P l a n – Fi n a l 3 3 3 3 3 We t l a n d s A s s e s s m e n t 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r S i t e P l a n ( O v e r a l l ) M a s t e r S i t e P l a n ( I n d i v i d u a l P h a s e s ) ) M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r C r i t i c a l A r e a P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120C 8 - 44.1 (Revised 6/05) Ta b l e 4 - 8 - 1 2 0 C L e g e n d : 1. T h i s i n f o r m a t i o n i s r e q u i r e d o n l y f o r t h o s e h o m e o c c u p a t i o n s t h a t w i l l h a v e c u s t o m e r v i s i t s , m o r e t h a n s i x ( 6 ) b u s i n e s s d e l i ve r i e s p e r w e e k , o r e x t e r n a l i n d i c a t i o n o f c o m m e r c i a l a c t i v i t y . 2. L e v e l o f d e t a i l l i m i t e d t o s c o p e l i s t e d i n R M C 4 - 9 - 2 1 0 A . 3. L e v e l o f d e t a i l r e q u i r e d m a y b e r e d u c e d b y A d m i n i s t r a t o r . 4. F o r c o n d i t i o n a l u s e p e r m i t a p p l i c a t i o n s f o r w i r e l e s s c o m m u n i c a ti o n f a c i l i t i e s , t h e a p p l i c a n t s h a l l s u b m i t a p r e l i m i n a r y s k e t ch ( f i v e ( 5 ) c o p i e s ) f o r p r e l i m i n a r y s t a f f r e v i e w p r i o r t o s u b m i t t a l o f t h e co n d i t i o n a l u s e p e r m i t a p p l i c a t i o n . T h e s t a f f s h a l l r e v i e w t h i s m a p w i t h i n f o u r t e e n ( 1 4 ) w o r k i n g d a y s a n d i n f o r m a p p l i c a n t o f a ny p r e l i m i n a r y c o n c e r n s a n d r e c o m m e n d a t i o n s f o r r e v i s i o n s a t a sc h e d u l e d p r e a p p l i c a t i o n m e e t i n g . T h e s t a f f s h a l l a l s o i n d i c a t e w h e r e p h o t o s i m u l a t i o n s w i l l b e r e q u i r e d f o r t h e a p p l i c a t i o n s u b mi t t a l , a n d m a y c h o o s e t o w a i v e s u b m i t t a l r e q u i r e m e n t s f o r t h e co n d i t i o n a l u s e p e r m i t w h e n d e e m e d a p p r o p r i a t e . T h is s h a l l n o t p r e c l u d e t h e s t a f f f r o m m a k i n g f u r t h e r r e c o m m e n d a t i o n s a t t h e a p pl i c a t i o n s t a g e . 5. O n l y r e q u i r e d f o r p r o j e c t s r e q u i r i n g a p u b l i c h e a r i n g . 6. O n l y r e q u i r e d f o r r e s i d e n t i a l p r o j e c t s r e q u e s t i n g m o d i f i c a t i o n to s p e c i a l d e v e l o p m e n t s t a n d a r d s i n a C e n t e r s R e s i d e n t i a l D e m on s t r a t i o n D i s t r i c t R M C 4 -3 -12 0 B 3 , o r f o r a n y d e v e l o p m e n t s u b j e c t to s p e c i a l d e v e l o p m e n t s t a n d a r d s r e q u i r i n g u p p e r s t o r y s e t b a c k s i n t h e C e n t e r O f f i c e R e s i d e n t i a l 3 ( C O R 3 ) Z o n e , R M C 4 -2 -12 0 B . 7. O n l y r e q u i r e d f o r p r o j e c t s r e q u i r i n g r e v i ew i n t h e U r b a n C e n t e r D e s i g n O v e r l a y D i s t r i c t . 8. A s t a n d a r d s t r e a m o r l a k e s t u d y i s r eq u i r e d f o r a n y a p p l i c a t i o n p r o p o s a l . A s u p p l e m en t a l s t u d y i s r e q u i r e d i f a n u n c l a s s i f i e d s t r e a m i s i n v o l v e d , o r i f t h e r e a r e p r o p o s e d a l t e r a t i o n s o f t h e w a t e r bo d y o r b u f f e r . (O r d . 4 5 8 7 , 3 - 1 8 - 1 9 9 6 ; A m d . O r d . 4 7 2 2 , 5 - 1 1 - 1 9 9 8 ; O r d . 4 7 7 7 , 4 - 1 9 - 1 9 9 9 ; O r d . 4 8 0 2 , 1 0 - 2 5 - 1 9 9 9 ; O r d . 4 8 2 1 , 1 - 2 4 - 2 0 0 0 ; O r d . 4 8 3 5 , 3 - 2 7 - 2 0 0 0 ; O r d . 4 8 5 1 , 8- 7 - 2 0 0 0 ; O r d . 4 9 5 4 , 2 - 1 1 - 2 0 0 2 ; O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; O r d . 4 9 8 2 , 9 - 2 3 - 2 0 0 2 ; O r d . 5 0 2 8 , 1 1 - 2 4 - 2 0 0 3 ; O r d . 5 1 0 0 , 1 1 - 1 - 2 0 0 4 ; O r d . 5 13 7 , 4 - 2 5 - 2 0 0 5 ) TA B L E 4 - 8 - 1 2 0 C LA N D U S E AP P L I C A T I O N S SU B M I T T A L RE Q U I R E M E N T S T Y P E O F A P P L I C A T I O N / P E R M I T A n n e x a t i o n ( 1 0 % N o t i c e o f I n t e n t ) A n n e x a t i o n ( 6 0 % P e t i t i o n ) A p p e a l B u s i n e s s L i c e n s e f o r H o m e O c c u p a t i o n 1 C o m p . P l a n M a p A m e n d m e n t / R e z o n e C o m p . P l a n T e x t A m e n d m e n t C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e C o n d i t i o n a l A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e C o n d i t i o n a l U s e P e r m i t ( A d m i n i s t r a t i v e ) C o n d i t i o n a l U s e P e r m i t ( H e a r i n g E x a m i n e r ) E n v i r o n m e n t a l R e v i e w E n v i r o n m e n t a l R e v i e w ( N o n p r o j e c t ) G r a d e a n d F i l l P e r m i t ( S p e c i a l ) K e n n e l L i c e n s e K e n n e l L i c e n s e , H o b b y L o t L i n e A d j u s t m e n t M a s t e r S i t e P l a n ( O v e r a l l ) M a s t e r S i t e P l a n ( I n d i v i d u a l P h a s e s ) ) M o b i l e H o m e P a r k , P r e l i m i n a r y M o b i l e H o m e P a r k , F i n a l M o d i f i c a t i o n / A l t e r n a t e R e q u e s t P l a t , F i n a l P l a t , P r e l i m i n a r y / B i n d i n g S i t e P l a n P U D , P r e l i m i n a r y P U D , F i n a l R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g S t r u c t u r e R e b u i l d A p p r o v a l P e r m i t f o r a N o n c o n f o r m i n g U s e R e z o n e R o u t i n e V e g e t a t i o n M a n a g e m e n t P e r m i t S h o r e l i n e E x e m p t i o n S h o r e l i n e S u b s t a n t i a l D e v e l o p m e n t P e r m i t S h o r e l i n e C o n d i t i o n a l U s e P e r m i t S h o r e l i n e V a r i a n c e S h o r t P l a t , P r e l i m i n a r y S h o r t P l a t , F i n a l / B i n d i n g S i t e P l a n S i t e P l a n S p e c i a l P e r m i t T e m p o r a r y U s e P e r m i t V a r i a n c e W a i v e r C r i t i c a l A r e a P e r m i t Nu m b e r o f r e q u i r e d c o p i e s ( i f a n y ) i s i n d i c a t e d i n e a c h co l u m n u n l e s s w a i v e d b y t h e D e ve l o p m e n t S e r v i c e s D i v i s i o n . 4-8-120D (Revised 6/05)8 - 44.2 D. DEFINITIONS OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 1. Definitions A: Affidavit of Installation of Public Informa- tion Sign: A notarized statement signed by the applicant of applicant’s representative at- testing that the required public information sign(s) has been installed in accordance with City Code requirements. Annexation, Ten Percent (10%) Notice of Intent: A petition form, supplied by the City, containing the signatures of property owners as identified in King County Assessor’s records as taxpayers of record for properties representing at least ten percent (10%) of the assessed valuation for the areas proposed for annexation. Information requested on the form includes the signatures of all identified taxpayers of record, the date of signing, a mailing address, and property identification number of each parcel. Petitions must con- form to RCW 35A.01.040. Annexation, Sixty Percent (60%) Petition: A petition form, supplied by the City, contain- ing the signatures of property owners as iden- tified in King County Assessor’s records as taxpayers of record for properties represent- ing at least sixty percent (60%) of the as- sessed valuation for the areas proposed for annexation. Information requested on the form includes the signatures of all identified taxpayers of record, the date of signing, a mailing address, and property identification number of each parcel. Petitions must con- form with RCW 35A.01.040. Applicant Agreement Statement: A signed notarized statement indicating that: a. The applicant agrees to allow for the potential collocation of additional wire- less communication facility equipment by other providers on the applicant’s struc- ture or within the same site location; and b. That the applicant agrees to remove the facility within six (6) months after that site’s use is discontinued or if the facility falls into disrepair, and restore the site to its pre-existing condition. If there are two (2) or more users of a single wireless communication facility (WCF), then this provision shall not become effective until all users cease using the WCF. Application Fee: The appropriate process- ing fee as required by the Renton Municipal Code. Application Form, Building Section: The Development Services Division form required for the type of work to be performed (e.g., grading permit application for grading work, sign permit application for installation of a sign, etc.). Information requested includes the following: a. King County Tax Assessor’s number for the property, b. Legal description of property, c. Street address, if applicable, d. Property owner’s name, address and phone number, e. Prime contractor’s business name, address, phone number, current state contractor registration number, and f. Either the name, address and phone number of the lender administering the interim construction financing, if any, or the name and address of the firm that has issued a payment bond, if any, on behalf of the prime contractor for the protection of the owner, if the bond is for an amount fifty percent (50%) or more than the total construction project. Application Form, Construction Permit: The City of Renton form used for all public works construction projects. Information re- quested includes the name, address, and telephone number for the project applicant and property owner, legal description, King County Tax Assessor’s number, site area, area of impervious surface, description of work, preliminary cost estimate, and, if appli- cable, water meter size. Application Form, Master: The City of Renton Development Services Division’s combined land use permit application form 4-8-120D 8 - 47 (Revised 6/05) e. Include location of existing condi- tions (such as wetlands, steep slopes, watercourses, floodplains) on or adjacent to the site which could hinder develop- ment. (Amd. Ord. 4835, 3-27-2000) f. Include reservations, restrictive cove- nants, easements (including easement language), and any areas to be dedi- cated to public use, with notes stating their purpose and any limitations. If a new easement is created on the plat, it must show the grantee of the easement rights. If the grantee is the City, a statement of easement provisions reserving, granting and conveying the easement, with a de- scription of the rights and purposes need to be made on the plat. g. Include the lot and block numbering scheme and lot addresses on the plat map. Street names and addresses shall be determined by the Department in ac- cordance with the Street Grid Ordinance (chapter 9-11 RMC), and established De- partment procedures for addressing of new lots. (Amd. Ord. 4835, 3-27-2000) h. Contain data sufficient to determine readily and reproduce on the ground the location, bearing, and length of every street, easement line, lot line, boundary line and block line on-site. Shall include dimensions to the nearest one-hundredth (1/100) of a foot and angles and bearings in degrees, minutes, and seconds. i. Include coordinates per City survey- ing standards for permanent control mon- uments. j. Display all interior permanent control monuments located per City surveying standards. k. Be mathematically correct. l. Contain a legal description of the land to be subdivided on the final mylar. m. Include certifications: i. Certification showing that streets, rights-of-way and all sites for public use have been dedicated. ii. Certification by a licensed land surveyor that a survey has been made and that monuments and stakes will be set. iii. Certification by the responsible health agencies that the methods of sewage disposal and water service are acceptable. iv. Certification by the King County Finance Department that taxes have been paid in accordance with section 1, chapter No. 188, Laws of 1927 (RCW 58.08.030 and 58.08.040) and that a deposit has been made with the King County Finance Department in sufficient amount to pay the taxes for the following year. v. Certification by the City Finance Department that there are no delin- quent special assessments and that all special assessments certified to the City Treasurer for collection on any property herein contained dedi- cated for streets, alleys or other pub- lic uses are paid in full. vi. Certification of approval to be signed by the Administrator. vii. Certification of approval to be signed by the Mayor and attested by the City Clerk. Flood Hazard Data: Flood hazard data in- cludes: a. Plans in duplicate drawn to scale showing the nature, location, dimen- sions, and elevations of the area in ques- tion; existing or proposed structures, fill, storage of materials, drainage facilities, and the location of the foregoing; b. Elevation in relation to mean sea level of the lowest floor (including base- ment) of all structures; c. Elevation in relation to mean sea level to which any structure has been floodproofed; d. Certification by a registered profes- sional engineer or architect that the flood- 4-8-120D (Revised 6/05)8 - 48 proofing methods criteria in RMC 4-3-050I3c; and for any nonresidential structure meet the floodproofing; and e. Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. (Ord. 4835, 3-27-2000) Floor Plans, General: A basic line drawing plan of the general building layout showing walls, exits, windows, and designated uses indicating the proposed locations of kitchens, baths and floor drains, bedrooms and living areas, with sufficient detail for City staff to de- termine if an oil/water separator or grease in- terceptor is required and to determine sizing of side sewer. (Amd. Ord. 4821, 12-20-1999) 7. Definitions G: Geotechnical Report: A study prepared in accordance with generally accepted geotech- nical practices and stamped by a professional engineer licensed in the State of Washington which includes soils and slope stability analy- sis, boring and test pit logs, and recommen- dations on slope setbacks, foundation design, retaining wall design, material selec- tion, and all other pertinent elements. If the evaluation involves geologic evaluations or interpretations, the report shall be reviewed and approved by a geologist. Further recom- mendations, additions or exceptions to the original report based on the plans, site condi- tions, or other supporting data shall be signed and sealed by the geotechnical engineer. If the geotechnical engineer who reviews the plans and specifications is not the same engi- neer who prepared the geotechnical report, the new engineer shall, in a letter to the City accompanying the plans and specifications, express his or her agreement or disagree- ment with the recommendations in the geo- technical report and state that the plans and specifications conform to his or her recom- mendations. If the site contains a geologic hazard regulated by the critical areas regula- tions, the preparation and content require- ments of RMC 4-8-120D, Table 18 shall also apply. (Ord. 4835, 3-27-2000) Table 18 – Geotechnical Report – Detailed Requirements REPORT PREPARATION/CONTENT REQUIREMENTS ST E E P S L O P E S LA N D S L I D E – M E D I U M LA N D S L I D E – H I G H LA N D S L I D E – V E R Y H I G H HI G H E R O S I O N SE I S M I C CO A L M I N E – M E D I U M CO A L M I N E – H I G H VO L C A N I C H A Z A R D S 1. Characterize soils, geology and drainage. X X X X X X X X X 2. Describe and depict all natural and man- made features within one hundred fifty feet (150′) of the site boundary. XXXXXXXXX 3. Identify any areas that have previously been disturbed or degraded by human activity or natural processes. XXXXXXXXX 4. Characterize groundwater conditions including the presence of any public or private wells within one-quarter (1/4) mile of the site. XXXXXXXX 5. Provide a site evaluation review of available information regarding the site. XXXXXXXXX 6. Conduct a surface reconnaissance of the site and adjacent areas. XXXXXXXX Note: An “X” indicates that the requirement applies in the identified critical area. 4-8-120D 8 - 49 (Revised 6/05) 7. Conduct a subsurface exploration of soils and hydrologic conditions. XXXXXXXX 8. Provide a slope stability analysis. X X X X X X X 9. Address principles of erosion control in proposal design including: • Plan the development to fit the topography, drainage patterns, soils and natural vegetation on site; • Minimize the extent of the area exposed at one time and the duration of the exposure; • Stabilize and protect disturbed areas as soon as possible; • Keep runoff velocities low; • Protect disturbed areas from stormwater runoff; • Retain the sediment within the site area; • Design a thorough maintenance and follow- up inspection program to ensure erosion control practices are effective. XXXXX XX 10. Provide an evaluation of site response and liquefaction potential relative to the proposed development. X 11. Conduct sufficient subsurface exploration to provide a site coefficient (S) for use in the Uniform Building Code to the satisfaction of the Building Official. X 12. Calculate tilts and strains, and determine appropriate design values for the building site. XX 13. Review available geologic hazard maps, mine maps, mine hazard maps, and air photographs to identify any subsidence features or mine hazards including, but not limited to, surface depressions, sinkholes, mine shafts, mine entries, coal mine waste dumps, and any indication of combustion in underground workings or coal mine waste dumps that are present on or within one hundred feet (100′) of the property. XX REPORT PREPARATION/CONTENT REQUIREMENTS ST E E P S L O P E S LA N D S L I D E – M E D I U M LA N D S L I D E – H I G H LA N D S L I D E – V E R Y H I G H HI G H E R O S I O N SE I S M I C CO A L M I N E – M E D I U M CO A L M I N E – H I G H VO L C A N I C H A Z A R D S Note: An “X” indicates that the requirement applies in the identified critical area. 4-8-120D (Revised 6/05)8 - 50 (Ord. 4835, 3-27-2000; Amd. Ord. 5137, 4-25-2005) Grading Plan: A twenty two inch by thirty four inch (22″ x 34″) plan drawn by a State of Washington licensed landscape architect at a scale of one inch to forty feet (1″ to 40′) (hor- izontal feet) and one inch to ten feet (1″ to 10′) (vertical feet) (or other size plan sheet or scale approved by the Development Services Division Plan Review Supervisor) clearly indi- cating the following: a. Graphic scale and north arrow, b. Dimensions of all property lines, easements, and abutting streets, c. Location and dimension of all on-site structures and the location of any struc- tures within fifteen feet (15′) of the sub- ject property or which may be affected by the proposed work, d. Accurate existing and proposed con- tour lines drawn at five foot (5′), or less, 14. Inspect, review and document any possible mine openings and potential trough subsidence, and any known hazards previously documented or identified. XX 15. Utilize test pits to investigate coal mine waste dumps and other shallow hazards such as slope entry portals and shaft collar areas. Drilling is required for coal mine workings or other hazards that cannot be adequately investigated by surface investigations. XX 16. Provide an analysis of proposed clearing, grading and construction activities including construction scheduling. Analyze potential direct and indirect on-site and off-site impacts from development. XXXXXXXX 17. Propose mitigation measures, such as any special construction techniques, monitoring or inspection programs, erosion or sedimentation programs during and after construction, surface water management controls, buffers, remediation, stabilization, etc. XXXXXXXXX 18. Critical facilities on sites containing areas susceptible to inundation due to volcanic hazards shall require an evacuation and emergency management plan. The applicant for critical facilities shall evaluate the risk of inundation or flooding resulting from mudflows originating on Mount Rainier in a geotechnical report, and identify any engineering or other mitigation measures as appropriate. X REPORT PREPARATION/CONTENT REQUIREMENTS ST E E P S L O P E S LA N D S L I D E – M E D I U M LA N D S L I D E – H I G H LA N D S L I D E – V E R Y H I G H HI G H E R O S I O N SE I S M I C CO A L M I N E – M E D I U M CO A L M I N E – H I G H VO L C A N I C H A Z A R D S Note: An “X” indicates that the requirement applies in the identified critical area. 4-8-120D 8 - 50.1 (Revised 6/05) intervals showing existing ground and details of terrain and area drainage to in- clude surrounding off-site contours within one hundred feet (100′) of the site, e. Location of natural drainage sys- tems, including perennial and intermittent streams, the presence of bordering vege- tation, and flood plains. f. Setback areas and any areas not to be disturbed, g. Finished contours drawn at five foot (5′) intervals as a result of grading, h. Proposed drainage channels and re- lated construction with associated under- (Revised 6/05)8 - 50.2 This page left intentionally blank. 4-8-120D 8 - 51 (Revised 1/05) ground storm lines sized and connections shown, and i. General notes addressing the follow- ing (may be listed on cover sheet): i. Area in square feet of the entire property. ii. Area of work in square feet. iii. Both the number of tons and cu- bic yards of soil to be added, re- moved, or relocated. iv. Type and location of fill origin, and destination of any soil to be re- moved from site. v. Finished floor elevation(s) of all structures, existing and proposed. (Ord. 4835, 3-27-2000) 8. Definitions H: Habitat Data Report: Habitat data reports in- clude: a. Site Plan: The site plan shall indi- cate: i. The vegetative cover types re- flecting the general boundaries of the different plant communities on the site; ii. The exact locations and specifi- cations for all activities associated with site development including the type, extent and method of opera- tions; iii. Top view and typical cross-sec- tion views of critical habitat/wildlife habitat to scale; iv. The results of searches of the State Department of Fish and Wild- life’s Natural Heritage and Non- Game Data System databases; v. The results of searches of the Washington State Department of Fish and Wildlife Priority Habitat and Species database. b. Narrative Report: A narrative report shall be prepared to accompany the site plan which describes: i. The layers, diversity and variety of habitat found on the site; ii. The location of any migration or movement corridors; iii. The species typically associated with the cover types, including an identification of any critical wildlife species that might be expected to be found; iv. Identification of any areas that have been previously disturbed or degraded by human activity or natu- ral processes; v. A summary of existing habitat functions and values, utilizing a hab- itat evaluation procedure or method- ology approved by the City; vi. A summary of proposed habitat alterations and impacts and pro- posed habitat management program. Potential impacts may include but are not limited to clearing of vegeta- tion, fragmentation of wildlife habitat, expected decrease in species diver- sity or quantity, changes in water quality, increases in human intrusion, and impacts on wetlands or water re- sources. (Ord. 4835, 3-27-2000) Hazardous Materials Management State- ment: A statement which includes: a. A description of refueling of construc- tion vehicles that will occur on the site and an inventory of hazardous materials expected to be temporarily stored, dis- pensed, used, or handled on the site. b. A description of how the require- ments in RMC 4-4-030C7, Construction Activity Standards – Zones 1 and 2, will be met by the applicant. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002) Heat Loss Calculation: A State of Washing- ton Energy Code mandated analysis per- formed to determine the heat loss of a 4-8-120D (Revised 1/05)8 - 52 structure in order to determine the size of the required heating equipment. 9. Definitions I: Installer Certification: Washington State Department of Community, Trade and Eco- nomic Development (CTED) approval given to those contractors authorized to install man- ufactured homes and designated by a State registration number. (Ord. 4587, 3-18-1996) Inventory of Existing Sites: An inventory of the providers existing facilities with the Renton City corporate limits, and any other facilities outside the City limits that are within one-half (1/2) mile of the proposed facility. The inventory is to include specific informa- tion about the location, height, and design of each facility. The Department may share such information with other applicants apply- ing for administrative approvals or conditional use permits under this Title or other organiza- tions seeking to locate antennas within the City, provided, however that the Department is not, by sharing such information, in any way representing or warranting that such sites are available or suitable. Irrigation Sprinkler Plans (Underground): A twenty two inch by thirty four inch (22″ x 34″) plan drawn at the same scale as, or in- cluded on, the generalized utilities plan(s) (or other size plan sheet or scale approved by the Development Services Division Plan Review Supervisor) clearly indicating the following: a. Scale and north arrow, b. Dimensions of all property lines, easements, and abutting streets, c. Meter location and size, and d. Proposed type, size, and location of sprinkler piping, sprinkler heads, and backflow prevention devices. 10. Definitions J: (Reserved) 11. Definitions K: (Reserved) 12. Definitions L: Land Record Number: The City of Renton Technical Services Division’s filing number for the final survey document. Land Use Permit Conditions: Environmen- tal or land use permit requirements which may have been placed upon the project in addition to any code-mandated requirements in con- junction with a required environmental deter- mination and/or a land use permit. Examples of land use permits include site plan review, conditional use permits and variances. Landscaping Plan, Conceptual: A fully di- mensioned plan, prepared by a landscape ar- chitect registered in the State of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the same scale as the project site plan (or other scale approved by the Reviewing Official), clearly indicating the following: a. Date, graphic scale, and north arrow, b. Location of proposed buildings, park- ing areas, access and existing buildings to remain, c. Names and locations of abutting streets and public improvements, includ- ing easements, d. Existing and proposed contours at five foot (5′) intervals or less, e. Location and size of planting areas, f. Location and height for proposed berming, g. Location and elevations for any pro- posed landscape-related structures such as arbors, gazebos, fencing, etc., and h. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and decorative rockery or like landscape improvements in relation- ship to proposed and existing utilities. (Ord. 5100, 11-1-2004) Landscaping Plan, Detailed: A fully dimen- sioned plan, prepared by a landscape archi- tect registered in the State of Washington, a 4-8-120D 8 - 53 (Revised 1/05) certified nurseryman, or other similarly quali- fied professional, drawn at the same scale as the project site plan (or other scale approved by the Reviewing Official), clearly indicating the following: a. Date, graphic scale, and north arrow, b. Location of proposed buildings, prop- erty lines, walks, parking areas, and ac- cess, and existing buildings to remain, c. Names and locations of abutting streets and public improvements, includ- ing easements, d. Existing and proposed contours at five-foot (5′) intervals or less, e. Detailed grading plan, f. Location and dimensions of planting areas (the width of a landscaping area when curbed shall be measured from in- side to inside of the curbs), g. Location and height for proposed berming, h. Locations, elevations, and details for any proposed landscape-related struc- tures such as arbors, gazebos, fencing, etc., i. Location, size, spacing and names of existing and proposed shrubs, trees, ground covers, and decorative rockery or like landscape improvements in relation- ship to proposed and existing utilities, j. Names of existing and proposed veg- etation, and k. Detailed planting plan (soil mix, planting depth and width, and bark mulch depth). (Ord. 5100, 11-1-2004) Lease Agreement, Draft: A draft lease agreement with the landholder, or separate equivalent documentation that: a. Allows the landholder to enter into leases with other providers; and b. Specifies that if the provider fails to remove the facility upon six (6) months of its discontinued use, the responsibility for removal falls upon the landholder. Letter from Property Owner: A letter from the private property owner granting permis- sion for the temporary use of the property. Letter of Conformance with Geotechnical Report: A letter submitted by the applicant stating structural plans were prepared consis- tent with the findings of the geotechnical re- port and stamped by a structural engineer. The plans and specifications shall be accom- panied by a letter from the geotechnical engi- neer who prepared the geotechnical report stating that in his or her judgment, the plans and specifications conform to the recommen- dations in the geotechnical report and the risk of damage to the proposed development site and downslope properties from potentially hazardous conditions will be minimal subject to the conditions set forth in the report. (Ord. 4835, 3-27-2000) Letter of Understanding Geologic Risk: The applicant, or the owner of the site, shall submit a letter to the City, with the plans and specifications, stating that he or she under- stands and accepts the risk of developing in an unstable area and that he or she will ad- vise, in writing, any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the site, of the unstable potential of the area. (Ord. 4835, 3-27-2000) List of Current Property Owners: A listing of all current property owners and their mail- ing addresses and King County Assessor’s account numbers within three hundred feet (300′) of the boundaries of the subject site as obtained from a title company or the King County Assessor’s office. The list shall in- clude a notarized statement from the appli- cant attesting that the ownership information provided is current and accurate. Current shall mean obtained within the past thirty (30) days unless otherwise approved by the De- velopment Services Division. Lot Line Adjustment Map: A drawing of the proposed lot line adjustment prepared on an eighteen inch by twenty four inch (18″ x 24″) sheet of mylar by a licensed land surveyor complying with the City’s surveying stan- dards. 4-8-120D (Revised 1/05)8 - 54 a. Name of the proposed lot line adjust- ment (e.g., Smith/Larsen Lot Line Adjust- ment), b. Space reserved for “City of Renton File Number” (large type) at top of first sheet, c. Space reserved for City of Renton “land record number” (small type) at bot- tom left of first sheet, d. Legal description for each of the ex- isting parcels. If a metes and bounds de- scription is used, it must be stamped by a licensed surveyor, e. (Rep. by Ord. 4751, 11-16-1998), f. Date, graphic scale (one inch equals forty feet (1″ = 40′), unless otherwise ap- proved by the Department), and north ar- row, g. Names, locations, widths, types, and dimensions of adjacent and on-site streets, alleys, and easements, h. Lot lines with all property lines dimen- sioned and square footage of each lot, i. Parcels identified as Lot 4, Lot 3, etc., j. “Old” lot line(s) and “new” lot line(s) clearly labeled and differentiated by line type and/or thickness (indicated dis- tance(s) moved), k. Addresses for each lot and new street names in accordance with the street grid system regulations of chapter 9-11 RMC, l. Total square footage of existing and revised lots, m. Ground floor square footage of all structures, n. Location, dimensions and square footage of any existing structures to re- main, and dimensioned distances to property lines, o. Location of existing conditions (such as wetlands, steep slopes, watercourses) on or adjacent to the site which could hinder development, p. Reservations, restrictive covenants, easements, description of any areas to be dedicated to public use with notes stating their purpose, and any limitations, and identifying the grantee and if the grantee is the City, a statement of provi- sions reserving, granting and/or convey- ing the area with a description of the rights and purposes must be shown, 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. 4-8-120D 8 - 54.1 (Revised 2/04) 13. Definitions M: Mailing Labels: Self-adhesive mailing labels including the name, mailing address, and King County Assessor’s account numbers (optional) for all property owners within three hundred feet (300′) of the boundaries of the subject site. Map of Existing Site Conditions: A plan drawn at the same scale as, or combined with, the grading plan or topography map showing existing topographical or five foot (5′) contours or less, and structural and natu- ral features. The plan shall include major trees, shrubs, large rocks, creeks and water- sheds, floodplains, buildings, roadways and trails. (Amd. Ord. 4835, 3-27-2000) Map of View Area: A diagram or map depict- ing where within a one-quarter (1/4) mile ra- dius any portion of the proposed facility could be seen. Master Application Form: The standardized application form used for the majority of land use permit applications including, but not lim- ited to, the following: a. Owner, applicant, and contact per- son names, addresses and telephone numbers, b. Notarized signatures of all current property owners, c. Name of the proposed project, d. Project/property address, e. King County Assessor’s tax account number, f. Existing and proposed land uses, g. Existing and, if applicable, proposed Comprehensive Plan map designation, h. Existing and, if applicable, proposed zoning designation, i. Site area, j. Estimated project cost, k. Whether or not the project site con- tains any environmentally sensitive ar- eas, and l. Property legal description. Master Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1′′ = 20′) (or other scale ap- proved by the Development Services Division Director) consisting of a conceptual plan indi- cating the following: a. Information from Site Plan, items a, b, and c, b. A legend listing the following must be included on one of the sheets: • Total square footage of the site, • Square footage (by floor and overall total) of each individual building and/ or use, • Total estimated square footage of all buildings (footprint of each building) • Percentage estimate of lot coverage, • Square footage estimate of all land- scaping (total and parking lot), • Allowable and proposed building height, • Building setbacks proposed and re- quired by Code, • Parking analysis, including estimated number, size, and type of stalls re- quired, by use; and number of stalls provided, by use, c. General location and size of build- ings and uses, d. Phasing of development, e. Major access points and access to public streets, vehicle and pedestrian cir- culation, public transit stops, f. Critical areas, 4-8-120D (Revised 2/04)8 - 54.2 g. Focal points within the project (e.g., public plazas, art work, gateways both into the site and into the City, etc.), h. Private and public open space provi- sions, and recreation areas, i. View corridors, j. Public access to water and/or shore- line areas. (Ord. 5028, 11-24-2003) Mechanical Plans: Plans as required per section 113 of the currently adopted Uniform Mechanical Code (UMC) and section 1141 of the currently adopted Washington State En- ergy Code (WSEC) along with Statewide amendments. Monument Card: A form provided by the City Technical Services Division and filled out by a surveyor providing information regarding a single monument, including the section, township and range, method of location, type of mark found or set, manner of re-establish- ment of the single monument (if applicable), description, and a drawing showing the loca- tion of a single monument and indicating a reference point to that monument. 14. Definitions N: Neighborhood Detail Map: A map, drawn at a scale of one inch equals one hundred feet (1″ = 100′) or one inch equals two hundred feet (1″ = 200′) (or other scale approved by the Development Services Division Director). The map shall show the location of the sub- ject site relative to the property boundaries of the surrounding parcels within approximately one thousand feet (1,000′) or approximately two thousand five hundred feet (2,500′) for properties over five (5) acres and identifying the subject site with a darker perimeter line than that of surrounding properties. The map shall also show the property’s lot lines, exist- ing land uses, building outlines, City bound- aries of the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City of Renton (not King County) street names for all streets shown. (Amd. Ord. 4963, 5-13-2002) Nonconformity Relationship and Compat- ibility Narrative: For nonconforming use or structure rebuild approval permits, include drawings, photographs, or other visual aids that show the relationship of the existing structure or building to its surroundings. In- clude studies or reports that support the ap- plicant’s contention that the existing nonconforming use or structure is compatible with the surrounding area and its uses. (Ord. 4963, 5-13-2002) Notation of Geologic Risk by Engineer: A letter of notation on the design drawings pre- pared by a structural engineer and submitted at the time of the permit application stating that he or she has reviewed the geotechnical report, understands its recommendations, has explained or has had explained to the owner the risks of loss due to earth move- ment on the site, and has incorporated into the design the recommendations of the geo- technical report and established measures to reduce the potential risk of injury or damage that might be caused by any earth movement predicted in the report. (Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002) 15. Definitions O: Operating Permit Application, Aquifer Protection Area: An application package in- cluding the following: a. Upon request by the Department, a hazardous materials inventory statement and/or Material Safety Data Sheets for hazardous materials that are or will be on the premises; b. A list of the chemicals to be moni- tored through the analysis of groundwa- ter samples if groundwater monitoring is anticipated to be required; c. A detailed description of the activities conducted at the facility that involve the storage, handling, treatment, use or pro- duction of hazardous materials in quanti- ties greater than the de minimis amounts specified in RMC 4-3-050C6a(ii)(1); d. A description of the containment de- vices used to comply with the require- ments of this Section; 4-8-120D 8 - 54.2a (Revised 2/04) e. A description of the procedures for inspection and maintenance of contain- ment devices; f. A description of how hazardous mate- rials will be legally disposed; g. A site map showing the following: i. Property boundaries, ii. Building and other structures lo- cated on the property, iii. Secondary containment de- vices, and iv. Floor and yard drains with a note as to whether the drain is to storm or sanitary sewer. (Ord. 4851, 8-7-2000; Amd. Ord. 4992, 12-9-2002) Operating Rules for Secure Community Treatment Facility (SCTF): A written state- ment outlining how the operation of the SCTF complies with RCW 71.09.295 through 71.09.350, including but not limited to daily operating hours, activities of occupants, pro- cedures for off-site activities, if any, and visi- tation procedures for nonresidents, including professional care providers, family members, or other service providers. (Ord. 4982, 9-23-2002) 16. Definitions P: Parking, Lot Coverage, Landscaping Analysis: A listing of the following informa- tion (may also be included on the first sheet of the site plan): a. Total square footage of the site, b. Total square footage of existing area(s) of impervious surfacing, c. Total square footage of existing natu- ral/undeveloped area, d. Square footage (by floor and overall total) of each individual building and/or use, e. Total square footage of the footprints of all buildings, f. Percentage of lot covered by build- ings or structures, g. Total pavement square footage both existing pavement to remain plus new pavement proposed to be installed, h. Square footage of any on-site wet- lands, i. Parking analysis to include the total number of parking spaces required and provided, number of compact and “ADA accessible” spaces provided, and park- ing space dimensions, j. Square footage of landscaping for each area, for interior parking lot land- scaping, and total, k. Allowable and proposed building height, l. Building setbacks required by Code, and m. Proposed building setbacks. (Ord. 4587, 3-18-1996) Photosimulations: Photosimulations of the proposed facility from affected residential properties and public right-of-way at varying distances. This shall include a diagram de- (Revised 2/04)8 - 54.2b This page left intentionally blank. 4-8-120D 8 - 55 (Revised 2/04) a. A time schedule for all mechanical equipment activities or routine vegetation management activities; b. A plan for the specific work to be per- formed; c. For routine vegetation management on undeveloped properties, the narrative shall include: i. Standards and criteria to be used for routine tree trimming and tree top- ping, ii. Standards and criteria to be used for ground cover management, and iii. Standards and criteria to be used in determining the location for use of chemicals including insecti- cides and herbicides; d. For use of mechanical equipment the narrative shall include: i. The type of equipment to be used, ii. A description of the specific work to be accomplished using the equip- ment, iii. The measures proposed to pro- tect the site and adjacent properties from the potential adverse impacts of the proposed work and equipment operation. (Ord. 4835, 3-27-2000) Project Sequencing Plan: A narrative that outlines what order development phases will be built in and at what estimated times they will be developed within the life of the associ- ated Master Plan. (Ord. 5028, 11-24-2003) Proposal Description: A complete, un- abridged copy of the proposal (i.e., draft ordi- nance, resolution, plan or policy) and all attachments. Proposal Summary: A concise description of the scope, intent and timing of the pro- posal. Public Works Approval Letter: Written con- firmation from the Development Services Di- vision Plan Review section that all required improvements have been substantially in- stalled or deferred and authorizing the sub- mittal of the final plat, final short plat, final binding site plan, or final PUD application. 17. Definitions Q: (Reserved) 18. Definitions R: Report on Design Criteria for Modifica- tions: A written evaluation issued by the Eco- nomic Development, Neighborhoods and Strategic Planning Administrator. This report assesses whether a proposed project quali- fies as a superior design and is eligible for modification of development standards based on adopted criteria of RMC 4-9-250D3 or D4. (Ord. 4777, 4-19-1999; Amd. Ord. 4802, 10-25-1999) Rezone Justification: A written statement and other information provided by the appli- cant to support the rezone which may include, but is not limited to: letters, photographs, site development plans, market research reports, and land use maps indicating in a clear and concise manner why the rezone application should be granted and that the rezone re- quest is timely. Roadway Construction Plans: Plans pre- pared by a State of Washington licensed civil engineer as detailed by the document “City of Renton Drafting Standards”, unless other- wise approved by the Development Services Division Plan Review Supervisor. (Ord. 4587, 3-18-1996) 19. Definitions S: Screening Detail, Refuse/Recycling: A de- tailed plan drawing, prepared to scale, show- ing location within property boundaries, heights, elevations, and building materials of proposed screening or of proposed plantings. (Ord. 4703, 2-2-1998) Service Area Map: A map showing the ser- vice area of the proposed wireless communi- cation facility and an explanation of the need for that facility. Shoreline Conditional Use Justification: A written statement setting forth the reasons in favor of the shoreline conditional use permit 4-8-120D (Revised 2/04)8 - 56 application and addressing the criteria listed in RMC 4-9-190I5b which are used by the Hearing Examiner in reviewing the permit re- quest. (Ord. 4587, 3-18-1996) Shoreline Variance Justification: A written statement setting forth the reasons in favor of the shoreline variance application and ad- dressing the criteria listed in RMC 4-9-190I4b which are used by the Hearing Examiner when reviewing the variance request. Short Plat or Binding Site Plan Map, Final: A plan, with a two-inch (2″) border on the left edge and one-half-inch (1/2″) on all other sides, prepared by a State of Washington reg- istered land surveyor in accordance with RCW 18.43.010 and or chapter 58.17 RCW, fully dimensioned, drawn at a scale of one inch equals forty feet (1″ = 40′) on eighteen inch by twenty four inch (18″ x 24″) plan sheet(s) (or other scale approved by the De- velopment Services Division Director). The reproducible original shall be in black ink on stabilized drafting film and shall include the following: a. Name and location of the short plat or binding site plan, b. Space reserved for “City of Renton file number” (large type) at top of first sheet, c. Space reserved for City of Renton “land record number” (small type) at bot- tom left of first sheet, d. Legal description of the property, e. Date, graphic scale, and north arrow, f. Vicinity map (a reduced version of the “neighborhood detail map” as defined above), g. Names, locations, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations. Shall show all utilities, streets, existing and new ease- ments and associated covenants within or abutting the short plat. If a new ease- ment is created on the plat, it must show grantee of easement rights. If the grantee is the City, a statement of easement pro- visions reserving and conveying the easement, with a description of the rights and purposes, needs to be made on the short plat, h. Lots designated by number within the area of the lot. Tracts shall be similarly designated and each tract shall be clearly identified with the ownership and pur- pose. Lot lines with all property lines di- mensioned and square footage of each lot, i. Lot numbers, j. Addresses for each lot and new street names determined by the Department in accordance with the street grid system regulations of chapter 9-11 RMC, k. Reservations, restrictive covenants, easements and any areas to be dedi- cated to public use with notes stating their purpose, and any limitations, and identifying the grantee. If the grantee is the City, a statement of provisions reserv- ing, granting and/or conveying the area with a description of the rights and pur- poses must be shown, l. Coordinates per City surveying stan- dards for permanent control monuments, m. All interior permanent control monu- ments located per City surveying stan- dards, n. Statement of equipment and proce- dure used per WAC 332-130-100, o. Basis for bearing per WAC 332-130-150(1)(b)(iii), p. Date the existing monuments were visited per WAC 332-103-050(1)(f)(iv), q. Verification that permanent markers are set at corners of the proposed lots, r. Statement of discrepancies, if any, between bearing and distances of record and those measured or calculated, s. Location, dimensions and square footage of any existing structures to re- main within or abutting the plat, 4-8-120D 8 - 57 (Revised 2/04) t. Location of existing conditions (such as wetlands, steep slopes, watercourses) on or adjacent to the site which could hinder development, u. Reference to all agreements or cove- nants required as a condition of approval, v. For binding site plans only: provi- sions requiring site development to be in conformity with the approved binding site plan, w. Certifications by: i. A State of Washington licensed land surveyor that a survey has been made and that monuments and stakes have been set, ii. The King County Department of Health that the proposed septic sys- tem(s) is acceptable to serve the plat if not served by sewer, x. Signature and date line for: i. All property owners (signatures must be notarized with an ink stamp), ii. The King County Assessor, iii. The City of Renton Finance and Information Systems Director with the following text preceding: “There are no delinquent special assess- ments and any special assessments for any dedicated property herein contained have been paid in full”, and iv. The Administrator of the Plan- ning/Building/Public Works Depart- ment. (Ord. 4954, 2-11-2002) Short Plat Map, Preliminary: A fully dimen- sioned plan, drawn at a scale of one inch equals forty feet (1″ = 40′) on an eighteen inch by twenty four inch (18″ x 24″) plan sheet (or other size or scale approved by the Development Services Division Director) and including the following information: a. Name of the proposed short plat (and space for the future City file number); b. Names and addresses of the engi- neer, licensed land surveyor, and all property owners; c. Legal description of the property; d. Date, graphic scale, and north arrow oriented to the top of the paper/plan sheet; e. Vicinity map (a reduced version of the “neighborhood detail map” as defined above); f. A drawing of the subject property with all existing and proposed property lines dimensioned, indicating the required yards (setbacks) with dashed lines; g. Location of the subject site with re- spect to the nearest street intersections (including intersections opposite the sub- ject property), alleys and other rights-of- way, showing how access will be pro- vided to all lots; h. Names, locations, widths and other dimensions of existing and proposed streets, alleys, easements, parks, open spaces and reservations; i. Contours and elevations at minimum five foot (5′) vertical intervals to the extent necessary to predict drainage character- istics of the property. Approximate, esti- mated contour lines shall be extended at least one hundred feet (100′) beyond the boundaries of the proposed short plat; j. Location and dimensions of any exist- ing and proposed structures, existing on- site trees, existing or proposed fencing or retaining walls, freestanding signs, and easements; k. Location of existing conditions on or adjacent to the site which could hinder development; l. Flood hazard information and bound- ary on the subdivision drawing including the nature, location, dimensions, and ele- vations of the subdivided area; and 4-8-120D (Revised 2/04)8 - 58 m. A legend listing the following in- cluded on the first sheet of the short plat plan: i. Short plat, ii. Proposed number of lots, iii. Zoning of the subject site, iv. Proposed square footage in each lot, and v. Percentage of land in streets and open space. (Amd. Ord. 4835, 3-27-2000) Sign Plans: A twenty four inch by thirty six inch (24″ x 36″) plan drawn by a State of Washington licensed architect at a scale of one inch equals twenty feet (1″ = 20′) or one inch equals forty feet (1″ = 40′) (or other size plan sheet or scale approved by the Building Official) clearly indicating the following: a. Footing connections to building, size of supports and materials used in sup- ports and sign itself, b. Elevation showing size and height of any proposed freestanding or projecting signs clearly indicating ground clearance and clearance to overhead power lines, and c. Elevation of building facade for any proposed wall signs showing dimensions of the building as well as existing and pro- posed wall signs. Site Plan: A single fully dimensioned plan sheet drawn at a scale of one inch equals twenty feet (1″ = 20′) (or other scale ap- proved by the Development Services Division Director) clearly indicating the following: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets, d. Widths of all adjacent streets and al- leys, e. The location of all existing public im- provements including, but not limited to, curbs, gutters, sidewalks, median is- lands, street trees, fire hydrants, utility poles, etc., along the full property front- age, f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or re- taining walls, freestanding signs, ease- ments, refuse and recycling areas, freestanding liquid fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped areas, g. The location and dimensions of natu- ral features such as streams, lakes, marshes and wetlands, h. Ordinary high water mark, existing and proposed, if applicable, i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual build- ing and/or use, iii. Total square footage of all build- ings (footprint of each building), iv. Percentage of lot coverage, v. Square footage of all landscap- ing (total, parking lot, and wildlife habitat), vi. Allowable and proposed building height, 4-8-120D 8 - 59 (Revised 2/04) vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis, including: • Number of stalls required, by use; number of stalls provided, by use, • Sizes of stalls and angles, • Location and number of handi- cap stalls, compact, employee and/or guest parking stalls, • Location and size of curb cuts, • Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, • Location of wheel stops, • Loading space, • Stacking space, • Location and dimensions of bicy- cle racks, carpool parking spaces, and other facilities de- signed to accommodate access to the site, • Square footage of interior park- ing lot landscaping. k. Footprint of all proposed buildings showing the location of building en- trances, window openings, and land- scape features (required for Urban Center Design Overlay District review packet only), l. Footprint of all abutting and adjacent buildings showing the location of building entrances, window openings, and land- scape features (required for Urban Cen- ter Design Overlay District review packet only), m. For nonconforming use or structure rebuild approval permits: draw on the scaled plan the exact sizes and locations of existing structures and uses, whether damaged or not; write on the scaled plan the dates these structures/uses were es- tablished; on a separate sheet, identify the subject property, abutting lots and buildings and list adjacent and abutting land uses. (Ord. 5028, 11-24-2003) Site Plan, Commercial, Industrial, Multi- Family: A twenty four inch by thirty six inch (24″ x 36″) plan drawn by a State of Washing- ton licensed architect at a scale of one inch equals twenty feet (1″ = 20′) or one inch equals forty feet (1″ = 40′) (or other size plan sheet or scale approved by the Building Offi- cial) clearly indicating the following: a. Scale and north arrow, b. Legal description, c. Location, identification, and dimen- sions of all buildings, property lines, set- backs, streets, alleys and easements, d. Condition of all public rights-of-way and verification of right to use ease- ments, e. Off-street parking layout and drive- ways, f. Curbs, gutters, sidewalks, paving, storm drainage, meters (domestic and fire), and grease interceptors, g. Grading plan showing proposed and existing contours and site elevations, h. Landscaped areas, irrigation meters, i. Lighting and sign structures (new and existing), j. Location of garbage containers and recycling storage, k. Fire hydrant locations (new and ex- isting) within three hundred feet (300′) of building, l. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, 4-8-120D (Revised 2/04)8 - 60 m. General notes addressing the fol- lowing (may be listed on cover sheet): i. Full name of the project, ii. Name, address, and telephone number of owner and agent(s), iii. Existing zoning of the project site, iv. Area, in square feet, of the project site, v. Reference to the current Uniform Building Code (i.e., UBC and date of current adopted version), vi. Proposed use of each building (if multi-family, the number of dwell- ing units), vii. UBC occupancy group designa- tion, viii. UBC type of construction of all buildings, ix. Allowable and proposed building height and number of stories of new buildings, x. Square footage (by floor and overall total) of each individual build- ing and/of use, xi. Total square footage of all build- ings (footprint of each building), xii. Allowable area calculation, xiii. Occupancy load (maximum ca- pacity) of each building, xiv. Percentage of lot coverage, xv. Square footage of all landscap- ing (total, parking lot, and wildlife habitat), xvi. Seismic zone of the project site (e.g., Zone 3), xvii. Floor, roof, and wind design loads, xviii. Identity of special inspection agency selected by the owner to per- form special inspections, xix. Building setbacks required by Code, xx. Proposed building setbacks, xxi. Parking analysis, including: • Number of stalls required, by use; number of stalls provided, by use, • Sizes of stalls and angles, • Location and number of handi- cap stalls, compact, employee and/or guest parking stalls, • Location and size of curb cuts, • Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, • Location of wheel stops, • Loading space, • Stacking space, and • Square footage of interior park- ing lot landscaping. Site Plan, Shoreline: A single fully dimen- sioned plan sheet drawn at a scale of one inch equals twenty feet (1″ = 20′) (or other scale approved by the Development Services Division Director) clearly indicating the infor- mation requested by the “Site Plan, Land Use” with the following additional information: a. Ordinary high water mark, existing and proposed, b. Name of water body. Site Plan, Sign: A twenty four inch by thirty six inch (24″ x 36″) plan drawn at a scale of one inch equals twenty feet (1″ = 20′) or one inch equals forty feet (1″ = 40′) (or other size plan sheet or scale approved by the Building Official) clearly indicating the following: 4-8-120D 8 - 61 (Revised 6/05) a. Scale and north arrow, b. Location, identification and dimen- sions of all buildings, property lines, ex- isting and proposed signs, streets, alleys and easements, and the setbacks from property lines and easements, c. Location and dimensions of off-street parking layouts and driveways, d. Location and dimensions of the land- scaped areas, e. General notes addressing the follow- ing (may be listed on cover sheet): i. Note if any proposed signage will flash or be animated, ii. Name, address and telephone number of owner and agent(s), iii. Zoning of the project site, iv. Street frontage(s) (in feet) for the site or, for multiple tenants building, indicate frontage of individual tenant space, v. Type (e.g., freestanding, wall, etc.), size and number of all existing signs, vi. Type, size and number of all pro- posed signs, vii. Reference to the current Uni- form Sign Code (USC and year of current adopted version), and viii. Wind design loads. Site Plan, Single Family/Duplex: An eight and one-half inch by eleven inch (8-1/2″ x 11 ″) plan drawn at a scale of one inch to twenty feet (1″ to 20′) or one inch to forty feet (1″ to 40′) (or other size plan sheet or scale approved by the Building Official) clearly indi- cating the following: a. Legal description, b. Explanation of scope of work, c. Existing and proposed construction labeled and differentiated by pattern or line type, d. Dimensions of all property lines and all building setbacks to property lines, e. Dimensions and labels for all streets, alleys, and/or easements, f. Lot size in square feet, g. Location and footprint size in square feet of all existing and proposed struc- tures on property including decks, car- ports, storage sheds, and garages, h. Location and dimensions of ap- proaches, driveways and public side- walks, i. Elevation at property corners and contour lines at two foot (2′) height inter- vals, showing proximity to steep slopes, j. Finished floor elevation for properties located within a flood zone, k. The location, height and length of re- taining walls, rockeries, etc., l. Location and distance in feet of near- est fire hydrant to structure, and m. Location of any pool/spa and set- back dimensions to property lines and the location of the required six foot (6′) fence. Siting Process Report for Use Permits for Secure Community Treatment Facility (SCTF): A narrative report describing the pro- cess used to evaluate alternative sites for the proposed SCTF activity and the basis for the recommendation to locate the facility at the recommended site. A minimum of three alter- native sites shall be addressed. (Ord. 4982, 12-9-2002) Source Statement, Fill Material, Aquifer Protection Area: A source statement provid- ing the following information: a. The source location of imported fill; 4-8-120D (Revised 6/05)8 - 62 b. Previous land uses of the source lo- cation; c. Whether or not earth materials to be removed from the source location are na- tive, undisturbed soil; d. Whether or not the source location appears on government lists of contami- nated sites including those developed pursuant to the State Model Toxics Con- trol Act and the Federal Comprehensive Environmental Response, Compensa- tion, and Liability Act; e. Results of sampling and analysis pursuant to RMC 4-4-060L4g, Fill Mate- rial, Sample and Analysis Procedures; and f. Whether or not imported fill meets fill quality standards described in RMC 4-4-060L4a, Fill Material, Construction, Demolition and Land Clearing Waste Prohibited, and RMC 4-4-060L4b, Fill Material, Cleanliness of Fill Material. (Ord. 4851, 8-7-2000) Special Inspection: A building inspection as required to property lines and the location of the required six foot (6′) fence. Stream and Lake Data: Repealed by Ord. 5137. (Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002) Stream or Lake Mitigation Plan: The mitiga- tion plan must ensure compensation for un- avoidable significant adverse impacts that result from the chosen development alterna- tive or from a violation as identified in the im- pact evaluation. A mitigation plan must include: a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1′′ = 20′) (unless otherwise approved by the Development Services Director): i. The entire parcel of land owned by the applicant, including one hun- dred feet (100′) of the abutting par- cels through which the water body(ies) flow(s); ii. The ordinary high water mark (OHWM) determined in the field by a qualified biologist pursuant to RMC 4-3-050L1b (the OHWM must also be flagged in the field); iii. Stream classification, as re- corded in the City of Renton Water Class Map in RMC 4-3-050Q4 or RMC 4-3-090 or as determined through a supplemental stream or lake study approved by the Adminis- trator; iv. Topography of the site and abut- ting lands in relation to the stream(s) and its/their buffer(s) at contour inter- vals of two feet (2′) where slopes are less than ten percent (10%), and of five feet (5′) where slopes are ten percent (10%) or greater; v. One hundred (100) year flood- plain and floodway boundaries, in- cluding one hundred feet (100′) of the abutting parcels through which the water body(ies) flow(s); vi. Site drainage patterns, using ar- rows to indicate the direction of major drainage flow; vii. Top view and typical cross-sec- tion views of the stream or lake bed, banks, and buffers to scale; viii. The vegetative cover of the en- tire site, including the stream or lake, banks, riparian area, and/or abutting wetland areas, extending one hun- dred feet (100′) upstream and down- stream from the property line. Include position, species, and size of all trees at least ten inches (10′′) av- erage diameter that are within one hundred feet (100′) of the OHWM; ix. The location, width, depth, and length of all existing and proposed structures, roads, stormwater man- agement facilities, wastewater treat- ment and installations in relation to the stream/lake and its/their buffer(s); and 4-8-120D 8 - 63 (Revised 6/05) x. Location of site access, ingress and egress; xi. Indication of where proposed mitigation or remediation measures will take place on the site; xii. Separate indication of areas where revegetation is to take place and areas where vegetation is antici- pated to be removed; and xiii. Any other areas of impact with clear indication of type and extent of impact indicated on site plan. b. Mitigation narrative that includes the following elements: i. Description of existing conditions on the site and associated water re- source (baseline information); ii. Resource(s) and functional val- ues to be restored, created, or en- hanced on the mitigation site(s); iii. Documentation of coordination with appropriate local, regional, spe- cial district, state, and federal regula- tory agencies; iv. Construction schedule; v. Operations and maintenance practices for protection and mainte- nance of the site; vi. Environmental goals, objectives, and performance standards to be achieved by mitigation; vii. Monitoring and evaluation pro- cedures, including minimum monitor- ing standards and timelines (i.e., annual, semi-annual, quarterly); viii. Contingency plan with remedial actions for unsuccessful mitigation; ix. Cost estimates for implementa- tion of mitigation plan for purposes of calculating surety device; x. Discussion of compliance with criteria or conditions allowing for the proposed stream/lake alteration or buffer reduction or buffer averaging, and a discussion of conformity to ap- plicable mitigation plan approval cri- teria; and xi. A review of the best available science supporting the proposed re- quest for a reduced standard and/or the method of impact mitigation; a description of the report author’s ex- perience to date in restoring or creat- ing the type of critical area proposed; and an analysis of the likelihood of success of the compensation project. (Ord. 5137, 4-25-2005) Stream or Lake Study, Standard: A report shall be prepared by a qualified biologist, un- less otherwise determined by the Administra- tor, and include the following information: a. Site Map: Site map(s) indicating, at a scale no smaller than one inch equals twenty feet (1′′ = 20′) (unless otherwise approved by the Development Services Director): i. The entire parcel of land owned by the applicant, including one hun- dred feet (100′) of the abutting par- cels through which the water body(ies) flow(s); ii. The ordinary high water mark (OHWM) determined in the field by a qualified biologist pursuant to RMC 4-3-050L1b (the OHWM must also be flagged in the field); iii. Stream classification, as re- corded in the City of Renton Water Class Map in RMC 4-3-050Q4 or RMC 4-3-090 (if unclassified, see “Supplemental Stream or Lake Study” below); iv. Topography of the site and abut- ting lands in relation to the stream(s) and its/their buffer(s) at contour inter- vals of two feet (2′) where slopes are less than ten percent (10%), and of five feet (5′) where slopes are ten percent (10%) or greater; 4-8-120D (Revised 6/05)8 - 64 v. One hundred (100) year flood- plain and floodway boundaries, in- cluding one hundred feet (100′) of the abutting parcels through which the water body(ies) flow(s); vi. Site drainage patterns, using ar- rows to indicate the direction of major drainage flow; vii. Top view and typical cross-sec- tion views of the stream or lake bed, banks, and buffers to scale; viii. The vegetative cover of the en- tire site, including the stream or lake, banks, riparian area, and/or abutting wetland areas, extending one hun- dred feet (100′) upstream and down- stream from the property line. Include position, species, and size of all trees at least ten inches (10′′) av- erage diameter that are within one hundred feet (100′) of the OHWM; ix. The location, width, depth, and length of all existing and proposed structures, roads, stormwater man- agement facilities, wastewater treat- ment and installations in relation to the stream/lake and its/their buffer(s); and x. Location of site access, ingress and egress. b. Grading Plan: A grading plan pre- pared in accordance with RMC 4-8-120D7, and showing contour inter- vals of two feet (2′) where slopes are less than ten percent (10%), and of five feet (5′) where slopes are ten percent (10%) or greater. c. Stream or Lake Assessment Nar- rative: A narrative report shall be pre- pared to accompany the site plan which describes: i. The stream or lake classification as recorded in the City of Renton Wa- ter Class Map in RMC 4-3-050Q4 or RMC 4-3-090; ii. The vegetative cover of the site, including the stream or lake, banks, riparian area, wetland areas, and flood hazard areas extending one hundred feet (100′) upstream and downstream from the property line; iii. The ecological functions cur- rently provided by the stream/lake and existing riparian area; iv. Observed or reported fish and wildlife that make use of the area in- cluding, but not limited to, salmonids, mammals, and bird nesting, breed- ing, and feeding/foraging areas; and v. Measures to protect trees, as de- fined per RMC 4-11-200, and vegeta- tion. (Ord. 5137, 4-25-2005) Stream or Lake Study, Supplemental: The application shall include the following infor- mation: a. Unclassified Stream Assessment: If the site contains an unclassified stream, a qualified biologist shall provide a pro- posed classification of the stream(s) based on RMC 4-3-050L1 and a rationale for the proposed rating. b. Alterations to Stream/Lake and/or Buffer(s): A supplemental report pre- pared by a qualified biologist shall evalu- ate alternative methods of developing the property using the following criteria for justification: i. Avoid any disturbances to the stream, lake or buffer; ii. Minimize any stream, lake or buffer impacts; iii. Compensate for any stream, lake or buffer impacts; iv. Restore any stream, lake or buffer area impacted or lost tempo- rarily; v. Enhance degraded stream or lake habitat to compensate for lost functions and values. 4-8-120D 8 - 65 (Revised 12/05) c. Impact Evaluation: i. An impact evaluation for any un- avoidable impacts prepared by a qualified biologist, to include: (a) Identification, by character- istics and quantity, of the re- sources (stream, lake) and corresponding functional values found on the site; (b) Evaluation of alternative lo- cations, design modifications, or alternative methods of develop- ment to determine which op- tion(s) reduce(s) the impacts on the identified resource(s) and functional values of the site; (c) Determination of the alter- native that best meets the appli- cable approval criteria and identify significant detrimental impacts that are unavoidable; (d) To the extent that the site resources and functional values are part of a larger natural sys- tem such as a watershed, the evaluation must also consider the cumulative impacts on that system; ii. For a violation, the impact evalu- ation must also include: (a) Description, by characteris- tics and quantity, of the re- source(s) and functional values on the site prior to the violations; and (b) Determination of the impact of the violation on the re- source(s) and functional values. (Ord. 5137, 4-25-2005) Street Lighting Plan: Drawing showing the proposed lighting system, including luminar- ies, junction boxes, electric wiring, and wiring diagrams using the same scale as the utility plans (or as approved by the Development Services Division Plan Review Supervisor) and conforming to the City of Renton Drafting Standards and the City of Renton Street Light Standards. Structural Calculations: An analysis of loads, materials, etc., prepared and stamped by a State of Washington licensed profes- sional engineer. Structural Plans: Twenty four inch by thirty six inch (24″ x 36″) plans prepared and stamped by a State of Washington licensed professional engineer drawn at a scale of one-eighth inch equals one foot (1/8″ = 1′) (or other size or scale approved by the Building Official) clearly indicating the information re- quired by the “Permits” section of the cur- rently adopted Uniform Building Code and chapter 19.27 RCW (State Building Code Act, Statewide amendments), including, but not limited to, the following: a. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors, and anchor bolts, b. Cross-section details, as needed, to show typical foundation, floor, wall, ceil- ing and roof construction; insulation of walls, floors and roof/ceiling, and c. Details of stairs, fireplaces and spe- cial construction, if any. Survey: A sketch showing all distances, an- gles and calculations required to determine corners and distances of the plat shall ac- company this data. The allowable error of clo- sure shall not exceed one foot (1′) in ten thousand feet (10,000′) per City surveying standards. Shall be accompanied by a com- plete survey of the section or sections in which the plat or replat is located, or as much thereof as may be necessary to properly ori- ent the plat within such section or sections. The plat and section survey shall be submit- ted with complete field and computation notes showing the original or re-established corners with descriptions of the same and the actual traverse showing error of closure and method of balancing. 20. Definitions T: Topography Map: A map showing the exist- ing land contours using vertical intervals of 4-8-120D (Revised 12/05)8 - 66 not more than five feet (5′). For any existing buildings the map shall show the finished floor elevations of each floor of the building. Traffic Study: A report prepared by a State of Washington licensed engineer containing the elements and information identified in the City of Renton “Policy Guidelines for Traffic Im- pact Analysis of New Development” in suffi- cient detail to define potential problems related to the proposed development and identify the improvements necessary to ac- commodate the development in a safe and efficient manner. Tree Cutting/Land Clearing (Tree Inven- tory) Plan: A plan, based on finished grade, drawn to scale with the northern property line at the top of the paper clearly showing the fol- lowing: a. All property boundaries and adjacent streets, b. Location of all areas proposed to be cleared, c. Types and sizes of vegetation to be removed, altered or retained. This re- quirement applies only to trees, six inch (6″) caliper, “at chest level” and larger, d. Future building sites and drip lines of any trees which will overhang/overlap a construction line, and e. Location and dimensions of rights-of- way, utility lines, and easements. 21. Definitions U: Urban Center Design Overlay District Re- view Packet: A set of submission materials required for projects in the Urban Center De- sign Overlay District: a. Site plan, land use review; b. Elevations, architectural; c. Floor plans general; d. Narrative outlining how the appli- cant’s proposal addresses the City’s Ur- ban Center Design Overlay Regulations (RMC 4-3-100). (Ord. 4821, 12-20-1999; Amd. Ord. 5028, 11-24-2003) Utilities Construction Plans: Plans pre- pared by a State of Washington licensed civil engineer as stipulated by the document “City of Renton Drafting Standards”. Utilities Plan, Generalized: A plan drawn on twenty two inch by thirty four inch (22″ x 34″) plan sheets using a graphic scale of one inch equals twenty feet (1″ = 20′) (or other scale or size approved by the Development Ser- vices Division Plan Review Supervisor) clearly showing all existing (to remain) and proposed public or private improvements to be dedicated or sold to the public including, but not limited to: curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, refuse areas, freestanding light- ing fixtures, 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′) showing the entire parcel of land owned by the applicant and the wetland bound- ary surveyed 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; 4-8-120D 8 - 67 (Revised 6/05) c. A site plan for the proposed activity at a scale no smaller than one inch equals two hundred feet (1″ = 200′) showing the location, width, depth and length of all ex- isting and proposed structures, roads, stormwater management facilities, sew- age treatment and installations within the wetland and its buffer; d. The exact locations and specifica- tions for all activities associated with site development including the type, extent and method of operations; e. Elevations of the site and adjacent lands within the wetland and its buffer at contour intervals of no greater than five feet (5′) or at a contour interval appropri- ate to the site topography and acceptable to the City; f. Top view and typical cross-section views of the wetland and its buffer to scale; g. The purposes of the project and, if a wetland alteration or a buffer reduction or averaging proposal is being requested, an explanation of how applicable review criteria are met; h. If wetland mitigation is proposed, a mitigation plan which includes baseline information, an identification of direct and indirect impacts of the project to the wet- land area and wetland functions, environ- mental goals and objectives, perfor- mance standards, construction plans, a monitoring program and a contingency plan. i. Alternative Methods of Develop- ment: If wetland changes are proposed, the applicant shall evaluate alternative methods of developing the property using the following criteria in this order: • Avoid any disturbances to the wetland or buffer; • Minimize any wetland or buffer impacts; • Compensate for any wetland or buffer impacts; • Restore any wetlands or buffer impacted or lost temporarily; • Create new wetlands and buffers for those lost; and • In addition to restoring a wetland or creating a wetland, enhance an existing degraded wetland to compensate for lost functions and values. This evaluation shall be submitted to the Department Administrator. Any proposed alteration of wetlands shall be evaluated by the Department Administrator using the above hierarchy. j. Such other information as may be needed by the City, including but not lim- ited to an assessment of wetland func- tional characteristics, including a discussion of the methodology used; a study of hazards if present on site, the ef- fect of any protective measures that might be taken to reduce such hazards; and any other information deemed nec- essary to verify compliance with the pro- visions of this Section. (Ord. 4587, 3-18-1996; Amd. Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005) Wetland Mitigation Plan – Final: A final wet- land mitigation plan shall include: a. Baseline Information: A written as- sessment and accompanying maps of the impacted wetland including, at a min- imum, a wetland delineation by a quali- fied wetland specialist; existing wetland acreage; vegetative, faunal and hydro- logic characteristics; an identification of direct and indirect impacts of the project to the wetland area and wetland func- tions; soil and substrata conditions; topo- graphic elevations and compensation site. If the mitigation site is different from the impacted wetland site, the assess- ment should include at a minimum: exist- ing acreage; vegetative, faunal and hydrologic conditions; relationship within the watershed and to existing water bod- ies; soil and substrata conditions; topo- graphic elevations; existing and proposed adjacent site conditions; buff- ers; and ownership. 4-8-120D (Revised 6/05)8 - 68 b. Environmental Goals and Objec- tives: A written report by a qualified wet- land specialist shall be provided identifying goals and objectives of the mitigation plan and describing: i. The purposes of the compensa- tion measures including a description of site selection criteria; identification of compensation goals; identification of target evaluation species and re- source functions; dates for beginning and completion; and a complete de- scription of the structure and func- tional relationships sought in the new wetland. The goals and objectives shall be related to the functions and values of the original wetland or, if out-of-kind, the type of wetland to be emulated; and ii. A review of the best available sci- ence and report author’s experience to date in restoring or creating the type of wetland proposed shall be provided. An analysis of the likeli- hood of success of the compensation project at duplicating the original wet- land shall be provided based on the experiences of comparable projects, preferably those in the same drain- age basins, if any. An analysis of the likelihood of persistence of the cre- ated or restored wetland shall be pro- vided based on such factors as surface and ground water supply and flow patterns; dynamics of the wet- land ecosystem; sediment or pollut- ant influx and/or erosion, periodic flooding and drought, etc.; presence of invasive flora or fauna; potential human or animal disturbance; and previous comparable projects, if any. c. Performance Standards: Specific criteria shall be provided for evaluating whether or not the goals and objectives of the project are achieved and for begin- ning remedial action or contingency mea- sures. Such criteria may include water quality standards, survival rates of planted vegetation, species abundance and diversity targets, habitat diversity in- dices, or other ecological, geological or hydrological criteria. These criteria will be evaluated and reported pursuant to sub- section (e) of this definition, Monitoring Program. An assessment of the project’s success in achieving the goals and ob- jectives of the mitigation plan should be included along with an evaluation of the need for remedial action or contingency measures. d. Detailed Techniques and Plans: Written specifications and descriptions of compensation techniques shall be pro- vided including the proposed construc- tion sequence, grading and excavation details; erosion and sediment control fea- tures needed for wetland construction and long-term survival; a planting plan specifying plant species, quantities, loca- tions, size, spacing, and density; source of plant materials, propagates, or seeds; water and nutrient requirements for plant- ing; where appropriate, measures to pro- tect plants from predation; specification of substrata stockpiling techniques and planting instructions; descriptions of wa- ter control structures and water level maintenance practices needed to achieve the necessary hydroperiod char- acteristics; etc. These written specifica- tions shall be accompanied by detailed site diagrams, scaled cross-sectional drawings, topographic maps showing slope percentage and final grade eleva- tions, and any other drawings appropri- ate to show construction techniques or anticipated final outcome. The plan shall provide for elevations which are appropri- ate for the desired habitat type(s) and which provide sufficient hydrologic data. The City may request such other informa- tion as needed to determine the ade- quacy of a mitigation plan. e. Monitoring Program: A program outlining the approach for monitoring construction and development of the compensation project and for assessing a completed project shall be provided in the mitigation plan. Monitoring may in- clude, but is not limited to: i. Establishing vegetation plots to track changes in plant species com- position and density over time; ii. Using photo stations to evaluate vegetation community response; 4-8-120D 8 - 69 (Revised 6/05) iii. Sampling surface and subsur- face waters to determine pollutant loading, and changes from the natu- ral variability of background condi- tions (pH, nutrients, heavy metals); iv. Measuring base flow rates and storm water runoff to model and eval- uate hydrologic and water quality predictions; v. Measuring sedimentation rates; vi. Sampling fish and wildlife popu- lations to determine habitat utiliza- tion, species abundance and diversity; and vii. A description shall be included outlining how the monitoring data will be evaluated by agencies that are tracking the progress of the compen- sation project. A monitoring report shall be submitted quarterly for the first year and annually thereafter, and at a minimum, should document milestones, successes, problems, and contingency actions of the com- pensation project. The compensation project shall be monitored for a pe- riod necessary to establish that per- formance standards have been met, but not for a period less than five (5) years. f. Contingency Plan: Identification of potential courses of action, and any cor- rective measures to be taken when mon- itoring or evaluation indicates project performance standards are not being met. g. Permit Conditions: Any compensa- tion project prepared for mitigation pursu- ant to RMC 4-3-050M, 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- tions of each team member involved in preparing the mitigation plan and imple- menting and supervising the project shall be provided, including educational back- ground and areas of expertise, training and experience with comparable projects. (Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005) Wetland Mitigation Plan – Preliminary: A preliminary wetland mitigation plan shall in- clude the following: a. A conceptual site plan demonstrating sufficient area for replacement ratios; b. Proposed planting scheme for cre- ated, restored, and enhanced wetlands; c. Written report consistent with final wetland mitigation plan requirements re- garding baseline information, environ- mental goals and objectives, and performance standards. (Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005) WSEC Trade-Off Form: Manual of Wattsun calculations performed to show compliance with chapter 5 of the current adopted version of the Washington State Residential Energy Code requirements. 9 - i (Revised 10/06) 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. 5221, September 11, 2006. SECTION PAGE NUMBER NUMBER 4-9-010 ANNEXATION PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-9-015 AQUIFER PROTECTION AREA PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1. Operating Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2. Closure Permits Required in Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 3. Reporting of Unauthorized Release of Hazardous Materials . . . . . . . . . . . 1 C.Exemptions – Operating and Closure Permits . . . . . . . . . . . . . . . . . . . . . . . . . 1 1. Pipelines, Roadways, Railroads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2. Cleanups, Monitoring and/or Studies under State or Federal Supervision . 1 3. Use, Storage, and Handling of Specific, Listed Hazardous Materials That Do Not Present a Risk to the Aquifer . . . . . . . . . . . . . . . . . . . . . . . . . 1 a. Hazardous Materials That Do Not Present a Risk to the Aquifer . . . . . . 1 b. Sale of Hazardous Materials in Original, Small Containers . . . . . . . . . . 1 c. Hazardous Materials in De Minimis Amounts . . . . . . . . . . . . . . . . . . . . 2 d. Hazardous Materials Contained in Properly Operating Sealed Units . . 2 e. Residential Use, Storage, and Handling of Hazardous Materials . . . . . 2 f. Fuel Tanks and Fluid Reservoirs Attached to Motor Vehicle . . . . . . . . . 2 g. Fuel Oil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 h. Emergency – Governmental Organization . . . . . . . . . . . . . . . . . . . . . . 2 i. Water Treatment and Water System Use . . . . . . . . . . . . . . . . . . . . . . . 2 j. Fueling of Equipment Not Licensed for Street Use . . . . . . . . . . . . . . . . 2 k. Hazardous Materials in Equipment Fuel Tanks . . . . . . . . . . . . . . . . . . . 2 l. Hazardous Materials in Aerosol Cans . . . . . . . . . . . . . . . . . . . . . . . . . . 2 m. Hazardous Materials at Specified Facilities . . . . . . . . . . . . . . . . . . . . . . 2 n. Janitorial Supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 o. Personal Care Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 D.Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 E.Operating Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 2. Operating Permit Criteria – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . 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 SECTION PAGE NUMBER NUMBER (Revised 10/06)9 - ii 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 SECTION PAGE NUMBER NUMBER 9 - iii (Revised 3/06) 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 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 SECTION PAGE NUMBER NUMBER (Revised 3/06)9 - iv 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 SECTION PAGE NUMBER NUMBER 9 - v (Revised 3/06) 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 . . . . . . . . . . . . . . . . . . . . . . 12.4b A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.4b B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.4b 1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.4b C.Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.4b D.General State Requirements – Adoption by Reference . . . . . . . . . . . . . . . 12.4b 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 SECTION PAGE NUMBER NUMBER (Revised 3/06)9 - vi 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 SECTION PAGE NUMBER NUMBER 9 - vi.1 (Revised 3/06) 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 (Revised 3/06)9 - vi.2 This page left intentionally blank. SECTION PAGE NUMBER NUMBER 9 - vii (Revised 12/05) 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 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 SECTION PAGE NUMBER NUMBER (Revised 12/05)9 - viii 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) . . . . . . . . . . . . . . . . . . . . . 26.1 G.Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 1. Revocation of Special Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 2. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . 26.1 4-9-090 HOME OCCUPATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 A.Definition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 B.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 D.Prohibited Occupations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 SECTION PAGE NUMBER NUMBER 9 - ix (Revised 12/05) E.City Business License Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 F.Application and Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 1. Business License Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1 a. Development Services Division Application . . . . . . . . . . . . . . . . . . . . 26.1 2. Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 3. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 4. Qualification Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 a. Primary Residence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 b. Retail Sales and Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 c. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 d. Employees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 e. Mechanical/Electrical Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 f. Environmental Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 g. Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 h. Outdoor Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 i. Flammable Liquids . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 j. Fire Extinguisher . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 k. City Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 l. Building Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 m. Accessory Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 n. Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 G.Additional Requirements for Customer Visits or Deliveries . . . . . . . . . . . . . . . 28 1. Notification to Neighbors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 2. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 3. Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 4. License Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 5. Limitation of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 6. Limitation of Customer Visits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 7. Limitation of Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 4-9-100 HOBBY KENNEL LICENSE PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 B.Applicability (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 C.Authority and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 D.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 E. Notification and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 1. Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 2. Comment Period and Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 F.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 G. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 H.Period of Validity, Individual Licenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 I.Violation and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 1. Revocation of Business License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 2. License – Waiting Period Following Revocation or Refusal to Renew . . . 29 3. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . 29 J.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 SECTION PAGE NUMBER NUMBER (Revised 12/05)9 - x 4-9-110 MANUFACTURED AND MOBILE HOME PARKS . . . . . . . . . . . . . . . . . . . . . . 29 A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 C.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 1. Building Official . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 2. Development Services Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 3. Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 D.Submittal Requirements and Fees (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . 30 E.Park Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 2. Referrals, Recommendations of Department . . . . . . . . . . . . . . . . . . . . . . . 30 3. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 4. Recommendations to Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 5. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 6. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 7. Construction Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 8. Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 F.Deferrals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 G.Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 2. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 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 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 SECTION PAGE NUMBER NUMBER 9 - xi (Revised 12/05) 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 SECTION PAGE NUMBER NUMBER (Revised 12/05)9 - xii 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 SECTION PAGE NUMBER NUMBER 9 - xiii (Revised 12/05) 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 SECTION PAGE NUMBER NUMBER (Revised 12/05)9 - xiv 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 SECTION PAGE NUMBER NUMBER 9 - xv (Revised 12/05) 5. Review Period – Construction Authorization . . . . . . . . . . . . . . . . . . . . . . . 57 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 Cutting – 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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 2. Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 1. Master Plan Review – Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 a. UC-N1 and UC-N2 Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 b. COR Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 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 SECTION PAGE NUMBER NUMBER (Revised 12/05)9 - xvi b. COR, UC-N1 and UC-N2 Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 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 SECTION PAGE NUMBER NUMBER 9 - xvii (Revised 12/05) 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 (Revised 12/05)9 - xviii 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 SECTION PAGE NUMBER NUMBER 9 - xix (Revised 12/05) 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 4-9-015C 9 - 1 (Revised 3/06) 4-9-010 ANNEXATION PROCEDURES: It is the intention of the City Council that provi- sions of State law governing annexations as set forth in chapter 35A.14 RCW as it presently exists or as it may be amended shall control and that this section shall be supplemental thereto. Upon filing a Notice of Intent to Commence Annexation Proceedings with the City Clerk, as referenced in RMC 4-8-120D, the submitting party shall simul- taneously pay an annexation processing fee in the amount stipulated in RMC 4-1-170A to com- pensate the City for administrative cost and ex- pense in the processing, checking and handling of such annexation request, which fee shall like- wise include the publication and posting expense of any notice pertaining to the annexation. (Ord. 5169, 12-5-05) 4-9-015 AQUIFER PROTECTION AREA PERMITS: A. PURPOSE: The purpose of this Section is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. This Section establishes permit procedures, operating permits, closure permits, and uniform standards for release reporting, emergency response, clo- sure and abandonments. (Amd. Ord. 4992, 12-9-2002) B. APPLICABILITY: 1. Operating Permits Required: No per- son, persons, corporation, or other legal enti- ties shall operate a facility in an aquifer protection area (APA) (see RMC 4-3-050Q1, Maps, Aquifer Protection) without first obtain- ing an operating permit from the Department. Any person who owns more than one facility in a single zone of the APA shall have the op- tion of obtaining one permit for all operations if the operations at each facility are similar and the permit requirements under this Sec- tion are applicable to each facility individually. 2. Closure Permits Required in Zone 1: No owner of a facility in Zone 1 shall close a facility without first obtaining a closure permit to do so from the Department. The owner of a facility shall obtain a closure permit before operations requiring an operating permit cease at the facility or before the facility is sold or otherwise transferred to a new owner. 3. Reporting of Unauthorized Release of Hazardous Materials: All persons shall com- ply with RMC 4-3-050H10 and subsection G of this Section relating to unauthorized re- lease of hazardous materials. (Amd. Ord. 4992, 12-9-2002) C. EXEMPTIONS – OPERATING AND CLOSURE PERMITS: The following land uses and activities do not re- quire operating or closure permits, but may re- quire compliance with other standards and regulations in RMC 4-3-050, Critical Areas Regu- lations. 1. Pipelines, Roadways, Railroads: Pipe- lines including storm and sanitary sewers and product pipelines, interstate freeways, State highways, arterials, local access streets, and railroads. 2. Cleanups, Monitoring and/or Studies under State or Federal Supervision: Clean- ups, monitoring and/or studies undertaken under supervision of the Washington Depart- ment of Ecology or the U.S. Environmental Protection Agency. 3. Use, Storage, and Handling of Spe- cific, Listed Hazardous Materials That Do Not Present a Risk to the Aquifer: a. Hazardous Materials That Do Not Present a Risk to the Aquifer: Use, storage, and handling of specific hazard- ous materials that do not present a risk to the aquifer as determined and listed by the Department are exempt from all reg- ulation under this Section with the excep- tion of the requirement to list these hazardous materials on the hazardous materials inventory statement as pro- vided by RMC 4-8-120D15a, Operating Permit Application, Aquifer Protection Area. b. Sale of Hazardous Materials in Original, Small Containers: Hazardous materials offered for sale in their original containers of five (5) gallons or less. 4-9-015D (Revised 3/06)9 - 2 c. Hazardous Materials in De Minimis Amounts: Hazardous materials use, storage, and handling in de minimis amounts (aggregate quantities totaling twenty (20) gallons or less at the facility). Hazardous material weights shall be con- verted to volumes for purposes of deter- mining whether de minimis amounts are exceeded. Ten (10) pounds shall be con- sidered equal to one gallon. d. Hazardous Materials Contained in Properly Operating Sealed Units: Haz- ardous materials contained in properly operating sealed units (transformers, re- frigeration units, etc.) that are not opened as part of routine use. e. Residential Use, Storage, and Handling of Hazardous Materials: Non- commercial residential use, storage, and handling of hazardous materials provided that no home occupation business (as defined by chapter 4-11 RMC, Defini- tions) that uses, stores, or handles more than twenty (20) gallons of hazardous material is operated on the premises. f. Fuel Tanks and Fluid Reservoirs Attached to Motor Vehicle: Hazardous materials in fuel tanks and fluid reservoirs attached to a private or commercial mo- tor vehicle and used directly in the opera- tion of that vehicle. g. Fuel Oil: Fuel oil used in existing heating systems. h. Emergency – Governmental Orga- nization: Public interest emergency use, storage, and handling of hazardous ma- terials by governmental organizations. i. Water Treatment and Water System Use: Hazardous materials used, stored, and handled by the City of Renton in wa- ter treatment processes and water sys- tem operations. j. Fueling of Equipment Not Li- censed for Street Use: Fueling of equip- ment not licensed for street use provided that such fueling activities are conducted in a containment area that is designed and maintained to prevent hazardous materials from coming into contact with soil, surface water, or groundwater. k. Hazardous Materials in Equipment Fuel Tanks: Hazardous materials in fuel tanks attached to private or commercial equipment and used directly in the oper- ation of that equipment. l. Hazardous Materials in Aerosol Cans. m. Hazardous Materials at Specified Facilities: Hazardous materials at multi- family dwellings, hotels, motels, retire- ment homes, convalescent centers/nurs- ing homes, mobile or manufactured home parks, group homes, and daycare family homes or centers when used by owners and/or operators of such facilities for on-site operation and maintenance purposes. n. Janitorial Supplies: Hazardous materials used for janitorial purposes at the facility where the products are stored. o. Personal Care Products: Hazard- ous materials used for personal care by workers or occupants of the facility at which the products are stored including but not limited to soaps, hair treatment, grooming aids, health aids, and medi- cines. (Amd. Ord. 4992, 12-9-2002) D. ADMINISTRATION: The Department Administrator, or his/her desig- nee, shall have the power and authority to admin- ister and enforce the provisions of this Chapter. (Amd. Ord. 4992, 12-9-2002) E. OPERATING PERMIT: 1. Submittal Requirements and Fees: Submittal requirements shall be as listed in chapter 4-1 RMC, Administration and En- forcement, and RMC 4-8-120, Submittal Re- quirements – Specific to Application Type. There is no fee for an operating permit. (Amd. Ord. 4992, 12-9-2002) 2. Operating Permit Criteria – Zones 1 and 2: a. Criteria – Zones 1 and 2: The De- partment shall not issue an operating 4-9-015E 9 - 2(i)(Revised 3/06) 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 (Revised 3/06)9 - 2(ii) This page left intentionally blank. 4-9-015F 9 - 2a (Revised 6/05) materials is allowed up to the amount al- lowed for a new facility in Zone 1 as pro- vided by RMC 4-3-050C8d(i), Prohibited Activities – Aquifer Protection Areas. 3. Operating Permits – Conditions for Zone 1 and 2: Specific conditions for operat- ing permits issued to facilities in Zones 1 and 2 of an APA are described in RMC 4-3-050H, Aquifer Protection. The following general conditions in subsections E3a, b, c, and d, and E4 through E6 of this Section shall be in- cluded as part of any operating permit issued pursuant to this Section: a. In-House Inspection and Mainte- nance: Procedures for the in-house in- spection and maintenance of contain- ment devices and areas where hazardous materials are stored, handled, treated, used, and produced shall be identified in the operating permit for each facility. Such procedures shall be in writ- ing, and a log shall be kept of all inspec- tion and maintenance activities. Such logs shall be submitted to the Department annually and shall be available for inspec- tion. Inspection and maintenance logs shall be maintained on-site by the owner for a period of at least three (3) years from the date the monitoring was performed. b. Changes to Facility – Responsibil- ity to Report: The permittee shall report to the Department within fifteen (15) days after any changes in a facility including: i. The storage, handling, treatment, use, or processing of new hazardous materials; ii. Changes in monitoring proce- dures; or iii. The replacement or repair of any part of a facility that is related to the hazardous material(s). c. Unauthorized Release – Respon- sibility to Report: The permittee shall report to the Department any unautho- rized release occurrence, within twenty four (24) hours of its detection, in accor- dance with subsection H2a of this Sec- tion. d. Compliance with Inspection Re- port: Within thirty (30) days of receiving an inspection report from the Depart- ment, the operating permit holder shall file with the Department a plan and time schedule to implement any required modifications to the facility or to the mon- itoring plan needed to achieve compli- ance with the intent of this Chapter or the permit conditions. This plan and time schedule shall also implement all of the recommendations of the Department. 4. Effect of Operating Permit: An operat- ing permit, issued by the Reviewing Official, shall be effective for one year. The Reviewing Official shall not issue a permit to operate a facility until he/she determines that the facility complies with the provisions of these regula- tions. If an inspection of the facility reveals noncompliance, then the Responsible Official must verify by a follow-up inspection that all required corrections have been implemented before renewing the permit. The facility owner shall apply to the Department for per- mit renewal at least sixty (60) days prior to the expiration of the permit. 5. Operating Permit Renewal: All aquifer protection area operating permits must be re- newed by the Department on an annual basis. 6. Transferability: Operating permits may be transferred to a new facility owner if the new facility owner does not change any con- ditions of the permit, the transfer is registered with the Department within thirty (30) days of the change in ownership, and any necessary modifications are made to the information in the initial permit application due to the change in ownership. F. CLOSURE PERMIT: 1. Submittal Requirements and Fees: Submittal requirements shall be as listed in chapter 4-1 RMC, Administration and En- forcement, and RMC 4-8-120, Submittal Re- quirements – Specific to Application Type. There is no fee for a closure permit. 4-9-015G (Revised 6/05)9 - 2b 2. Closure Permits and Permit Condi- tions – Zone 1: a. Closure Permit Application Re- quired for Facilities: A closure permit application shall include: i. A list of hazardous materials to be removed from premises, the method of removal, and the final destination (include product names and quanti- ties); ii. A list of potentially contaminated equipment and/or containment de- vices to be removed from premises and a description of the method of disposal or recycling; iii. A plan prepared by a profes- sional engineer or geologist licensed in the State of Washington to investi- gate the facility to determine whether it is free of contamination exceeding Model Toxics Control Act (MTCA) standards (chapter 173-340 WAC), to report findings to the Water Utility, and to describe remediation needed, if any, according to said standards and RMC 4-9-015G; iv. A written agreement between the owner, the property owner, and the purchaser or other recipient, in lieu of subsections F2a(i) and (ii) of this Section, stating that the owner will not remove hazardous materials and containment devices from the fa- cility because all agree that the mate- rials and devices are needed to continue to operate the facility; v. A schedule for implementation of subsections F2a(i) and (ii) of this Section and the investigation de- scribed in subsection F2a(iii). b. No Detectable Unauthorized Re- leases: The owner of a facility being closed shall demonstrate to the satisfac- tion of the Department that no detectable unauthorized release has occurred or that unauthorized releases have been cleaned up. Cleanup shall be considered to be complete when, according to the best available scientific evidence, the risk of causing the city water supply to fail to meet Washington State drinking water quality standards has been removed and the cleanup meets the Model Toxics Con- trol Act Cleanup Regulation (chapter 173-340 WAC). This demonstration can be based on the ongoing leak detection monitoring, groundwater monitoring, or soils sampling performed during or im- mediately after closure activities. c. Determination of Unauthorized Release: If an unauthorized release is determined to have occurred, the facility owner shall comply with subsection G of this Section, Unauthorized Releases. d. Completion of Facility Closure: Facility closure will be accepted as com- plete by the Department upon implemen- tation of the closure permit conditions and compliance with all other provisions of the Section. e. Time to Complete Closure: Facility closure must be completed according to a timetable and permit conditions deter- mined by the Department and shall, in all cases, be completed within one year of the date when a closure permit is re- quired. (Amd. Ord. 4992, 12-9-2002) G. UNAUTHORIZED RELEASES: 1. Unauthorized Release Prohibited, Re- porting Required: Hazardous materials shall not be spilled, leaked, emitted, dis- charged, disposed, or allowed to escape or leach into the air, into groundwater, surface water, surface soils or subsurface soils. Ex- ception: Intentional withdrawals of hazardous materials for the purpose of legitimate sale, use, or disposal and discharges permitted under Federal, State, or local law. All unau- thorized releases as defined in RMC 4-11-210, Definitions U, shall be reported to the Department within twenty four (24) hours of discovery that the release has occurred. Unauthorized releases shall be reported by the person or persons responsible for the re- lease and/or the owner of the property on which the release has occurred. 4-9-030I 9 - 3 (Revised 3/06) 7. Noise, Glare: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, out- door recreational areas and refuse storage areas. (Ord. 3599, 1-11-1982) 8. Landscaping: Landscaping shall be pro- vided in all areas not occupied by buildings or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. (Ord. 3599, 1-11-1982) 9. Accessory Uses: Accessory uses to conditional uses such as day schools, audito- riums used for social and sport activities, health centers, convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. 10. Conversion: No existing building or structure shall be converted to a conditional use unless such building or structure com- plies, or is brought into compliance, with the provisions of this Chapter. 11. Public Improvements: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities and services. Approval of a conditional use permit may be conditioned upon the provision and/ or guarantee by the applicant of necessary public improvements, facilities, utilities and/or services. (Ord. 3599, 1-11-1982) H. ADDITIONAL DECISION CRITERIA FOR KENNELS: The Hearing Examiner, in reviewing kennels, may require additional setbacks, fencing, screening, or soundproofing requirements as he deems nec- essary to insure the compatibility of the kennel with the surrounding neighborhood. (Ord. 3927, 7-15-1985) 1. Decision Criteria: Factors to be consid- ered in determining such compatibility are: a.Statements regarding approval/dis- approval of surrounding neighbors rela- tive to maintenance of a kennel at the address applied for. b.Past history of animal control com- plaints relating to the dogs and cats of the applicant at the address for which the kennel is applied for. c.Facility specifications/dimensions in which the dogs and cats are to be maintained. d.Characteristics of animals to be kept: size, type. e. The zoning classification of the premises on which the kennel is main- tained. f. Compliance with the requirements of RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 2. Waiting Period Following Revocation or Refusal to Renew: For a period of one year after the date of revocation or refusal to renew, conditional use permits shall not be is- sued for kennels to applicants who have pre- viously had such permits revoked or renewal refused. In addition, the applicant must meet the requirements of this Section or any provi- sions of the animal control authority. (Ord. 3927, 7-15-1985) I. ADDITIONAL DECISION CRITERIA FOR SECURE COMMUNITY TRANSITION FACILITIES: The reviewing official shall consider the following criteria in determining whether to issue a condi- tional use permit for secure community transition facilities. 1. Alternative locations were reviewed and consideration given to sites that are farthest removed from any risk potential activity. PC recommends amending to address DSHS comments that the original language creates a more restrictive standard. 2. There is no resulting concentration of residential facility beds operated by the De- partment of Corrections or the Mental Health Division of the Department of Social and Health Services, the number of registered sex offenders classified as Level II or Level III and the number of sex offenders registered as homeless in a particular neighborhood, community, jurisdiction or region. 4-9-030J (Revised 3/06)9 - 4 3. Adequate buffering is provided from abutting and adjacent uses. 4. Adequate security is demonstrated by the applicant. 5. Public input is provided during the siting process. (Ord. 4982, 12-9-2002) J. SPECIAL DECISION CRITERIA FOR WIRELESS COMMUNICATION FACILITIES IN LIEU OF STANDARD CRITERIA: The governing authority shall consider the follow- ing factors in determining whether to issue a con- ditional use permit, although the governing authority may waive or reduce the burden on the applicant of one or more of these criteria if the governing authority, concludes that the goals of RMC 4-4-140, Wireless Communication Facili- ties, are better served thereby. (Ord. 4689, 11-24-1997) 1. Height of the proposed tower. 2. Proximity of the tower to residential struc- tures and residential district boundaries. 3. Nature of uses on adjacent and nearby properties. 4. Surrounding topography. 5. Surrounding tree coverage and foliage. 6. Design of the tower, with particular refer- ence to design characteristics that have the effect of reducing or eliminating visual obtru- siveness. 7. Proposed ingress and egress. 8. Potential noise, light and glare impacts. 9. Availability of suitable existing towers and other structures. 10. Compatibility with the general purpose, goals, objectives and standards of the Com- prehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City. (Ord. 4689, 11-24-1997) K. SPECIAL DECISION CRITERIA FOR STAND ALONE RESIDENTIAL USES IN THE NE 4TH, SUNSET, OR PUGET BUSINESS DISTRICTS: 1. Stand alone residential use may not be located within one hundred fifty feet (150′) of an adjacent or abutting arterial street. This in- cludes Sunset Boulevard, Duvall Avenue, An- acortes Avenue, or Union Avenue in the Sunset Business District; NE 4th Street, Union Avenue, or Duvall Avenue in the NE 4th Street Business District; and Puget Drive or South Benson Road in the Puget Drive Business District, as shown on the Business District Maps in RMC 4-3-040. 2. A mix of commercial, service, and resi- dential uses exist within a one hundred fifty foot (150′) radius of the proposed residential use. 3. Commercial use of the property is not feasible for reasons including, but not limited to: lack of commercial frontage, lack of ac- cess, critical areas and/or critical area buff- ers, or property configuration. 4. Residential use will augment the primary purpose of the commercial arterial zone by adding a pedestrian oriented land use that provides a physical connection between resi- dential and commercial uses. 5. The use provides a transition between commercial and lower density R-10 and R-8 zoned areas and provides a visual, pedes- trian, and vehicular connection from the resi- dential zoned areas to the Commercial Arterial zoned areas. 6. Development standards from RMC 4-3-040F are met unless the applicant opts for a planned urban development, subject to RMC 4-9-150. Pedestrian connection stan- dards from this section must be met without modification. (Ord. 5191, 12-12-2005) L. DECISION AND CONDITIONS: The governing authority may grant, with or with- out conditions, or deny the requested conditional use permit. The Zoning Administrator or Hearing Examiner shall have authority to grant the condi- tional use permit upon making a determination, in writing, that the use is consistent with subsection 4-9-040D 9 - 4.1 (Revised 3/06) G of this Section, Decision Criteria. The Zoning Administrator or Hearing Examiner may limit the term and duration of the conditional use permit. Conditions imposed by the Zoning Administrator or Hearing Examiner shall reasonably assure that nuisance or hazard to life or property will not de- velop. (Ord. 4404, 6-7-1993; Ord. 4584, 2-12-1996; Ord. 5191, 12-12-2005) M. CONDITIONAL USE PERMIT TO BE COMBINED WITH SITE PLAN REVIEW: Where a use or development requires review un- der RMC 4-9-200, Site Plan Review, the site plan review and administrative conditional use permit shall be combined. (Ord. 4404, 6-7-1993; Ord. 5191, 12-12-2005) N. FINALIZATION: (Reserved) (Ord. 5191, 12-12-2005) O. EXPIRATION AND EXTENSION: See RMC 4-8-100H and I. (Ord. 5191, 12-12-2005) P. MODIFICATIONS TO APPROVED PLAN: (Reserved) (Ord. 5191, 12-12-2005) 4-9-040 CONDOMINIUM CONVERSIONS: A. PURPOSE: (Reserved) B. AUTHORITY: The Building Official is charged with the adminis- tration and enforcement of this Section and is au- thorized and directed to adopt, promulgate, amend and rescind administrative rules consis- tent with the provisions of this Section and neces- sary to carry out the duties of the Building Official hereunder. (Ord. 3366, 10-15-1979, eff. 10-24-1979) C. APPLICABILITY TO CONVERSION OF RENTAL UNITS TO CONDOMINIUMS AND COOPERATIVES: This Section shall apply only to the conversion and sale of rental units that have not yet been converted to condominium or cooperative units, and to those units in converted buildings that are not subject to a binding purchase commitment or have not been sold on the effective date of this Section (10-24-1979) 1. Exemptions: This Section shall not ap- ply to condominium or cooperative units that are vacant on October 24, 1979, and which have been offered for sale prior to that date; provided, that any tenant who takes posses- sion of the unit after October 24, 1979, shall be provided the disclosures required by sub- section E of this Section and shall be entitled to the benefits of that Section if the required disclosures are not given. D. APPLICABILITY TO TENANTS OCCUPYING RENTAL UNITS: This Section shall apply only to those tenants and subtenants who occupy rental units in converted buildings at the time the notices, offers and disclo- sures provided by this Section are required to be delivered. This Section shall not apply to tenants who take possession of a unit vacated by a tenant who has received the notices and other benefits provided by this Section; provided, that develop- ers shall disclose in writing to all tenants who take possession after service of the notice required by subsection E of this Section, that the unit has been sold or will be offered for sale as a condo- minium or cooperative. This disclosure shall be made prior to the execution of any written rental agreement or prior to the tenant’s taking posses- sion, whichever occurs earlier. A developer’s fail- (Revised 3/06)9 - 4.2 This page left intentionally blank. 4-9-040F 9 - 7 (Revised 10/06) building during the six (6) months immediately preceding the offer for sale; (3) an itemization of the repairs and improvements to be com- pleted before close of sale; (4) a statement of the services and expenses which are being paid for by the developer but which will in the future be terminated, or transferred to the pur- chaser, or transferred to the owners’ associa- tion; (5) an accurate estimate of the useful life of the building’s major components and me- chanical systems (foundation, exterior walls, exterior wall coverings other than paint or sim- ilar protective coating, exterior stairs, floors and floor supports, carpeting in common ar- eas, roof cover, chimneys, plumbing system, heating system, water heating appliances, mechanical ventilation system, and elevator equipment) and an estimate of the cost of re- pairing any component whose useful life will terminate in less than five (5) years from the date of this disclosure. For each system and component whose expected life cannot be ac- curately estimated, the developer shall pro- vide a detailed description of its present condition and an explanation of why no esti- mate is possible. In addition, the developer shall provide an itemized statement in budget form of the monthly costs of owning the unit that the purchaser intends to buy. The item- ization shall include but shall not be limited to: (a) payments on purchase load; (b) taxes; (c) insurance; (d) utilities (which shall be listed in- dividually); (e) homeowner’s assessments; (f) the projected monthly assessment needed for replacing building components and systems whose life expectancy is less than five (5) years; and (g) a statement of the budget as- sumptions concerning occupancy and infla- tion factors. 4. Warranty of Repairs – Set Aside for Repairs: Each developer shall warrant for one year from the date of completion all im- provements and repairs disclosed pursuant to subsection E3 of this Section. 5. Unlawful Representations: It shall be unlawful for any developer, agent or person to make or cause to be made in any disclosure or other document required by this Section any statement or representation that is know- ingly false or misleading. It shall also be un- lawful for any developer, agent or other person to make, or cause to be made, to any prospective purchaser, including a tenant, any oral representation which differs from the statements made in the disclosures and other documents required to be provided tenants and purchasers by this Section. 6. Purchaser’s Right to Rescind: Any purchaser who does not receive the notices, disclosures and documents required by this Section may, at any time prior to closing of the sale, rescind, in writing, any binding purchase agreement without any liability on the pur- chaser’s part and the purchaser shall there- upon be entitled to the return of any deposits made on account of this agreement. 7. Delivery of Notice and Other Docu- ments: Unless otherwise provided, all no- tices, contracts, disclosures, documents and other writings required by this Section shall be delivered by registered or certified mail, return receipt requested. The refusal of regis- tered or certified mail by the addressee shall be considered adequate delivery. All docu- ments shall be delivered to tenants at the ad- dress specified on the lease or rental agreement between the tenant and the devel- oper or landlord. If there is no written lease or rental agreement then documents shall be delivered to the tenants’ address at the con- verted building or the last known address of the tenant, if other than the address at the converted building. In any sublet unit all doc- uments shall be delivered to the tenant at his current address, if known, and to the sub- tenant in possession. If the tenant’s current address is unknown, then two (2) copies of all documents shall be delivered to the sub- tenant, one addressed to the tenant and the other addressed to the subtenant. Delivery of the one hundred twenty (120) day notice of intention to sell required by subsection E2 of this Section, the developer’s offer to sell, and all disclosure documents shall be delivered to the tenants in a converted building at a meet- ing between the developer and the tenants. The meeting shall be arranged by the devel- oper at a time and place convenient to the tenants. At the meeting the developer shall discuss with the tenants the effect that the conversion will have upon the tenants. Should any tenant refuse to acknowledge ac- ceptance of the notice, offer and disclosures, the developer shall deliver the documents in the manner prescribed in this subsection. 8. Acceptance of Offers: Acceptance by tenants or other beneficiaries of offers pro- 4-9-040G (Revised 10/06)9 - 8 vided pursuant to this Section shall be in writ- ing and delivered to the developer by registered or certified mail, return receipt re- quested, postmarked on or before the expira- tion date of the offer. G. COMPLAINTS: Any person subjected to any unlawful practice as set forth in this Section may file a complaint in writing with the Building Official. The Building Of- ficial is hereby authorized and directed to receive complaints and conduct such investigations as are deemed necessary. Whenever it is deter- mined that there has been a violation of this Sec- tion, the Building Official is authorized to send written notice of said violation to the person re- sponsible for the violation. If, within ten (10) days of said notice, the responsible person makes writ- ten request for reconciliation, the applicable de- partment director is authorized to attempt to conciliate the matter by conference or otherwise and secure a written conciliation agreement. H. COUNCIL WAIVER OF REQUIREMENTS: The City Council is authorized to waive strict com- pliance with this Section in specific individual in- stances where the developer can show with clear, cogent and convincing evidence that: (1) the fi- nancial burden required to comply would greatly outweigh the benefits and would create an unrea- sonable hardship upon the developer; or (2) the units have been offered for sale as condominium units prior to the effective date of this Section (10-24-1979) and the developer has incurred sig- nificant financial obligations with the intention of meeting such obligations with the proceeds of the sale of such units, and the provisions of this Sec- tion will prevent meeting such obligation. (Ord. 3366, 10-15-1979) I. VIOLATIONS OF THIS CHAPTER AND PENALTIES: Unless otherwise specified, violations of this Sec- tion are misdemeanors subject to RMC 1-3-1. (Ord. 4351, 5-4-1992; Ord. 5159, 10-17-2005) 4-9-050 DANGEROUS BUILDINGS – ABATEMENT OF: A. ADOPTION BY REFERENCE: The “1997 Uniform Code for the Abatement of Dangerous Buildings” published by the Interna- tional Conference of Building Officials, of which one copy has heretofore been filed and is now on file in the office of the City Clerk and made avail- able for examination by the public, is hereby adopted by reference. (Ord. 5221, 9-11-2006; Ord. 4546, 7-24-1995) B. PURPOSE: It is the purpose of the provisions of this Section to provide a just, equitable and practicable method, to be cumulative with and in addition to any other remedy provided by any code or ordi- nance of the City, whereby buildings and/or struc- tures which from any cause endanger the life, limb, health, morals, property, safety or welfare of the general public or their occupants, may be re- quired to be repaired, vacated or demolished. C. APPLICABILITY: The provisions of this Section shall apply to all dangerous buildings as herein defined, which are now in existence, or which may hereafter be con- structed in the City. D. APPEALS: 1. Authority and Process: The Board of Appeals, under Chapter 5 of the “1997 Uni- form Code for the Abatement of Dangerous Buildings,” shall be the Hearing Examiner. Appeals may be filed pursuant to RMC 4-8-110, Appeals. (Ord. 5221, 9-11-2006) 2. Public Hearing Attendance: The Hear- ing Examiner shall hold a hearing at the time and place specified in the complaint of the Building Official, in which all parties in interest shall be given the right to file an answer to the complaint, to appear in person or otherwise, and to give testimony. 3. Examiner Findings and Decision: If af- ter such hearing the Hearing Examiner shall determine that such structure is, in fact, a dangerous building as herein defined, the Ex- aminer shall reduce such findings of fact to 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 any such “dangerous building” in the manner provided herein for the service of the com- plaint an order which shall require the owner or party in interest, within the time specified in such order, to repair, alter or improve such dwelling, building or structure and to render it fit for human habitation or other use, or to va- cate and close the dwelling, building or struc- 4-9-060C 9 - 9 (Revised 3/06) ture, if such course of action is deemed proper, or specified, to remove or demolish such dwelling, building or structure. 4. Recording of Order: If no appeal is filed from such order in the manner herein pro- vided for, then a copy of such order shall be filed with the Auditor of King County. E. VIOLATIONS OF THIS CHAPTER AND PENALTIES: Unless otherwise specified, violations of this Sec- tion are misdemeanors subject to RMC 1-3-1. (Ord. 4546, 7-24-1995; Ord. 5159, 10-17-2005) 4-9-060 DEFERRAL OF IMPROVEMENT INSTALLATION PROCEDURES: A. PURPOSE: (Reserved) B. TEMPORARY (NINETY (90) DAY) OCCUPANCY PERMITS IN ADVANCE OF IMPROVEMENT INSTALLATION – BUILDING OFFICIAL DEFERRAL OF OFF- AND ON-SITE IMPROVEMENTS FOR OTHER THAN PLATS: 1. Applicability: A temporary occupancy permit may be granted by the Building Offi- cial, when the required improvements have not been deferred or installed and in the opin- ion of the Building Official are not necessary for life, safety or health, or structural integrity of the buildings on the site, and the improve- ments are to be installed and completed within ninety (90) days from the date of issu- ance of temporary occupancy permit. (Ord. 4348, 5-4-1992) 2. Decision Criteria: (Reserved) 3. Security Required: In all such cases, a certified or cashier’s check, letter of credit, set aside letter, or other acceptable security must be posted to the extent of one hundred fifty percent (150%) of the estimated cost of the improvements not installed and accepted. The amount of said security shall be provided by an estimate of the applicant together with supporting data from a reputable contractor or subcontractor and based upon full engineer- ing plans. Such estimates shall be approved by the Building Official of the City; however, should the amount of the estimate be unac- ceptable to the City, the applicant shall be re- quired to provide further estimates acceptable to the City. No temporary occupancy permit shall be granted until the security amount has been established following acceptable esti- mates. 4. Expiration: Said temporary occupancy permit shall be good for a period of not more than ninety (90) days. After improvements have been installed and approved by the City the security herein shall be released and the applicant may make application for a perma- nent occupancy permit. 5. Extension of Temporary Occupancy Permit Up to One Hundred Eighty (180) Days: Should extenuating circumstances or circumstances beyond the control of the ap- plicant prevent the installation of such on-site or off-site improvements, the Building Official may extend the temporary occupancy permit to a total maximum of one hundred eighty (180) days. (Ord. 4348, 5-4-1992) C. PLANNING/BUILDING/PUBLIC WORKS ADMINISTRATOR’S DEFERRAL OF PLAT IMPROVEMENTS OR DEFERRAL OF OTHER ON- AND OFF- SITE IMPROVEMENTS BEYOND TEMPORARY OCCUPANCY PERMIT: 1. Applicability: If a developer wishes to defer certain improvements listed in this Title until after obtaining a certificate of occupancy for any structures, or in the case of plats, final plat approval, the written application shall be made to the Planning/Building/Public Works Administrator or his/her designee stating the reasons why such delay is necessary. (Ord. 4521, 6-5-1995) 2. Decision Criteria: (Reserved) 3. Security Required: Upon approval by the Planning/Building/Public Works Adminis- trator or his/her designee for such deferment, for good cause shown by the applicant, the applicant shall thereupon furnish security to the City in an amount equal to one hundred fifty percent (150%) of the estimated cost of the installation and required improvements. The decision of the Administrator as to the 4-9-060C (Revised 3/06)9 - 10 amount of such security shall be conclusive. (Ord. 4521, 6-5-1995) 4. Plans for Improvements Required: Should the Planning/Building/Public Works Administrator or his/her designee grant the deferral of part or all of the necessary on-site improvements, then full and complete engi- neering drawings of the on-site improve- ments shall be submitted as a condition precedent to the granting of any deferral. (Ord. 3988, 4-28-1986) 5. Waiver of Requirement for Plans: Board may waive requirement of construction plans for short plat improvement deferrals. 6. Expiration: Such security shall list the exact work that shall be performed by the ap- plicant and shall specify that all of the de- ferred improvements shall be completed within the time specified by the Planning/ Building/Public Works Administrator or his/ her designee, and if no time is so specified, then not later than one year. For plats, if no time is established, then not later than one year after approval of the final plat by the City Council or one year after recording of a short subdivision. The security shall be held by the Finance Department. (Ord. 4521, 6-5-1995) 7. Extension of Time Limit: The Planning/ Building/Public Works Administrator or his/ her designee (Administrator) shall annually review the deferred improvements and the amount of the security. Should the Adminis- trator determine that any improvement need not be installed immediately, then the Admin- istrator may extend the deferral for an addi- tional period of time up to an additional year. Any improvement deferred for five (5) years shall be required to be installed or shall be waived by the Administrator pursuant to RMC 4-9-250C, Waiver Procedures, unless the Ad- ministrator determines that it is more likely than not that the improvements would be in- stalled within an additional five (5) year period of time, in which case the Administrator may continue to defer the improvements year to year subject to the other conditions contained in this Section. Should any improvement be initiated before the lapse of a deferral, and the work is diligently pursued, then the Ad- ministrator may extend the deferral period for a term equivalent to the time necessary to complete construction, but subject, however, to continuation of the security. At the same time as the granting of any additional deferral, the security for such deferral shall be re- viewed and increased or decreased as the Administrator shall deem necessary, but shall remain in an amount equal to a minimum of one hundred fifty percent (150%) of the esti- mated cost of the installation of the deferred improvement. (Ord. 3988, 4-28-1986) 8. Acceptable Security: Security accept- able under this Section may be cash, letter of credit, set aside letter; provided, that the funds cannot be withdrawn, spent, or commit- ted to any third party, or savings account as- signed to the City and blocked as to withdrawal by the secured party without the City’s approval. Only if these security devices are unavailable to the applicant, or the appli- cant can show hardship, will the City accept a performance bond. Any security device must be payable to the City upon demand by the City and not conditioned upon approval or other process involving the applicant. Secu- rity must be unequivocally committed to the project being secured, and cannot be avail- able for any other purpose. Any security that, according to its terms, lapses upon a date certain, will cause the deferral to lapse on that same date unless additional adequate substi- tute security has been posted prior to the ter- mination date of the prior security. Each security document posted with the City must be approved by the City Attorney, whose de- cision as to the acceptability of the security shall be conclusive. (Ord. 4521, 6-5-1995) 9. Fee in Lieu of Required Street Im- provements: a. General. The provisions of this Sec- tion establish under what circumstances the requirements of this Chapter may be satisfied with payment of a fee in lieu of required street improvements. b. Authority To Grant and Duration. i. Application: If the proposed de- velopment of the subject property re- quires approval through a short plat approval described in the subdivision ordinance, a request for payment of a fee in lieu of street improvements will be considered as part of this process under the provisions of this Section. 4-9-060C 9 - 11 (Revised 3/06) ii. Duration: If granted under a short plat review process, the autho- rization to pay a fee in lieu of street improvements is binding on the City for all development permits issued for that short plat approval under the building code within five (5) years of the granting of the request for pay- ment of a fee in lieu of street im- provements. c. Standards: The City will not accept the applicant’s proposed payment of a fee in lieu of street improvements if the Planning/Building/Public Works Adminis- trator or his/her designee determines that it is in the City’s interest that the street im- provements be installed abutting the sub- ject property, taking into account such factors as the pedestrian safety impacts that result from the development. The City may accept payment of a fee in lieu instead of requiring installation of street improvements in the following circum- stances: i. There are no similar improve- ments in the vicinity and there is no likelihood that the improvements will be needed or required in the next five (5) years; or ii. Installation of the required im- provement would require substantial off-site roadway modifications; or iii. The Planning/Building/Public Works Administrator or his/her desig- nee determines that installation of the required improvement would re- sult in a safety hazard; or iv. Other unusual circumstances preclude the construction of the im- provements as required. d. Amount of Payment of Fee in Lieu of Street Improvements. In each in- stance where the City approves a pro- posed fee-in-lieu under the provisions of this Section, the amount of the fee-in-lieu shall be one hundred percent (100%) of the then-estimated cost of constructing the street improvements that would oth- erwise be required under this Chapter, based on information compiled and kept current by the Planning/Building/Public Works Department on the cost of street improvement construction. e. Use of Funds. In each instance where the City accepts payment of a fee in lieu of installing a street improvement under the provisions of this Section, the City shall deposit those funds into a re- serve account and expend the funds col- lected within five (5) years of the date collected to fund other pedestrian safety improvements in the City. f. No Further Obligation from the Property. In each instance where the City accepts payment of a fee in lieu of in- stalling street improvements, the subject property will not be subject to participa- tion in future street improvement costs (along the property frontage) unless re- development occurs that will generate more traffic trips than what was occurring at the property at the time of the payment of the fee in lieu of installation of street improvements. (Ord. 5170, 12-5-2005) 10. (Repealed by Ord. 5170) (Ord. 4521, 6-5-1995) 11. Security Requirement Binding: The requirement of the posting of any security therefor shall be binding on the applicant and the applicant’s heirs, successors and as- signs. (Ord. 3988, 4-28-1986) 12. Record of Deferral: The Planning/ Building/Public Works Administrator or his/ her designee shall note for the Department’s record the following information: the improve- ments deferred, amount of security or check deposited, time limit of security or check, name of bonding company, and any other per- tinent information. (Ord. 4521, 6-5-1995) 13. Transfer of Responsibility: Whenever security has been accepted by the Planning/ Building/Public Works Administrator or his/ her designee, then no release of the owner or developer upon that security shall be granted unless a new party will be obligated to per- form the work as agreed in writing to be re- sponsible under the security, and has provided security. In the instance where se- curity would be provided by a condominium owners’ association or property owners’ as- 4-9-065A (Revised 3/06)9 - 12 sociation, then it shall be necessary for the owners’ association to have voted to assume the obligation before the City may accept the security, and a copy of the minutes of the owners’ association duly certified shall be filed along with the security. 14. Administrative Approval Required Prior to Transfer of Responsibility: The City shall not be required to permit a substitu- tion of one party for another on any security if the Planning/Building/Public Works Adminis- trator or his/her designee, after full review, feels that the new owner does not provide sufficient security to the City that the improve- ments will be installed when required. 15. Proceeding Against Security: The City reserves the right, in addition to all other remedies available to it by law, to proceed against such security or other payment in lieu thereof. In case of any suit or action to en- force any provisions of this code, the devel- oper shall pay the City all costs incidental to such litigation including reasonable attor- ney’s fees. The applicant shall enter into an agreement with the City requiring payment of such attorney’s fees. (Ord. 4521, 6-5-1995; Ord. 5156, 9-26-2005) 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 R-14, RM-U, COR 1, and COR 2 Zones. (Amd. Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005) C. REVIEW PROCESS: 1. Concurrent Review: Density bonus re- view shall occur concurrently with any other required land use permit that establishes the permitted density and use of a site, including subdivisions, site plan review, and conditional use permits. When the development proposal does not otherwise require a subdivision, site plan review, or conditional use permit to es- tablish the permitted density of a site, but in- cludes a density bonus request, the development proposal shall be reviewed un- der administrative site plan review require- ments. 2. Reviewing Official: The Reviewing Offi- cial for the required land use permit as de- scribed in subsection C1 of this Section, Concurrent Review, shall also determine compliance with the density bonus process. 3. Submittal Requirements and Fees: An applicant shall submit applications and fees in accordance with the requirements for the primary development application per chap- ters 4-1 and 4-8 RMC. (Amd. Ord. 4985, 10-14-2002; Ord. 5137, 4-25-2005) 4-9-065D 9 - 12.1 (Revised 6/05) D. B O N U S A L L O W A N C E S A N D R E V I E W C R I T E R I A : Th e f o l l o w i n g t a b l e l i s t s t h e c o n d i t i o n s u n d e r w h i c h a d d i t i o n a l d e n s i t y o r a l t e r n a t i v e b u l k s t a n d a r d s m a y b e a c h i e v e d : R- 1 4 Z O N E RM - U Z O N E CO R 1 CO R 2 De n s i t y a n d Un i t S i z e Bo n u s – Pu r p o s e : Th e b o n u s p r o v i s i o n s a r e i n t e n d e d t o a l l o w g r e a t e r fl e x i b i l i t y i n t h e i m p l e m e n t a t i o n o f t h e p u r p o s e o f th e R - 1 4 d e s i g n a t i o n . B o n u s c r i t e r i a e n c o u r a g e pr o v i s i o n o f a g g r e g a t e d o p e n s p a c e a n d r e a r ac c e s s p a r k i n g i n a n e f f o r t t o s t i m u l a t e p r o v i s i o n o f hi g h e r a m e n i t y n e i g h b o r h o o d s a n d p r o j e c t d e s i g n s wh i c h a d d r e s s m e t h o d s o f r e d u c i n g t h e s i z e a n d bu l k o f s t r u c t u r e s . A p p l i c a n t s w i s h i n g s u c h bo n u s e s m u s t d e m o n s t r a t e t h a t t h e s a m e o r b e t t e r re s u l t s w i l l o c c u r a s a r e s u l t o f c r e a t i v e d e s i g n so l u t i o n s t h a t w o u l d o c c u r w i t h u s e s d e v e l o p e d un d e r s t a n d a r d c r i t e r i a . Th e b o n u s p r o v i s i o n s a r e in t e n d e d t o a l l o w g r e a t e r d e n s i t i e s wi t h i n t h e p o r t i o n o f t h e R M - U zo n e l o c a t e d w i t h i n t h e U r b a n Ce n t e r D e s i g n O v e r l a y a n d n o r t h of S o u t h 2 n d S t r e e t f o r t h o s e de v e l o p m e n t p r o p o s a l s t h a t p r o - vi d e h i g h q u a l i t y d e s i g n a n d am e n i t i e s . NA NA Ma x i m u m Ad d i t i o n a l Un i t s P e r Ac r e : 1 t o 4 a d d i t i o n a l d w e l l i n g u n i t s p e r n e t a c r e . D e n s i - ti e s o f g r e a t e r t h a n 1 8 u n i t s p e r n e t a c r e a r e p r o - hi b i t e d . Up t o 2 5 d w e l l i n g u n i t s p e r n e t ac r e . D e n s i t i e s o f g r e a t e r t h a n 10 0 d w e l l i n g u n i t s p e r n e t a c r e a r e pr o h i b i t e d . Up t o 5 a d d i t i o n a l dw e l l i n g u n i t s p e r ac r e m a y b e al l o w e d ; p r o v i d e d th e r e i s a b a l a n c e of h e i g h t , b u l k a n d de n s i t y e s t a b - li s h e d t h r o u g h a fl o o r a r e a r a t i o sy s t e m a n d / o r a ma s t e r p l a n t o b e de c i d e d a t t h e ti m e o f s i t e p l a n re v i e w . Up t o 2 d w e l l i n g u n i t s p e r a c r e fo r c o m p l i a n c e w i t h e a c h p r o v i - si o n l i s t e d b e l o w m a y b e al l o w e d ; p r o v i d e d t h e r e i s a ba l a n c e o f h e i g h t , b u l k a n d de n s i t y e s t a b l i s h e d a d d r e s s i n g th e f o l l o w i n g p u b l i c b e n e f i t s : (i ) P r o v i s i o n o f c o n t i n u o u s pe d e s t r i a n a c c e s s t o t h e sh o r e l i n e c o n s i s t e n t w i t h re q u i r e m e n t s o f t h e Sh o r e l i n e M a n a g e m e n t Ac t a n d f i t t i n g a c i r c u l a - ti o n p a t t e r n w i t h i n t h e si t e , (i i ) P r o v i s i o n o f a n a d d i t i o n a l 25 ′ s e t b a c k f r o m t h e sh o r e l i n e b e y o n d t h a t re q u i r e d b y t h e S h o r e l i n e Ma n a g e m e n t A c t , 4-9-065D (Revised 6/05)9 - 12.2 Ma x i m u m Ad d i t i o n a l Un i t s P e r Ac r e : (c o n t i n u e d ) (i i i ) E s t a b l i s h m e n t o f v i e w co r r i d o r s f r o m u p l a n d bo u n d a r i e s o f t h e s i t e t o th e s h o r e l i n e , (i v ) W a t e r R e l a t e d U s e s . I f th e a p p l i c a n t w i s h e s t o re a c h t h e s e b o n u s o b j e c - ti v e s i n a d i f f e r e n t s y s t e m , a s y s t e m o f f l o o r a r e a ra t i o s m a y b e e s t a b l i s h e d fo r t h e p r o p e r t y t o b e de t e r m i n e d a t t h e t i m e o f si t e p l a n r e v i e w a s ap p r o v e d b y C o u n c i l . (v ) D a y l i g h t i n g o f p i p e d st r e a m s . Ma x i m u m Al l o w a b l e Bo n u s Dw e l l i n g U n i t Mi x / Ar r a n g e m e n t : Dw e l l i n g u n i t s p e r m i t t e d p e r s t r u c t u r e m a y b e in c r e a s e d a s f o l l o w s : (i ) D w e l l i n g s L i m i t e d t o 3 A t t a c h e d : A m a x i m u m of 4 u n i t s p e r s t r u c t u r e , w i t h a m a x i m u m st r u c t u r e l e n g t h o f 1 0 0 f e e t . (i i ) D w e l l i n g s L i m i t e d t o 6 A t t a c h e d : A m a x i m u m of 8 u n i t s p e r s t r u c t u r e w i t h a m a x i m u m st r u c t u r a l h e i g h t o f 3 5 f e e t , o r 3 s t o r i e s a n d a ma x i m u m s t r u c t u r a l l e n g t h o f 1 1 5 f e e t . NA NA NA R- 1 4 Z O N E RM - U Z O N E CO R 1 CO R 2 4-9-065D 9 - 12.3 (Revised 6/05) Bo n u s Cr i t e r i a : Bo n u s e s m a y b e a c h i e v e d i n d e p e n d e n t l y o r i n co m b i n a t i o n . T o q u a l i f y f o r o n e o r b o t h b o n u s e s th e a p p l i c a n t s h a l l p r o v i d e e i t h e r : (i ) A l l e y a n d / o r r e a r a c c e s s a n d p a r k i n g f o r 5 0 % of d e t a c h e d , s e m i a t t a c h e d , o r t o w n h o u s e un i t s , o r (i i ) C i v i c u s e s s u c h a s a c o m m u n i t y m e e t i n g ha l l , s e n i o r c e n t e r , r e c r e a t i o n c e n t e r , o r o t h e r si m i l a r u s e s a s d e t e r m i n e d b y t h e Z o n i n g Ad m i n i s t r a t o r , o r (i i i ) A m i n i m u m o f 5 % o f t h e n e t d e v e l o p a b l e ar e a o f t h e p r o j e c t i n a g g r e g a t e d c o m m o n op e n s p a c e . C o m m o n o p e n s p a c e a r e a s ma y b e u s e d f o r a n y o f t h e f o l l o w i n g p u r - po s e s ( p l a y g r o u n d s , p i c n i c s h e l t e r s / f a c i l i t i e s an d e q u i p m e n t , v i l l a g e g r e e n s / s q u a r e , t r a i l s , co r r i d o r s o r n a t u r a l ) . S t r u c t u r e s s u c h a s ki o s k s , b e n c h e s , f o u n t a i n s a n d m a i n t e n a n c e eq u i p m e n t s t o r a g e f a c i l i t i e s a r e p e r m i t t e d ; pr o v i d e d , t h a t t h e y s e r v e a n d / o r p r o m o t e t h e us e o f t h e o p e n s p a c e . T o q u a l i f y a s c o m m o n op e n s p a c e , a n a r e a m u s t m e e t e a c h o f t h e fo l l o w i n g c o n d i t i o n s : • f u n c t i o n a s a f o c a l p o i n t f o r t h e d e v e l o p - me n t , • h a v e a m a x i m u m s l o p e o f 1 0 % , • h a v e a m i n i m u m w i d t h o f 2 5 ′, e x c e p t f o r tr a i l s o r c o r r i d o r s , • b e l o c a t e d o u t s i d e t h e r i g h t - o f - w a y , • b e i m p r o v e d f o r p a s s i v e a n d / o r a c t i v e re c r e a t i o n a l u s e s , • b e i m p r o v e d w i t h l a n d s c a p i n g i n p u b l i c ar e a s , a n d De v e l o p m e n t p r o j e c t s w i t h i n t h e ap p l i c a b l e a r e a t h a t m e e t b o t h t h e “M i n i m u m r e q u i r e m e n t s ” a n d a t le a s t o n e “ G u i d e l i n e ” i n e a c h o f th e f o l l o w i n g f o u r c a t e g o r i e s : • B u i l d i n g S i t i n g a n d D e s i g n ; • P a r k i n g , A c c e s s , a n d C i r c u - la t i o n ; • L a n d s c a p i n g / R e c r e a t i o n / Co m m o n S p a c e ; a n d • B u i l d i n g A r c h i t e c t u r a l De s i g n ap p l y i n g t o A r e a “ A ” o f t h e U r b a n Ce n t e r D e s i g n O v e r l a y D i s t r i c t lo c a t e d i n R M C 4 - 3 - 1 0 0 s h a l l b e pe r m i t t e d a m a x i m u m d e n s i t y o f 10 0 d w e l l i n g u n i t s p e r n e t a c r e . NA NA R- 1 4 Z O N E RM - U Z O N E CO R 1 CO R 2 4-9-065D (Revised 6/05)9 - 12.4 Bo n u s Cr i t e r i a (c o n t i n u e d ) : • b e m a i n t a i n e d b y t h e h o m e o w n e r s as s o c i a t i o n i f t h e p r o p e r t y i s s u b d i - vi d e d , o r b y t h e m a n a g e m e n t o r g a n i z a - ti o n a s a p p l i e d t o t h e p r o p e r t y i f t h e pr o p e r t y i s n o t s u b d i v i d e d . In a d d i t i o n , i n o r d e r t o q u a l i f y f o r a b o n u s , d e v e l o p - me n t s s h a l l a l s o i n c o r p o r a t e a m i n i m u m o f 3 f e a - tu r e s d e s c r i b e d b e l o w : (i ) A r c h i t e c t u r a l d e s i g n w h i c h i n c o r p o r a t e s en h a n c e d b u i l d i n g e n t r y f e a t u r e s ( e . g . , v a r - ie d d e s i g n m a t e r i a l s , a r b o r s a n d / o r t r e l l i s e s , co c h e r e s , g a b l e d r o o f s ) . (i i ) A c t i v e c o m m o n r e c r e a t i o n a m e n i t i e s s u c h a s pi c n i c f a c i l i t i e s , g a z e b o s , s p o r t s c o u r t s , r e c - re a t i o n c e n t e r , p o o l , s p a / j a c u z z i . (i i i ) E n h a n c e d g r o u n d p l a n e t e x t u r e s o r c o l o r s (e . g . , s t a m p e d p a t t e r n e d c o n c r e t e , c o b b l e - st o n e , o r b r i c k a t a l l b u i l d i n g e n t r i e s , c o u r t - ya r d s , t r a i l s o r s i d e w a l k s ) . (i v ) B u i l d i n g o r s t r u c t u r e s i n c o r p o r a t i n g b o n u s un i t s s h a l l h a v e n o m o r e t h a n 7 5 % o f t h e ga r a g e s o n a s i n g l e f a c a d e . (v ) S u r f a c e p a r k i n g l o t s c o n t a i n i n g n o m o r e t h a n 6 p a r k i n g s t a l l s s e p a r a t e d f r o m o t h e r p a r k i n g ar e a s b y l a n d s c a p i n g w i t h a m i n i m u m w i d t h of 1 5 f e e t . (v i ) S i t e d e s i g n i n c o r p o r a t i n g a p a c k a g e o f a t le a s t 3 a m e n i t i e s w h i c h e n h a n c e n e i g h b o r - ho o d c h a r a c t e r , s u c h a s c o o r d i n a t e d l i g h t i n g (s t r e e t o r b u i l d i n g ) , m a i l b o x d e t a i l s , a d d r e s s an d s i g n a g e d e t a i l s , a n d s t r e e t t r e e s a s ap p r o v e d b y t h e R e v i e w i n g O f f i c i a l . R- 1 4 Z O N E RM - U Z O N E CO R 1 CO R 2 4-9-065D 9 - 12.4a (Revised 6/05) (O r d . 4 9 6 3 , 5 - 1 3 - 2 0 0 2 ; A m d . O r d . 4 9 8 5 , 1 0 - 1 4 - 2 0 0 2 ; O r d . 5 1 3 7 , 4 - 2 5 - 2 0 0 5 ) Ge n e r a l Pr o v i s i o n s : NA NA Wh e r e i n c l u d e d , af f o r d a b l e u n i t s mu s t m e e t t h e pr o v i s i o n s o f ho u s i n g e l e m e n t of t h e C o m p r e - he n s i v e P l a n . Wh e r e i n c l u d e d , a f f o r d a b l e un i t s m u s t m e e t t h e p r o v i s i o n s of h o u s i n g e l e m e n t o f t h e C o m - pr e h e n s i v e P l a n . F o r C O R 2 , i f a s i g n i f i c a n t p u b l i c b e n e f i t ab o v e C i t y C o d e r e q u i r e m e n t s ca n b e p r o v i d e d f o r a p o r t i o n o f th e p r o p e r t y w h i c h m a y b e c o n - ta m i n a t e d , a t r a n s f e r o f d e n s i t y ma y b e a l l o w e d f o r o t h e r p o r - ti o n s o f t h e s i t e . R- 1 4 Z O N E RM - U Z O N E CO R 1 CO R 2 4-9-070A (Revised 6/05)9 - 12.4b 4-9-070 ENVIRONMENTAL REVIEW PROCEDURES: A. PURPOSE: The City, recognizing that man depends on his bi- ological and physical surroundings for food, shel- ter and other needs, and for cultural enrichment as well, and recognizing further the profound im- pact of man’s activity on the interrelations of all components of the natural environment, particu- larly the profound influences of population growth, high density urbanization, industrial expansions, resource utilization and exploitation and new and expanding technological advances, and recogniz- ing further the critical importance of restoring and maintaining environmental quality to the overall welfare and development of man, declares that it is the continuing policy of the City, in cooperation with Federal, State and other local governments and in cooperation with other concerned public and private organizations, to use all practicable means and measures in a manner calculated to foster and promote the general welfare, to create and maintain conditions under which man and na- ture can exist in productive harmony, and fulfill the social, economic and other requirements of present and future generations of Washington cit- izens. In order to carry out the policy set forth in this Sec- tion, it is the continuing responsibility of the City to use all practicable means, consistent with other essential considerations of State and City poli- cies, to improve and coordinate plans, functions, programs and resources to the end that the State and its citizens may: 1. Fulfill the responsibilities of each genera- tion as trustees of the environment for suc- ceeding generations; 2. Assure for all people of Washington safe, healthful, productive and aesthetically and culturally pleasing surroundings; 3. Attain the widest range of beneficial uses of the environment without degradation, risk to health or safety, or other undesirable and unintended consequences; 4. Preserve important historic, cultural and natural aspects of our national heritage; 5. Maintain, wherever possible, an environ- ment which supports diversity and variety of individual choice; 6. Achieve a balance between population and resource use which will permit high stan- dards of living and a wide sharing of life’s amenities; and 7. Enhance the quality of renewable re- sources and approach the maximum attain- able recycling of depletable resources. The City recognizes that each person has a fun- damental and inalienable right to a healthful envi- ronment and that each person has a responsibility to contribute to the preservation and enhance- ment of the environment. (Amd. Ord. 4835, 3-27-2000) B. APPLICABILITY: This part contains the basic requirements that ap- ply to the State Environmental Policy Act (SEPA) process and sets forth methods and procedures which will insure that presently unquantified envi- ronmental amenities and values will be given ap- propriate consideration in decision making along with economic and technical considerations. To the fullest extent possible, the City will utilize a systematic, interdisciplinary approach which will insure the integrated use of the natural and social sciences and the environmental design arts in planning and in decision making which may have an impact on man’s environment. The policies and goals set forth in this Section are supplemen- tary to those set forth in existing authorizations of the State and City. 1. Exemptions: See WAC 197-11-800. (Amd. Ord. 4999, 1-13-2003) C. INTERPRETATION: To the fullest extent possible, the policies, regula- tions and laws of the State of Washington and of the City shall be interpreted and administered in accordance with the policies set forth in this Title. D. GENERAL STATE REQUIREMENTS – ADOPTION BY REFERENCE: The City of Renton adopts as its own the policies and objectives of the State Environmental Policy Act of 1971, as amended (chapter 43.21C RCW). The City of Renton adopts the following sections of chapter 197-11 WAC by reference: 4-9-070K 9 - 15 (Revised 6/05) cation would serve no purpose if nonex- empt action(s) were not approved; and a department may withhold approval of ex- empt actions that would lead to substan- tial financial expenditures by a private applicant when the expenditures would serve no purpose if nonexempt action(s) were not approved. 7. Timing for Decisions Relating to Cate- gorical Exemptions: Identification of cate- gorical exempt actions shall occur within ten (10) days of submission of an adequate and complete application. 8. Effect of Exemption: If a proposal is ex- empt, none of the procedural requirements of this Section apply to the proposal. The City shall not require completion of an environ- mental checklist for an exempt proposal. J. ENVIRONMENTALLY SENSITIVE AREAS/INAPPLICABLE EXEMPTIONS: 1. Maps Depicting Environmentally Criti- cal Areas and Critical Area Designation: a. Maps Adopted by Reference: The map(s) in RMC 4-3-050Q identify critical areas. The maps in RMC 4-3-090 identify regulated Shorelines of the State. The specific environmentally critical areas where SEPA exemptions are not applica- ble are identified in subsection J1b of this section. b. Critical Areas Designated: Wet- lands, Protected Slopes, Very High Land- slide Hazard Areas, Class 2 to 4 Streams and Lakes, Shorelines of the State desig- nated as Natural or Conservancy, or Shorelines of the State designated Urban if also meeting the requirement of sub- section J2a or J2c of this Section, and the one hundred (100) year floodway, as mapped and identified pursuant to sub- section J1a of this Section, or when present according to the critical area classification criteria of RMC 4-3-050, are designated as environmentally critical ar- eas pursuant to the State Environmental Policy Act, WAC 197-11-908. 2. Inapplicable State Environmental Pol- icy Act (SEPA) Exemptions: a. General: Certain exemptions do not apply on lands covered by water, and this remains true regardless of whether or not lands covered by water are mapped. b. Environmentally Critical Areas: For each environmentally critical area, the exemptions within WAC 197-11-800 that are inapplicable for that area are: WAC 197-11-800(1) WAC 197-11-800(2)(d, e, g) WAC 197-11-800(6)(a) WAC 197-11-800(24)(a, b, c, d, f, g) WAC 197-11-800(25)(f, h) c. Wetlands: The following SEPA cate- gorical exemptions shall not apply to wet- lands: WAC 197-11-800(1) WAC 197-11-800(2) WAC 197-11-800(3) WAC 197-11-800(4) WAC 197-11-800(6) WAC 197-11-800(8) WAC 197-11-800(25) Unidentified exemptions shall continue to ap- ply within environmentally critical areas of the City. 3. Threshold Determinations for Propos- als Located within Environmentally Sensi- tive Areas: The City shall treat proposals located wholly or partially within an environ- mentally sensitive area no differently than other proposals under this Section, making a threshold determination for all such propos- als. The City shall not automatically require an EIS for a proposal merely because it is proposed for location in an environmentally sensitive area. (Ord. 4835, 3-27-2000; Ord. 5137, 4-25-2005) K. ENVIRONMENTAL CHECKLIST: (Amd. Ord. 4835, 3-27-2000) 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- 4-9-070L (Revised 6/05)9 - 16 cifically exempted in this Section; except, a checklist is not needed if the Environmental Review Committee and applicant agree an EIS is required, SEPA compliance has been completed, or SEPA compliance has been initiated by another agency. 2. Use of Checklist to Determine Lead Agency and Threshold Determination: The department within the City receiving the application or initiating the action shall use the environmental checklist to determine the lead agency. If the City is the lead agency, the Environmental Review Committee shall use the environmental checklist for making the threshold determination. 3. Checklist Preparation Process for Pri- vate Proposals: For private proposals, the department within the City receiving the appli- cation will require the applicant to complete the environmental checklist, providing assis- tance as necessary. The Environmental Re- view Committee may require that it, and not the private applicant, will complete all or part of the environmental checklist for a private proposal, if either of the following occurs: a. The City has technical information on a question or questions that is unavail- able to the private applicant; or b. The applicant has provided inaccu- rate information on previous proposals or on proposals currently under consider- ation. 4. Checklist Preparation Process for City Proposals: For City proposals, the depart- ment initiating the proposal shall complete the environmental checklist for that proposal. 5. Optional Environmental Review Prior to Preparation of Detailed Plans and Spec- ifications: If the City’s only action on a pro- posal is a decision on a building permit or other license that requires detailed project plans and specifications, the applicant may request in writing that the Environmental Re- view Committee conduct an environmental review prior to submission of detailed plans specification. A completed environmental checklist shall be submitted along with the appropriate environmental fees. The Environ- mental Review Committee may require spe- cific detailed information at any time. L. THRESHOLD DETERMINATION PROCESS: (Amd. Ord. 4835, 3-27-2000) This part contains rules for evaluating the impacts of the proposals not requiring an environmental impact statement (EIS). 1. Adoption by Reference: The City adopts the following sections by reference, as supplemental in this part: WAC 197-11-310 Threshold determination required. 197-11-315 Environmental checklist. 197-11-330 Threshold determination pro- cess. 197-11-335 Additional information. 197-11-340 Determination of nonsignifi- cance (DNS). 197-11-350 Mitigated DNS. 197-11-355 Optional DNS process. (Ord. 4725, 5-18-1998) 197-11-360 Determination of significance (DS)/initiation of scoping. 197-11-390 Effect of threshold determina- tion. (Ord. 3891, 2-25-1985) 2. Identification of Impacts: As much as possible, the Environmental Review Commit- tee should assist the applicant with identifica- tion of impacts to the extent necessary to formulate mitigation measures. 3. Time Limits for Issuing Threshold De- terminations: The following time limits (ex- pressed in calendar days) shall apply to the processing of all private projects and to those governmental proposals submitted to this City by other agencies: a. Threshold Determinations When No Additional Information Is Re- quired: Threshold determinations not re- quiring further information from the applicant or consultation with agencies with jurisdiction should be completed within fifteen (15) days of submission of an adequate application and the com- pleted checklist. b. Threshold Determinations When Additional Information Is Required: Threshold determinations requiring fur- ther information from the applicant or consultation with other agencies with ju- risdiction should be completed within 4-9-070L 9 - 16.1 (Revised 6/05) 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- (Revised 6/05)9 - 16.2 This page left intentionally blank. 4-9-070R 9 - 23 (Revised 12/05) 197-11-736 Determination of significance (DS). 197-11-738 EIS. 197-11-740 Environment. 197-11-742 Environmental checklist. 197-11-744 Environmental document. 197-11-746 Environmental review. 197-11-748 Environmentally sensitive area. 197-11-750 Expanded scoping. 197-11-752 Impacts. 197-11-754 Incorporation by reference. 197-11-756 Lands covered by water. 197-11-758 Lead agency. 197-11-760 License. 197-11-762 Local agency. 197-11-764 Major action. 197-11-766 Mitigated DNS. 197-11-768 Mitigation. 197-11-770 Natural environment. 197-11-772 NEPA. 197-11-774 Nonproject. 197-11-776 Phased review. 197-11-778 Preparation. 197-11-780 Private project. 197-11-782 Probable. 197-11-784 Proposal. 197-11-786 Reasonable alternative. 197-11-788 Responsible official. 197-11-790 SEPA. 197-11-792 Scope. 197-11-793 Scoping. 197-11-794 Significant. 197-11-796 State agency. 197-11-797 Threshold determination. 197-11-799 Underlying governmental action. 2. Interpretation: a. Unless the context clearly requires otherwise: i. Use of the singular shall include the plural and conversely. ii. “Preparation” of environmental documents refers to preparing or su- pervising the preparation of docu- ments, including issuing, filing, printing, circulating, and related re- quirements. iii. “Impact” refers to environmental impact. iv. “Permit” means “license” (WAC 197-11-760). v. “Commenting” includes but is not synonymous with “consultation”. vi. “Environmental cost” refers to adverse environmental impact and may or may not be quantified. vii. “EIS” refers to draft, final, and supplemental EISs (WAC 197-11-405 and 197-11-738). viii. “Under” includes pursuant to, subject to, required by, established by, in accordance with, and similar expressions of legislative or adminis- trative authorization or direction. ix. “Shall” is mandatory. x. “May” is optional and permissive and does not impose a requirement. xi. “Include” means “include but not limited to”. b. The following terms are synony- mous: i. Effect and impact (WAC 197-11-752). ii. Environment and environmental quality (WAC 197-11-740). iii. Major and significant (WAC 197-11-764 and 197-11-794). iv. Proposal and proposed action (WAC 197-11-784). v. Probable and likely (WAC 197-11-782). c. In addition to those definitions con- tained within WAC 197-11-700 through 197-11-799, when used in this Section, the following terms shall have the follow- ing meanings, unless the context indi- cates otherwise: DEPARTMENT: Any division, subdivision or organizational unit of the City estab- lished by ordinance, rule, or order. DNS: Determination of nonsignificance. 4-9-070S (Revised 12/05)9 - 24 DS: Determination of significance. EARLY NOTICE: The City’s response to an applicant stating whether it considers issuance of a determination of signifi- cance likely for the applicant’s proposal (mitigated determination of nonsignifi- cance (DNS) procedures). EIS: Environmental impact statement. ERC: The Environmental Review Com- mittee of the City of Renton. ORDINANCE: The ordinance, resolu- tion, or other procedure used by the City to adopt regulatory requirements. SEPA RULES: Chapter 197-11 WAC adopted by the Department of Ecology. S. FORMS ADOPTED BY REFERENCE: (Amd. Ord. 4835, 3-27-2000) The City adopts the following forms and sections by reference: WAC 197-11-960 Environmental checklist. 197-11-965 Adoption notice. 197-11-970 Determination of nonsignifi- cance (DNS). 197-11-980 Determination of significance (DS). 197-11-985 Notice of assumption of lead agency status. 197-11-990 Notice of action. T. APPEALS: (Amd. Ord. 4835, 3-27-2000) Except for permits and variances issued pursuant to RMC 4-3-090, Shoreline Master Program Reg- ulations, when any proposal or action is granted, conditioned, or denied on the basis of SEPA by a nonelected official, the decision shall be appeal- able to the Hearing Examiner under the provi- sions of RMC 4-8-110, Appeals. (Ord. 3891, 2-25-1985) U. EXPIRATION: (Reserved) V. MODIFICATIONS OF APPROVED PLANS: (Reserved) 4-9-075 PERMITS: A. APPLICABILITY: Utilities providing service within the City of Renton (cable TV, cable modem, natural gas, telecommunications, and electrical) shall do so under approved franchise or agreement with the City. If, for any reason, a utility is allowed to pro- vide service within the City of Renton without an approved agreement with the City, they shall be subject to the permitting requirements of this Sec- tion. B. PERMIT REQUIRED: Construction by one of these utilities within rights- of-way, easements, and on public property is sub- ject to a permit. C. SUBMITTAL REQUIREMENTS FEES: 1. Fees: Fees shall be stipulated in RMC 4-1-180A. 2. Submittal Requirements: Submittal re- quirements shall be stipulated by the Devel- opment Services Division. (Ord. 5153, 9-26-2005) 4-9-080 GRADING, EXCAVATION AND MINING PERMITS AND LICENSES: A. PURPOSE: (Reserved) B. APPLICABILITY: Except as exempted in subsection C of this Sec- tion, no person shall do any work without first ob- taining the required special permit and license. Separate special permits and licenses shall be re- quired for each site and may cover both excava- tions and fills. (Ord. 2820, 1-14-1974, eff. 1-19-1974, Amd. Ord. 3098, 12-17-1996, eff. 1-26-1977, Ord. 3592, 12-14-1981) C. EXEMPTIONS: No person shall do any mining, excavation or grading without first having obtained a special permit from the Hearing Examiner and an annual license issued by the Development Services Divi- sion with the concurrence of the Building Official, except for the following: 1. An excavation below finished grade for basements and footings of a building, retain- 4-9-080F 9 - 25 (Revised 12/05) ing wall or other structure authorized by a valid building permit. This shall not exempt any fill made with the material from such ex- cavation nor exempt any excavation having an unsupported height greater than five feet (5′) after the completion of such structure. 2. Cemetery graves. 3. Excavations for water wells or tunnels or installation of service utilities by public and private utilities. 4. An excavation which (a) is less than two feet (2′) in depth, or (b) which does not create a cut slope greater than five feet (5′) in height and steeper than one and one-half horizontal to one vertical (1-1/2:1), or which does not ex- ceed fifty (50) cubic yards on any one lot and does not obstruct a drainage course. 5. A fill less than one foot (1′) in depth, and placed on natural terrain with a slope flatter than five horizontal to one vertical (5:1) or less than three feet (3′) in depth, not intended to support structures, which does not exceed fifty (50) cubic yards on any one lot and does not obstruct a drainage course. 6. The construction or maintenance of on- site roads in remote areas; or excavation or grading for farming purposes; or on-site con- struction. In cases of on-site construction, the plans for such activities shall require the prior written approval of the City. D. SUBMITTAL REQUIREMENTS AND FEES: Shall be as listed in RMC 4-1-140G, Grade and Fill License Fees, and 4-8-120, Submittal Re- quirements. E. REVIEW PROCESS FOR MINOR ACTIVITY: 1. Building Section Authority: In order to expedite small projects, any mining, excava- tion or grading of five hundred (500) cubic yards or less shall be reviewed by the Devel- opment Services Division. The Division may accept, reject, modify or impose reasonable conditions which shall include but are not lim- ited to posting of bonds; installation of land- scaping; limitation of work hours; control of dust and mud; rehabilitation and reuse of the site. Proper application shall be made to the Development Services Division. 2. Annual License: Application for the an- nual license shall be made to the Develop- ment Services Division. The Division may issue a license for the work. 3. Time for Completion: All work is to be completed within ninety (90) days from the date of issuance or the license shall be null and void. 4. Issuance of License: The plans and re- ports shall be approved by the Development Services Division before a license is issued. 5. Revocation of Permit: The Develop- ment Services Division is authorized to re- voke any annual license issued pursuant to the terms of this Section if after due investiga- tion they determine that the permittee has vi- olated any of the provisions of this Section. Notice of revocation shall be in writing and shall advise the licensee of the violations found. The permittee shall have a reasonable period of time not to exceed forty five (45) days in which to remedy the defects or omis- sions specified. In the event the licensee fails or neglects to do so within the time period, the order of revocation shall be final. A total or partial stop work order may be issued for good reason. (Ord. 2820, 1-17-1974; Amd. 3592, 12-14-1992) F. REVIEW PROCESS FOR MAJOR ACTIVITY: 1. Authority: a. Hearing Examiner Authority: For any mining, excavation or grading in ex- cess of five hundred (500) cubic yards, the Hearing Examiner shall review, ap- prove, disapprove, or approve with condi- tions the location of the site and its effect on the surrounding area. b. Development Services Division Authority: The Development Services Division, which is the administering au- thority, shall enforce the requirements of the Hearing Examiner and the standards established by this Title. 4-9-080F (Revised 12/05)9 - 26 2. Special Fill and Grade Permit Re- quired: The Hearing Examiner may grant a special permit, after a public hearing thereon in any zone, to allow the drilling, quarrying, mining or depositing of minerals or materials, including but not limited to petroleum, coal, sand, gravel, rock, clay, peat and topsoil. A special permit shall be required on each site of such operation. (Ord. 2820, 1-14-1974; Amd. Ord. 3098, 12-17-1976; Amd. Ord. 3592, 12-14-1981) 3. Annual Grading License: A special per- mit shall be granted prior to the Development Services Division issuing any annual license authorized by this Section. Licenses granted shall be issued for not more than one year and may be renewed if the operation is pro- gressing according to the approved plans. 4. Review Criteria for Special Grade and Fill Permit: To grant a special permit, the Hearing Examiner shall make a determina- tion that: a. Compatibility of Proposed Use: The proposed activity would not be un- reasonably detrimental to the surround- ing area. The Hearing Examiner shall consider, but is not limited to, the follow- ing: i. Size and location of the activity. ii. Traffic volume and patterns. iii. Screening, landscaping, fencing and setbacks. iv. Unsightliness, noise and dust. v. Surface drainage. vi. The length of time the applica- tion of an existing operation has to comply with nonsafety provisions of this Title. 5. Progressive Rehabilitation and Re- use: The Hearing Examiner shall approve the reuse of the site and the phasing to achieve the reuse. 6. Conformance with Examiner’s Ap- proved Plan Required: In the event that a permit is granted, excavation, removal or fill shall be permitted only in accordance with the plan approved by the Hearing Examiner. Re- habilitation shall take place in accordance with the approved plan and in a logical se- quence so that satisfactory conditions shall be maintained on the premises. Rehabilita- tion shall be done in stages compatible with continuing operations. The Hearing Examiner may require the drafting of rehabilitation plans by a licensed landscape architect. 7. Final Approval: After the applicant has completed the approved amount of excava- tion, fill or other activity, the final grading of the site, and the applicant or another developer begins to develop or construct the new use of the site, the Development Services Division shall relinquish jurisdiction of this Section pro- vided reasonable progress is occurring on the new use. 8. Other Requirements/Noncity Review: Issuing a permit under this Section does not relieve the holder from requirements of other government agencies. In addition to the re- quirements of the State Surface Mining Rec- lamation Act, review by other interested City, County, State and Federal organizations may be requested. 9. Inspection and Enforcement Author- ity: The Development Services Division shall have jurisdiction of the activities regulated in this Section after a special permit has been granted by the Hearing Examiner. For inspec- tion purposes, any duly authorized member of this Division shall have the right and is em- powered to enter upon any premises at rea- sonable hours where activities regulated by this Section are occurring. This Division is empowered to issue orders, grant, renew and revoke such licenses as are provided for in accordance with this Section. 10. Expiration and Extensions: The spe- cial permit shall be null and void if the appli- cant has not begun activity within six (6) months after the granting of the permit, unless the Hearing Examiner grants an extension of time. Special permits are valid until the ap- proved plans have been satisfactorily com- pleted. 11. Transferability of Special Permit: The special permit is transferable to other per- sons, firms and corporations, and the special 4-9-090F 9 - 26.1 (Revised 12/05) permit shall continue with the activity on the site unless a new special permit is granted. 12. Modifications to Approved Plans: (Reserved) G. VIOLATIONS AND PENALTIES: 1. Revocation of Special Permit: If the an- nual license has been revoked; if the annual license has not been issued for a three (3) year period; or if the applicant has not com- plied with the conditions of the special permit, the Hearing Examiner may revoke the special permit. (Ord. 2820, 1-17-1974; Amd. Ord. 3098, 12-17-1976, Ord. 3592, 12-14-1981) 2. Violations of This Chapter and Penal- ties: Unless otherwise specified, violations of this Section are misdemeanors subject to RMC 1-3-1. (Ord. 5159, 10-17-2005) 4-9-090 HOME OCCUPATIONS: A. DEFINITION: Any commercial use conducted entirely within a dwelling or garage and carried on by persons re- siding in that dwelling unit which is clearly inci- dental and secondary to the use of the dwelling as a residence. (Ord. 4665, 5-19-1997) B. PURPOSE: The City recognizes the need for some citizens to use their place of residence for limited nonresi- dential activities. It is the intent of this Section to preserve the character of residential neighbor- hoods and guarantee all residents freedom from excessive noise, excessive traffic, nuisance, fire hazard and other possible adverse effects of home occupations and to establish qualification standards for home occupations. (Ord. 4493, 1-23-1995) C. APPLICABILITY: A home occupation business in a lawfully estab- lished dwelling unit may be permitted under the provisions of this Section. “Garage Sale” as de- fined in RMC 4-11-070 shall not be considered as an allowable home occupation. 1. Exemptions: The provisions of this Sec- tion do not apply to adult or child day care businesses. Applicable regulations for day care are found in the WAC or within the State Department of Social and Health Services standards. (Ord. 4404, 6-7-1993) D. PROHIBITED OCCUPATIONS: The occupations listed below are prohibited since they change the residential character of the struc- ture and shall not be considered incidental and secondary to the use of the residence for dwelling purposes: 1. Kennels and other boarding for pets. 2. Automobile and associated mechanical repairs. 3. Businesses which dispense regulated substances. (Ord. 4493, 1-23-1995) E. CITY BUSINESS LICENSE REQUIRED: A business license must be obtained from the City Finance and Information Services Department. F. APPLICATION AND REVIEW PROCEDURES: The following conditions must be met to obtain a business license for all home occupations: 1. Business License Application: Sub- mission of a complete application to the Fi- nance and Information Services Department for a business license. That Department shall refer the application to the Zoning Adminis- trator for review of the proposed use under this Code Section. a. Development Services Division Application: If the proposed home occu- pation will have customer visits, more than six (6) business-related deliveries per week, or any external indication of commercial activity, then additional infor- mation is required from the applicant pur- (Revised 12/05)9 - 26.2 This page left intentionally blank. 4-9-110B 9 - 29 (Revised 12/05) 1. The proposed location of the hobby ken- nel will not have an adverse effect on abutting or adjacent properties. 2. Past history of animal control complaints relating to the dogs and cats of the applicant at the address for which the hobby kennel li- cense is applied. 3. Facility specifications/dimensions in which the dogs and cats are to be main- tained. 4. Animal size, type and characteristics of breed. 5. The zoning classification of the premises on which the hobby kennel is maintained. 6. Compliance with the requirements of RMC 4-4-010, Standards and Review Criteria for Keeping Animals, and 4-4-010G, Addi- tional Requirements for Hobby Kennels (Four (4) to Eight (8) Animals). G. CONDITIONS: The Development Services Division Director or designee, in reviewing a hobby kennel license ap- plication, may require soundproofing as it deems necessary to ensure the compatibility of the hobby kennel with the surrounding neighborhood. Other conditions may be applied based upon the deter- mination of the Director or designee that condi- tions are warranted to meet the purpose and in- tent of applicable regulations and decision criteria. H. PERIOD OF VALIDITY, INDIVIDUAL LICENSES: A hobby kennel license shall be valid as long as the operator is in compliance with the City re- quirements and has not had the hobby kennel li- cense and related home occupation license revoked or renewal refused. In addition, all ani- mals shall be individually licensed according to the regulations found in chapter 5-4 RMC, Animal Licenses. I. VIOLATION AND PENALTIES: 1. Revocation of Business License: If, af- ter conducting an investigation the Reviewing Official finds that the operation of such hobby kennel home occupation is in violation of the provisions of this Section and/or the terms and conditions subject thereto, he or she shall refer the findings to the City Finance and Information Services Director who may re- voke the home occupation business license pursuant to RMC 5-5-3G, General Business License Penalties. 2. License – Waiting Period Following Revocation or Refusal to Renew: For a pe- riod of one year after the date of revocation or refusal to renew, licenses shall not be issued for hobby kennels to applicants who have previously had such license revoked or re- newal refused. In addition, the applicant must meet the requirements of this Section or any provisions of the animal control authority. 3. Violations of This Chapter and Penal- ties: Notwithstanding the revocation powers of the Finance and Information Services Di- rector, and unless otherwise specified, viola- tions of this Section are misdemeanors subject to RMC 1-3-1. (Ord. 5159, 10-17-2005) J. APPEAL: The applicant or a citizen may appeal the deci- sion of the Reviewing Official pursuant to RMC 4-8-110, Appeals. (Ord. 3927, 7-15-1985; Ord. 4493, 1-23-1995; Amd. Ord. 4963, 5-13-2002) 4-9-110 MANUFACTURED AND MOBILE HOME PARKS: A. PURPOSE: It is the purpose of this Section to provide a means of regulating manufactured home parks so as to promote the health, safety, morals, general welfare and esthetics of the City of Renton. Man- ufactured home parks should provide a pleasant residential environment which will be an enjoy- able place to live and a residential asset to the City. (Ord. 3746, 9-19-1983) B. APPLICABILITY: Development of mobile home parks shall conform to the regulations established herein. It shall be il- legal to allow or permit any mobile home to re- main in the mobile home park unless a proper space is available for it. (Ord. 3902, 4-22-1985) 1. Exemptions: (Reserved) 4-9-110C (Revised 12/05)9 - 30 C. AUTHORITY: 1. Building Official: It shall be the duty of the Building Official to enforce all provisions of this Section. (Ord. 3746, 9-19-1983) 2. Development Services Division: The Development Services Division shall be re- sponsible for administering the review, design and construction provisions of this Section. For inspection purposes, any of the members of the Development Services Division or their duly authorized representatives and agents shall have the right and are hereby empow- ered to enter upon any premises at any rea- sonable time on which any trailers or mobile homes, as above defined, are located. The Development Services Division is empow- ered to issue orders, grant, renew and revoke such permits and licenses as are provided for in accordance with the provisions of this Sec- tion. 3. Hearing Examiner: The Hearing Exam- iner is designated as the official agency of the City for the review and approval of the design of a proposed mobile home park and the con- duct of public hearings thereon. D. SUBMITTAL REQUIREMENTS AND FEES: (Reserved) E. PARK REVIEW PROCEDURES: 1. Application: The procedure for review and approval of a mobile home park consists of the preparation and submission to the Hearing Examiner of a mobile home park plan of the proposed mobile home park. 2. Referrals, Recommendations of De- partment: The Development Services Divi- sion shall transmit copies of the proposed mobile home park plan to the Department of Public Works, the health agency, Fire Depart- ment and copies to other department heads and agencies as necessary for their review and recommendation. Two (2) copies shall be retained by the Hearing Examiner. These de- partments and agencies shall make, within the scope of their municipal functions, their respective recommendations regarding the mobile home park plan to the Development Services Division, in writing, not less than fif- teen (15) days prior to the date of hearing. 3. Public Notice: Shall be as required by RMC 4-8-090, Public Notice Requirements. 4. Recommendations to Hearing Exam- iner: The Development Services Division shall transmit the application, the proposed mobile home park plan and the respective recommendations of City departments and other public agencies, together with the De- velopment Services Division recommenda- tions, to the Hearing Examiner for study at least seven (7) days prior to any such hearing. 5. Conditions of Approval: The Hearing Examiner may make any such changes or modifications he deems necessary in the de- sign or layout of a mobile home park to opti- mize the development and use of the site, to protect adjoining and/or surrounding proper- ties, developments, traffic patterns and/or ac- cessibility. 6. Installation: A surety bond of not less than four hundred dollars ($400.00) per acre of the mobile home for a maximum of two (2) year period guaranteeing to the City the in- stallation according to the approved land- scape plan of walls, fences and landscaping required herein shall be posted prior to the is- suance of any permits to construct the park. 7. Construction Timing: No grading, con- struction or similar activities, except the clear- ing of land, shall be permitted until the Hearing Examiner has given approval to the final plan. 8. Certificate of Occupancy: A signed cer- tificate of occupancy shall signify that the mo- bile home park has been satisfactorily completed according to the approved final plan and the requirements of this Section. F. DEFERRALS: See RMC 4-9-060. G. MAINTENANCE: 1. General: The mobile home park shall be kept in good repair to insure that said park shall be a pleasant, safe and sanitary living environment for present and future inhabit- ants. 2. Landscaping: The mobile park shall be kept in good repair and landscaped areas 4-9-120E 9 - 31 (Revised 12/05) maintained. Landscaped areas will be sub- ject to periodic inspection by the Develop- ment Services Division. Landscaping shall be kept neat and orderly. H. EXPIRATION AND EXTENSION: The approval of the mobile home park plan shall lapse unless a building permit based thereon is submitted within three (3) years from the date of such approval unless extended for good cause by the Hearing Examiner upon proper written appli- cation by the developer for a period not to exceed one year. Only one such extension shall be granted. I. MODIFICATIONS TO APPROVED PLANS: (Reserved) J. VIOLATION AND PENALTIES: 1. Revocation of License: The Building Of- ficial is hereby authorized to revoke any li- cense issued pursuant to the terms of this Chapter if after due investigation it is deter- mined that the owner thereof has violated any of the provisions of this Chapter or that any mobile home or mobile home park is being maintained in an unsanitary or unsafe manner or is a nuisance. Such notice of revocation shall be in writing and shall advise the lic- ensee of the violations found. The licensee shall have a period of ten (10) days in which to remedy the defects or omissions therein specified. In the event that the licensee fails or neglects to do so within the said ten (10) day period, the order of revocation shall be fi- nal. 2. Misdemeanor: In addition to subsection J1 of this Section, any person, firm or corpo- ration violating any of the provisions of this Section shall, upon conviction, be guilty of a misdemeanor subject to RMC 1-3-1, and each such person, firm or corporation shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of this Chapter is committed, continued or permit- ted. (Ord. 3746, 9-19-1983; Ord. 5159, 10-17-2005) K. APPEALS: See RMC 4-8-110. 4-9-120 NONCONFORMING USES/ STRUCTURES REBUILD APPROVAL PERMITS: A. PURPOSE OF PERMIT: The purpose of a rebuild approval permit is to al- low nonconforming uses and/or structures that became nonconforming as a consequence of Code amendments in June 1993 and thereafter, to be re-established and/or rebuilt in certain zon- ing districts where they would normally be prohib- ited because the costs associated with re- establishing the use and/or structure exceed fifty percent (50%) of their most recently assessed or appraised value prior to the loss or damage. B. APPLICABILITY: 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- ously in existence on the site but is now nonconforming because of a change in City codes in June 1993 or thereafter, may apply for a rebuild approval permit. Uses or structures that cannot substantiate that they were legal at the time they were established shall not be eligible for this per- mit. C. AUTHORITY: The Hearing Examiner shall hear all requests for rebuild approval permits for nonconforming uses. The Planning/Building/Public Works Administra- tor shall make determinations regarding rebuild approval permit applications for nonconforming structures, unless such applications are coupled with rebuild approval permit applications for non- conforming uses that are being heard by the Hearing Examiner. D. SUBMITTAL REQUIREMENTS AND FEES: Submittal requirements and fees shall be as specified in RMC 4-1-170, Land Use Review Fees, and 4-8-120C, Land Use Applications. E. REVIEW CRITERIA FOR NONCONFORMING USES: The Reviewing Official may issue a rebuild ap- proval permit only when the continuance of the use is determined to be in the public interest and such uses are: (1) found to be compatible with 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 4-9-120F (Revised 12/05)9 - 32 factors when considering a request for a rebuild approval permit for a nonconforming use. In order to grant the permit, at least four (4) of these fac- tors shall be complied with: 1. Community Need: There shall be a community need for the proposed use at its present location; and the continuance of the nonconforming use should not result in either the detrimental overconcentration of a partic- ular use within the City or within the area sur- rounding the site. 2. Location: The existing location is or can be made suitable for the existing use. 3. Effect on Adjacent Property: The exist- ing nonconforming use has not resulted in un- due adverse effects on adjacent properties from noise, traffic, glare, vibration, etc., (i.e., does not exceed normal levels in these areas emanating from surrounding permitted uses). 4. Historical Significance: The existing use was associated with a historical event or activity in the community and as a result has historical significance. 5. Economic Significance: The existing use provides substantial benefit to the com- munity because of either the employment of a large number of people in the community, the generation of considerable retail and/or business/occupation tax revenues to the City, or it provides needed affordable housing. 6. Timeliness with Existing Plans and Programs: Because of the anticipated mar- ket timing for permitted uses in the zone, re- tention of the existing nonconforming use would not impede or delay the implementa- tion of the City’s Comprehensive Plan. F. REVIEW CRITERIA FOR NONCONFORMING STRUCTURES: The Reviewing Official may issue a rebuild ap- proval permit only when the continuance of the structure is determined to be in the public interest and such structures are: (1) found to be compati- ble with other existing and potential uses/struc- tures in the general area; or (2) can be made to be compatible with the application of appropriate 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 grant the permit, he/she shall find that at least three (3) of the following criteria have been satis- fied: 1. Architectural and/or Historic Signifi- cance: The structure represents a unique re- gional or national architectural style or an innovation in architecture because of its style, use of materials, or functional arrangement, and is one of the few remaining examples of this. 2. Architectural Compatibility with Sur- rounding Structures: The nonconforming building or structure was part of a unified streetscape of similar structures that is un- likely to be replicated unless the subject structure is rebuilt per, or similar to, its original plan. 3. Potential of Site for Redevelopment: Redevelopment of the site with a conforming structure is unlikely either because the size of the existing lot may be too small to be eco- nomical, or because the characteristics of ad- jacent permitted uses (that might normally be expected to expand to such a site) currently might preclude their expansion. Typically, economic hardship would not be considered for a variance, but is a consideration here. 4. Condition of Building/Structure: If nonconforming as to the provisions of the City’s Building Code, the building or structure and surrounding premises have generally been well maintained and is not considered to be a threat to the public health, welfare, or safety, or it could be retrofitted so as not to pose such a threat. 5. Departure from Development Regula- tions: If nonconforming with the provisions of the City’s development regulations, the build- ing or structure does not pose a threat to the public health, welfare or safety, or could be modified so as not to pose such a threat. G. DECISION OPTIONS: The approving body may grant, with or without conditions, or deny a requested rebuild approval permit. Such a permit, if granted, typically would carry conditions with it pertaining to how a dam- 4-9-140C 9 - 33 (Revised 12/05) aged structure would be allowed to redevelop. The approving body may, for example, limit the term and duration of the rebuild approval permit as well as impose conditions. H. CONDITIONS OF APPROVAL: Conditions imposed by the approving body shall reasonably assure that nuisance or hazard to life or property will not develop. A rebuild approval permit for a nonconforming use and/or structure may, for example, be conditioned upon the provi- sion and/or guarantee by the applicant that nec- essary public improvements, facilities, utilities and/or services needed to support the use/struc- ture will be provided, or the provision of other fea- tures that would make the use/structure more compatible with its surroundings. I. EXPIRATION: Conditions imposed relating to the duration of a permit for a use or structure should also reflect reasonable amortization periods for any substan- tial upgrades to the premises that are required by City Code. J. EXTENSIONS: (Reserved) K. APPEALS: The final decision of the Reviewing Official on a rebuild approval permit application is appealable pursuant to RMC 4-8-110. (Ord. 4584, 2-12-1996; Amd. Ord. 4963, 5-13-2002) 4-9-130 OCCUPANCY PERMITS: A. PURPOSE: (Reserved) B. APPLICABILITY: No vacant land shall be occupied or used and no building hereafter erected shall be occupied or used, nor shall the use of a building be changed from a use limited to one district to that of any other district as defined by this Chapter until a certificate of occupancy shall have been issued by the Building Official. No permit for excavation for any building shall be issued before the appli- cation has been made for certificate of occu- pancy. (Ord. 1472, 12-18-1953) 1. Exemptions: (Reserved) C. CERTIFICATE AVAILABLE UPON REQUEST: Upon a written request of the owner, the Building Official shall issue a certificate of occupancy for any building or land existing at the time this Code takes effect, certifying, after inspection, the use of the building or land and whether such use con- forms to the provisions of the Code. Where a plat as above provided is not already on file, an appli- cation for a certificate of occupancy shall be ac- companied by a survey in duplicate form such as is required for a permit. D. TIMING AND PROCEDURE: Certificate of occupancy for the use of vacant lands or the change in the use of land as herein provided shall be applied for before any such land shall be occupied or used, and a certificate of oc- cupancy shall be issued within ten (10) days after the application has been made, providing such use is in conformity with the provisions of these regulations. (Ord. 1472, 12-18-1953) E. TEMPORARY OCCUPANCY PERMITS: See RMC 4-9-060, Deferral of Improvement In- stallation Procedures. 4-9-140 OPEN SPACE, AGRICULTURAL AND TIMBER LANDS; CURRENT USE ASSESSMENT: A. PURPOSE, APPLICABILITY, AND ADOPTION OF STATE RULES BY REFERENCE: The City further adopts, by reference herein, the Open Space Taxation Act Rules as promulgated by the Department of Revenue, State of Washing- ton, on the date of October 23, 1970, or as same may be amended from time to time. (Ord. 2844, 4-1-1974) B. APPLICATION SUBMITTAL REQUIREMENTS: (Reserved) C. PROCESSING FEE: Fees for processing any application by any owner in pursuance of chapter 84.34 RCW (Open Space, Agricultural and Timber Lands – Current Use Assessment) shall be as listed in RMC 4-1-170A, which fee is payable to the City of Renton upon filing of the application by any such owner and said fee shall be delivered by the King 4-9-140D (Revised 12/05)9 - 34 County Assessor to the City of Renton upon refer- ral of any such application to the legislative body of the City. Such fee shall be deposited in the gen- eral fund of the City of Renton. D. REFUND OF FEE UPON DENIAL OF APPLICATION: If any such application is not approved by the City of Renton, said application fee shall be refunded by the City Treasurer unto the applicant-owner. (Ord. 2844, 4-1-1974) 4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS: A. PURPOSES: There are two (2) principal purposes of the planned urban development regulations. First, it is the purpose of these regulations to preserve and protect natural features of the land. Second, it is also the purpose of these regulations to en- courage innovation and creativity in the develop- ment of residential, business, manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. In order to accomplish these purposes, this Sec- tion is established to permit development which is not limited by the strict application of the City’s zoning, parking, street, and subdivision regula- tions when it is demonstrated that such new de- velopment will be superior to traditional development under standard regulations. In con- sideration of the latitude given and the absence of conventional restrictions, the reviewing agencies, Hearing Examiner, and City Council shall have wide discretionary authority in judging and ap- proving or disapproving the innovations which may be incorporated into planned urban develop- ments proposed under this Section. (Ord. 5153, 9-26-2005) B. APPLICABILITY: Any applicant seeking to permit development which is not limited by the strict application of the City’s zoning, parking, street, and subdivision regulations in a comprehensive manner shall be subject to this Section. Any amendment to exist- ing planned urban developments shall be subject to this Chapter. 1. Zones: Planned urban developments may be permitted in the following zoning dis- tricts, when processed and approved as pro- vided in this Section: a. All zones, except R-1, R-4 and COR. 2. Code Provisions That May Be Modi- fied: a. In approving a planned urban devel- opment, the City may modify any of the standards of 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- ifications shall be considered simulta- neously as part of the planned urban development. b. An applicant may request additional modifications from the requirements of RMC Title 4, except those listed in sub- section B3 of this Section. Approval for modifications other than those specifi- cally described subsection B2a of this Section shall be approved by the City Council prior to submittal of a preliminary planned urban development plan. 3. Code Provisions Restricted from Mod- ification: a. Permitted Uses: A planned urban development may not authorize uses that are inconsistent with those uses allowed by the underlying zone, or overlay dis- trict, or other location restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3-010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010. b. Density/Permitted Number of Dwelling Units: The number of dwell- ings units shall not exceed the density al- lowances of the applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; c. Planned Urban Development Reg- ulations: The City may not modify any of the provisions of this Section, Planned Urban Development Regulations; d. Procedures: The City may not mod- ify any of the procedural provisions of RMC Title 4, including, but not limited to, fees, submittal requirements, and other 4-9-150D 9 - 35 (Revised 12/05) similar provisions found in chapters 4-1, 4-7, 4-8 and 4-9 RMC; and e. Specific Limitations: The City may not modify any provision of RMC 4-3-050, Critical Areas Regulations, 4-3-090, Shoreline Master Program Reg- ulations, 4-4-130, Tree Cutting and Land Clearing, 4-4-060, Grading, Excavation and Mining Regulations, chapter 4-5 RMC, or RMC 4-6-010 to 4-6-050 and 4-6-070 through 4-6-110 related to utili- ties and concurrency, except that provi- sions may be altered for these codes by alternates, modification, conditional use, or variance as specifically allowed in the referenced Chapter or Section. Such al- ternates, modification, conditional use, or variance applications may be merged with the consideration of a planned urban development per RMC 4-9-150H. (Ord. 4351, 5-4-1992; Amd. Ord. 5153, 9-26-2005) C. ROLES AND RESPONSIBILITY: 1. Development Services Division: The Development Services Division shall be re- sponsible for the general administration and coordination of this Section. However, all pro- posed Code modifications shall be reviewed at the same time by the Hearing Examiner and City Council. 2. Reviewing Agencies: City departments shall review each proposed planned urban development in accordance with procedures in chapters 4-8 and 4-9 RMC as appropriate. 3. Hearing Examiner: The Hearing Exam- iner is designated as the official agency of the City for the conduct of public hearings and for recommendation to the City Council for all re- quested Code modifications and the overall proposal itself. 4. City Council: The City Council, upon recommendation by the Hearing Examiner and the other agencies detailed in the para- graph above, shall be the final approving agency under this Section for all requested Code modifications and the overall proposal itself. (Ord. 4039, 1-19-1987; Amd. Ord. 5153, 9-26-2005) D. DECISION CRITERIA: The City may approve a planned urban develop- ment only if it finds that the following requirements are met. 1. Demonstration of Compliance and Su- periority Required: Applicants must demon- strate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. 2. Public Benefit Required: In addition, applicants shall demonstrate that a proposed development will provide specifically identi- fied benefits that clearly outweigh any ad- verse impacts or undesirable effects of the proposed planned urban development, par- ticularly those adverse and undesirable im- pacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would re- sult from the development of the subject site without the proposed planned urban develop- ment: a. Critical Areas: Protects critical ar- eas that would not be protected other- wise to the same degree as without a planned urban development; or b. Natural Features: Preserves, en- hances, or rehabilitates natural features of the subject property, such as signifi- cant woodlands, native vegetation, to- pography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or c. Public Facilities: Provides public fa- cilities that could not be required by the City for development of the subject prop- erty without a planned urban develop- ment; or d. Overall Design: Provides a planned urban development design that is supe- rior in one or more of the following ways to the design that would result from de- velopment of the subject property without a planned urban development: 4-9-150D (Revised 12/05)9 - 36 i. Open Space/Recreation: (a) Provides increased open space or recreational facilities beyond standard code require- ments and considered equiva- lent to features that would offset park mitigation fees in Resolu- tion 3082; and (b) Provides a quality environ- ment through either passive or active recreation facilities and at- tractive common areas, including accessibility to buildings from parking areas and public walk- ways; or ii. Circulation/Screening: Pro- vides superior circulation patterns or location or screening of parking facil- ities; or iii. Landscaping/Screening: Pro- vides superior landscaping, buffer- ing, or screening in or around the proposed planned urban develop- ment; or iv. Site and Building Design: Pro- vides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or v. Alleys: Provides alleys to at least fifty percent (50%) of any pro- posed single family detached, semi- attached, or townhouse units. 3. Additional Review Criteria: A proposed planned urban development shall also be re- viewed for consistency with all of the follow- ing criteria: a. Building and Site Design: i. Perimeter: Size, scale, mass, character and architectural design along the planned urban develop- ment perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materi- als shall reduce the potential for light and glare. ii. Interior Design: Promotes a co- ordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be pro- vided throughout a site by the use of varied materials, architectural detail- ing, building orientation or housing type; e.g., single family, detached, at- tached, townhouses, etc. b. Circulation: i. Provides sufficient streets and pedestrian facilities. The planned ur- ban development shall have suffi- cient pedestrian and vehicle access commensurate with the location, size and density of the proposed develop- ment. All public and private streets shall accommodate emergency vehi- cle access and the traffic demand created by the development as docu- mented in a traffic and circulation re- port approved by the City. Vehicle access shall not be unduly detrimen- tal to adjacent areas. ii. Promotes safety through suffi- cient sight distance, separation of ve- hicles from pedestrians, limited driveways on busy streets, avoid- ance of difficult turning patterns, and minimization of steep gradients. iii. Provision of a system of walk- ways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. iv. Provides safe, efficient access for emergency vehicles. c. Infrastructure and Services: Pro- vides utility services, emergency ser- vices, and other improvements, existing and proposed, which are sufficient to serve the development. d. Clusters or Building Groups and Open Space: An appearance of open- ness created by clustering, separation of building groups, and through the use of well-designed open space and landscap- 4-9-150E 9 - 37 (Revised 12/05) ing, or a reduction in amount of impervi- ous surfaces not otherwise required. e. Privacy and Building Separation: Provides internal privacy between dwell- ing units, and external privacy for adja- cent dwelling units. Each residential or mixed use development shall provide vi- sual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhance- ment of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the re- duction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of to- pography, building location and style. g. Parking Area Design: i. Design: Provides parking areas that are complemented by landscap- ing and not designed in long rows. The size of parking areas is mini- mized in comparison to typical de- signs, and each area related to the group of buildings served. The de- sign provides for efficient use of park- ing, and shared parking facilities where appropriate. ii. Adequacy: Provides sufficient on-site vehicular parking areas con- sistent with the parking demand cre- ated by the development as documented in a parking analysis ap- proved by the City. Parking manage- 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. h. Phasing: Each phase of the pro- posed development contains the re- quired parking spaces, open space, recreation spaces, landscaping and utili- ties necessary for creating and sustain- ing a desirable and stable environment, so that each phase, together with previ- ous phases, can stand alone. 4. Compliance with Development Stan- dards: Each planned urban development shall demonstrate compliance with the devel- opment standards contained in subsection E of this Section. (Ord. 5153, 9-26-2005) E. DEVELOPMENT STANDARDS: 1. Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements for residential, mixed use, commercial, and industrial developments are described below. a. Residential: For residential devel- opments, open space must be equal to or greater in size than the total square foot- age of the lot area reductions requested by the planned urban development, as il- lustrated in Figure 1. The open space shall not include a critical area and shall be concentrated in large usable areas. Stormwater facilities may be incorpo- rated with the open space on a case-by- case basis if the Reviewing Official finds: i. The stormwater facility utilizes the techniques and landscape re- quirements set forth in The Inte- grated Pond, King County Water and Land Resources Division, or an equivalent manual, or ii. The surface water feature serves areas outside of the planned urban development and is appropriate in size and creates a benefit. 4-9-150E (Revised 12/05)9 - 38 Figure 1. Common Open Space Example b. Mixed Use – Residential Portions: Subsections E1bi to v of this Section specify common open space standards for the residential portions of mixed use developments. i. Mixed use residential and at- tached housing developments of ten (10) or more dwelling units shall pro- vide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The com- mon space area shall be aggregated to provide usable area(s) for resi- dents. The location, layout, and pro- posed type of common space or recreation area shall be subject to approval by the Reviewing Official. The required common open space shall be satisfied with one or more of the elements listed below. The Re- viewing Official may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or mul- tipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development; (c) Pedestrian corridors dedi- cated to passive recreation and separate from the public street system; (d) Recreation facilities includ- ing, but not limited to: tennis/ sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children’s play spaces. ii. Required landscaping, drive- ways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor rec- reation or common use areas. Site Area: 1.5 acres Typical Lot Size: 4,500 sq. ft. Total Number of Lots: 12 Site Area: 1.5 acres Typical Lot Size: 3,500 sq. ft. Total Number of Lots: 12 Open Space: 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 4-9-150E 9 - 39 (Revised 12/05) iii. Required yard setback areas shall not count toward outdoor recre- ation and common space unless such areas are developed as private or semi-private (from abutting or ad- jacent properties) courtyards, plazas or passive use areas containing land- scaping and fencing sufficient to cre- ate a fully usable area accessible to all residents of the development. iv. Private decks, balconies, and private ground floor open space shall not count toward the common space/ recreation area requirement. Figure 2. A visible and accessible residential common area containing landscaping and other amen- ities. v. Other required landscaping, and sensitive area buffers without com- mon access links, such as pedes- trian trails, shall not be included toward the required recreation and common space requirement. c. Mixed Use Nonresidential Por- tions, or Commercial, or Industrial Uses: The following subsections specify common open space requirements appli- cable to nonresidential portions of mixed use developments or to single use com- mercial or industrial developments: i. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-ori- ented space according to the follow- ing formula: 1% of the lot area + 1% of the building area = Min- imum amount of pedestrian-oriented space 4-9-150E (Revised 12/05)9 - 40 Figure 3. Examples of pedestrian-oriented space associated with a large scale retail building. ii. To qualify as pedestrian-oriented space, the following must be in- cluded: (a) Visual and pedestrian ac- cess (including barrier-free ac- cess) to the abutting structures from the public right-of-way or a courtyard not subject to vehicular traffic, (b) Paved walking surfaces of either concrete or approved unit paving, (c) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground, and (d) At least three (3) feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. iii. The following features are en- couraged in pedestrian-oriented space and may be required by the Reviewing Official. (a) Pedestrian-oriented uses at the building facade facing the pe- destrian-oriented space. (b) Spaces should be posi- tioned in areas with significant pedestrian traffic to provide inter- 4-9-150E 9 - 41 (Revised 12/05) est and security – such as adja- cent to a building entry. (c) Pedestrian-oriented fa- cades on some or all buildings facing the space consistent with Figure 4. (d) Public seating that is dura- ble or easily replaceable, main- tainable, and accessible. Figure 4. Pedestrian-oriented spaces, visible from the street, including ample seating areas, mov- able furniture, special paving, landscaping components, and adjacent pedestrian-oriented uses. iv. The following are prohibited within pedestrian-oriented space: (a) Adjacent unscreened park- ing lots, (b) Adjacent chain link fences, (c) Adjacent blank walls, (d) Adjacent dumpsters or ser- vice areas, and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. d. Open Space Orientation: The loca- tion of public open space shall be consid- ered in relation to building orientation, sun and light exposure, and local micro- climatic conditions. e. Common Open Space Guidelines: Common space areas in mixed use resi- dential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessi- ble and usable to residents, and visible from surrounding units. i. Common space areas should be located to take advantage of sur- rounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. ii. In mixed use residential and at- tached residential projects children’s play space should be centrally lo- cated, visible from the dwellings, and away from hazardous areas like gar- bage dumpsters, drainage facilities, streets, and parking areas. 2. Private Open Space: Each residential unit in a planned urban development shall 4-9-150F (Revised 12/05)9 - 42 have usable private open space (in addition to parking, storage space, lobbies, and corri- dors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space which is contiguous to the unit and shall be an area of at least twenty percent (20%) of the gross square footage of the dwelling units. The private open space shall be well demarcated and at least ten feet (10′) in every dimension. Decks on upper floors can substitute for some of the required pri- vate open space for upper floor units. For dwelling units which are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5′). 3. Installation and Maintenance of Com- mon Open Space: a. Installation: All common area and open space shall be landscaped in accor- dance with the landscaping plan submit- ted by the applicant and approved by the City; provided, that common open space containing natural features worthy of preservation may be left unimproved. Prior to the issuance of any occupancy permit, the developer shall furnish a se- curity device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and main- tained for a period of two (2) years there- after prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period. A copy of such con- tract shall be kept on file with the Devel- opment Services Division. b. Maintenance: Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. 4. Installation and Maintenance of Com- mon Facilities: a. Installation: Prior to the issuance of any occupancy permits, all common facil- ities, including but not limited to utilities, storm drainage, streets, recreation facili- ties, etc., shall be completed by the de- veloper or, if deferred by the Planning/ Building/Public Works Administrator or his/her designee, assured through a se- curity device to the City equal to the pro- visions of RMC 4-9-060, except for such common facilities that are intended to serve only future phases of a planned ur- ban development. Any common facilities that are intended to serve both the present and future phases of a planned urban development shall be installed or secured with a security instrument as specified above before occupancy of the earliest phase that will be served. At the time of such security and deferral, the City shall determine what portion of the costs of improvements is attributable to each phase of a planned urban develop- ment. b. Maintenance: All common facilities not dedicated to the City shall be perma- nently maintained by the planned urban development owner, if there is only one owner, or by the property owners’ associ- ation, or the agent(s) thereof. In the event that such facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners’ associ- ation accordingly. Such bill, if unpaid, shall become a lien against each individ- ual property. (Ord. 5153, 9-26-2005) F. PROCEDURE FOR PRELIMINARY APPROVAL OF PLANNED URBAN DEVELOPMENTS: The approval of a planned urban development shall be by the City Council, upon recommenda- tion by the Hearing Examiner, and shall be pro- cessed in accordance with the following procedures: 1. Permit Process: Planned urban devel- opments shall be processed consistent with chapter 4-8 RMC as Type VI or VII permits as specified. 2. Filing of Application: The application for preliminary approval of a planned urban development shall be filed with the Develop- 4-9-150F 9 - 43 (Revised 12/05) ment Services Division accompanied by a fil- ing fee as established by RMC 4-1-170, Land Use Review Fees. Wherever a planned ur- ban development is intended to be subdi- vided into smaller parcels, an application for preliminary plat approval may be submitted together with the application for final planned urban development approval. In such case, the preliminary plat and the final planned ur- ban development shall be processed and re- viewed concurrently. Subsequent to final planned urban development approval, a planned urban development may also be subdivided by the binding site plan process. 3. Informal Review: Prior to making appli- cation for preliminary approval, the developer shall submit a conceptual plan for preapplica- tion review. 4. Submittal Requirements and Applica- tion Fees: A preliminary development plan shall be submitted to the Development Ser- vices Division and shall include the general intent of the development, apportionment of land for buildings and land use, proposed phases, if any, and such other information or documentation which the Development Ser- vices Division shall require. Submittal re- quirements and fees shall be as listed in RMC 4-1-170, Land Use Review Fees, and RMC 4-8-120C, Land Use Applications. 5. Public Notice and Comment Period: See RMC 4-8-090, Public Notice Require- ments. 6. Phasing: Planned urban developments may be proposed to be developed in one or more phases. If developed in phases, each phase of the planned urban development shall contain adequate parking, open space, recreation space, public benefits, landscap- ing, buffering, circulation, utilities and other improvements necessary so that each phase, together with any earlier phases, may stand alone and satisfy the purposes of this Sec- tion. Further, each phase must meet the re- quirements of subsection D2 of this Section, Public Benefit Required, unless the public benefits have been met by previously ap- proved phases. 7. Review Process: The preliminary plan shall be circulated to all reviewing depart- ments for comments. The Development Ser- vices Division shall evaluate whether the plans comply with the development policies of the Renton Comprehensive Plan and this Section and shall make a recommendation to the Hearing Examiner accordingly. 8. Decision: a. Preliminary Planned Urban Devel- opment – New Development: After pub- lic hearing, the Hearing Examiner shall recommend approval, approval with con- ditions, or denial of the preliminary plan. The City Council, at its discretion, follow- ing recommendation of the Hearing Ex- aminer, shall approve, modify or deny the preliminary plan. City Council action to approve a preliminary plan shall be by or- dinance and shall include an accurate description of the boundaries, land uses, any modified development standards, and number of units or building square feet of the planned urban development, and any phases thereof, as well as the ef- fective date of approval and the date of expiration of such approval. b. Preliminary Planned Urban Devel- opment – Existing Development with Binding Site Plan: After public hearing, the Hearing Examiner shall approve, ap- prove with conditions, or deny the prelim- inary plan. The preliminary plan shall contain an accurate description of the boundaries, land uses and number of units of the planned urban development, and any phases thereof, as well as the ef- fective date of approval and the date of expiration of such approval, on its face prior to recording with King County. 9. Effect of an Approved Preliminary Plan: The approval of a preliminary plan con- stitutes the City’s acceptance of the general project, including its density, intensity, ar- rangement and design. Approval authorizes the applicant or subsequent owner to apply for final plan approval of the planned urban development or phase(s) thereof. Preliminary plan approval does not authorize any building permits or any site work without appropriate permits. An approved preliminary plan binds the future planned urban development site and all subsequent owners to the uses, den- sities, and standards of the preliminary plan until such time as a final plan is approved for 4-9-150G (Revised 12/05)9 - 44 the entire site or all phases of the site, or a new preliminary plan is approved, or the pre- liminary plan is abandoned in writing or ex- pires subject to the provisions of subsections G and K of this Section. 10. Zoning Map Revised: a. New Planned Urban Development Approval: Upon the authority of the ap- proval ordinance of a preliminary planned urban development, the City shall place the planned urban development ordi- nance number as an overlay on the sub- ject property on the City of Renton Zoning Map. b. Demonstration Ordinances: Ordi- nances 4468 and 4550 which created demonstration developments known as Village on Union and certain divisions of the Orchards are hereby considered final planned urban developments for the pur- poses of code implementation. (Ord. 5153, 9-26-2005) G. FINAL PLAN REVIEW PROCEDURES: 1. Time Limits: The developer shall, within two (2) years of the effective date of action by the City Council to approve the preliminary plan, submit to the Development Services Di- vision a final development plan showing the ultimate design and specific details of the pro- posed planned urban development or the fi- nal phase or phases thereof. Upon application by the developer, the Hear- ing Examiner may grant an extension of the approved preliminary plan for a maximum of twelve (12) months. Application for such ex- tension shall be made at least thirty (30) days prior to the expiration date of preliminary plan approval. Only one such extension may be granted for a planned urban development. If a final development plan is not filed within such two (2) years or within the extended time period, if any, the planned urban devel- opment preliminary plan shall be deemed to have expired or been abandoned. To activate an expired or abandoned planned urban de- velopment a new application is required. 2. Submittal Requirements and Fees for Final Plan Application: A final plan applica- tion shall be submitted for a planned urban development, or a phase thereof, to the De- velopment Services Division. The proposed final plan shall be in substantial conformance with the approved preliminary plans, includ- ing phasing, subject to the provisions of sub- sections G4 and G5 of this Section. Submittal requirements shall be as listed in RMC 4-8-120C, Land Use Applications. Applica- tion fees shall be as listed in RMC 4-1-170, Land Use Review Fees. 3. Public Notice: Public notice shall be provided in the manner prescribed for prelim- inary plans. 4. Minor Modifications: As part of the ap- proval of a final plan, the City may require or approve a minor deviation from the prelimi- nary plan if: a. The change is necessary because of natural features of the subject property not foreseen by the applicant or the City prior to the approval of the preliminary development plan; or b. The change will not have the effect of significantly reducing any area of land- scaping, open space, natural area or parking; or c. The change will not have the effect of increasing the density or significantly in- creasing the total amount of floor area of the planned urban development; or d. The change will not result in any structure, circulation or parking area be- ing moved significantly in any direction; or e. The change will not reduce any set- back approved as part of the preliminary plan by more than ten percent (10%) and the required minimum setback is met; or f. The change will not result in a signifi- cant increase in the height of any struc- ture as approved in the preliminary plan; or g. The change will not increase or cre- ate any adverse impacts or undesirable effects on the surrounding neighborhood. 4-9-150G 9 - 45 (Revised 12/05) 5. Major Modifications: Major modifica- tions are those which substantially change the basic design, density, circulation, or open space requirements of the planned urban de- velopment. Major modifications to a prelimi- nary plan planned urban development shall be processed as a new preliminary plan. 6. Review and Approval of Final Plan: The final plan shall be reviewed by the de- partments and the Hearing Examiner, in the manner prescribed for preliminary plans, to determine if the final plan is in substantial conformance with the approved preliminary plan and is consistent with the purposes and review criteria of this Section. After a public hearing thereon, the Hearing Examiner shall make a decision to approve, approve with conditions or deny the final plan. The decision shall include a description of the elements of the approved planned urban development, including land uses, number of units, phas- ing, the effective date of approval and of ex- piration, time limits, required improvements and the schedule for implementation, and any conditions that may apply to the planned ur- ban development. a. Covenants Required: i. Covenants Generally: As a con- dition of final planned urban develop- ment approval, covenants shall be executed that run with the land, and with all subdivided portions thereof, stating that such property is part of an approved planned urban develop- ment, and including the file number thereof and a description of the uses, densities and phases of the ap- proved planned urban development. Such covenant shall also be re- corded for each property created through any subsequent subdivi- sions. ii. Specifications of Variations: All final planned urban developments shall include specifications that are recorded with the planned urban de- velopment indicating which lots or structures vary from which specific zoning requirement. Covenants shall indicate that such lots or structures shall meet the standard created with the approval of the planned urban development or the current zone in effect at the time of subsequent land use, building or construction permits. b. Property Owners’ Association Re- quired: For residential planned urban developments, the developer or owner(s) of a planned urban development shall be required to form a legally incorporated property owners’ association prior to the occupancy of any portion of a planned ur- ban development. If there is only one owner of the planned urban develop- ment, either a property owners’ associa- tion shall be formed or a covenant running with the land shall be filed requir- ing the formation of such an association prior to the first subsequent sale of the property, or portion thereof. For nonresi- dential planned urban developments, the City may establish covenants as neces- sary to ensure maintenance of infrastruc- ture and open space or other common improvements. 7. Effect of an Approved Final Plan: a. Standards Superimposed: The fi- nal approval of a planned urban develop- ment, under the procedures detailed in this Section, shall superimpose the re- quirements of that specific approved planned urban development on the un- derlying zone regulations as an excep- tion thereto, to the extent that the requirements of the planned urban devel- opment modifies or supersedes the regu- lations of the underlying zone. Final plan approval shall be binding upon property or the respective phase(s) with regards to density, intensity, open space, uses, and other standards until such time as a new final planned urban development is ap- proved or the final plan expires or is abandoned subject to subsection K of this Section. b. Construction Authorized: Ap- proval of a final planned urban develop- ment is authorization to apply for building permits to construct the planned urban development. 4-9-150H (Revised 12/05)9 - 46 8. Time Limits: a. Expiration: The developer shall pre- pare and submit building permit applica- tions which are accepted as substantially complete to the Development Services Division within six (6) months of the effec- tive date of approval. The developer shall complete the approved planned urban development or any phase thereof in- cluded in the approved final plan within two (2) years from the date of the deci- sion to approve the final plan by the Hear- ing Examiner, unless the Examiner designates a shorter time. Failure to complete the planned urban develop- ment, or any phase thereof, within this time limit will require the submittal of a new preliminary and final plan application in order to continue construction of the planned urban development. Failure to submit a new application or to complete the planned urban development once construction has begun shall constitute abandonment of the planned urban de- velopment subject to subsection J of this Section. Expiration of any building permit issued for a planned urban development shall be governed by the provisions of the applicable Building Code. Construction of any portion of the planned urban devel- opment requires a current approved planned urban development and a cur- rent building permit. b. Remaining Preliminary Phases with Completion of One Phase: Ap- proval of a final plan for any phase of the approved preliminary plan shall consti- tute an extension for two (2) years of the remainder of the preliminary plan from the effective date of Hearing Examiner action on the final plan. (Ord. 5153, 9-26-2005) H. MERGER OF APPLICATIONS OR REVIEW STAGES: 1. Merger of Review Stages: The appli- cant may request that review and decision on the preliminary plan and final plan be merged in one decision. The merged decision shall follow the procedural steps required of a pre- liminary plan. However, the applicant shall submit all plans and information in the detail required for a final plan and shall comply with all other requirements and standards for a fi- nal plan. 2. Merger with Other Applications: A pre- liminary planned urban development may be considered simultaneously with any other land use permit required for a proposal, in- cluding but not limited to: preliminary plats, short plats, binding site plans, critical area modifications or variances, shoreline sub- stantial developments permits, shoreline vari- ances, shoreline conditional use permits, grading regulation modifications or vari- ances, or other applications. Where merged, the review criteria for all of the applications shall be considered simultaneously with the planned urban development criteria in sub- section C of this Section. Where there are conflicts with review criteria, the criteria of subsection C of this Section shall govern. Where merged, all permits shall be consid- ered simultaneously as part of the planned urban development. The review authority shall be determined consistent with RMC 4-8-080C2, Review Authority for Multiple Per- mit Applications. (Ord. 5153, 9-26-2005) I. APPEALS OF EXAMINER’S DECISION ON A FINAL PLANNED URBAN DEVELOPMENT: The Hearing Examiner’s decision on a final planned urban development may be appealed to the City Council pursuant to RMC 4-8-110. If the Hearing Examiner acts on appeal to approve a fi- nal planned urban development, the decision will include an effective date of approval consistent with subsections G and K of this Section. (Ord. 5153, 9-26-2005) J. BUILDING AND OCCUPANCY PERMITS: 1. Conformance with Final Plan Re- quired: Building permits shall be issued for construction in planned urban developments only in accordance with the approved final plan. 2. Minor Adjustments to Final Plan: a. Minor Adjustments Prior to Build- ing Permits: Minor adjustments to the fi- nal plan which involve only insignificant revisions to the exact location and config- uration of buildings, roadways, open 4-9-150K 9 - 47 (Revised 12/05) space or other features and do not in- volve any changes in density, relative density within the site, intensity, architec- tural style, housing type or other signifi- cant characteristics of the planned urban development may be approved by the Development Services Division when is- suing building permits. Adjustments that are determined by the Development Ser- vices Division to not be minor adjust- ments shall require the submittal of a new final plan or preliminary plan application, according to subsections G4 and G5 of this Section, Modifications. b. Minor Variations to Development following Final Planned Urban Devel- opment: Property owners of units or im- provements may apply for subsequent land use, building, and construction per- mits. Such permits may be approved sub- ject to City requirements; provided, that the proposals meet the standard created with the approval of the planned urban development or the current zone in effect at the time of the application. Common areas shall be maintained consistent with the approved planned urban develop- ment. Replacement of paving or land- scaping to equivalent types is allowed subject to City authorization that the ac- tivities are consistent with the planned ur- ban development approval and any applicable City codes. 3. Occupancy Permit Issuance Proce- dure: Occupancy permits shall be granted consistent with the requirements in RMC Title 4. Conditions of approval shall be based upon actions to be achieved prior to issuance of construction permits or building permits. De- ferrals of improvements shall be determined by the Planning/Building/Public Works Ad- ministrator pursuant to RMC 4-9-060. 4. Occupation of Structures: Any finished structures, short of full implementation of an approved final plan for a planned urban de- velopment or those phases thereof, may be occupied upon the issuance of a conditional use permit by the Hearing Examiner together with such conditions, covenants or other terms in order to assure compliance with the requirements of this Section, Development Standards, and/or any other applicable provi- sion of this Section and the City’s zoning reg- ulations. (Ord. 5153, 9-26-2005) K. EXPIRATION OR ABANDONMENT OF A PLANNED URBAN DEVELOPMENT: 1. Expiration: Expiration of an approved preliminary plan shall be defined as failure to satisfy the time limits or other requirements of submitting a final plan application. Expiration of an approved final plan planned urban de- velopment shall be defined as failure to ini- tiate construction of a planned urban development. Expiration can only occur if no on-site construction has begun or a lack of significant progress under those building per- mits has occurred. Upon expiration of a pre- liminary or final plan, the undeveloped site may only be developed if a new preliminary and final plan planned urban development is approved or if the City Council, by ordinance, removes the planned urban development designation and revokes the original ap- proval. 2. Abandonment: “Abandonment of a pre- liminary and/or final plan” for the purpose of this Section shall mean the failure and ne- glect of the developer to meet the require- ments of subsection G9 of this Section, or to diligently pursue the project and the improve- ments incidental thereto for a period of six (6) months, after beginning or completing con- struction of any of the residential units, utili- ties, streets or other improvements of any phase of a planned urban development. Abandonment shall also occur when the ap- plicant has provided a written statement indi- cating that he/she is abandoning the preliminary and/or final plan. 3. Resuming Development of an Aban- doned Planned Urban Development Site: In order to resume development of an aban- doned planned urban development site, a new final plan application shall be submitted for any partially completed phase of the planned urban development and a new pre- liminary plan application shall be submitted for all remaining portions of the site. In any case, all subsequent preliminary or final plans shall adhere to the Renton City Code provisions in force at the time of resubmission including open space, dwelling unit density and setback requirements. No building per- mits shall be issued, renewed or extended 4-9-150L (Revised 12/05)9 - 48 until such new preliminary or final plans are approved. (Ord. 5153, 9-26-2005) L. APPEAL OF COUNCIL DECISION ON PLANNED URBAN DEVELOPMENT: The action, by ordinance, of the City Council to approve, modify or deny a planned urban devel- opment shall be final and conclusive, unless the time period specified in RMC 4-8-110, Appeals, an aggrieved party obtains a writ of review from Superior Court. If Council acts in appeal to ap- prove a preliminary planned urban development, the decision will include an effective date of ap- proval consistent with subsection G and K of this Section. (Ord. 4039, 1-19-1987; Ord. 5153, 9-26-2005) M. VIOLATIONS OF THIS CHAPTER AND PENALTIES: Unless otherwise specified, violations of this Sec- tion are misdemeanors subject to RMC 1-3-1. (Ord. 4351, 5-4-1992; Ord. 5153, 9-26-2005; Ord. 5159, 10-17-2005) 4-9-160 PUBLIC ART EXEMPTION PROCEDURE: A. PURPOSE: (Reserved) B. APPLICABILITY: “Objects of art” for the purposes of this Section shall include, but not be limited to, sculptures, wall paintings, murals, collages or banners by art- ists recognized by the Renton Municipal Arts Commission and when consistent with guide- lines, if any, established by the Renton Municipal Arts Commission. (Ord. 4401, 5-3-1993) C. CRITERIA FOR EXEMPTIONS FROM SIGN CODE REQUIREMENTS: Objects of art are exempt from the requirements of the City’s Sign Code when: 1. Sited in a manner as to be readily acces- sible to pedestrians for passive viewing; 2. Sited in a manner so as not to unduly di- vert the attention of motorists from the road- way; 3. Stationary and do not revolve or other- wise move; 4. Not illuminated; 5. In good taste and reasonably reflect ac- ceptable community values; 6. Of sufficient durability so as to have a life expectancy of at least ten (10) years; 7. Not used or referred to in the media or by the owners of the premises or operators of businesses contained thereon for business advertising purposes. D. EXEMPTION CERTIFICATE REQUIRED FOR PUBLIC ART: Before a proposed object of art may be exempted from the City’s Sign Code, the property owner or his/her representative shall apply for and be granted a public art exemption certificate by the City. Placement of objects of art exempted from the Sign Code must comply with the other provi- sions of the City’s Zoning and Building Codes. E. EXEMPTION APPLICATION PROCEDURE: Applicants must submit an application with the appropriate filing fees according to the City’s es- tablished fee schedule to the Development Ser- vices Division of the Department of Planning/ Building/Public Works. The application shall in- clude five (5) sets of photographs, scaled draw- ings, and/or three (3) dimensional depictions of the proposed objects/surfaces to be exempted, a biographical sketch of the artist, and appropriate site plans and wall elevations depicting the loca- tion of the objects of art. F. STAFF REVIEW OF EXEMPTION REQUESTS: If the City determines that there is no issue as to the artistic merit of the proposed object, then the City may issue the applicant a public art exemp- tion certificate. Appeals from administrative deci- sions may be filed as referenced in RMC 4-8-110, Appeals. (Ord. 4401, 5-3-1993; Amd. Ord. 4720, 5-4-1998) G. SPECIAL ARTS COMMISSION REVIEW OF EXEMPTION REQUESTS: If the City determines that there is an issue as to the artistic merit of the object, then upon receipt of a completed application the Development Ser- vices Division shall forward the application to the Renton Municipal Arts Commission for review and recommendation and shall notify the appli- cant of the date the application was transferred to the Commission. 4-9-170C 9 - 48.1 (Revised 12/05) 1. Commission Review and Recommen- dations: The Renton Municipal Arts Com- mission, following adopted procedures, shall review and transmit to the Development Ser- vices Division a recommendation on the ap- plication not later than forty five (45) days from the date of acceptance of a complete application, in accordance with the following procedures. 2. Renton Municipal Arts Commission Role Regarding Public Art Exemption Cer- tificate: The role of the Commission shall be to: (1) recommend whether proposed objects of art reasonably reflect acceptable commu- nity values; (2) recommend whether the pro- posed siting location, size/scale, etc., are appropriate for public display; (3) recommend whether adequate provisions have been made for public access and passive viewing of the objects of art; and (4) to determine whether the objects of art are consistent with the Commission’s established guidelines and are by a recognized artist. 3. Determination of Artist Recognition: In determining that an artist is recognized, the Renton Municipal Arts Commission shall es- tablish a panel, consisting of three (3) Renton Municipal Arts Commissioners and two (2) artists or instructors who are actively en- gaged in the medium used to create the pro- posed object of art for which exemption has been applied, which shall determine whether or not said proposed object of art meets or exceeds the standards generally accepted for that medium, and whether or not media and technique show competency and quality of workmanship. 4. Fee: A separate fee, up to a maximum of three hundred dollars ($300.00), will be charged to the applicant for the costs associ- ated with the Renton Municipal Arts Commis- sion’s selection of the peer review panel. This fee will be determined by the Renton Munici- pal Arts Commission. H. FINAL AUTHORITY: After reviewing the recommendation of the Renton Municipal Arts Commission, a City official designated by the Development Services Division shall make a determination as to whether a public art exemption certificate shall be issued. I. APPEAL: If, after reviewing the recommendation of the Renton Municipal Arts Commission, the City offi- cial determines that the public art exemption is denied, the applicant may appeal that determina- tion to the Examiner pursuant to RMC 4-8-110, Appeals. 1. Standing and Authority for Hearing Appeal: If, after reviewing the recommenda- tion of the Renton Municipal Arts Commis- sion, the City official determines that the public art exemption is denied, the applicant may appeal that determination to the Hearing Examiner. The decision from which the ap- peal is taken will be an administrative deci- sion for purposes of appeal. 2. Transmittal of File and Staff Report to Examiner: On appeal, the Development Ser- vices Division shall submit the official file, in- cluding one set of the application materials together with the recommendation of the Renton Municipal Arts Commission and a staff report, to the Hearing Examiner at least ten (10) days prior to the Hearing Examiner’s scheduled public hearing on this item. (Ord. 4401, 5-3-1993) 4-9-170 RAILROAD AND UTILITY LINE CONSTRUCTION PERMIT: A. PURPOSE: (Reserved) B. APPLICABILITY: No person or corporation shall build or construct any railroad of any kind or any street railway, tele- graph line, telephone line, electric light line, gas main or underground conduit for use of any public utility company in any street, avenue or alley of the City without first obtaining a permit therefor from the Council and no person shall make any excavation of any kind or deposit any material or thing in any street, avenue or alley of this City for the purpose or with the intention of building, con- structing or extending any such street railway, telegraph line, telephone line, electric light line, gas main or underground conduit for use of any public utility company without first obtaining such permit from the Council. (Ord. 1065, 9-5-1939) C. NO PERMIT FOR ORDINARY REPAIR: It shall be no defense of any prosecution or pro- ceeding under this Chapter that a franchise to 4-9-170D (Revised 12/05)9 - 48.2 build or construct any such street railway, tele- graph line, telephone line, electric light line, gas main or underground conduit for use of any public utility company that has been granted by any law of this City, but this Chapter shall not be so con- strued as to require a permit for the construction of ordinary repairs to any such structure where such repairs are made in good faith and not for the purpose of construction of such structure. D. DECISION CRITERIA: If the person applying to the Council for any such permit shall have a valid and existing franchise or permission for the structure desired under any valid law of the City, the Council may grant such permit provided that said Council shall defer or temporarily refuse the granting thereof until such time as it deems proper or in its discretion in all cases where the street, avenue or alley in or on which the work desired to be done is occupied or about to be occupied in any work by the City in im- proving or repairing such street, avenue, alley or public place, or in repairing other property of the City, or in cases where such street, avenue, alley or public place is occupied or about to be occu- pied by any other persons having the right to use the same in such manner as to render it inconve- nient to the public to permit any further obstruc- tion thereof at said time, and provided, further, that a sufficient portion of such street, avenue, al- ley or public place shall, as far as possible, be open for public use for the purposes of traffic, and in all cases, any work of the City or its contractors or employees shall have precedence over all other work of any kind. E. VIOLATION OF THIS CHAPTER AND PENALTIES: 1. Construction without Permit Consid- ered Public Nuisance: All street railways, telegraph lines, telephone lines, electric light lines, gas mains or underground conduits for use of any public utility company and all rails, ties, planks, posts, wires or other structures, apparatus or material built, constructed or placed in any street, avenue or alley of the City without a permit having first been issued therefor in compliance with the provisions of this Chapter shall constitute a public nuisance and shall be abated in the manner provided by the City law of the City. Unless otherwise specified, violations of this Section are misde- meanors subject to RMC 1-3-1. (Ord. 1065, 9-5-1939; ; Ord. 5159, 10-17-2005) 4-9-180 REZONE PROCESS: A. PURPOSE: (Reserved) B. ABILITY TO APPLY: An application for a rezone of property may be made by the property owner, or somebody autho- rized on his behalf, on forms provided by and filed with the Building Department. (Ord. 3463, 8-11-1980, Ord. 3592, 12-14-1981) C. AUTHORITY FOR REZONES REQUIRING A PLAN AMENDMENT: Areawide zoning shall be recommended to the Mayor and the City Council by the Planning Com- mission after conducting a public hearing thereon and may be thereafter adopted by the City Coun- cil upon completion of at least one public hearing thereon. (Ord. 3976, 3-3-1986) D. AUTHORITY FOR REZONES NOT REQUIRING PLAN AMENDMENT: In those instances where there is a rezone re- quest which does not require an amendment to the Comprehensive Plan, the processing of the rezone application shall be submitted to the ad- ministration. The applicant will have the burden and duty of applying for and pursuing the rezone. The rezone hearing shall be held before the Hear- ing Examiner under the procedures and rules of the Hearing Examiner. (Ord. 4437, 2-21-1994) E. SUBMITTAL REQUIREMENTS AND FEES: Submittal requirements and fees shall be as specified in RMC 4-1-170, Land Use Review Fees, and 4-8-120C, Land Use Applications. F. DECISION CRITERIA FOR CHANGE OF ZONE CLASSIFICATION: 1. Criteria for Rezones Requiring a Com- prehensive Plan Amendment: The Review- ing Official shall find that: a. The proposed amendment meets the review criteria in RMC 4-9-020G; and b. The property is potentially classified for the proposed zone being requested pursuant to the polices set forth in the Comprehensive Plan; and c. At least one of the following circum- stances applies: 4-9-180F 9 - 48.3 (Revised 12/05) 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 F1b and F1c of this Sec- tion. (Amd. Ord. 4794, 9-20-1999) (Revised 12/05)9 - 48.4 This page left intentionally blank. 4-9-190O 9 - 57 (Revised 12/05) comment period specified in RMC 4-9-190E3. 5. Review Period – Construction Autho- rization: a. No construction pursuant to such per- mit shall begin or be authorized and no building, grading or other construction permits or use permits shall be issued by the City until twenty one (21) days from the date the permit was filed with the De- partment of Ecology and the Attorney General, or until all review proceedings are completed as were initiated within the twenty one (21) days of the date of filing. Filing shall occur in accordance with RCW 90.58.140(6) and WAC 173-27-130. b. If the granting of a shoreline permit by the City is appealed to the Shoreline Hearings Board, and the Shoreline Hear- ings Board has approved the granting of the permit, and an appeal for judicial re- view of the Shoreline Hearings Board de- cision is filed, construction authorization may occur subject to the conditions, time periods, and other provisions of RCW 90.58.140(5)(b). K. RULINGS TO STATE: Any ruling on an application for a substantial de- velopment permit under authority of this Master Program, whether it is an approval or denial, shall, with the transmittal of the ruling to the applicant, be filed concurrently with the Department of Ecol- ogy and the Attorney General by the Development Services Division. Filing shall occur in accordance with RCW 90.58.140(6) and WAC 173-27-130. L. TRANSFERABILITY OF PERMIT: If a parcel which has a valid shoreline permit is sold to another person or firm, such permit may be transferred to the new owner. M. ENFORCEMENT: All provisions of this Master Program shall be en- forced by the Development Services Division. For such purposes, the Director or his duly authorized representative shall have the power of a police of- ficer. N. RESCISSION OF PERMITS: 1. Noncompliance with Permit: Any shoreline permit issued under the terms of this Master Program may be rescinded or sus- pended by the Development Services Divi- sion of the City upon a finding that a permittee has not complied with conditions of the permit. 2. Notice of Noncompliance: Such rescis- sion and/or modification of an issued permit shall be initiated by serving written notice of noncompliance on the permittee, which no- tice shall be sent by registered or certified mail, return receipt requested, to the address listed on the application or to such other ad- dress as the applicant or permittee may have advised the City; or such notice may be served on the applicant or permittee in per- son or his agent in the same manner as ser- vice of summons as provided by law. 3. Posting: In addition to such notice, the Development Services Division shall cause to have notice posted in three (3) public places of which one posting shall be at or within the area described in the permit. 4. Public Hearing: Before any such permit can be rescinded, a public hearing shall be held by the Land Use Hearing Examiner. No- tice of the public hearing shall be made in ac- cordance with RMC 4-8-090D, Public Notice Requirements. 5. Final Decision or Recommendation: The decision of the Land Use Hearing Exam- iner shall be the final decision of the City on all rescinded applications. A written decision shall be transmitted to the Department of Ecology, the Attorney General’s office, the ap- plicant, and such other departments or boards of the City as are affected thereby and the leg- islative body of the City. For conditional uses or variances, the Department of Ecology has thirty (30) days to make a final decision fol- lowed by a twenty one (21) day appeal period. (Amd. Ord. 4999, 1-13-2003) O. APPEALS: See RMC 4-8-110H. 4-9-190P (Revised 12/05)9 - 58 P. VIOLATIONS OF THIS CHAPTER AND PENALTIES: 1. Violations of This Chapter and Penal- ties: Unless otherwise specified, violations of this Section are misdemeanors subject to RMC 1-3-1. (Ord. 5159, 10-17-2005) 2. Injunction: The City Attorney may bring such injunctive, declaratory or other actions as are necessary to insure that no uses are made of the shorelines of the State the City’s jurisdiction which are in conflict with the pro- visions and programs of this Master Program or the Shoreline Management Act of 1971, and to otherwise enforce provisions of this Section and the Shoreline Management Act of 1971. 3. Public and Private Redress: Any per- son subject to the regulatory program of this Master Program who violates any provision of this Master Program or the provisions of a permit issued pursuant thereto shall be liable for all damages to public or private property arising from such violation, including the cost of restoring the affected area to its condition prior to such violation. The City Attorney may bring suit for damages under this subsection on behalf of the City. Private persons shall have the right to bring suit for damages under this subsection on their own behalf and on behalf of all persons similarly situated. If lia- bility has been established for the cost of re- storing an area affected by violation, the Court shall make provision to assure that res- toration will be accomplished within a reason- able time at the expense of the violator. In addition to such relief, including monetary damages, the Court in its discretion may award attorney’s fees and costs of the suit to the prevailing party. (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) 4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS: A. PURPOSE: This Section provides a permit process for routine vegetation management implementing the tree cutting and land clearing regulations in RMC 4-4-130. B. AUTHORITY: The City’s Development Services Division Direc- tor, or his duly authorized representative, is hereby authorized and directed to interpret and enforce all the provisions of this Section. C. APPLICABILITY, EXEMPTIONS, AND PROHIBITED ACTIVITIES: 1. General Applicability: The regulations of this Section apply to any developed, par- tially developed or undeveloped property where routine vegetation management activ- ities are undertaken. a. Permit Required for Routine Vege- tation Management on Undeveloped Properties: Any person who performs routine vegetation management on unde- veloped property in the City must obtain a routine vegetation management permit prior to performing such work. b. Permit Required to Use Mechani- cal Equipment: Except where use of mechanical equipment is specifically listed as exempt, any person who uses mechanical equipment for routine vege- tation management, land clearing, tree cutting, landscaping, or gardening on de- veloped, partially developed or undevel- oped property must obtain a routine vegetation management permit prior to performing such work. c. Tree Cutting – Solar Access or Pasture Land: A routine vegetation management permit is required for tree cutting in greater amounts than specified under partially exempt actions in RMC 4-4-130C2, Allowable Tree Cutting Activ- ities, for any property where tree cutting is proposed without an associated land development permit. A routine vegetation management permit may be issued al- lowing tree cutting only in the following cases: i. For purposes of allowing solar ac- cess to existing structures; or ii. To create pasture land where ag- ricultural activities are permitted uses in the zone. 4-9-200A 9 - 59 (Revised 12/05) Any tree cutting activities shall be the minimum necessary to accomplish the purpose, and shall be consistent with RMC 4-4-130D2, Restrictions for Critical Areas. 2. Exemptions: Refer to RMC 4-4-130C. 3. Prohibited Activities: Refer to RMC 4-4-130D. D. PROCEDURES AND REVIEW CRITERIA: Permits for routine vegetation management shall be processed as follows: 1. Submittal: An application for a routine vegetation management permit shall be sub- mitted to the Development Services Division together with any necessary fees as required in chapter 4-1 RMC. 2. Information Required: A routine vege- tation management permit application shall contain the information requested in RMC 4-8-120, Submittal Requirements – Specific to Application Type. 3. Time: The permit shall be reviewed ad- ministratively within a reasonable period of time. 4. Routine Vegetation Management Per- mit Conditions: The routine vegetation man- agement permit may be denied or condi- tioned by the City to restrict the timing and extent of activities in order to further the intent of this Section including: a. Preserve and enhance the City’s aesthetic character and maintain visual screening and buffering. b. Preserve habitat to the greatest ex- tent feasible. c. Prevent landslides, accelerated soil creep, settlement and subsidence haz- ards. d. Minimize the potential for flooding, erosion, or increased turbidity, siltation or other form of pollution in a watercourse. e. Ensure that the proposal will be con- sistent with RMC 4-4-130D2, Restrictions for Critical Areas, and D3, Restrictions for Critical Areas – Routine Vegetation Man- agement Permits. 5. Time Limits for Routine Vegetation Management Permits: Any permit for rou- tine vegetation management shall be valid for one year from the date of issuance. An exten- sion may be granted by the Development Services Division for a period of one year upon application by the property owner or manager. Application for such an extension must be made at least thirty (30) days in ad- vance of the expiration of the original permit and shall include a statement of justification for the extension. E. APPEALS: Appeal of the decision to grant, grant with condi- tions, or deny a routine vegetation management permit shall be made consistent with RMC 4-8-110, Appeals. F. VIOLATIONS AND PENALTIES: Unless otherwise specified, violations of this Sec- tion are misdemeanors subject to RMC 1-3-1. (Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005) 4-9-200 SITE DEVELOPMENT PLAN REVIEW: A. PURPOSE AND INTENT: The purpose of site development plan review shall be to assure that proposed development is compatible with the plans, policies and regula- tions of the City of Renton as outlined in the City’s Comprehensive Plan and the City’s Business Plan Goals. Site development plan review may be used to analyze plans at varying levels of detail to ensure continuity of project concept and consis- tent implementation. Elements subject to this Section include, but are not limited to, site layout, building orientation and design, pedestrian and vehicular environment, signage, landscaping, natural features of the site, screening and buffer- ing, parking and loading facilities, and illumina- tion. Site development plan review is divided into two types: Master Plan and Site Plan. 1. Master Plan: The purpose of the Master Plan process is to guide phased planning of development projects with multiple buildings on a single large site. The Master Plan is re- quired to demonstrate how the major ele- 4-9-200B (Revised 12/05)9 - 60 ments of a development are proposed on the site at sufficient detail to demonstrate the overall project concept. In addition, the Mas- ter Plan must illustrate how the major project elements, combined, create an urban envi- ronment that implements City goals. An addi- tional purpose is to allow consideration and mitigation of potential impacts that could re- sult from large-scale site and facility develop- ment, and to allow coordination with City capital improvement planning. Master Plan review should occur at an early stage in the development of a project, when the scale, in- tensity and layout of a project are known. 2. Site Plan Review: The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional pur- pose of Site Plan is to ensure quality develop- ment consistent with City goals and policies. For those developments that do not require Master Plan first, Site Plan Review should oc- cur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. The intent of the tiered site development plan re- view process is to provide an opportunity to re- view projects at broad levels for the Master Plan and with increased specificity as development plans becomes refined to the level of Site Plan. Intent statements below shall guide review of the plans at a specificity appropriate to the level of re- view. 1. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable im- pacts of development both on- and off-site; 2. To promote high quality design meeting criteria set forth in the City’s Urban Center Design Overlay, where applicable; 3. To protect and enhance the desirable as- pects of the natural landscape and environ- mental features of the City; 4. To ensure convenience and safety of ve- hicular and pedestrian movement within the site and in relation to adjacent areas, and en- sure that road and pedestrian circulation sys- tems implement land use objectives for the zone in which the project occurs; 5. To promote coordination of public or quasi-public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and be- tween individual developments; 6. To protect neighboring owners and uses by assuring that reasonable provisions have been made for such matters as sound and sight buffers, light and air, and those other as- pects of site plans which may have substan- tial effects on neighboring land uses; 7. To minimize conflicts that might other- wise be created by a mix of uses within al- lowed zones; 8. To provide for quality, multiple family or clustered housing while minimizing the im- pacts of high density, heavy traffic generation, and intense demands on City utilities and rec- reational facilities; 9. To provide a mechanism to more effec- tively meet the purposes and intent of the State Environmental Policy Act; 10. To supplement other land use regula- tions by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. (Ord. 3981, 4-7-1986; Amd. Ord. 4802, 10-25-1999; Ord. 5028, 11-24-2003) B. APPLICABILITY: 1. Master Plan Review – Applicability: a. UC-N1 and UC-N2 Zones: Master Plan review is required for all develop- ment within the UC-N1 and UC-N2 Zones that is not specifically exempted in sub- sections C1a and b of this Section. All Master Plans within these zones must be consistent with the conceptual plan re- quired by development agreement(s) ap- plicable to the UC-N1 and UC-N2 Zones for the specific district(s) where they are located. When existing parcels are twenty five (25) acres or smaller, a mas- ter plan incorporating all abutting lots in common ownership as of December 1, 2003, is required. No Site Plan Review within an area shall be approved until such a time as a Master Plan is approved 4-9-200C 9 - 61 (Revised 1/05) for the same area. Master Plan and Site Plan Review for the same area may oc- cur concurrently. b. COR Zones: Master Plan review is required for all development within the COR Zones that is not specifically ex- empted by subsection C of this Section. c. All Other Zones: Master Plans are optional. 2. Site Plan Review: No building permit shall be issued for any use requiring Site Plan Review pursuant to this Section until the Re- viewing Official has approved, or approved with conditions, the Site Plan application. All building permits issued shall be in compli- ance with the approved Site Plan. Site Plan Review is required for: a. All development in the IL, CO, CN, CD, CA, CV, COR, UC-N1, UC-N2, R-10, RMH, RM, and R-14 Zones. b. K-12 educational institutions. c. Parks. d. Outdoor recreation facilities. e. Rental services with outdoor storage. f. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. g. Development within the Employ- ment Area Valley: All development within the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. (Ord. 4404, 6-7-1993; Ord. 4636, 9-23-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003) C. EXEMPTIONS: 1. Development Exempt from Master Plan Review: a. UC-N1 and UC-N2 Zones Only: i. Airplane Manufacturing and Airplane Manufacturing Acces- sory Functions: New structures, re- habilitation of existing structures, or lot line adjustments for airplane man- ufacturing and airplane manufactur- ing accessory functions within the UC-N1 and UC-N2 Zones. ii. Other Uses: Subdivision, lot line adjustment or other method of ad- justing lot configurations that result in lots larger than twenty five (25) acres in size. iii. Other Exemptions in the UC- N1 and UC-N2 Zones: Other ex- emptions are listed in subsection C1b of this Section. b. COR, UC-N1, and UC-N2 Zones: i. Interior remodels. ii. Facade Modifications: Facade modifications such as the location of entrances/exits, the location of win- dows, changes in signage, or aes- thetic alterations. iii. Exterior remodeling or expan- sion of an existing detached or semi- attached home and/or primary resi- dence, excluding the addition of a new dwelling unit(s). iv. All development categorically exempt from the State Environmental Policy Act (chapters 43.21C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Re- view Procedures. v. Utilities: Underground utility projects. vi. Additional exemptions for the R- 10 Zone are listed in subsections C2c and C2d of this Section. 4-9-200D (Revised 1/05)9 - 62 vii. Additional exemptions for the R- 14 Zone are listed in subsection C2c of this Section. 2. Development Exempt from Site Plan Review: a. In the RC, R-1, R-4, R-8, RMH, RM, CO, CA, CN, CV, CD, IL, IM, and IH Zones: In all zones, the following types of development shall be exempt from the requirements of site plan review: i. Interior remodel of existing build- ings or structures. ii. Facade modifications such as the location of entrances/exits; the lo- cation of windows; changes in sig- nage; or aesthetic alterations. iii. Planned unit developments. iv. All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Envi- ronmental Review Procedures. v. Underground utility projects. b. In the R-10, R-14, COR, and UC-N1 and UC-N2 Zones: In the R-10, R-14, COR, UC-N1 and UC-N2 Zones, the fol- lowing types of development shall be ex- empt from the requirements of site plan review: i. Interior remodel of existing build- ings or structures. ii. Facade modifications such as the location of entrances/exits, the lo- cation of windows, changes in sig- nage, or aesthetic alterations. iii. Exterior remodeling or expan- sion of an existing detached or semi- attached home and/or primary resi- dence, excluding the addition of a new dwelling unit(s). iv. All development categorically exempt from the State Environmental Policy Act (chapter 43.21C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Re- view Procedures. v. Underground utility projects. c. In the R-10 and R-14 Zones, the fol- lowing types of development shall be ex- empt from the requirements of Site Plan Review: i. New or replacement detached or semi-attached homes on a single previously platted lot. ii. Planned unit developments. iii. Development of detached or semi-attached dwelling units on legal lots where part of a subdivision appli- cation. d. In the R-10 Zone, the following types of development shall be exempt from the requirements of site plan review: All de- velopment categorically exempt from the State Environmental Policy Act (chapter 43.21C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures, excluding shadow platting of two (2) or more units per RMC 4-2-110F. (Ord. 3981, 4-7-1986; Ord. 4008, 7-14-1986; Ord. 4614, 6-17-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003) D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for Master Plan or Site Plan Review should be conducted concur- rently with any other required hearing, such as re- zone or subdivision, if the details of the development are sufficiently defined to permit ad- equate review. A public hearing before the Hear- ing Examiner shall be required in the following cases: 1. Master Plans: a. All Master Plans proposed or re- quired per subsection B of this Section, Master Plan Review, Applicability. Where a Master Plan is approved, subsequent Site Plans submitted for future phases 4-9-200E 9 - 63 (Revised 1/05) may be submitted and approved adminis- tratively without a public hearing. b. Exception for Planned Actions: A hearing before the Hearing Examiner is not required if both of the following crite- ria are met: i. One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and ii. The environmental impact state- ment for the planned action reviewed preliminary conceptual plans for the site which provided the public and decision-makers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be pro- vided, the use to which the structure will be put, and the bulk and general form of the improvements. 2. Site Plan Review: a. Significant Environmental Con- cerns Remain: The Environmental Re- view Committee determines that based on departmental comments or public in- put there are significant unresolved con- cerns that are raised by the proposal; or b. Large Project Scale: The proposed project is more than: i. One hundred (100) semi- attached or attached residential units; or ii. One hundred thousand (100,000) square feet of gross floor area (nonresidential) in the IL or CO Zones or other zones in the Employ- ment Area Valley (EAV) land use designation (see EAV Map in RMC 4- 2-080B); or iii. Twenty five thousand (25,000) square feet of gross floor area (non- residential) in the CN, CD, CA, CV, or CO Zones outside the Employment Area Valley (EAV) land use designa- tion (see EAV Map in RMC 4-2- 080B); or iv. Four (4) stories or sixty feet (60′) in height; or v. Three hundred (300) parking stalls; or vi. Ten (10) acres in size of project area. c. Commercial or industrial property lies adjacent to or abutting the RC, R-1, R-4, R-8 and R-10 Zones. (Ord. 4551, 9-18-1995; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003) E. DECISION CRITERIA FOR SITE PLAN AND MASTER PLANS: The Reviewing Official shall review and act upon plans based upon a finding that the proposal meets Comprehensive Plan objectives and poli- cies and the criteria in this subsection and in sub- section F of this Section, as applicable. These criteria also provide a frame of reference for the applicant in developing a site, but are not in- tended to discourage creativity and innovation. Review criteria include the following: 1. General Review Criteria for Both Mas- ter Plans and Site Plan Review: a. Conformance with the Comprehen- sive Plan, its elements, goals, objectives, and policies. In determining compliance with the Comprehensive Plan, conform- ance to the objectives and policies of the specific land use designation shall be given consideration over city-wide objec- tives and policies; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; 4-9-200E (Revised 1/05)9 - 64 g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and fa- cilities to accommodate the proposed use; and j. Prevention of neighborhood deterio- ration and blight. 2. Additional Special Review Criteria for COR, UC-N1, and UC-N2 Zones Only: a. The plan is consistent with a Planned Action Ordinance, if applicable; b. The plan creates a compact, urban development that includes a compatible mix of uses that meets the Comprehen- sive Plan vision and policy statements for the Commercial/Office/Residential or Ur- ban Center North Comprehensive Plan designations; c. The plan provides an overall urban design concept that is internally consis- tent, and provides quality development; d. The plan incorporates public and pri- vate open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site, and/or to protect existing natural systems; e. The plan provides view corridors to the shoreline area and Mt. Rainier where applicable; f. Public access is provided to water and/or shoreline areas; g. The plan provides distinctive focal points such as public area plazas, promi- nent architectural features, or other items; h. Public and/or private streets are ar- ranged in a layout that provides reason- able access to property and supports the land use envisioned; and i. The plan accommodates and pro- motes transit, pedestrian, and other alter- native modes of transportation. 3. Additional Criteria for the UC-N1 and UC-N2 Zones Only: a. The plan conforms to the approved conceptual plan required by development agreement for the subarea in question, if applicable. b. The plan conforms with the intent and the mandatory elements of the de- sign guidelines located in RMC 4-3-100. The Master Plan clearly identifies the ur- ban design concept for each district enunciated in the Urban Center North Comprehensive Plan policies. c. The proposed interconnected circu- lation network must demonstrate the function and location of required circula- tion elements required in RMC 4-3-100. Internal or local roads shall provide ade- quate edges and buffers to parking lots. A sufficient number of pedestrian-oriented streets are designated to implement the vision for each district in the Urban Cen- ter North Comprehensive Plan designa- tion. d. Gateways are designated consistent with the Comprehensive Plan and con- ceptual plans for the gateway demon- strate the design concept for gateway treatment and identify significant gate- way features to be provided. e. The Master Plan includes a sequenc- ing element that explains what phases of the Master Plan will be built-out first, and in what order the phases will be built, and an estimated time frame. 4. Additional Criteria for the Airport In- fluence Area: The plan conforms to RMC 4-3-020: Airport Compatible Land Use Re- strictions. 5. Waiver of Further Consideration of Site Plan Criteria: Approval of a Master Plan that was not combined with a Site Plan appli- cation may have satisfied portions of subsec- tion F of this Section. The Reviewing Official or his or her designee has discretion to waive those portions of the requirements that have been satisfied by the Master Plan approval. Whenever the Zoning Administrator or his or her designee has discretion to note those 4-9-200F 9 - 65 (Revised 1/05) portions of the requirements as having been satisfied by the Master Plan approval, such sections of the Code shall be detailed and that portion of the approved Master Plan wherein the requirements were satisfied shall be cited by the Reviewing Official or his or her designee in the approval of subsequent phases and further consideration of them waived. (Ord. 4802, 10-25-1999; Amd. Ord. 5028, 11-24- 2003; Ord. 5100, 11-1-2004) F. ADDITIONAL REVIEW CRITERIA FOR SITE PLAN REVIEW: The interpretation of the following criteria, partic- ularly references to the “intent of the zoning code,” shall consider the purpose and intent of the applicable land use designation of the Land Use Element and the Objectives and Policies of the Community Design Element of the Compre- hensive Plan. The Community Design Element is specifically intended to guide the interpretation of issues concerning the site planning, architectural fit, landscaping, and the context of the project rel- ative to the existing neighborhood. Approval of plans subject to these criteria requires the addi- tional finding that the project complies with the in- tent and policies of the Land Use and Community Design Element of the Comprehensive Plan. 1. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or po- tential use of surrounding uses and struc- tures and of the community; b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates Zoning Code standards and the policy direction adopted in the Comprehensive Plan and impairs the use, enjoyment or potential use of surrounding properties; c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrange- ment of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordi- nated and planned benefit from, and ac- cess to, such elements; d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in or- der to avoid overconcentration of struc- tures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the Zoning Code; e. Promotion of the efficient function of parking and service areas by effective lo- cation, design and screening, to provide integrated facilities between uses when beneficial, to promote urban layouts in appropriate zones, and to prevent unnec- essary repetition and conflict between uses and service areas or facilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining vi- sual accessibility to attractive natural fea- tures and of promoting urban settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface- mounted utility equipment, for rooftop equipment, and for all refuse and gar- bage containers, in order to promote an urban setting where appropriate and to preserve the effect and intent of screen- ing or buffering otherwise required by the Zoning Code; and h. Consideration of placement and de- sign of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 2. Review of Impacts of a Proposed Site Plan to the Site: a. Provision for privacy and noise re- duction by building placement and spac- ing; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; 4-9-200F (Revised 1/05)9 - 66 b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures; c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, inso- far as the natural characteristics will en- hance the proposed development; d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unneces- sary stormwater runoff, and to preserve stable natural slopes and desirable natu- ral vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting ar- eas so that they are not susceptible to damage from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year-round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. 3. Review of Circulation and Access: a. Provision of adequate and safe ve- hicular access to and from all properties; b. Arrangement of the circulation pat- tern so that all ingress and egress move- ments may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; c. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are mini- mized; e. Orientation of access points to side streets or frontage streets rather than di- rectly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, includ- ing the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency ac- cess ways; g. Separation of loading and delivery areas from parking and pedestrian areas; h. Provisions for transit and carpool fa- cilities and access where appropriate; and i. Provision for safe and attractive pe- destrian connections between parking ar- eas, buildings, public sidewalks and adjacent properties. 4. Review of Signage: a. Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in pro- portion to the building and site to which they pertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightness or lighting intensity except for that neces- sary for sign visibility; and e. Provision of an identification system to allow for quick location of buildings and addresses. 5. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities: a. Above-ground hazardous waste treatment and storage facilities shall be constructed with containment controls which will prevent the escape of hazard- ous wastes in the event of an accidental release from the facility. Such controls shall conform with all adopted Federal, State and local design and construction standards; 4-9-200G 9 - 67 (Revised 1/05) b. Underground hazardous waste treat- ment and storage facilities shall comply with RMC 4-5-120, Underground Storage Tank Secondary Containment Regula- tions; c. Hazardous waste treatment and stor- age facilities shall comply with article 80 of the Uniform Fire Code as adopted by ordinance by the City of Renton; d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and ap- proved by the Renton Fire Department prior to issuance of any permits; and e. The location of all on-site and off-site facilities must comply with the State siting criteria as adopted in accordance with RCW 70.105.210. 6. Review of Street Frontage Landscape: A mix of hard surfaces, structured planters, and terraces may be incorporated into street frontage landscape buffers where such fea- tures would enhance the desired streetscape character for that particular neighborhood. 7. Review of Compliance to Design Guidelines for Development in CD, RM-U, RM-T, UC-N1, and UC-N2 Zones: Develop- ment proposed in the zones where design guidelines are in effect must show how they comply with the intent and the mandatory el- ements of the design guidelines located in RMC 4-3-100. (Ord. 3981, 4-7-1986; Ord. 4186, 11-14-1988; Amd. Ord. 4802, 10-25-1999; Ord. 4851, 8-7-2000; Ord. 4854, 8-14-2000; Ord. 5028, 11- 24-2003; Ord. 5100, 11-1-2004) G. SITE DEVELOPMENT PLAN REVIEW PROCEDURES: 1. General: All site development plan appli- cations shall be reviewed in the manner de- scribed below and in accordance with the purposes and criteria of this Section. The De- velopment Services Division may develop additional review procedures to supplement those required in this subsection. 2. Preapplication Conference: Applicants are encouraged to consult early and infor- mally with representatives of the Develop- ment Services Division and other affected departments. This consultation should in- clude a general explanation of the require- ments and criteria of site development review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. 3. Submittal Requirements and Applica- tion Fees: Submittal requirements and appli- cation fees shall be as listed in RMC 4-8- 120C, Land Use Applications, and 4-1-170, Land Use Review Fees. Consistent with sub- section B of this Section, an applicant may submit: a. A Master Plan; or b. A Site Plan; or c. A combined Master Plan and Site Plan for the entire site; or d. A Master Plan addressing the entire site, and a Site Plan(s) for one or more phases of the site that address(es) less than the entire site. 4. Public Notice and Comment Period Required: Whenever a completed site devel- opment plan review application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to RMC 4-8-090, Public Notice Requirements. 5. Circulation and Review of Applica- tion: Upon receipt of a completed applica- tion, the Development Services Division shall route the application for review and comment to various City departments and other juris- dictions or agencies with an interest in the ap- plication. This routing should be combined with circulation of environmental information under RMC 4-9-070, Environmental Review Procedures. Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed master plan or site plan is subsequently modified, the recom- mendations of the reviewing departments shall constitute the final comments of the re- 4-9-200G (Revised 1/05)9 - 68 spective departments with regard to the pro- posed master plan or site plan. Lack of comment from a department shall be consid- ered a recommendation for approval of the proposed plan. However, all departments re- serve the right to make later comments of a code compliance nature during building per- mit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. 6. City Notification of Applicant: After the departmental comment period, the Develop- ment Services Division shall notify the appli- cant of any negative comments or conditions recommended by the departments. When significant issues are raised, this notification should also normally involve a meeting be- tween the applicant and appropriate City rep- resentatives. The applicant shall have the opportunity to respond to the notification ei- ther by submitting a revised site plan applica- tion, by submitting additional information, or by stating in writing why the recommenda- tions are considered unreasonable or not ac- ceptable. 7. Revisions or Modifications to Site De- velopment Review Application: Whenever a revised site development plan or new infor- mation is received from an applicant, the De- velopment Services Division may recirculate the application to concerned departments. Consulted departments shall respond in writ- ing within ten (10) days with any additional comments. In general, the City’s environmen- tal determination of significance or nonsignif- icance pursuant to RMC 4-9-070, Environmental Review Procedures, will not be issued until after final departmental com- ments on the site development plan or re- vised site development plan are received. 8. Special Review for Planned Actions: A consistency review shall be conducted by the Zoning Administrator for proposals submitted under the authority of an adopted Planned Action Ordinance. If found consistent with the Planned Action Ordinance, including required conditions and mitigation measures, the Zoning Administra- tor shall notify the applicant of the departmen- tal comments and the consistency analysis consistent with subsection G6 of this Section. Revisions or modifications may be made in accordance with subsection G7 of this Sec- tion. If found inconsistent with the Planned Action Ordinance, the Zoning Administrator shall no- tify the applicant of the departmental com- ments and the consistency analysis consistent with subsection G6 of this Section. Revisions or modifications may be made in accordance with subsection G7 of this Sec- tion. If the application is still found to be in- consistent once these steps have been completed, the Zoning Administrator shall forward the findings to the Environmental Re- view Committee to determine if additional en- vironmental review is required. The application shall then follow the process, in subsection D of this Section, to determine if a public hearing is necessary. 9. Environmental Review Committee to Determine Necessity for Public Hearing: Upon receipt of final departmental comments and after the close of the public comment pe- riod, the Environmental Review Committee shall determine the necessity for a public hearing pursuant to subsection D2a of this Section. 10. Environmental Review Committee Decision Appealable to Hearing Exam- iner: The final decision by the Environmental Review Committee on whether a site devel- opment review application requires a public hearing may be appealed within fourteen (14) days to the Hearing Examiner pursuant to RMC 4-8-110E, Appeals. 11. Administrative Approval of Site De- velopment Plan: For projects not requiring a public hearing, the Reviewing Official shall take action on the proposed site development plan. Approval of a site development plan shall be subject to any environmental mitigat- ing measures that may be a part of the City’s declaration of significance or nonsignifi- cance. 12. Hearing Examiner Approval of Site Development Plan: For projects requiring a public hearing pursuant to subsection D of this Section, the Hearing Examiner shall take action on the proposed site development plan following the hearing process in subsection G13 of this Section. 4-9-200H 9 - 69 (Revised 2/04) 13. Hearing Process and Examiner Au- thority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site development review ap- plication. b. Examiner’s Decision: After con- ducting at least one public hearing on the site development plan application, the Hearing Examiner shall render a written decision. The time limits for a Type VI re- view process in RMC 4-8-080H shall ap- ply. The Hearing Examiner shall approve a site development plan if the applicant demonstrates that the proposed site de- velopment plan is consistent with the general purposes of this Section and with the review criteria. c. Authority for Conditions and Plan Modifications: The Hearing Examiner shall have the power to place reasonable conditions on or modify a site develop- ment plan in order to satisfy the general purposes of this Section and to achieve consistency with the review criteria. How- ever, strict compliance with any one or more particular criterion may not be nec- essary or reasonable. Such conditions or modifications may include, but are not limited to, screening, buffering, building location and orientation, paving, land- scaping, vegetation removal, grading and contouring. The Hearing Examiner shall also have the power to fix the location and configuration of driveways, walk- ways, parking and loading areas, emer- gency access, curbs, planting areas, and signs. When only a portion of a site is pro- posed for development, such power to condition, modify or fix shall be exercised only for that area which is directly related to or may be impacted by the actual pro- posed development. To the extent necessary to meet the site review criteria and to the extent neces- sary to compensate for the impacts attrib- utable to the proposed development, the Hearing Examiner may impose additional requirements, including: i. Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drain- age and erosion control plan; iii. Preparation of a vegetation pres- ervation plan; iv. Improvements to identified or planned public rights-of-way, includ- ing paving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikeways or pedestrian paths; and v. Provision of or improvements to public facilities and utilities. d. Modification of Site Development Plan Subsequent to Public Hearing and Prior to Decision: In all cases, if an applicant can demonstrate that a site de- velopment plan can be made consistent with the review criteria and general pur- poses by alternative modifications to the site development plan, the Hearing Ex- aminer shall accept the alternative modi- fications as conditions of approval and approve the site development plan. If a public hearing on the site development plan application has already been closed, the modifications proposed by the appli- cant shall be administered according to subsection J of this Section. e. Denial of Site Development Plan: If the Hearing Examiner finds that the site development plan application cannot be made consistent with the general pur- poses and review criteria of this Section by requiring reasonable conditions, then the site development plan shall be de- nied. (Ord. 3981, 4-7-1986; Ord. 4008, 7-14-1986; Ord. 4551, 9-18-1995; Amd. Ord. 4802, 10-25-1999; Ord. 5028, 11-24-2003) H. MERGER WITH BINDING SITE PLAN: 1. The applicant may request that the site development plan submitted for site plan re- view under this Chapter constitute a binding 4-9-200I (Revised 2/04)9 - 70 site plan pursuant to chapter 58.17 RCW, subject to the requirements of this subsec- tion. 2. In order to constitute a binding site plan, a site development plan submitted for site de- velopment plan review shall comply with all applicable requirements and standards set forth in RMC 4-7-230. 3. All approved site development plans, in- cluding those constituting a binding site plan, shall comply with the applicable require- ments, procedures, and review criteria for site development plan review set forth in this Sec- tion. 4. An approved site development plan that constitutes a binding site plan shall be re- corded with the King County Department of Records and Elections and shall be subject to all other approval conditions included in RMC 4-7-230. 5. Upon the approval and recording of an approved site development plan that consti- tutes a binding site plan, the applicant may develop the property in conformance with that binding site plan and may sell or lease parcels subject to that binding site plan. (Ord. 4954, 2-11-2002; Amd. Ord. 5028, 11-24- 2003) I. MINOR ADJUSTMENTS TO AN APPROVED SITE DEVELOPMENT PLAN: Minor modifications may be permitted by admin- istrative determination. To be considered a minor modification, the amendment must not: 1. Involve more than a ten percent (10%) in- crease in area or scale of the development in the approved site development plan; or 2. Have a significantly greater impact on the environment and facilities than the approved plan; or 3. Change the boundaries of the originally approved plan. (Ord. 4802, 10-25-1999; Amd. Ord. 4954, 2-11-2002; Ord. 5028, 11- 24-2003) J. MAJOR ADJUSTMENTS TO AN APPROVED SITE DEVELOPMENT PLAN: Major adjustments to an approved site develop- ment plan require a new application pursuant to subsection G of this Section. The review and ap- proval shall rest with the approval body which ap- proved the original site development plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten per- cent (10%) change in area or scale. (Ord. 4008, 7-4-1986; Amd. Ord. 4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) K. TIMING OF BUILDING PERMITS: Building permits shall not be issued until the ap- peal period for an approved site development plan has expired. (Ord. 4802, 10-25-1999; Amd. Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) L. EXPIRATION AND EXTENSION OF SITE PLAN APPROVAL: 1. Master Plan: For a nonphased Master Plan or a nonphased Master/Site Plan com- bined approval the Hearing Examiner shall determine an appropriate expiration date for the Master Plan which may exceed two (2) years, but shall not exceed five (5) years, and shall document in writing. An applicant shall submit a complete Site Plan application for the development within the specified time frame if a Site Plan was not combined with the Master Plan application. The Zoning Ad- ministrator may grant a one-year extension for good cause; provided, the applicant sub- mits a request forty five (45) days in advance of the original expiration date. 2. Site Plan: The final approval of a Site Plan shall expire within two (2) years of the date of approval. A single two (2) year exten- sion may be granted for good cause by the approval body that approved the original Site Plan. The approval body may, however, de- termine at its discretion that a public hearing may be required for such extension. (Ord. 4008, 7-14-1986; Amd. Ord. 4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) 4-9-220F 9 - 70.1 (Revised 2/04) M. EXCEPTION TO TIME LIMIT FOR SITE DEVELOPMENT PLAN PROJECTS THAT ARE PHASED: 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site de- velopment plan application for either the en- tire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed develop- ment, including phases, for which site devel- opment plan approval is being requested. In every case, the site development plan appli- cation and review shall cover at least that por- tion of the site which is directly related to or may be impacted by the actual proposed de- velopment, as determined by the Environ- mental Review Committee. 2. Authority for Extension of Time: The Reviewing Official may grant site develop- ment plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection L of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. 3. Expiration of Phase(s): If the time limits of a particular phase are not satisfied, then site development plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. 4. Vested for the Purposes of Zoning: As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the 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- tect an interest that is arguably within the zone of interest to be protected or regulated by this Sec- tion, must allege an injury in fact, and that injury must be real and present rather than speculative. (Ord. 4551, 9-18-1995; Amd. Ord. 4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) 4-9-210 RESERVED: (Amd. Ord. 4802, 10-25-1999) 4-9-220 SPECIAL PERMITS: A. PURPOSE AND AUTHORITY: Recognizing that there are certain uses of prop- erty that may be detrimental to the public health, safety, morals, and general welfare, and not per- mitted by right in the zone where proposed, de- pending upon the facts of each particular case, a limited power to issue permits for such uses is vested in the Hearing Examiner following recom- mendation by the Development Services Divi- sion. (Ord. 3592, 12-14-1981) B. APPLICABILITY: (Reserved) C. SUBMITTAL REQUIREMENTS AND FEES: Shall be as listed in RMC 4-8-120C, Land Use Ap- plications, and 4-1-170, Land Use Review Fees. D. REVIEW PROCESS AND DECISION CRITERIA: The standards of review and procedural require- ments shall be the same as a conditional use per- mit. (Ord. 3592, 12-14-1981) E. EXPIRATION AND EXTENSIONS: Shall be as stipulated in RMC 4-8-100H and I. F. MODIFICATIONS TO APPROVED PLANS: (Reserved) 4-9-230A (Revised 2/04)9 - 70.2 4-9-230 SPECIAL PERMIT TO ALLOW PRIVATE GARAGES ON STEEP SLOPES TO LOCATE WITHIN FRONT OR SIDE YARD SETBACK: A. PURPOSE, AUTHORITY AND CONDITIONS OF APPROVAL: The Development Services Division may, in spe- cific cases where the topography of the premises or the location of buildings existing prior to the passage of this Code make compliance with the provisions governing the location of private ga- rages impossible, grant a special permit for a pri- vate garage to be located nearer to the street line than the main structure, but in any case where such location is within a required front or side yard, the highest point of a building so located shall not be more than thirty inches (30″) above the average level of the ground on the side far- thest from the street line. Likewise, the Develop- ment Services Division may, upon proper application, grant a special permit for the location of a garage on the low side of the street nearer to the street line than the main building. (Ord. 2630, 4-26-1971, Amd. Ord. 3592, 12-14-1981) B. APPLICABILITY: (Reserved) C. REVIEW CRITERIA: (Reserved) 4-9-240 TEMPORARY USE PERMITS: A. PURPOSE: A temporary use permit allows a use or structure on a short-term basis. Such uses or structures may be allowed subject to modified development standards which would not be appropriate for per- manent uses in the zoning designation. B. APPLICABILITY: 1. Exemptions: The following uses and structures do not require a temporary use permit provided they are associated with an approved land use application and/or an ac- tive building or construction permit and ap- proved by the Development Services Division Director. a. Contractor’s office, storage yard, and equipment parking and servicing on or near the site or in the vicinity of an active construction project. b. One model home located on an ex- isting lot, and located within the subdivi- sion or residential development to which they pertain. c. Sales/marketing trailers used for the purpose of real estate sales and/or rental information, located within the subdivi- sion or development to which they per- tain. C. USES WHICH MAY BE PERMITTED: 1. Occupancy of a temporary structure (ex- isting home, mobile home or travel trailer with adequate water and sewer/septic service) on the same lot while a residential building is be- ing constructed or while a damaged residen- tial building is being repaired, and when a valid residential building permit is in force. The permit may be granted for up to one hun- dred eighty (180) days but cannot exceed the expiration date of the building permit. 2. Model homes, equaling the lesser of five (5) homes or twenty percent (20%) of the total lots, when located within the subdivision or residential development to which they pertain. 3. Circuses, carnivals, fairs, or similar tran- sient amusement or recreational activities. 4. Temporary parking lots/areas. 5. Mobile food vendors in zones not nor- mally permitting them. 6. Temporary manufactured home for med- ical hardship. 7. The Planning/Building/Public Works Ad- ministrator or designee may authorize addi- tional temporary uses not listed in this subsection when it is found that the proposed uses are in keeping with the intent and pur- poses of this Section. D. SUBMITTAL REQUIREMENTS AND APPLICATION FEES: Shall be as listed in RMC 4-8-120C, Land Use Ap- plications, and 4-1-170, Land Use Review Fees. 4-9-240K 9 - 71 (Revised 6/05) E. PUBLIC NOTICE AND COMMENT PERIOD: Shall be as listed in RMC 4-8-090, Public Notice Requirements, except that public notice is not re- quired for applications requesting a temporary manufactured home for medical hardship. F. WAIVER OF REQUIREMENTS AND FEES: Except for sign requirements of RMC 4-8-090, the Planning/Building/Public Works Administrator may waive specific application requirements de- termined to be unnecessary for review of an ap- plication. The Administrator may waive the permit application fee for public service activities and nonprofit organizations. G. APPLICATION PROCESS AND REVIEW AUTHORITY: The Planning/Building/Public Works Administra- tor shall, in consultation with appropriate City de- partments, review and decide upon each applica- tion for a temporary use permit. The Administrator may approve, modify, or condition an application for a temporary use permit. H. DECISION CRITERIA: The Planning/Building/Public Works Administra- tor or designee may approve, modify, or condition an application for a temporary use permit, based on consideration of the following factors: 1. The temporary use will not be materially detrimental to the public health, safety, or wel- fare, nor injurious to property or improve- ments in the vicinity of the temporary use; and 2. Adequate parking facilities and vehicle ingress and egress are provided to serve the temporary use and any existing uses on the site; and 3. Hours of operation of the temporary use are specified, and would not adversely impact surrounding uses; and 4. The temporary use will not cause nui- sance factors such as noise, light, or glare which adversely impacts surrounding uses; and 5. If applicable, the applicant has obtained the required right-of-way use permit. I. SPECIAL CRITERIA FOR TEMPORARY MANUFACTURED HOME FOR MEDICAL HARDSHIP: In lieu of the criteria in subsection H of this Sec- tion, a manufactured home which complies with HUD standards may be permitted as a temporary dwelling on the same lot as a permanent dwelling provided the applicant demonstrates the tempo- rary dwelling is necessary to provide daily care to an individual certified by a physician as needing such care. The primary provider of daily care shall reside on-site; the manufactured home together with the permanent residence shall meet the set- back, height, building footprint, and lot coverage provisions for the applicable zone. J. CONDITIONS OF APPROVAL: 1. General: The Planning/Building/Public Works Administrator or designee may estab- lish conditions as may be deemed necessary to ensure land use compatibility and to mini- mize potential impacts on nearby uses. These include, but are not limited to, requiring that notice be given to adjacent/abutting property owners prior to approval, time and frequency of operation, temporary arrange- ments for parking and traffic circulation, re- quirement for screening or enclosure, and guarantees for site restoration and cleanup following temporary uses. 2. Additional Requirements – for Model Homes: In addition to the requirements of subsections J1, General, and J2, Facilities Required, of this Section, the Planning/Build- ing/Public Works Administrator or designee may require conditions of approval regarding access/roadway construction, temporary ero- sion control, utilities, street and lot address- ing, building permits, staking of proposed lots underlying the model homes, staking of model home lot setbacks, plat approval, abatement agreements and indemnification, and security devices for removal of model homes if plat is not recorded. K. OTHER REQUIRED PERMITS: The temporary use may also require permits and inspections from both the Fire Prevention Bureau and/or Development Services Division to ensure that the temporary use is in compliance with Fire/ Building Codes. 4-9-240L (Revised 6/05)9 - 72 L. EXPIRATION AND EXTENSION: 1. Standard Period of Validity: Except as specified in subsections L2 and L3 of this Section, a temporary use permit is valid for up to one year from the effective date of the per- mit, unless the Planning/Building/Public Works Administrator or designee establishes a shorter time frame. 2. Optional Extended Period of Validity: The Planning/Building/Public Works Adminis- trator or designee may approve a longer pe- riod of up to two (2) years for temporary sales or rental offices in subdivisions, multi-family or nonresidential projects or other longer term uses, if requested by the applicant at the time of application. 3. Special Expiration/Extension Periods for Manufactured Homes for Medical Hardship: The temporary use permit for a manufactured home for medical hardship shall be effective for twelve (12) months. Ex- tension of the temporary use permit may be approved in twelve (12) month increments subject to demonstration of continuing medi- cal hardship. The manufactured home shall be removed within ninety (90) days of the ex- piration of the temporary use permit or the cessation of provision of daily care. M. REMOVAL OF TEMPORARY USE REQUIRED: Each site occupied by a temporary use shall be left free of debris, litter, or other evidence of the temporary use upon completion of removal of the use. N. SECURITY: The Planning/Building/Public Works Administra- tor or designee may require security in conform- ance with RMC 4-9-060C to assure compliance with the provisions of the temporary use permit as approved if required. The amount of the security will be determined by the Planning/Building/Pub- lic Works Administrator or designee, but in no case shall it be less than one thousand dollars ($1,000.00). The security may be used by the City to abate the use and/or facilities. O. PERMIT REVOCATION: 1. Revocation of Temporary Use Permit: Should the Planning/Building/Public Works Administrator or the Administrator’s designee determine that information has been provided to the City which was false, incomplete, or has changed, such that the decision criteria in subsection H of this Section are incorrect, false, or have not been met, or the temporary use actually being used is different than or greater than that applied for, or if the use itself is a nuisance, unhealthy, unsafe or poses a substantial risk of harm to persons or prop- erty, then the Administrator may revoke the temporary use permit upon ten (10) days’ written notice, unless an emergency exists, in which case the Administrator may declare such an emergency and immediately revoke the temporary use permit. (Ord. 4560, 11-13-1995; Amd. Ord. 4963, 5-13-2002) 4-9-250 VARIANCES, WAIVERS, MODIFICATIONS, AND ALTERNATES: A. PURPOSES: 1. Variances: A grant of relief from the re- quirements of this Title which permits con- struction in a manner that otherwise is prohibited by this Title. 2. Waivers: (Reserved) 3. Modifications: To modify a Code re- quirement when there are practical difficulties involved in carrying out the provisions of this Title when a special individual reason makes the strict letter of this Code impractical. (Ord. 4346, 3-9-1992) 4. Alternates: To allow the use of any ma- terial or method of construction not specifi- cally prescribed by this Title. (Ord. 4346, 3-9-1992; Ord. 5137, 4-25-2005) B. VARIANCE PROCEDURES: 1. Authority and Applicability: a. Hearing Examiner Variances: The Hearing Examiner shall have the author- ity to grant variances from the provisions of those sections of this Title listed in RMC 4-8-070 where the proposed devel- opment requires or required any permit 4-9-250B 9 - 73 (Revised 12/05) or approval as set forth in RMC 4-8-070J, Review Authority for Multiple Permit Ap- plications, and for variances from the fol- lowing critical area regulations: i. Proposals Located within Criti- cal Areas – Aquifer Protection Ar- eas: If an applicant feels that the strict application of aquifer protection regulations would deny all reason- able use of the property or would deny installation of public transporta- tion or utility facilities determined by the public agency proposing these facilities to be in the best interest of the public health, safety and welfare, the applicant of a development pro- posal may apply for a variance. ii. Proposals Located within Crit- ical Areas – Flood Hazards: The Hearing Examiner shall hear and de- cide requests for variances from the flood hazard requirements of RMC 4-3-050, Critical Areas Regulations. iii. Proposals Located within Critical Areas – Wetlands: Buffer width reductions not otherwise au- thorized by RMC 4-3-050M6e and M6f – Category 1 or 2. iv. Proposals located within Crit- ical Areas – Streams and Lakes: Buffer width reductions not otherwise authorized by RMC 4-3-050L, Streams and Lakes (Class 2 to 4). Activities proposing to vary from stream regulations not listed else- where in subsection B1a of this Sec- tion or as an administrative variance in subsection B1c of this Section, and authorized to be requested as vari- ances in RMC 4-3-050L. v. Proposals Located within Crit- ical Areas – General: Public/quasi- public utility or agency proposing to alter aquifer protection, geologic haz- ard, habitat or wetlands regulations not listed above or as an administra- tive variance. b. (Repealed by Ord. 5157, 9-26-2005) c. Administrative Variances: The Planning/Building/Public Works Adminis- trator or his/her designee shall have the authority to grant variances from the fol- lowing development standards when no other permit or approval requires Hearing Examiner Review: i. Residential Land Uses: Lot width, lot depth, setbacks, allowed projections into setbacks, and lot coverage. Lot width, lot depth, and setback variations do not require a variance if the request is part of a stream daylighting proposal and meets criteria in RMC 4-3-050L; and ii. Commercial and Industrial Land Uses: Screening of surface- mounted equipment and screening of roof-mounted equipment. iii. Proposals Located Within Critical Areas: (a) Steep Slopes Forty Per- cent (40%) or Greater and Very High Landslide Hazards: The construction of one single family home on a pre-existing platted lot where there is not enough de- velopable area elsewhere on the site to accommodate building pads and provide practical off- street parking. (b) Wetlands: • Creation/restoration/en- hancement ratios: Catego- ries 1 and 2. • Buffer width reductions not otherwise authorized by RMC 4-3-050M6e and M6f – Category 3. • A new or expanded single family residence on an exist- ing, legal lot, having a regu- lated Category 3 wetland. (Amd. Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000) (c) Streams and Lakes: A new or expanded single family residence on 4-9-250B (Revised 12/05)9 - 74 a pre-existing platted lot where there is not enough developable area else- where on the site to accommodate building pads and provide practical off-street parking, providing reason- able use of the property. 2. Filing of Application: A property owner, or his duly authorized agent, may file an ap- plication for a variance which application shall set forth fully the grounds therefor and the facts deemed to justify the granting of such variance. 3. Submittal Requirements and Applica- tion Fees: Shall be as listed in RMC 4-8-120C, Land Use Applications, and 4-1-170, Land Use Review Fees. 4. Public Notice and Comment Period: Notice of the application shall be given pursu- ant to RMC 4-8-090, Public Notice Require- ments. 5. Decision Criteria: Except for variances from critical areas regulations, the Reviewing Official shall have authority to grant a vari- ance upon making a determination in writing that the conditions specified below have been found to exist: (Amd. Ord. 4835, 3-27-2000) a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances appli- cable to subject property, including size, shape, topography, location or surround- ings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or im- provements in the vicinity and zone in which subject property is situated; c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; d. That the approval as determined by the Reviewing Official is a minimum vari- ance that will accomplish the desired pur- pose. (Amd. Ord. 4835, 3-27-2000) 6. Special Review Criteria – Reasonable Use Variance – Critical Areas Regulations Only: For variance requests related to the critical areas regulations not subject to sub- sections B7 to B11 of this Section, the Re- viewing Official may grant a reasonable use variance if all of the following criteria are met: a. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or im- provements in the vicinity and zone in which subject property is situated; b. There is no reasonable use of the property left if the requested variance is not granted; c. The variance granted is the minimum amount necessary to accommodate the proposal objectives; d. The need for the variance is not the result of actions of the applicant or prop- erty owner; and e. The proposed variance is based on consideration of the best available sci- ence as described in WAC 365-195-905; or where there is an absence of valid sci- entific information, the steps in RMC 4-9-250F are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-21-2000) 7. Special Review Criteria for Variances from the Aquifer Protection Regulations: Except for public or quasi-public utility or agency proposals which are subject to sub- section B10 of this Section, the Hearing Ex- 4-9-250B 9 - 75 (Revised 6/05) aminer shall consider the following criteria, in addition to those criteria in subsections B5 and B6 of this Section, for variances from aquifer protection regulations: a. That the proposed activities will not cause significant degradation of ground- water or surface water quality; b. That the applicant has taken deliber- ate measures to minimize aquifer im- pacts, including but not limited to the following: i. Limiting the degree or magnitude of the hazardous material and activ- ity; and ii. Limiting the implementation of the hazardous material and activity; and iii. Using appropriate and best available technology; and iv. Taking affirmative steps to avoid or reduce impacts; and c. That there will be no damage to nearby public or private property and no threat to the health or safety of people on or off the property; and d. The proposed variance is based on consideration of the best available sci- ence as described in WAC 365-195-905; or where there is an absence of valid sci- entific information, the steps in RMC 4-9-250F are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-21-2000) 8. Special Review Criteria for Variances from Flood Hazard Requirements in the Critical Areas Regulations: In lieu of the variance criteria of subsection B5 of this Sec- tion, the following directives and criteria shall be utilized by the Hearing Examiner in the re- view of variance applications related to the flood hazard requirements of the critical ar- eas regulations: a. Purpose and Intent: Variances, as interpreted in the national flood insurance program, are based on the general zon- ing law principle that they pertain to a physical piece of property; they are not personal in nature and do not pertain to the structure, its inhabitants, economic or financial circumstances. They primarily address small lots in densely populated residential neighborhoods. As such, vari- ances from the flood elevations should be quite rare. b. Review Criteria: In passing upon such an application for a variance, the Hearing Examiner shall consider the fol- lowing review criteria: i. Consider all technical evalua- tions, all relevant factors, standards specified in other sections of this sec- tion; and: (a) The danger that materials may be swept onto other lands to the injury of others; (b) The danger to life and prop- erty due to flooding or erosion damage; (c) The susceptibility of the pro- posed facility and its contents to flood damage and the effect of such damage on the individual owner; (d) The importance of the ser- vices provided by the proposed facility to the community; (e) The necessity to the facility of a waterfront location, where applicable; (f) The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage; (g) The compatibility of the pro- posed use with existing and an- ticipated development; (h) The relationship of the pro- posed use to the comprehensive plan and flood plain manage- ment program for that area; 4-9-250B (Revised 6/05)9 - 76 (i) The safety of access to the property in times of flood for ordi- nary and emergency vehicles; (j) The expected heights, ve- locity, duration, rate of rise, and sediment transport of the flood waters and the effects of wave action, if applicable, expected at the site; and (k) The costs of providing gov- ernmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water systems, and streets and bridges. ii. Generally, the only condition un- der which a variance from the eleva- tion standard may be issued is for new construction and substantial im- provements to be erected on a lot of one-half (1/2) acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, provided criteria in subsection B8b(i) of this Section have been fully considered. As the lot size increases the techni- cal justification required for issuing the variance increases. iii. Variances may be issued for nonresidential buildings in very lim- ited circumstances to allow a lesser degree of floodproofing than water- tight or dry-floodproofing, where it can be determined that such action will have low damage potential, com- plies with all other variance criteria except subsections B8b(ii), (iii) or (iv) of this Section, and otherwise com- plies with RMC 4-3-050I2a and I2b of the general standards. iv. Variances may be issued for the reconstruction, rehabilitation, or res- toration of structures listed in the Na- tional Register of Historic Places or the State Inventory of Historic Places, without regard to the proce- dures set forth in this section. v. Variances shall not be issued within a designated floodway if any increase in flood levels during the base flood discharge would result. vi. Variances shall only be issued upon: (a) A showing of good and suf- ficient cause; (b) A determination that failure to grant the variance would result in exceptional hardship to the ap- plicant; (c) A determination that the granting of a variance will not re- sult in increased flood heights, additional threats to public safety, extraordinary public ex- pense, create nuisances, cause fraud on or victimization of the public or conflict with existing lo- cal laws or ordinances. (d) A determination that the variance is the minimum neces- sary, considering the flood haz- ard, to afford relief. c. Conditions of Approval: Upon con- sideration of the factors of subsection B8b of this Section, and the purposes of this Section, the Hearing Examiner may attach such conditions to the granting of variances as it deems necessary to fur- ther the purposes of this Section. d. Notice Required upon Variance Approval: Any applicant to whom a vari- ance is granted shall be given written no- tice that the structure will be permitted to be built with a lowest floor elevation be- low the base flood elevation and that the cost of flood insurance will be commen- surate with the increased risk resulting from the reduced lowest floor elevation. e. Records: The Department Adminis- trator or his/her designee, the Building Official, shall maintain the records of all variance actions and report any vari- ances to the Federal Insurance Adminis- tration upon request. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-7-2000) 4-9-250B 9 - 77 (Revised 12/05) 9. Special Review Criteria – Single Fam- ily Residence on a Legal Lot with a Cate- gory 3 Wetland; or Single Family Residence on a Legal Lot with a Class 2, 3, or 4 Stream/Lake: In lieu of the criteria shown in subsections B5 and B6 of this Sec- tion, a variance may be granted from any wet- land or stream requirement in the critical areas regulations for a single family resi- dence to be located on an existing legal lot if all of the following criteria are met: a. The proposal is the minimum neces- sary to accommodate the building foot- print and access. In no case, however, shall the impervious surface exceed five thousand (5,000) square feet, including access. Otherwise the alteration shall be reviewed as a Hearing Examiner vari- ance and subject to the review criteria of subsection B6 of this Section; b. Access is located so as to have the least impact on the wetland and/or stream/lake and its buffer; c. The proposal preserves the functions and values of the wetlands and/or stream/lake/riparian habitat to the maxi- mum extent possible; d. The proposal includes on-site mitiga- tion to the maximum extent possible; e. The proposal first develops noncriti- cal area, then the critical area buffer, be- fore the critical area itself is developed; f. The proposed activities will not jeop- ardize the continued existence of endan- gered, threatened or sensitive species as listed by the Federal government or the State; g. The inability to derive reasonable economic use of the property is not the result of actions segregating or dividing the property and creating the undevelop- able condition after the effective date of this Section; and h. The proposed variance is based on consideration of the best available sci- ence as described in WAC 365-195-905; or where there is an absence of valid sci- entific information, the steps in RMC 4-9-250F are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-7-2000) 10. Special Review Criteria – Public/ Quasi-Public Utility or Agency Altering Aquifer Protection, Geologic Hazard, Hab- itat, Stream/Lake or Wetland Regulations: In lieu of the variance criteria of subsection B5 of this Section, applications by public/quasi- public utilities or agencies proposing to alter aquifer protection, geologic hazard, habitat, stream and lake or wetland regulations shall be reviewed for compliance with all of the fol- lowing criteria: a. Public policies have been evaluated and it has been determined by the De- partment Administrator that the public’s health, safety, and welfare is best served; b. Each facility must conform to the Comprehensive Land Use Plan and with any adopted public programs and poli- cies; c. Each facility must serve established, identified public needs; d. No practical alternative exists to meet the needs; e. The proposed action takes affirma- tive and appropriate measures to mini- mize and compensate for unavoidable impacts; f. The proposed activity results in no net loss of regulated wetland or stream/lake area, value, or function in the drainage basin where the wetland, stream or lake is located; g. The proposed activities will not jeop- ardize the continued existence of endan- gered, threatened or sensitive species as listed by the Federal government or the State; h. That the proposed activities will not cause significant degradation of ground- water or surface water quality; i. The approval as determined by the Hearing Examiner is a minimum variance that will accomplish the desired purpose; and 4-9-250B (Revised 12/05)9 - 78 j. The proposed variance is based on consideration of the best available sci- ence as described in WAC 365-195-905; or where there is an absence of valid sci- entific information, the steps in RMC 4-9-250F are followed. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-7-2000) 11. Special Review Criteria – Construct- ing Structures over Piped Streams: For variance requests involving the construction of structures over piped streams, the follow- ing criteria shall apply: a. The proposal is the minimum neces- sary to accommodate the structure; and b. There is no other reasonable alterna- tive to avoid building over a piped stream; and c. The existing pipe stream system that would have to be located under the struc- ture is replaced with new pipe material to ensure long-term life of the pipe and meets structural requirements; and d. The piped stream system is sized to convey the one hundred (100) year future land use condition runoff from the total upstream tributary area as determined from a hydrologic and hydraulic analysis performed in accordance with standards determined by the City and in accor- dance with other City’s standards; and e. The piped stream that will be built over will need to be placed in a casing pipe sized to allow pipe skids and the po- tential need to increase the pipe size by a minimum of one pipe diameter. The cas- ing pipe shall be a minimum of three pipe diameters larger than the diameter of the pipe that conveys the stream; and f. To allow for maintenance, operation and replacement of the piped stream that has been built over, a flow bypass system shall be constructed and access man- holes or other structures of sufficient size as determined by the City shall be re- quired on both sides of the section of the piped stream that is built upon; and g. There will be no damage to nearby public or private property and no threat to the health or safety of people on or off the property. 12. Continuation of Public Hearing: If for any reason testimony in any manner set for public hearing, or being heard, cannot be completed on date set for such hearing, the person presiding at such public hearing or meeting may, before adjournment or recess of such matters under consideration, publicly announce the time and place to and at which said meeting will be continued, and no further notice of any kind shall be required. (Ord. 3463, 8-11-1980; Amd. Ord. 4648, 1-6-1997; Ord. 4835, 3-27-2000) 13. Decision Process: a. The Planning/Building/Public Works Administrator or His/Her Desig- nee Shall Announce Findings and De- cisions: Not more than thirty (30) days after the termination of the proceedings of the public hearing on any variance, the Planning/Building/Public Works Adminis- trator or his/her designee shall announce the Administrator’s findings and decision. If a variance is granted, the record shall show such conditions and limitations in writing as the Administrator may impose. b. Notice of Decision of the Plan- ning/Building/Public Works Adminis- trator or His/Her Designee: Following the rendering of a decision on a variance application, a copy of the written order by the Administrator shall be mailed to the applicant at the address shown on the application and filed with the Planning/ Building/Public Works Department and to any other person who requests a copy thereof. c. Reconsideration: (Reserved) d. Record of Decision: Whenever a variance is approved by the Planning/ Building/Public Works Administrator or his/her designee, the Building Depart- ment shall forthwith make an appropriate record and shall inform the administrative department having jurisdiction over the matter. (Amd. Ord. 4835, 3-27-2000; Ord. 5157, 9-26-2005) 4-9-250D 9 - 79 (Revised 12/05) 14. Conditions of Approval: The Review- ing Official may prescribe any conditions upon the variance deemed to be necessary and required. (Amd. Ord. 4835, 3-27-2000) 15. Finalization: (Reserved) 16. Expiration of Variance Approval: Any variance granted by the Reviewing Official, unless otherwise specified in writing, shall become null and void in the event that the ap- plicant or owner of the subject property for which a variance has been requested has failed to commence construction or otherwise implement effectively the variance granted within a period of two (2) years after such variance has been issued. For proper cause shown, an applicant may petition the Review- ing Official during the variance application re- view process, for an extension of the two (2) year period, specifying the reasons therefor. The time may be extended but shall not ex- ceed one additional year in any event. (Amd. Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000) 17. Extension of Approval: For proper cause shown, an applicant may petition the Reviewing Official for an extension of the ap- proved expiration period established per sub- section D16 of this Section prior to the expiration of the time period, specifying the reasons therefor. The Reviewing Official may extend the time limit, but such extension shall not exceed one additional year in any event. (Ord. 3463, 8-11-1980; Amd.Ord. 4648, 1-6-1997; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) C. WAIVER PROCEDURES: 1. Authority for Waiver, General: (Re- served) 2. Authority for Waiver of Street Im- provements: The Planning/Building/Public Works Administrator or his/her designee may grant waiver of the installation of street im- provements subject to the determination that there is reasonable justification for such waiver. (Ord. 5156, 9-26-2005) 3. Application and Fee: Any application for such a waiver shall specify in detail the reason for such requested waiver and may contain such evidence including photographs, maps, and surveys as may be pertinent thereto. The application fee shall be as specified in RMC 4-1-170, Land Use Review Fees. 4. Decision Criteria, General: (Reserved) 5. Decision Criteria for Waivers of Street Improvements: Reasonable justification shall include but not be limited to the follow- ing: a. Required street improvements will al- ter an existing wetlands or stream, or have a negative impact on a shoreline’s area. b. Existing steep topography would make required street improvements in- feasible. c. Required street improvements would have a negative impact on other proper- ties, such as restricting available access. d. There are no similar improvements in the vicinity and there is little likelihood that the improvements will be needed or required in the next ten (10) years. e. In no case shall a waiver be granted unless it is shown that there will be no det- rimental effect on the public health, safety or welfare if the improvements are not in- stalled, and that the improvements are not needed for current or future develop- ment. (Ord. 5137, 4-25-2005) D. MODIFICATION PROCEDURES: 1. Application Time and Decision Au- thority: Modification from standards, either in whole or in part, shall be subject to review and decision by the Planning/Building/Public Works Department upon submittal in writing of jurisdiction for such modification. (Amd. Ord. 4777, 4-19-1999) 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for in- dividual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and pur- pose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent 4-9-250E (Revised 12/05)9 - 80 and purpose of this Code, and that such mod- ification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Ele- ment and the Community Design Ele- ment and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental pro- tection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other prop- erty(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and re- quired for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5-8-1995; Ord. 5100, 11-1-2004) 3. Additional Decision Criteria Only for Center Office Residential 3 (COR 3) Zone: For a modification to special upper story set- back standards in the COR 3 Zone, RMC 4-2-120B, the Department shall rely on the recommendations contained within the Re- port on Design Criteria for Modifications pre- pared by the Economic Development, Neighborhoods and Strategic Planning Ad- ministrator or designee as the basis for ap- proval or denial of the request. In addition to the criteria in subsection D2 of this Section, the request for modification in the COR 3 Zone requirements for upper story setbacks shall meet all of the following criteria: a. In comparison to the standard upper story setbacks, the proposed building de- sign will achieve the same or better re- sults in terms of solar access to the public shoreline trails/open space and publicly accessible plazas; the building will allow access to sunlight along the public trail/ open space system and plazas abutting the shoreline during daytime and sea- sonal periods projected for peak utiliza- tion by pedestrians. b. The building will create a step in per- ceived height, bulk and scale in compari- son to buildings surrounding the subject building. (Amd. Ord. 4802, 10-25-1999; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005) 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) 3. Substantiation: The Department Admin- istrator shall require that sufficient evidence or proof be submitted to substantiate any claims that may be made regarding its use. (Amd. Ord. 4851, 8-7-2000) 4. Record of Decision: The details of any action granting approval of an alternate shall be written and entered in the files of the Code enforcement agency. (Ord. 4367, 9-14-1992; Ord. 5137, 4-25-2005) F. ABSENCE OF VALID SCIENTIFIC INFORMATION: Where there is an absence of valid scientific infor- mation or incomplete scientific information relat- ing to a critical area leading to uncertainty about the risk to critical area function of permitting an al- teration of or impact to the critical area, the Re- sponsible Official shall: 1. Take a “precautionary or a no-risk ap- proach” that appropriately limits development 4-9-260 9 - 81 (Revised 12/05) 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) 10 - i (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 (Revised 12/05)10 - ii 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 4-10-060G 10 - 3 (Revised 12/05) 1. Extension/Enlargement Outside Building: The use shall not be extended or enlarged so as to occupy additional land area on the same or any other lot or parcel. The use shall not be relocated in whole or in part to any other part of the parcel. 2. Extension/Enlargement Within Build- ing: Provided the use complies with subsec- tions E and F of this Section, Alterations to Legal Nonconforming Use, a nonconforming use housed in part of a single-tenant building may be extended throughout the building, but the building shall not be enlarged or added to. A nonconforming use in a multi-tenant build- ing shall not be expanded into space vacated by other tenants and shall also comply with subsections E and F. 3. Additional Development on Property Containing Nonconforming Use: No addi- tional building, whether temporary or perma- nent, shall be erected upon a property with a nonconforming use for purposes of expand- ing or extending a nonconforming use. Addi- tional development of any property on which a legal nonconforming use exists shall re- quire that all new uses conform to the provi- sions of the Renton Municipal Code. E. ALTERATIONS TO LEGAL NONCONFORMING USE WITHOUT STRUCTURAL ALTERATION: Alterations to a legal nonconforming use are only permitted when they do not expand or enlarge a use consistent with subsection D of this Section, Extension or Enlargement. The modification shall not increase the nonconformance of the use, nor create a new type of nonconformance. F. ALTERATIONS TO LEGAL NONCONFORMING USE WITH STRUCTURAL ALTERATION: Alterations to a structure housing a nonconform- ing use shall not be altered beyond the limitations specified below, and shall conform to subsection D of this Section, Extension or Enlargement: 1. Structures with Rebuild Approval Per- mits Housing a Nonconforming Use: Alter- ations exceeding an aggregate cost of one hundred percent (100%) of the value of the building or structure or site improvements housing or supporting the use shall be al- lowed if: (a) the building or structure is made conforming by the alterations; or (b) the alter- ations were imposed as a condition of grant- ing a rebuild approval permit; or (c) alter- ations are necessary to restore to a safe condition any portion of a building or structure declared unsafe by a proper authority. Alter- ations shall not result in or increase any non- conforming conditions unless they were spe- cifically imposed as a condition of granting a rebuild approval permit, pursuant to RMC 4-9-120. 2. Other Legal Structures Housing a Nonconforming Use: The cost of the alter- ations shall not exceed an aggregate cost of fifty percent (50%) of the value of the building or structure or site improvements, based upon its most recent assessment or ap- praisal, unless the amount over fifty percent (50%) is used to make the use, building or structure more conforming, or is used to re- store to a safe condition any portion of a building or structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming condition. G. RESTORATION: Nothing in this Chapter shall prevent the restora- tion or continuance of a nonconforming use dam- aged by fire, explosion, or act of God, subsequent to the date of these regulations, or amendments thereto, subject to the following conditions and conforming to subsection D of this Section, Ex- tension or Enlargement: 1. Legal Nonconforming Uses with Re- build Approval Permits: Restoration work exceeding one hundred percent (100%) of the latest appraised value of the building or structure housing the use or site improve- ments supporting use (if not contained in a structure) closest to the time such damage occurred shall be allowed if it is: (a) a condi- tion of granting the rebuild approval permit pursuant to RMC 4-9-120; and/or (b) neces- sary to allow the structure to be rebuilt to its condition prior to the damage considering construction costs; and/or (c) required to strengthen or restore to a safe condition any portion of a building or structure declared un- safe by a proper authority; and/or (d) neces- sary to conform to the regulations and uses specified in this Title. 2. Other Legal Nonconforming Uses: The work shall not exceed fifty percent (50%) 4-10-060H (Revised 12/05)10 - 4 of the latest appraised value of the building or structure housing the nonconforming use or site improvements supporting use (if not con- tained in a structure) at the time such damage occurred. 3. Single Family Dwellings: Any legally established single family dwelling damaged by fire or an act of God may be rebuilt to its same size, location, and height on the same site, subject to all relevant fire and life safety codes. Restoration improvements shall com- mence within two years of the damage, and shall continue in conformance with approved building or construction permits, otherwise the structure shall lose its restoration authori- zation and status. H. AMORTIZATION OF ADULT USES: For amortization of legal nonconforming adult en- tertainment, activity, use, or retail use, see RMC 4-3-010E. (Ord. 4963, 5-13-2002) 4-10-070 NONCONFORMING ANIMALS: 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; 2. Except for cases of ongoing agricultural uses, if a nonconforming activity is discontin- ued pursuant to RMC 4-10-060, any resump- tion of the activity shall conform to this Section; 3. Except for cases of ongoing agricultural use, if a nonconforming use or activity or structure is destroyed by human activities or an act of God, it shall not be resumed or re- constructed except in conformity with the pro- visions of RMC 4-3-050, 4-10-050 and 4-10-060; 4. Activities or adjuncts thereof that are or become nuisances shall not be entitled to continue as nonconforming activities. (Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005) 4-10-100 VIOLATIONS OF THIS CHAPTER AND PENALTIES: Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1-3-1. (Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005; Ord. 5159, 10-17-2005) 11 - i (Revised 7/06) 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. 5201, April 17, 2006. SECTION PAGE NUMBER NUMBER 4-11-010 DEFINITIONS A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-11-020 DEFINITIONS B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 4-11-030 DEFINITIONS C . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4-11-040 DEFINITIONS D . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 4-11-050 DEFINITIONS E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 4-11-060 DEFINITIONS F . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 4-11-070 DEFINITIONS G . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 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 O . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 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 4-11-200 DEFINITIONS T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 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 4-11-010 11 - 1 (Revised 12/05) For the purpose of this Title, the following words, terms, phrases and their derivations shall have the meaning given herein, unless the context oth- erwise indicates. 4-11-010 DEFINITIONS A: ABANDONMENT OF UNDERGROUND STOR- AGE FACILITIES: See RMC 4-5-120G. ABUTTING: Lots sharing common property lines or easements. ACCESS EASEMENT: See EASEMENT, AC- CESS. ACCESSORY BUILDING: A subordinate build- ing located upon the same lot occupied by a prin- cipal use or building with which it is customarily associated, but clearly incidental to. ACCESSORY DWELLING UNIT: See DWELL- ING UNIT, ACCESSORY. ACCESSORY USE, AGRICULTURE OR ANI- MAL HUSBANDRY: Subordinate and incidental uses, typically located upon the same lot, which support the agricultural or animal husbandry use of a site including, but not limited to the storage of agricultural products and equipment, and the sheltering of animals. ACCESSORY USE, COMMERCIAL/INDUSTRI- AL/PUBLIC/COMMUNITY FACILITY: A use typ- ically subordinate in size to the principal commercial, industrial, public, community facility, or other similar principal use; that would not con- tribute significantly to traffic generation, noise, or nuisance; and that supports the primary use oper- ation without displacing it. Uses are typically locat- ed upon the same lot occupied by a principal use. ACCESSORY USE, RESIDENTIAL: A subordi- nate use, which supports the principal residential use without displacing it, typically located upon the same lot occupied by the principal residential use with which it is customarily associated, but clearly incidental to. The accessory use is typi- cally subordinate in size and supports the princi- pal residential use without displacing it. ACT: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) The Shoreline Management Act of 1971, chapter 90.58 RCW as amended. ACTIVE RECREATION: See RECREATION, ACTIVE. ACTIVITY: A happening associated with a use; the use of energy toward a specific action or pur- suit. Examples of shoreline activities include but are not limited to fishing, swimming, boating, dredging, fish spawning, wildlife nesting, or dis- charging of materials. Not all activities necessar- ily require a shoreline location. ADJACENT: Lots located across a street, rail- road, or right-of-way, except limited access roads. ADMINISTRATIVE HEADQUARTERS OFFICE: A use containing one or more of the day-to-day functions (e.g., management, payroll, information systems, inventory control) related to the opera- tion of a company or affiliated corporate group. ADMINISTRATOR: The Administrator of the De- partment of Planning/Building/Public Works of the City, or any successor office with responsibility for management of the public properties within the City of Renton, or his/her designee. ADULT DAY CARE/HEALTH: A program de- signed to meet the needs of adults with functional impairments through an individualized plan of care. It is a structured, comprehensive program that provides a variety of health, social, and re- lated support services in a protective setting dur- ing any part of a day for a minimum of four (4) hours, but less than twenty four (24) hour care. While beds may be provided for rest periods, adult day care/health uses are not intended to function as residential facilities. A number, where specified, is the maximum number of clients 4-11-010 (Revised 12/05)11 - 2 present at any one period of time during the pro- gram operation. Adult day care/health programs are subclassified as follows: A. Adult Day Care/Health Category I: A maxi- mum of four (4) clients upon a property containing a residential use; and a maximum of twelve (12) clients upon a property in nonresidential use. B. Adult Day Care/Health Category II: Five (5) or more clients upon a property containing a resi- dential use; and thirteen (13) or more clients upon a property in nonresidential use. ADULT ENTERTAINMENT BUSINESS: 1. Any enterprise which, for money or any other form of consideration, features “adult live entertainment” as defined herein; or 2. Any “adult motion picture theater” as de- fined herein; or 3. Any adult arcade containing individual viewing areas or stations or booths, where for money or any other form of consideration one or more still or motion picture projectors, slide projectors, or similar machines, or other im- age-producing machines are used to show films, motion pictures, video cassettes, slides or other photographic reproduction of speci- fied sexual activities or specified anatomical areas. ADULT FAMILY HOME: A state-licensed facility providing personal care, room and board within a dwelling unit to more than one person, but not more than four (4) adults, not related by blood or marriage to the person(s) providing the service. A maximum of six (6) adults may be permitted if the Washington State Department of Social and Health Services determines the home is of ade- quate size and the home and provider are capa- ble of meeting standards and qualifications as provided for in chapters 70.128 RCW and 388-76 WAC. ADULT LIVE ENTERTAINMENT: A person ap- pearing nude or a live performance which is char- acterized by specified sexual activities as defined in RMC 4-11-190. This definition includes, but is not limited to, peep shows. ADULT MOTION PICTURE THEATER: An en- closed building used for presenting motion picture films, video cassettes, cable television, or any other such visual media for observation by pa- trons there, distinguished or characterized by an emphasis on matter depicting, describing or relat- ing to specified sexual activities or specified ana- tomical areas. ADULT RETAIL USE: A retail establishment which, for money or any other form of consider- ation, either: (a) has as one of its principal pur- poses to sell, exchange, rent, loan, trade, transfer, and/or provide for viewing or use, off the premises, any adult-oriented merchandise; or (b) provides, as its substantial stock in trade, for the sale, exchange, rental, loan, trade, transfer, and/ or provide for viewing or use, off the premises, any adult-oriented merchandise. ADULT-ORIENTED MERCHANDISE: Any goods, products, commodities, or other wares, in- cluding but not limited to, videos, CD roms, DVDs, magazines, books, pamphlets, posters, cards, periodicals or nonclothing novelties, which depict, describe or simulate specified anatomical areas or specified sexual activities. This definition is not intended to include movies rated R by the Motion Picture Association of America or its suc- cessor organization. AFFORDABLE HOUSING: Housing used as a primary residence for any household whose in- come is less than eighty percent (80%) of the me- dian annual income adjusted for household size, as determined by the Department of Housing and Urban Development (HUD) for the Seattle Metro- politan Statistical Area, and who pay no more than thirty percent (30%) of household income for housing expenses. AGGRIEVED PARTY: A person seeking to pro- tect what must be “arguably within the zone of in- terests to be protected or regulated by the statute or constitutional guarantee in question” and must allege an “injury in fact,” i.e., that he or she will be specifically and perceptibly harmed by the pro- posed action. AGRICULTURE: Use of land for growing crops for sale or consumption. This use includes the necessary accessory uses for packing, treating, or storing the produce provided that the operation of the accessory use is clearly incidental to the agricultural activity. This definition includes but is not limited to produce farms and Christmas tree farms. This definition excludes nurseries and an- imal husbandry. 4-11-010 11 - 3 (Revised 7/06) AIR GAP: See RMC 4-6-100. AIRPLANE SALES AND REPAIR: Facilities where airplanes are displayed for sale and/or brought for repair services. AIRPORT COMPATIBLE LAND USE: Uses and structures within the Airport Influence Area that must be considered as to compatibility with avia- tion operations associated with the Renton Mu- nicipal Airport. AIRPORT HAZARD: Any structure, tree or use of land which obstructs the air space required for the flight of aircraft in landing or taking off at the air- port or is otherwise hazardous to landing or take- off of aircraft. AIRPORT INFLUENCE AREA: The area defined by the outer perimeter of “Safety Zone Six,” the Traffic Pattern Zone, on the Airport Influence Area Map (RMC 4-3-020F). AIRPORT, MUNICIPAL: The Renton Municipal Airport, a general aviation facility located in Renton, Washington. AIRPORT-RELATED USES: Uses that require proximity and access to an airport runway. ALLEY: A vehicular right-of-way not over thirty feet (30′) wide which is not designed for general travel and primarily used as means of vehicular and pedestrian access to the rear of abutting properties. ANIMAL HUSBANDRY: The raising of domesti- cated animals other than common household pets. ANIMALS, LARGE: Horses, ponies, cows, lla- mas, oxen, buffalo, deer, and other animals of similar size and characteristics. ANIMALS, MEDIUM: Goats, sheep, pigs and other animals of similar size and characteristics. ANIMALS, SMALL: Rabbits, chickens, ducks, geese, and other animals of similar size and char- acteristics. APPEAL: A request for a review of any action pursuant to this Title, or of the interpretation of any provision of the Title by any City official. APPLICANT: A person who files an application of permit under this Title and who is either the owner of the land on which that proposed activity would be located, a contract vendee, a lessee of the land, the person who would actually control and direct the proposed activity, or the authorized agent of such a person. APPROVED: See RMC 4-6-100. AQUACULTURE: The culture of farming of aquatic animals and plants. AQUIFER: A geological unit of porous and per- meable rock, sand or gravel capable of yielding usable amounts of water. AQUIFER PROTECTION AREA (APA): Shall be the portion of an aquifer within the zone of capture and recharge area for a well or well field owned or operated by the City, as defined in RMC 4-3-050B, Applicability – Critical Areas Designa- tions/Mapping, and depicted in RMC 4-3-050Q1, Maps, Aquifer Protection. AQUIFER PROTECTION AREA PERMIT: An au- thorization by the Department for a person to store, handle, treat, use or produce a hazardous material within an APA. The two (2) types of per- mits that will be issued pursuant to RMC 4-9-015, Aquifer Protection Areas Permits, and RMC 4-3-050, Critical Areas Regulations, are an oper- ating permit and a closure permit. ARTERIAL: A street classified as a principal arte- rial on the City’s Arterial Street Plan. ARTERIAL PASS-THROUGH TRAFFIC: Traffic that has neither an origin nor destination in an af- fected area which is diverted from an arterial road. ARTERIAL STREET: See STREET, ARTERIAL. ARTICULATION: The giving of emphasis to ar- chitectural elements (like windows, balconies, en- tries, etc.) that create a complementary pattern or rhythm dividing large buildings into smaller identi- fiable pieces. ARTIFICIAL CHANNEL: A stream channel that is entirely manmade but does not include relo- cated natural channels. ARTS AND CRAFTS SCHOOLS/STUDIOS: See SCHOOLS/STUDIOS, ARTS AND CRAFTS. ASSEMBLY AND PACKAGING OPERATIONS: A facility where pre-manufactured components 4-11-020 (Revised 7/06)11 - 4 are assembled to construct a product. Products may be packaged and moved off-site for whole- sale or retail sale. This use includes but is not lim- ited to assembly and packaging of computer, electronics, office equipment, chemicals and al- lied products, fabricated metal products, and other products. AUTOMOBILE: See VEHICLE. AUXILIARY WATER SUPPLY: See RMC 4-6-100. AVERAGE DAILY TRAFFIC (ADT): The average number of motor vehicles crossing in one direc- tion per working day for any continuous thirty (30) day period. AVERAGE HORIZONTAL ILLUMINATION: The quantity of light measured at the pavement sur- face and averaged over the traveled lanes ex- pressed in foot-candles. AVIATION-RELATED USES: Uses that offer aeronautical services to the public or provide sup- port services to airport-related uses. AWNING: A shelter, typically for a pedestrian walkway, that projects from and is supported by the exterior wall of a building. Awnings have non- combustible frames, but may have combustible coverings. Awnings may be fixed, retractable, folding or collapsible. Any structure which ex- tends above any adjacent parapet or roof of a supporting building is not included within the def- inition of awning. (Ord. 3758, 12-5-1983; Ord. 3891, 2-25-1985; Ord. 3981, 4-7-1986; Ord. 4346, 3-9-1992; Ord. 4367, 9-14-1992; Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4636, 9-23-1996; Ord. 4651, 1-27-1997; Ord. 4680, 9-22-1997; Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord. 4821, 12-20-1999; Ord. 4827, 1-24-2000; Ord. 4828, 1-24-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5153, 9-26-2005; Ord. 5201, 4-17-2006) 4-11-020 DEFINITIONS B: BACKFLOW: See RMC 4-6-100. BACKFLOW PREVENTER: See RMC 4-6-100. BACKGROUND AREA: The entire face of a sign upon which text and/or graphics could be placed. BACKSIPHONAGE: See RMC 4-6-100. BASE FLOOD: A flood having a one percent (1%) chance of being equaled or exceeded in any given year. Also referred to as the “one hundred (100) year flood.” Designation on flood maps al- ways includes the letters A or V. BASEMENT: Any floor level below the first story in a building, except that a floor level in a building having only one floor level shall be classified as a basement unless such floor level qualifies as a first story as defined herein. BASEMENT: (This definition for RMC 4-3-050, flood hazard regulations, use only.) Any area of the building having its floor subgrade (below ground level) on all sides. BED AND BREAKFAST HOUSE, ACCES- SORY: Overnight accommodations and a morn- ing meal in a dwelling unit with less than four (4) guest rooms provided to transients for compensa- tion. Accessory bed and breakfast houses are proprietor-occupied, or the proprietor lives on a contiguous property, and morning meals are pro- vided to the house residents and the overnight guests only. This definition does not include con- gregate residences, professional bed and break- fast houses, hotels, or motels. BED AND BREAKFAST HOUSE, PROFES- SIONAL: Overnight accommodations and a morning meal in a dwelling unit with four (4) to ten (10) guest rooms provided to transients for com- pensation. Professional bed and breakfast houses are proprietor-occupied, or the proprietor lives on a contiguous property, and morning meals are provided to the house residents and the overnight guests only. This definition does not include congregate residences, accessory bed and breakfast houses, hotels, or motels. BEDROCK: In-place subsurface material con- sisting of solid rock. BEEKEEPING: Keeping of bees. BEST MANAGEMENT PRACTICES, WET- LANDS: Conservation practices or systems of practices and management measures that: 1. Control soil loss and reduce water quality degradation caused by nutrients, animal waste, toxins and sediment; 4-11-020 11 - 5(Revised 3/06) 2. Minimize adverse impacts to surface wa- ter and groundwater flow, circulation pat- terns, and to the chemical, physical and biological characteristics of wetlands; and 3. Includes allowing proper use and storage of fertilizers/pesticides. BINDING SITE PLAN: A drawing as authorized by chapter 58.17 RCW and provided for in RMC 4-7-230 which: 1. Identifies and shows the areas and loca- tions of all streets, roads, improvements, util- ities, open spaces, and any other matters specified by RMC 4-8-120C, Submittal Re- quirements; and 2. Contains inscriptions or attachments set- ting forth such appropriate limitations and conditions for the use of the land as are es- tablished by the City; and 3. Contains provisions requiring site devel- opment to be in conformity with the approved binding site plan. BIG-BOX RETAIL: See RETAIL, BIG-BOX. BLOCK: A block consists of two (2) facing block fronts bounded on two (2) sides by alleys or rear property lines and on two (2) sides by the center- line of platted streets, with no other intersecting streets intervening. BLOCK FRONT: A block front is the frontage of property along one side of a street bound on three (3) sides by the centerline of platted streets and on the fourth side by an alley or rear property lines. BOARDING HOUSE: See CONGREGATE RES- IDENCE. BOAT LAUNCHING RAMP: A facility with an in- clined surface extending into the water which al- lows launching of boats directly into the water from trailers. BODY SHOP: An establishment which conducts any of the following operations: 1. Collision repair services, including body, frame or fender straightening, repair, or re- placement; and/or 2. Overall painting of vehicles or painting of vehicles in a paint shop, but excluding minor painting with an airbrush or roller brush uti- lized in customizing or detailing operations; and/or 3. Welding, molding, and similar operations conducted on vehicles. BUFFER, CRITICAL AREA: A naturally vege- tated and undisturbed, enhanced, or revegetated area that surrounds and protects a critical area from adverse impacts to its functions and values, and/or which protects adjacent developed areas from potentially hazardous conditions. BUFFER, LANDSCAPE: Landscaped area used to physically separate or screen one use or prop- erty from another so as to visually shield or block views, noise, lights, or other potential nuisances. BUFFER, SHORELINES: A parcel or strip of land that is designed and designated to permanently remain vegetated in an undisturbed and natural condition to protect an adjacent aquatic or wet- land site from upland impacts, to provide habitat for wildlife and to afford limited public access. BUILDABLE AREA: The portion of a lot or site, exclusive of required yard areas, setbacks, land- 4-11-020 (Revised 3/06)11 - 6 scaping or open space within which a structure may be built. BUILDING: As defined by the Uniform Building Code. BUILDING: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) Any structure having a roof intended to be used for the shelter or enclosure of persons, plants, animals or property. BUILDING CODE: The Uniform Building Code, promulgated by the International Conference of Building Officials, as adopted by this jurisdiction. BUILDING COMPLEX, MULTIPLE: A group of structures housing more than one type of retail business, office or commercial venture and gen- erally under one ownership and control. BUILDING DRAIN: See RMC 4-6-100. BUILDING FACADE: That portion of any exterior elevation of a building extending from the grade to the top of the parapet wall or eaves, and the en- tire width of the building elevation. BUILDING FOOTPRINT: The area of a lot or site included within the surrounding exterior walls of a building or portion of a building, exclusive of courtyards. In the absence of surrounding exte- rior walls, the building footprint shall be the area under the horizontal projection of the roof. BUILDING HEIGHT: The vertical distance above a referenced datum measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitched or hipped roof. The ref- erence datum shall be selected by either of the following, whichever yields a greater height of building: 1. The elevation of the highest adjoining sidewalk or ground surface within a five foot (5′) horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than ten feet (10′) above lowest grade measured within a five foot (5′) horizontal distance of the exterior wall of the 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 measured within a five foot (5′) horizontal dis- tance of the exterior wall of the building. 4-11-030 11 - 7(Revised 3/06) BUILDING, MULTI-OCCUPANCY: A single struc- ture housing more than one type of retail busi- ness, office or commercial venture and generally under one ownership and control. BUILDING OFFICIAL: The officer or other per- son charged with the administration and enforce- ment of the UBC and the building-related provisions of this Title, or his duly authorized dep- uty. BUILDING, SINGLE OCCUPANCY: A building occupied by a single tenant. A building is consid- ered to be “single occupancy” if: 1. It has only one occupant; and 2. It has no wall in common with another building; and 3. It has no part of its roof in common with another building. BULK STORAGE: See STORAGE, BULK. BULKHEAD: A vertical wall constructed of rock, concrete, timber, sheet steel, gabions, or patent system materials. Rock bulkheads are often termed “vertical rock walls.” Seawalls are similar to bulkheads, but more robustly constructed. BUOY: A floating object anchored in a lake, river, etc., to warn of rocks, shoals, etc., or used for boat moorage. BUSINESS FACADE: That portion of an exterior building wall owned or leased by a business. (Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983; Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord. 4651, 1-27-1997; Ord. 4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4954, 2-11-2002; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5153, 9-26-2005) 4-11-030 DEFINITIONS C: CALIPER: The diameter of any tree trunk as measured at a height of four and one-half feet 4-11-030 (Revised 3/06)11 - 8 (4-1/2′) above the ground on the upslope side of the tree. CANOPY, BUILDING: A rigid multi-sided struc- ture covered with fabric, metal or other material and supported by a building at one or more points or extremities and by columns or posts embedded in the ground at other points or extremities. Any structure which extends above any adjacent par- apet or roof of supporting building is not included within the definition of building canopy. CAR: See VEHICLE. CAR WASH: A structure with machine-operated or hand-operated facilities used principally for the cleaning, washing, polishing, or waxing of motor vehicles. CARD ROOM: A use governed pursuant to the provisions of chapter 9.46 RCW, 1973 Gaming Act, and licensed by the Washington State Gam- bling Commission that is ancillary to a permitted use where food and beverages are served on the premises and whose purpose is to serve as a commercial stimulant to the principal activities as- sociated with the primary use. CARETAKER’S RESIDENCE: A dwelling unit lo- cated on the site of a nonresidential use and oc- cupied only by a caretaker or guard employed on the premises, and consisting of only one resi- dence per permitted establishment. CARPOOL: A group of people traveling to the same or relatively nearby locations in the same vehicle. CARPORT: A roofed structure, enclosed on less than three sides, without interior parking aisles, for the purpose of storing motor vehicles. CEMETERY: Property used for interring of the dead. This definition includes accessory build- ings, crematories, and mausoleums. CENTER, EMPLOYMENT: An area of higher in- tensity uses that typically employ thousands of people that is contained by a boundary to prevent it from encroaching on adjacent areas and/or neighborhoods. CERTIFIED: A facility and staff qualified and able to provide certain tests and measurements relat- ing to specific tasks and based upon established standards. CIRCULATION: The movement of passengers or goods to, from, over, or along a transportation corridor. CITY COUNCIL: The City Council of the City of Renton, Washington. CITY GOVERNMENT OFFICES: Offices for City administration and or provision of services to the public. This definition includes but is not limited to City Hall. CIVIL ENGINEER: A professional engineer regis- tered in the State to practice in the field of civil works. CLEAR VISION AREA: The area bounded by the street property lines of corner lots and a line join- ing points along said street lines twenty feet (20′) from their point of intersection. CLOSED RECORD APPEAL: An administrative appeal on the record to a local government body or officer including the legislative body, following an open record hearing on a project permit appli- cation when the appeal is on the record with no or limited new evidence or information allowed to be submitted and only appeal argument allowed. CLOSURE OF UNDERGROUND STORAGE FACILITIES: See RMC 4-5-120G. CLUSTER, RESIDENTIAL: The placement of more than one building envelope on a single lot or parcel of land for the purpose of constructing sin- gle family residential dwelling units in either at- 4-11-030 11 - 8.1 (Revised 12/05) tached or detached construction arrangement, and where the property ownership outside the building envelopes is commonly held by all single family dwellings on that lot or parcel of land. COLLECTION POINT: In multiple family resi- dences, commercial, industrial and other nonres- idential developments, the exterior location designation for garbage and recyclables collec- (Revised 12/05)11 - 8.2 This page left intentionally blank. 4-11-030 11 - 9 (Revised 6/05) tion by the City’s contractor or other authorized haulers. COLLECTOR STREET: See STREET, COLLEC- TOR. COMBINED PUBLIC DETENTION: A stormwa- ter detention system designed to accommodate runoff from both public streets and private prop- erty. COMBINED SEWER: See RMC 4-6-100. COMMERCIAL LAUNDRIES: A facility where clothing or other fabrics are washed, dried, or dry cleaned for other businesses or institutions. This definition does not include laundromats. COMMERCIAL USE: A type of land use that in- cludes commercial office activities, services and/ or retail sales. COMMON SPACE AREA (COMMON AREA, COMMON OPEN SPACE, COMMON SPACE): Land that is designed and intended for common use or enjoyment and may include such struc- tures and improvements as are necessary and appropriate. COMMUNICATION BROADCAST AND RELAY TOWERS: Establishments that provide point-to- point communication services, whether by wire or radio, including radio and television broadcasting stations and the exchange or recording of mes- sages. This definition excludes all terms related to wireless communication facilities. COMPACTION: The densification of an earthen fill by mechanical means. COMPENSATION PROJECT: Actions necessary to replace project-induced wetland and wetland buffer losses, including land acquisition, planning, construction plans, installation, monitoring and contingency actions. COMPENSATORY MITIGATION: Replacing project-induced wetland losses or impacts, in- cluding, but not limited to wetlands restoration and creation, and wetland enhancement in con- junction with wetlands restoration or creation. COMPREHENSIVE PLAN: The plans, maps and reports that comprise the official development plan and twenty (20) year “vision” for the future physical design and character of the City as adopted by the City Council in accordance with chapter 35.63 RCW. CONCEPTUAL PLAN: A development tool de- signed to provide a comprehensive overview of proposed uses, site layout, infrastructure con- cepts, phasing and amenities. A conceptual plan approval establishes conditions with which all concurrent and subsequent land use approvals within its geographic area must comply, unless the conceptual plan itself is amended. It also pro- vides long-term guidance for a larger area than either master plan or detailed site plan review was intended for, so that continuity of the overall de- velopment is maintained. CONDOMINIUM: Real property, portions of which are designated for separate ownership and the remainder of which is designated for common ownership solely by the owners of those portions. Real property is not a condominium unless the undivided interests in the common elements are vested in the unit owners, and unless a declara- tion and a survey map and plans have been re- corded pursuant to chapter 64.32 RCW. CONDOMINIUM CONVERSIONS: The filing of a declaration pursuant to the Horizontal Property Regimes Act, of the sale by a developer of condo- minium units that were previously rental units. CONFERENCE CENTERS: Facilities where large gatherings of people converge to meet on a variety of subjects. These facilities are character- ized by one large space where exhibits are set up and numerous adjoining meeting rooms. This def- inition excludes sports arenas, auditoriums, and exhibition halls. CONGREGATE RESIDENCE: Any building or portion thereof that contains facilities for living, sleeping and sanitation and may include facilities for eating and cooking for occupancy for other than a family. A congregate residence may in- clude a boarding house, but does not include a group home I or II, convalescent center, jail, hotel, motel or secure community transition facility. (Amd. Ord. 4982, 9-23-2002) CONSERVANCY: A Shoreline Master Program land use designation identifying an area to be managed in essentially its natural state while pro- viding for a moderate to low intensity of land uses surrounding the area. 4-11-030 (Revised 6/05)11 - 10 CONSTRUCTION ACTIVITIES: Construction and all activities associated with construction, to include, but not be limited to, construction, re- modeling, repair, and maintenance of structures, equipment, roads, and utilities; mining; grading; landfilling; and excavating. Construction activities may be regulated by permits issued by the City in- cluding, but not limited to, public works construc- tion permits, building permits, and mining, excavation, and grading permits and licenses. CONSTRUCTION/CONTRACTOR’S OFFICE: An area where a construction contractor main- tains its office, as well as storage for equipment and materials, for the construction and landscap- ing trades. CONTAINMENT DEVICE: A device that is de- signed to contain an unauthorized release, retain it for cleanup and prevent released materials from penetrating into the ground. CONTAMINANT: See RMC 4-6-100. CONTIGUOUS PROPERTIES: Properties shar- ing a property line. CONTINUOUS MONITORING: See RMC 4-5-120G. CONVALESCENT CENTERS: Facilities for pa- tients who are recovering health and strength af- ter illness or injury, or receiving long-term care for chronic conditions, disabilities, or terminal ill- nesses where care includes ongoing medical treatment and extended care facilities. This defi- nition does not include retirement residences, adult family homes, group homes II, medical insti- tutions, and/or secure community transition facili- ties. CONVERTED BUILDING: Any condominium or cooperative which formerly contained rental dwelling units. COOPERATIVE: Any existing structure, including surrounding land and improvements, which con- tains one or more dwelling units and which: (a) is owned by an association organized pursuant to the Cooperative Association Act (chapter 23.86 RCW); or (b) is owned by an association with res- ident shareholders who are granted renewable leasehold interests in housing units in the building. COOPERATIVE UNIT: Any dwelling unit in a co- operative. COPY: The graphic content of a sign surface in either permanent or removable letter, picto- graphic, symbolic, or alphabetic form. CORNER LOT: See LOT TYPES; Lot, Corner. CORRIDOR: A strip of land forming a passage- way between two (2) otherwise separate parts. COUNTY AUDITOR: As defined in chapter 36.22 RCW or the office of the person assigned such duties under the King County Charter. CRITICAL AREAS: Wetlands, aquifer protection areas, fish and wildlife habitat, frequently flooded and geologically hazardous areas as defined by the Growth Management Act and RMC 4-3-050, Critical Area Regulations. CRITICAL FACILITY: A facility for which even a slight chance of flooding, high geologic hazard, or inundation in the areas of flood hazard or volcanic hazard might be too great. Critical facilities in- clude, but are not limited to, schools, nursing homes, hospitals, police, fire and emergency re- sponse installations, and facilities that produce, use or store hazardous materials or hazardous waste. CRITICAL HABITAT or CRITICAL WILDLIFE HABITAT: Habitat areas associated with threat- ened, endangered, sensitive, monitored, or prior- ity species of plants or wildlife and which, if altered, could reduce the likelihood that the spe- cies would maintain and reproduce over the long term. See also RMC 4-3-050K. CROSS CONNECTION: See RMC 4-6-100. CUL-DE-SAC: A vehicular turn-around at the end of a dead end street. CULTURAL FACILITIES: Facilities which offer passive entertainment and enjoyment activities to the general public. This definition includes, but is not limited to, museums and libraries. This defini- tion excludes adult entertainment businesses, dance halls; dance clubs; religious institutions; and gaming/gambling facilities. CURB: A vertical curb and gutter section con- structed from concrete. (Ord. 2820, 1-14-1974; Ord. 3758, 12-5-1983; Ord. 4056, 4-13-1987; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4426, 11-8-1993; Ord. 4-11-040 11 - 11(Revised 3/06) 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4587, 3-18-1996; Ord. 4649, 1-6-1997; Ord. 4691, 12-1-1997; Ord. 4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord. 5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5125, 2-28-2005; Ord. 5137, 4-25-2005) 4-11-040 DEFINITIONS D: DANCE CLUB: Any facility, restricted to adults over twenty one (21) years of age, at which danc- ing occurs, as a primary form of entertainment. This definition excludes adult entertainment busi- nesses, entertainment clubs, and gaming/gam- bling facilities, dance halls and other establish- ments conducting public dances as defined in RMC 5-13-1. DANCE HALL: Any place where a public dance, as defined in RMC 5-13-1, is conducted without restriction on age, or restricted to minors only. Dance halls are further regulated under RMC Title 5 and require a license to operate. This definition excludes adult entertainment businesses, dance clubs, entertainment clubs, and gaming/gambling facilities. DANGEROUS BUILDING: As defined by the “Uniform Code for the Abatement of Dangerous Buildings.” DAY CARE CENTER: A day care operation li- censed by the State of Washington (WAC 388-73-014), for thirteen (13) or more children in any twenty four (24) hour period, or any number of children in a nonresidential structure. This def- inition does not include adult day care/health. DAY CARE, FAMILY, HOME: A day care opera- tion licensed by the State of Washington (WAC 388-73-014), caring for twelve (12) or fewer chil- dren in any twenty four (24) hour period within the caregiver’s place of residence. DAYLIGHTING: Restoration of a culverted or bur- ied watercourse to a surface watercourse. DEDICATION: A deliberate appropriation of land by its owner for any general and public uses, re- serving to himself/herself no other rights than such as are compatible with the full exercises and enjoyment of the public uses to which the prop- erty has been devoted. DEED OF DEDICATION: A formal dedication of right-of-way or easement to the City, to be ap- proved by City Council. DENSITY, GROSS: A measure of population, housing units, or building area related to land area, and expressed as a ratio, i.e., one dwelling unit per acre, or one thousand (1,000) people per square mile. DENSITY, NET: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas, i.e., very high land- slide hazard areas, protected slopes, wetlands, Class 1 to 4 streams and lakes, or floodways, and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers, streams that have been daylighted including restored riparian and aquatic areas, and public and private alleys shall not be subtracted from gross acres for the pur- pose of net density calculations. DEPARTMENT: The Planning/Building/Public Works Department of the City of Renton. DEPARTMENT ADMINISTRATOR: See ADMIN- ISTRATOR. DESIGNATED ZONE FACILITY: Any hazardous waste treatment and storage facility that requires an interim or final status permit under rules adopted under chapter 70.105 RCW and that is not a “preempted facility” as defined in RCW 70.105.010. DETENTION/RETENTION FACILITIES: Facili- ties designed either to hold runoff for a short pe- riod of time and then release it to the point of discharge at a controlled rate or to hold water for 4-11-040 (Revised 3/06)11 - 12 a considerable length of time during which the volume is reduced through evaporation, evapo- transpiration by plants, or infiltration into the ground. DETERMINATION OF NONSIGNIFICANCE (DNS): The written decision by the responsible official of the lead agency that a proposal is not likely to have a significant adverse environmental impact, and therefore an EIS is not required (WAC 197-11-310 and 197-11-340). The DNS form is in WAC 197-11-970. DETERMINATION OF NONSIGNIFICANCE, MITIGATED (MDNS): A DNS that includes miti- gation measures and is issued as a result of the process specified in WAC 197-11-350. DETERMINATION OF SIGNIFICANCE (DS): The written decision by the responsible official of the lead agency that a proposal is likely to have a sig- nificant adverse environmental impact, and there- fore an EIS is required (WAC 197-11-310 and 197-11-360). The DS form is in WAC 197-11-980 and must be used substantially in that form. DEVELOPABLE AREA: Land area outside of critical areas, critical area buffers, and public rights-of-way that is otherwise developable. DEVELOPMENT: The division of a parcel of land into two (2) or more parcels; the construction, re- construction, conversion, structural alteration, re- location or enlargement of any structure; any mining, excavation, landfill or land disturbance and any use or extension of the use of land. DEVELOPMENT: (This definition for RMC 4-3-050, flood hazard regulations, use only.) Any manmade change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or stor- age of equipment or materials located within the area of special flood hazard. DEVELOPMENT: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A use consisting of the construction of exterior alteration of structures; dredging; drilling; dumping; filling; removal of any sand, gravel or minerals; bulkheading; driving of piling; placing of obstructions; or any other projects of a permanent or temporary nature which interferes with the nor- mal public use of the surface of the waters over- lying lands subject to the Act at any state of water level. DEVELOPMENT AGREEMENT: A recorded contract entered into by the city and an applicant setting forth development standards and other provisions governing and vesting a development or use for a duration of time specified in the con- tract. May be used to obligate an applicant to fund or provide services, infrastructure, or other facili- ties. DEVELOPMENT PERMIT: Written permission af- ter appropriate review for type of application from the appropriate decision-maker authorizing the division of a parcel of land, the construction, re- construction, conversion, structural alteration, re- location or enlargement of any structure, utility, or any use or extension of the use of the land. DIRECTOR: The Director of the Development Services Division of the Planning/Building/Public Works Department of the City of Renton or a des- ignee. DISPLAY SURFACE: The area made available by the sign structure for the purpose of displaying the advertising message. DISPLAY WINDOW: A window in a building fa- cade intended for nonpermanent display of goods and merchandise. DOCK: A fixed or floating platform extending from the shore over the water. DOUBLE CHECK VALVE ASSEMBLY: See RMC 4-6-100. DOUBLE-WALLED: See RMC 4-5-120G. DOWNTOWN CORE AREA: See Map Exhibit in RMC 4-2-080C. DOWNTOWN PEDESTRIAN DISTRICT: See Map Exhibit in RMC 4-2-080D. Those uses, build- 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. DRAINAGE AREA: The total area whose drain- age water flows to and across the subject property. 4-11-040 11 - 13(Revised 3/06) DREDGING: The removal of earth from the bot- tom or banks of a body of water. DRIP LINE: A tree’s drip line shall be described by a line projected to the ground from the outer edge of the tree canopy delineating the outermost extent of foliage in all directions and coinciding with the area of the root mass. DRIVE-IN/DRIVE-THROUGH RETAIL OR SER- VICE: A business or a portion of a business where a customer is permitted or encouraged ei- ther by the design of physical facilities or by ser- vice and/or packaging procedures, to carry on business in the off-street parking or paved area accessory to the business, while seated in a mo- tor vehicle. In some instances, customers may need to get out of the vehicle to obtain the product or service. This definition shall include but not be limited to fast-food restaurants, espresso stands, and drive-in services at banks and pharmacies. This definition excludes vehicle service and re- pair, vehicle fueling stations, and car washes. DROP-OFF ZONE: A sidewalk area abutting a street intended for passengers to enter or exit ve- hicles that are temporarily parked for that purpose. DWELLING, MULTI-FAMILY: Dwelling, Attached: A one-family dwelling at- tached to one or more one-family dwellings by common roofs, walls, or floors. This definition may also include a dwelling unit or units attached to garages or other nonresidential uses. This def- inition does not include retirement residences, boarding and lodging houses, accessory dwelling units, adult family homes, group home I or group home II as defined herein. A. Flat: A residential building containing two (2) or more dwelling units which are attached at one or more common roofs, walls, or floors. Typically, the unit’s habitable area is provided on a single level. Unit entrances may or may not be provided from a common corridor. B. Townhouse: A one-family, ground-related dwelling attached to one or more such units in which each unit has its own exterior, ground-level access to the outside, no unit is located over an- other unit, and each unit is separated from any other unit by one or more vertical common walls. Typically the units are multi-story. C. Carriage House: One or more accessory dwelling units attached to a garage. The garage attached to the carriage house typically contains vehicles and/or storage for people living in an- other building as well as occupants of the carriage house. D. Penthouse: A single dwelling unit located at or near the top of a building containing other, non- residential uses. E. Garden Style Apartment: A dwelling unit that is one of several stacked vertically, frequently with exterior stairways and/or exterior corridors and surface parking. Parking is usually at grade with no structure or with detached carports or ga- rages. Buildings typically have access from inter- nal drive aisles and/or parking lots. The building usually turns its back to the front yard. There is typically no formal building entry area connected to a public sidewalk and a public street. Site plan- ning may incorporate structures developed at low landscaped setbacks. DWELLING, SINGLE FAMILY: A. Dwelling, Detached: A building containing one dwelling unit which is not attached to any 4-11-050 (Revised 3/06)11 - 14 other dwelling by any means except fences, has a permanent foundation, and is surrounded by 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 such as garages, carports, trellises, porches, cov- ered decks, or other secondary connection ap- proved by the City, and not connected at building parts containing living areas. DWELLING UNIT: A structure or portion of a structure designed, occupied or intended for oc- cupancy as separate living quarters with cooking, sleeping and sanitary facilities provided for the exclusive use of a single household. DWELLING UNIT, ACCESSORY: An indepen- dent subordinate dwelling unit contained within a single family detached dwelling or its accessory detached garage. An accessory dwelling unit houses family members related to the property owner or an employee of the property owner. DWELLING UNIT, ATTACHED: See DWELLING, MULTI-FAMILY. (Ord. 2520, 11-17-1969; Ord. 2698, 3-6-1972; Ord. 3758, 12-5-1983; Ord. 3891, 2-25-1985; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord. 4466, 8-22-1994; Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4637, 9-14-1992; Ord. 4671, 7-21-1997; Ord. 4716, 4-13-1998; Ord. 4773, 3-22-1999; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord. 5192, 1-23-2006) 4-11-050 DEFINITIONS E: EARLY NOTICE: See RMC 4-9-070R. EARTH MATERIAL: Any rock, natural soil or fill and/or any combination thereof. EASEMENT: A grant by the property owner for the use or protection of a piece of land by the pub- lic, corporation, or persons for specific purposes. A. Easement, Access: An easement created for the purpose of providing vehicular or pedes- trian access to a property. B. Easement, Conservation: An easement held by the City, a public or nonprofit entity ap- proved by the City, or by the property owner for the express purpose of protecting and conserving critical areas and their buffers. EATING AND DRINKING ESTABLISHMENT: A retail establishment selling food and/or drink for consumption on the premises or for take-out, in- cluding accessory on-site food preparation. This definition includes, but is not limited to, restau- rants, cafes, microbrew establishments, and espresso stands. This definition excludes tav- erns; fast food; entertainment clubs; dance clubs; and/or dance halls. ECONOMIC DEVELOPMENT: A development which provides a service, produces goods or a product, retails a commodity, or emerges in any other use or activity for the purpose of making fi- nancial gain. EDUCATION INSTITUTION, HIGHER, OTHER: A public or private school, college or university that provides post-secondary professional educa- tion and/or continuing education programs. This definition does not include trade or vocational schools, K-12 educational institutions, or arts and crafts schools and studios. EDUCATIONAL INSTITUTIONS (PUBLIC OR PRIVATE), EXISTING K-12: An existing public or private school encompassing grades K-12. EDUCATIONAL INSTITUTIONS (PUBLIC OR PRIVATE), NEW K-12: A new public or private school encompassing grades K-12. ELECTRICAL POWER GENERATION AND CO- GENERATION: Electrical power generation is the production of electricity for consumption by facili- ties onsite or in a district. Electrical power cogen- eration is the simultaneous production of electricity and useful heat from the same fuel or energy or the use of a production by-product to generate power. Facilities with cogeneration sys- tems use them to produce their own electricity, and use the unused excess (waste) heat for pro- cess steam, hot water heating, space heating, and other thermal needs. They may also use ex- cess process heat to produce steam for electricity production. EMERGENCIES: Actions that must be under- taken immediately or within a time frame too short to allow full compliance with this Title to avoid an 4-11-060 11 - 15 (Revised 6/05) immediate threat to public health or safety, to pre- vent an imminent threat of serious environmental degradation. ENGINE OR TRANSMISSION REBUILD, IN- DUSTRIAL: An operation which rebuilds, recon- ditions, or customizes engines or transmissions which are sold to vehicle service and repair oper- ations or to individual customers for installation into vehicles off site. ENGINEERING GEOLOGIST: See GEOTECH- NICAL ENGINEER. ENGINEERING GEOLOGY: The application of geologic knowledge and principles in the investi- gation and evaluation of naturally occurring rock and soil for use in the design of civil works. ENGINEERING GEOLOGY REPORT: See GEOTECHNICAL REPORT. ENHANCEMENT ACTIVITIES: Removal of nox- ious or intrusive species, plantings of appropriate native species and/or removal of diseased or de- caying trees which pose a clear and imminent threat to life or property. Enhancement activities shall not involve the use of mechanical equip- ment. Enhancement activities may include the re- moval of pests which pose a clear danger to public health provided that such danger is certi- fied by the King County Department of Public Health. ENTERTAINMENT CLUB: Any facility where live entertainment including but not limited to live the- ater; dance performances; musical perfor- mances; comedy routines; book/poetry readings; and other forms of live entertainment are con- ducted. This definition excludes adult entertain- ment businesses; movie theaters; dance clubs; dance halls; taverns; and eating and drinking es- tablishments. ENTERTAINMENT/MEDIA RENTALS: A busi- ness consisting of rental of entertainment media including but not limited to videos, DVDs, and video games. This definition includes accessory retail sales of entertainment media as well as foodstuff. This definition does not include adult re- tail uses. ENVIRONMENTAL REVIEW COMMITTEE (ERC): The Environmental Review Committee as defined by RMC 4-9-070G, is the SEPA Respon- sible Official Authority. The ERC shall consist of three (3) officials designated by the Mayor with concurrence by the City Council. For all proposals for which the City is the lead agency, the ERC shall make the threshold determination and per- form any other functions assigned to the “lead agency” or “responsible official” by the SEPA rules that were adopted by reference in WAC 173-806-020. EROSION: The wearing away of the ground sur- face as a result of the movement of wind, water and/or ice. ESSENTIAL HABITAT: Habitat necessary for the survival of federally listed threatened, endan- gered, and sensitive species and state listed pri- ority species. EVICTION: Any effort by a property owner and/or developer to remove a tenant from the premises or terminate a tenancy by lawful or unlawful means. EXCAVATION: The mechanical removal of earth material. EXISTING LEGAL USE: The use of a lot or struc- ture at the time of enactment of a zoning or other land use regulation. EXOTIC: Any species of plants or animals that are not indigenous to the planning area. EXPRESS TRANSPORTATION SERVICES: Services which provide rapid delivery (i.e., over- night, within an hour, etc.) of air parcels, foodstuff, household and entertainment goods, as well as taxi services. Use is distinguished by space for multiple small delivery vehicles, and typically as- sociated areas for sorting and handling packages and documents, and accessory administrative of- fices. (Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979; Ord. 3758, 12-5-1983; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4522, 6-5-1995; Ord. 4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4835, 3-27-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004) 4-11-060 DEFINITIONS F: FACILITY: (For purposes of aquifer protection area regulations contained in RMC 4-3-050, Crit- ical Area Regulations.) All contiguous land within 4-11-060 (Revised 6/05)11 - 16 an APA, structures, other appurtenances, and im- provements on the land and operations therein in- cluding, but not limited to, business, government, and institutional activities where hazardous mate- rials are stored, handled, treated, used or pro- duced in quantities greater than the de minimus amounts specified in RMC 4-3-050C6a(ii)(1), Ac- tivities Exempt from Specified Aquifer Protection Area Requirements. FAMILY: Any number of related individuals, or not more than four (4) unrelated individuals, living to- gether as a single household. FAST FOOD: An eating or drinking establishment occupying a detached structure, identified by a name brand that offers a standard menu, typical business operation logo, advertising franchise ownership or affiliation, and a corporate architec- tural prototype building. Franchise fast food typi- cally caters to a market area larger than one neighborhood and is auto oriented. It may include drive through service. This definition excludes espresso stands. FILL: A deposit of earth material placed by artifi- cial means. FINAL PLAT: See PLAT, FINAL. FIRE DEPARTMENT: The Renton Fire Depart- ment. FIRE FLOW: The measure of the sustained flow of available water for fire fighting at a specific building or within a specific area at twenty (20) pounds per square inch residual pressure. FIRE MARSHAL: The City of Renton Fire Mar- shal or his/her designee. FLAT: See DWELLING, MULTI-FAMILY. FLOOD or FLOODING: A general and temporary condition of partial or complete inundation of nor- mally dry land areas from: 1. The overflow of inland or tidal waters, and/or 2. The unusual and rapid accumulation of runoff of surface waters from any source. FLOOD CONTROL: Any undertaking for the con- veyance, control, and dispersal of flood waters. FLOOD INSURANCE RATE MAP (FIRM): The official map on which the Federal Insurance Ad- ministration has delineated both the areas of spe- cial flood hazard and the risk premium zones applicable to the community. FLOOD INSURANCE STUDY: The official report provided by the Federal Insurance Administration that includes flood profiles, the flood boundary- floodway map and the water surface elevation of the base flood. FLOOD, ONE HUNDRED (100) YEAR: The max- imum flood expected to occur during a one-hun- dred (100) year period. FLOODPLAIN: The area subject to a one hun- dred (100) year flood. FLOODWAY: The channel of river or other water- course and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot (1′). FLOODWAY: For purposes of determining the ju- risdiction of the Shoreline Master Program in con- junction with the definition of “shoreland,” “flood- way” means those portions of the area of a river valley lying streamward from the outer limits of a watercourse upon which flood waters are carried during periods of flooding that occur with reason- able regularity, although not necessarily annually, said floodway being identified, under normal con- dition, by changes in surface soil conditions or changes in types or quality of vegetative ground cover condition. The floodway shall not include those lands that can reasonably be expected to be protected flood waters by flood control devices maintained by or maintained under license from the Federal Government, the State, or a political subdivision of the State. 4-11-070 11 - 17 (Revised 6/05) FLOOR AREA, GROSS: The sum of the gross horizontal areas of all floors of a building mea- sured from the exterior face of each wall. FLOOR AREA, NET: The total of all floor area of a building, excluding stairwells, elevator shafts, mechanical equipment rooms, interior vehicular parking or loading, and all floors below the ground floor, except when used for human habitation or service to the public. FLOOR AREA RATIO: The gross floor area of all buildings on a lot divided by the lot area. FLOWER/PLANTS AND FLORAL SUPPLY: A business involving the retail sale of flowers, house plants, and associated floral supplies. FRANCHISE RETAIL ARCHITECTURE (OR GENERIC OR CORPORATE ARCHITECTURE): Consists of site layout, buildings, and signs for businesses (usually large format, chain, or fran- chise retail establishments) that are the same style, color, and material regardless of location. Typically, the employees wear uniforms and the products or food are the same in every facility. FRONT YARD: See YARD REQUIREMENT. FUEL DEALERS: Wholesale distribution of fuels with associated bulk fuel storage. FUELING STATION, VEHICLE: See VEHICLE FUELING STATIONS. THE FEDERAL WATER POLLUTION CON- TROL ACT OF 1956 (FWPCA): See RMC 4-6-100. (Ord. 2820, 1-14-1974; Ord. 3541, 5-4-1981; Ord. 3758, 12-5-1983; Ord. 4071, 6-1-1987; Ord. 4716, 4-13-1998; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005) 4-11-070 DEFINITIONS G: GAMING/GAMBLING FACILITIES, NOT-FOR- PROFIT: Facilities operated by a not-for-profit en- tity where any type of gaming or gambling is the primary attraction. GARAGE, PRIVATE: A roofed structure en- closed on three (3) or more sides, without interior parking aisles, for the purpose of storing motor vehicles. GARAGE SALE: All general sales open to the public conducted on a residential premises to dis- pose of personal property, including, but not lim- ited to, all sales entitled “lawn,” “yard,” “attic,” “porch,” “room,” “backyard,” “patio,” “flea market” or “rummage sale.” GARBAGE: See REFUSE. GARDEN STYLE APARTMENTS: See DWELL- ING, MULTI-FAMILY. GAS STATION: See FUELING STATION, VEHI- CLE. GEOLOGIC HAZARDS: Areas which may be prone to one or more of the following conditions: erosion, flooding, landslides, coal mine hazards, or seismic activity. Refer to RMC 4-3-050J. GEOTECHNICAL ENGINEER: A State of Wash- ington licensed geologist experienced and knowl- edgeable in engineering geology. GEOTECHNICAL REPORT: A report prepared by a Geotechnical Engineer including an ade- quate description of the geology of the site, con- clusions and recommendations regarding the effect of geologic conditions on the proposed de- velopment. 4-11-070 (Revised 6/05)11 - 18 GOLF COURSE: An area designed and used for playing golf, including all accessory uses inciden- tal to the operation of the facility. This definition ex- cludes other outdoor recreational facilities, neighborhood parks, and community/regional parks. GOVERNMENT FACILITIES, CITY: Facilities of any unit of City government. Types of facilities in- clude community centers, public works mainte- nance facilities, courts of law, fire halls, and other types of municipal facilities. This definition ex- cludes city government offices, jails, parks, transit centers, park & rides, sewage treatment plants, municipally owned golf course or airports, and li- braries. GOVERNMENT FACILITIES, OTHER: Facilities of any unit of county, state, federal, or special dis- trict government. Types of facilities include com- munity centers, vehicle and drivers licensing offices, public works maintenance facilities, courts of law, school support facilities, and other types of county, state, school district, special dis- trict, or federal facilities. This definition excludes offices, jails, parks, transit centers, park & rides, sewage treatment plants, schools, municipally owned golf courses or airports, and libraries. GOVERNMENT OFFICES, CITY: See CITY GOVERNMENT OFFICES. GRADE: The vertical location of the ground sur- face. GRADE, FINISH: The surface level of the ground after completion of all grading. GRADING: An excavating or filling or combina- tion thereof. A. Regular Grading: Any grading that involves five thousand (5,000) cubic yards or less of mate- rial. B. Engineered Grading: Any grading that in- volves more than five thousand (5,000) cubic yards of material. GRID-LIKE STREET PATTERN (or FLEXIBLE GRID): A street system based upon a standard grid pattern; however, offset intersections, loop roads, and cul-de-sacs as well as angled or curved road segments may also be utilized on a limited basis. The block pattern is characterized by regular (i.e., rectangular or trapezoidal) blocks. GROUND COVER: Low growing plants such as salal, ivy, ferns, mosses, grasses or other types of vegetation which normally cover the ground. GROUND COVER MANAGEMENT: The mowing or cutting of ground cover in order to create an or- derly appearing property so long as such activities do not disturb the root structures on the plants. Ground cover management shall include the re- moval of vegetative debris from the property. GROUNDWATER: Water below the land surface in the zone of saturation. GROUNDWATER MONITORING PROGRAM: A plan containing procedures to be followed to as- sess ground water quality for concentrations of those chemicals identified in the operating permit. GROUNDWATER MONITORING WELL: A small-diameter well installed for purposes of sam- pling and monitoring ground water. GROUP FAMILY HOUSEHOLD: A group of indi- viduals not related by blood, marriage, adoption or guardianship living together in a dwelling unit as a single housekeeping unit under a common management plan based on an intentionally structured relationship to provide organization and stability. GROUP HOME I (REHABILITATION): A facility or dwelling unit housing persons, unrelated by blood or marriage and operating as a group facil- ity household. A rehabilitative group home may include halfway houses and substance abuse re- covery homes. This definition does not include congregate residential or secure community tran- sition facilities. (Amd. Ord. 4982, 9-23-2002) GROUP HOME II (PROTECTIVE RESIDENCY): A facility or dwelling unit housing persons, includ- ing resident staff, unrelated by blood or marriage and operating as a group family household. Staff 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 threat to self or to public health or safety. This def- inition does not include congregate residential or secure community transition facilities. (Amd. Ord. 4982, 9-23-2002) 4-11-080 11 - 19 (Revised 6/05) GROWTH MANAGEMENT ACT (GMA): A law passed by the Washington State Legislature in 1990 that mandates comprehensive planning in designated counties and cities statewide (chapter 36.70A RCW). (Ord. 2820, 1-14-1974; Ord. 4351, 5-4-1992; Ord. 4636, 9-23-1996; Ord. 4715, 4-6-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004) 4-11-080 DEFINITIONS H: HAZARD TREE: Any tree or tree part that poses a high risk of damage to persons or property as certified by a qualified arborist and accepted by the City. HAZARDOUS MATERIALS: Those chemicals or substances which are physical or health hazards as defined and classified in Article 80 of the Uni- form Fire Code as adopted or amended by the City whether the materials are in usable or waste condition; and any material that may degrade groundwater quality when improperly used, stored, disposed of, or otherwise mismanaged. RMC 4-3-050R, Generic Hazardous Materials List, provides a list of common substances that may be hazardous materials. Article VI-A of the Uniform Fire Code provides further information, explanations, and examples of hazardous materi- als. HAZARDOUS MATERIALS INVENTORY STATEMENT: A form provided by the Department or the Fire Prevention Bureau and completed by a facility owner that provides specified informa- tion regarding hazardous materials at the facility. HAZARDOUS SUBSTANCE: Any liquid, solid, gas or sludge, including any material, substance, product commodity or waste that exhibits the characteristics of hazardous waste as described in chapter 70.105 RCW. HAZARDOUS WASTE: All dangerous and ex- tremely hazardous waste, except for moderate- risk waste, as defined in RCW 70.105.010. HEALTH HAZARD: See RMC 4-6-100. HEARING EXAMINER: The office of the Hearing Examiner as defined by RMC Title 1. The Hearing Examiner is appointed by the Mayor of the City to conduct public hearings on applications outlined in chapter 4-8 RMC, and prepares a record, find- ings of fact and conclusions on such applications. (Ord. 4522, 6-5-1995) HEARINGS BOARD: The Shorelines Hearings Board established by the Act. HEIGHT: See BUILDING HEIGHT or SIGN HEIGHT. HIGH BLOWDOWN POTENTIAL: An area where field conditions indicate the potential for tree blowdown is high. Evidence may include the presence of toppled trees in the area, and thin or saturated soils. HIGH OCCUPANCY VEHICLE (HOV): A vehicle carrying more than a specified minimum number of people (usually two (2) or three (3) persons). HIGH QUALITY DESIGN: A development project that encourages pedestrian activity or adds pe- destrian interest and exhibits a degree of crafts- manship, building detailing, architectural design, or quality of materials that are not typically found in standard construction. Responds to site condi- tions through its orientation, circulation, and/or in- corporation of special site features. Buildings characterized by standard corporate identity ele- ments (e.g., fast food establishments with signa- ture roofline or facade features) or standard building plans (e.g., stock plans that are unable to adapt to site conditions) are not typically consid- ered high quality design. HIGH RISE: A structure exceeding seventy five feet (75′) in height. HILLSIDE: An inclined landform which may in- clude one or more classes of slope: steep (sensi- tive and/or protected) and non-steep (i.e., less than twenty five percent (25%)). HILLSIDE SUBDIVISION: A subdivision in which the average slope is twenty percent (20%) or in which any street in the subdivision has grades greater than fifteen percent (15%) at any point. HOLISTIC HEALTH CARE CENTER: A combi- nation of activities intended for improvement or maintenance of health including out-patient and/ or in-patient care and supporting accessory activ- ities including space for medical practitioners, re- tail sales, educational classrooms and meeting spaces. 4-11-090 (Revised 6/05)11 - 20 HOME OCCUPATION: Any commercial use con- ducted entirely within a dwelling or accessory structure and carried on by persons residing in that dwelling unit, but is clearly incidental and sec- ondary to the use of the dwelling as a residence. HOMEOWNERS’ ASSOCIATION: An incorpo- rated nonprofit organization formed or qualified under the laws of the State of Washington, oper- ating under recorded land agreements through which: (a) each land owner is automatically a member, (b) each land owner is automatically subject to a proportionate share of the expenses for the organization’s activities, such as maintain- ing common property and facilities, and (c) such charge, if unpaid, becomes a lien against the property of the land owner. HOTEL: A building or portion thereof designed or used for transient rental for sleeping purposes. Hotel structures are at least two (2) stories in height, with lodging space above the first floor. Lodging space may also be located on the first floor. Individual rooms are typically accessed from a common hallway. A central kitchen and dining room and accessory shops and services catering to the general public may be provided. Not included in this definition are multi-family dwellings, bed and breakfasts, or motels. HOUSEHOLD: A family living together in a single dwelling unit with common access to, and com- mon use of, all living, sanitation facilities, and all areas and facilities for the preparation, consump- tion and storage of food within the dwelling unit. HUMAN SCALE: The perceived size of a building relative to a human being. A building is consid- ered to have good human scale if there is an ex- pression of human activity or use that indicates the building’s size. For example, traditionally sized doors, windows, and balconies are ele- ments that respond to the size of a human body, so these elements in a building indicate a build- ing’s overall size. HUMAN SCALE ELEMENTS: Architectural ele- ments such as railings, windows with multiple panes, doorways, or fences, that are scaled for human use and convey the idea of human activity or human occupancy. HYPORHEIC ZONE: The saturated zone located beneath and adjacent to streams that contains some portion of surface waters, serves as a filter for nutrients, and maintains water quality. (Ord. 3758, 12-5-1983; Ord. 4517, 5-8-1995; Ord. 4522, 6-5-1995; Ord. 4665, 5-19-1997; Ord. 4716, 4-13-1998; Ord. 4821, 12-20-1999; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5125, 2-28-2005; Ord. 5137, 4-25-2005) 4-11-090 DEFINITIONS I: ILLUMINATION, INTERNAL: A light source that is concealed or contained within a sign and be- comes visible in darkness through a translucent surface. ILLUMINATION, TUBE: A light source supplied by a tube that is bent to form letters, symbols, or other shapes. Tube illumination does not include exposed fluorescent lights. IMPACTS: The effects or consequences of ac- tions. Environmental impacts are effects upon the elements of the environment listed in WAC 197-11-444. IMPERVIOUS SURFACE: Any material that sub- stantially reduces or prevents the infiltration of stormwater into the surface of the ground, includ- ing graveled surfaces. IMPORTED FILL: Earth material acquired from an off-site location for use in grading on a site. INCOMBUSTIBLE AND NONCOMBUSTIBLE MATERIAL: Shall be as defined in the Uniform Fire Code. 4-11-120 11 - 21 (Revised 12/05) INDUSTRIAL USE: A type of land use character- ized by production, manufacturing, distribution or fabrication activities. INDUSTRIAL USE, HEAVY: A type of land use including manufacturing processes using raw ma- terials, extractive land uses or any industrial uses which typically are incompatible with other uses due to noise, odor, toxic chemicals, or other activ- ities posing a hazard to public health and safety. INDUSTRIAL USE, LIGHT: A type of land use in- cluding small scale or less intensive production manufacturing, distribution or fabricating activi- ties. May also include office and supporting con- venience retail activities. INDUSTRIAL WASTES: See RMC 4-6-100. INFILL: Development that occurs on vacant land within urbanized areas. INFILTRATION: See RMC 4-6-100. INTEGRATED WALKWAY CIRCULATION: Sidewalks and streets constructed and con- nected in such a way as to provide an efficient and safe system for people moving through an area on foot. INTERMITTENT: A condition where water is not present in the channel year-round during years of normal or above normal rainfall. INTERVAL: An interval is the measure of articu- lation – the distance before architectural ele- ments repeat. (Ord. 3719, 4-11-1983; Ord. 3891, 2-25-1985; Ord. 4577, 1-22-1996; Ord. 4740, 7-19-1999; Ord. 4720, 5-4-1998; Ord. 4821, 12-20-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005) 4-11-100 DEFINITIONS J: JAILS, EXISTING MUNICIPAL: City-operated and owned facilities that hold criminals serving sentences and/or suspected criminals while they are awaiting the outcome of their trials. (Amd. Ord. 4963, 5-13-2002) 4-11-110 DEFINITIONS K: KENNEL: A commercial facility for the care and/ or breeding of dogs and/or cats. KENNEL, HOBBY: A noncommercial facility for the care and/or breeding of four (4) to eight (8) adult dogs, cats or combination of dogs and cats, older than four (4) months in age, excluding small animal hospitals, clinics, pet shops, or grooming services. Hobby kennels are only operated by persons residing in the primary dwelling unit on the property on which the hobby kennel is kept. (Amd. Ord. 4963, 5-13-2002) 4-11-120 DEFINITIONS L: LABORATORIES, LIGHT MANUFACTURING: A facility in which scientific research, investiga- tion, testing, or experimentation occur. Manufac- turing of and sale of products may also occur. LABORATORIES, RESEARCH, DEVELOP- MENT AND TESTING: A facility in which scien- tific research, investigation, testing, or experi- mentation occur but not including manufacture and sale of products. LAKES: Natural or artificial bodies of water of two (2) or more acres and/or where the deepest part of the basin at low water exceeds two (2) meters (6.6 feet). Artificial bodies of water with a recircu- lation system approved by the Planning/Building/ Public Works Department are not included in this definition. LAND CLEARING: The act of removing or de- stroying trees or ground cover including grubbing of stumps and root mat. LAND-CLEARING WASTE: Stumps, brush, tree branches, and other vegetation associated with land clearing. LAND DEVELOPMENT PERMIT: An approved preliminary or final plat for single family residen- tial project, a building permit, site plan, or prelim- inary or final planned urban development plan. LAND USE DECISION: A land use decision for purposes of a land use appeal under RMC 4-8-110, Appeals, means a final determination by a City body or officer with the highest level of au- thority to make the determination, including those with authority to hear appeals on: 4-11-120 (Revised 12/05)11 - 22 1. An application for a project permit or other governmental approval required by law be- fore real property may be improved, devel- oped, modified, sold, transferred or used, but excluding applications for permits or approv- als to use, vacate, or transfer streets, parks, and other similar types of public property; ex- cluding applications for legislative approval such as area-wide rezones and annexations; and excluding applications for business li- censes; 2. An interpretive or declaratory decision re- garding the application to a specific property of zoning or other ordinances or rules regulat- ing the improvement, development, modifica- tion, maintenance, or use of real property; 3. The enforcement by the City of codes regulating improvement, development, modi- fication, maintenance or use of real property. However, when the City is required by law to enforce the code in a court of limited jurisdic- tion, a petition may not be brought under RMC 4-8-110. LAND USE ELEMENT: A plan designating the lo- cation and extent of use for agriculture, timber production, housing, commerce, industry, recre- ation, open spaces, public utilities, public facili- ties, and other land uses as required by the Growth Management Act. LANDFILL: Creation or maintenance of beach or creation of dry upland area by the deposit of sand, soil, gravel or other materials into shoreline areas. LANDS COVERED BY WATER: Lands underly- ing the water areas of the state below the ordinary high water mark, including salt waters, tidal wa- ters, estuarine waters, natural watercourses, lakes, ponds, artificially impounded waters, marshes, and swamps. LANDSCAPE ARCHITECT: A professional land- scape architect licensed to practice by the State of Washington. LANDSCAPE BUFFER: An on-site strip abutting a property line which provides a physical, visual, and/or noise buffer and transition between land use of varying compatibilities and/or the street. Landscape buffers consist primarily of natural landscaping and selected hard surface elements, when deemed appropriate by the reviewing offi- cial. 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. LIGHT DEFINITIONS: The following definitions are utilized in the Exterior Onsite Lighting Regu- lations, RMC 4-4-075: A. Cutoff: The point at which all light rays emit- ted by a light source are completely eliminated (cut off) at a specific angle above the ground. B. Cutoff Angle: The angle formed by a line drawn from the direction of light rays at the light source and a line perpendicular to the ground from the light source, above which no light is emit- ted. C. Cutoff Type Luminaire: A unit of illumina- tion with elements such as shields, reflectors, or refractor panels that direct and cut off the light at a cut off angle less than ninety degrees (90°). D. Light Trespass: The shining of light pro- duced by a light source beyond the boundaries of the property on which it is located. E. Luminaire: The complete lighting unit, in- cluding the lamp, the fixture, and other parts. LOADING AREA: A specially designed off-street place intended to be used by vehicles for depos- iting and/or receiving passengers and goods. LOCAL SERVICE UTILITIES: Public or private utilities normally servicing a neighborhood, i.e., telephone exchanges; sewer, both storm and sanitary; distribution lines, electrical less than fifty five (55) kv, telephone, cable TV, etc. LONG-RANGE WASTEWATER MANAGE- MENT PLAN: See RMC 4-6-100. LOT: A specifically described parcel of land with boundary lines defining the extent of the lot in a given direction. 4-11-120 11 - 23 (Revised 12/05) LOT: A fractional part of divided lands having fixed boundaries, being of sufficient area and di- mension to meet minimum zoning requirements for width and area, excluding private access easements. The term shall include “tracts” or “parcels.” See LOT TYPES. LOT COVERAGE: The horizontal area measured within the outside of the exterior walls of all prin- cipal and accessory buildings on a lot including all covered decks and porches. LOT, DEVELOPED: (This definition for RMC 4-4-130, Tree Cutting and Land Clearing Regula- tions, only.) A lot or parcel of land upon which a structure(s) is located, which cannot be more in- tensely developed pursuant to the City Zoning Code, and which cannot be further subdivided pursuant to City subdivision regulations. LOT LINE ADJUSTMENT: A lot line adjustment is the adjusting of common property line(s) or boundaries between adjacent lots, tracts, or par- cels for the purpose of accommodating a transfer of land, rectifying a disputed property line location, or freeing such a boundary from any difference or discrepancies. The resulting adjustment shall not create any additional lots, tracts or parcels and all reconfigured lots, tracts or parcels shall contain 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 right-of-way line) and the rearmost points of the side lot lines in the rear. In the case of pipestem lots, the pipestem portion of the lot shall be ig- nored for purposes of the calculation of average depth. B. Lot Width: Width of a lot shall be considered to be the average distance between the side lines connecting front and rear lot lines, except for pipestem lots, where the pipestem portion of a lot shall be ignored for purposes of calculating the average width. LOT, PARTIALLY DEVELOPED: (This definition for RMC 4-4-130, Tree Cutting and Land Clearing Regulations, only.) A lot or parcel of land upon which a structure is located and which is of suffi- cient area so as to be capable of accommodating increased development pursuant to the Renton Zoning Code; or which may be subdivided in ac- cordance with the City subdivision regulations. 4-11-130 (Revised 12/05)11 - 24 LOT TYPES: A. Lot, Corner: A lot abutting upon two (2) or more streets at their intersection, or upon two (2) parts of the same street, such streets or parts of the same street forming an interior angle of less than one hundred thirty five degrees (135°) within the lot lines. B. Lot, Flag: A lot with access to a public road only by a private accessway less than thirty feet (30′) in width. See Lot, Pipestem. C. Lot, Interior: A lot that generally abuts or has frontage on only one street, although on through lots that run from one block face to an- other, such lots could abut two (2) streets. D. Lot, Pipestem: A lot not meeting minimum frontage requirements. E. Lot, Through: A lot that has both ends front- ing on a street. F. Lot, Small Cluster: A cluster of small lots in new plats that are designed to provide a transition and buffer between uses in the R-4 Zones. Small cluster lots are allowed in the R-4 Zone when lo- cated within six hundred feet (600′) of abutting and contiguous properties in the Residential Sin- gle Family land use designation of the Compre- hensive Plan and are part of a development that includes a significant open space area equal to at least twenty percent (20%) of a site. LOT, UNDEVELOPED: A platted lot or parcel of land upon which no structure exists. LOW IMPACT LAND USE: Land uses which are not likely to have a significant adverse impact on critical areas because of the low intensity of the use, minimal levels of human activity, limited use of machinery or chemicals, site design or ar- rangement of buildings and structures, incorpora- tion of mitigation measures, or other factors. LOWEST FLOOR: The lowest floor of the lowest enclosed area (including basement). An unfin- ished or flood-resistant enclosure, usable solely for parking of vehicles, building access or stor- age, in an area other than a basement area, is not considered a building’s lowest floor; provided, that such enclosure is not built so as to render the structure in violation of the applicable non-eleva- tion design requirements of RMC 4-3-050I3a(ii). (Ord. 3758, 12-5-1983; Ord. 3891, 2-25-1985; Ord. 4056, 4-30-1987; Ord. 4071, 6-1-1987; Ord. 4351, 5-4-1992; Ord. 4522, 6-5-1995; Ord. 4740, 7-19-1999; Ord. 4351, 5-4-1992; Ord. 4517, 5-8-1995; Ord. 4522, 6-5-1995; Ord. 4660, 3-17-1997; Ord. 4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4751, 11-16-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005; Ord. 5153, 9-26-2005) 4-11-130 DEFINITIONS M: MAIN STREET: A style of urban commercial de- velopment featuring concentrated retail and ser- vice uses along a street designed for use by both pedestrians and vehicles. MAJOR SERVICE UTILITY: Public or private util- ities which provide services beyond the City’s boundaries, i.e., pipelines, natural gas, water, sewer, petroleum; electrical transmission lines fifty five (55) kv or greater; and regional sewer or water treatment plants, etc. MANUFACTURED HOME: A residential struc- ture, transportable in one or more sections, that is built on a permanent chassis and is designed for use with or without a permanent foundation when connected to the required utilities. The term “manufactured home” does not include a “recre- ational vehicle” or mobile home. MANUFACTURED HOME, DESIGNATED: A residential manufactured home that meets the fol- lowing requirements: 1. It is comprised of at least two (2) fully en- closed parallel sections each not less than twelve feet (12′) wide by thirty six feet (36′) long, 4-11-130 11 - 25 (Revised 6/05) 2. It has a composition, wood shingle, coated metal or similar roof of not less than three to twelve (3:12) pitch, and 3. It has exterior siding similar in appear- ance to siding materials commonly used for conventional site-built single family resi- dences. MANUFACTURED HOME PARK OR SUBDIVI- SION: A parcel (or contiguous parcels) of land “di- vided” into two (2) or more manufactured home lots for rent or sale. MANUFACTURED HOME PARK OR SUBDIVI- SION, EXISTING: A manufactured home park subdivision for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the effec- tive date of adopted floodplain management reg- ulations. MANUFACTURED HOME PARK OR SUBDIVI- SION, NEW: A manufactured home park or sub- division for which the construction of facilities for servicing the lots on which the manufactured homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the ef- fective date of adopted floodplain management regulations. MANUFACTURING, AIRPLANE: Limited to manufacture of airplanes; sale of airplanes man- ufactured and/or assembled on-site; and re- search, development and testing of airplanes and related components. MANUFACTURING, AIRPLANE ACCESSORY FUNCTIONS: Includes, as secondary functions when dependent upon the primary activity of air- plane production and sales: office; storage; ware- house and distribution; aircraft painting and other associated aircraft painting/sealing activities; trucking terminal, including loading and unload- ing; auto repair and fuel dispensing; hazardous materials storage and distribution; aircraft engine testing; metal processing; food service; retail sales of products related to airplane production; on-site medical and emergency services, such as clinic, fire suppression, and security; barging; rec- lamation; and parking, when designated for em- ployees and visitors. MANUFACTURING AND FABRICATION, HEAVY: The transformation of materials or sub- stances into new products including construction and assembling of component parts, and the blending of materials such as lubricating oils, plastics, resins or liquors. Heavy manufacturing and fabrication are often characterized by the need for large outdoor areas in which to conduct operations, and typically results in environmental impacts beyond their own sites. This definition in- cludes, but is not limited to: manufacture and fab- rication of automotive vehicles and their parts, cement, brick, lime, gypsum, asphalt, and other manufacturing and fabrication uses as deter- mined by the reviewing official. This definition ex- cludes slaughterhouses, manufacture of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufacturing of petroleum by-products except as an accessory use of less than fifty thousand (50,000) gallons. MANUFACTURING AND FABRICATION, LIGHT: The transformation of materials or sub- stances into new products including construction and assembling of component parts, and the blending of materials such as lubricating oils, plas- tics, resins or liquors. Light manufacturing and fabrication is characterized by the use being con- tained within buildings, and materials or equip- ment used in production not being stored outside. Light manufacturing and fabrication activities do not generate external emissions such as smoke, odor, noise, vibrations or other nuisances outside the building. This definition includes but is not lim- ited to manufacture and fabrication of electronic components, office products, furniture, glass products, and other manufacturing and fabrication uses as determined by the reviewing official. This definition excludes slaughterhouses, manufac- ture of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manu- facturing of petroleum by-products except as an accessory use of less than fifty thousand (50,000) gallons. MANUFACTURING AND FABRICATION, ME- DIUM: The transformation of materials or sub- stances into new products including construction and assembling of component parts, and the blending of materials such as lubricating oils, plas- tics, resins or liquors. Medium manufacturing and fabrication is characterized by need for only very limited areas of outdoor storage and may create 4-11-130 (Revised 6/05)11 - 26 minor external environmental impacts during the conduct of operations but most impacts are con- tained on-site. This definition includes but is not limited to manufacture and fabrication of, alco- holic products, paints, printing ink, leather goods, and other manufacturing and fabrication uses as determined by the reviewing official. This defini- tion excludes slaughterhouses, manufacture of shellac, varnish or turpentine, paper, pulp, rubber from crude material, refining and/or manufactur- ing of petroleum by-products except as an acces- sory use of less than fifty thousand (50,000) gallons. MARINA: A facility for storing, servicing, fueling, berthing, and securing and launching of private pleasure craft that may include the sale of fuel and incidental supplies for the boat owners, crews, and guests. This definition includes tie-up for float planes as well as pleasure boats, and other private pleasure craft. MARINA: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A use providing moorage for pleasure craft, which also may include boat launching facilities, storage, sales, and other related services. MARQUEE: A permanent roof structure, usually incorporating a sign, attached to and supported by the building and projecting over public property. MASTER PLAN: A master plan is intended to show how proposed development will comply with the development standards in the applicable zoning. It also is intended to show compatibility of development within the master plan area, and compatibility of anticipated uses in areas adjacent to and abutting the master plan area. It provides long-term guidance for a smaller area than a con- ceptual redevelopment plan, but a larger area than a detailed site plan. MASTER PROGRAM: The comprehensive shoreline use plan for the City of Renton and the use regulations, together with maps, diagrams, charts or other descriptive material and text, and a statement of desired goals and standards de- veloped in accordance with the policies enunci- ated in Section 2 of the Act. MATERIAL SAFETY DATA SHEET: Written or printed information concerning a hazardous ma- terial which is prepared in accordance with the provisions of 29 CFR 1910.1200. MECHANICAL EQUIPMENT: Includes all motor- ized equipment used for earth moving, trenching, excavation, gardening, landscaping, and general property maintenance exceeding twenty seven (27) horsepower in size. MEDICAL INSTITUTIONS: Facilities providing physical or mental health services, in-patient ac- commodations, and medical or surgical care of the sick or injured. This definition includes hospi- tals, clinics, hospice, and holistic health centers. This definition excludes medical and dental of- fices, convalescent centers, retirement resi- dences, and group homes I and II. MEMBRANE LINER: See RMC 4-5-120G. MINI-MART: A small retail establishment, usually located within or associated with another use, that offers for sale convenience goods such as food items, tobacco, periodicals and household goods. MITIGATION BANK: Sites that, when approved by the City, may be used for restoration, creation and/or mitigation of wetlands altered on a differ- ent piece of property, but located within the same drainage basin. MIXED USE: A building or site with two (2) or more different uses such as residential, office, manufacturing, retail, public or entertainment. MOBILE HOME: A factory-built structure, trans- portable in one or more sections, built on a chas- sis and designed to be a dwelling without a permanent foundation, that was constructed prior to the enactment of the National Manufactured Home Construction and Safety Standards Act of 1974. This definition does not include recreational vehicles, manufactured homes, or designated manufactured homes. MOBILE VENDOR: Retail sale of goods from a vehicle or mobile cart. MODULATION: A measured and proportioned in- flection or setback in a building’s face that breaks up an otherwise larger flat vertical plane into mul- tiple offset sub-elements so as to reduce the ap- parent bulk. MOORAGE: Any device or structure used to se- cure a vessel for temporary anchorage, but which is not attached to the vessels. Examples of moor- age are docks or buoys. 4-11-140 11 - 27 (Revised 6/05) MOTEL: A building or group of detached or con- nected buildings designed or used primarily for providing sleeping accommodations for automo- bile travelers and typically having a parking space adjacent to a sleeping accommodation. This def- inition excludes multi-family dwellings, bed and breakfasts, and hotels. MOVIE THEATER: An indoor facility for showing movies, including accessory retail sales of food and beverages. This definition excludes adult en- tertainment businesses; entertainment clubs; and cultural facilities. MULTI-FAMILY: See DWELLING, MULTI-FAM- ILY. MULTIPLE-USE: The combining of compatible uses within one development, of which the major use or activity is water-oriented. All uses or activ- ities other than the major one are directly related and necessary to the major use or activity. (Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983; Ord. 4071, 6-1-1987; Ord. 4219, 5-4-1992; Ord. 4346, 3-9-1992; Ord. 4577, 1-22-1996; Ord. 4665, 5-19-1997; Ord. 4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord. 4777, 4-19-1999; Ord. 4821, 12-20-1999; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5125, 2-28-2005) 4-11-140 DEFINITIONS N: NATIONALLY RECOGNIZED INDEPENDENT TESTING ORGANIZATION: See RMC 4-5-120G. NATIVE GROWTH PROTECTION EASEMENT: A restrictive area where all native, predevelop- ment vegetation shall not be disturbed or removed except for removal pursuant to an approved enhancement program. The purpose of an easement is to protect steep slopes, slopes and/or riparian corridors. NATIVE VEGETATION: Plant species that are in- digenous to the area in question and could rea- sonably be expected to have occurred on site. NATURAL: A Shoreline Master Program land use designation identifying an area as unique and fragile. It is intended to provide areas of wildlife sanctuary and habitat preservation. NATURAL LIGHT: Interior or exterior light from the sun. NATURAL OUTLET: See RMC 4-6-100. NATURAL RESOURCE EXTRACTION/RECOV- ERY: Land used for timber harvesting consistent with the Forest Practices Act or silviculture, min- eral extraction, or natural resource recovery such as mining reclamation or reforestation. This defi- nition excludes Christmas tree farms, nurseries, and agriculture. NATURAL WATER SYSTEM: Any and all parts of the hydrologic cycle independent of size and residence time. The meaning includes “waters of the state” as defined in RCW 90.48.020. NEIGHBORHOOD: A sub-area of the City in which the residents share a common identity fo- cused around a school, park, community busi- ness center or other feature. NEW UNDERGROUND STORAGE FACILITY: See RMC 4-5-120G. NEWS STAND: A use consisting of the retail sale of newspapers and magazines. This definition ex- cludes adult retail uses. NONCONFORMING STRUCTURE: A lawful structure that does not comply with the current development standards (yard setbacks, lot size, lot coverage, height, etc.) for its zone, but which complied with applicable regulations at the time it was established. Such structures may or may not be in compliance with other relevant building codes and regulations. NONCONFORMING USE: A lawful use of land that does not comply with the current use regula- tions (primary, secondary, conditional, etc.) for its zone, but which complied with applicable regula- tions at the time the use was established. NONSTRUCTURAL TRIM: The molding, bat- tens, caps, nailing strips, latticing, cutouts or let- ters and walkways which are attached to the sign structure. NO-PROTEST AGREEMENT: A restrictive cove- nant signed by the property owner signifying con- sent to the future formation of a local improve- ment district by the City of Renton or by property owners for constructing and paying for street im- provements. 4-11-150 (Revised 6/05)11 - 28 NORMAL RAINFALL: Rainfall that is at the mean or within one standard deviation of the mean of the accumulated annual rainfall record, based upon the water year for King County as recorded at the Seattle-Tacoma International Airport by the graph shown at King County Department of Natu- ral Resources and Parks’ Water and Land Re- sources Division’s Hydrologic Information Center (http://dnr.metrokc.gov/hydrodat/seatacpre- cip.asp). NURSERIES, HORTICULTURAL: Any land used to raise, store, or sell trees, shrubs, flowers, and other plants for sale or for transplanting. This def- inition does not include the sale of any of the above for consumption. Associated retail space is allowed as an accessory to this use. (Ord. 3719, 4-11-1983; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4521, 6-5-1995; Ord. 4577, 1-22-1996; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005) 4-11-150 DEFINITIONS O: OFF-SITE SERVICES: See SERVICES, OFF- SITE. OFFICE, GENERAL: A place at which the affairs of a business, profession, service, or industry are conducted and generally furnished with desks, ta- bles, files and communication equipment. This definition includes associated accessory uses in- cluding but not limited to exercise rooms and caf- eterias for use by employees and clients. This definition excludes conference centers, medical and dental offices, veterinary offices/clinics, city government offices, other government offices and facilities, service and social organizations, and construction/contractor’s offices. OFFICE, MEDICAL AND DENTAL: Any office used by physicians, dentists, and/or other medi- cal professionals to examine, diagnose, and treat patients, and to administer day-to-day accessory office functions relating to the medical or dental practice. ON-SITE SERVICES: See SERVICES, ON- SITE. OPEN RECORD APPEAL: An administrative ap- peal to a local governmental body or officer, in- cluding the legislative body, that creates the local government’s record through testimony and sub- mission of evidence and information, under pro- cedures prescribed by RMC 4-8-110. OPEN SPACE: Any physical area that provides visual relief from the built environment for envi- ronmental, scenic or recreational purposes. Open space may consist of developed or undeveloped areas, including urban plazas, parks, pedestrian corridors, landscaping, pastures, woodlands, greenbelts, wetlands and other natural areas, but excluding driveways, parking lots or other sur- faces designed for vehicular travel. OPEN SPACE: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A land area allowing view, use or passage which is almost entirely unobstructed by build- ings, paved areas, or other manmade structures. OPEN SPACE, CONTIGUOUS: Land perma- nently set aside as open space located in re- corded tracts. Contiguous open space lands typically exclude critical areas such as wetlands and steep slopes, but may include wetland buff- ers enhanced with amenities such as pedestrian trails and seating areas, as well as stormwater ponds enhanced per the techniques and land- scape requirements set forth in “The Integrated Pond,” King County Water and Land Resources Division. OPEN SPACE, CONTIGUOUS, URBAN SEPA- RATOR: Land permanently set aside as open space located in recorded tracts. Contiguous open space lands may include critical areas, such as wetlands and steep slopes, and wetland buff- ers, as well as stormwater ponds enhanced per the techniques and landscape requirements set forth in “The Integrated Pond, King County Water and Land Resources Division.” OPERATOR: See RMC 4-5-120G. ORDINANCE: See RMC 4-9-070R. ORDINARY HIGH WATER MARK: On lakes and streams, that mark found by examining the bed and banks and ascertaining where the presence and action of waters are so common and usual, and so long continued in all ordinary years, as to mark upon the soil a character distinct from that of the abutting upland, in respect to vegetation as that condition exists on June 1, 1971, as it may naturally change thereafter, or as it may change in accordance with permits issued by the City or 4-11-160 11 - 29 (Revised 6/05) State. The following criteria clarify this mark on lakes and streams: A. Lakes: Where the ordinary high water mark cannot be found, it shall be the line of mean high water. B. Streams: Where the ordinary high water mark cannot be found, it shall be the line of mean high water. For braided streams, the ordinary high water mark is found on the banks forming the outer limits of the depression within which the braiding occurs. OUTDOOR RETAIL SALES AREAS: Specially designed areas for the retail sale of automobiles, small trucks, vans or other similar type motor ve- hicles. It does not generally include commercially licensed motor vehicles such as buses or trucks. OUTSIDE STORAGE: See STORAGE, OUT- SIDE. OWNER: See RMC 4-5-120G. OWNER: (For purposes of the aquifer protection regulations in RMC 4-3-050, Critical Areas Regu- lations, and RMC 4-9-015, Aquifer Protection Area permits, only.) May include a duly authorized agent or attorney, a purchaser, fiduciary, and/or a person having vested or contingent interest in the property and/or facility in question. (Ord. 3758, 12-5-1983; Ord. 4517, 5-8-1995; Ord. 4587, 3-18-1996; Ord. 4716, 4-13-1998; Ord. 4851, 8-7-2000; Ord. 4857, 8-21-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005) 4-11-160 DEFINITIONS P: PARK: For purposes of the application of setback requirements for uses regulated by the provisions of RMC 4-3-010, a “park” is defined as a tract of land provided by a unit of government to meet the active and/or passive recreational needs of peo- ple. PARK AND RIDE, DEDICATED: A surface park- ing lot or structured parking garage used for park- ing of vehicles for commuters using any form of transit or ridesharing. This definition excludes commercial or public surface parking and com- mercial or public structured parking garages. PARK AND RIDE, SHARED-USE: A pre-existing parking lot or structured parking garage created for purposes other than commuter parking that has specific numbers of spaces or an entire lot or garage leased to a transit authority to allow com- muters to park their vehicles to use any form of transit or ridesharing. This definition excludes dedicated park and rides, commercial or public surface parking, and commercial or public struc- tured parking garage. PARK, COMMUNITY/REGIONAL: Larger than neighborhood parks, these are designed for orga- nized activities and sports, although individual and family activities are also encouraged. Where there are no neighborhood parks, the community or regional park can serve this function. Larger parks often include one specific use or feature that makes the park unique. This definition in- cludes but is not limited to community and re- gional parks as defined by the City of Renton Parks Plan, trails for nonmotorized travel, and ac- cessory uses normal and incidental to parks. PARK, NEIGHBORHOOD: A combination play- ground and park designed primarily for nonsuper- vised, nonorganized recreation activities. They are generally small in size. This definition includes but is not limited to community gardens and other accessory uses normal and incidental to parks. PARKING GARAGE, STRUCTURED, COM- MERCIAL OR PUBLIC: A building or structure which may be located above or below ground, with stalls accessed via interior aisles, and used for temporary storage of motor vehicles. Struc- tured parking can be a stand-alone use or a part of a building containing other uses. This definition excludes dedicated park and rides, shared-use park and rides, and commercial or public surface parking. PARKING MODULE: A parking area that meets maximum physical dimensions as delineated in the Urban Center Design Overlay regulations. PARKING, OFF-SITE: Parking for a particular land use on land separate from the land on which the use occurs. The use for parking is subject to a lease or other agreement ensuring the perpet- ual use of the off-site land for parking. PARKING SPACE or PARKING STALL: A park- ing space is any off-street space intended for the use of temporary vehicular storage for durations of less than seventy two (72) hours with ingress 4-11-160 (Revised 6/05)11 - 30 and egress to the space easily identifiable. In- cluded in this definition are the permanent sur- face, striping, landscaping and other features required by RMC 4-4-080. PARKING, SURFACE, COMMERCIAL OR PUB- LIC: Open lots or grounds with at-grade parking improvements. This definition excludes dedicated park and rides, shared-use park and rides, and commercial and public structured parking ga- rages. PARKING, TANDEM: The parking of one motor vehicle behind another, in a space two (2) car lengths long, but only one car length wide. PASSIVE RECREATION: See RECREATION, PASSIVE. PAVED: Surfaced with a hard, smooth surface, usually consisting of concrete or asphalt under- lain by a subgrade of crushed rock. PAVEMENT WIDTH: Width of paved driving and parking surface, including street gutters as mea- sured from face of curb to face of curb, or from edge of pavement where there are no curbs. PEAK DISCHARGE: The maximum surface wa- ter runoff rate (cfs) at point of discharge, deter- mined from the design storm frequency. PEDESTRIAN CORRIDORS: Areas designated in the Comprehensive Plan as primary routes for pedestrian use to connect sub-areas of the City or regional trail systems, and to provide access to public facilities. PEDESTRIAN-ORIENTED DEVELOPMENT/ STREET: Development on a pedestrian-oriented street is encouraged through master planning, building location and design guidelines and typi- cally meets the following criteria: 1) buildings in scale with the street, one to two (2) stories along residential/minor collectors and three (3) or more stories along primary and secondary arterials, 2) buildings located close to the street/walkway, 3) at least one pedestrian entry oriented to the street, and 4) clearly identified sidewalks and/or grade separated walkways. PEDESTRIAN-ORIENTED FACADE: Ground floor facades featuring characteristics that make them attractive to pedestrians, including transpar- ent window area or window displays along the ground floor facade, primary building entry, and overhead weather protection along at least sev- enty-five percent (75%) of the facade. PEDESTRIAN-ORIENTED SPACE: A publicly accessible space that includes elements such as visual and pedestrian access to abutting struc- tures, paved walking surfaces of either concrete or unit paving, on-site or building-mounted light- ing, and public seating areas. PEDESTRIAN-ORIENTED STREET: See STREET, PEDESTRIAN-ORIENTED. PEDESTRIAN-ORIENTED USE: Businesses typically frequented by and conveniently located for use by pedestrians. PERENNIAL: Waters which flow continuously. PERFORMANCE BOND OR GUARANTEE: That security which may be accepted in lieu of a requirement that certain improvements be made before the City Council approves the final plat, in- cluding performance bonds, escrow agreements, and other similar collateral or surety agreements. PERMITTED USES: See USES, PERMITTED. PERSON: Any person, individual, public or pri- vate corporation, firm, association, joint venture, partnership, municipality, government agency, po- litical subdivision, public officer, owner, lessee, tenant, other legal entity, or any other entity what- soever or any combination of such, jointly or sev- erally. PETS, COMMON HOUSEHOLD: Dogs, cats, and other similar-sized animals, as determined by the Development Services Division Director, typi- cally sold in pet stores. PIER: A general term including docks and similar structures consisting of a fixed or floating platform extending from the shore over the water. PIPELINE: Buried pipe systems (including all pipe, pipe joints, fittings, valves, manholes, sumps, and appurtenances that are in contact with the substance being transported) utilized for the conveyance of hazardous materials. Pipe- lines include, but are not limited to, sanitary sew- ers, side sewers, storm sewers, leachate pipelines, and product pipelines. PLANNED UNIT DEVELOPMENT: (This defini- tion for RMC 4-3-090, Shoreline Master Program 4-11-160 11 - 31 (Revised 6/05) Regulations, use only.) Special contractual agree- ment between the developer and a governmental body governing development of land. PLANNED UNIT DEVELOPMENT (PUD): Any development approved and developed in accor- dance with the terms of RMC 4-9-150, including a subdivision of such land, which development may occur at one time or in phases. PLANNING COMMISSION: That body as defined in chapters 35.63, 35A.63, or 36.70 RCW as des- ignated by the legislative body to perform a plan- ning function or that body assigned such duties and responsibilities under a city or county charter. PLANT ASSOCIATIONS OF INFREQUENT OC- CURRENCE: One or more plant species in a landform type that, because of the rarity of the habitat or the species involved, or both, or for other botanical or environmental reasons, do not often occur in King County. PLAT: A map or representation of a subdivision, showing thereon the division of a parcel of land into lots, blocks, streets, and alleys or other divi- sion and dedications. PLAT, FINAL: The final drawing of a subdivision and dedication prepared for filing for record with the County Auditor and containing all elements and requirements set forth in this Title and chap- ter 58.17 RCW. PLAT, PRELIMINARY: A drawing of a proposed subdivision of land into ten (10) or more individual lots showing the general layout of streets and al- leys, lots, blocks, and other elements of a subdi- vision consistent with the requirements of the City subdivision regulations and chapter 58.17 RCW. The preliminary plat shall be the basis for the ap- proval or disapproval of the general layout of a subdivision. PLAT, SHORT: The division or redivision of land into nine (9) or fewer lots, tracts, parcels, sites, or divisions for the purpose of sale, lease or transfer of ownership. POTABLE WATER: See RMC 4-6-100. POTENTIAL ANNEXATION AREAS: Areas within the Urban Growth Area that have been des- ignated for annexation to the City within the twenty (20) year planning horizon by agreement with King County as required by the Countywide Plan- ning Policies and the Growth Management Act. PREAPPLICATION MEETING: A conference held with a project applicant and City representa- tive(s) in advance of the proposed land use project application. During the conference, the City representative(s) inform the applicant of ap- plicable policies, plans, and requirements as they apply to the proposed development project. PRELIMINARY APPROVAL: The official favor- able action taken on the preliminary plat of a pro- posed subdivision, metes and bounds descrip- tion, or dedication, by the City Council following a duly advertised public hearing. PRELIMINARY PLAT: See PLAT, PRELIMINARY. PRESCHOOL: Nursery schools or kindergartens which are engaged primarily in educational work with children and in which no child is enrolled on a regular basis for more than four (4) hours per day. PRESSURE VACUUM BREAKER: See RMC 4-6-100. PRIMARY CONTAINMENT: See RMC 4-5-120G. PRIORITY HABITAT AND SPECIES: Habitats and species of importance and concern as identi- fied by the Washington State Department of Wild- life Priority Habitat and Species Program. “Priority habitats” are habitat types with unique or signifi- cant value to many species. An area classified and mapped as priority habitat must have one or more of the following attributes: 1. Comparatively high fish and wildlife den- sity. 2. Comparatively high fish and wildlife spe- cies diversity. 3. Important fish and wildlife breeding habi- tat. 4. Important fish and wildlife seasonal ranges. 5. Important fish and wildlife movement cor- ridors. 6. Limited availability. 4-11-170 (Revised 6/05)11 - 32 7. High vulnerability to habitat alteration. 8. Unique or dependent species. “Priority species” are fish and wildlife species re- quiring protective measures and/or management guidelines to ensure their perpetuation. PRIVATE HYDRANT: A fire hydrant situated and maintained to provide water for firefighting pur- poses with restrictions as to use. The location may be such that it is not readily accessible for immediate use by the fire authority for other than certain private property. PRODUCT TIGHT: See RMC 4-5-120G. PROJECTION: The distance by which a sign ex- tends over public property or beyond the building line. PROPERTY OWNERS' ASSOCIATION: See HOMEOWNERS’ ASSOCIATION. PROPONENT: See APPLICANT. PUBLIC ACCESS: A means of physical ap- proach to and along the shoreline available to the general public. This may also include visual ap- proach. PUBLIC FACILITIES: Streets, roads, highways, sidewalks, street lighting systems, traffic signals, domestic water systems, storm and sanitary sewer systems, park and recreation facilities, schools, public buildings. PUBLIC USE SUFFIX: A mapping overlay desig- nation used to identify publicly owned, operated, or leased land and facilities and the uses con- tained therein. (Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983; Ord. 4007, 7-14-1986; Ord. 4039, 1-19-1987; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord. 4517, 5-8-1995; Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4577, 1-22-1996; Ord. 4827, 1-24-2000; Ord. 4835, 3-27-2000; Ord. 4840, 5-8-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005) 4-11-170 DEFINITIONS Q: QUALIFIED PROFESSIONAL: A person with ex- perience and training in the pertinent scientific discipline, and who is a qualified scientific expert with expertise appropriate for the relevant subject in accordance with WAC 365-195-905(4). A qual- ified professional must have obtained a B.S. or B.A. or equivalent degree in biology, and profes- sional experience related to the subject habitat or species. (Ord. 5137, 4-25-2005) 4-11-180 DEFINITIONS R: RAILROAD YARDS: An area for the switching, storing, assembling, distributing, consolidating, moving, repairing, weighing or transferring of cars, trains, engines, locomotives, and rolling stock. REAR YARD: See YARD REQUIREMENT. REASONABLE USE: A legal concept that has been articulated by federal and state courts in regulatory takings issues. RECEIVING BODIES OF WATER: Creeks, streams, rivers, lakes, storm sewers, wetlands and other bodies of water into which surface wa- ters are directed, either naturally or in manmade ditches or open and closed systems. RECOGNIZED HIGHER RISK: The handling, processing or storage of flammable, explosive, blasting or toxic agents and their related pro- cesses and/or activities which are generally con- sidered as high hazard occupancy by agencies and/or publications, which include but are not lim- ited to the Washington Surveying and Rating Bu- reau, the American Insurance Association as per its Fire Prevention Code and National Building Code, as the same may be amended from time to time as posing a higher risk on its neighbors and/ or adjacent or nearby properties natural or man- made waterways, or which may tend to endanger environmental qualities before special actions are taken to mitigate adverse characteristics. RECREATION: The refreshment of body and mind through forms of play, amusement or relax- ation. The recreational experience may be active, such as boating, fishing, and swimming, or may be passive such as enjoying the natural beauty of the shoreline or its wildlife. 4-11-180 11 - 33 (Revised 6/05) RECREATION, ACTIVE: Leisure-time activities sometimes requiring equipment and taking place at prescribed places, sites, or fields. Active recre- ation includes such activities as swimming, boat- ing, tennis, fishing, soccer, etc. RECREATION, PASSIVE: Activities that involve relatively inactive or less energetic activities, such as walking, sitting, reading, picnicking, and card, board, or table games. RECREATIONAL FACILITIES, INDOOR: A place designed and equipped for the conduct of sports and leisure-time activities within an en- closed space. Examples include gymnasiums, amusement arcades, health and fitness clubs, in- door tennis and racquetball courts, bowling al- leys, and indoor swimming pools. This definition excludes indoor sports arenas, auditoriums, and exhibition halls. RECREATIONAL FACILITIES, OUTDOOR: A place designed and equipped for the conduct of sports and leisure-time activities with little or no enclosed space. Examples include: private (com- mercial or private club) outdoor tennis courts, pri- vate outdoor swimming pools, batting cages, amusement parks, miniature golf courses, golf driving ranges, and playgrounds. This definition excludes marinas, parks, golf courses and out- door sports arenas. RECREATIONAL VEHICLE: A vehicle that is: 1. Built on a single chassis; and 2. Four hundred (400) square feet or less when measured at the largest horizontal pro- jection; and 3. Designed to be self-propelled or perma- nently towable by a light duty truck; and 4. Designed primarily not for use as a per- manent dwelling but as temporary quarters for recreational, camping, travel, or seasonal use. This definition includes, but is not limited to, motor homes and travel trailers. RECYCLABLES: Newspaper, uncoated mixed paper, aluminum, glass and metal food and bev- erage containers, polyethylene terepthalate (PET #1) plastic bottles, high density polyethylene (HDPE #2) plastic bottles, and such other materi- als that the City and contractor determine to be recyclable. RECYCLABLES DEPOSIT AREA: In multi-fam- ily residences, commercial, industrial and other nonresidential development, the area(s) where recyclables will be stored. RECYCLING COLLECTION AND PROCESS- ING CENTER: A facility where collected recycla- ble items are brought for sorting, compaction, transfer, and/or processing including changing the form of materials. RECYCLING COLLECTION STATION: A con- tainer or containers for the collection of second- hand goods and recyclable materials. REFUSE: A term synonymous with municipal solid waste (MSW) including all accumulations of waste matters discarded as of no further value to the owner, such as kitchen and table waste, wrap- pings and small discarded containers, and small dead animals weighing not over fifteen (15) pounds, but shall exclude all manure, sewage, large dead animals, petroleum products, clean- ings from public and private catch basins, washracks or sumps, bulk waste, recyclables, yard waste and special or hazardous wastes. REGULATED ACTIVITY: (For chapter 4-3 RMC, Critical Area Regulation Use only.) All existing and proposed activities located within a regulated critical area or critical area buffer. REGULATED SUBSTANCES: See RMC 4-5-120G. RELIGIOUS INSTITUTIONS: Churches, syna- gogues, temples and other places where gather- ing for worship is the principle purpose of the use. Typical accessory uses associated with this use include licensed day care facilities, playground, community meeting facilities, and private schools, rectory or convent, and offices for administration of the institution. REMOVAL OF VEGETATION: The actual re- moval or causing the effective removal through damaging, poisoning, root destruction or other di- rect or indirect actions resulting in the death of a tree or other vegetation. RENTAL UNIT: Any dwelling unit which is occu- pied pursuant to a lawful rental agreement, oral or written, express or implied, which was not owned 4-11-190 (Revised 6/05)11 - 34 as a condominium unit or cooperative unit on the effective date of RMC 4-9-040, Condominium Conversion Regulations. A dwelling unit in a con- verted building for which there has been no ac- ceptance of an offer of sale as of October 15, 1979, shall be considered a rental unit. REPAIR or MAINTENANCE: An activity that re- stores the character, scope, size, or design of a serviceable area, structure, or land use to its pre- viously existing, authorized and undamaged con- dition. Activities that change the character, size, or scope of a project beyond the original design are not included in this definition. RESTRICTIVE COVENANT: A restriction on the use of land set forth in a formal binding agree- ment running with the land and binding upon sub- sequent owners of the property. RETAIL, BIG-BOX: An indoor retail or wholesale user who occupies no less than seventy five thou- sand (75,000) square feet of gross floor area, that typically requires high parking to building area ra- tios. Big-box retail buildings are typically single- story structures, with a mass that stands more than thirty (30) feet tall. Big-box retail/wholesale sales can include, but are not limited to, member- ship warehouse clubs that emphasize bulk sales, discount stores, and outlet stores. This definition excludes vehicle sales, outdoor retail sales, and adult retail uses. RETAIL SALES: Establishments within a perma- 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) square feet that have a minimum of two (2) stories dedicated to retail sales. This definition also in- cludes department stores, retail shops, grocery stores and large format retailers developing using a multi-story format. This definition excludes adult retail uses, vehicle sales, one-story big-box retail, outdoor retail sales, eating and drinking establish- ments, and taverns. RETAIL SALES, OUTDOOR: The display and sale of products and services primarily outside of a building or structure, including but not limited to garden supplies, tires and motor oil, produce sales, farmers’ markets, manufactured homes, burial monuments, building and landscape mate- rials, and lumber yards. This definition excludes adult retail uses, or vehicle sales. RETIREMENT RESIDENCE: A building or group of buildings which provide residential facilities, in- cluding a common kitchen and dining room but without full kitchen facilities (sink, oven or range, and refrigerator) in each unit, for residents sixty two (62) or more years in age, except for spouses for whom there is no minimum age requirement. This definition excludes multi-family (attached) dwelling units, boarding and lodging houses, con- valescent facilities, adult family homes, and group homes I and II. RIPARIAN AREA: The upland area immediately adjacent to and paralleling a body of water and is usually composed of trees, shrubs and other plants. Riparian functions include bank and chan- nel stability, sustained water supply, flood stor- age, recruitment of woody debris, leaf litter, nutrients, sediment and pollutant filtering, shade, shelter, and other functions that are important to both fish and wildlife. ROADWAY: That portion of a street intended for the accommodation of vehicular traffic, generally within curb lines. ROOFS, PITCHED: A shed, gabled or hipped roof having a slope or pitch of at least one foot (1′) rise for each four feet (4′) of horizontal distance in the direction of the slope or pitch of the roof. ROUTINE VEGETATION MANAGEMENT: Tree and other vegetation management undertaken as part of a regularly scheduled program of mainte- nance and repair of property. (Ord. 3366, 10-15-1979; Ord. 3758, 12-5-1983; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord. 4426, 11-8-1993; Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005) 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 4-11-190 11 - 35 (Revised 6/05) (no human influence) with an uninterrupted slope greater than one hundred percent (100%) (forty five (45) degree angle) and a height in excess of eleven (11) vertical feet within anadromous salmon-bearing waters or a height in excess of three (3) vertical feet within resident trout-only bearing waters. Human-made barriers to salmo- nid migration (e.g., culverts, weirs, etc.) shall be considered barriers to salmonid migration by this definition, only if they were lawfully installed; per- manent; present a complete barrier to salmonid passage based on hydraulic drop, water velocity, water depth, or any other feature which would prevent all salmonids from passing upstream; and in the opinion of the City Reviewing Official cannot be modified to provide salmonid passage without resulting in significant impacts to other en- vironmental resources, major transportation and utility systems, or to the public, and would have significant expense. For the purposes of this def- inition, “significant expense” means a cost equal to or greater than fifty percent (50%) of the com- bined value of the proposed site buildings, struc- tures, and/or site improvements, and existing buildings, structures, and/or site improvements to be retained. SCHOOLS/STUDIOS, ARTS AND CRAFTS: Schools and studios for education in various arts and crafts including but not limited to photogra- phy, dance, music, and language skills. SCOUR: The erosive action of running water in streams, which excavates and carries away ma- terial from the bed and banks. Scour may occur in both earth and solid rock material. SECONDARY CONTAINMENT: See RMC 4-5-120G. SECURE COMMUNITY TRANSITION FACILITY (SCTF): A residential facility for persons civilly committed and conditionally released to a less re- strictive alternative under chapter 71.09 RCW. A secure community transition facility has supervi- sion and security, and either provides or ensures the provision of sex offender treatment services. Secure community transition facilities include but are not limited to the facilities established pursu- ant to RCW 71.09.250 and any community-based facilities established under chapter 71.09 RCW and operated by or under contract with the Wash- ington State Department of Social and Health Services. (Ord. 4982, 9-23-2002) SEGREGATION: Division of land into lots or tracts each of which is one-one hundred twenty eighth (1/128) of a section of land or larger, or five (5) acres or larger if the land is not capable of de- scription as a fraction of a section of land. SENSITIVE AREAS: See CRITICAL AREAS. SEPA: The State Environmental Policy Act of 1971 (chapter 43.21C RCW). SERVICE AND SOCIAL ORGANIZATIONS: An incorporated or unincorporated nongovernmental or private association of persons organized for so- cial, education, literary or charitable purposes. This definition also includes community meeting halls, philanthropic institutions, private clubs, fra- ternal or nonprofit organizations, and social ser- vice organizations. This definition excludes reli- gious institutions and offices, and government facilities. SERVICEABLE: Presently usable. SERVICES, OFF-SITE: Establishments primarily engaged in providing individual or professional services at the customer’s home or place of busi- ness. Examples of off-site services include, but are not limited to, temporary employment ser- vices, janitorial services, and professional house cleaner services. This definition excludes service and social organizations and on-site services. SERVICES, ON-SITE: Establishments primarily engaged in providing individual or professional services within the place of business, such as beauty and barber shops, retail laundry and dry- cleaning including coin-operated, garment alter- ations and repair, photo studios, shoe repair, pet grooming, photography and photo reproduction, real estate offices, personal accountants, enter- tainment media rental or other indoor rental ser- vices, and repair of personal or household items, except for vehicle repair. This definition excludes adult retail uses, service and social organizations, and off-site services. SETBACK: The minimum required distance be- tween the building footprint and the property line and any private access easement. For lots con- taining private access easements, setbacks are the minimum required distance between the building footprint and the easement. A setback is 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 4-11-190 (Revised 6/05)11 - 36 have an outer wall, such as a carport, the mea- surement shall be to the posts of such structure, unless otherwise determined by the Development Services Division. SETBACK: (For purposes of the Shoreline Mas- ter Program.) A required open space specified in the Shoreline Master Program, measured hori- zontally upland from and perpendicular to the or- dinary high water mark. SETBACK LINE, LEGAL: The line established by ordinance beyond which no building may be built. SEWAGE: See RMC 4-6-100. SEWAGE DISPOSAL AND TREATMENT PLANTS: A facility designed for the collection, re- moval, treatment, and disposal of waterborne sewage. This definition excludes disposal facili- ties. SEWAGE TREATMENT PLANT: See RMC 4-6-100. SEWAGE WORKS: See RMC 4-6-100. SEWER: See RMC 4-6-100. SEWER, BUILDING: See RMC 4-6-100. SEWER, PUBLIC: See RMC 4-6-100. SEWER, SANITARY: See RMC 4-6-100. SHARED PARKING: Use of a parking area for more than one use. SHOPPING CENTER: A group of buildings, structures and/or uncovered commercial areas, or a single building containing four (4) or more in- dividual commercial establishments, planned, de- veloped and managed as a unit related in location and type of shops to the trade areas that the unit serves. SHORELAND or SHORELAND AREAS: Those lands extending landward for two hundred feet (200′) in all directions, as measured on a horizon- tal plane from ordinary high water mark; flood- ways and contiguous floodplain areas landward two hundred feet (200′) from such floodways; and all marshes, bogs, swamps, and river deltas, as- sociated with streams, lakes and tidal waters which are subject to the provisions of the State Shorelines Management Act. For purposes of de- termining jurisdictional area, the boundary will be either two hundred feet (200′) from the ordinary high water mark, or two hundred feet (200′) from the floodway, whichever is greater. SHORELINES: All of the water areas of the State regulated by the City of Renton, including reser- voirs, and their associated shorelands, together with the lands underlying them, except: 1. Shorelines of statewide significance. 2. Shorelines on segments of streams up- stream of a point where the mean annual flow is twenty (20) cubic feet per second or less and the wetlands associated with such up- stream segments. 3. Shorelines on lakes less than twenty (20) acres in size and wetlands associated with such small lakes. SHORELINES OF STATEWIDE SIGNIFI- CANCE: Those shorelines described in RCW 90.58.030(2)(e). SHORELINES OF THE STATE: The total of all “shorelines” and “shorelines of statewide signifi- cance” regulated by the City of Renton. SHORT PLAT: The map or representation of a short subdivision. See PLAT, SHORT. SHORT SUBDIVISION: See PLAT, SHORT. SIDE SEWER: See RMC 4-6-100. SIDE SEWER STUB: See RMC 4-6-100. SIDE YARD: See YARD REQUIREMENT. SIDEWALK: A concrete walkway separated from the roadway by a curb, planting strip or roadway shoulder. SIGHT TRIANGLE: See CLEAR VISION AREA. 4-11-190 11 - 37 (Revised 6/05) SIGN: Any medium, including merchandise, its structure and component parts, that is used or intended to be used to attract attention to the subject matter for advertising purposes. Signs do not include sculptures, wall paintings, murals, collages, and other design features determined to be public art by the City. SIGN, A-FRAME: See SIGN, PORTABLE. SIGN, ANIMATED: A sign with action or motion, flashing or color changes requiring electrical en- ergy, electronic or manufactured source of supply, but not including revolving signs or wind actuated elements such as flags or banners. SIGN AREA: A measurement of the total area of a sign visible from any one viewpoint or direction, excluding the sign support structure, architectural embellishments, or, framework that contains no written copy, or does not form part of the sign proper or of the display. Freestanding letters or characters, where no background is specially pro- vided, shall be measured by determining the smallest rectangle or polygon that encloses the extreme limits of the shapes to be used. SIGN, COMBINATION: Any sign incorporating any combination of the features of pole, project- ing and roof signs. SIGN, ELECTRIC: Any sign containing or utiliz- ing electrical wiring, but not including signs illumi- nated by an exterior light source. SIGN, ELECTRONIC MESSAGE BOARD: Signs whose alphabetic, pictographic, or symbolic infor- mational content can be changed or altered on a fixed display screen composed of electrically illu- minated segments. SIGN, FREESTANDING: A sign wholly sup- ported by a sign structure in the ground. SIGN, GROUND: A type of freestanding sign, other than a freestanding pole sign, in which the sign is in contact with or close to the ground, has a solid base anchor, and is independent of any other structure. SIGN HEIGHT: Measured as the distance from grade, unless otherwise designated, to the top of the sign or sign structure. SIGN, ON-PREMISES: A sign which displays only advertising copy strictly incidental to the law- ful use of the premises on which it is located, in- cluding signs or sign devices indicating the business transacted at, services rendered, goods sold or produced on the immediate premises, name of the business, person, firm or corporation occupying the premises. SIGN, POLITICAL: Signs advertising a candidate or candidates for public, elective office or a politi- cal party, or signs urging a particular vote or ac- tion on a public issue decided by ballot whether partisan or nonpartisan. SIGN, PORTABLE: A sign not permanently af- fixed which is designed for or capable of move- ment, except for those signs explicitly designed for people to carry on their persons or which are permanently affixed to motor vehicles. A. Sign, A-Frame: A nonilluminated type of por- table sign comprised of hinged panels configured in the shape of the alphabetic letter “A.” These signs contact the ground but not are not anchored to the ground and are independent of any other structure. SIGN, PROJECTING: A sign other than a wall sign which projects from and is supported by a 4-11-190 (Revised 6/05)11 - 38 wall or a building or structure, and does not ex- tend above any adjacent parapet or roof of the supporting building. SIGN, REAL ESTATE: A sign advertising and/or directing individuals to the sale, rent or lease of property. A. Commercial Real Estate Banner Sign: A sign of any shape made of lightweight fabric or similar material that is mounted to a building by any means, and indicating that the property is for sale, rent, or lease. National flags, state or munic- ipal flags, holiday flags, or the official flag of any institution or business shall not be considered banners. B. Decorative Real Estate Flag: A portion of lightweight fabric or similar material, supported by a vertical or horizontal staff, intended to flutter in the wind, and is used to attract attention to any type of residential development for sale, rent, or lease. National flags, state or municipal flags, hol- iday flags, or the official flag of any institution or business shall not be considered banners. C. Freestanding Real Estate Signs: Any type of nonilluminated freestanding sign, indicating that the property on which it is located, is for sale, rent, or lease. This sign type includes yardarm or ground signs. D. Open House Sign: A nonilluminated type of portable sign comprised of hinged panels config- ured in the shape of the alphabetic letter “A,” no larger than thirty two inches wide by thirty six inches high (32′′ by 36′′) per each sign face. The sign text for an open house sign contains the phrase: “open” or “for sale” or “for rent” or “for lease.” E. Real Estate Directional Sign: Any nonillu- minated type of freestanding sign that provides direction to property(ies) for sale, rent, or lease. Within the City Center Sign Regulation Bound- aries (as shown in RMC 4-4-100H3), real estate directional signs may also include portable signs comprised of hinged panels configured in the shape of the alphabetic letter “A.” SIGN, ROOF: A sign erected upon or above a roof or parapet of a building or structure. SIGN STRUCTURE: Any structure which sup- ports or is capable of supporting any sign as de- fined in this Title. A sign structure may be a single pole and may not be an integral part of the build- ing. SIGN, TEMPORARY: Any sign, banner, or adver- tising display constructed of cloth, canvas, light fabric, cardboard, wallboard or other light materi- als, with or without frames, or advertising device intended to be displayed only for a limited period of time including the following types of signs: A. Advertising Device: Balloons, flags, inflat- able statuary and figures, light strings, pennants/ streamers, portable readerboards, searchlights, wind-animated devices, and similar devices of a carnival nature. B. Balloon: A spherical, flexible, nonporous bag inflated with air or gas lighter than air, such as helium, and intended to float in the air. C. Banner: Any sign of lightweight fabric or sim- ilar material that is mounted to a pole and/or build- ing by any means. National flags, state or municipal flags, holiday flags, or the official flag of any institution or business shall not be considered banners. A banner is not defined by shape and may be square, rectangular, round, triangular/ pennant shaped, etc. 1. Banner, Pole Hung: A banner attached at its top and bottom to a pole or light stan- dard by extensions from the pole. 2. Banner, Pole/Wall Strung: A banner at- tached at its top and bottom corners strung between buildings, poles, and/or light stan- dards. 3. Banner, Wall Hung: A banner attached to a building and where the banner lies flat against the building surface at all times. D. Devices of a Carnival Nature: All temporary signs, advertising devices, lights, and other means of attracting attention, which are com- monly associated with carnival settings, and which are not otherwise specifically identified in the Renton Municipal Code. Fabric or plastic bunting shall be considered one type of carnival device. E. Flag: A piece of cloth or plastic, supported by a vertical or horizontal staff, which is intended to flutter in the wind. 4-11-190 11 - 39 (Revised 6/05) F. Inflatable Statuary: An advertising device that is inflated and the likeness of an animate or inanimate object or cartoon figure is used to at- tract attention, advertise, promote, market, or dis- play goods and/or services. G. Manual Message Board: Any sign that is designed so that characters, letters, or illustra- tions can be changed or rearranged by hand with- out altering the face or the surface of the sign. H. Pennant/Streamer: An individual object and/or series of small objects made of lightweight plastic, fabric, or other material, which may or may not contain text, which is suspended from and/or twined around a rope, wire, or string. I. Readerboards, Portable: A sign which is self-supporting but not permanently attached to the ground or building and can be moved from one location to another and is typically internally illuminated. Portable readerboards are also known as “trailer signs.” J. Sign, Rigid Portable: A sign which is not permanently affixed and designed for or capable of movement. Those signs explicitly designed for people to carry on their persons or which are per- manently affixed to motor vehicles are considered to be rigid portable signs. A rigid portable sign is not considered to be a portable readerboard or “trailer sign.” K. Sign, Window: Any sign, temporary or per- manent, designed to communicate information about an activity, business, commodity, event, sale, or service, that is placed inside a window. In- terior display of merchandise for sale, including accessory mannequins and other props, shall not be considered window signs. L. Wind-Animated Object: Any device, e.g., windsocks, pinwheels, whirligigs, etc., whose pri- mary movements are caused by the wind or at- mospheric conditions, attached by a tether. A balloon or inflatable statuary, with or without moveable parts, is not considered a wind-ani- mated object. SIGN, TRADITIONAL MARQUEE: A sign typi- cally associated with movie theaters, performing arts theaters, and theatrical playhouses. The sign is attached flat against and parallel to the surface of a marquee structure. In addition, a changeable copy area is included where characters, letters, or illustrations can be changed or rearranged with- out altering the face or the surface of the sign. SIGN, UNDER MARQUEE: A lighted or unlighted display attached to the underside of a marquee protruding over public or private sidewalks. Under marquee signs may also be called “under awning” or “under canopy” signs. SIGN, WALL: Any sign painted, attached or erected against the wall of a building or structure, with the exposed face of the sign in a plane paral- lel to the plane of said wall. In order to be consid- ered a wall sign, a sign may not extend above any adjacent parapet or the roof of the supporting building. SIGNIFICANT #2 RATING: A rating assigned to wetlands in King County that are greater than one acre in size; equal to or less than one acre in size and having a forested vegetation class; or the presence of heron rookeries or raptor nesting trees. SINGLE-WALLED: See RMC 4-5-120G. SITE PLAN: A detailed plan drawing, prepared to scale, showing accurate boundaries of a site and the location of all buildings, structures, uses, and principal site development features proposed for a specific parcel of land. SLOPE: An inclined ground surface the inclina- tion of which is expressed as a ratio of horizontal distance to vertical distance, which may be regu- lated or unregulated. SLOPE, STEEP: A hillside, or portion thereof, which falls into one of two (2) classes of slope, sensitive or protected. A. Slope, Protected: A hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet (15′). B. Slope, Sensitive: A hillside, or portion thereof, characterized by: (1) an average slope, as identified in the City of Renton Steep Slope At- las or in a method approved by the City, of twenty five percent (25%) to less than forty percent (40%); or (2) an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (40%) or 4-11-190 (Revised 6/05)11 - 40 greater with a vertical rise of less than fifteen feet (15′), abutting an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of twenty five per- cent (25%) to forty percent (40%). This definition excludes engineered retaining walls. SMP: City of Renton’s Shoreline Master Program. SOIL ENGINEER: A licensed civil engineer expe- rienced and knowledgeable in the practice of soil engineering. SOIL ENGINEERING: The application of the principles of soil mechanics in the investigation, evaluation and design of civil works involving the use of earth or other materials and the inspection and testing of the construction thereof. SOIL ENGINEERING REPORT: A report includ- ing data regarding the nature, distribution, and strength of existing soils, conclusions and recom- mendations for grading procedures and design criteria for corrective measures when necessary, and options and recommendations covering ade- quacy of sites to be developed by the proposed grading. SOLAR ACCESS: Sunlight exposure on land without impairment by other development. SOLID WASTE: Shall be defined as per Minimal Functional Standards for Solid Waste Handling, WAC 173-304-100(73). SPECIFIED ANATOMICAL AREAS: 1. Less than completely and opaquely cov- ered human genitals, anus, pubic region, but- tock, or female breast below a point immedi- ately above the top of the areola; or 2. Human male genitals in a discernibly tur- gid state, even if completely and opaquely covered. SPECIFIED SEXUAL ACTIVITIES: 1. Human genitals in a state of sexual stim- ulation or arousal; 2. Acts of human masturbation, sexual in- tercourse, sodomy, oral copulation, or bestial- ity; 3. Fondling or other erotic touching of hu- man genitals, pubic region, buttocks, or fe- male breasts, whether clothed or unclothed, of oneself or of one person by another; or 4. Excretory functions as part of or in con- nection with any of the activities set forth in this definition. SPORTS ARENAS, AUDITORIUMS, AND EXHI- BITION HALLS, INDOOR: A large enclosed facil- ity used for professional, semi-professional spectator sports, arena concerts, expositions, and other large-scale public gatherings. This def- inition includes stadiums, concert halls, auditori- ums, exhibition halls, and accessory eating and drinking establishments. This definition excludes sports arenas or stadiums associated with schools, cultural facilities, movie theaters, and entertainment clubs. SPORTS ARENAS, OUTDOOR: A large outdoor facility used for professional, semi-professional spectator sports, arena concerts, and other large- scale public gatherings. This definition includes but is not limited to stadiums, concert arenas, and accessory eating and drinking establishments. This definition excludes sports arenas or stadi- ums associated with schools, cultural facilities, movie theaters, and entertainment clubs. STABLES, COMMERCIAL: A land use on which equines are kept for sale or hire to the public. Breeding, boarding, or training of equines may also be conducted. STACKING SPACE: The space specifically des- ignated as a waiting area for vehicles whose oc- cupants will be patronizing a drive-through business. Such space is considered to be located directly alongside a drive-in window, facility or en- trance used by patrons and in lanes leading up to the business establishment. START OF CONSTRUCTION: Includes substan- tial improvement and means the date the building permit was issued; provided, the actual start of construction, repair, reconstruction, placement or other improvement was within one hundred eighty (180) days of the permit date. The actual start means either the first placement of perma- nent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a manufactured home on a foundation. Perma- 4-11-190 11 - 41 (Revised 6/05) nent construction does not include land prepara- tion, such as clearing, grading and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundation or the erection of temporary forms; nor does it include the installation on the property as accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structural part of a building, whether or not that alteration affects the external dimensions of the building. STORAGE, BULK: 1. The holding or stockpiling on land of ma- terial and/or products where such storage constitutes forty percent (40%) of the devel- oped site area and the storage area is at least one acre, and where at least three (3) of the following criteria are met by the storage activ- ity: a. In a bulk form or in bulk containers; b. Under protective cover to the essen- tial exclusion of other uses of the same space due to special fixtures or exposed to the elements; c. In sufficient numbers, quantities or spatial allocation of the site to determine and rank such uses as the principal use of the site; d. The major function is the collection and/or distribution of the material and/or products rather than processing; and e. The presence of fixed bulk contain- ers or visible stockpiles for a substantial period of a year. 2. Bulk storage facilities include, but are not limited to: a. Automobile holding and transfer de- pots; b. Brick or tile storage and manufactur- ing; c. Concrete block and products storage and manufacturing; d. Contractor equipment yards; e. Equipment or machinery of the sta- tionary type not in use, not mounted on necessary foundations or connected as required when during use, not designated and used as portable, and not stored in a warehouse. This includes operable motor vehicles or wheeled equipment used only periodically where storage durations ex- ceed those provided for parking lots as defined in RMC 4-4-080, Parking, Load- ing and Driveway Regulations; f. Foundries; g. Fuel yards, wholesale; h. Grain or feed sites, elevators, or the open storage of grain and feed; i. Log, random cut and chipped wood by-products storage; j. Lumber mills and wholesalers; k. Sand and gravel yards including siz- ing, transfer and loading equipment when present; l. Scrap or junk yards and wrecking yards; m. Solid waste holding and disposal ar- eas; n. Tank farms including distribution and loading systems. 3. Bulk storage facilities exclude: a. Land banks, greenbelts, watersheds or public water reservoirs; b. Parking lots or structures for private licensed automobiles; c. Ship yards; d. Warehouses alone or in conjunction with manufacturing on the site and when not including any of the uses listed above in subsection (2)(a) through (2)(n) of this definition; 4-11-190 (Revised 6/05)11 - 42 e. Facilities for storage of petroleum or any of its by-products, for use incidental to the primary use of the property (e.g., heating, boiler or vehicular fuel or lubri- cants); f. Retail service stations; g. Retail sales lots for new or used au- tomobiles. STORAGE, HAZARDOUS MATERIAL, ON- SITE OR OFF-SITE, INCLUDING TREATMENT: A facility engaged in storage of materials, pro- duced on-site or brought from another site, that are inflammable, explosive, or that present haz- ards to the public health, safety, and welfare in- cluding all substances and materials as defined under hazardous materials, hazardous sub- stances, and hazardous waste. STORAGE, INDOOR: A use engaged in the stor- age of goods and/or materials characterized by infrequent pick-up and delivery, and located within a building. The definition excludes hazard- ous material storage, self-service storage, ware- housing and distribution, and vehicle storage. STORAGE, OUTDOOR: A use engaged in out- door storage, wholesale, sales, rental, and distri- bution of products, supplies, and equipment. This definition excludes hazardous material storage, warehousing and distribution, and vehicle stor- age. STORAGE, SELF-SERVICE: A building or group of buildings consisting of individual, self-con- tained units leased to individuals, organizations, or businesses for self-service storage of personal property. This definition excludes indoor storage, warehousing, outdoor storage, and hazardous material storage. STORAGE, VEHICLE: An indoor or outdoor area for parking or holding of motor vehicles and boats or wheeled equipment for more than seventy two (72) hours. This definition excludes vehicle sales, vehicle rental, body shops, tow truck operation/ auto impoundment yard, auto wrecking yard, out- door storage, and indoor storage. STORM SEWER and STORM DRAIN: A sewer which carries storm surface water, subsurface water and drainage. See RMC 4-6-100. STORY: That portion of a building included be- tween the upper surface of any floor and the up- per surface of the floor above, except that the topmost story shall be that portion of a building in- cluded between the upper surface of the topmost floor and the ceiling or roof above. If the finished floor level directly above a usable or unused un- der-floor space is more than six feet (6′) above grade for more than fifty percent (50%) of the total perimeter or is more than twelve feet (12′) above grade at any point, such usable or unused under- floor space shall be considered as a story. STORY, FIRST: The lowest story in a building that qualifies as a story, as defined herein, except that a floor level in a building having only one floor level shall be classified as a first story, provided such floor level is not more than four feet (4′) be- low grade for more than fifty percent (50%) of the total perimeter, or not more than eight feet (8′) be- low grade at any point. STREAM ALTERATION: The relocation or change in the flow of surface water runoff flowing in a natural or modified channel. STREAM/LAKE CLASS: The stream and lake waters in the City are defined by class as follows: 1. Class 1: Class 1 waters are perennial salmonid-bearing waters which are classified by the City and State as Shorelines of the State. 2. Class 2: Class 2 waters are perennial or intermittent salmonid-bearing waters which meet one or more of the following criteria: a. Mapped on Figure 4-3-050Q4, Renton Water Class Map, as Class 2; and/or 4-11-190 11 - 43 (Revised 6/05) b. Historically and/or currently known to support salmonids, including resident trout, at any stage in the species lifecycle; and/or c. Is a water body (e.g., pond, lake) be- tween one half (0.5) acre and twenty (20) acres in size. 3. Class 3: Class 3 waters are non-salmo- nid-bearing perennial waters during years of normal rainfall, and/or mapped on Figure 4-3-050Q4, Renton Water Class Map, as Class 3. 4. Class 4: Class 4 waters are non-salmo- nid-bearing intermittent waters during years of normal rainfall, and/or mapped on Figure 4-3-050Q4, Renton Water Class Map, as Class 4. 5. Class 5: Class 5 waters are non-regu- lated non-salmonid-bearing waters which meet one or more of the following criteria: a. Flow within an artificially constructed channel where no naturally defined chan- nel had previously existed; and/or b. Are a surficially isolated water body less than one half (0.5) acre (e.g., pond) not meeting the criteria for a wetland as defined in RMC 4-3-050M. STREET AMENITIES: See STREET FURNI- TURE. STREET, ARTERIAL: Street intended for higher traffic volume and speed and classified as a prin- cipal or minor arterial on the City of Renton Arte- rial Street Plan. STREET, COLLECTOR: 1. A street providing access with higher traf- fic volumes than a typical residential, com- mercial, or industrial access street. Collector streets are designated by the Planning/Build- ing/Public Works Department. 2. A street classified as a collector street on the City of Renton Arterial Street Plan. STREET, COMMERCIAL ACCESS: A non-arte- rial street providing access to commercial land uses. STREET FRONTAGE: (For purposes of sign reg- ulations.) Business directly abutting a public right- of-way affording direct access to the business, or having a parking lot used by one business which fronts directly on and gaining vehicular access from the public right-of-way. STREET FURNITURE: Objects, such as outdoor seating, kiosks, bus shelters, tree grates, trash receptacles, and fountains that have the potential for enlivening and giving variety to streets, side- walks, plazas, and other outdoor spaces open to, and used by, the public. STREET GRID PATTERN, TRADITIONAL: A system of platting, or of street design, that fea- tures parallel and perpendicular streets and inter- sections of streets at right angles that form short blocks. STREET, INDUSTRIAL ACCESS: A non-arterial street providing access to industrial land uses. STREET, PEDESTRIAN-ORIENTED: An area with streets and sidewalks specifically designated as such and intended for use by people walking; with special design and spatial treatment of build- ing frontages; built at human scale; with uses of interest to and functional for people on foot; and designed to hold interest for pedestrians by en- couraging walking, browsing, and taking in the scene. Pedestrian-oriented streets are so desig- nated in the Urban Center – North (District C). STREET, RESIDENTIAL ACCESS: A non-arte- rial street providing access to residential land uses, and not designated as a collector street by the Planning/Building/Public Works Department. STRUCTURE: That which is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner. STRUCTURE: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A combination of materials constructed or erected on the ground or water or attached to something having a location on the ground or water. SUBDIVISION: The division or redivision of land into lots, tracts, parcels, sites or divisions for the purpose of sale, lease, or transfer of ownership. See also PLAT and PLAT, SHORT. 4-11-200 (Revised 6/05)11 - 44 SUBDIVISION: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) A parcel of land divided into two (2) or more parcels. SUBDIVISION, PHASED: A subdivision which is developed in increments over a period of time. Preliminary plat approval must be granted for the entire subdivision and must delineate the sepa- rate divisions which are to be developed in incre- ments. The preliminary plat approval shall be con- ditioned upon completion of the proposed phases in a particular sequence and may specify a com- pletion date for each phase. Final plat approval shall be granted for each separate phase of the preliminary plat and any changes at the prelimi- nary plat stage would require Council approval. SUBJECT PROPERTY: The tract of land which is the subject of the permit and/or approval action. SUBSTANTIAL DAMAGE: Damage of any origin sustained by a structure whereby the cost of re- storing the structure to its before damaged condi- tion would equal or exceed fifty percent (50%) of the market value of the structure before the dam- age occurred. SUBSTANTIAL DEVELOPMENT: Any develop- ment of which the total cost or fair market value exceeds two thousand five hundred dollars ($2,500.00) or any development which materially interferes with the normal public use of the water or shoreline of the State. Exemptions in RCW 90.58.030(3)(e) and in RMC 4-9-190C are not considered substantial developments. SUBSTANTIAL DEVELOPMENT PERMIT: The shoreline management substantial development permit provided for in Section 14 of the Shoreline Management Act of 1971 (RCW 90.58.140). SUBSTANTIAL EXISTING IMPROVEMENTS: Physical improvements, such as residential and/ or commercial structures and their accessory structures, that have a reasonable remaining eco- nomic life as indicated by their assessed valua- tion. SUBSTANTIAL IMPROVEMENT: Any repair, re- construction, or improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure either: 1. Before the improvement or repair is started; or 2. If the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition “substantial im- provement” is considered to occur when the first alteration of any wall, ceiling, floor, or other struc- tural part of the building commences, whether or nor that alteration affects the external dimensions of the structure. The term does not, however, include either: 1. Any project for improvement of a struc- ture to comply with existing State or local health, sanitary, or safety code specifications which are solely necessary to assure safe liv- ing conditions; or 2. Any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. SUBTENANT: A person in possession of rental unit through the tenant with the knowledge and consent, express or implied, of the owner. SURVEY STANDARDS: City of Renton Survey Standards as adopted by the Planning/Building/ Public Works Department. (Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979; Ord. 3719, 4-11-1980; Ord. 3758, 12-5-1983; Ord. 4071, 6-1-1987; Ord. 4172, 9-12-1988; Ord. 4346, 3-9-1992; Ord. 4367, 9-14-1992; Ord. 4517, 5-8-1995; Ord. 4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4577, 1-22-1996; Ord. 4636, 9-23-1996; Ord. 4691, 1-6-1997; Ord. 4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord. 4724, 5-11-1998; Ord. 4828, 1-24-2000; Ord. 4832, 3-6-2000; Ord. 4835, 3-27-2000; Ord. 4848, 6-26-2000; Ord. 4851, 8-7-2000; Ord. 4917, 9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord. 5062, 1-26-2004; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005) 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. 4-11-200 11 - 45 (Revised 12/05) TAVERN: An establishment used primarily for the serving of liquor by the drink to the general public that holds a Washington State tavern license. Es- tablishments in this category limit their dedicated dining area to less than fifteen percent (15%) of the total establishment and restrict entry to the premises to persons twenty one (21) years of age and older. This definition excludes restaurants, cafes, fast-food establishments, microbreweries with restaurants, and espresso stands. TAXI STAND: A facility for pick-up and drop-off of taxi patrons, typically characterized by an area for queuing passengers and taxis. TELECOMMUNICATIONS: The transmission, between or among points specified by the user, of information of the user’s choosing, without change in the form or content of the information as sent and received. TEMPORARY OR MANUFACTURED BUILD- INGS USED FOR CONSTRUCTION: Construc- tion site buildings housing the office of construc- tion/development management and sales staff for duration of construction. TEMPORARY USE: A use of limited term. Tem- porary uses may be established under special cir- cumstances for some temporary time period. TENANT: Any person who occupies or has a leasehold interest in a rental unit under a lawful rental agreement whether oral or written, express or implied. TERRACE: A relatively level step constructed in the face of a graded slope surface for drainage and maintenance purposes. THRESHOLD LIMIT VALUE (TLV): The concen- tration of certain airborne materials representing conditions under which it is believed and adopted by the American Conference of Governmental In- dustrial Hygienists (ACGIH) that nearly all work- ers may be repeatedly exposed day after day without adverse effects. TOE OF SLOPE: A point or line at the low point of a natural slope or slope created through an ex- cavation or cut where the lower surface changes to horizontal or meets the existing ground sur- face. The toe of a slope may be a distinct topo- graphic break in slope gradient or the point in which the lower most limit of a steep slope is in- clined at less than the gradient of that steep slope for a horizontal distance of a minimum of twenty five feet (25′). TOP OF SLOPE: A point or line on the upper sur- face of a natural slope or slope created through an excavation or cut where it changes to horizon- tal or meets the existing ground surface. The top of a slope may be a distinct topographic break in slope gradient or the point in which the upper most limit of a steep slope is inclined at less than the gradient of that steep slope for a horizontal distance of a minimum of twenty five feet (25′). A. Top of Excavation or Cut: The upper sur- face point where the excavation meets the origi- nal ground surface. B. Top of Embankment: The upper surface point or line to which the side slope changes to horizontal or meets original ground surface. TOW TRUCK OPERATION/AUTO IMPOUND- MENT YARD: A facility that dispatches tow trucks for hire with associated automotive storage area for impounded vehicles. TOWNHOUSES: See DWELLING, MULTI-FAM- ILY. TOXIC SUBSTANCE: Those materials listed and documented by the American Conference of Gov- ernmental Industrial Hygienists (ACGIH). TRADE OR VOCATIONAL SCHOOL: A school that provides post secondary education including industrial and technical processes and may in- clude continuing education courses as an acces- sory use. This definition does not include arts and crafts schools/studios, or other higher education institutions such as colleges, universities, or pro- fessional schools. TRAILER, TRAVEL: See RECREATIONAL VE- HICLE. TRANSIT CENTER: Any facility designed for ac- commodating large numbers of public transporta- tion passengers to wait, board, and disembark at the intersection of multiple transit routes. TRANSPORTATION MANAGEMENT PLAN: A plan developed by the occupant of a building or land use, or by the developer of a proposed project, designed to provide mechanisms for re- ducing the vehicle demand generated by an exist- ing or proposed land use. 4-11-210 (Revised 12/05)11 - 46 TRANSPORTATION SYSTEM, MULTI-MODAL: A system of transportation consisting of various types of conveyances, for example, light rail train and bus, or ferry and automobile. TREE: Any living woody plant characterized by one main stem or trunk and many branches and having a caliper of six inches (6″) or greater, or a multi-stemmed trunk system with a definitely formed crown. TREE CUTTING: The actual removal of the aboveground plant material of a tree through chemical, manual or mechanical methods. TREE TRIMMING: The pruning of the tree in or- der to reduce the canopy of the tree provided that no more than forty percent (40%) of the live crown shall be removed during any pruning. TRUCK TERMINALS: A building or area in which semitrailers, including tractor and/or trailer units and other trucks are parked, stored for seventy two (72) hours or less, and dispatched. This facil- ity may include incidental servicing and washing facilities. (Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979; Ord. 3746, 9-19-1983; Ord. 4351, 5-4-1992; Ord. 4517, 5-8-1995; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord. 5153, 9-26-2005) 4-11-210 DEFINITIONS U: UNAUTHORIZED RELEASE: Any spilling, leak- ing, emitting, discharging, escaping, leaching, or disposing of a hazardous material into the air, into groundwater, surface water, surface soils or sub- surface soils. Unauthorized release does not in- clude: intentional withdrawals of hazardous materials for the purpose of legitimate sale, use or disposal; and discharges permitted under Fed- eral, State or local law. UNAUTHORIZED RELEASE, UNDERGROUND STORAGE TANK: See RMC 4-5-120G. UNDERGROUND STORAGE FACILITY: See RMC 4-5-120G. UNDERWRITERS’ LABORATORIES: The Un- derwriters’ Laboratories, Inc. UNIFORM BUILDING CODE: The adopted edi- tion of the Uniform Building Code, published by the International Conference of Building Officials. UNIFORM BUILDING CODE STANDARDS: The adopted edition of the Uniform Building Code Standards, published by the International Confer- ence of Building Officials. UNIQUE AND FRAGILE AREAS: Those por- tions of the shoreline which (1) contain or sub- stantially contribute to the maintenance of endangered or valuable forms of life and (2) have unstable or potentially hazardous topographic, geologic or hydrologic features (such as steep slopes, marshes). UNIQUE/OUTSTANDING #1 RATING: A rating assigned to wetlands in King County which have species that are listed as endangered or threat- ened, or the presence of critical or outstanding habitat for those species; wetlands having forty to sixty percent (40% to 60%) permanent open water in dispersed patches with two (2) or more vegeta- tion classes; wetlands equal to or greater than ten (10) acres in size and having three (3) or more wetland classes, one of which is open water; or the presence of plant associations of infrequent occurrence. URBAN: A Shoreline Master Program land use designation identifying an area for high intensity land uses. It is suitable for those areas presently subjected to extremely intensive land use pres- sures, as well as areas planned to accommodate future intensive urban expansion. URBAN CHARACTER: Attributes such as high residential densities and use intensities in multi- story buildings with small setbacks. URBAN EDGE AND URBAN FRINGE: The inter- face between high-density residential/high inten- sity uses and those that have lower density and intensity and are, therefore, more suburban. The urban fringe is the area where the suburban den- sities and uses become noticeably less intense and more rural. URBAN ENVIRONMENT: The combination of buildings, structures, and streetscape that, due to their nature, i.e., multi-storied, continuous facade, zero side setbacks, form a neighborhood or sec- tion of a city or urban place. 4-11-210 11 - 46.1 (Revised 12/05) URBAN GROWTH AREAS: Areas designated by a city and county for urban development over the next twenty (20) years as required by the Growth Management Act beyond which urban growth should not occur. (Revised 12/05)11 - 46.2 This page left intentionally blank. 4-11-220 11 - 47 (Revised 6/05) USE: A. Uses, Permitted: Land uses allowed out- right within a zone. Uses accessory to permitted uses are treated in RMC 4-11-010 and 4-2-050. B. Uses, Prohibited: Any such use not specifi- cally enumerated or interpreted as allowable in that district. See RMC 4-2-050. C. Uses, Residential: Developments where persons reside including but not limited to single family dwellings, apartments, and condominiums. D. Uses, Unclassified: A use which does not 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, conditional, or accessory use and not otherwise prohibited. See RMC 4-2-050. USED: The word “used” in the definition of “adult motion picture theater” herein describes a con- tinuing course of conduct of exhibiting “specific sexual activities” and “specified anatomical areas” in a manner which appeals to a prurient interest. UTILITIES: Utility lines and facilities related to the provision, distribution, collection, transmission or disposal of water, storm and sanitary sewage, oil, gas, power, and telephone cable, and includes fa- cilities for the generation of electricity. This defini- tion does not include sewage wastewater treat- ment plants, wireless communication facilities, or solid waste disposal/recycling facilities. A. Utilities, Large: Large scale facilities with ei- ther major above-ground visual impacts, or serv- ing a regional need such as two hundred thirty (230) kv power transmission lines, natural gas transmission lines, and regional water storage tanks and reservoirs, regional water transmission lines or regional sewer collectors and intercep- tors. B. Utilities, Medium: Moderate scale facilities serving the City, including subregional switching stations (one hundred fifteen (115) kv and smaller), and municipal sewer, water, and storm water facilities not included in a Council-adopted utility system plan. C. Utilities, Small: Small scale facilities serving local areas within the City, including underground power lines, water, sewer, and storm water facili- ties included within a Council-adopted utility sys- tem plan, fiber optic cable, pump stations and hydrants, switching boxes, and other structures normally found in a street right-of-way to serve adjacent properties. UTILITY STANDARDS: For purposes of the aquifer protection regulations contained in RMC 4-3-050, Critical Area Regulations, standard de- sign and construction practices adopted by the Renton Water Utility. (Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983; Ord. 4007, 7-14-1986; Ord. 4346, 3-9-1992; Ord. 4577, 1-22-1996; Ord. 4716, 4-13-1998; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005) 4-11-220 DEFINITIONS V: VARIANCE: A grant of relief via departure from any provision of the requirements of this Title for a specific parcel, except use, without changing the Title regulations permanently or the underly- ing zoning of the parcel. The definition of variance does not include variations to provisions related to “use” including: size limits, units per structure, or densities. VEGETATION TYPES: Descriptive classes of the wetlands taxonomic classification system of the United States Fish and Wildlife Service Classifica- tion of Wetlands and Deepwater Habitats of the U.S. FWS/OBS – 79/31 (Cowardin, et al., 1979). VEHICLE: A. Vehicle, Large: Motor vehicles including, but not limited to, trucks, recreational vehicles, buses, boats, and heavy equipment, and similar size vehicles which have gross vehicle weights greater than ten thousand (10,000) pounds, but excluding aircraft. B. Vehicle, Small: Motor vehicles including, but not limited to, motorcycles, passenger cars, light trucks, vans, and similar size vehicles which have gross vehicle weights less than ten thousand (10,000) pounds. VEHICLE AND EQUIPMENT RENTAL, LARGE: Rental and incidental servicing of motor vehicles including but not limited to, trucks, recreational vehicles, buses, boats, and heavy equipment, and similar size vehicles which have gross vehi- cle weights greater than ten thousand (10,000) 4-11-230 (Revised 6/05)11 - 48 pounds, but excluding airplanes or aircraft. This use excludes small vehicle rentals, and large and small vehicle sales. VEHICLE FUELING STATION: An establishment which supplies and dispenses motor fuels at retail as well as ordinary accessory uses, including but not limited to, retail sales of food, groceries, and auto accessories, and eating and drinking estab- lishments. VEHICLE RENTAL, SMALL: Rental and inciden- tal storage and servicing of motor vehicles includ- ing but not limited to motorcycles, passenger cars, watercraft, light trucks, vans, and similar size vehicles which have gross vehicle weights less than ten thousand (10,000) pounds. This use excludes large vehicle rentals, and large and small vehicle sales. VEHICLE SALES, LARGE: Sales, leasing, and incidental servicing of motor vehicles including, but not limited to, trucks, recreational vehicles, buses, boats, and heavy equipment, and similar size vehicles which have gross vehicle weights greater than ten thousand (10,000) pounds, but excluding airplanes or aircraft. This use excludes small vehicle sales, and large and small vehicle rentals. VEHICLE SALES, SMALL: Sales, leasing and in- cidental servicing of motor vehicles including, but not limited to, motorcycles, passenger cars, wa- tercraft, light trucks, vans, and similar size vehi- cles which have gross vehicle weights less than ten thousand (10,000) pounds. This use excludes large vehicle sales, and large and small vehicle rentals. VEHICLE SERVICE AND REPAIR: Maintenance of motorized vehicles including exchange of parts, installation of lubricants, tires, batteries, and similar vehicle accessories, minor customiz- ing and detail operations, but excluding opera- tions associated with body shops, and industrial engine or transmission rebuild operations. VEHICLE STORAGE: See STORAGE, VEHI- CLE. VETERINARY OFFICES/CLINICS: A place where common household pets are given medical care and the accessory indoor boarding of ani- mals is limited to short-term care incidental to the hospital use. VOLCANIC HAZARDS: Volcanic hazard areas are those areas subject to a potential for inunda- tion from post lahar sedimentation along the lower Green River as identified in Plate II, Map D, in the report U.S. Department of the Interior, U.S. Geological Survey (Revised 1998), Volcano Haz- ards from Mount Rainier, Washington. Open-File Report 98-428. (Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord. 4715, 4-6-1998; Amd. Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005) 4-11-230 DEFINITIONS W: WAREHOUSING AND DISTRIBUTION: A use engaged in storage and distribution of manufac- tured products, supplies, and equipment. This use excludes hazardous material storage, indoor storage, outdoor storage, self-service storage, vehicle storage, and warehousing, storage, or distribution for commercial laundry operations within the City of Renton Urban Center. WASTE RECYCLING AND TRANSFER FACILI- TIES: Facilities for the collection of solid waste for either recycling or transfer to a landfill or disposal facility. This definition includes but is not limited to concrete and construction material recycling op- erations. WATER AUTHORITY: The City of Renton Water Utility, or any other municipal or quasi-municipal entity distributing water to fire hydrants within the City of Renton. WATERCOURSE: See RMC 4-6-100. WATER-DEPENDENT: Referring to uses or por- tions of a use which cannot exist in any other lo- cation and is dependent on the water by reason of the intrinsic nature of its operations. Examples of water-dependent uses may include ship cargo terminal loading areas, ferry and passenger ter- minals, barge loading facilities, ship building and dry docking, marinas, aquaculture, float plane fa- cilities and sewer outfalls. WATER-ENJOYMENT: 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, 4-11-230 11 - 49 (Revised 6/05) design and operation assures the public’s ability to enjoy the physical and aesthetic qualities of the shoreline. In order to qualify as a water-enjoy- ment use, the use must be open to the general public and the shoreline-oriented space within the project must be devoted to the specific aspects of the use that fosters shoreline enjoyment. Primary water-enjoyment uses may include, but are not limited to, parks, piers and other improvements facilitating public access to the shorelines of the state; and general water-enjoyment uses may in- clude, but are not limited to, restaurants, muse- ums, aquariums, scientific/ecological reserves, resorts/hotels and mixed use commercial/office; provided that such uses conform to the above wa- ter-enjoyment specifications and the provisions of the Shoreline Master Program. WATER-ORIENTED/NONWATER-ORIENTED: “Water-oriented” refers to any combination of wa- ter-dependent, water-related, and/or water-enjoy- ment uses and serves as an all-encompassing definition for priority uses under the Shoreline Management Act. “Nonwater-oriented” serves to describe those uses which have little or no rela- tionship to the shoreline and are not considered priority uses under the Shoreline Management Act. Examples of nonwater-oriented uses include professional offices, automobile sales or repair shops, mini-storage facilities, multi-family resi- dential development, department stores and gas stations; these uses may be considered water- oriented where there is significant public access. WATER-RELATED: Referring to a use or portion of a use which is not intrinsically dependent on a waterfront location, but whose economic viability is dependent upon a waterfront location because: 1. Of a functional requirement for a water- front location such as the arrival or shipment of materials by water or the need for large quantities of water; or 2. The use provides a necessary service supportive of the water-dependent commer- cial activities and the proximity of the use to its customers makes its services less expen- sive and/or more convenient. Examples in- clude manufacturers of ship parts large enough that transportation becomes a signif- icant factor in the products cost, professional services serving primarily water-dependent activities and storage of water-transported foods. Examples of water-related uses may include warehousing of goods transported by water, sea- food processing plants, hydroelectric generating plants, gravel storage when transported by barge, oil refineries where transport is by tanker, and log storage. WELL: A pit or hole dug into the earth to reach an aquifer. WELL FIELD: An area which contains one or more wells for obtaining a potable water supply. WETLAND: For the purposes of inventory, incen- tives, and nonregulatory programs, those lands transitional between terrestrial and aquatic sys- tems where the water table is usually at or near the surface or the land is covered by shallow wa- ter. For the purposes of regulation, wetlands are defined by Washington State Wetlands Identifica- tion and Delineation Manual pursuant to RMC 4-3-050M4a. Wetlands created or restored as part of a mitigation project are regulated wetlands. Wetlands do not include those artificial wetlands intentionally created for purposes other than wet- land mitigation, including, but not limited to, irriga- tion and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, or landscape amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a result of the con- struction of a road, street, or highway. Drainage ditches are not considered regulated wetlands. Also refer to RMC 4-3-050M. WETLAND BUFFERS or WETLAND BUFFER ZONES: Areas that surround and protect a wet- land from adverse impacts to its functions and values. Buffers are designated areas adjacent to a regulated wetland which protect the wetland from changes in the location of the wetland edge. Wetland buffers minimize the short and long term impacts of development on properties adjacent to wetlands, preserve important wildlife habitat, al- low for infiltration and water quality improvement, protect buildings, roads and other infrastructure as well as property owners from flood damage in years of high precipitation. WETLAND CATEGORY: A classification system used for the purpose of regulating wetlands in the City. The criteria for determining a wetland’s cat- egory are listed in RMC 4-3-050M. WETLAND CREATION (OR ESTABLISH- MENT): The manipulation of the physical, chemi- 4-11-230 (Revised 6/05)11 - 50 cal, or biological characteristics present to develop a wetland that did not previously exist on an upland or deepwater site. Establishment re- sults in a gain in wetland acres. WETLAND, DISTURBED: Wetlands meeting the following criteria: 1. Are characterized by hydrologic isolation, hydrologic alterations such as diking, chan- nelization, and/or outlet modification; and 2. Have severe soils alterations such as the presence of large amounts of fill, soil removal and/or compaction of soils. WETLAND EDGE: The boundary of a wetland as delineated using the Washington State Wetlands Identification and Delineation Manual pursuant to RMC 4-3-050M4a. WETLAND, EMERGENT: A regulated wetland with at least thirty percent (30%) of the surface area covered by erect, rooted herbaceous vege- tation as the uppermost vegetative strata. WETLAND ENHANCEMENT: The manipulation of the physical, chemical, or biological character- istics of a wetland (undisturbed or degraded) site to heighten, intensify, or improve specific func- tion(s) or for a purpose such as water quality im- provement, flood water retention or wildlife habitat. Enhancement results in a change in wet- land function(s) and can lead to a decline in other wetland function, but does not result in a gain in wetland acres. This term includes activities com- monly associated with the terms “enhancement,” “management,” “manipulation,” and “directed al- teration.” WETLAND, FORESTED: A vegetation commu- nity with at least twenty percent (20%) of the sur- face area covered by woody vegetarian (trees) greater than twenty feet (20′) in height. WETLAND, IN-KIND COMPENSATION: To re- place wetlands with substitute wetlands whose characteristics closely approximate those de- stroyed or degraded by a regulated activity. WETLAND, ISOLATED: Those regulated wet- lands which: 1. Are outside of and not contiguous to any one hundred (100) year floodplain of a lake, river, or stream; and 2. Have no contiguous hydric soil or hydro- phytic vegetation between the wetland and any surface water. WETLAND, OFF-SITE COMPENSATION: To re- place wetlands away from the site on which a wet- land has been impacted by a regulated activity. WETLAND, ON-SITE COMPENSATION: To re- place wetlands at or adjacent to the site on which a wetland has been impacted by a regulated ac- tivity. WETLAND PROTECTION/MAINTENANCE: The removal of a threat to, or preventing decline of, wetland conditions by an action in or near a wetland. Includes purchase of land or easements, repairing water control structures or fences, or structural protection such as repairing a barrier is- land. This term also includes activities commonly associated with the term “preservation.” Protec- tion/maintenance does not result in a gain of wet- land acres or function. WETLAND, REGULATED: See RMC 4-3-050M1e. WETLAND RESTORATION: The manipulation of the physical, chemical, or biological characteris- tics of a site with the goal of returning natural/his- toric functions to former or degraded wetland. For the purpose of tracking net gains in wetland acres, restoration is divided into: Re-establishment: the manipulation of the physical, chemical, or biological characteris- tics of a site with the goal of returning natural/ historic functions to a former wetland. Re-es- tablishment results in rebuilding a former wet- land and results in a gain in wetland acres. Rehabilitation: the manipulation of the phys- ical, chemical, or biological characteristics of a site with the goal of repairing natural/his- toric functions of degraded wetland. Rehabil- itation results in a gain in wetland function, but does not result in a gain in wetland acres. WETLAND, SCRUB-SHRUB: A regulated wet- land with at least thirty percent (30%) of its sur- face area covered by woody vegetation less than twenty feet (20′) in height at the uppermost strata. WETLANDS: (This definition for RMC 4-3-090, Shoreline Master Program Regulations, use only.) Areas that are inundated or saturated by surface 4-11-230 11 - 51 (Revised 6/05) water or groundwater at a frequency and duration sufficient to support, and that under normal cir- cumstances do support, a prevalence of vegeta- tion typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. Wetlands do not include those artificial wetlands intentionally created from nonwetland sites, including, but not limited to, irrigation and drainage ditches, grass- lined swales, canals, detention facilities, waste- water treatment facilities, farm ponds, and land- scape amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a result of the construction of a road, street, or highway. Wetlands include artificial wetlands cre- ated from nonwetland areas to mitigate the con- version of wetlands. WETLANDS, NEWLY EMERGING: 1. Wetlands occurring on top of fill materi- als; and 2. Characterized by emergent vegetation, low plant species richness, and used mini- mally by wildlife. These wetlands are gener- ally found in the Black River Drainage Basin. WILDLIFE HABITAT: An area characterized by wildlife that forage, nest, spawn, or migrate through in search of food or shelter. WIRELESS COMMUNICATION FACILITIES – TERMS RELATED TO: A. Accessory Antenna Device: An antenna which is less then twelve inches (12″) in height or width, excluding the support structure (examples: test mobile antennas and Global Positioning Sys- tem (GPS) antennas). B. Antenna: Any system of poles, panels, rods, reflecting discs or similar devices used for the transmission or reception of radio frequency sig- nals. Antennas include the following types: 1. Dish Antenna: see Parabolic Antenna. 2. Omni-Directional Antenna (also known as a “Whip” Antenna): transmits and receives radio frequency signals in a three hundred sixty degree (360°) radial pat- tern, and which is up to sixteen feet (16′) in height and up to four inches (4″) in diameter. 3. Directional Antenna (also known as a “Panel” Antenna): transmits and receives radio frequency signals in a specific direc- tional pattern of less than three hundred sixty degrees (360°). 4. Panel Antenna: see Directional An- tenna. 5. Parabolic Antenna (also known as a “Dish” Antenna): is a bowl-shaped device for the reception and/or transmission radio frequency communications signals in a spe- cific directional pattern. 6. Whip Antenna: see Omni-Directional Antenna. C. Attached Wireless Communication Facil- ity: A wireless communication facility that is af- fixed to an existing structure, for example, an existing building, tower, water tank, utility pole, etc., which does not include an additional wire- less communication support structure. D. Collocation: The use of a single support structure and/or site by more than one wireless communications provider. E. Equipment Shelter or Cabinet: A room, cabinet or building used to house equipment for utility or service providers. F. FAA: The Federal Aviation Administration, which maintains stringent regulations for the sit- ing, building, marketing and lighting of cellular transmission antennas near airports or flight paths. G. FCC: The Federal Communication Commis- sion, which regulates the licensing and practice of wireless, wireline, television, radio and other tele- communications entities. H. Guyed Tower: A freestanding or supported wireless communication support structure which is usually over one hundred feet (100′) tall, which consists of metal crossed strips or bars and is steadied by wire guys in a radial pattern around the tower. I. Lattice Tower: A self-supporting wireless communication support structure which consists of metal crossed strips or bars to support anten- nas and related equipment. 4-11-240 (Revised 6/05)11 - 52 J. Macro Facility: An attached wireless com- munication facility which consists of antennas equal to or less than sixteen feet (16′) in height or a parabolic antenna up to one meter (39.37″) in diameter and with an area not more than one hun- dred (100) square feet in the aggregate as viewed from any one point. K. Micro Facility: An attached wireless com- munication facility which consists of antennas equal to or less than six feet (6′) in height or a par- abolic antenna with an area of not more than five hundred eighty (580) square inches in the aggre- gate (e.g., one foot (1′) diameter parabola or two feet (2′) x one and one-half feet (1-1/2′) panel) as viewed from any one point. Also known as a Mi- crocell. L. Mini Facility: An attached wireless commu- nication facility which consists of antennas equal to or less than ten feet (10′) in height or a para- bolic antenna up to one meter (39.37″) in diame- ter and with an area not more than fifty (50) square feet in the aggregate as viewed from any one point. M. Monopole I: A wireless communication sup- port structure which consists of a freestanding support structure, less than sixty feet (60′) in height, erected to support wireless communica- tion antennas and connecting appurtenances. N. Monopole II: A wireless communication sup- port structure which consists of a freestanding support structure, sixty feet (60′) or greater in height, erected to support wireless communica- 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 data via radio frequencies. Such equipment may include, but is not limited to, cable, conduit and connectors. Q. Support Structure: see Wireless Communi- cation Support Structure. R. Tower: see Wireless Communication Sup- port Structure. S. WCF: see Wireless Communication Facility (WCF). T. Wireless Communication Facility (WCF): An unstaffed facility for the transmission and re- ception of low-power radio signals usually con- sisting of an equipment shelter or cabinet, a sup- port structure, antennas (e.g., omni-directional, panel/directional or parabolic) and related equip- ment, generally contained within a compound. For purposes of this Title, a WCF includes anten- nas, support structures and equipment shelters, whether separately or in combination. U. Wireless Communication Support Struc- ture: The structure erected to support wireless communication antennas and connecting appur- tenances. Support structure types include, but are not limited to, stanchions, monopoles, lattice towers, wood poles or guyed towers. WRECKING YARD, AUTO: A facility for the dis- mantling or wrecking of used motor vehicles or trailers, or the storage, sale, or dumping of dis- mantled or wrecked vehicles or their parts. (Ord. 3758, 12-5-1983; Ord. 4007, 7-14-1986; Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord. 4689, 11-24-1997; Ord. 4716, 4-13-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5137, 4-25-2005) 4-11-240 DEFINITIONS X: (Reserved) 4-11-250 DEFINITIONS Y: YARD: An open space between a building and a lot line. YARD REQUIREMENT: An open space on a lot unoccupied by structures, unless specifically au- thorized otherwise. The Development Services 4-11-260 11 - 53 (Revised 6/05) Division shall determine the various requirements for uniquely shaped lots and pipestem lots. (See also SETBACK.) 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 Comprehensive Plan, rather than on a lot-by-lot basis. (Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995; Ord. 4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord. 4595, 4-8-1996; Ord. 4773, 3-22-1999; Amd. Ord. 4963, 5-13-2002) Building code Index - 1 (Revised 12/05) A Abatement of dangerous buildings See also Dangerous buildings code Adopted 4-9-050A Appeals authority, filing 4-9-050D1 copy on file 4-9-050D4 findings, decision 4-9-050D3 hearing 4-9-050D2 Applicability 4-9-050C Purpose 4-9-050B Violations, penalties 4-9-050E Adult retail, entertainment Liability 4-3-010C Measurement of distance requirements 4-3-010B Nonconforming uses 4-3-010E Prohibited where 4-3-010A Violation, penalty 4-3-010D Agricultural lands See Open space, agricultural, timber lands Airport related restrictions Airport influence area established 4-3-020A map 4-3-020F Federal aviation regulation Part 77, objects affecting navigable airspace 4-3-020G Hazard marking, lighting 4-3-020D Height limits 4-3-020B Noise exposure map 4-3-020H Safety verification, notification 4-3-020E Use restrictions 4-3-020C Alleys See under Street standards Alternate procedures Authority 4-9-250E1 Decision criteria 4-9-250E2 Purpose 4-9-250A4 Record of action 4-9-250E4 Substantiation, proof 4-9-250E3 Animals, keeping Applicability of standards 4-4-010C Authority, enforcement responsibility 4-4-010B Beekeeping 4-4-010K Boarding, stables review criteria 4-4-010J Compliance 4-4-010M1 Exemptions 4-4-010D Hobby kennels (4 to 8) fencing 4-4-010G1 licenses 4-4-010G4 review criteria 4-4-010I shelter location 4-4-010G3 waste removal 4-4-010G2 Kennels (9 or more) food, bedding 4-4-010H2 indoor facilities 4-4-010H4 outdoor facilities 4-4-010H5 review criteria 4-4-010I shelter location 4-4-010H1 waste removal 4-4-010H3 Nonconforming uses animal replacement 4-4-010K1 classification 4-4-010L transferability 4-4-010L2 Prohibited animals 4-4-010E Purpose, intent 4-4-010A Requirements animal waste 4-4-010F5 confinement 4-4-010F3 fencing 4-4-010F6 health, safety 4-4-010F4 residence 4-4-010F1 shelter location 4-4-010F2 Violation, penalties, fines 4-4-010M2 Appeals See under Hearing examiner Aquifer protection areas See also Critical areas Administrative authority 4-9-015D Appeals 4-9-015I Exemptions 4-9-015C Hazardous materials release reports contents, timing 4-9-015G2 monitoring 4-9-015G3 required 4-9-015B3, 4-9-015G1 Permits closure application following operating permit revocation 4-9-015H4 conditions 4-9-015F2 required 4-9-015B2 submittal requirements 4-9-015F1 operating application following revocation 4-9-015H5 conditions 4-9-015E3 criteria 4-9-015E2 effect 4-9-015E4 reinstatement 4-9-015H2 renewal 4-9-015E5 required 4-9-015B1 revocation 4-9-015H3 submittal requirements, fees 4-9-015E1 suspension 4-9-015H1 transferability 4-9-015E6 Purpose of provisions 4-9-015A Arts commission See under Public art exemption procedures Automall improvement district Applicability 4-3-040B1 Development standards 4-3-040D Fee waiver 4-3-040E Map 4-3-040G Permitted uses 4-3-040C Purpose of regulations 4-3-040A B Beekeeping See under Animals, keeping Binding site plan See under Subdivisions Boards, commission See Specific Board, Commission Bonds Building sewer 4-6-040G12 City approval required 4-1-230A Drainage standards 4-6-030H Grading, excavation, mining regulations 4-4-060D Landscaping maintenance 4-4-080H3 Requirements 4-1-230D Shoreline permits 4-9-190G Street standards construction 4-6-060P1 Types accepted generally 4-1-230C public works 4-1-230B Building code See also Buildings; International codes; Uniform codes Adopted 4-5-050A Applicability 4-5-050B Amendments Chapter 9 4-5-050E Building fees (Revised 12/05)Index - 2 city 4-5-050D Section 104.8 4-5-050D3 Section 105.3 4-5-050D5 Section 112 4-5-050D4 Section 113 4-5-050D2 Section 115 4-5-050D1 Section 905.3 4-5-050D6 Section 905.8 4-5-050D7 state 4-5-050C Appeals board 4-5-050D4 Dangerous buildings 4-5-050D1 Dry standpipes 4-5-050D7 Liability claims 4-5-050D3 Off-site improvements 4-5-050D5 Sprinkler requirements 4-5-050E Standpipe requirements 4-5-050D6 Violations, penalties 4-5-050D2 Washington State Energy Code adopted 4-5-050F Washington State Ventilation and Indoor Air Quality Code adopted 4-5-050F Building fees Combination building permit 4-1-140B Condominium conversions inspection 4-1-140I Demolition permit 4-1-140D Electrical exemptions 4-1-140F5 miscellaneous 4-1-140F4 multi-family, commercial, industrial 4-1-140F2 single family, duplex 4-1-140F1 temporary uses 4-1-140F3 Grade and fill license drainage plan check 4-1-140G3 grading 4-1-140G1 grading plan check 4-1-140G2 solid waste fills annual 4-1-140G5 plan check 4-1-140G4 House moving/minimum inspection 4-1-140H Manufactured/mobile home installation 4-1-140J Mechanical permit 4-1-140K Permit 4-1-140A Plan check 4-1-140C review 4-1-140O3 Plumbing permit 4-1-140L Refund 4-1-140P Reinspections 4-1-140O2 Replacement of lost, mutilated permits 4-1-140O1 Sign permit modifications of city center regulations 4-1-140M4 permanent 4-1-140M1 temporary 4-1-140M3 work in advance of issuance 4-1-140M5 State building code 4-1-140E Swimming pool, hot tub, spa installation 4-1-140N Buildings See also Building code Appeals 4-5-130 Building official duties 4-5-020A Dangerous See Abatement of dangerous buildings Fees See Building fees Record of plat required 4-5-020A1 Violations, penalties 4-5-140 Bulk storage facilities Authority, responsible agency designated 4-4-110C3 Burden of providing data, information 4-4-110C4 Determination of application 4-4-110C2 Development standards 4-4-110D Evaluation criteria 4-4-110C5 Gaseous, particulate emissions control, efficiency rating 4-4-110D13n density of substances 4-4-110D13d during alert 4-4-110D13e existing facilities compliance 4-4-110D13m standards 4-4-110D13l hydroseeding 4-4-110D13f intent 4-4-110D13a location restrictions 4-4-110D13k notification 4-4-110D13i process methods 4-4-110D13b PSAPCA requirements 4-4-110D13c report additional authorized when 4-4-110D13j by developer 4-4-110D13g quarterly required when 4-4-110D13h Hazardous materials additional requirements 4-4-110D12g barrier design 4-4-110D12d separation from fire code dyke 4-4-110D12h combining requirements 4-4-110D12i fire suppression system 4-4-110D12e impervious surfacing 4-4-110D12j intent 4-4-110D12a off-site economic burdens 4-4-110D12b quantities, locations 4-4-110D12f Height of containers, stock piles 4-4-110D1 Higher standards applicable when 4-4-110B Intent 4-4-110A Landscaping, screening higher risk storage 4-4-110D3b intent 4-4-110D3a maintenance 4-4-110D3d other bulk storage 4-4-110D3c Light, glare intent 4-4-110D10a maximum levels 4-4-110D10c measurement method 4-4-110D10b Liquid waste discharges permits 4-4-110D9c regulated 4-4-110D9b sewer system standards 4-4-110D9d disposal schedule 4-4-110D9e intent 4-4-110D9a prevention of odors, gases 4-4-110D9g proof of compliance 4-4-110D9f treatment 4-4-110D9h Odorants intent 4-4-110D11a maximum levels 4-4-110D11b monitoring upon complaint 4-4-110D11d other remedies not impaired 4-4-110D11e testing procedures 4-4-110D11c Permit required 4-4-110C1 Review 4-4-110B Setbacks 4-4-110D2 Signs 4-4-110D4 Sound EDNA classifications 4-4-110D8c extension of restricted hours 4-4-110D8f intent 4-4-110D8a maximum levels 4-4-110D8d reduction due to measurement method 4-4-110D8e Critical areas Index - 3 (Revised 3/06) WAC regulations adopted 4-4-110D8b Surface drainage intent 4-4-110D5a standards 4-4-110D5b Toxic substances intent 4-4-110D6a maximum concentrations 4-4-110D6c measurement methods 4-4-110D6d standards 4-4-110D6b Traffic, access control curb cuts 4-4-110D7d emergency vehicles 4-4-110D7c flow patterns 4-4-110D7d intent 4-4-110D7a overpasses 4-4-110D7f paving of routes 4-4-110D7g requirements 4-4-110D7b separation of parking from loading, maneuvering areas 4-4-110D7e setbacks 4-4-110D7d surfacing of storage areas 4-4-110D7h Variances 4-4-110E Bureau of fire prevention See under Fire department C Center village residential bonus district See Zoning Certificate of occupancy Application prior to excavation 4-4-030G2 Issuance upon request 4-4-030G3 Required 4-4-030G1 City council Authority, responsibilities 4-8-070I Comprehensive plan Adopted 4-1-060D Amendments adopted when 4-9-020I authority to submit 4-9-020B review criteria 4-9-020G process 4-9-020H rezones 4-9-020J submittal requirements, fees 4-9-020E timing, review 4-9-020D Consistency with regulations 4-1-070A Description 4-1-060B Elements land use map 4-1-060C3 optional 4-1-060C2 required 4-1-060C1 Instruments of implementation Title 4 4-1-070B1 Title 8 4-1-070B2 Title 10 4-1-070B3 Periodic review 4-9-020K Purposes 4-1-060A Conditional use permits See also Land use permits Application grounds, facts 4-9-030D notice, comment period 4-9-030F submittal requirements, fees 4-9-030E Authority 4-9-030C Combined with site plan review 4-9-030M Decision criteria designated 4-9-030G kennels 4-9-030H secure community transition facilities 4-9-030I stand alone residential uses 4-9-030K wireless communication facilities 4-9-030J Extension See Land use permits Grant, denial, conditions 4-9-030L Purpose 4-9-030A Who may apply 4-9-030B Condominium conversions Applicability rental units in converted buildings 4-9-040D rental units not yet converted, cooperatives 4-9-040C Authority 4-9-040B Complaints 4-9-040G Consumer protections acceptance of offers 4-9-040F8 certification of repairs 4-9-040F2 delivery of documentation 4-9-040F7 disclosure requirements 4-9-040F3 false, misleading representations 4-9-040F5 inspection, repair, report 4-9-040F1 purchaser's right to rescind 4-9-040F6 warranty of repairs 4-9-040F4 Tenant protections evictions during notice period 4-9-040E8 no sales on better terms 4-9-040E7 notice filing of conversion declaration 4-9-040E1 prior to sale to public 4-9-040E2 purchase rights availability to other tenants 4-9-040E6 subtenants 4-9-040E5 tenants in possession of units 4-9-040E3 tenants whose units are offered for sale prior to effective date 4-9-040E4 right to vacate 4-9-040E9 Violation, penalties 4-9-040I Waivers 4-9-040H Construction of new structures/use of existing Authorized when 4-4-030H1 Exceptions 4-4-030H2 Construction standards Aquifer protection areas 4-4-030C8 Construction debris 4-4-030C7 Haul hours 4-4-030C2 routes 4-4-030C1 Hydroseeding 4-4-030C6 Temporary erosion control 4-4-030C5 Work hours commercial, multi-family, new single family, other nonresidential 4-4-030C3b emergency extensions 4-4-030C4 single family remodel, addition 4-4-030C3a Critical areas Administration, interpretation generally 4-3-050D1 other regulations 4-3-050D6 proposal approval 4-3-050D5 review authority 4-3-050D4a Alterations allowed 4-3-050E3 Alternates 4-3-050N1 Appeals 4-3-050O Applicability 4-3-050B1 Aquifer protection See also Aquifer protection areas administration, interpretation 4-3-050D2 exemptions 4-3-050C1a finding of conformance 4-3-050C3b independent review 4-3-050F7a map 4-3-050Q1 Critical areas (Revised 3/06)Index - 4 operating, closure permits 4-3-050C2b performance standards applicability 4-3-050H1 construction activity 4-3-050H7 fill material 4-3-050H8 hazardous materials facilities 4-3-050H2 hazardous materials releases 4-3-050H10 landfills 4-3-050H9 pesticide, nitrate use 4-3-050H3 pipelines 4-3-050H6 surface water 4-3-050H5 wastewater disposal 4-3-050H4 prohibited changes in use, facility types 4-3-050C8d purpose of provisions 4-3-050A2 review authority 4-3-050D4c variances 4-3-050N3a Coal mine hazards See Geologic hazards Erosion hazards See Geologic hazards Exemptions activities buffer areas 4-3-050C7 designated 4-3-050C5 limitations 4-3-050C6 applicability 4-3-050C1 emergency, temporary 4-3-050C9 letter 4-3-050C4 permits finding of conformance 4-3-050C3 required 4-3-050C2a Flood hazards administration, interpretation 4-3-050D3 appeal records 4-3-050O2 independent review 4-3-050F7 map 4-3-050Q2 performance standards anchoring 4-3-050I2a, 4-3-050I2b applicability 4-3-050I1 compensatory storage 4-3-050I6 construction materials, methods 4-3-050I2c critical facilities 4-3-050I5 manufactured homes 4-3-050I3b nonresidential construction 4-3-050I3c project review 4-3-050I2f recreational vehicles 4-3-050I3d residential construction 4-3-050I3a restrictions 4-3-050I4 subdivisions 4-3-050I2e utilities 4-3-050I2d prohibited activities 4-3-050C8b purpose of provisions 4-3-050A3 variances 4-3-050N3b Geologic hazards independent review 4-3-050F7b map 4-3-050Q3 performance standards applicability 4-3-050J1 approval conditions 4-3-050J4 coal mine hazards 4-3-050J8 landslide hazards 4-3-050J7 secondary review 4-3-050J3 sensitive slopes 4-3-050J6 slopes, protected 4-3-050J5 special studies 4-3-050J2 volcanic hazards 4-3-050J9 purpose of provisions 4-3-050A4 review authority 4-3-050D4b variances 4-3-050N3c Habitat conservation independent review 4-3-050F7a performance standards alterations, mitigation required 4-3-050K5 applicability 4-3-050K1 bald eagle habitat 4-3-050K3 habitat assessment 4-3-050K2 mitigation options 4-3-050K6 mitigation plan 4-3-050K7 native growth protection area 4-3-050K4 purpose of provisions 4-3-050A5 review authority 4-3-050D4b variances 4-3-050N3c Hazardous materials list 4-3-050R Landslide areas See Geologic hazards Mapping 4-3-050B2 Maps 4-3-050Q Mitigation plans required 4-3-050F8 surety plan 4-3-050G1 Modifications 4-3-050N2 Native growth protection areas 4-3-050E4 Nonconforming activities 4-3-050C10 Performance standards aquifer protection 4-3-050H flood hazards 4-3-050I generally 4-3-050E1 geologic hazards 4-3-050J habitat conservation 4-3-050K streams, lakes 4-3-050L wetlands 4-3-050M Pipeline materials 4-3-050S Procedures, fees 4-3-050F Prohibited activities 4-3-050C8 Protection 4-3-050E2 Purpose of provisions 4-3-050A1 Reports, submittal requirements 4-3-050B3 Seismic hazards See Geologic hazards Setbacks 4-3-050E5 Streams, lakes independent review 4-3-050F7a map 4-3-050Q4 performance standards alterations 4-3-050L8 applicability 4-3-050L1, 4-3-050L2 buffer use restrictions 4-3-050L6 buffer widths 4-3-050L5 general 4-3-050L4 studies required 4-3-050L3 permit approval 4-3-050L7 prohibited activities 4-3-050C8c purpose of provisions 4-3-050A6 restoration incentives 4-3-050L9 review authority 4-3-050D4b variances 4-3-050N3c Surety devices required 4-3-050G2 time period 4-3-050G2 Variances 4-3-050N3 Violations See also Environmental regulations testing requirements 4-3-120C Wetlands assessment relief 4-3-050P compensation mitigation banks, special area management programs 4-3-050M15 Environmental review procedures Index - 5 (Revised 12/05) mitigation plans 4-3-050M16 off-site 4-3-050M14 out-of-kind replacement 4-3-050M13 required 4-3-050M9 restoration, creation, enhancement 4-3-050M10 creation, restoration 4-3-050M11 enhancement 4-3-050M12 independent review 4-3-050F7a map 4-3-050Q5 performance standards alternative methods 4-3-050M8 applicability 4-3-050M1 buffers 4-3-050M6 classifications 4-3-050M5 generally 4-3-050M2 native growth protection areas 4-3-050M7 regulatory edge 4-3-050M4 study required 4-3-050M3 purpose of provisions 4-3-050A7 review authority 4-3-050D4b variances 4-3-050N3c Cross connections See also Sanitary sewer standards; Water service standards Applicability 4-6-020B Authority 4-6-020C Backflow prevention assemblies installation 4-6-020D types 4-6-020E Inspection, testing 4-6-020G Purpose 4-6-020A Responsibilities owner 4-6-020F3 plan review section 4-6-020F2 water utilities section 4-6-020F1 D Dangerous buildings code See also Abatement of dangerous buildings; Building code Adopted 4-5-060A Process for abatement 4-5-060B Definitions Designated 4-11-010 – 4-11-260 Density bonus review Allowances, review criteria 4-9-065D Applicability 4-9-065B Application submittal, fees 4-9-065C3 Concurrent review 4-9-065C1 Purpose 4-9-065A Reviewing official authority 4-9-065C2 Development regulations Adopted 4-1-030, 4-4-030B Intent 4-4-030A Interpretation administrative 4-1-080A conflicts, overlaps 4-1-080B minimum requirements 4-1-080C more restrictive standards to govern 4-1-080D terminology 4-1-080E Liability city officer, employee 4-1-090A disclaimer 4-1-090C owner, builder 4-1-090B Purpose 4-1-020 Revision process applicability 4-9-025B coordination authority 4-9-025D exemption 4-9-025C notice, comment periods 4-9-025G purpose 4-9-025A submittal forms required 4-9-025F timing considerations 4-9-025E Roles, responsibilities 4-1-050 Severability 4-1-120 Title 4-1-010 Title exclusivity, construction 4-1-130 Drainage standards See also Flood hazards under Critical areas Amendments to King County Surface Water Design Manual Chapter 1 4-6-030E3 Authority 4-6-030B Bonds, insurance construction 4-6-030H1 liability policy 4-6-030H3 maintenance 4-6-030H2 required 4-6-030H Flood, drainage, erosion area development restrictions 4-6-030D Maintenance of facilities by city 4-6-030I1 by owner 4-6-030J notification of defect 4-6-030I2 Plan conformance with design criteria, drafting standards 4-6-030F requirements, analysis methods additional 4-6-030E3 aquifer recharge, protection areas 4-6-030E2 content 4-6-030E1 review, approval additional information 4-6-030G3 fees 4-6-030G2 timing, process 4-6-030G1 review procedures, tests 4-6-030K submittal when not required 4-6-030C2 when required 4-6-030C1 Purpose 4-6-030A Violations, penalties 4-6-030N Driveway regulations See Parking, loading, driveway regulations E Enforcement Purpose 4-1-100A Responsibility, authority 4-1-100B Environmental regulations Violations critical areas testing requirements 4-3-120C enforcement officer 4-3-120A penalties 4-3-120B Environmental review committee Authority, responsibilities 4-8-070E Environmental review procedures See also Critical areas Appeals 4-9-070T Applicability 4-9-070B Applicable authority hydraulic projects 4-9-070H1 successor agencies 4-9-070H2 Authority 4-9-070E Categorical exemptions decision authority 4-9-070I3 Fees (Revised 12/05)Index - 6 effect 4-9-070I8 modifications 4-9-070I2 proposals description 4-9-070I4 exempt, nonexempt actions 4-9-070I6 review criteria 4-9-070I5 statutes adopted by reference 4-9-070I1 timing for identification 4-9-070I7 Definitions designated 4-9-070R2 statutes adopted by reference 4-9-070R1 Environmental checklist city proposals 4-9-070K4 lead agency determination 4-9-070K2 optional review 4-9-070K5 private proposals 4-9-070K3 required when 4-9-070K1 threshold determination 4-9-070K2 Environmental impact statements additional elements 4-9-070M8 information effect of inadequate 4-9-070M7 required 4-9-070M6 nonexempt proposals 4-9-070M3 purpose 4-9-070M1 responsibility, preparation 4-9-070M4, 4-9-070M5 statutes adopted by reference 4-9-070M2 Existing environmental documents purpose 4-9-070P1 statutes adopted by reference 4-9-070P2 Forms, statutes adopted by reference 4-9-070S General requirements, statutes adopted by reference 4-9-070D Interpretation 4-9-070C Lead agency determination 4-9-070F2 status, shared duties agreements 4-9-070F3 statutes adopted by reference 4-9-070F1 threshold determinations city objections 4-9-070F5 effect 4-9-070F4 Notice, commenting availability of records 4-9-070Q11 consolidation 4-9-070Q5 costs 4-9-070Q6 draft, supplemental EISs 4-9-070Q4 filing by facsimile 4-9-070Q10 form 4-9-070Q9 of actions establishing time limits 4-9-070Q7 publishing responsibility 4-9-070Q8 purpose 4-9-070Q1 statutes adopted by reference 4-9-070Q2 threshold determinations 4-9-070Q3 Purpose of provisions 4-9-070A Sensitive areas inapplicable SEPA exemptions 4-9-070J2 maps 4-9-070J1 threshold determinations 4-9-070J3 SEPA responsible official consultation requests 4-9-070G3 designated 4-9-070G1 duties 4-9-070G2 SEPA substantive authority basis 4-9-070O2 conditions 4-9-070O4 denials 4-9-070O5 policies, goals 4-9-070O3 recommendation of conditions 4-9-070O6 revising conditions, reconsideration 4-9-070O7 statutes adopted by reference 4-9-070O1 Threshold determination changed, clarified proposals 4-9-070L6 DNS 4-9-070L7, 4-9-070L8 DS 4-9-070L8 early notice request 4-9-070L15 identification of impacts 4-9-070L2 mitigated DNS authorized, issuance 4-9-070L5 effect 4-9-070L14 notice, comment period 4-9-070L11 mitigation measures effect, enforcement 4-9-070L13 incorporation into DNS 4-9-070L10 specificity 4-9-070L9 nonexempt proposals 4-9-070L12 notice to applicant 4-9-070L4 statutes adopted by reference 4-9-070L1 time limits 4-9-070L3 Environmentally sensitive areas See Critical areas; Environmental review procedures Excavation regulations See Grading, excavation, mining regulations F Fees See also Specific Fee; System development charges Drainage plans review 4-6-030G2 Extra designated 4-1-200 Land use permits 4-8-110C4 Lot line adjustments 4-7-060D Open space, agricultural, timber lands 4-9-140C Public art exemption procedures 4-9-160G4 Sanitary sewer connections 4-6-040E3 Shoreline permits 4-9-190E3 Signs 4-4-100D1, 4-4-100H9d Street standards construction plan review 4-6-060N2 Underground storage tank secondary containment regulations 4-5-120J5 Utility lines underground installation permit 4-6-090G4 Waiver CD, RM-U, RM-T zones 4-1-210B general 4-1-210A procedures 4-9-250C3 Fences, hedges Applicability 4-4-040B Commercial, industrial standards barbed wire fences 4-4-040E3 electric fences 4-4-040E2 location, height 4-4-040E1 special provisions 4-4-040E5 Compliance 4-4-040H Height restrictions, review of variation 4-4-040F Purpose 4-4-040A Requirements berms 4-4-040C2 grades 4-4-040C3 height, method of measurement 4-4-040C1 modifications 4-4-040C4 Residential standards access gate 4-4-040D3 electric fences 4-4-040D4 height limits corner lots 4-4-040D2 interior lots 4-4-040D1 Fire prevention fees Index - 7 (Revised 12/05) Special administrative permits eligibility, application 4-4-040G1 evaluation criteria 4-4-040G2 Fire code See also Building code Adopted 4-5-070B Alarms 4-5-070C49 Amendments Appendix Chapter B 4-5-070C72 Chapter 1 4-5-070C1 – C17 Chapter 2 4-5-070C18 Chapter 3 4-5-070C19 – C22 Chapter 5 4-5-070C23 – C25 Chapter 6 4-5-070C26, C27 Chapter 8 4-5-070C28 – C31 Chapter 9 4-5-070C32 – C64 Chapter 14 4-5-070C65 Chapter 22 4-5-070C66 Chapter 27 4-5-070C67, C68 Chapter 33 4-5-070C69 Chapter 34 4-5-070C70, C71 Annual certification of monitoring system 4-5-070C71 Assistance from other agencies 4-5-070C5 Authority, responsibility 4-5-070C4 Automatic sprinkler systems 4-5-070C35 Automatic sprinkler systems in new buildings 4-5-070C46 Board of appeals 4-5-070C12 Decorations, trim 4-5-070C31 Decorative vegetation 4-5-070C30 Dry standpipes 4-5-070C53 Dwellings 4-5-070C45 Electrical code 4-5-070C27 Explosives, fireworks 4-5-070C69 Failure to comply 4-5-070C17 Fire department access roads 4-5-070C23 Fire flow requirements 4-5-070C72 Fire protection water supplies 4-5-070C25 Fire watch 4-5-070C65 Flaming food, beverages preparation 4-5-070C20 Floor control valves 4-5-070C50 Furnishings 4-5-070C28, C29 Group A occupancies 4-5-070C21 Group A, exception 4-5-070C55 Group A-1 4-5-070C36 Group A-2 4-5-070C37 Group A-3 4-5-070C38 Group A-4 4-5-070C39 Group B 4-5-070C56 Group B, F, H, S 4-5-070C41 Group E 4-5-070C40 Group E, exception 4-5-070C57 Group F, exception 4-5-070C58 Group M 4-5-070C42 Group M, exception 4-5-070C59 Group R 4-5-070C43 Group R-2, exception 4-5-070C61 Group R-3 4-5-070C44 Hazardous materials 4-5-070C10, C68 High rise building standpipes 4-5-070C52 Hydrants accessibility 4-5-070D10 buildings more than 200 feet from street property line 4-5-070D12 commercial, business, industrial, manufacturing areas annexed properties 4-5-070D2c installation 4-5-070D2a number, location 4-5-070D2b contract for multiple uses 4-5-070D5 dead end mains 4-5-070D16 design, installation requirements 4-5-070D11 fire flow requirements 4-5-070D6 fire protection services changes in use requiring increase 4-5-070D19 meter, detector 4-5-070D17 use restrictions 4-5-070D18 violation, penalties 4-5-070D20 installation timing 4-5-070D1b location 4-5-070D9 number required 4-5-070D8 other area 4-5-070D3 plans required 4-5-070D1a prohibited type 4-5-070D15 required 4-5-070D1 residential sprinkling 4-5-070D7 service, testing 4-5-070D14 special locations 4-5-070D4 upgrade to standards 4-5-070D1c water system requirements 4-5-070D13 Indoor displays 4-5-070C22 Inspection, testing, maintenance 4-5-070C33 Installation acceptance testing 4-5-070C32 Legal defense 4-5-070C3 Location 4-5-070C63 Maintenance, inspection, testing 4-5-070C64 Manual fire alarm system 4-5-070C60 Materials classification 4-5-070C67 Multi-family complexes 4-5-070C62 NFPA 13R sprinkler systems 4-5-070C48 Notice of violation 4-5-070C13 Notice, responsibility 4-5-070C14 Obstructing operations 4-5-070C6 Open burning, recreational fires 4-5-070C19 Owner/occupant responsibility 4-5-070C11 Permits extensions 4-5-070C8 fees 4-5-070C7 Portable fire extinguishers 4-5-070C54 Power tap defined 4-5-070C26 Pre-citation fees 4-5-070C15 Premises identification 4-5-070C24 Purpose 4-5-070A Referenced codes, standards 4-5-070C1, C2 Shall defined 4-5-070C18 Sprinkler systems in remodeled buildings 4-5-070C47 Standpipe systems 4-5-070C51 Submittals 4-5-070C9 System out of service 4-5-070C34 Unattended self-service motor fuel-dispensing facility 4-5-070C66 Underground tanks 4-5-070C70 Violations, penalties 4-5-070C16 Fire department Bureau of fire prevention established 4-5-020B1 report 4-5-020B3 Fire marshal appointed 4-5-020B2 Inspectors appointed 4-5-020B4 Fire prevention fees Per permit type 4-1-150B Plan review, inspection 4-1-150A Flood hazard regulations See Critical areas; Drainage standards Fuel gas code (Revised 12/05)Index - 8 Fuel gas code See also Building code Adoption 4-5-100A Amendments Section 108.4 4-5-100C Section 109.1 4-5-100B Board of appeals 4-5-100B Violations, penalties 4-5-100C G Garage Location on steep slope, setback alternative 4-9-230 Garage sales Applicability 4-4-050A Conditions 4-4-050B Violations, penalties 4-4-050C Grading, excavation, mining regulations Air, water discharges 4-4-060H7 Appeals 4-4-060R Applicability 4-4-060B1 Application annexed activities 4-4-060B3 existing activities 4-4-060B2 Bond 4-4-060D Compliance with time periods 4-4-060B4 Conformance with state requirements 4-4-060C5 Cuts conformance 4-4-060K1 drainage, terracing 4-4-060K3 slope, maximum 4-4-060K2 Drainage conformance 4-4-060N1 disposal 4-4-060N4 minimum grade 4-4-060N4a overland runoff 4-4-060N5 releases 4-4-060N4b stream acceptance 4-4-060N4c subsurface 4-4-060N3 terrace 4-4-060N2 capacity 4-4-060N2c scouring 4-4-060N2b settling ponds 4-4-060N2d swales 4-4-060N2a Dust, mud control 4-4-060H8 Emergency permits 4-4-060C9 Engineering grading requirements 4-4-060F building division responsibilities 4-4-060F5 civil engineer responsibilities 4-4-060F2 engineering geologist responsibilities 4-4-060F4 fences, gates 4-4-060F6 reports 4-4-060F1 setbacks 4-4-060F7 soil engineer responsibilities 4-4-060F3 Fills compaction 4-4-060L5 conformance, waivers 4-4-060L1 drainage, terracing 4-4-060L7 ground preparation 4-4-060L3 materials 4-4-060L4 slope, maximum 4-4-060L6 slope location 4-4-060L2 Final inspection, approval 4-4-060P2 Hydroseeding 4-4-060C4 Inspection, testing, reports 4-4-060E, 4-4-060G Landscaping 4-4-060C1 Licenses See Permits, licenses Maintenance, appearance 4-4-060H10 Noise levels 4-4-060H5 Notification of changes of responsibility 4-4-060C7 of noncompliance 4-4-060C6 Permits, licenses applicability 4-9-080B exemptions 4-9-080C major activity review process applicability of other requirements 4-9-080F8 authority 4-9-080F1 inspection, enforcement 4-9-080F9 license 4-9-080F3 permit expiration, extension 4-9-080F10 permit required 4-9-080F2 permit review criteria 4-9-080F4 permit transferability 4-9-080F11 plan approval 4-9-080F6 relinquishing jurisdiction 4-9-080F7 reuse of site 4-9-080F5 minor activity review process authority 4-9-080E1 license application 4-9-080E2 license issuance 4-9-080E4 permit revocation 4-9-080E5 work completion 4-9-080E3 required, fees 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 4-4-060O1 maximum permitted 4-4-060H1 other devices, methods 4-4-060O2 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 4-4-060C8 Stream courses 4-4-060C3 Land use permits Index - 9 (Revised 12/05) Surface water adjacent bank slopes 4-4-060I3 depth of lakes 4-4-060I2 polluted, stagnant 4-4-060I1 Violations, penalties 4-4-060S Work hours 4-4-060H6 Work in progress 4-4-060H H Hazardous materials See Aquifer protection areas; Bulk storage facilities; Critical areas; Fire code Hearing examiner Appeals 4-8-070H4 Authority, duties 4-8-070H1 Interpretation 4-8-070H2 Recommendations 4-8-070H3 Hedges See Fences, hedges Hobby kennels See also under Zoning License appeals 4-9-100J approval, issuance 4-9-100C comment period 4-9-100E2 conditions 4-9-100G decision criteria 4-9-100F notification 4-9-100E1 revocation 4-9-100I1 submittal requirements, fees 4-9-100D validity 4-9-100H violations, penalties 4-9-100I Home occupations Applicability 4-9-090C Business license application 4-9-090F1 approval, issuance 4-9-090F3 comment period 4-9-090G3 renewal 4-9-090G4 required 4-9-090E Compliance with conditions 4-9-090F2 Defined 4-9-090A Exemptions 4-9-090C1 Inspection 4-9-090G2 Limitations customer visits 4-9-090G6 hours 4-9-090G7 use 4-9-090G5 Notification to neighbors 4-9-090G1 Prohibited 4-9-090D Purpose 4-9-090B Qualification standards 4-9-090F4 Housing code See also Building code Adopted 4-5-080A Procedures 4-5-080B Hydrants See under Fire code I Improvement installation procedures deferral Planning/building/public works approval applicability 4-9-060C1 expiration 4-9-060C6 extension of time 4-9-060C7 plans required 4-9-060C4 waiver 4-9-060C5 record 4-9-060C12 security acceptable forms 4-9-060C8 binding 4-9-060C11 covenant option 4-9-060C9, 4-9-060C10 proceedings against 4-9-060C15 required 4-9-060C3 transferability 4-9-060C13, 4-9-060C14 Temporary occupancy permit applicability 4-9-060B1 expiration 4-9-060B4 extension 4-9-060B5 security required 4-9-060B3 International codes See also Specific Code Adopted 4-5-010A Amendments 4-5-010B K Kennels See also Hobby kennels; Zoning Conditional use permit decision criteria 4-9-030H L Land clearing See Tree cutting, land clearing Land use permits Appeals administrative decisions applicability, authority 4-8-110E1 by examiner 4-8-110E7 complaint of noncompliance 4-8-110E5 content of hearing 4-8-110E6d electronic transcript 4-8-110E6f notice 4-8-110E6a notice of hearing 4-8-110E6c of examiner's decision 4-8-110E8 planning/building/public works department 4-8-110D procedures 4-8-110E6 reconsideration 4-8-110E2 record required 4-8-110E6e standing 4-8-110E3 time limits for filing 4-8-110E4 transmittal of records, reports 4-8-110E6b authority 4-8-110B city council decision documentation 4-8-110F9 decision, remand 4-8-110F8 evaluation criteria 4-8-110F6 final 4-8-110F10 findings, conclusions 4-8-110F7 letters of support 4-8-110F3 notice 4-8-110F2 review procedures 4-8-110F5 time frame 4-8-110F1 transmittal of record 4-8-110F4 filing by facsimile 4-8-110C5 form, content 4-8-110C3 Growth Management Hearings Board 4-8-110I limit on number 4-8-110C8 notice, fee 4-8-110C4 restrictions on subsequent actions 4-8-110C7 scope, purpose 4-8-110A shoreline permit decisions copy on file 4-8-110H3 filing place, time 4-8-110H2 standing 4-8-110H1 substantial development permits 4-8-110H4 Landscaping (Revised 12/05)Index - 10 superior court applicability 4-8-110G2 content 4-8-110G4 initiation, time limits 4-8-110G5 intent 4-8-110G1 other than land use decisions 4-8-110G6 standing 4-8-110G3 Applicability 4-8-020 Applications complete 4-8-060D filing 4-8-060C hearing closure, continuation 4-8-100F4 constitutes hearing by council 4-8-100F2 dismissal 4-8-100F5 required 4-8-100F1 rules 4-8-100F3 letter of completeness 4-8-060H additional information 4-8-100C3 incomplete 4-8-100C2 timing 4-8-100C1 multiple submittals 4-8-060F notices 4-8-100D purpose 4-8-060A report content 4-8-100E1 timing 4-8-100E2 submittal, filing 4-8-100B submittal waiver 4-8-060G vesting 4-8-060B Classifications procedures 4-8-080G purpose 4-8-080A review based on type 4-8-080B multiple applications 4-8-080C processes 4-8-080H time frames designated 4-8-080D exclusions 4-8-080F maximum permitted 4-8-080E Council action 4-8-100K Decision conditions 4-8-100G3 expiration 4-8-100H findings, copies on file 4-8-100G1 reconsideration 4-8-100G4 time extension for filing 4-8-100G2 Effect of issuance 4-8-030 Exemptions from state requirements authority 4-8-050A nonproject permits 4-8-050E notification, procedure 4-8-050C, 4-8-050D review process, time limits 4-8-050B Extension 4-8-100I Large scale, phased projects 4-8-100J Notice administrative decisions 4-8-090C applicability 4-8-090A city council decision 4-8-090F development application 4-8-090B failure to receive 4-8-090G hearing examiner decision 4-8-090E public hearing 4-8-090D content 4-8-090D2 time 4-8-090D1 Preapplication meeting 4-8-100A Purpose, intent 4-8-010 Responsibilities of specific bodies 4-8-070B Review authority 4-8-070A Submittal requirements 4-8-120 building applications 4-8-120B definitions 4-8-120D land use applications 4-8-120C public works applications 4-8-120A Types, classifications 4-8-040 Land uses See Zoning Landscaping See also Screening of equipment, storage sites; Tree cutting, land clearing Applicability 4-4-070B Berms 4-4-070E5 Compliance with standards 4-4-070D4 Damaged 4-4-070K Deferral of improvements 4-4-070G Drainage 4-4-070E3 Drought-resistant plants 4-4-070D8 Erosion control devices 4-4-070D13 Existing plants 4-4-070D7 Green River Valley requirements 4-4-070D11 Hazard avoidance 4-4-070D9 Installation 4-4-070F Irrigation, underground system 4-4-070D14 Maintenance failure 4-4-070J3 required 4-4-070J2 surety 4-4-070J1 Parking lot requirements 4-4-070D5 Pervious areas 4-4-070D2 Plans modifications 4-4-070H required 4-4-070C Plants 4-4-070E4 Preservation of unique features 4-4-070D10 Purpose, intent 4-4-070A Rear, side yards 4-4-070D3 Requirements 4-4-070D Slopes 4-4-070D12 Soil 4-4-070E2 Storage lots 4-4-070D6 Street frontage 4-4-070D1 Surety 4-4-070I Trees 4-4-070E1 Underground sprinkling system 4-4-070D10 Licenses Grading, excavation, mining regulations 4-9-080F3 Hobby kennels 4-9-100C Home occupations 4-9-090E Lighting, exterior onsite Appeals 4-4-075H Applicability 4-4-075B Building lights 4-4-075E1 Enforcement authority 4-4-075D Exemptions 4-4-075C Parking, display lot lighting 4-4-075E2 Purpose 4-4-075A Standards modifications 4-4-075F variances 4-4-075G Loading regulations See Parking, loading, driveway regulations Parking, loading, driveway regulations Index - 11 (Revised 3/06) M Manufactured, mobile homes, parks Applicability, conformance 4-9-110B Authority, responsibility building official 4-9-110C1 development services division 4-9-110C2 hearing examiner 4-9-110C3 Certificate of occupancy 4-9-110E8 Construction permits required 4-5-030A timing 4-9-110E7 Individual installation insignia 4-5-030B3 permit required 4-5-030B1 requirements 4-5-030B2 License revocation 4-9-110J1 Maintenance general 4-9-110G1 landscaping 4-9-110G2 Plan, application copies, recommendations 4-9-110E2 extension, expiration 4-9-110H modifications 4-9-110E5 notice 4-9-110E3 required 4-9-110E1 transmittal to hearing examiner 4-9-110E4 Purpose 4-9-110A Review procedures 4-9-110E Surety required 4-9-110E6 Violations, penalties 4-9-110J Mechanical code See also Building code Adopted 4-5-090A Board of appeals 4-5-090B Mining regulations See Grading, excavation, mining regulations Mitigation fees Designated 4-1-190 Mobile homes, parks See Manufactured, mobile homes, parks Modification procedures Application 4-9-250D1 Center office residential 3 zone 4-9-250D3 Decision criteria 4-9-250D2 Purpose 4-9-250A3 N National Electrical Code See also Building code Administration, enforcement 4-5-040C Adoption amendments, additions, exceptions 4-5-040C2 city electrical code 4-5-040A Amendments 4-5-040D Application 4-5-040C5 Inspections 4-5-040C7 Permit required 4-5-040B requirements, exemptions 4-5-040C6 Purpose of provisions 4-5-040C3 Scope 4-5-040C4 Temporary installation 4-5-040C8 Title 4-5-040C1 NE 4th business district Applicability 4-3-040B3 Development standards 4-3-040F1 Map 4-3-040I Nonconforming uses, structures Animals 4-9-070 Critical areas 4-10-090 Permits pending valid 4-10-030 Rebuild approval permits appeals 4-9-120K applicability 4-9-120B authority 4-9-120C conditions 4-9-120H duration, amortization periods 4-9-120I granting, denial 4-9-120G purpose 4-9-120A review criteria structures 4-9-120F uses 4-9-120E submittal requirements, fees 4-9-120D Signs 4-10-080 Structures alterations 4-10-050A3 enlargement 4-10-050A4 generally 4-10-050A residential 4-10-050B restoration 4-10-050A5 unsafe 4-10-050A2 vacant, abandoned 4-10-050A1 Uses abandonment 4-10-060A adult, amortization 4-10-060H alterations 4-10-060E, 4-10-060F changes 4-10-060C extension, enlargement 4-10-060D generally 4-10-060 relocation 4-10-060B restoration 4-10-060G Vesting 4-10-030 Violations, penalties 4-10-100 O Occupancy permits Applicability 4-9-130B Certificate application, issuance 4-9-130D request, issuance 4-9-130C Construction of improvements required 4-4-030E Off-site improvements Design standards 4-4-030D2 Permits 4-4-030D3 Required 4-4-030D1 Open space, agricultural, timber lands Application fees designated 4-9-140C refund 4-9-140D Open Space Taxation Act Rules adopted 4-9-140A Overlay districts See also Automall improvement district; Urban Center Design Overlay regulations Violations enforcement officer 4-3-120A penalties 4-3-120B P Parking, loading, driveway regulations See also Street standards Permits (Revised 3/06)Index - 12 Appeals 4-4-080M Applicability 4-4-080B1 Building permit required 4-4-080B5a Buildings, new and additions 4-4-080B1a Business license 4-4-080B5c Calculation of number of spaces distance measurement 4-4-080D2b fractions 4-4-080D2a seat measurements 4-4-080D2c Change in use 4-4-080B1b(iv) Changes in arrangement 4-4-080B4 Conformance 4-4-080B2 Deferral of improvements 4-4-080L1 Delay in installation of spaces 4-4-080L2a Deliveries, shipments 4-4-080B1b(v) Downtown core area map 4-4-080C outside 4-4-080B1b within 4-4-080B1a Driveways angle 4-4-080I5 grades 4-4-080I6 joint use 4-4-080I7 location 4-4-080I1 number, maximum 4-4-080I4 spacing 4-4-080I2 width, maximum 4-4-080I3 Enforcement authority 4-4-080D1 Joint use agreement required 4-4-080E3b distance from use 4-4-080E3c shopping center provisions 4-4-080E3d when permitted 4-4-080E3a Landscaping maintenance bond 4-4-080H3 inspection 4-4-080H2 required 4-4-080H1 Loading spaces clear area for doors dock high 4-4-080J4 ground level 4-4-080J5 plan 4-4-080J2 projections into streets, alleys 4-4-080J3 required 4-4-080J1 Location requirements joint use 4-4-080E3 off-site 4-4-080E2 on-site 4-4-080E1 Lot construction requirements drainage 4-4-080G5 marking 4-4-080G3 surfacing parking lots 4-4-080G1 storage lots 4-4-080G2 wheel stops 4-4-080G4 Lot design standards access approval 4-4-080F3 aisle width head-in parking (45 degree) 4-4-080F9d head-in parking (60 degree) 4-4-080F9c head-in parking (90 degree) 4-4-080F9b parallel parking 4-4-080F9a fire lanes access to existing buildings 4-4-080F6f applicability 4-4-080F6a clearance, turning radii 4-4-080F6e identification 4-4-080F6c modifications 4-4-080F6g surfacing, construction 4-4-080F6d width, clearance 4-4-080F6b landscaping abutting right-of-way 4-4-080F7f applicability 4-4-080F7a approval 4-4-080F7d bond 4-4-080F7k dead, damaged 4-4-080F7n exemptions 4-4-080F7b failure to maintain 4-4-080F7m general requirements 4-4-080F7e installation 4-4-080F7j maintenance assurance device 4-4-080F7l parking lots 4-4-080F7h storage lots 4-4-080F7g submittal requirements 4-4-080F7c underground irrigation system 4-4-080F7i lighting 4-4-080F5 linkages 4-4-080F4 maneuvering space, right-of-way use 4-4-080F1 slopes, maximum 4-4-080F2 stalls compact size, number 4-4-080F8c customer/guest 4-4-080F8e disabled 4-4-080F8f lots, private garages, carports 4-4-080F8a reduced length for overhang 4-4-080F8d structured parking 4-4-080F8b Modifications 4-4-080K Number of spaces interpretation 4-4-080F10a joint use 4-4-080F10c(i) modifications 4-4-080F10d, 4-4-080F10e multiple uses 4-4-080F10b required 4-4-080F10e transportation management plans 4-4-080F10c(ii) Occupancy permit 4-4-080B5b Off-site parking additional information 4-4-080E2c agreement required 4-4-080E2b distance to area 4-4-080E2e fees 4-4-080E2d transportation management plan exception 4-4-080E2f when permitted 4-4-080E2a On-site parking boat moorage 4-4-080E1c dwellings 4-4-080E1a multi-family 4-4-080E1b other uses 4-4-080E1d Plans required 4-4-080B3 Purpose 4-4-080A Reserved areas standards 4-4-080L2b Permits See also Specific Permit Applications, review authority 4-8-070J Aquifer protection areas 4-9-015 Bulk storage facilities 4-4-110C1 Conditional use 4-9-030K Fire code 4-5-070C3 Grading, excavation, mining regulations 4-9-080F2 Manufactured/mobile homes, parks construction 4-5-030A individual installation 4-5-030B1 National Electrical Code 4-5-040B Off-site improvements 4-4-030D3 Public use notification procedures Index - 12.1 (Revised 3/06) Railroad, utility line construction 4-9-170B Routine vegetation management permits 4-9-195C1 Sanitary sewer connections 4-6-040E Sewage disposal 4-6-040I1 Shoreline 4-9-190E2, 4-9-190G Signs 4-4-100D1 Special expirations, extensions 4-9-220E location of garages within setbacks 4-9-230 purpose, authority 4-9-220A review, decision criteria 4-9-220D submittal requirements, fees 4-9-220C Subdivision improvements 4-7-100C Underground storage tank secondary containment regulations 4-5-120J1 Utility construction 4-9-075B Planned urban development regulations Abandonment 4-9-150K2 Appeals council decision 4-9-150L hearing examiner decision 4-9-150I Applicability 4-9-150B Building, occupancy permits final plan conformance 4-9-150J1 minor adjustments 4-9-150J2 issuance 4-9-150J3 occupation of structures 4-9-150J4 Common facilities installation 4-9-150E4a maintenance 4-9-150E4b Decision criteria 4-9-150D Development standards 4-9-150E Expiration 4-9-150K1 Final plan review application submittal requirements, fees 4-9-150G2 building permits authorization 4-9-150G7b expiration 4-9-150G8a construction authorized 4-9-150G7b covenants 4-9-150G6a modifications major 4-9-150G5 minor 4-9-150G4 notice 4-9-150G3 phasing 4-9-150G8b property owner's association 4-9-150G6b review, approval 4-9-150G6 standards superimposed 4-9-150G7a time limits 4-9-150G1 Merger of review 4-9-150H Open space common 4-9-150E1 installation 4-9-150E3a maintenance 4-9-150E3b private 4-9-150E2 Preliminary approval application filing 4-9-150F2 submittal requirements, fees 4-9-150F4 decision 4-9-150F8 effect 4-9-150F9 notice, comment period 4-9-150F5 phasing 4-9-150F6 processing 4-9-150F1 review informal 4-9-150F3 process 4-9-150F7 zoning map revision 4-9-150F10 Purposes 4-9-150A Responsibilities, duties city council 4-9-150C4 development services division 4-9-150C1 hearing examiner 4-9-150C3 reviewing agencies 4-9-150C2 Resuming development of abandoned 4-9-150K3 Violations, penalties 4-9-150M Planning/building/public works administrator Authority, responsibilities 4-8-070C Planning commission Authority, responsibilities 4-8-070G Plumbing code See also Building code Adopted 4-5-110A Amendments city 4-5-110C Section 102.3 4-5-110C state 4-5-110B Violations, penalties 4-5-110C Procedures, review criteria See also Specific Procedure, Review Criteria Violations, penalties 4-9-260 Property development standards See also Zoning Violations, penalties 4-4-150 Property tax exemptions Multi-family housing, residential targeted area amendment 4-1-220H application approval 4-1-220F denial 4-1-220G procedure 4-1-220E cancellation 4-1-220L certification annual 4-1-220K extension 4-1-220I final 4-1-220J definitions 4-1-220B duration, limits 4-1-220C eligibility 4-1-220D extension purpose 4-1-220A sunset 4-1-220M Public art exemption procedures Appeals 4-9-160I to hearing examiner 4-9-160I1 transmittal of file, report 4-9-160I2 Applicability 4-9-160B Application 4-9-160E Arts commission application fee 4-9-160G4 transferal 4-9-160G determination of artist recognition 4-9-160G3 review, recommendation 4-9-160G1 role, duties 4-9-160G2 Certificate 4-9-160D Criteria 4-9-160C Final authority 4-9-160H Review 4-9-160F Public use notification procedures Content 4-3-080B Height standards applicability 4-3-080D Meeting summary 4-3-080C Public works fees (Revised 3/06)Index - 12.2 Required 4-3-080A Public works fees See also System development charges Construction permit surface water 4-1-180D4 wastewater 4-1-180D4 water 4-1-180D1 work in right-of-way 4-1-180D5 Easements 4-1-180F Equitable share charges latecomer’s fees applicability 4-1-180C1a segregation 4-1-180C1c segregation criteria administrative determination 4-1-180C3b administrative fees 4-1-180C3b(viii) applicability 4-1-180C3b(i) charge determination 4-1-180C3b(v) developed area 4-1-180C3b(vii) fees 4-1-180C3b(ii) full development 4-1-180C3b(vi) interpretation 4-1-180C3b(ix) minimum area 4-1-180C3b(iii) plat, short plat 4-1-180C3a remnant parcel 4-1-180C3b(iv) special assessment district charges applicability 4-1-180C1b segregation 4-1-180C1c system development charges See System development charges Excess right-of-way use 4-1-180G Franchise permits 4-1-180A Latecomer’s agreement application 4-1-180B Public works plan review, inspection 4-1-180E Release of easement fees 4-1-180F Street, alley vacations 4-1-180H Street light system 4-1-180D6 Temporary utility connections 4-1-180I Water meter fees applicant installed 4-1-180D3 city installed 4-1-180D2 Puget Drive business district Applicability 4-3-040B5 Development standards 4-3-040F1 Map 4-3-040K R Railroad, utility line construction permit Grant, decision criteria 4-9-170D Ordinary repairs 4-9-170C Required, applicability 4-9-170B Violations, penalties 4-9-170E Rainier Avenue business district Applicability 4-3-040B4 Development standards 4-3-040F2 Map 4-3-040J Recreational vehicles Use as habitation prohibited 4-4-030I Recyclables See Refuse, recyclables standards Refuse, recyclables standards Appeals 4-4-090G Applicability 4-4-090A Approval of screening detail plan 4-4-090C11 Deposit areas, collection points collocation 4-4-090C3 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 4-4-090C8 setbacks from residential areas 4-4-090C3 signage 4-4-090C6 size manufacturing, other nonresidential developments 4-4-090E4 office, educational, institutional developments 4-4-090E3 retail developments 4-4-090E5 structure design 4-4-090C7 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 Appeals board 4-5-055D3 Applicability 4-5-055B Certificate of occupancy 4-5-055D1 Violations, penalties 4-5-055D2 Rezones Application 4-9-180B Change of zone classification criteria 4-9-180F Council review of ordinance adoption 4-9-180G2 readings 4-9-180G1 Procedure when amendment not required 4-9-180D Recommendation, adoption 4-9-180C Resubmittal, time limits 4-9-180H Submittal requirements, fees 4-9-180E Routine vegetation management permits Appeals 4-9-195E Applicability 4-9-195C1 Applications conditions 4-9-195D4 contents 4-9-195D2 submittal 4-9-195D1 time for review 4-9-195D3 Enforcement authority 4-9-195B Exemptions 4-9-195C2 Expiration 4-9-195D5 Mechanical equipment use 4-9-195C1b Procedures, review criteria 4-9-195D Prohibited activities 4-9-195C3 Purpose 4-9-195A Tree cutting 4-9-195C1c Undeveloped properties 4-9-195C1a Violations, penalties 4-9-195F Shoreline master program Index - 12.3 (Revised 1/05) S Sanitary sewer standards See also Cross connections; Water service standards Aquifer protection area requirements zone 1 4-6-040J1 zone 2 4-6-040J2 Connections private, public sewer location 4-6-040H1 permit, supervision 4-6-040H2 to private system 4-6-040A1 Connection to city sewer application, fees 4-6-040E3 permit approval options 4-6-040E1 classes 4-6-040E2 required 4-6-040E required 4-6-040A Facilities improvements construction 4-6-040B Private building sewer barricades, safety requirements 4-6-040G10 grease, oil, sand interceptors construction materials, standards 4-6-040G8c maintenance 4-6-040G8d required when 4-6-040G8a type, capacity, location 4-6-040G8b inspection 4-6-040G9 joints, connections 4-6-040G7 lesser slope 4-6-040G4 pipe location, elevation 4-6-040G5 materials 4-6-040G2 restoration of public property 4-6-040G11 separate, independent 4-6-040G1 size, slope 4-6-040G3 surety bond 4-6-040G12 trenching standards 4-6-040G6 Public sewer costs, damages 4-6-040F1 developer extension agreement 4-6-040F8 lift stations 4-6-040F6 manhole requirements connections 4-6-040F5c covers 4-6-040F5b industrial wastes 4-6-040F5d installation location 4-6-040F5a pipe materials 4-6-040F3 standards 4-6-040F2 supervision 4-6-040F7 use of old 4-6-040F4 Septic tanks, privies, cesspools 4-6-040D Service outside city 4-6-040C Sewage disposal standards abandonment requirements 4-6-040I6 discharge prohibition 4-6-040I4 health officer requirements 4-6-040I5 inspection, approval 4-6-040I2 maintenance 4-6-040I4 permit 4-6-040I1 standards, tests 4-6-040I3 School impact mitigation fees Appeals, independent calculations 4-1-160G Assessments 4-1-160E Calculations 4-1-160D Capital facilities plan adoption, updates 4-1-160J City responsibility 4-1-160M Definitions 4-1-160B Exemptions, credits 4-1-160F Fee schedule review 4-1-160K Findings, authority 4-1-160A Fund created 4-1-160L Impact fee account 4-1-160H Interlocal agreement 4-1-160I Program elements 4-1-160C Severability 4-1-160N Screening of equipment, storage sites See also Landscaping Appeals 4-4-095J Applicability modifications to existing structures 4-4-095B2 new, replacement structures 4-4-095B1 Enforcement authority 4-4-095C Loading areas, outdoor commercial, industrial zones 4-4-095F2 multi-family zones 4-4-095F1 Purpose 4-4-095A Retail sales, outdoor 4-4-095H Roof-top equipment additions to existing buildings 4-4-095E2 new construction 4-4-095E1 Storage, outdoor 4-4-095F3 Surface mounted equipment 4-4-095D Variances 4-4-095I Vehicle storage 4-4-095G Secure community transition facilities See also Zoning Conditional use permit decision criteria 4-9-030I Shoreline master program Adopted 4-3-090A Amendments 4-3-090C process 4-3-090N2 time of review 4-3-090N1 Conservancy environment acceptable activities, uses 4-3-090I4 areas designated 4-3-090I2 extent 4-3-090I3 objective 4-3-090I1 use regulations commercial 4-3-090I5a fish, game reserve, breeding 4-3-090I5b industrial 4-3-090I5c recreation 4-3-090I5d residential 4-3-090I5e roads 4-3-090I5g utilities 4-3-090I5f Environments designated basis 4-3-090G2 maps 4-3-090G3 names 4-3-090G1 Natural environment acceptable activities, uses 4-3-090H4 areas designated 4-3-090H2 dedication for flood storage 4-3-090H5 extent 4-3-090H3 objective 4-3-090H1 Purposes, priorities 4-3-090D (Revised 1/05)Index - 12.4 This page left intentionally blank. Sign regulations Index - 13 (Revised 12/05) Record, authenticity 4-3-090B Urban environment acceptable uses, activities 4-3-090J4 areas designated 4-3-090J2 extent 4-3-090J3 objective 4-3-090J1 use regulations public access 4-3-090J5b water-oriented activities 4-3-090J5a Use regulations airports, seaplane bases 4-3-090L1 applicability 4-3-090K1 aquaculture 4-3-090L2 boat-launching ramps 4-3-090L3 bulkheads 4-3-090L4 commercial developments 4-3-090L5 compatibility, design 4-3-090K3 dredging 4-3-090L6 environmental effects 4-3-090K2 industrial development 4-3-090L7 landfills 4-3-090L8 landscaping 4-3-090K6 marinas 4-3-090L9 mining 4-3-090L10 parking 4-3-090L11 piers, docks 4-3-090L12 public access 4-3-090K4 recreation 4-3-090L13 residential development 4-3-090L14 roads, railroads 4-3-090L15 shoreline facilities 4-3-090K5 stream alteration 4-3-090L16 trails 4-3-090L17 unique features, fragile areas 4-3-090K7 utilities 4-3-090L18 Violation, penalty 4-3-090O Water bodies classification shorelines of statewide significance 4-3-090F1 shorelines of the state 4-3-090F2 jurisdiction, regulated 4-3-090E Shoreline permits Appeals 4-9-190H Application additional information 4-9-190F2 copies to other jurisdictions 4-9-190E6 denial, conditions 4-9-190E5 development discussion prior to submittal 4-9-190E1 form, content, fees 4-9-190E3 Bonds 4-9-190G Conditional uses See Variances, conditional uses Consistency with rules, regulations 4-9-190E4 Enforcement 4-9-190M Exemptions certificate application, procedures 4-9-190D designated 4-9-190C Required 4-9-190E2 Rescission decision, final 4-9-190N5 hearing 4-9-190N4 notice posting 4-9-190N3 required 4-9-190N2 upon noncompliance 4-9-190N1 Review burden of proof 4-9-190F4 criteria 4-9-190F1 procedural amendments 4-9-190F3 Rulings to be filed 4-9-190K Time requirements applicability, modifications 4-9-190J1 construction commencement 4-9-190J2 completion 4-9-190J3 review period 4-9-190J5 effective date 4-9-190J4 Transferability 4-9-190L Variances, conditional uses authority appeals 4-9-190I2c Department of Ecology 4-9-190I2b hearing examiner 4-9-190I2a time limit, validity 4-9-190I2c decision criteria conditional use 4-9-190I5b variance 4-9-190I4b interpretation 4-9-190I3 purpose 4-9-190I1 conditional use 4-9-190I5a variance 4-9-190I4a Violations, penalties damages, redress 4-9-190P3 designated 4-9-190P1 injunction 4-9-190P2 Sidewalks See Street standards Sign regulations Appeals 4-4-100R Appearance 4-4-100D4 Applicability 4-4-100B1 Business signs permitted where 4-4-100E5a Churches, apartments, subdivisions, signs permitted where 4-4-100E4a City center requirements applicability 4-4-100H2 letter size limitations exemption 4-4-100H6b maximum height 4-4-100H6a map 4-4-100H3 modifications authority, purpose 4-4-100H9a fees 4-4-100H9d review criteria 4-4-100H9b variance 4-4-100H9c nonresidential uses category, type, number permitted 4-4-100H4b purpose 4-4-100H1 size, height, location awning 4-4-100H5e canopy 4-4-100H5e freestanding 4-4-100H5a ground 4-4-100H5b marquee 4-4-100H5e multi-occupancy 4-4-100H5h multiple building complex 4-4-100H5h projecting 4-4-100H5d secondary awning 4-4-100H5g secondary projecting 4-4-100H5g secondary wall 4-4-100H5g under awning 4-4-100H5f under canopy 4-4-100H5f under marquee 4-4-100H5f wall 4-4-100H5c standards awning 4-4-100H4b Sign regulations (Revised 12/05)Index - 14 canopy 4-4-100H4b freestanding 4-4-100H4b ground 4-4-100H4b marquee 4-4-100H4b multi-occupancy building 4-4-100H4b multiple building complex wall 4-4-100H4b projecting 4-4-100H4b secondary awning without illumination 4-4-100H4b secondary projecting without illumination 4-4-100H4b secondary wall without illumination 4-4-100H4b under awning 4-4-100H4b under canopy 4-4-100H4b under marquee 4-4-100H4b wall 4-4-100H4b temporary signs 4-4-100H8 type, number permitted 4-4-100H4 churches 4-4-100H4a residential uses 4-4-100H4a schools 4-4-100H4a Design, construction requirements allowed stresses 4-4-100K5 anchorage 4-4-100K10 approved plastics 4-4-100K13 clearance from fire escapes, exits, standpipes 4-4-100K18 from high voltage power lines 4-4-100K17 clearance, projection 4-4-100K16 combined loads 4-4-100K4 combustible materials restrictions 4-4-100K8 display surfaces 4-4-100K11 electrical wiring 4-4-100K15 generally 4-4-100K1 glass panel size, thickness, type 4-4-100K12 materials 4-4-100K7 nonstructural trim 4-4-100K9 obstruction of openings 4-4-100K19 seismic loads 4-4-100K3 structural supports 4-4-100K6 supports 4-4-100K20 welding 4-4-100K14 wind loads 4-4-100K2 Design standards awning, canopy, marquee signs applicability 4-4-100N1 location 4-4-100N2 UBC requirements 4-4-100N2 electric signs identification of installer, date of installation 4-4-100O3 installation 4-4-100O2 label of testing agency 4-4-100O4 materials 4-4-100O1 projecting signs 4-4-100M under awning, canopy, marquee signs location, size outside city center 4-4-100N3b location, size within city center 4-4-100N3c number 4-4-100N3a Enforcement authority 4-4-100B4 Exemptions 4-4-100B5 Freestanding, in commercial, industrial zones 4-4-100E5j Height limits outside city center 4-4-100E3b within city center 4-4-100E3a Home occupations, signs permitted where 4-4-100E4b Inspections 4-4-100B3, 4-4-100P Large retail centers, signs permitted where 4-4-100E5e Lighting 4-4-100D5 Location limitations 4-4-100E2 Maintenance 4-4-100D3 Marquee signs permitted where 4-4-100E5b Method for calculating area 4-4-100D2 Motor vehicle dealerships outside Automall area, signs permitted where 4-4-100E5g within Automall area, signs permitted where 4-4-100E5f Nonconforming 4-4-100D7 Parks, recreation facilities signs 4-4-100E4d Permits exceptions 4-4-100B6 fees 4-4-100D1 required 4-4-100B2 Permitted 4-4-100E1 commercial, industrial zones 4-4-100E5 residential, commercial, industrial zones 4-4-100E4 Portable See Temporary, portable signs Prohibited 4-4-100C, 4-4-100E1 Projections annual sign permit required 4-4-100L5 identification of installer, date of installation 4-4-100L3 liability insurance 4-4-100L4 right-of-way additional allowances 4-4-100L2c allowed 4-4-100L2 awnings 4-4-100L2c(iii) building canopies 4-4-100L2c(iii) marquee 4-4-100L2b, 4-4-100L2c(iii) projecting 4-4-100L2c(ii) wall 4-4-100L2a, 4-4-100L2c(i) setbacks 4-4-100L1 Public facilities signs 4-4-100E4d Public right-of-way city-sponsored signs 4-4-100I1 directional signs for nonpublic buildings appeal 4-4-100I3b installation 4-4-100I3c request 4-4-100I3a directional signs for public buildings 4-4-100I2 residential open house sign 4-4-100I4 Purpose 4-4-100A P-1 zone requirements height, setback restrictions 4-4-100G3 illumination, location 4-4-100G4 off-premises advertising 4-4-100G5 size 4-4-100G2 type 4-4-100G1 Real estate signs See under Temporary, portable signs Removal upon closure of business outside city center 4-4-100D6b outside of city center 4-4-100D6a Requirements 4-4-100D School signs 4-4-100E4d Shopping centers, signs permitted where 4-4-100E5d Shoreline areas location, size, type limitations 4-4-100F2 prohibited signs 4-4-100F3 view impairment 4-4-100F1 Special requirements for secondary uses, signs permitted where 4-4-100E5i Subdivision identification, signs permitted where 4-4-100E5h Street standards Index - 15 (Revised 3/06) Temporary, portable signs A-frame closing business, sign removal required 4-4-100J5g confiscation authorized 4-4-100J5k construction specification, materials 4-4-100J5d insurance, hold harmless agreements 4-4-100J5j landscaping alterations 4-4-100J5f locations 4-4-100J5b maintenance, appearance 4-4-100J5e number 4-4-100J5a permit display 4-4-100J5h, 4-4-100J5i permit validity 4-4-100J5l size 4-4-100J5c cloth signs projection over public property/right-of-way 4-4-100J1c support, perforation 4-4-100J1b display of permit number 4-4-100J1a event signs applicability 4-4-100J6a permit required 4-4-100J6c placement limitations 4-4-100J6e time limitations 4-4-100J6d types allowed 4-4-100J6b garage sale 4-4-100J3 permitted where 4-4-100E4c political location 4-4-100J4a removal 4-4-100J4c size 4-4-100J4b real estate 4-4-100J2 requirements 4-4-100J1 Under marquee signs permitted where 4-4-100E5c Variances 4-4-100S Violations compliance required 4-4-100T1 confiscated signs 4-4-100T3 penalty 4-4-100U removal, storage of illegal signs 4-4-100T2 Site development plan review Adjustments major 4-9-200J minor 4-9-200I Appeals 4-9-200N Applicability 4-9-200B Application environmental review appeal 4-9-200G10 hearing required when 4-9-200G9 generally 4-9-200G1 notice to applicant 4-9-200G6 planned action ordinance applicability 4-9-200G8 preapplication conference 4-9-200G2 public notice, comment period 4-9-200G4 review, circulation 4-9-200G5 revisions, modifications 4-9-200G7 submittal requirements, fees 4-9-200G3 Approval administrative 4-9-200G11 hearing examiner 4-9-200G12 Binding site plan merger See also Binding site plans under Subdivisions procedures 4-9-200H Building permit timing 4-9-200K Circulation, access 4-9-200F3 Conditional use permit, combination with 4-9-030M Decision criteria airport influence area 4-9-200E4 COR zones 4-9-200E2 generally 4-9-200E1 UC-N1, UC-N2 zones 4-9-200E2, 4-9-200E3 waiver 4-9-200E5 Design guideline compliance 4-9-200F7 Exemptions 4-9-200C Expiration, extension of approval 4-9-200L Hazardous waste treatment, storage facilities 4-9-200F5 Hearing criteria 4-9-200D Hearing examiner conditions, modifications acceptance 4-9-200G13d authority 4-9-200G13c decision 4-9-200G13b denial of plan 4-9-200G13e hearing date 4-9-200G13a Impacts proposed site plan to site 4-9-200F2 surrounding properties, uses 4-9-200F1 Master plan applicability 4-9-200B1 exemptions 4-9-200C1 hearing 4-9-200D1 purpose, intent 4-9-200A1 Phased projects applicability of zoning regulations 4-9-200M4 approval 4-9-200M2 permitted, application 4-9-200M1 time limits expiration 4-9-200M3 specificity required 4-9-200M2 Purpose, intent 4-9-200A Signage 4-9-200F4 Site plan review applicability 4-9-200B2 exemptions 4-9-200C2 expiration, extension of approval 4-9-200L2 hearing 4-9-200D2 purpose, intent 4-9-200A2 Street frontage landscaping 4-9-200F6 Special districts See Overlay districts State Environmental Policy Act (SEPA) See Environmental review procedures Storage lots, outside See also under Zoning Screening fencing 4-4-120A2 landscaping 4-4-120A1 required 4-4-120A Surfacing 4-4-120B Street plan Adopted 4-6-050 Street standards See also Parking, loading, driveway regulations Alleys access 4-6-060H1 minimum design standards 4-6-060H2 Appeals 4-6-060T Applicability 4-6-060C Approval of improvements 4-6-060L Authority 4-6-060B Construction bond conversion to maintenance bond 4-6-060P3 instructions to escrow 4-6-060P2 required 4-6-060P1 Subdivisions (Revised 3/06)Index - 16 Construction plans review cost estimate 4-6-060N3 fees 4-6-060N2 submittal required 4-6-060N1 requirements 4-6-060N2 Dead ends cul-de-sacs 4-6-060G4 permitted when 4-6-060G1 secondary access 4-6-060G5 turnaround design 4-6-060G3 types, minimum standards 4-6-060G2 waivers 4-6-060G6 Definitions 4-6-100 Design standards arterial streets 4-6-060F4 curves 4-6-060F8 downtown core area 4-6-060F9 grades 4-6-060F5 length of improvements 4-6-060F3 level of improvements 4-6-060F1 minimum improvements designated 4-6-060F2 pavement thickness 4-6-060F6 sidewalks 4-6-060F7 Exemptions 4-6-060D Half street improvements dedications for completion 4-6-060R2c minimum design standards 4-6-060R2b permitted when 4-6-060R2a Inspections 4-6-060O Latecomer’s agreements authorized 4-6-060Q1 procedure 4-6-060Q2 Lighting standards average maintained illumination 4-6-060I1 guidelines 4-6-060I3 uniformity ratios 4-6-060I2 Plan drafting, surveying standards 4-6-060M Private streets easement 4-6-060J4 installation prior to plat recording 4-6-060J5 minimum standards 4-6-060J2 permitted when 4-6-060J1 signs 4-6-060J3 Purpose 4-6-060A Right-of-way dedications amount 4-6-060E2 reduced additional easements 4-6-060R3b permitted when 4-6-060R3a required 4-6-060E1 waiver 4-6-060E3 Shared driveways 4-6-060K Violations, penalties 4-6-060U, 4-6-110 Subdivisions Administration, authority administrator 4-7-020B city council 4-7-020D hearing examiner 4-7-020C planning/building/public works department 4-7-020A Amendments 4-7-080M Annexations with preliminary plat approval 4-7-090 density requirements 4-7-090B1 expiration date 4-7-090C final plat procedures 4-7-090E findings 4-7-090B improvements bonding option 4-7-090D public works 4-7-090B2 staff review 4-7-090A Application procedures 4-7-050D lot line adjustment 4-7-050B short subdivisions 4-7-050C Binding site plans access See also design standards requirements 4-7-230G alteration 4-7-230Q1 appeals 4-7-230P applicability 4-7-230B application requirements 4-7-230E approval 4-7-230C condominium sites applicability 4-7-230D1 approval 4-7-230D2 design standards dedication statement 4-7-230D3 legal lots 4-7-230D1 shared conditions 4-7-230D5 street access 4-7-230D2 utilities access 4-7-230D4 development agreement merger 4-7-230J effect enforcement 4-7-230N3 legal lots of record 4-7-230N2 vesting 4-7-230N1 expiration extension 4-7-230O3 extension, phased projects 4-7-230O4 period 4-7-230O1 period, merged approvals 4-7-230O2 improvements phasing 4-7-230F2 required 4-7-230F1 permits processing 4-7-230H1 review authority 4-7-230H2 planned urban development 4-7-230D3 purpose 4-7-230A review action 4-7-230K1 approval 4-7-230K2 approval with modifications 4-7-230K3 denial 4-7-230K5 hearing examiner referral 4-7-230K4 reconsideration 4-7-230K6 right-of-way dedication 4-7-230L site plan merger See also Site plan review concurrent 4-7-230I2 previously approved 4-7-230I1 survey, recording approval required 4-7-230M1 filing 4-7-230M2 vacation 4-7-230Q2 City council action 4-7-080K Compatibility with existing land use, plan streets 4-7-120A, 4-7-120B trails 4-7-120C Conflicts 4-7-010D Conformance with state regulations 4-7-010E Copies to other agencies 4-7-080G System development charges Index - 17 (Revised 3/06) Environmental considerations action not a taking 4-7-130B native growth protection area 4-7-130C2 purpose 4-7-130A streams 4-7-130C4 trees 4-7-130C3 unsuitable lands 4-7-130C1 Exceptions 4-7-040 Expiration, extensions 4-7-080L Final plat application submittal, fees 4-7-110A approval by council 4-7-110C copies to other agencies 4-7-110B expiration date 4-7-110F monuments 4-7-110D signing, filing 4-7-110E Health agency recommendation 4-7-080J Hearing notice 4-7-080I2 required 4-7-080I1 Hillside procedures 4-7-220B purpose 4-7-220A standards application information 4-7-220C1 erosion control requirements 4-7-220C5 grading 4-7-220C2 lots 4-7-220C4 streets 4-7-220C3 Improvements inspection, acceptance 4-7-100B permits 4-7-100C prior to final recording 4-7-100D required 4-7-100A Industrial, commercial blocks, lots 4-7-180 corners at intersections 4-7-180A side lot lines 4-7-180C size, orientation 4-7-180B Lot line adjustments expiration period 4-7-060H fees 4-7-060D principles of acceptability 4-7-060B purpose 4-7-060A recording 4-7-060F review, decision 4-7-060E submittal requirements 4-7-060C transfer of title 4-7-060G Monuments 4-7-210A Notification other jurisdictions 4-7-030A state highways 4-7-030B Parks, open space 4-7-140 Preapplication meeting procedures 4-7-080D required 4-7-050A Preliminary plat application 4-7-080E meeting 4-7-080F Principles of acceptability 4-7-080B Public use, service areas 4-7-190 community assets 4-7-190B utility easements 4-7-190A Purpose 4-7-010B, 4-7-080A Residential blocks walkways, crosswalks 4-7-160B width 4-7-160A Residential lots access requirements 4-7-170B arrangement 4-7-170A corners at intersections 4-7-170E pipestem 4-7-170F size 4-7-170C width 4-7-170D Scope 4-7-010C1, 4-7-080C Segregations approval required 4-7-010C2 calculation 4-7-010C2a Short subdivisions administrative guidelines 4-7-070O appeal 4-7-070I copies to other agencies 4-7-070F expiration period 4-7-070M improvements required 4-7-070J limitations 4-7-070N preapplication plan review 4-7-070D principles of acceptability 4-7-070B public notice 4-7-070G purpose 4-7-070A review, decision 4-7-070H scope 4-7-070C short plat map filing process 4-7-070L submittal requirements 4-7-070K submittal requirements 4-7-070E Street name signs 4-7-210C Street requirements alignment 4-7-150D alley access 4-7-150E5 alternative configurations 4-7-150E6 arterials, intersections 4-7-150C connections 4-7-150E4 cul-de-sacs 4-7-150E7 exceptions 4-7-150E3 extensions, dedications 4-7-150G grid pattern 4-7-150E1 linkages 4-7-150E2 names 4-7-150B relationship to existing system 4-7-150A rights-of-way improvements 4-7-150F Survey standards 4-7-210B Time limitation for approval 4-7-080H Title 4-7-010A Utilities installation cable TV conduits 4-7-200E latecomer's agreements 4-7-200F sanitary sewers 4-7-200A storm drainage 4-7-200B underground utilities 4-7-200D water system 4-7-200C Variances 4-7-240 Violations, penalties 4-7-250 Sunset business district Applicability 4-3-040B2 Development standards 4-3-040F1 Map 4-3-040H Sureties See Bonds Surface water See Drainage standards System development charges See also Public works fees Applicability 4-1-180C2a Designated 4-1-180C2c Exceptions 4-1-180C2b Exemptions city-owned property 4-1-180C2e(ii) infiltration facility 4-1-180C2e(vi) irrigation to city right-of-way 4-1-180C2e(i) Temporary use permits (Revised 3/06)Index - 18 municipal corporations 4-1-180C2e(iii) regional improvements 4-1-180C2e(v) undeveloped critical areas, major easements 4-1-180C2e(iv) Redevelopment, prorating examples 4-1-180C2d(iv) fire protection improvements 4-1-180C2d(ii) generally 4-1-180C2d irrigation meter installation 4-1-180C2d(iii) meter size 4-1-180C2d(i) T Temporary use permits Approval conditions 4-9-240J Compliance with fire, building codes 4-9-240K Decision criteria 4-9-240H Exemptions 4-9-240B1 Expiration, extension 4-9-240L Manufactured homes in medical hardship cases 4-9-240I Permitted uses 4-9-240C Public notice, comment period 4-9-240E Purpose 4-9-240A Removal of evidence of use 4-9-240M Review, approval 4-9-240G Revocation 4-9-240O Security required 4-9-240N Submittal requirements, fees 4-9-240D Waiver of requirements, fees 4-9-240F Timber lands See Open space, agricultural, timber lands Transportation concurrency requirements Appeal of project application denial 4-6-070H Applicability 4-6-070C1 Authority, purpose 4-6-070A Capacity inquiry 4-6-070I Definitions 4-6-070B Exemptions 4-6-070C2 Reconsideration of test authorized, request 4-6-070G2 notification 4-6-070G1 options to achieve 4-6-070G4 suspension of time limit 4-6-070G5 timing 4-6-070G3 Review process test failure 4-6-070D3 required 4-6-070D1 written finding 4-6-070D2 Written finding expiration 4-6-070F transferability 4-6-070E Travel trailers Use as habitation prohibited 4-4-030I Tree cutting, land clearing See also Landscaping Allowed when 4-4-130C Applicability 4-4-130B Authority, interpretation 4-4-130E Performance standards conformance required 4-4-130H2 construction requirements 4-4-130H8 critical areas restrictions 4-4-130H6 ground cover retention 4-4-130H7 plan required 4-4-130H1 review criteria 4-4-130H3 timing 4-4-130H5 tree preservation 4-4-130H4 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 Prohibited activities critical areas 4-4-130D2 generally 4-4-130D1 native growth protection areas 4-4-130D3 Purpose of provisions 4-4-130A Variances 4-4-130I Violations damage liability 4-4-130J2 penalties 4-4-130J1 replacement 4-4-130J4 restoration 4-4-130J3 stop work order 4-4-130J5 U Underground storage tank secondary containment regulations Abandonment 4-5-120J3 Applicability 4-5-120D Closure requirements Department of Ecology notification 4-5-120L3c exception 4-5-120L2 fire code compliance 4-5-120L3a permanent applicability 4-5-120L5a compliance 4-5-120L5b demonstration to fire code official 4-5-120L5e standards, requirements for tank abandonment 4-5-120L5d standards, requirements for tank removal 4-5-120L5c proposal 4-5-120L3b required 4-5-120L1 temporary applicability 4-5-120L4a exception 4-5-120L4b inspection 4-5-120L4e modification of monitoring 4-5-120L4d plan required 4-5-120L4f standards, requirements 4-5-120L4c Compliance with fire code 4-5-120C Definitions 4-5-120G Exclusions 4-5-120E Existing installations continuation 4-5-120I1 failure to monitor 4-5-120I6 leaks 4-5-120I2 monitoring standards annual certification 4-5-120I3e fire department approval 4-5-120I3c objective 4-5-120I3b system required 4-5-120I3a system requirements 4-5-120I3d system evaluation criteria 4-5-120I4 tests 4-5-120I5 Fire code official, department authority, responsibility 4-5-120F Inspections, compliance 4-5-120F Utility lines underground installation Index - 19 (Revised 12/05) Intent 4-5-120B New facilities monitoring program 4-5-120H5 response plan content 4-5-120H6b required 4-5-120H6a standards 4-5-120H2 Permits closure procedure 4-5-120J4 conditions monitoring records 4-5-120J6b notification of changes, release 4-5-120J6a expiration 4-5-120J7 fee 4-5-120J5 implementation plan 4-5-120J10 information required 4-5-120J2 inspection 4-5-120J9 required 4-5-120J1 transferability 4-5-120J8 Purpose 4-5-120A Release reporting cleanup reports 4-5-120K4 other releases 4-5-120K1b recording required content of report 4-5-120K2c permit revocation 4-5-120K2e reportable when 4-5-120K2g review, inspection 4-5-120K2d secondary container deterioration 4-5-120K2f time limits 4-5-120K2b release requiring recording defined 4-5-120K2a releases to secondary containers 4-5-120K1a required 4-5-120K1 time limits notification 4-5-120K3a report, contents 4-5-120K3b Standards applicability 4-5-120H1 primary containers, double-walled storage tanks 4-5-120H3 secondary containers 4-5-120H4 Variances 4-5-120M Uniform codes See also Specific Code Adopted 4-5-010A Amendments 4-5-010B City clerk authority, duties 4-5-020C Copies on file 4-5-020C Urban design regulations Administrative authority 4-3-100D2 Appeals 4-3-100N Applicability 4-3-100B Buildings architectural design 4-3-100I character, massing 4-3-100I1 entries 4-3-100E3 ground-level details 4-3-100I2 illustrations 4-3-100I5 location, orientation 4-3-100E2 materials 4-3-100I4 roof lines 4-3-100I3 Exemptions 4-3-100C Gateways 4-3-100E6 Illustrations 4-3-100E7 Landscaping illustrations 4-3-100H3 standards 4-3-100H1 Lighting 4-3-100K Overlay district map 4-3-100B4 Parking access 4-3-100F4 design standards 4-3-100F2 garages, parking structures 4-3-100F3 illustrations 4-3-100F5 location 4-3-100F1 Pedestrian environment amenities 4-3-100G3 circulation 4-3-100G2 illustrations 4-3-100G4 parking lots, pathways 4-3-100G1 Purpose 4-3-100A Recreation areas, common open space illustrations 4-3-100H3 standards 4-3-100H2 Review process 4-3-100D1 Service element location, design 4-3-100E5 Signage 4-3-100J Site design, street pattern 4-3-100E1 Standards modification 4-3-100L Transition to surrounding development 4-3-100E4 Urban separator overlay Administration 4-3-110D Applicability 4-3-110B Maps 4-3-110C Purpose 4-3-110A Regulations 4-3-110E Utilities Construction fees 4-9-075C1 permit required 4-9-075B submittal requirements 4-9-075C2 Franchise required 4-9-075A Utility extensions Across full width of property required 4-6-010B sanitary sewer exception 4-6-010B1 Construction standards, conditions 4-6-010A Oversizing 4-6-010C Utility fees See Public works fees; System development charges Utility lines underground installation Applicability 4-6-090B As-built drawings 4-6-090G7 plans 4-6-090G6 Conversion from above-ground service business centers, industrial areas 4-6-090E2a costs 4-6-090F disconnection applicability of provisions 4-6-090E3g decision 4-6-090E3f due to failure 4-6-090E3b hearing 4-6-090E3d, 4-6-090E3e objections, filing 4-6-090E3c notice 4-6-090E3a property abutting underground project 4-6-090E3 required when 4-6-090E2 retail business, public facilities 4-6-090E2b time limits 4-6-090E2 Definitions 4-6-090D Design standards above-ground installation 4-6-090H7 applicability 4-6-090H1 Utility standards (Revised 12/05)Index - 20 coordination with other facilities 4-6-090H2 grading of streets 4-6-090H5 joint trenches 4-6-090H6f authorized 4-6-090H6a notice 4-6-090H6d notice to utilities not involved 4-6-090H6e owner responsibility 4-6-090H6c permit issuance delay 4-6-090H6b, 4-6-090H6f street lighting 4-6-090H3 wheel load requirements 4-6-090H4 Exemptions 4-6-090C Permits inspection fees 4-6-090G4 overhead 4-6-090G2 overhead pole lines 4-6-090G3 prior screening, setback approval 4-6-090G5 underground 4-6-090G1 Purpose 4-6-090A Right-of-way dedications, easements 4-6-090E1c Service extensions, rebuilds 4-6-090E1b new 4-6-090E1a Variances 4-6-090I Utility standards Definitions 4-6-100 Violations, penalties 4-6-110 V Variances Application decision criteria 4-9-250B5 filing 4-9-250B2 public notice, comment period 4-9-250B4 submittal requirements, fees 4-9-250B3 Aquifer protection areas 4-9-250B7 Authority, applicability administrative 4-9-250B1c hearing examiner 4-9-250B1a Critical areas 4-9-250B6 Conditions of approval 4-9-250B14 Expiration 4-9-250B16 Extension 4-9-250B17 Flood hazard areas 4-9-250B8 Hearing, continuation 4-9-250B12 Planning/building/public works administrator findings, decision announcement 4-9-250B13a notice 4-9-250B13b record 4-9-250B13d Purpose 4-9-250A1 Structures over piped systems 4-9-250B11 Utilities in critical areas 4-9-250B10 Wetlands 4-9-250B9 Violations Appeals 4-1-110F Approval revocation, modification 4-1-110D Illegal 4-1-110A Permit suspension, revocation 4-1-110E Proceedings initiation 4-1-110C Remedies, penalties 4-1-110B W Waiver procedures Application, fee 4-9-250C3 Street improvements authority 4-9-250C2 decision criteria 4-9-250C5 Water service standards See also Cross connections; Sanitary sewer standards Compliance 4-6-080A Connection alternate service 4-6-080E failure 4-6-080C1c notice 4-6-080C1b prior to street paving 4-6-080C1a separate service 4-6-080D to water main 4-6-080C without permission 4-6-080B Meter removal, re-installation 4-6-080J size 4-6-080I Pipe requirements conformance 4-6-080H6 installation depth 4-6-080H3 materials 4-6-080H1 pressure tolerance 4-6-080H4 size 4-6-080H2 sterilization 4-6-080H5 Reporting responsibility to utilities engineer 4-6-080A1 Responsibility of utilities engineer 4-6-080C1 Stub service installation 4-6-080K Supervision of extensions 4-6-080G Use for construction purposes 4-6-080F Wetlands See Critical areas; Environmental review procedures Wireless communication facilities See also Zoning Advertising 4-4-140F7 Airport restrictions 4-4-140H Authority 4-4-140D Building standards 4-4-140F8 Collocation efforts cooperation 4-4-140J2 reasonable 4-4-140J3 evaluation of existing support structures 4-4-140J1 Compliance with federal act 4-4-140E Conditional use permit decision criteria 4-9-030J Equipment shelters, cabinets 4-4-140F1 Exemptions 4-4-140C Fencing 4-4-140F5 Goals 4-4-140B Lattice towers See specific types under Standards Lighting 4-4-140F6 Macro, micro, mini facility See specific types under Standards Monopoles See specific types under Standards Noise levels 4-4-140F4 Obsolescence 4-4-140I Permit limitations compliance with federal standards 4-4-140K2 maintenance 4-4-140K1 notice of change of ownership 4-4-140K3 Purpose 4-4-140A Radio frequency standards 4-4-140F9 Screening of accessory equipment 4-4-140F3 Standards all types 4-4-140F specific types 4-4-140G antenna projection 4-4-140G color 4-4-140G height, area 4-4-140G landscaping 4-4-140G Zoning Index - 21 (Revised 7/06) location on buildings 4-4-140G Visual impact 4-4-140F2 Z Zoning Accessory dwelling unit permitted where 4-2-060D Accessory structures detached, residential zones 4-2-110B, 4-2-110G primary, attached, residential zones 4-2-110A, 4-2-110F Accessory uses established 4-2-050A permitted where 4-2-060Q table 4-2-060 Additional restrictions 4-2-010E Adult day care off-street parking 4-4-080F10e permitted where 4-2-060K Adult entertainment businesses permitted where 4-2-060J Adult family home center village residential bonus districts 4-3-095C permitted where 4-2-060D Adult retail uses permitted where 4-2-060I Agriculture permitted where 4-2-060A Airplane hangars, tie-down areas off-street parking 4-4-080F10e Airplane manufacturing permitted where 4-2-060L Airplane manufacturing, accessory functions permitted where 4-2-060L Airplane sales, repair permitted where 4-2-060L Airport-related uses permitted where 4-2-060L Airports permitted where 4-2-060L Animal husbandry permitted where 4-2-060B Antennas permitted where 4-2-060P Arterial commercial zone See CA zone Arts and crafts schools, studios permitted where 4-2-060E Assembly operations permitted where 4-2-060N Attached dwellings off-street parking 4-4-080F10e permitted where 4-2-060C Auditoriums, sports arenas off-street parking 4-4-080F10e permitted where 4-2-060J Automobile uses dealership support uses Automall Area A 4-3-040C impound yards permitted where 4-2-060L rental, sales Automall Area A 4-3-040C permitted where 4-2-060L Aviation-related uses permitted where 4-2-060L Banks off-street parking 4-4-080F10e Bed and breakfasts permitted where 4-2-060K Beekeeping permitted where 4-2-060B Big-box retail uses permitted where 4-2-060I Body shops permitted where 4-2-060L Bowling alleys off-street parking 4-4-080F10e Buildings coverage manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110F design, residential zones 4-2-110F floor area, maximum commercial zones 4-2-120A residential zones 4-2-110B height, maximum commercial zones 4-2-120A, 4-2-120B, 4-2-120E industrial zones 4-2-130A manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110B, 4-2-110F, 4-2-110G impervious surface area, residential zones 4-2-110F location, bulk commercial zones 4-2-120A, 4-2-120B residential zones 4-2-110F, 4-2-110G number of stories manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110F, 4-2-110G number, size, residential zones 4-2-110B, 4-2-110G orientation, commercial zones 4-2-120A project size, residential zones 4-2-110F residential zones 4-2-110F Bulk standards See Miscellaneous uses, modifications Business offices off-street parking 4-4-080F10e CA zone purpose, intent 4-2-020L screening of vehicle storage areas 4-4-095G use tables 4-2-060, 4-2-070K Car washes permitted where 4-2-060L Card rooms permitted where 4-2-060J Caretaker’s residence permitted where 4-2-060D Categories, types established 4-2-050A CD zone fee waivers 4-1-210 purpose, intent 4-2-020M screening of outdoor retail sales areas 4-4-095H use tables 4-2-060, 4-2-070L Cemeteries permitted where 4-2-060G Center downtown zone See CD zone Center village residential bonus district applicability, map 4-3-095B design standards, additional 4-3-095E development standards 4-3-095D permitted uses 4-3-095C purpose 4-3-095A variances 4-3-095F Center village zone See CV zone Churches, synagogues, temples See Religious institutions Zoning (Revised 7/06)Index - 22 Circulation See Development standards Clear vision area commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A residential zones 4-2-110A, 4-2-110B, 4-2-110F, 4-2-110G CN zone purpose, intent 4-2-020J use tables 4-2-060, 4-2-070I CO zone purpose, intent 4-2-020N use tables 4-2-060, 4-2-070M Colleges, universities off-street parking 4-4-080F10e Commercial activities off-street parking 4-4-080F10e Commercial neighborhood zone See CN zone Commercial office zone See CO zone Commercial/office/residential zone See COR 1, COR 2, COR 3 zone Communications towers See also Wireless communication facilities permitted where 4-2-060O Comprehensive plan designations 4-2-010A implementing zones 4-2-010D Conditional uses established 4-2-050A table 4-2-060 Conference centers permitted where 4-2-060H Congregate residence permitted where 4-2-060D Construction/contractor’s offices permitted where 4-2-060N trailers, temporary permitted where 4-2-060P Convalescent centers, nursing homes off-street parking 4-4-080F10e permitted where 4-2-060K COR 1, COR 2, COR 3 zone density bonus 4-9-065D modifications to COR 3 zone standards 4-9-250D3 purpose, intent, locations 4-2-020O use tables 4-2-060, 4-2-070N Critical areas See also Critical areas commercial zones 4-2-120A, 4-2-120B, 4-2-120E industrial zones 4-2-130A manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110B, 4-2-110F, 4-2-110G Cultural facilities permitted where 4-2-060J CV zone purpose, intent 4-2-020K use tables 4-2-060, 4-2-070J Dance halls, cabarets off-street parking 4-4-080F10e permitted where 4-2-060J Day care centers off-street parking 4-4-080F10e permitted where 4-2-060K Definitions See Definitions Density, area See also Density bonus review housing commercial zones 4-2-120A, 4-2-120B, 4-2-120E manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110F park site area manufactured homes, parks 4-2-110C Design standards center village residential bonus districts 4-3-095E residential zones 4-2-110F Detached dwellings off-street parking 4-4-080F10e permitted where 4-2-060C Development standards center village residential bonus district 4-3-095D commercial zones 4-2-120 conditions, industrial zones 4-2-130B exceptions, residential zones 4-2-110F illustrations commercial zones 4-2-120D multi-family residential zones 4-2-110I single family residential zones 4-2-110E violations, penalties 4-2-140 Districts established 4-2-010C Downtown core area map 4-4-080C off-street parking 4-4-080F10e Drive-through businesses, services off-street parking 4-4-080F10e permitted where 4-2-060I, 4-2-060K Dumpster/recycling collection area commercial zones 4-2-120E residential zones 4-2-110F Duplex See Attached dwellings; Semi-attached dwellings Dwelling unit mix residential zones 4-2-110F Eating, drinking establishments off-street parking 4-4-080F10e permitted where 4-2-060I Electrical power generation permitted where 4-2-060O Elementary school off-street parking 4-4-080F10e Engine rebuild permitted where 4-2-060L Equipment rental permitted where 4-2-060K Exhibition halls permitted where 4-2-060J Express transportation services permitted where 4-2-060L Family day care homes permitted where 4-2-060K Flats center village residential bonus district 4-3-095C off-street parking See under Attached dwellings permitted where 4-2-060C Fourplex See Attached dwellings Fuel dealers permitted where 4-2-060L Funeral homes off-street parking 4-4-080F10e Gaming, gambling facilities permitted where 4-2-060J Zoning Index - 22.1 (Revised 7/06) Garbage, refuse, dumpster areas commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A Golf courses permitted where 4-2-060J Golf driving ranges off-street parking 4-4-080F10e Government offices, facilities permitted where 4-2-060G Group homes permitted where 4-2-060D Hazardous materials storage permitted where 4-2-060M Heavy industrial zone See IH zone Height See also Buildings; Development standards Helipads permitted where 4-2-060L High schools off-street parking 4-4-080F10e Home occupations permitted where 4-2-060D Horticultural nurseries See Nurseries, outdoor Hospitals, sanitariums, similar uses See also Medical institutions off-street parking 4-4-080F10e Hotels off-street parking 4-4-080F10e permitted where 4-2-060K IH zone purpose, intent 4-2-020Q use tables 4-2-060, 4-2-070Q IL zone purpose, intent 4-2-020O use tables 4-2-060, 4-2-070O IM zone purpose, intent 4-2-020P (Revised 7/06)Index - 22.2 This page left intentionally blank. Zoning Index - 23 (Revised 3/06) use tables 4-2-060, 4-2-070P Industrial, storage activities off-street parking 4-4-080F10e permitted where 4-2-060N Jails permitted where 4-2-060G Junior high schools off-street parking 4-4-080F10e Kennels permitted where 4-2-060B Laboratories permitted where 4-2-060N Landscaping, screening See also Screening commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A manufactured homes, parks 4-2-110C residential zones 4-2-110F Lattice towers permitted where 4-2-060P Laundries, commercial permitted where 4-2-060N Lawn, garden equipment sales Automall Area A 4-3-040C Licensing bureau Automall Area A 4-3-040C Light industrial zone See IL zone Loading docks commercial zones 4-2-120A, 4-2-120B, 4-2-120E industrial zones 4-2-130A Lot dimensions commercial zones 4-2-120A, 4-2-120B, 4-2-120E coverage commercial zones 4-2-120A, 4-2-120B, 4-2-120E industrial zones 4-2-130A depth commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110F design, manufactured homes, parks 4-2-110C industrial zones 4-2-130A residential zones 4-2-110F size commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110F width commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110F Low income elderly multiple dwellings off-street parking 4-4-080F10e Manufactured homes, parks off-street parking 4-4-080F10e permitted where 4-2-060C Manufacturing airplane permitted where 4-2-060N airplane, accessory functions permitted where 4-2-060N off-street parking 4-4-080F10e permitted where 4-2-060N Map arterial street plan 4-2-080E automall 4-2-080F boundaries 4-2-030A conflicts with chapter 4-2 RMC 4-2-030C with rezone ordinance 4-2-030D designation of special zoning categories, time limitations 4-2-030E downtown core area 4-2-080C downtown pedestrian district 4-2-080D employment area valley 4-2-080B established 4-2-010B street layout 4-2-030B yearly update 4-2-030F Marinas off-street parking 4-4-080F10e permitted where 4-2-060J Medical, dental clinics/offices off-street parking 4-4-080F10e permitted where 4-2-060H Medical institutions See also Hospitals, sanitariums, similar uses off-street parking 4-4-080F10e permitted where 4-2-060K Medium industrial zone See IM zone Miniature golf courses off-street parking 4-4-080F10e Mixed occupancies off-street parking 4-4-080F10e Mobile homes See Manufactured homes, parks Model homes permitted where 4-2-060R Monopole structures permitted where 4-2-060P Motel off-street parking 4-4-080F10e permitted where 4-2-060K Motorcycle rental, sales Automall Area A 4-3-040C Movie theaters See Theaters Multi-family dwellings See Attached dwellings; Flats; Townhouses Natural resource extraction/recovery permitted where 4-2-060A Noise See Development standards Number of structures manufactured homes, parks 4-2-110C per lot, residential zones 4-2-110A, 4-2-110F Nurseries, outdoor off-street parking 4-4-080F10e permitted where 4-2-060I Offices Automall Area A 4-3-040C off-street parking 4-4-080F10e permitted where 4-2-060H Outdoor commercial recreation, entertainment uses off-street parking 4-4-080F10e Outdoor sports areas off-street parking 4-4-080F10e Packaging operations permitted where 4-2-060N Park and ride permitted where dedicated 4-2-060L shared-use 4-2-060L Zoning (Revised 3/06)Index - 24 Parking See also Development standards commercial zones 4-2-120A, 4-2-120B, 4-2-120E industrial zones 4-2-130A manufactured homes, parks 4-2-110C permitted where 4-2-060L public Automall Area A 4-3-040C residential zones 4-2-110B, 4-2-110F Parks permitted where 4-2-060F Passenger truck rental, sales Automall Area A 4-3-040C Patio, deck manufactured homes, parks 4-2-110C Pedestrian access commercial zones 4-2-120A, 4-2-120B, 4-2-120E Permits See Land use permits Permitted uses established 4-2-050A table 4-2-060 Pets permitted where 4-2-060B Places of public assembly off-street parking 4-4-080F10e Plats, shadow plats residential zones 4-2-110F Post office off-street parking 4-4-080F10e Processing See Specific Manufacturing Use Prohibited uses established 4-2-050A table 4-2-060 Public/quasi-public activities off-street parking 4-4-080F10e Public use zone See P-1 zone Purpose, intent 4-2-020A R-1 zone purpose, intent 4-2-020C use tables 4-2-060, 4-2-070B R-4 zone purpose, intent 4-2-020D use tables 4-2-060, 4-2-070C R-8 zone purpose, intent 4-2-020E use tables 4-2-060, 4-2-070D R-10 zone purpose, intent 4-2-020G use tables 4-2-060, 4-2-070F R-14 zone density bonus 4-9-065D purpose, intent 4-2-020H use tables 4-2-060, 4-2-070G Railroad yards permitted where 4-2-060L RC zone purpose, intent 4-2-020B use tables 4-2-060, 4-2-070A Recreation area manufactured homes, parks 4-2-110C Recreation facilities permitted where 4-2-060J Recreational, entertainment uses off-street parking 4-4-080F10e Recycling collection center, station industrial zones 4-2-130A permitted where 4-2-060N Religious institutions off-street parking 4-4-080F10e permitted where 4-2-060G Residential-1 du/ac zone See R-1 zone Residential-4 du/ac zone See R-4 zone Residential-8 du/ac zone See R-8 zone Residential-10 du/ac zone See R-10 zone Residential-14 du/ac zone See R-14 zone Residential manufactured home zone See RMH zone Residential multi-family infill zone See RM zone Residential multi-family neighborhood zone See RM zone Residential multi-family suburban zone See RM zone Residential multi-family urban zone See RM zone Residential uses off-street parking 4-4-080F10e Resource conservation zone See RC zone Retail sales off-street parking 4-4-080F10e permitted where 4-2-060I Retirement residences permitted where 4-2-060D Review fees joint land use applications 4-1-170B per application type 4-1-170A refunds 4-1-170C RM zone classifications 4-2-020I2 fee waiver, RM-U zone 4-1-210 purpose, intent 4-2-020I1 use tables 4-2-060, 4-2-070H RMH zone purpose, intent 4-2-020F use tables 4-2-060, 4-2-070E RM-U zone density bonus 4-9-065D Sales/marketing trailers permitted where 4-2-060R Sanitariums See under Hospitals Schools permitted where 4-2-060E Screening commercial zones 4-2-120A, 4-2-120B, 4-2-120E garbage, refuse, dumpsters commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A residential zones 4-2-110F industrial zones 4-2-130A loading, repair, maintenance, work areas commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A outdoor storage commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A residential zones 4-2-110F recyclables collection, storage commercial zones 4-2-120A residential zones 4-2-110F residential zones 4-2-110F roof-top equipment commercial zones 4-2-120A, 4-2-120B residential zones 4-2-110F Zoning Index - 25 (Revised 1/05) surface-mounted equipment commercial zones 4-2-120A, 4-2-120B residential zones 4-2-110F tow truck operations, impoundment yards, industrial zones 4-2-130A Secure community transition facilities off-street parking 4-4-080F10e permitted where 4-2-060G Semi-attached dwellings off-street parking 4-4-080F10e permitted where 4-2-060C Sensitive areas See Critical areas Service, social organizations permitted where 4-2-060G Service uses permitted where 4-2-060K Services, on-site off-street parking 4-4-080F10e Setbacks See also Development standards animal husbandry related structures, residential zones 4-2-110G freeway frontage commercial zones 4-2-120A, 4-2-120B industrial zones 4-2-130A manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110F industrial zones 4-2-130A mobile home parks constructed before 12-3-1969 4-2-110C residential zones 4-2-110A, 4-2-110B, 4-2-110G yards commercial zones 4-2-120A, 4-2-120B, 4-2-120E industrial zones 4-2-130A manufactured homes, parks 4-2-110C residential zones 4-2-110A, 4-2-110B, 4-2-110F, 4-2-110G Sewage disposal, treatment plants permitted where 4-2-060N Shopping centers off-street parking 4-4-080F10e Signs See also Development standards; Sign regulations commercial zones 4-2-120A, 4-2-120B, 4-2-120E industrial zones 4-2-130A manufactured homes, parks 4-2-110C residential zones 4-2-110F Single family dwellings See Detached dwellings; Semi- attached dwellings Skating rinks off-street parking 4-4-080F10e Snowmobile sales Automall Area A 4-3-040C Stables permitted where 4-2-060B Stacked flats See Attached dwellings; Flats Standards tables See also Specific Standard categories designated 4-2-100B conditions commercial zones 4-2-120C, 4-2-120F multi-family residential zones 4-2-110H single family residential zones 4-2-110D established 4-2-100A interpretation 4-2-100C Storage uses See also Vehicle storage permitted where 4-2-060M Street improvements private, manufactured homes, parks 4-2-110C Tables See also Standards tables conditions 4-2-080A established 4-2-050B interpretation accessory use 4-2-050C4 additional conditions 4-2-050C3 applicable requirements 4-2-050C2 conflicts 4-2-050C7 legal uses, existing 4-2-050C8 legend 4-2-050C1 prohibited uses 4-2-050C5 unclassified uses 4-2-050C6 permitted uses 4-2-060, 4-2-070 Taverns off-street parking 4-4-080F10e permitted where 4-2-060I Taxi stands permitted where 4-2-060L Temporary uses permitted where 4-2-060R Theaters off-street parking 4-4-080F10e permitted where 4-2-060J Tow truck yards permitted where 4-2-060L Townhouses center village residential bonus districts 4-3-095C off-street parking See under Attached dwellings permitted where 4-2-060C Transit centers permitted where 4-2-060L Transmission rebuild permitted where 4-2-060L Travel trailers See also Travel trailers off-street parking 4-4-080F10e Triplex See Attached dwellings Truck terminals permitted where 4-2-060L UC-N1, UC-N2 zone purpose, intent 4-2-020P use tables 4-2-060, 4-2-070R, 4-2-070S Unclassified uses established 4-2-050A Urban Center See Urban Center Design Overlay regulations Urban Center – North zones See UC-N1, UC-N2 zone Utilities uses permitted where 4-2-060O Vehicle sales, rental off-street parking 4-4-080F10e permitted where 4-2-060I, 4-2-060K 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 Zoning (Revised 1/05)Index - 26 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