HomeMy WebLinkAboutORD 6091CITY OF RENTON, WASHINGTON
ORDINANCE NO. 6091
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SUBSECTIONS 4-2-110.A, 4-2-110.C, 4-2-110.E.4, 4-2-110.E.10, AND 4-5-060.E.2.c
OF THE RENTON MUNICIPAL CODE, ADDING AN EXEMPTION FOR CERTAIN
PHOTOVOLTAIC (SOLAR) SYSTEMS FROM BUILDING PERMITS, AUTHORIZING
CORRECTIONS, PROVIDING FOR SEVERABILITY, AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, this matter was duly referred to the Planning Commission for investigation
and study, and the matter was considered by the Planning Commission; and
WHEREAS, pursuant to RCW 36.70A.106, on May 13, 2022, the City notified the State of
Washington of its intent to adopt amendments to its development regulations; and
WHEREAS, the Planning Commission held a public hearing on June 1, 2022, considered all
relevant matters, and heard all parties in support or opposition, and subsequently forwarded a
recommendation to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
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SECTION I. All portions of the Renton Municipal Code in this ordinance not shown in
strikethrough and underline edits or are not explicitly repealed herein remain in effect and
unchanged.
SECTION II. Subsection 4-2-110.A of the Renton Municipal Code is amended as shown
on Attachment A.
SECTION III. Subsection 4-2-110.0 of the Renton Municipal Code is amended as follows:
4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT
(ACCESSORY DWELLING UNITS)
1
ORDINANCE NO. 6091
MAXIMUM NUMBER AND SIZE
General17
RC, R-1, R-4,
1 ADU is permitted per legal lot.
R-6, R-8, R-10,
Unit size shall be determined by lot size and the size of the primary
and R-14
structure; the total gross floor area of the ADU shall not exceed the size
stated in the Maximum Unit Size section of this table or 75% of the total
gross floor area of the primary structure, whichever is smaller.41
MAXIMUM UNIT SIZE
Lot Area:
Maximum ADU Size40,41
3,000 sq. ft.
600 sq. ft.
or less
3,001— 4,999
700 sq. ft.
sq. ft. or less
5,000 — 6,999
800 sq. ft.
sq. ft. or less
7,000 — 8,999
900 sq. ft.
sq. ft. or less
Greater than
1
,000 sq. ft.
9,000 sq. ft.
MAXIMUM WALL PLATE HEIGHT 10, 18, 19, 41
RC, R-1, R-4,
ADUs are subject to the maximum wall plate height of RMC 4-2-110A, and
R-6, R-8, R-10
associated conditions and shall not be taller than the primary structure.
and R-14
Additional ADU height allowances may be permitted upon application and
approval of a modification pursuant to RMC 4-9-250.42
LOCATION
General
RC, R-1, R-4,
R-6, R-8, R-10
ADUs shall be located at least 6 ft. from any residential structure.
and R-14
ORDINANCE NO. 6091
MINIMUM SETBACKS4,41
Front Yard and Secondary Front Yard
RC, R-1, R-4,
The ADU shall be set back an additional 5 ft. parallel to and measured from
R-6, R-8, R-10
the front facade of the primary structure and shall comply with the setbacks
and R-14
applied to the primary structure, as identified in RMC 4-2-110A,
Development Standards for Residential Zoning Designations.
ADUs shall not be permitted between the primary structure and the street
unless approved in the Conditional Use Permit process.
Side Yard
RC and R-1
25 ft.
R4, R-6 and R-
5 ft.
8
R-10 and R-14
4 ft.
Rear Yard
RC, R-1, R-4,
5 ft.
R-6, R-8, R-10
When located within 10 ft. of the rear property line, at least 25% of the
and R-14
lineal length of the rear yard shall remain unoccupied from accessory
dwellings, except when the rear property line abuts an alley.
Clear Vision Area
RC, R-1, R-4,
In no case shall a structure over 42 in. in height intrude into the 20 ft. clear
R-6, R-8, R-10
vision area defined in RMC 4-11-030.
and R-14
CRITICAL AREAS
General
RC, R-1, R-4,
See RMC 4-3-050, Critical Areas Regulations, and 4-3-090, Shoreline Master
R-6, R-8, R-10
Program Regulations.
and R-14
ORDINANCE NO. 6091
SECTION IV. Subsections 4-2-110.E.4 and 4-2-110.E.10 of the Renton Municipal
Code are amended as shown below. All other provisions in 4-2-110.E remain in effect and
unchanged.
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
Community and Economic Development Administrator may project twenty-four
inches (24") into any setback; provided, such projections are:
i. Limited to two (2) per facade.
ii. Not wider than ten feet (10').
b. Fences, Rockeries, and Retaining Walls: See RMC 4-4-040, Fences,
Hedges, and Retaining Walls.
c. Steps and Decks: Uncovered steps and decks not exceeding
eighteen inches (18") above the finished grade 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.
e. Porches and Stoops: May project into front setbacks up to eight
feet (8') and into side setbacks along a street up to five feet (Y).
f. Overhead Weather Protection:
21
ORDINANCE NO. 6091
i. Roofs and awnings situated above pedestrian entryways may
extend up to five feet (5') into a required setback and may extend no wider than
three feet (3') on either side of the entryway.
ii. Roofs or other structures providing relief from rain or sun (e.g.,
pergola) attached to the rear facade of the primary structure may intrude into rear
yard setbacks provided such roofs shall be set back a minimum of five feet (5')
from rear lot lines and shall meet the side yard setback requirement for primary
structures. The height and area of such roofs shall be regulated in the same
manner as detached accessory structures.
g. Accessibility Ramps: Ramps required for barrier -free access, and
meeting all Building Code requirements including slope and handrails, may intrude
into required setbacks. This exemption will be limited to the extent necessary to
meet the Building Code requirements.
h. Cisterns and Rain Barrels: Rain barrels, cisterns, and other
rainwater catchment systems may intrude into a required setback as follows:
i. Elements are not permitted in the front setback.
ii. Elements which are less than fifty-four inches (54") above
finished grade and contain up to six hundred (600) gallons may intrude into a side
or rear setback a distance no greater than twenty percent (20%) of that setback,
but must maintain at least three feet (3') of undisturbed setback.
5
ORDINANCE NO. 6091
iii. Elements which are greater than fifty-four inches (54") above
finished grade or contain over six hundred (600) gallons shall not intrude upon
side and rear setback requirements.
i. Arbor, Pergola or Trellis: Allowed in required yard setbacks if they
meet the following provisions:
i. The length of any side shall not exceed twelve feet (12') and the
footprint shall not exceed eighty (80) square feet, inclusive of eaves;
ii. A maximum height from finished grade to the top of the
structure of ten feet (10');
iii. Both sides and roof shall be at least fifty percent (50%) open,
or, if latticework is used, there shall be a minimum opening of two inches (2")
between crosspieces.
iv. Limited to two (2) such structures per lot.
j. Heating, Ventilation, and Air Conditioning (HVAC) Systems: HVAC
Systems may extend into any side or rear yard setback.
k. RooftoD Dhotovoltaic (PV) systems may Droiect to anv setback if the
following provisions are met:
i. The proposed system does not require a building permit pursuant
to RMC 4-5-060.E2c; and
ii. The system is located on a legally established nonconforming
single-family dwelling, accessory dwelling unit, or unit -lot townhome.
0
ORDINANCE NO. 6091
10. Rooftop photovoltaic (PV) systems: Proposed rooftop solar systems
that do not reauire a building permit pursuant to RMC 4-5-060.E.2.c shall not be
subject to the maximum height standards applied to a single-family dwelling,
accessory dwelling unit, or unit -lot townhome. ReseFved.
SECTION V. Subsection 4-5-060.E.2.c of the Renton Municipal Code is amended
as shown below. All other provisions in 4-5-060.E remain in effect and unchanged.
c. Building.
i. One (1) story detached accessory structures constructed under
the provisions of the IRC used as tool and storage sheds, tree supported play
structures, playhouses and similar uses, provided the floor area does not exceed
two hundred (200) square feet (18.58 M2).
ii. Fences not over six feet (6') (1,829 mm) high.
iii. Oil derricks.
iv. Retaining walls and rockeries which are not over four feet (4')
(1,219 mm) in height measured from the bottom of the footing to the top of the
wall, unless supporting a surcharge or impounding Class I, II or III -A liquids.
v. Water tanks supported directly on grade if the capacity does not
exceed five thousand (5,000) gallons (18,925 L) and the ratio of height to diameter
or width does not exceed two (2) to one (1).
vi. Sidewalks, decks and driveways not more than thirty inches
(30") (762 mm) above grade and not over any basement or story below and which
are not part of an accessible route.
7
ORDINANCE NO. 6091
vii. In -kind re -roofing of one (1) - and two (2) - family dwellings
provided the roof sheathing is not removed or replaced.
viii. Painting, non-structural wood and vinyl siding, papering, tiling,
carpeting, cabinets, counter tops and similar finish work, provided that existing,
required accessible features are not altered.
scenery.
ix. Temporary motion picture, television and theater stage sets and
x. Prefabricated swimming pools accessory to one (1) - and two (2)
- family dwellings or Group R-3 occupancy which are less than twenty-four inches
(24") (610 mm) deep, do not exceed five thousand (5,000) gallons (18,925 L) and
are installed entirely above ground.
xi. Shade cloth structures constructed for garden nursery or
agricultural purposes and not including service systems.
xii. Swings, slides and other similar playground equipment.
xiii. Window awnings supported by an exterior wall which do not
project more than fifty-four inches (54") (1,372 mm) from the exterior wall and do
not require additional support of a one (1) - and two (2) - family dwelling or a
Group R-3 or U occupancy.
xiv. Movable cases, counters and partitions not over five feet nine
inches (5'9") (1,753 mm) in height.
xv. Satellite earth station antennas six and one-half feet (6-1/2') (2
m) or less in diameter in zones other than residential zones.
0
ORDINANCE NO. 6091
xvi. Satellite earth station antennas three and one quarter (3-1/4')
(1 m) or less in diameter in residential zones.
xvii. Video programming service antennas three and one quarter
feet (3-1/4') (1 m) or less in diameter or diagonal dimension, regardless of zone.
xviii. Replacement of nonstructural siding on IRC structures except
for veneer, stucco or exterior finish and insulation systems (EFIS).
xix. Window and door replacement for IRC structures where
openings are not increased, U-Value is .30 or less, safety glass is installed in
hazardous locations, and the openable portion of egress window in bedrooms and
basements are not decreased in any dimension.
xx. Job shacks that are placed at a permitted job site during
construction may be allowed on a temporary basis and shall be removed upon
final approval of construction. A job shack is a portable structure for which the
primary purpose is to house equipment and supplies, and which may serve as a
temporary office during construction for the purposes of the construction activity.
xxi. Photovoltaic (PV) systems meeting all the following criteria:
(a) PV system is designed and proposed for a single-family
dwelline. accessory dwellinE unit. or unit -lot townhome not more than three (3
stories above grade or detached accessory buildings.
PV system is designed for the rooftop of a house in
compliance with applicable codes.
(c) The mounting system is engineered and designed for PV.
9
ORDINANCE NO. 6091
The rooftop is made from lightweight material such as a
single layer of composition shingles, metal roofing, lightweight masonry, or cedar
shingles.
(e) PV system has an approved and issued electrical permit.
To address uplift, modules are mounted no higher than
eighteen inches (18") above the surface of the roofing to which thev are affixe
and except for flat roofs, no portion of the system may exceed the highest point
jjgj Total dead load of panels, supports, mountings, raceways,
and all other appurtenances weigh no more than four (4) pounds Der sauare foot.
Supports for solar panels are installed to spread the dead
load across as manv roof-framine members as needed to ensure that at no Doint
are loads created in excess of fifty (50) pounds.
The installation shall comply with the manufacturer's
instructions.
A method and type of weatherproofing roof penetrations
is provided.
The house is code compliant with setbacks and height, or
the code allows the expansion of nonconformity for solar panels.
The PV panels are mounted no higher than the roof ridge
or apex of roof (applies to only sloped roofs).
10
ORDINANCE NO. 6091
(m) Roof access, pathways, and spacing requirements shall be
provided in accordance with IFC 1204.2 and WAC 51-54A-1204.
(n) Roof and wall penetrations will be flashed and sealed to
prevent the entry of water, rodents, and insects.
(o) PV modules and supporting structure will be constructed
of noncombustible materials or fire -retardant treated wood eauivalent to that of
required for the roof construction.
(p) PV system shall be installed by a licensed contractor.
SECTION VI. Upon approval of the City Attorney, the City Clerk is authorized to direct
the codifier to make necessary corrections to this ordinance, including the corrections of
scriveners or clerical errors; references to other local, state, or federal laws, codes, rules, or
regulations; or ordinance numbering and section/subsection numbering and references. The City
Clerk is further authorized to direct the codifier to update any chapter, section, or subsection
titles in the Renton Municipal Code affected by this ordinance.
SECTION VII. If any section, subsection, sentence, clause, phrase, or word of this
ordinance should be held to be invalid or unconstitutional by a court or competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other
section, subsection, sentence, clause, phrase, or word of this ordinance.
SECTION VIII. This ordinance shall be in full force and effect December 20, 2022. No later
than five (5) days prior to such effective date, a summary consisting of this ordinance's title shall
be published in the City's official newspaper.
11
ORDINANCE NO. 6091
PASSED BY THE CITY COUNCIL this 28th day of November, 2022.
APPROVED BY THE MAYOR this 28th day of November, 2022.
Approved as to form:
Shane Moloney, City Attorney
Date of Publication: 12/01/2022 (Summary)
ORD-CE D:2205:11/8/22
Armon o avone, Mayor
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12
ORDINANCE NO. 6091
ATTACHMENT A
4-2-11OA1 DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY STRUCTURES)
RC
�R-1
�R-4
R-6
R-8
R-10
R-14
RMF
Minimum Net
None
3 dwelling
4 dwelling
5 dwelling
7 dwelling
10 dwelling
Density (per Net
units
units
units30
units30
units10
Acre)1, 2, 15
Maximum Net
1 dwelling
1 dwelling
4 dwelling
6 dwelling
8 dwelling
10 dwelling
14 dwelling
20 dwelling
Density (per Net Acre,
unit
unite 31
units
units
units38
units29
units29
units29
Except per Net 10
Acres in RC)2, 14, 15
Maximum Number of
1 dwelling
1 dwelling
1 dwelling with 1
1 dwelling
Detached dwellings: 1 dwelling
Per Maximum
Dwellings (per Legal
with 1
with 1
accessory dwelling unit
with 1
with 1 accessory dwelling unit
Net Density
Lot)2
accessory
accessory
accessory
Attached dwellings: n/a
dwelling
dwelling
dwelling
unit
unit'
unit
Minimum Lot Size2, 28,
10 acres
1 acre 3, 32
9,000 sq.
7,000 sq.
5,000 sq.
Detached
Detached
n/a
31
ft 32, 34
ft 32, 34
ft. 34
dwellings:
dwellings: 3,000
4,000 sq. ft.
sq. ft.
Attached
Attached
dwellings:
dwellings: n/a
n/a
13
ORDINANCE NO. 6091
RC
R-1
R-4
R-6
R-8
R-10
R-14
RMF
Minimum Lot Width31
150 ft.
100 ft.32
70 ft.12
60 ft.12
50 ft.
40 ft.
30 ft.
Townhouses: 25
ft.
Other Attached
Dwellings: 50 ft.
Minimum Lot
175 ft.
110 ft.
80 ft.
70 ft.
60 ft.
50 ft.
40 ft.
Townhouses: 30
Width31 (Corner Lots)
ft.
Other Attached
Dwellings: 60 ft.
Minimum Lot Depth31
300 ft.
200 ft.3, 32
100 ft.32
90 ft.32
80 ft.
70 ft.
60 ft.
Townhouses: 50
ft.
Other Attached
Dwellings: 65 ft.
Minimum Front
30 ft.
30 ft.6
30 ft.6, 33
25 ft.6
20 ft. except when all
15 ft.11, except
Townhouses: 15
Yard 4, s, 31
vehicle access is taken
when all vehicle
ft.11, except when
from an alley, then 15
access is taken
all vehicle access
ft.39
from an alley,
is taken from an
then 10 ft.39
alley, then 10 ft.39
Other Attached
Dwellings: 20 ft.
Minimum Rear Yard
35 ft.
30 ft.
25 ft.33
25 ft.
25 ft.39
15 ft.21, 39
10 ft.21, 39
Townhouses: 10
22,31
ft.13, 39
14
ORDINANCE NO. 6091
RC
R-1
R-4
R-6
R-8
R-10
R-14
RMF
Other Attached
Dwellings: 15 ft.39
Minimum Side Yard
25 ft.
15 ft.
Combined
Combined
5 ft.
Detached
Detached Units:
5 ft. for
31
20 ft. with
15 ft. with
Units: 4 ft.
4 ft.
unattached
not less
not less
Attached
Attached Units:
side(s), 0 ft. for
than 7.5 ft.
than 5 ft.
Units: 4 ft.
4 ft. for
the attached
on either
on either
for
unattached
side(s).13
side.
side.
unattached
side(s), 0 ft. for
side(s), 0 ft.
the attached
for the
side(s).23
attached
side(s).23
Minimum Secondary
30 ft.
30 ft.6
30 ft.6, 33
25 ft.6
15 ft.11
15 ft."
15 ft."
Townhouses: 15
Front Yard 4, 5,
ft 11
31 (applies to Corner
Other Attached
Lots)
Dwellings: 20 ft.
Maximum Building
10%
20%
35%
40%
50%
55%
65%
Townhouses: 70%
Coverage (including
Other Attached
Primary and
Dwellings: 35%
Accessory)
A maximum
coverage of 45%
may be allowed
through the
15
ORDINANCE NO. 6091
RC
R-1
R-4
R-6
R-8
R-10
R-14
RMF
Hearing Examiner
site development
plan review
process.
Maximum
15%
25%
50%
55%
65%
70%
80%
75%
Impervious Surface
Area
Maximum Number of
3
2
3
Stories
Maximum Wall Plate
32 ft.
24 ft.
24 ft., increase
Townhouses: 32
Height$, 9, 10 12, 18, 19
up to 32 ft.
ft.
possible subject
Other Attached
to administrative
Dwellings: 32 ft.,
conditional use
increase up to 42
permit approval.
ft. possible
subject to
administrative
conditional use
permit approval.
Maximum Number of
n/a
No more
No more than 6
n/a
Units per Building2
than 4 units
units per
per building.
building.
16
ORDINANCE NO. 6091
RC
�R-1
�R-4
�R-6
�R-8
R-10
�R-14
RMF
Minimum Tree
2 significant trees per 5,000 sq. ft.
Attached units: 4 significant
n/a
Density
See RMC 4-4-130.
trees per 5,000 sq. ft.
See RMC 4-4-130.
Minimum Freeway
10 ft. landscaped setback from the street property line.
Frontage Setback
Maximum Wireless
See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed a maximum height of
Communication
6 feet without a Conditional Use Permit. Larger structures will have a maximum height determined by the
Facilities
Conditional Use Permit process, RMC 4-9-030, Conditional Use Permits.
Height (including
Amateur Radio
Antennas)
Design Standards
See RMC 4-2-115, Residential Design and Open Space Standards.
Landscaping
See RMC 4-4-070, Landscaping.
Exterior Lighting
See RMC 4-4-075, Lighting, Exterior On -Site.
Screening
See RMC 4-4-095, Screening and Storage Height/Location Limitations.
Exception for Pre-
See RMC 4-10-010, Nonconforming Lots.
Existing Legal Lots
17