HomeMy WebLinkAboutEx. 30 Binder 2-Vested Development RegulationsQUENDALL TERMINALS
ENTITLEMENTS HEARING
MASTER PLAN REVIEW
BiNDING SITE PLAN
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT
CITY OF RENTON
APRIL 18, 2017
EXHIBIT BINDER #2: VESTED
DEVELOPMENT REGULATIONS
S Quendall Terminals Exhibit Binder 42
Vested Development Regulations (Selected)
Table of Contents
Renton Comprehensive Plan: CUR Designation
Renton Zoning Code CUR Provisions, 4-2-020 (Purpose)
Renton Zoning Code Use Table, 4-2-060
Renton Zoning Code Use Table Conditions, 4-2-080
Renton Shoreline Master Program, 4-3-090
Renton Zoning Code Design Guidelines for Design District C, 4-3-100
Renton Street Standards, 4-6-060
Renton Binding Site Plan Provisions, 4-7-230
S
9. Renton Shoreline Substantial Development Permit, 4-9-190
10. Renton Site Development Plan Review (Master Plan), 4-9-200
C
QT Exhibit Binder 2 Table of Contents page 1
ND: 19958.0024814-3151-1878v1
11
Amended 11/25/09
Front setback without frontage street or driveway between building and sidewalk; and
Common signage and lighting system.
Policy LU-265. Identify and map activity nodes located along principal arterials that are the
foundation of the Corridors, and guide the development or redevelopment of these nodes as
activity areas for the larger corridors so that they enhance their function.
Policy LU-266. Development within defined activity nodes should be subject to additional
design guidelines as delineated in the development standards.
Policy LU-267. Structures in Commercial Corridor areas that front sidewalks abutting the
principal arterial or are located at activity nodes should be eligible for a height bonus and
therefore may exceed the maximum allowable height in the district.
Policy LU-268. Public amenity features (e.g. plazas, recreation areas) should be encouraged as
part of new development or redevelopment.
Policy LU-269. Public amenity features (e.g. parks, plazas, recreation areas) should be
encouraged (i.e. through incentives or similar means) as part of every high-intensity office
development.
COMMERCIAL/OFFICE/RESIDENTIAL LAND USE DESIGNATION
Purpose Statement: The Commercial/Office/Residential (COR) designation provides
opportunities for large-scale office, commercial, retail, and multi-family projects developed
through a master plan and site plan process incorporation significant site amenities and/or
gateway features. COR sites are typically transitions from an industrial use to a more intensive
land use. The sites offer redevelopment opportunities on Lake Washington.and/or the Cedar
River. Commercial/Office/Residential zoning implements the COR land use designation.
Objective LU-CCC: Development at Commercial/Office/Residential designations should be
cohesive, high quality, landmark developments that are integrated with natural amenities. The
intention is to create a compact, urban development with high amenity values that creates a
prominent identity.
Policy LU-270. Designate Commercial/Office/Residential in locations meeting the following
criteria:
There is the potential for redevelopment, or a sufficient amount of vacant land to
encourage significant concenfration of development;
The COR site could function as a gateway to the City;
COR sites should be located on major transit and transportation routes; and
The COR location has significant amenity value, such as water access, that can support
landmark development.
Je
Ix-49
Amended 11/25/09
Policy LU-271. Consistent with the location criteria, Commercial/Office/Residential designations. S
may be placed on property adjacent to, or abutting, residential, commercial, industrial
designations or publicly owned properties. COR designations next to higher intensity zones such
as industrial, or next to public uses, may provide a transition to less intense designations in the
vicinity. Site design of COR should consider the long-term retention of adjacert or abutting
industrial or public uses.
Policy 111-272. Uses in Commercial/Office/Residential designations should include mixed-use
complexes consisting of office, and/or residential uses, recreational and cultural facilities, hotel
and convention center type development, technology research and development facilities; and
corporate headquarters.
Policy 111-273. Commercial uses such as retail and services should support the primary uses of
the site and be architecturally and functionally integrated into the development.
Policy LU-274. Commercial development, excluding big-box, may be a primary use in a
Commercial/Office/Residential designation, if:
It provides significant economic value to the City;
It is sited in conjunction with small-scale, multiple businesses in a "business district;"
It is designed with the scale and intensity envisioned for the COR; and
It is part of a proposed master plan development.
Policy LU-275. Individual properties may have a single use if they can be developed at the scale
and intensity envisioned for the COR designation, or if proposed as part of a phased
development and multi-parcel proposal that includes a mix of uses.
Policy 111-276. Sites that have significant limitations on redevelopment due to environmental,
access, and/or land assembly constraints should be granted flexibility of use combinations and
development standards through the master plan prociii
Policy 111-277. Adjacent properties within a designated COR should be combined for master
planning purposes and public review regardless of ownership.
Policy LU-278. Master plans should coordinate the mix and compatibility of uses, residential
density, conceptual building, site and landscape design, identification of gateway features,
signs, circulation, transit opportunities, and phasing regardless of ownership of individual
parcels.
Policy LU-279. Residential densities at COR designated sites should provide the flexibility to
allow for high density residential development, that could support the potential onsite
commercial uses and, at the same time, provide for the opportunity for mixed-use
developments that can support the City's employment goals. The same area used for
commercial and office development may also be used to calculate residential density.
Amended 11/25/09
Policy LU-280. Commercial/Office/Residential master plans should be guided by design criteria
specific to the location, context, and scale of the designated COR. COR Design Guidelines should
fully integrate signage, building height, bulk, setbacks, landscaping, and parking considerations
for the various components of each proposed project within the COR development.
COMMERCIAL NEIGHBORHOOD LAND USE DESIGNATION
Purpose Statement: The purpose of the Commercial Neighborhood designation is to provide
small scale, low-intensity commercial areas located within neighborhoods primarily for the
convenience of residents who live nearby. Uses should be those that provide goods and services.
In addition, a limited amount of residential opportunities should be provided.
Objective LU-DDD: Commercial Neighborhood designated areas are intended to reduce traffic
volumes, permit small-scale business uses, such as commercial/retail, professional office, and
services that serve the personal needs of the immediate population in surrounding
neighborhoods:
Policy LU-281. The Commercial Neighborhood designation should be implemented by
Commercial Neighborhood zoning.
Policy LU-282. Commercial Neighborhood designated areas should be located:
Within one-quarter mile of existing and planned residential areas;
To the extent possible, outside of the trade areas of other small-scale commercial uses
offering comparable goods and services; and
Contiguous to a street no smaller than those classified at the collector level.
Policy LU-283. Commercial Neighborhood designated areas should not increase in scale or size
to the point of changing the character of the nearby residential neighborhood.
Policy LU-284. The small-scale uses of Commercial Neighborhood designated areas should not
increase in intensity so that the character of the commercial area or that of the nearby
residential area is changed.
Policy LU-285. A mix of uses (e.g. convenience retail, consumer services, offices, residential)
should be encouraged in small-scale commercial developments within Commercial
Neighborhood designated areas.
Policy LU-286. Commercial Neighborhood designated areas should consist primarily of retail
and/or service uses.
Policy LU-287. Products and services related to large-scale motorized machinery, vehicles, or
equipment should not be allowed in Commercial Neighborhood designated areas. Nor should
LESII
Amended 11/25/09
uses that result in emissions, noise, or other potential nuisance conditions be allowed in such
areas.
Policy LtJ-288. Residential uses should be located above the ground floor, limited to no more
than four units per structure and should be secondary to retail and services uses.
Policy LU-289. Commercial structures in Commercial Neighborhood designated areas should
be compatible with nearby residential areas in height, front yard setbacks, lot coverage,
building design, and use.
IX-52
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Section 4-2-020
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4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS:
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 intent of the land use desigliations and guiding policies of
the Comprehensive Plan.
The Comprehensive Plan Land Use Element policies for each corresponding zone
classification and all the Elements of the Comprehensive Plan shall be used together
with the purpose statements for each zone and map designation set forth in the
following sections to guide interpretation 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.
RESOURCE CONSERVATION ZONE (RC):
The Resource Conservation Zone (RC) is established to provide a very low-derisity
residential zone that endeavors to provide some residential use of lands characterized
by extensive critical areas or lands with agricultural uses. It is intended to implement
the Low Density Residential Comprehensive Plan designation. This zone promotes
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 intended to provide separation between
areas of more intense urban uses; encourage or preserve very low-density residential
uses; reduce the intensity of uses in accordance with the extent of environmentally
sensitive areas such as floodplains, wetlands and streams, aquifers, wildlife habitat,
steep slopes, and other geologically hazardous areas; allow for small-scale farming to • commence or continue; and provide viable uses within urban separators.
RESIDENTIAL-I DU/ACRE (R-1):
The Residential-i Dwelling Unit Per Net Acre Zone (R-1) is established to provide
and protect suitable environments for residential development of lands characterized
by pervasive critical areas where limited residential development will not compromise
critical areas. It is intended to implement the Low Density Residential Comprehensive
Plan designation. The zone provides for suburban estate single family and clustered
single family residential dwellings,, at a maximum density of one dwelling unit per net
acre, and,allows for small scale farming associated with residential use. It is further
intended to protect critical areas, provide separation between neighboring jurisdictions
through designation of urban separators as adopted by the Countywide Policies, and
prohibit the development of incompatible uses that may be detrimental to the
residential or natural environment. No minimum density is required.
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 Residential Low
Density Comprehensive Plan designation. The Residential-4 Dwelling Units Per Net
Acre Zone (R-4) will allow a maximum density of four (4) dwelling units per net acre.
The R-4 designation serves as a transition between rural designation zones and higher
density residential zones. It is intended as an intermediate lower density residential
zone. Larger lot subdivisions are preferred; however, "small lot clusters" are allowed
on sites where open space amenities are created. Resulting development is intended
to be superior in design and siting than that which would normally otherwise occur.
Small lot clusters may also meet objectives such as the provision of efficient sewer
services. (Ord. 5355, 2-25-2008)
RESIDENTIAL-B DU/ACRE (R-8):
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The Residential-8 Dwelling Units Per Net Acre Zone (R-8) is established for single
family residential dwellings allowing a range of four (4) to eight (8) dwelling units per
net acre. It is intended to implement the Single Family Land Use Comprehensive 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.
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 Low Density, Single Family and
Medium Density Land Use Comprehensive Plan designation. The RMH Zone is
intended to protect established manufactured home parks and to expand the variety of
affordable housing types available within the City. (Ord. 5332, 12-10-2007)
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 small lot detached dwellings or attached dwellings such as townhouses and
small-scale flats. Development promoted in the zone is intended to increase
opportunities for detached dwellings as a percent of the housing stock, as well as allow
some small-scale attached housing choices and to create high-quality infill
development that increases density while maintaining the single family 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-
family zones. (Ord. 5286, 5-14-2007; Ord. 5520, 12-14-2009)
RESIDENTIAL-14 DU/ACRE (R-14):
The purpose of the Residential-14 Dwelling Units Per Net Acre Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that
provide a mix of detached and attached dwelling structures organized and designed to
combine characteristics of both typical single family and small-scale multi-family
developments. Densities range from ten (10) 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 encouraged, such as yards for private
use, common open spaces, and landscaped areas that enhance a neighborhood and
foster a sense of coMmunity. Civic and limited commercial uses may be allowed when
they support the purpose of the designation. (Ord. 5286, 5-14-2007; Ord. 5520, 12-14-
2009)
RESIDENTIAL MULTI-FAMILY (RM):
Purpose: The RM Zone provides suitable environments for multi-family dwellings.
It is further intended to conditionally allow uses that are compatible with and support a
multi-family environment.
Classifications: The density allowed under this zone will be identified by the
suffix that is applied. This zone will normally be applied with one of three (3) suffixes:
"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. Density ranges from ten (10) to twenty (20) du/acre.
"T" (Traditional): The RM-T suffix occurs in areas where compact,
traditional residential neighborhood development already exists, or in Comprehensive
Plan designations where traditional residential neighborhoods are planned in the
future. Density ranges from fourteen (14) to thirty five (35) du/acre.
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Section 4-2-020 Page 3 of 5
c. "U" (Urban Center): The RM-U suffix provides for high-density, urban-
scale, multi-family choices. Development standards promote a pedestrian-scale
environment and amenities. Density ranges from twenty five (25) to seventy five (75)
du/acre. (Amd. Ord. 4971, 6-10-2002; Ord. 5286, 5-14-2007)
J. COMMERCIAL NEIGHBORHOOD ZONE (CN):
The purpose of the Commercial Neighborhood Zone (CN) is to provide for small-
scale convenience retail/commercial areas offering incidental retail and service needs
for the adjacent area. Uses serving a larger area may be appropriate if they also serve
the residents of the immediate area and are compatible with the scale and character of
the neighborhood. This designation is the smallest and least intensive of the City's
commercial zones.
K. CENTER VILLAGE ZONE (CV):
Purpose: The purpose of the Center Village Zone (CV) is to provide an
opportunity for concentrated mixed-use residential and commercial redevelopment
designed to urban rather than suburban development standards that supports transit-
oriented development and pedestrian activity. Use allowances promote commercial
and retail development opportunities for residents to shop locally. Uses and standards
allow complementary, high-density residential development, and discourage garden-
style, multi-family development.
Scale and Character: The Center Village Zone (CV) is intended to provide
suitable environments for district-scaled retail and commercial development serving
more than one neighborhood, but not providing City-wide services. (Ord. 5286, 5-14-
2007)
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 characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design,
1 . coordinated access, amenities and boulevard treatment with greater densities. The CA
Zone provides for a wide variety of retail sales, services, and other commercial
activities along high-volume traffic corridors. Residential uses may be integrated into
the zone through mixed-use buildings. The zone includes the designated Automall
District. (Ord. 5191, 12-12-2005; Ord. 5355, 2-25-2006; Ord. 5437, 12-8-2008)
M. CENTER DOWNTOWN (CD):
The purpose of the Center Downtown Zone (CD) is to provide a mixed-use urban
commercial center serving a regional market as well as high-density residential
development. Uses include a wide variety of retail sales, services, multi-family
residential dwellings, and recreation and entertainment uses.
N. COMMERCIAL OFFICE ZONE (CO):
The Commercial Office Zone (CO) is established to provide areas appropriate for
professional, administrative, and business offices and related uses, offering high-
quality and amenity work environments. In addition, a mix of limited retail and service
uses may be allowed 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. (Ord. 5355, 2-
25-2008) -
OöMMERCIALIOFFICEIRESIDENTIAL ZONE (COR):
The purpose of the Commercial/Office/Residential Zone (COR) is to provide 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 environment.
Commercial retail and service uses that are architecturally and functionally integrated
are permitted. Also, commercial uses that provide high economic value may be
allowed if designed with the scale and intensity envisioned for the COR Zone. The
scale and location of these sites will typically denote a gateway into the City and
should be designed accordingly. (Amd. Ord. 5001, 2-10-2003; Ord. 5369, 4-14-2008)
P. LIGHT INDUSTRIAL ZONE (IL):
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The purpose of the Light Industrial Zone (IL) is to provide areas for low-intensity
manufacturing, industrial services, distribution, storage, and technical schools. Uses
allowed in this zone are generally contained within buildings. Material and/or
equipment used in production are not stored outside. Activities in this zone do not
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 allowed.
Q. MEDIUM INDUSTRIAL ZONE (IM):
The purpose of the Medium Industrial Zone (lM) is to provide areas for medium-
intensity industrial activities involving manufacturing, processing, assembly and
warehousing. Uses in this zone may require some outdoor storage and may 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.
R. HEAVY INDUSTRIAL ZONE (IH):
The purpose of the Heavy Industrial Zone (lH) is to provide areas for high-intensity
industrial activities involving heavy fabrication, processing of raw materials, bulk
handling and storage, construction, and heavy transportation. Uses in this zone may
require large outdoor areas in which to conduct operations. Environmental impacts
may be produced that affect off-site areas, requiring isolation of the industrial activity
from more sensitive land uses. Compatible uses that directly serve the needs of other
uses permitted within the district are also allowed. (Ord. 5355, 2-25-2008)
S. URBAN CENTER - NORTH ZONES (UC-NI 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-Ni and UC-N2 Zones
are intended to attract a wide range of office, technology, commercial, 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 intended to create an urban rather than suburban character.
The form of development is expected to use urban development standards and
therefore, setbacks, heights, landscaping, 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 residential neighborhoods, shopping, and employment districts and public facilities.
The designation is also intended to allow continuation of airplane manufacturing and
accessory airplane manufacturing uses, as land area formerly occupied by those uses
is transformed to combinations of retail, service, office, residential, and civic uses.
2. Classifications: The Urban Center North is divided into two zones:
a. Urban Center - North I (UC-NI): This zone is anticipated to be the first to
redevelop from airplane manufacturing and its accessory uses. The district is intended
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 investment and transition of uses in the longer term. Large-scale
retail uses are allowed as anchors, which, when combined with smaller pedestrian-
oriented development, create a quality regional retail area. Residential uses are
allowed in a mixed-use format to support the office/commercial mixed-use center. The
UC-Ni Zone establishes a gateway to the overall UC-N designation and provides
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 functions. Upon redevelopment, the UC-N2 zone is
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Section 4-2-020
Page 5 of 5
anticipated to become the core of the Urban Center - North. New development 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 redevelopment that will be sensitive to and take advantage of
proximity to the urban shorelines along Lake Washington and the Cedar River.
(Ord. 3722, 4-25-1983; Ord. 4404, 6-7-1 993; Ord. 4473, 9-12-1994; Ord. 4502, 3-13
-1995; Ord. 4523, 6-5-1995; Ord. 4537, 6-19-1995; Ord. 4614, 6-17-1996; Ord. 4631,
9-9-1996; Ord. 4649, 1-6-1997; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd.
Ord. 4963, 5-13-2002; Ord. 5027, 11-24-2003; Ord. 5100, 11-1-2004; Ord. 5450, 3-2-
2009) - --
This page of the Renton Municipal Code is current
through Ordinance 5556, passed October 11, 2010.
Disclaimer: The City Clerk's Office has the official version of the
Renton Municipal Code. Users should contact the City Clerk's
Office for ordinances passed subsequent to the ordinance cited
above.
City Website: http://rentonwa.gov/
(http://rentonwa.gov/)
City Telephone: (425) 430-6502
Code Publishing Company
(http://www.codepublishing.com/)
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Section 4-2-060
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S 4-2-060 ZONING USE TABLE - USES ALLOWED IN ZONING DESIGNATIONS:
ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
USES: RC R-1 R-4 R-8 RMHR-10R-I4j RM IL IM IH CN CV CA CD CO COR UC-N2
A. AGRICULTURE AND NATURAL RESOURCES
Agriculture IF P I I I I I I I I I I
Naturalresource
extractiorilrecovery
IH
I
H H H H H H H H H59H H H H H IH
I
H
B. ANIMALS AND RELATED USES
Beekeeping P35 P35 P35 P35
Kennels AD37 1 1 1 p37 p37 p37
Stables, commercial JAD371AD371
(Amd. Ord. 5305,9-17-2007; Ord. 5356, 2-25-2008)
C. RESIDENTIAL
Detached dwelling ip P P P 1 P P 1
I P73
P19 1 1 1 1P19 I I 1pig
Attached dwellings I IP19 IP19 IP19 I I P73 I P I I I IP18 I P73 JP113 IP16 I IF 4IP74 P87
Manufactured Homes
Manufactured homes I P19
Manufactured homes,
designated
P19 P19 P19 P19 P19 P19 P19
Mobile homes I I I I 1pig
(Amd. Ord. 5018, 9-22-2003; Ord. 5191, 12-12-2005; Ord. 5520, 12-14-2009)
D. OTHER RESIDENTIAL LODGING AND HOME OCCUPATIONS
Accessoiy dwelling unit AD7 AD7 AD7 AD7 JAD7 A07
Aduitfaniclyhome P P P P P P P P P P3
Assisted living AD AD P P P P3 P39 P P75 P88
Caretakers residence AC AC AC AC AC AC AC AC
Congregate residence AD P P3
Group homes I AD H3
Group homes II for6or
less
AD P P P P P P P P P3 P
Group homes lltor7or
more
H H H H H H H P H H3 AD
Home occupations ACS AC6 AC6 AC6 AC6 AC6 AC6 AC6 I I I JAC6 JAC6 AC6 AC6 AC6 AC AC
Live-M I I I I JAD I I I I JAD I JAD
(Amd. Ord. 5355, 2-25-2008; Ord. 5387,6-9-2008; Ord. 5469, 7-13-2009; Ord. 5473, 7-13-2009; Ord. 5519, 12-14-2009)
E. SCHOOLS
K-12educational
institution (public or
private)
H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 1-19 1-19 H9H9H76H89
K-12educational
institution (public or
private), existing
P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9
Other higher education
institution
P38 P38 P38 P P P P21 P H88
Schools/studios, arts
and crafts
P P38 P38 P P P P
Trade or vocational
school
P P H H H77
F. PARKS
Pwks,neighborhood P P P P P P P P P P P P IP 11p P P P P P
Parks,
regionaL/community,
existing
P P P P P P P P P P P P P P P P P P
LP Parks,
regional/community, new
AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P
G. OThER COMMUNITY AND PUBLIC FACILITIES
CommunIty FacIlitIes
Cemetery I H H H H H H H H H H H H H H H
Religiousinstitutions H H H H IH IH H H 111 IH H IH H 114 H IH IH H H90
Serviceandsocial
organizations
H H H H H H H H H H H H H H H12H21H78H90
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I Public Facilities
city government offices I AD JAD JAD JAD AD AD AD AD AD AD AD AD JAD AD Ito AD AD AD90
Citygovemment
facilities
H H H I H I H H H H H H H H H H H H H90
Jails, existing municipal
Secure community
transition Facilities
H71 H71
tHH
Othergovernment
offices and Facilities
H H H H H H H H H H H H H H H H H90
l- OH-ICE AND
conference centers P38 IP38 IP38 1 IH IP38 IP Ip P21 P 1pqi
Medicalariddental P42 P38 P38 P38 ADI7 P112 p P P P P P92 offices
Offices general P42 P13 P13 IP13 AD17 IP1121P P Ip Ip p Pg
Voterinaryoifices/clinics P P42 IP38 P38 IP38 I IP1121P p IP38 IP IP78
S
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Bed and breakfast
house, aessory
AD AD AD AD AD AD AD I I AD I P
Bed and breakfast
house, pmfesslonal
AD AD AD5 AD P
Hotel P38 P38 P38 P P20 P P38 P p P98
Motel P38 P38 P38 P P20
Oft-site services P42 P38 P38 P38 P38
On-site services AD33 P42 P38 P38 P38 P63 p P69 P P54 P21 P78 P99
Orive-irildrive-Ihrcugh
service
AC62 AC62 AC62 AC AC28 AC AC70 AC6I AC61 AC78 AC80
Vehicle rental, small P P P AD P20
Vehicle and equipment
rental, large -
P38 P29 P29
Day Care Services
Adulidaycarel AC AC AC AC AC AC AC AC P55 P55 P55 P22 P P22 P P P P78 P100
Adultdaycare II H H H H H33 H AD AD AD P22 P P22 P P12 P21 P78 P100
Day care centers H25 H25 H25 H25 H33 H25 P54 P54 P54 P22 P P22 P P P21 IP78 IPIOO
Family day care JAC JAC JAC JAC JAC JAC JAC JAC JAC JAC JAC JAC JAC JAC JAM 1, IAC AC AC
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Section 4-2-060
Page 4 of 6
site, Including treatment
Indoor storage P P P AC11 AC11 AC11 AC11 AC11 AC11
Outdoor storage,
existing
P57 P57 P57 P64
Outdoor storage, new P57 P57 P64
Sell-service storage pa P58 P59 P H26 H26
Vehicle storage A038
Warehousing - P P P
Assemblyand/or P P P j
packaging operations
Commercial laundries, P38 P38 P38 P4
existing
Commercial laundries, P38 P38 P38
new
Construction/contractor's P14 P P
office
Laboratories: light P38 P38 P38 AD P20 P3 AD54 P P104 .matiutacturing
Laboratories: research, PSI P P H P20 AD3 AD H P P104
development and testing
Manufacturing and H59 P67 P23
fabrication, hea,
Manufacturing and P67 P67 P23
fabrication, medium
Manutacturingand I I I I I I i I IP IP 11, I I I I 1 I IP
j
S
and
P38
P
Blank=Nol Allowed P#= AC=AccessoryPermitted AD=Administrative Conditional Use Use provided condition can be met P=Permitled Use H=Hearing ExaminerConditional Use #=Condition(s)
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Automall
Improvement District; RMC4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Prooram Reaulations
ZONING USE RESIDENI1ALZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS —TABLE
USES: RC jR-I R-4 R-8 RMHR-l0R-14j RM IL IM IH CN cvj CA CD j j CO
N. INDUSTRIAL (Continued)
Sewage disposal I H59 H I and treatment
plants
Waste recycling H59 P
and transfer
facilities
0. U11LES
Communication HH H H H H H H 1138H29H38H H H H H H
broadcast and
re!aytowers
Electrical power H H66 H66 1166 H66 H66 1166 H66 H66 66
--
generation and
cogeneration
JH
Utilities,small P P P P P P P P P P P P P P P P P P P
n (Amd. Ord. 5403, 7-21-2008;Ord. 5407, 9-15-2008;Ord, 5519, 12-14-2009;Ord. 5522, 12-14-2009)
M.STO RAGE
Hazardous material H24 H24 H24
ctnrnan,,t,- off-
S
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Utilities, medium AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD
Utilities,large H H H H H H H H H H H H H H H H H H H
P. WIRELESS COMMUNICATION FACILITIES
Lattice towers H48 AD47 A047 AD47 H48 H48 AD47 H48 AD47 H48
support
structures
Macro facility A046 AD46 AD46 AD46 AD46 AD46 AD46 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 H N
antennas
Micro facility P P P P P P P P P P P P P P P P P P P
antennas
Mini facility P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 AD AD
antennas
Minor P49 P49 P49 P49 P49 P49 p49 p49 p49 P49 P49 P49 P49 P49 P49 P49 P49 P P
modifications to
existing wireless
communication
facilities
Monopole I AD45 AD45 AD45 AD45 AD4S AD45 AD45 AD46 P44 P44 P44 AD41 P44 P44 P44 AD46
support
JAD45
structures on
prtvate property
Monopole I A045 AD45 AD45 AD45 AD45 AD45 AD45 AD45 P44 P44 P44 P48 P44 P44 AD45 P44 AD46
support
structures on
public ight-ol-
way
Monopole II H48 AD47 AD47 AD47 H48 H48 AD47 H48 AD47 H48
support
structures
Parabolic AD45 AD45 AD45 AD45 AD4S AD45 AD45 H46 P44 P44 P44 AD46 P44 P44 AD46 P44 AD46
antennas -Large
Q. GENERAL ACCESSORY USES
Accessory uses AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC
per RMC 4-2-050
and as defined in
ohapter 11.
RMC, where not
otherwise listed
in Use Table
R. TEMPORARY USES
Model homes in P53 P10 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53
an approved
residential
development:
one model home
on an existing lot
Sales/marketing P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P10 pio
trailers, on-site
Temporaryor PlO PlO PlO PlO PlO PlO PlO PlO P10 PlO PlO PlO P10 PlO PlO PlO PlO PlO
manufactured
LP
buildings used for
construction
Temporary uses P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 p53 P53 p53 p53 53 p53 D53
Allowed P#=Perniitted AD=Administrative Conditional Use ACrAccessory Use
. P=Permrtted Use provided condition can be met H=Heanng Examiner Conditional Use #=Condition(s)
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the Automall
Improvement District; RMC 4-3-050. Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Regulations
Section 4-2-060
Page 5 of 6
(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, 5-3-2000; Ord. 4857, 8-21-2000;Ord. 4915, 8-27-2001;Ord. 4917, 9-17-2001;Amd. Ord. 4963, 5-13-2002;
Ord. 4971,6-10-2002; Ord. 4982,9-23-2002; Ord. 4999, 1-13-2003; Ord. 5027, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord.
5190,12-12-2005; Ord. 5191,12-12-2005; Ord. 5201, 4-17-2006; Ord. 5241,11-27-2006; Ord. 5286, 5-14-2007; Ord. 5381, 5-12-2008) -
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Section 4-2-060 Page 6 of 6
This pege of the Renton Municipal Code is cunent through Ordinance 5556, passed City Website: http:j/rentonwegov/ (httW/rentonwa.gov/) October11, 2010. City Telephone: (425) 430-6502
Disclaimer: The City Clerics Office has the official version of the Renton Municipal Code. Users should Code Publishing Cen,peny (http://www.codepubllshlngconV)
contact the City Ocr1s Office for ordinances passed subsequent to the ordinance cited above.
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S
4
S
0
Section 4-2-080
Page 1 oflS
p.
4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES:
A. SUBJECT TO THE FOLLOWING CONDITIONS:
Limited to locations within an existing or new golf course or regional park.
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.
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.
Existing commercial laundry uses may be continued and may be re-established
for purposes of rebuilding upon unintentional destruction of property. Existing
commercial laundry uses may not expand beyond their existing building footprint plus
abutting easements, loading, or parking areas. Renovations 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.
Professional bed and breakfast houses are only allowed in the RM-U Zone.
Subject to the requirements of RMC 4-9-090, Home Occupations, with the
written approval of the property owner, if tenant occupied.
Accessory dwelling units (ADUs) are allowed as an accessory use to a
detached single-family dwelling. ADUs shall be subject to the development standards
- applicable to primary structures and consistent with the architectural character of the
primary structure. The property owner shall file an affidavit affirming that the owner will
occupy the principal dwelling or the ADU. Additionally, prior to the issuance of building
permits the owner shall record a notice on the property title. The notice shall bear the
notarized signature of all property owners listed on the property title and include: the
legal description of the property, a copy of the approved site/floor plan, and the
applicability of the restrictions and limitations regarding ADUs in RMC Title IV. No
more than fifty (50) total ADUs may be permitted per calendar year.
Allowed only in the Residential Multi-Family suffix. Twenty-four (24) hour on-site
management required. The manager's unit is not subject to minimum density
requirements. No estate, garage or other sales from any leasable spaces. No outdoor
storage, including vehicle or trailer storage lots. Self-service storage uses in this zone
are subject to the following special development standards: Side and rear setbacks
subject to the Commercial Arterial Zone standards of RMC 4-2-120A, Development
Standards for Commercial Zoning Designations, in lieu of the RM-F development
standards.
Development consistent with an approved "Master Plan" is considered to be a
permitted 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.
Permitted when approved by the Development Services Division and
associated with an active building or construction permit, for a period not to exceed the
duration of construction. See RMC 4-9-240.
Limited to storage of products in conjunction with retail, service, or office uses.
Shall not be located along the building street frontage or in areas visible to the public.
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Section 4-2-080
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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.
a. Administrative Headquarters Office: These offices shall be associated
with a permitted industrial use listed in RMC 4-2-0601. The office uses may be
developed in conjunction with, or subsequent to, the industrial use.
b. General Offices: Excluding administrative headquarters offices, which are
permitted consistent with subsection (1 3)(a) of this Section, general offices are only
allowed in the Employment Area Valley (EAV) land use designation: provided that
general offices that are accessory to a primary use are perfflitted outside the EAV. See
EAV Map in RMC 4-2-0808.
Except that when operations are predominantly conducted out-of-doors rather
than completely enclosed within an enclosed structure, an administrative conditional
use permit is required.
Use is limited to building, hardware, and garden. Except in the CD Zone, size
restrictions apply per RMC 4-2-1208 and farmers markets are permitted.
Residential uses shall not be located along the street frontage on the ground
floor in the "Downtown Pedestrian District."
a. General Office and Medical/Dental Offices: Size restrictions apply per
RMC 4-2-120A. Additionally, the use may only be permitted via administrative
conditional use permit subject to the following criteria in addition to conditional 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 headquarters
offices are not permitted. For existing, legal administrative headquarters 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
hundred (3,500) square feet, may be permitted subject to site development plan
review. This provision allowing expansion of building square footage shall expire on
December 1, 2006, consistent with any approved development agreements or
covenants.
a. General Requirements: Only permitted within a structure containing
commercial uses on the ground floor. Commercial space must be reserved on the
ground floor at a minimum of thirty feet (30') in depth along any street frontage.
Residential uses shall not be located on the ground floor, except for a residential entry
feature linking the residential portion of the development to the street.
b. Employment Area Valley: Residential uses are not permitted in the
Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B.
No new development of this use is allowed. However, existing uses of this type
are permitted as an existing legal use per RMC 4-2-05008.
Not permitted within the Commercial Arterial (CA) Zone within the Northeast
Sunset, Northeast Fourth (4th), and South Puget Commercial Corridor Comprehensive
Plan designations.
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
integrated 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) of this Section may be adjusted through the Master Plan process.
Size restrictions apply per use in RMC 4-2-1 20A.
Limited to existing uses. Only those modifications or expansions which do not
increase production levels are permitted in the COR Zone. Major modifications,
.ht... 2/24/2011
Section 4-2-080
Page 3 ofl5
production increases, or expansions of existing use require a Hearing Examiner
conditional use permit in the COR Zone. - 24. Use requires a Hearing Examiner conditional use permit, unless accessory in
which case it is outright permitted. Use is not permissible in the area south of 1-405 and
north of SW 16th Street, unless accessory, 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 4-2-060G, 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 permitted 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 permitted only in association with multi-
story buildings. The accessory drive-through service shall be located to the side and/or
rear of the building, and integrated into 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.
29. Only allowed in the Employment Area Valley (EAV) land use designation. See
EAV Map in RMC 4-2-080B. Provided that the use is excluded within the area south of
1-405 and north of SW 16th Street.
30. a. Uses are limited to: Sales of mobile or manufactured homes,
building/hardware/garden materials, lumberyards, and
monuments/tombstones/gravestones.
b. Location Restrictions:
Building/hardware/garden sales and monuments/tombstones/gravestones
sales are only allowed in the Employment Area Valley (EAV) land use designation.
However, they are excluded from the area south of 1-405 and north of SW 16th Street
See EAV Map in RMC 4-2-080B.
Lumberyards are only allowed in the IM and lH Zones. However, they are
excluded from the area south of 1-405and 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 conditional use permit.
33. Projectsize limitations of RMC 4-2-1 1OF apply. A preschool or day care
center, when accessory to public or community facilities listed in RMC 4-2-060G, is • considered a permitted use and not a conditional use.
Additional Restrictions within the CV Land Use Designation: Retail uses,
eating/drinking establishments, and on-site service uses are prohibited in R-14 areas
within the Center Village land use designation unless they are accessory to a school,
park, or entertainment and recreational use as allowed in RMC 4-2-060E, F and J.
34. a. Accessory retail uses are permitted where ordinarily incidental to the
permitted principal use.
b. Principal retail sales uses are only permitted 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. Vehicles that have been towed must be kept in a building. When not in use, • towing trucks must be kept in a building. Tow truàks are limited to Class A, B, and/or E.
37. a. General Requirements: Subject to requirements of RMC 4-4-010,
Standards for Animal Keeping Accessory to Residential/Commercial Uses. Additional
animals require an Additional Animals Permit per RMC 4-9-100.
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Section 4-2-080
Page 4 of 15
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: Within the area south of 1-405 and north of SW 16th
Street only indoor kennels are permitted.
38. Only allowed in the Employment Area Valley (EAV) land use designation. See
EAV Map in RMC 4-2-080B.
Requirements for uses not associated with a medical institution: Use must be
located within the Commercial Corridor Comprehensive Plan land use designation
bordered by S. 37th St., Talbot Rd., Carr Rd., 89th Ave. SE, and the Valley Freeway.
Permitted when located within the Commercial Corridor (CC) Comprehensive
Plan land use designation.
Limited to the area south of 1-405 and west of SR-I 67/Rainier Avenue S.
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)
Subject to the provisions of RMC 4-3-010, Adult Retail and Entertainment
Regulations, and chapter 5-12 RMC, Adult Entertainment 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.
Permitted; provided, that the facility has a minimum setback of one hundred
feet (100') from any adjacent residentially zoned parcel; if the setback is less than 100'
an administrative conditional use permit is required pursuant to RMC 4-9-030J
-. decision criteria.
For Monopoles Proposed on Private Property: May be allowed via an
administrative conditional use permit pursuant to RMC 4-9-030J decision criteria;
provided, that the site is over one-half acre in size and the facility has minimum
setbacks of one hundred feet (100') from any adjacent residentially zoned parcel: if the
setback is less than one hundred feet (100!) a Hearing Examiner conditional use
permit is required.
For Monopoles Prdposed on Public Right-of-Way: May be allowed via an
administrative conditional use permit pursuant to RMC 4-9-0301 decision criteria, and
right-of-way use permit, provided, the facility is located on a principal, minor, or
collector arterial and has minimum setbacks of one hundred feet (100') from any
adjacent residentially zoned parcel; if the setback is less than one hundred feet (100')
a Hearing Examiner conditional use permit is required.
Eligible for an administrative conditional use permit pursuant to RMC 4-9-030J
decision criteria; provided, that the facility has a minimum setback of one hundred feet
(100!) from any adjacent residentially zoned parcel; if the setback is less than one
hundred feet (100') a Hearing Examiner conditional use permit is required.
May be allowed by an administrative conditional use permit pursuant to RMC 4
-9-030J decision criteria, if the monopole II facility is to be constructed on property
where wireless 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-1 0, or
R-14 zone unless the Reviewing Official 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 administrative conditional use
process shall apply.
48. A Hearing Examiner conditional use permit pursuant to RMC 4-9-030J decision
criteria is required. This use is 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 Reviewing Official determines
J that all residentially zoned property within three hundred feet (300') of the proposed is facility is undevelopable due to critical areas regulations (RMC 4-3-050), in which case
2/24/2011
Section 4-2-080
PageS oflS
the new wireless support structure can be reviewed as a Hearing Examiner conditional
use permit. r• Emergency or routine modifications are permitted when there is minimal or no
change in the visual appearance, as determined by the Reviewing Official.
Reserved.
Tow truck operations must be a shared use with either an auto body shop
and/or a vehicle service and repair business. When not in use, towing trucks must be
kept in a building. Tow trucks are limited to Class A, 6, and/or E.
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 Comprehensive Plan Land Use Map, and
located south of 1-405. 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.
Provided a temporary use permit is obtained consistent with the provisions of
RMC 4-9-240, Temporary Use Permits.
Allowed outright in the Employment Area Valley (EAV) land use designation.
(See EAV Map in RMC 4-2-0806.) 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.
a. Adult day care I on a property with a nonresidential facility is only allowed
outright in the Employment Area Valley (EAV). See EAV Map in RMC 4-2-0806.
Outside of the EAV, an administrative conditional use permit is required.
b. Adult day care I on a property containing a residential use requires an
administrative conditional use permit in any location.
Except not permissible within the Employment Area Valley (EAV). (See EAV
Map in RMC 4-2-0806.)
Only allowed in the Employment Area Valley (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.
Only allowed in the Employment Area Valley (EAV) land use designation. See
EAV Map in RMC 4-2-080B. Outside of the EAV, use is allowed as an administrative
conditional use.
Excluded within the area south of 1-405 and north of SW 16th Street.
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 finished
products, gift shops, and specialty markets.
No drive-through service shall be permitted, 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.
Outside the Employment Area Valley (EAV) land use designation (see EAV
Map in RMC 4-2-0806), drive-through is permitted only when accessory to a financial
institution. Financial institutions are permitted three (3) accessory drive-up windows
that shall be part of the exterior wall of the financial institution structure. Within the
EAV, drive-through service is permitted.
Subject to the size restrictions of RMC 4-2-120A. On-site services excluding
dry cleaning and real estate offices.
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 two hundred feet (1,200') of Sunset Boulevard within the Sunset Corridor.
Size restrictions apply per RMC 4-2-120A.
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Section 4-2-080
Page 6of15
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/fitness centers/sports be clubs, which shall developed as part of larger office
structures. Such uses shall not stand alOne and shall not occupy more than twenty five
percent (25%) of any one floor of a building whose primary use is office.
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-1 0, R-14, RM, and producing less than ten (10) megawatts of
electricity. In the CO Zone, the use must be accessory to a medical institution.
Chemical and allied products manufacturing operations, or operations which
are conducted predominantly out of doors, require a Hearing Examiner conditional use
permit in the IM Zone, and an administrative conditional use permit in the IH Zone,
except that these uses are not permissible in the area south of 1-405 and north of
16th Street.
Only permitted in the Automall District and Employment Area Valley land use
designations. See Automall Map in RMC 4-2-080F and EAV Map in RMC 4-2-0808.
Reserved.
No drive-through service shall be permitted, except for multi-story financial
institutions which are permitted three (3) accessory drive-up windows. The accessory
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
requfrements may be adjusted through the Site Plan review process.
Only allowed in the Employment Area Valley (EAV) land use designation south
of 1-405 subject to a Hearing Examiner Conditional Use Permit. See EAV Map in RMC
4-2-080B.
No secure community transition facility (SCTF) shall:
House more than six persons, excluding resident staff. Any increase in the
number of resident beds shall require an entirely new application.
Be allowed within three hundred thirty feet (330') of any residential zone
located within or outside the City limits.
Be allowed adjacent to, abutting, across a parking lot from, or within the
"line of sight" from a "risk potential activity" as defined in RCW71.09.020, 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 Conditional Use Permit for siting an
SCTF, the Reviewing Official shall consider a permanent, unobstructed visual distance
of six hundred feet (600') to be within "line of sight." The Reviewing Official may reduce
the distance to less than six hundred feet (600') through the Conditional Use Permit
process, if the applicant can demonstrate 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 centers,
Churches, synagogues, temples and mosques,
p 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.
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"Distance" referenced in paragraphs b, c, and d of this section is measured by
following a straight line from the nearest point of the building in which the secure
e~. 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 Conditional 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. All development within the CA Zone, including big-box retail uses, is subject to
compliance with design regulations applicable to District 'D' as detailed in RMC 4-3-
100. Except in the Employment Area Valley (EAV) south of Interstate 405, big-box
retail uses are subject to compliance with design regulations applicable to District 'C'
as detailed in RMC 4-3-1 00. Big-box retail uses in the EAV south of Interstate 405
outside of the CA zone are not subject to Urban Design Regulations.
Big-box retail uses are not permitted within the Commercial Arterial (CA) Zone
within the Northeast Sunset, Northeast Fourth (4th), and South Puget Commercial
Corridor Comprehensive Plan designations.
Garden style apartments are prohibited. Within the Center Village Zone,
ground floor commercial development at a minimum of seventy five percent (75%) of
the frontage of the building is required for all residential projects on parcels abutting
NE Sunset Boulevard east of Harrington Avenue NE.
Flats are only permitted if part of a mixed use structure with ground-floor
commercial.
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
sciences, business, culinary arts, medical-related fields and/or other knowledge-based
industries.
78. No freestanding structures permitted unless architecturally and functionally
integrated 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.
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.
Buildings oriented along Park Avenue must have one or more pedestrian
entries on Park Avenue.
80. Drive-through windows must abut a building 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 maximum 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 development.
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 development.
b. Buildings oriented along Park Avenue must have one or more pedestrian
entries on Park Avenue.
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Permitted subject to the conditional use criteria regarding airport compatibility
located in RMC 4-3-020.
Only permitted south of N. 8th Street.
Limited to airplane manufacturing, biotechnology, life science, information
technology (i.e., hardware, software, computer components), or other high technology
industry.
Not allowed within one thousand feet (1000') 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:
a. The entire frontage of the block is residential;
Support facilities such as exercise facilities, lobbies, etc., face the street
frontage and living areas are in the rear; or
Entries to attached dwelling units are slightly elevated above the sidewalk
level.
88. a. Not permitted within one thousand feet (1,000') of the centerline of Renton
Municipal Airport runway.
Structured parking is required north of N. 8th Street
Buildings oriented to pedestrian streets must have ground-floor commercial
uses within them.
89. Not permitted within one thousand feet (1,000') of the centerline of Renton
Municipal Airport runway.
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.
Structured parking required north of N. 8th Street.
If located north of N. 8th Street, then must be located in a mixed use
structure.
d. Buildings oriented to pedestrian streets, must have ground-floor
commercial uses within them.
92. a. Structured parking required north of N. 8th Street.
Buildings oriented to pedestrian streets must have ground-floor
commercial uses within them.
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
commercial 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 maximum building
footprint of sixty five thousand (65,000) square feet.
Structured parking required north of N. 8th Street.
Stand-alone retail buildings are not allowed east of Lake Washington
Boulevard North.
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 runway, this use is allowed subject to the conditional use
criteria regarding airport compatibility located at RMC 4-3-020.
b. Structured parking required north of N. 8th Street.
. Buildings oriented to pedestrian streets must have ground-floor commercial
uses within them.
+ 97. The use shall be architecturally and functionally integrated into a larger mixed
use development.
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98. a. Not permitted within one thousand feet (1,000!) of the centerline of Renton
Municipal Airport runway.
.b. Structured parking is required. S c. Buildings oriented to pedestrian streets must have ground-floor commercial
uses within them.
99. Must be located within a mixed use structure.
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.
Permitted only south of N. 8th Street.
Buildings oriented to pedestrian streets must have ground-floor commercial
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,
biotechnology, life science, information technology (i.e., hardware, software, computer
components), or other high technology industry.
For uses other than airplane manufacturing and related accessory uses,
structured parking required north oN. 8th Street.
For uses other than airplane manufacturing and related accessory uses,
buildings oriented to pedestrian streets must have ground-floor commercial uses within
them.
105. Not permitted when west or north of 1-405.
106. Only structured park and rides are permitted in the Center Village
I Comprehensive Plan designation.
107. Only structured park and rides are permitted.
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.
111. Only permitted if the use and operation of the helipad is accessory to the
primary residential use and it must comply with all of the following conditions:
There shall be only one aircraft use per single family residence.
• The use shall be limited to properties abutting Lake Washington with a
minimum lake frontage of seventy five feet (76) as measured at the ordinary high
water mark.
The weight of the aircraft in use on the site shall not exceed six thousand
(6,000) pounds.
The helipad shall be approved by the Federal Aviation Administration
(FAA), documented with a letter stating"no objection" or "no objection if certain
conditions are met" for the establishment of the helipad site as the result of an FAA
Aeronautical Study. If the FAA approval states "no objection if certain conditions are
met," the property owner shall maintain documentation that the conditions have been
met and shall obtain the proper permits or approvals to meet those conditions, if
required by federal, State, or local regulation. Under no circumstances shall a helipad
S be permitted if the result of the FAA Aeronautical Study is "objectionable."
The helipad shall be approved by the FAA for arrivals and departures from
the water side only.
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ft Arrival or departure of the aircraft shall occur between the hours of 7:00
a.m. and 10:00 p.m. except in case of emergency. A flight log shall be kept to
document the time of all flights arriving or departing from the helipad.
g. Dodumentation of óompliánce with the above conditions shall be provided
to the City by the property owner, at the property owner's expense, at the City's
request.
In the CV Zone, no office and conference uses are allowed for parcels
fronting or taking primary access from Edmonds Avenue NE; and fast food restaurants
are prohibited from accommodating drive-throughs.
Fast food restaurants are prohibited from accommodating drive-throughs.
Any single indoor recreational use on a site shall not exceed a maximum
gross floor area of three thousand (3,000) square feet.
The use is limited to health clubs/fitness centers/sports clubs, which 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%) of any one floor of a building whose
primary use is office.
(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, 649-2000; Amd. Ord.
4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord. 5001, 2-10-2003; Ord. 5018, 9-22-2003;
Ord. 5027, 11-24-2003; Ord. 5028, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-
1-2004; Ord. 5124, 2-7-2005; Ord. 5191, 12-12-2005; Ord. 5241, 11-27-2006; Ord.
5286, 5-14-2007; Ord. 5305, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5356, 2-25-2008;
Ord. 5369, 4-14-2008; Ord. 5381, 5-12-2008; Ord. 5392, 6-23-2008; Ord. 5403, 7-21-
2008; Ord. 5407, 9-15-2008; Ord. 5432, 12-8-2008; Ord. 5436, 12-8-2008; Ord. 5437,
12-8-2008; Ord. 5466, 7-13-2009; Ord. 5471, 7-13-2009; Ord. 5473, 7-13-2009; Ord.
5520, 12-14-2009; Ord. 5529, 3-8-2010)
B. EMPLOYMENT AREA VALLEY:
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Section 4-3-090
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4-3-090 SHORELINE MASTER PROGRAM REGULATIONS:
A. PROGRAM ADOPTED:
The Shoreline Master Program, as issued and prepared by City of Renton Planning
Commission, of which one printed copy in book form has heretofore been filed and is
now on file in the office of the City Clerk and made available for examination by the
general public, is hereby adopted as the Shoreline Master Program by the City of
Renton. (Ord. 3758, 12-5-1983, Rev. 7-22-1955 (Mm.), 3-12-1990 (Res. 2787), 7-16-
1990 (Res. 2805), Rev. 9-12-1993 (Mm.), Ord. 4716, 4-13-1998)
The following is an excerpt from the officially adopted Shoreline Master Program.
The complete Shoreline Master Program, including policies, 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 mentiqned Shoreline Master Program together with any
amendments or additions thereto, together with an authenticated copy of this Section.
(Ord. 3094, 1-10-1977, eff. 1-19-1977)
C. AMENDMENTS:
Any and all amendments, additions or modifications to said Master Program, shall
be by ordinance. (Ord. 3758, 12-5-1 983, Rev. 7-22-1 985 (Mi), 3-12-1990 (Res.
2787), 71671990 (Res. 2805), Rev. 9-12-1993 (Mm.), 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. Preference is, therefore, given to the following uses in descending
order of priority for shorelines of statewide significance (as established by RCW
90.58.020):
Recognize and protect the statewide interest over local interest for shorelines of
statewide significance.
Preserve the natural character of the shorelines.
Result in long-term over short-term benefits.
Protect the resources and ecology of the shorelines.
Increase public access to publicly owned areas of the shorelines. (Ord. 3758, 12-
5-1983, Rev. 7-22-1985 (Mm.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), Rev. 9-
12-1993 (Mi), Ord. 4716, 4-13-1998).
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 eighteen (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:
Cedar River.
Green River.
Lake Washington.
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.
Springbrook Creek from the Black River on the north to SW 43rd Street on the
south.
Black River.
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7. The jurisdiction of this Master Program includes shorelines of the State as defined
in subsection F of this Section. (Ord. 3758, 12-5-1 983, Rev. 7-22-1985 (Mm.), 3-12-
1990 (Res. 2787), 7-16-1990 (Res. 2805), Rev. 9-12-1993 (Mm.), Ord. 4716, 4-13-
1998)
STATE OF WASHINGTON CLASSIFICATION OF WATER BODIES:
1. Shorelines of Statewide Significance: By.State standards, the Green River and
Lake Washington are classified as Shorelines of Statewide Significance, and
comprise approximately 5.8 miles of the shorelines of the State regulated by the City of
Renton.
2.. Shorelines of the State: In addition, the shorelines of the Cedar River, Black
River, Springbrook Creek, and May Creek are shorelines within the City.
THREE (3) ENVIRONMENTS DESIGNATED BY CITY:
Names of Environments: Three (3) environments, Natural, Conservancy, and
Urban, shall be designated to provide a uniform basis to apply policies and use
regulations within distinctively different shoreline areas.
Basis for Designation: The environmental designation to be given any specific
area shall be based on the existing development pattern, the biophysical capabilities
and limitations of the area being considered for development and the goals and
aspirations of local citizenry. Shorelines have been categorized according to the
natural characteristics and use regulations have been designated herein.
Map of Environments: The above information is illustrated in the following map.
(Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Miii.), 3-12-1990 (Res.Q787), 7-16-1990
(Res. 2805), Rev. 9-12-1993 (Mm.), Ord. 4716, 4-13-1998)
S
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Section 4-3-090
Page 3 of 20 .t SHORELINE ENVIRONMENTS
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1. Objective: The objective in designating a Natural environment is to protect and
preserve unique and fragile shoreline or wetland environments in their natural state.
The Natural environment is intended to provide areas of wildlife sanctuary and habitat
preservation. (aid. 3758, 12-5-1 983, Rev. 7-22-1 985 (Mm.) 3-12-1990 (Res. 2787), 7-
16-1 990 (Res. 2805) Rev. 9-1 2-1 993 (Mm.), aid. 4716,4-13-1998)
2. Areas to Be Designated as a Natural Environment:
Areas that are unique or fragile.
Floodway areas.
3. Extent of the Natural Environment: That portion of the north bank of the Black
River lying west of its confluence with Springbrook Creek shall be designated Natural
(see the Shoreline Environment Map in subsection G of this Section).
4. Acceptable Activities and Uses: The only human activity that is acceptable is
for floodway drainage or storage. All other human activities including recreation are
considered inappropriate.
5. Dedication for Flood Storage: The City of Renton recognizes that preservation
of Natural shoreline areas can only be assured through public acquisition. Therefore,
where private development is proposed in areas so designated, the City shall require
dedication as necessary for flood storage.
I. CONSERVANCY ENVIRONMENT:
1. Objective: The objective in designating a Conservancy environment is to protect,
conserve, and manage existing areas with irreplaceable natural or aesthetic features in
essentially their native state, while providing for limited use of the area. The
Conservancy environment is intended to provide a pleasant break in the surrounding
urban community. This environment shall seek to satisfy a portion of the present and
future needs of Rentôn.
2. Areas to Be Designated as a Conservancy Environment:
.• a. Areas of high scenic value.
b. Valuable areas for wildlife habitat.
Hazardous slope areas.
Flood-prone areas.
Areas which cannot provide adequate utilities for inense development.
-f. Areas with unique or fragile features.
3. Extent of the Conservancy Environment: That portion of May Creek east of FAI
-405 right-of-way and that portion of the south bank of the Cedar River, two thousand
five hundred feet (2,500') east of FAI-405 right-of-way, and that portion of Springbrook
Creek beginning from approximately S.W. 27th Street on the north to S.W. 31st Street
on the south, abutting City-owned wetlands in this area, and for that portion of the west
side of the Creek in the vicinity of S.W. 38th Street abutting the City's recently acquired
Wetlands Mitigation Bank shall be designated Conservancy (see the Shoreline
Environment Map and the Springbrook Creek Shoreline Boundary Map in subsection
G of this Section).
4. Acceptable Activities and Uses: Activities and uses considered to be
acceptable in a Conservancy environment are those of a nonconsumptive nature
which do not degrade the existing character of the area. Uses that are to be
predominant in a Conservancy environment are low-density residential, passive
agricultural uses such as pasture or range lands, and passive outdoor recreation.
5. Use Regulations in the Conservancy Environment
Commercial Uses: Commercial uses shall be limited to home occupations,
which shall be contained wholly within the dwelling unit
Fish and Game Reserve and Breeding Operations: Any such activity shal
be allowed only by the Land Use Hearing Examiner.
c Industrial Uses: All industrial activities are prohibited in a Conservancy
environment.
d. Recreation Use: In the Conservancy environment, recreation uses shall be
limited to passive recreation.
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Permitted Uses: Public hiking and bicycle trails, nonmotorized public
fishing, public wading and swimming spots, public areas for nature study, public picnic
areas.
Uses Allowed by Hearing Examiner: Public overnight camping areas.
e. Residential Uses:
Permitted Uses: Low-density single family residences.
Prohibited Uses: Multi-family residences of two (2) units or more.
f. Utilities:
Local Service Utilities: The necessary local service utilities shall be
permitted for approved activities and uses within the Conservancy environment and
shall be underground per City Code requirements.
Major Utilities: Major utilities may be allowed only by approval of the
Land Use Hearing Examiner and only if they cross the conservancy area in the
shortest feasible route.
g. Roads: Necessary roads are permitted subject to the standards of
subsection L15 of this Section, Roads and Railroads.
J. URBAN ENVIRONMENT:
Objective: The objective of the Urban environment is to ensure optimum
utilization of shorelines within urbanized areas by providing for public use, especially
access to and along the water's edge and by managing development so that it
enhances and maintains shorelines for a multiplicity of viable and necessary urban
uses.
Areas to Be Designated as Urban Environment:
a. Areas of High Intensity Land Use: The Urban environment is an area of
high-intensity land use including residential, commercial, and industrial development.
The environment does not necessarily include all shorelines within an incorporated
city, but is particularly suitable to those areas presently subjected to extremely
intensive use pressure, as well as areas planned to accommodate intensive urban
expansion. On certain shorelines planned for future urban expansion, there should be
limitations based on the physical aspects of the site.
Extent of the Urban Environment: All shorelines of the State regulated by the
City which are not designated as Conservancy or Natural are designated as Urban
(see the Shoreline Environment Map in subsection C of this Section).
Acceptable Use and Activities: All uses shall be allowed as indicated by
subsection L of this Section, Specific Use Regulations.
Use Regulations in the Urban Environment:
Water-Oriented Activities: Because shorelines suitable for urban uses are
a limited resource, emphasis shall be given to development within already developed
areas and particularly to water-oriented industrial and commercial uses.
Public Access: In this Master Program, priority is also given to planning for
public visual and physical access to water in the Urban environment. Identifying needs
and planning for the acquisition of urban land for permanent public access to the water
in the Urban environment shall be accomplished through the Master Program. To
enhance waterfront and ensure maximum public use, industrial and commercial
facilities shall be designed to permit pedestrian waterfront activities where practicable,
and the various access points ought to be linked to nonmotorized transportation routes
such as bicycle and hiking paths.
K. GENERAL USE REGULATIONS FOR ALL SHORELINE USES:
Applicability: This Section shall apply to all shoreline uses whenever applicable.
Items included here will not necessarily be repeated in subsection L of this Section,
Specific Use Regulations, and shall be used in the evaluation of all permits.
Environmental Effects:
a. Pollution and Ecological Disruption: The potential effects on water
quality, water and land vegetation, water life and other wildlife (including, for example,
spawning areas, migration and circulation habits, natural habitats, and feeding), soil
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quality and all other environmental aspects must be considered in the design plans for
any activity or facility which may have detrimental effects on the environment.
Burden on Applicant: Applicants for permits must explain the methods that
will be used to abate, avoid or otherwise control the harmful effects.
Erosion: Erosion is to be controlled through the use of vegetation rather
than structural means where feasible.
Geology: Important geological factors - such as possible slide areas - on a
site must be considered. Whatever activity is planned under the application for the
development permit must be safe and appropriate in view of the geological factors
prevailing.
3. Use Compatibility and Aesthetic Effects:
a. The potential impact of any of the following on adjacent, nearby, and
possibly distant land and shoreline users shall be considered in the design plans and
efforts made to avoid or minimize detrimental aspects:
View Obstruction: Buildings, smokestacks, machinery, fences, piers,
poles, wires, signs, lights, and other structures.
Community Disturbances: Noise, odors, night lighting, water and land
traffic, and other structures and activities.
Design Theme: Architectural styles, exterior designs, landscaping
patterns and other aspects of the overall design of a site shall be a uniform or
coordinated design, planned for the purpose of visual enhancement as well as for
serving a useful purpose.
Visually Unpleasant Areas: Landscaped screening shall be used to
hide from public view any area that may impinge upon the visual quality of a site, for
example, disposal bins, storage yards, and outdoor work areas.
Outdoor Activities: Work areas, storage, and other activities on a site
I • in a residential area shall be in enclosed buildings, as is reasonably possible, to
reduce distractions and other effects on surrounding areas. Outdoor activities of
commercial and industrial operations shall be limited to those necessary for the
operation of the enterprise. Outdoor areas shall not be used for storage of more than
minimal amounts of equipment, parts, materials, products, or other objects.
4. Public Access:
Where possible, space and right-of-way shall be left available on the
immediate shoreline so that trails, nonmotorized bike paths, and/or other means of
public use may be developed providing greater shoreline utilization.
Any trail system shall be designed to avoid conflict with private residential
property rights.
No property shall be acquired for public use without just compensation to the
owner.
5. Facility Arrangement - Shoreline Orientation: Where feasible, shoreline
developments shall locate the water-dependent, water-related and water-enjoyment
portions of their developments along the shoreline and place all other facilities inland.
6. Landscaping: The natural and proposed landscaping should be representative of
the indigenous character of the specific types of waterway (stream, lake edge,
marshland) and shall be compatible with the Northwest image. The scenic, aesthetic,
and ecological qualities of natural and developed shorelines should be recognized and
preserved as valuable resources.
7. Unique and Fragile Areas: Unique features and wildlife habitats should be
preserved and incorporated into the site. Fragile areas shall be protected from
development and encroachment.
L. SPECIFIC USE REGULATIONS:
1. Airports and Seaplane Bases: •
a. Airport Location: A new airport shall not be allowed to locate within the
shoreline. However, an airport already located within a shoreline shall be perthitted to
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upgrade and expand its facilities provided such upgrading and expansion would not
have a detrimental effect on the shoreline.
b. Location of Seaplane Bases:
Private Seaplane Bases: A single private seaplane is permitted per
residence.
Commercial Seaplane Bases: New commercial seaplane bases may
be allowed in industrial areas provided such bases are not contiguous to residential
areas.
c. Airport Facilities:
Future hangars should be set back a minimuñi of twenty feet (20') from
the ordinary high water mark of the shoreline and shall be designed and spaced to
allow viewing of airport activities from the area along the water's edge.
Tie-down areas should be no closer than twenty feet (20') from the
ordinary high water mark of the shoreline for aircraft.
d. Seaplane Bases (Commercial):
I. Docks and Tie Down Areas: Docks for the mooring of seaplanes are
permitted. Seaplanes may be stored on the dock or ramps.
ii. Tie-down areas may be provided on seaplane ramps.
e. Landscaping: Landscaping shall be required around parking areas in
accordance with City regulations. The landscaping shall be compatible with the
activities and characteristics of aircraft in that it should be wind resistant, low profile,
and able to survive under adverse conditions.
f. Services: Services or aircraft shall conform to FAA standards, which include
fuel, oil spill clean-up, safety and firefighting equipment, and vehicle and pedestrian
separation.
2. Aquaculture:
Location: Aquaculture operations may be located on streams and rivers,
EXCEPT in Natural and Conservancy environments and along urban areas developed
with residential uses.
Time: Facilities shall be allowed on a temporary basis only.
Design and Construction: All structures over or in the water shall meet the
following restrictions:
They shall be securely fastened to the shore.
They shall be designed for a minimum of interference with the natural
systems of the waterway including, for example, water flow and quality, fish circulation,
and aquatic plant life.
Hi. They should not prohibit or restrict other human uses of the water, such
as swimming and/or boating.
iv. They shall be set back appropriate distances from other shoreline uses,
if potential conflicts exist:
3. Boat-Launching Ramps:
Site Appropriateness - Water Characteristics: Water depth should be
deep enough off the shore to allow use by boats. Water currents and movement and
normal wave action shall be suitable for ramp activity.
Site Appropriateness - Topography: The proposed area should not
present major geological or topographical obstacles to construction or operation of the
ramp. Site adaptation such as dredging shall be minimized.
Dimensions and Location: The ramp should be designed so as to allow for
ease of access to the water with minimal impact on the shoreline and water surface.
Ramp Surface Material: The surface of the ramp may be concrete, precast
concrete, or other hard permanent substance. The material shall be permanent and
noncontaminating to the water. Loose materials, such as gravel or cinders, will not be
used. The material chosen shall be appropriate considering the following conditions: 40 Soil characteristics, erosion, water currents, waterfront conditions, and usage of the
ramp.
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e. Review Required: Engineering design and site location approval shall be
obtained from the appropriate City department.
4. Bulkheads:•
Applicability and Exemption: All bulkheads are subject to the regulations
set forth in this Master Program, except that bulkheads common to a single family
residence are exempted from the permit sytem set forth in this Master Program and
Building Code.
When Permitted: A bulkhead may be permitted only when:
i. Required to protect upland areas or facilities.
U. Riprap cannot provide the necessary protection.
Hi. The bulkhead design has been engineered by an appropriately State
licensed professional engineer, and the design has been approved by the Renton
Department of Public Works.
Associated Fill: A bulkhead for the purpose of creating land by filling behind
the bulkhead shall be permitted only when the landfill has been approved. The
application for a bulkhead shall be inpluded in the application for the landfill in this
case. (See subsection L8 of this Section, Landfills.)
General Design Requirements:
I. The burden rests upon the applicant for the permit to propose a specific
type of bulkhead design which has been engineered by an appropriately State licensed
professional engineer.
H. All approved bulkheads are to be constructed in such a manner as to
minimize damage to fish and shell fish habitat. In evaluating the application for a
proposed bulkhead, the Development Services Division shall consider the effect of the
bulkheads on public access to publicly owned shorelines. Where possible, bulkheads
are to be designed so as not to detract from the aesthetic qualities of the shoreline.
Hi. Bulkheads are to be constructed in such a manner as to minimize
alterations of the natural shoreline and to minimize adverse effects on nearby
beaches.
iv. In cases where bulkheading is permitted, scientific information
suggests a rock riprap design is preferred. The cracks and openings in such a
structure afford suitable habitats for certain forms of aquatic life. If there is determined
to be a severe rate population, consideration must be given to construction of a solid
bulkhead to eliminate ctacks and openings typical to a riprap structure.
5. Commercial Developments:
a. Location of Developments:
New commercial developments are to be encouraged to locate in those
areas where current commercial uses exist.
New commercial developments on Lake Washington which are neither
water-dependent, nor water-related, nor water-enjoyment, nor which do not provide
significant public access to and along the waters edge will not be permitted upon the
shoreline.
b. Incorporation of Public Recreational Opportunities: Commercial
developments should incorporate recreational opportunities along the shoreline for the
general public.
c. View Impacts: The applicant for a shoreline development permit for a new
commercial development must indicate in his application the effect which the proposed
commercial development will have upon the scenic view prevailing in the given area.
Specifically, the applicant must state in his permit what steps have been taken in the
design of the proposed commercial development to reduce to a minimum interference
with the scenic view enjoyed by any significant number of people in the area.
d. Setback: A commercial building should be located no closer than fifty feet
(50') to the ordinary high water mark; however, the Land Use Hearing Examiner may
reduce this requirement through the variance process for good reason for those
structures that allow public access to and along the waters edge.
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6. Dredging: -
a. Definition: The removal of earth or sediment from the bottom or banks of a
body of water.
b. Permitted Dredging: Dredging is to be permitted only when:
Dredging is necessary for flood control purposes, if a definite flood
hazard would exist unless dredging were permitted.
Dredging is necessary to correct problems of material distribution and
water quality, when such problems are adversely affecting aquatic life or recreational
areas.
iH. Dredging is necessary to obtain additional water area so as to
decrease the intrusion into the lake of a public, private or marina dock. This type of
dredging may only be allowed if the following conditions are met: The water of the
dredged area shall not be stagnant or polluted; and the water of the dredged area shall
be capable of supporting aquatic life.
Dredging may be permitted where necessary for the development and
maintenance of public shoreline parks and of private shorelines to which the public is
provided access. Dredging may be permitted where additional public access is
provided and/or where there is anticipated to be a significant improvement to fish or
wildlife habitat, provided there is no net reduction upon the surface waters of the lake.
Dredging may be permitted to maintain water depth and havigability.
Dredging is performed pursuant to a remedial action plan, approved
under authority of the Model Toxics Control Act or pursuant to other authorization by
the Department of Ecology, U.S. Army Corps of Engineer or other agency with
jurisdiction.
c. Prohibited Dredging:
i. Dredging is prohibited in unique or fragile areas (see RMC 4-1 1-210)
except for the purposes identified in subsection L7a of this Section where appropriate
Federal and/or State authorization has been received, and any required environmental
review and mitigation is conducted.
H. Dredging solely for the purpose of obtaining fill or construction material,
which dredging is not directly related to those purposes permitted in subsection 1-7a of
this Section, is prohibited.
d. Regulations on !ermifted Dredging:
i. Report by Engineer Required: All proposed dredging operations shall
be planned by an appropriate State licensed professional engineer. An approved
engineering report shall be submitted to the Renton Development Services Division as
part of the application for a shoreline permit.
ii. Applicant's Resporisibility: The responsibility rests solely with the
applicant to demonstrate the necessity of the proposed dredging operation.
Minimal Adverse Effect: The responsibility further rests with the
applicant to demonstrate that there will be a minimal adverse effect on aquatic life
and/or on recreational areas.
Timing: The timing of any dredging operation shall be planned so that
it has minimal impact or interference with fish migration.
Adjacent Bank Protection: When dredging bottom material of a body
of water, the banks shall not be disturbed unless absolutely necessary. The
responsibility rests with the applicant to propose and carry out practices to protect the
banks. If it is absolutely necessary to disturb the adjacent banks for access to the
dredging area, the responsibility rests with the applicant to propose and carry out a
method of restoration of the disturbed area to a condition minimizing erosion and
siltation.
• A. Adjacent Properties: The responsibility rests with the applicant to
demonstrate a method of eliminating or preventing conditions that may;
Create a nuisance to the public or nearby activity.
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Damage property in or near the area.
Cause substantial adverse effect to plant, animal, aquatic or human life
in or near the area.
Endanger public safety in or near the area.
Contamination: The applicant shall demonstrate a method to control
contamination and pollution to water, air, and ground.
Disposal of dredged material: The applicant shall demonstrate a
method of disposing of all dredged material. Dredged material shall not be deposited in
a lake or stream except if the material is approved as part of a contamination
remediation project approved by appropriate State and/or Federal agencies. In no
instance shall dredged material be stockpiled in a shoreland area. If the dredged
material is contaminant or pollutant in nature, the applicant shall propose and carry out
a method of disposal that does not contaminate or pollute water, air, or ground.
7. Industrial Development:
a. When Permitted: Industrial developments are to be permitted only when:
They are water-dependent, water-related or they provide reasonable
public access to and along the water's edge. New industrial developments on Lake
Washington which are neither water-dependent, nor water-related shall provide
significant public access.
They minimize and cluster those water-dependent and water-related
portions of their development along the shoreline and place inland all facilities which
are not water-dependent; and,
Hi. Any over-water portion is water-dependent, is limited to the smallest
reasonable dimensions, and is approved by the Land Use Hearing Examiner; and,
They are designed in such manner as to enhance the scenic view; and,
It has been demonstrated in the permit application that a capability
exists to contain and clean up spills or discharges of pollutants associated with the
industrial development.
b. Setbacks: Industrial structures shall be set back twenty five feet (26)
minimum from the ordinary high water mark.
8. Landfills:
a. When Permitted: Landfills shall be permitted in the following cases:
For detached single family residential uses, when the property is located
between two (2) existing bulkheads, the property may be filled to the line of conformity
provided the fill does not exceed one hundred twenty five feet (125') in length along the
ordinary high water mark and thirty five feet (35') into the wafer, and provided the
provisions of RMC 4-9-1 9014b(i) through 4-9-1 9014b(vi) are satisfactorily met; or
When a bulkhead is built to protect the existing perimeter land, a landfill
shall be approved to bring the contour up to the desired grade; or
Hi. When in a public use area, landfill would be advantageous to the
general public; or
When repairs or modifications are required for existing bulkheads and
fills; or
When landfill is required for flood control purposes; or
When a landfill is part of a remedial action plan approved by the
Department of Ecology pursuant to the Model Toxics Control Act, or otherwise
authorized by the Department of Ecology, U.S. Army Corps of Engineers, or other
agency with jurisdiction.
vu. Justification for landfill for any other purpose than those listed in
subsections LBa(i) through (vi) of this Section will be allowed only with prior approval of
the Land Use Hearing Examiner.
9. Marinas:
C
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a. When Permitted: Marinas shall be permitted only when:
i. Adequate on-site parking is available commensurate with the moorage
facilities provided. (See subsection L9b(vi) of this Section.)
U. Adequate water area is available commensurate with the actual
moorage facilities provided.
Hi. The location of the moorage facilities is convenient to public roads.
b. Design Requirements:
Marinas are to be designed in the manner that will minimize adverse
effects on fish and shellfish resources and be aesthetically compatible with adjacent
areas.
Marinas utilized to overnight and long-term moorage are not to be
located in shallow-water embayments with poor flushing action.
Ui. Applications for permits for marina construction are to be evaluated for
dompliance with standards promulgated by Federal, State, and local agencies.
Marinas and other commercial boating activities are to be equipped
with receptacles to receive and adequately dispose of sewage, waste, rubbish, and
litter from patrons' boats.
Applications for development permits for the construction of marinas
must affirmatively indicate that the marina will be equipped to contain and clean up any
spills or discharges of pollutants associated with boating activities.
Parking should be provided in accordance with the following ratio:
private and public marinas: two (2) per three (3) slips; private marina associated with
residential complex: one per (3) slips.
Special designated loading areas should be provided near piers in the
amount of one parking space per twenty five (25) slips; all other parking areas are to
be located one hundred feet (100') from the ordinary high water mark.
c. Location of Marinas:
i. Marinas shall be permitted only upon Lake Washington. Marinas must
provide adequate access, parking, and surface water area in relation to the number of
moorage spaces provided.
10. Mining:
All mining, including surface mining, shall be prohibited.
Surface mining shall mean all or any pad of the process involved in
extraction of minerals by removing the overburden and mining directly from the mineral
deposits thereby exposed, including open pit mining of minerals naturally exposed at
the surface of the earth, mining by the auger method, and production of surface mining
refuse. The surface mining shall not include reasonable excavation or grading
conducted for farming, on-site road construction, or on-site building construction.
11. Parking:
Public Parking: In order to encourage public use of the shoreline, public
parking is to be provided at frequent locations. Public parking facilities should be
discouraged along the waters edge. Public parking facilities are to be designed and
landscaped to minimize adverse impact upon the shoreline and adjacent lands and
upon the water view.
Private Parking: Private parking facilities are to be located away from the
water's edge where possible.
12. Piers and Docks:
Purpose: To establish approval and design criteria.
Fees Prohibited: No fees or other compensation may be charged for use by
nonresidents of piers or docks accessory to residences.
General Design Requirements:
i. Minimize Interference: Piers and docks shall be designed to minimize
interference with the public use of the water surface and shoreline.
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ii. Floating Docks: The use of floating docks in lieu of other types of
docks is to be encouraged in those areas where scenic values are high and where
substantial conflicts with recreational boaters and fishermen will not be created.
iii. Expansion Encouraged: The expansion of existing piers and docks is
encouraged over the construction of new facilities.
iv. General Criteria for Approval of Docks and Piers: The responsibility
rests upon the applicant to affirmatively demonstrate the need for the proposed pier or
dock in his application for a permit. The approval of a new dock or pier or a
modification or extension of an existing dock or pier shall include a finding that the
following criteria have been met:
The dock or pier length does not extend beyond a length necessary to
provide reasonable and safe moorage.
The dock or pier does not interfere with the public use and enjoyment
of the water nor create a hazard to navigation.
The dock or pier will not result in the unreasonable interference with
the use of adjacent docks and/or piers; and
The dock or pier must comply with the design criteria specified in the
following sections.
v. Construction Type: All piers and docks shall be built of open pile
construction except that floating docks may be permitted where there is no danger of
significant damage to an ecosystem, wherescenic values are high, and where one or
more of the following conditions exist:
Extreme water depth, beyond the range of normal length piling.
A soft bottom condition, providing little support for piling.
Ledge rock bottom that renders it not feasible to install piling.
Safety: All piers and docks shall be constructed and maintained in a
safe and sound condition.
Protection from Toxic Materials: Applicants for the new construction
or extension of piers and docks or the repair and maintenance of existing docks shall
use materials and methods which prevent toxic materials, petrochemicals and other
pollutants from entering surface water during and after construction.
d. Allowable Types of Piers and Docks: Permits for the following
construction of piers or docks will be allowed:
Piers and docks which provide for public recreational access and use or
marinas.
Community piers and docks in new major waterfront subdivisions.
iH. Piers and docks which are constructed for private joint use by two (2) or
more waterfront property owners.
iv. Private single family residence piers and docks.
Community piers and docks for multi-family residence including
apartments, condominiums, or similar developments.
Water-dependent commercial and industrial uses.
e. Design Criteria for Single Family Docks and Piers:
•
i. Number: There shall be no more than one pier per developed waterfront
lot or ownership.
ii. Dock Size Specifications: The following dock specifications shall be
allowed:
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o Length: The dock may extend to a maximum of eighty feet (80')
beyond the ordinary high water line into the water or until a depth of
twelve feet (12') below the mean low water mark, whichever is reached
first. However, in no case shall a dock of less than fifty feet (50) in
length be required.
Width: The maximum width of a dock shall be eight feet (8').
Location: No portion of a pier or dock for the sole use of a private
single family residence may lie closer than five feet (5') to an adjacent
property line.
Extension: One extension of a dock parallel to the shoreline or one
float may be allowed provided such extension is not located closer that
five feet (5') from a side lot line or exceed one hundred (100) square
feet in size.
iii. Joint Use Piers and Docks:
Location: A joint use dock may be constructed for two (2) contiguous
waterfront properties and may be located on a side property line or
straddling a side property line, common to both properties.
Agreement: A joint use ownership agreement or covenant shall be
prepared with the appropriate signatures of the property owners in
question and recorded with the King County Assessor's Office. A copy
of the recorded agreement shall be provided to the City. Such
document should specify ownership rights and maintenance
provisions.
Dock Size Specifications: Joint use docks and piers may extend to
eighty feet (80') beyond the ordinary high water mark or to a depth of
twelve feet (12'), whichever is reached first.
Joint use docks and piers may not exceed a maximum width of twelve
feet (12').
Joint use docks and piers may be allowed one pier extension or float a
maximum of one hundred fifty (150) square feet in size for each ownWr.
Requests for greater dock length may only be subrnifted as
specified below under subsection Li 2i of this Section once an
individual has failed to work with an adjacent property owner in
establishing a joint use dock.
f. Design Criteria for Multi-Family Residence Docks:
I. Resident Moorage: Moorage at the docks shall be limited to residents
or owner of the subdivision, apartments, condominiums or similar developments for
which the dock was built.
Maximum Number of Berthing Spaces: The ratio of moorage berths
to residential units shall be one berth for every two (2) dwelling units.
Length of Multiple Family Pier or Dock: Multiple family piers and
docks shall not exceed a length of one hundred eighty feet (180') into the water
beyond the ordinary high water mark, except as may be allowed under subsection L12i
of this Section.
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g. Design Criteria for Recreational, Commercial and Industrial Docks: The
following dock specifications shall be allowed:
Length and Depth: Unless otherwise determined or directed by any
State agency having jurisdiction, the dock may extend into the water one hundred fifty
feet (150'); if the depth of thirty feet (30') is not reached, the dock may be extended
until a depth of thirty feet (30') is reached, provided the dock does not exceed two
hundred fifty feet (250'); and in the case of a marina adjacent to a designated harbor
area, docks and associated breakwaters may extend to the greater of (a) the distance
determined pursuant to the foregoing criteria, (b) the inner harbor line, or (c) such point
beyond the inner harbor line as is allowed by the terms of a lease, license or other
formal authorization approved by the Washington State Department of Natural
Resources or other agency with jurisdiction. -
Width: The maximum width shall be twelve feet (12').
Location: Docks shall be placed no closer than thirty feet (30') to a
side property line.
Piers or Docks Associated with City Trails: Docks or piers which are
associated or linked with City trails shall be no greater than necessary to serve the.
intended purpose and will be determined by the City on a case-by-case basis.
h. Use of Buoys and Floats:
I. Buoys and Floats Encouraged:'Where feasible, the use of buoys and
floats for moorage, as permitted below under subsection Li 2h(ii) of this Section, may
be allowed as an alternative to the construction of piers and docks. Such buoys and
floats are to be placed as close to shore as possible in order to minimize hazards to
navigation, including reflectors for nighttime visibility. In no case shall a buoy be
located further from the shoreline than the allowable length for docks.
ii. Requirements: Floats shall be allowed under the following conditions:
Floats shall be anchored to allow clear passage on all sides by small
watercraft.
Floats shall not exceed a maximum of one hundred (100) square feet
in size. A float proposed for joint use between adjacent property
owners may not exceed one hundred fifty (150) square feet per
residence.
A single family residence may only have one float.
Floats shall not exceed a length of fifty feet (50') into the water beyond
the ordinary high water mark, except public recreation floats.
i. Variance to Dock and Pier Dimensions: Requests for greater dock and pier
dimensions than those specified above may be submitted as variance applications to
the City's Land Use Hearing Examiner. Any greater dimension than those listed above
may be allowed by the Land Use Hearing Examiner for good reason, which shall
include, but is not limited to, conditions requiring greater dock dimensions. The
Examiner, in approving a variance request, shall include a finding that a variance
request compiles with:
i. The criteria listed in subsection L12c of this Section when approving
such requests; and
H. The criteria specified in RMC 4-9-19014.
13. Recreation:
a. Definition: The refreshment of body and mind through forms of play,
amusement or relaxation. 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.
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b. Public Recreation: Public recreation uses shall be permitted within the
shoreline only when the following criteria are considered:
i. Accessibility to the water's edge is provided consistent with public safety
needs and in consideration of natural features.
H. Recreational development shall be of such variety as to satisfy the
diversity of demands of the local community; and
Just compensation is provided to the owner for property acquired for
the public use; and
It is designed to avoid conflicts with owner's legal property rights and
create minimum detrimental impact on the adjoining property; and
It provides parking spaces to handle the designed public use, and it will
be designed to have a minimum impact on the environment.
c. Private Recreation: Private recreational uses open to the public shall be
permitted only when the following standards are met:
There is reasonable public access to the recreational uses, including
access along the water's edge where appropriate. In the case of Lake Washington,
significant public access shall be provided.
The proposed facility will have no significant detrimental effects on
adjacent parcels; and
Adequate, screened, and landscaped parking facilities that are
separated from pedestrian paths are provided.
14. Residential Development: Floating residences are prohibited. Residential
developments shall be allowed only when:
Adequate public utilities are available; and
Residential structures are set back inland from the ordinary high water mark
a minimum of twenty five feet (25') or consistent with setback provisions of the Renton
Municipal Code, whichever provides the greater setback; and
Density shall not increase beyond the zoning density outlined in the Renton
Comprehensive Plan and Zoning Code.
New residential developments shall be encouraged to provide public access.
Unless deemed inappropriate due to health, safety or environmental concerns, new
multi-family, condominium, planned unit developments, and subdivisions except shod
plats, shall provide public access along the water's edge; in the case of Lake
Washington, significant public access shall be provided.
15. Roads andRailroads:
Scenic Boulevards: Shoreline roadways should be scenic boulevards
where possible
Sensitiv Design: Roadways located in shoreland açeas should be limited
and designed and aintained.to prevent soil erosion and to pernit natural movement
of groundwater.
Debris Disposal: All debris and other waste materials from construction are
to be disposed of in such a way as to prevent their entry by erosion into any water
body.
Road Locations: Road locations are to be planned to fit the topography,
where possible, in order that minimum alteration of existing natural conditions will be
necessary.
16. Stream Alteration:
Definition: Stream alteration is the relocation or change in the flow of a
river, stream or creek. A river, stream or creek is surface water runoff flowing in a
natural or modified channel.
Permitted Stream Alteration:
i. Unless otherwise prohibited by subsection L16c of this Section, stream
alteration may be allowed subject to the regulations in subsection L16d of this Section.
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ii. Stream alteration may be permitted if it is part of a public flood hazard
reduction/habitat enhancement project approved by appropriate State and/or Federal
agencies.
c. Prohibited Stream Alteration:
Stream alteration is prohibited in unique and fragile areas, except if the
stream alteration is part of a public flood hazard reduction/habitat enhancement project
approved by appropriate State and/or Federal agencies.
Stream alteration solely for the purpose of enlarging the developable
portion of a parcel of land or increasing the economic potential of a parcel of land is
prohibited.
Ui. Stream alteration is prohibited if it would be significantly detrimental to
adjacent parcels.
d. Regulations on Stream Alteration:
Engineering: All proposed stream alterations shall be designed by an
appropriately State licensed professional engineer. The design shall be submitted to
the Development Services Division as part of the application.
Applicant's Responsibility: The responsibility rests solely with the
applicant to demonstrate the necessity of the proposal.
Timing: The timing and the methods employed will have minimal
adverse effects on aquatic life.
Pollution: Pollution is to be minimized during and after construction.
Low Flow Maintenance: The project must be designed so that the low
flow is maintained and the escape of fish at low water is possible.
Over-Water Cover: No permanent over-water cover or structure shall
be allowed unless it is in the public interest.
17. trails:
Definition: For the purposes of the Shoreline Master Program, trails are a
nonmotorized transportation route designed primarily for pedestrians and bicyclists.
Permitted Uses: Trail uses shall be permitted within the shoreline, when the
following standards are met:
i. Provisions for maintenance operation and emergency access have been
provided.
U. They link water access points along the shoreline, or they link water
access points along the shoreline with upland community facilities.
Hi. They are designed to avoid conflict with private property rights and to
create the minimum objectionable impact on adjacent property owners. (Ord. 3758, 12-
5-1983, Rev. 7-22-1985 (Mm.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9-12-
1993 (Mm.), Ord. 4716, 413-1998)
Just compensation is provided to the owner for property to be acquired
by the public.
They insure the rights and privacy of the adjoining property owners.
Over-water structures required by the trails are determined to be in the
public interest.
They are designed with a surface material which will carry the actual
user loads and will have a minimum impact on the environment.
18. Utilities:
Native Vegetation: The native vegetation shall be maintained whenever
possible. When utility projects are completed in the water or shoreland, the disturbed
area shall be restored and landscaped as nearly as possible to the original condition,
unless new landscaping is determined to be more desirable.
Landscaping: All vegetation and screening shall be hardy enough to
withstand the travel of service trucks and similar traffic in areas where such activity
occurs.
Screening of Public Utilities: When a public utility building, telephone
exchange, sewage pumping operation or a public utility is built in the shoreline area,
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Section 4-3-090
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the requirements of this Master Program shall be met and the following screening
requirements shall be met. If the requirements of subsection Li Ba of this Section,
Native Vegetation, and the requirements of this subsection are in disagreement, the
requirements of this subsection shall take precedence.
If the installation is housed in a building, the building shall conform
architecturally with the surrounding buildings and area or with the type of building that
will develop due to the zoning district.
An unhoused installation on the ground or a housed installation that
does not conform with subsection Li Bc(i) of this Section shall be sight screened with
evergreen trees, shrubs, and landscaping planted in sufficient depth to form an
effective and actual sight barrier within five (5) years.
An unhoused installation of a dangerous nature, such as an electrical
distribution substation, shall be enclosed with an eight foot (8') high open wire fence.
Such installations shall be sight screened with evergreen trees, shrubs, and
landscaping planted in sufficient depth to form an effective and actual sight barrier
except at entrance gate(s), within five (5) years.
d. Special Considerations for Pipelines: Installation and operation of
pipelines shall protect the natural conditions of adjacent watercourses and shorelines.
Water quality is not to be degraded to the detriment of marine life nor
shall water quality standards be violated.
Native soils shall be protected from erosion and natural conditions
restored. Watercourse banks and bottoms shall be protected, where necessary, with
suitable surface treatment.
Petro-chemical or toxic material pipelines shall have automatically
controlled shutoff valves at each side of the water crossing.
All petro-chemical or toxic material pipelines shall be constructed in
accordance with the regulations of the Washington State Transportation Commission
and subject to review by the City Public Works Department.
e. Major Utilities - Specifications:
Overhead High Voltage Power Lines: Structure of overhead power
lines should be single-pole type or other aesthetically compatible design. Joint use
docks and piers may extend to eighty feet (80') beyond the ordinary high water mark or
to a depth of twelve feet (12'), whichever is reached first.
Electrical Distribution Substations: Electrical distribution substations
shall be at a shoreland location only when the applicant proves there exists no other
site out of the shoreland area and when the screening requirements of subsection
LlBc of this Section are met.
Communications: This Section applies to telephone exchanges
including radar transmission installations, receiving antennas for cable television
and/or radio, and any other facility for the transmission of communication systems.
Communications installations may be permitted in the shoreline area only when there
exists no feasible site out of the shoreline and water area and when the screening
requirements of subsection LlSc of this Section are met. In an aesthetic interest, such
installations shall be located as far as possible from residential, recreational, and
commercial activities.
Pipeline Utilities: All pipeline utilities shall be underground. When
underground projects are completed on the bank of a water body or in the shoreland or
a shoreline, the disturbed 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.
Public Access: All utility companies shall be asked to provide
pedestrian public access to utility owned shorelines when such areas are not
potentially hazardous to the public. Where utility rights-of-way are located near
recreational or public use areas, utility companies shall be encouraged to provide said
rights-of-way as parking or other public use areas for the adjacent public use area.
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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
I -of-way is strongly encouraged. It would be desirable to include railroad lines within
this right-of-way also.
f. Local Service Utilities, Specifications:
Waterlines: Sizes and specifications shall be determined by the Public
Works Department in accordance with American Water Works Association (AVVWA)
guidelines.
Sanitary Sewer: The existence or use of outhouses or privies is
prohibited. All uses shall hook to the municipal sewer system. There shall be no septic
tanks or other on-site sewage disposal systems. Storm drainage and pollutant
drainage shall not enter the sanitary sewer system. During construction phases,
commercial 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 Public Works Department and METRO. (Ord. 5450, 3-2-2009)
Storm Sewers: A storm sewer drainage system shall be required.
Prefreatment of storm runoff or diversion to sanitary sewers may be required to keep
deleterious substances 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.
Discharges of Pollutants and Petroleum Products:
Agency Review: Discharges of pollutants into watercourses and
groundwater shall be subject to the Washington State Department of
Ecology, Corps of Engineers, 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 sanitary 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 facilities shall
hereafter not be allowed.
g. All-Inclusive Utility Tunnels: For the distribution of local utilities, utility
tunnels under the street right-of-way are recommended to carry all local utility services.
For new development, the tunnel could be built at the time of road construction. 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 (Mm.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9-
12-1 993 (Mi), Ord. 4716, 4-1 3-1 998)
VARIANCES AND CONDITIONAL USES:
See RMC 4-9-1901. (Ord. 4722, 511a1 998)
AMENDMENTS TO SHORELINE MASTER PROGRAM:
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 (Mm.), 3-12-1990 (Res.
2787), 7-16-1990 (Res. 2805), 9-12-1993 (Mm.), Ord. 4716, 4-13-1995)
Review Process: Any amendments to this Master Program shall be reviewed first
by the Planning Commission, which shall conduct 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 Washington State Department of
Ecology for approval in accordance with the Shoreline Management Act of 1971. (Ord.
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Section 4-3-090 . . Page 20 of 20
3758, 12-5-1983, Rev. 7-22-1985 (Mm.), 3-12-1990 (Res. 2767), 7-16-1990 (Res.
2805), 9-12-1993 (Mm.), Ord. 4716,4-13-1998)
0. 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 4-8-11OH. (Ord. 4722, 5-11-1 998)
This page of the Renton Municipal Code is current City Website: http://rentonwa.gov/
through Ordinance 5556, passed October 21, 2010. (http://rentonwa.gov/)
Disclaimer: The City Clerk's Office has the official version of the City Telephone: (425) 430-6502
Renton Municipal Code. Users should contact the City Clerk's Code Publishing Company
Office for ordinances passed subsequent to the ordinance cited (http://www.codepublishing.com/)
above.
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fl
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43:090N
N. AMENDMENTS TO SHORELINE - b. Enhance the general appearance of
MASTER PROGRAM:
/
the City;
1. Time: The City shall review this Master Encourage creativity in building and
Program every four (4)-years hereafter, or. / site design;
sooner ilnecessary. (Ord. 3758, 12-5-19é,
Rev. 7-221985 (Mm.), 3-12-1990 (Res./ Achieve predictability, balanced with
2787), 7-16-1 990 (Res. 2805), 9-12-1993 .- flexibility; and
(Mm.), Ord. 4716, 4-13-1998) /
- - - / Consider the individual merits of pro- -
2. Review Process: Any amegaments to posals. -
this Master Program shall be róiewed first by -
the Planning Commission, wfich shall con- 2. Create design standards and guidelines
duct one public hearing onfre proposed - - specific to District 'A' that ensure design qual-
amendment. The Planning'Commlssion shall Ityof structures and site development lmple-
make a recommendatiojto the City Council, menting the City of Renton's Comprehensive
- which may hold one p lic hearing before Plan Vision for portionsof the Urban Center— - -
making a deterniinatijn. Any propoed - Downtown zoned Center Downtown and
amendment shall b$submitted to the Wash- Residential Multi-FamilyUrban Center. This
ington State DepaVment of Ecology for ap- Vision is of a downtown that will continue to
proval in accor44ice with the Shoreline - develop into an efficient and attractive urban
Management A$ of 1971. (Ord. 3758, city. The Vision of the Downtown Core is of.
12-5-1983, Ref 7-22-1985 (Mm.), 3-12-1990 mixed uses with high-density residential liv-
(Res. 2787)J-16-1990 (Res. 2805), - ing supported by multi-modal transit opportii-
9-12-1993 Ø'lln.), Ord. 4716, 4-13-1995) nities. Redevelopment will be based on the
/ pattern and scale of established streets and
0. VIOLATIONS OF THIS CHAPTER AND buildings. (Ord. 5355, 2-25-2008)
PENALTItS: - -
Uhless ot$'erwise Cpecified, violations of this 3. Create design standards and guidelines -- -
Chapter4re misdemeanors subject to RMC specific to District 'B' (the South Renton
1-3-1. COrd. 4722, 5-11-1998; Ord. 5159, Neighborhood) that ensure design quality of
10-17/2005) structures and site development implement-
/ ing the City's South Renton Neighborhood
P. /APPEALS: - Plan. The South Renton Neighborhood Plan,
Sje RMC 4-8-1UH. (Ord. 4722, 5-11-1998) for a residentialarea located within the Urban
/
- Center - Downtown, maintains the existing,
traditional grid street plan and respects the
4-3-095 (Deleted by Ord. -5286, scale of the neighborhood, while providing
5-14-2007) new housing at urban densities. The South
Renton Neighborhood Plan supports a resi-
dential area that is positioned to capitalize on
4-3-100- URBAN--DESIGN . the.employmentandsetalLopportunilies in-
REGULATIONS: dreasingly available in the Downtown Core.
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;
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 ugrid pattern" of streets and blocks. The
Vision is of a vibrant, economically vital
neighborhood that encourages use through-
out by pedestrians.
(Revised 5108)
3-40
4-3-100 B
Create design standards and. guidelines
applicable to the use of "big-box retail°as de-
fined in RMC 4-11-1 80, Definitions.
Create design standards and guidelines
specific to the Center Village commercial
core (District 'D') that ensure design qualily of
structure and site development that Irtple-
ments the City of tRenton's Comprehensive
Plan Vision for the Center Village designa-
tion. Uses within this district include business
and professional offices, services, retail, res-
taurants, recreational businesses, mixed-use
commercial and residential building, and
multi-family residential. This portion of the
Center Village is intended to provide a vital
business district serving the focal neighbpr-
hood and beyond.
Create design standards and guidelines
specific to the residential portion of the Cen-
ter Village (District 'E') that ensure design
quality of structure and site development that
Implements the City of Renton's Comprehen-
sive Plan Vision for the Center Village desig-
nation. A variety of housing options allows
economic and lifestyle diversity in the Center
Village, with design regulations to tie the
range of styles and types together.
Establish two (2) categories of regula-
tions: (a) "minimum standards" that must be
met, and (b) "guidelines" that, while not man-
datory, are considered by the Development
Services Director in determining if the pro-
posed action meets the intent of the design
guidelines. Set specific minimum standards
and guidelines may apply to all districts; or
certain districts only (Districts 'A,' 'B,' 'C,' '0,'
or 'E'), as indicated herein. (Ord. 5029,
11-24-2003; Ord. 5124,2-7-2005; Ord. 5286,
5-14-2007)
B. APPLICABILITY:
1. This Section shall apply toall develop-
ment in the Urban Center - Downtown and
Urban Center - North. For the purposes of
the design regulations, the Center Downtown
is District 'A,' South Renton is District 'B,' and
the Urban Center - North is District 'C.' Dis-
tricts 'A' through 'C' are depicted on the Urban
Center Design Overlay District Map, shown in
subsection B4 of this Section.
This Section shall also apply to big-box
retail ue where allowed in the Commercial
Arterial (CA), Light Industrial (IL), Medium In-
dustrial (lM), and Heavy Industrial (lH) 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').
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. Where conflicts may be construed
between the map in subsection B4 of this
Section and the text in this Section, the text
shall prevail.
3 - 41 (Revised 5108)
4-3-1008
4. Urban Design District:
S
::: I;t w\sijIoTo
S
Urban Design Overlay District Map
- 'Yr Ikniou,ie i)vcfoiiieiii. N'd!tirIiIs md Si,ai it I'Iitiiiiiri
------ Cily Limits
-• .Uc higI,A4iiziI,jni -
isa,k~M -
(Amd. Ord. 4991, 12-9-2002; Ord. 5029,11-24-2003; Ord. 5124, 2-7-2005; Ord. 5355, 2-25-2008)
S
(Revised 5108) 3 - 42
4-3-1 OOE
5. This Section shall apply to all develop- 5029,11-24-2003; Ord. 5124,2-7-2005; Ord.
ment in the Center Village Land Use Desig- 5286, 5-14-2007)
nation as shown on the ConiprehensivePlan
Land Use Map. For the purposes of the de- E. SITE DESIGN AND BUILDING
sign regulations, areas within the Center Vii- LOCATION:
lage Land Use Designation zoned Center
Village (CV) shall comprise District 'D? Areas Intent: To ensure that buildings are located in
within the Center Village Land Use Designa- relation to streets and other buildings so that
tion zoned Residential Multi-Family (RMF) the Vision of the City of Renton can be real-
and Residential-i 4 (A-i 4) shall be in District ized for a high-density urban environment; so
that businesses enjoy visibility from public
rights-of-way; and to encourage pedestrian
8. This Section shall also apply to residen- activity throughout the district.
tial and mixed-use residential projects 10-
cated in the Sunset, Northeast Fourth Street, 1. Site Design and Street Pattern:
Rainier Avenue, and Puget Drive Business
Districts. See RMC 4-3-040. Intent: To ensure that the City of Renton Vi-
sion can be realized within the Urban Center
7. This Section shall apply to all develop- Districts; plan districts that are organized for
ment in the Commercial Office Residential efficiency while maintaining flexibility for f u-
(COR) Zone. For the purposes of the design ture development at high urban densities and
regulations, the zone shall be in District 'C.' intensities of use; create and maintain a safe,
(Ord. 5191, 12-12-2005; Ord. 5286, convenient network 01 streets of yawing di-
5-14-2007; Ord. 5331,12-10-2007; Ord. mensions for vehicle circulation; and provide
5369, 41 4-2008) service to businesses
C. EXEMPTIONS: Minimum Standard for Districts 'A'
The design regulations shall not apply to: and 'B': Maintain existing grid street pat-
tern.
1. Interior Remodels: Interior remodels of -
existing buildings or structures provided the Minimum Standards for Districts
alterations do not modify the building facade. 'C' and '0':
2. Aircraft Manufacturing: Structures re-
lated to the existing use of aircraft manufac-
turing in District 'C.' (Ord. 5124, 2-7-2005;
Ord. 5286, 5-14-2007)
D. ADMINISTRATION:
Review Process: Applications subject to
design regulations shall be processed as a
component of the governing land use pro-
cess.
Authority: The Reviewing Official shall
have the authority to approve, approve with
conditions, or deny proposals based upon the
provisions of the design regulations. In ren-
dering a decision, the Official will consider
proposals on the basis of individual merit, will
consider the overall intent of the minimum
standards and guidelines, and encourage
creative design alternatives in order to
achieve the purposes of the design regula-
tions. (Amd. Ord. 4991, 12-9-2002; Ord.
i. Provide a network of public and/
or private local streets in addition to
public arterials.
H. 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):
High Visibility Street. A
highly visible arterial street that
warrants special design treat-
ment to improve its appearance
and maintain its transportation
function.
Arterial Street. A street
classified as a principal arterial
on the City's Arterial Street Plan.
3 - 43 (Revised 5/08)
4-3-100E
(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).
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 áre.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
Increase privacy for residential uses located
near the street.
a- Mlnirnum Standards for Districts
'A', 'B' and '0':
Orient buildings to the street with
clear connections to the sidewalk.
The front entry of a building shall
not be oriented to a drive aisle, but in-
stead a public or private street or
landscaped pedestrian-only court-
yard.
b. Minimum Standards for District 'C l :
I. Buildings on designated pedes-
trian-oriented streets shall feature
"pedestrian-oriented facades" and
clear connections to the sidewalk
(see illustration, RMC 4-3-1OOE7a).
Such buildings shall be located adja-
cent to the sidewalk, except where
pedestrian -oriented space is located
beti,eeñ the buildi6g and the side-
walk. Parking between the building
and pedestrian-oriented streets is
prohibited.
it. Buildings fronting on pedestrian-
oriented streets shall contain pedes-
trianoriented uses.
Nonresidential buildings may be
located directly adjacent to any street
as long as they feature a pedestrian-.
oriented facade.
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-lOOE7b).
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 widlh as measured
from the sidewalk (see illustration,
RMC 4-3-100E7c).
Guideline Applicable to District
'C': Siting of a structure should take into
consideration the continued availability of
natural light (both direct and reflected)
and direct sun exposure to nearby build-
ings and open space (except parking ar-
eas).
Guideline Applicable to Districts
'C' and 'D': Ground floor residential uses
located near the street should be raised
above street level for residents' 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 Standards for Districts
'A', 'B', 'D' and 'E':
i. A primary entrance of each build-
ing shall be located on the facade
facing a street, shall be prominent,
visible from the street, connected by (
(Revised 5108) 3-44
4-3-100E
a walkway to the public sidewalk, and
include human-scale elements.
S.
U. Multiple buildings on the same
site shalt provide a continuous net-
work of pedestrian paths andopen
spaces that incorporate landscaping
to provide a directed view to building
entries.
iii. Ground floor units shall be di-
tectly accessible from the street or an
open space such as a courtyard or
[1
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This page loll intena'iorzal!y blank.
S
S
(Revised 5/08)
3-44.2
S
4-3-1 OOE
garden that is accessible from the c. Guidelines Applicable to Districts
street. - 'A', 'B' and 'C':
Secondary access (not fronting I. Multiple buildings on the same
on a street) shall have weather pro- site should provide a continuous net-
tection at least four and one-half feet work of pedestrian paths and open
(4-1/2') wide over the entrance or spaces that incorporate landscaping
other similar indicator of access. to provide a directed view to building
entries.
Pedestrian access shall be pro-
vided to the building from properly U. Ground floor units should be di-
edges, adjacent lots, abutting street rectly accessible frOm the street or an
intersections, crosswalks, and transit open space such as a courtyard or
stops. garden that is accessible from the
street.
b. Minimum Standards for District
'C': Hi. Secondary access (not fronting
on a street) should have weather pro-
j. On pedestrian-oriented streets, tection at least four and one-half feet
the primary entrance of each building (4-1/2') wide over the entrance or
shall be located on the facade facing other similar indicator of access.
the street.
Pedestrian access should be
ii. On non-pedestrian-oriented provided to the building from prop-
streets, entrances shall be promi- erty edges, adjacent lots, abuiting
nent, visible from surrounding street Intersections, crosswalks, and
streets, connected by a walkway to transit stops.
the public sidewalk, and include hu-
man-scale elements. Features such as entries, lob-
bies, and display windows should be
UI. All building entries adjacent to a oriented-to a street or pedestrian-on-
Street shall be clearly marked with ented space; otherwise, screening or
canopies, architectural elements, or- decorative features such as trellises,
namental lighting, and/or landscap- - artwork, niurals, landscaping, or
ing, Entries from parking lots should combinations thereof should be In-
be subordinate to those related to the corporated into the street-oriented
street for buildings with frontage on facade.
designated pedestrian-oriented
streets (see illustration, RMC d. Guidelines ApplIcable to Districts
4-3-100E7d). 'A' and 'D':
Weather protection at least four i. For projects that include residen-
and one-half feet (4-112') wide and tial uses, entries should provide (ran-
proportional to the distance above sltion space between the public
ground level shall be provided over street and the private residence such
the primary entry of all buildings and as a porch, landscaped area, ler-
over any entry adjacent to a street. race, common area, lobby, or similar
feature.
Pedestrian pathways from public
sidewalks to primary entrances or U. Features such as entries, lpb-
from parking lots to primary en- bies, and display windows should be
trances shall be clearly delineated, oriented to a street; otherwise,
screening or art features such as trel-
- lises, artwork, murals, landscaping,
or combinations thereof should be in-
3 - 45 (Revised 7107)
4-3-100E
C
corporated into the street-oriented
facade.
Hi. 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'.
Guideline Aplicable to Districts
'B' and 'E': Front yards should provide
transition space between the public
street and the private residence such as
a porch, landsdaped aea, terrace, or
similar feature.
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 or Renton's long-
established, existing neighborhoods are pre-
served.
a. Minimum Standards for Districts
'A' and 'D': Careful siting and design
treatment are necessary to achieve a
compatible transition where new build-
ings dliferfrom surrounding development
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:
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
so that sunlight reaches adjacent
yards;
H. Building proportions, Including
step-backs on upper levels;
iH. Building articulation to divide a
larger architectural element into
smaller Increments; or
iv. Roof lines, root pitches, and roof
shapes designed to reduce apparent
bulk and transition with existing de-
velopment.
b. Minimum Standards for Districts
'B' and E': Careful siting and design
treatment are neceèsary to achieve a
compatible transition where new build-
ings 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 transition to surrounding uses:
i. 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
H. Building articulation provided to
divide a larger architectural element
into smaller pieces; or
Hi. Roof lines, roof pitches, and roof
shapes designed to reduce apparent
bulk and transition with existing de-
velopment.
c. Minimum Standards for District
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.
H. For properties located south of
North 8th Street, east of Garden Av-
eniie North, applicants must demon-
strate how their project appropriately
provides transitions to existing indus-
trial uses.
(Revised 7/07)
3-46
4-3-100E
5. Service Element Location and Design:
Intent: To reduce the potential negative irn-
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 visibUity areas.
a. Minimum Standards for All DIs-
trIcts:
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
4-3-1 OOE7e).
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.
Hi. In addition to slandard 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).
The use of chain link, plastic, or
wire fencing is prohibited.
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. Guideline Applicable to All Dis-
tricts: Service enclosure fences should
be made of masonry, ornamental metal
or wood, or some combination of the
three (3).
3 - 47
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 DIstrIcts
'C' and 'D':
I. Developments located at district
gateways shall be marked with visu-
ally prominent features (see illustra-
tion, subsection E7g of this Section).
Gateway elements shall be ori-
ented toward and scaled for both pe-
destrians and vehicles (see
illustration, subsection E71h of this
Section).
Visual prominence shall be dis-
tinguishedby two (2) or more of the
following:
Public art;
Monuthents;
Special landscape treatment;
Open space/plaza;
Identifying building form;
(I) Special paving, unique pedes-
trian scale lighting, or bollards;
(g) Prominent a'rchitectural fea-
tures (trellis, arbor, pergola, or ga-
zèbo);
(hJ Signage, displaying neighbor-
hood or district entry identification
(commercial signs are not allowed).
(Revised 7107)
S
S
C
4-3-1 OOE.
7. IllustratIons.
a. Pedestrian-oriented facades (see subsection E2b(i) of this Section).
Pedestrian•oriented
JlNJ / facade
Property line
[J
Pedestrian-oriented facades: Primary building entry
must be facing the Street
transparent window area or window
display along 75% of the ground Iloor
between the height of 2 to 8 feet.
above the ground
weather protection at least 4 ¼ feet voids
along at least 75% of the facade
b. Sireet-level residential. (see subsection E2b(iv) of this Section).
- Raised piajii,s provide pdvdcy
/ ibr residents while maintaining
I views of the street from units
Trees,
2\ ..-'-•
)C112s .' . iKH)-
(Revised 7/07)
3 - 48
ComDination of evergreen and
deciduous shrubs and trees
Building -
4-3-1 UUE
Buildings without pedestrian-oriented uses (see subsection E2b(v) of this Section).
Raised planter
Building entries (see subsection E3b(iii) of this Section).
3-49
(Revised 7107)
S
S
UUMPS
LOCATE
REAR 0
SITE
(Revised 7107) 3 - 50
4-3-100E
I. Service enclosure (see subsection E5a(iii) of this Section).
'..,tJlIcIetv fJOU
'Thof enclosure
, keep birds out
S
..
e. Service elements located to minimize the impact on the pedestrian environmeni (see subsec-
tion E5a(i) of this Section).
II iilIIIIi
Say viiOW
4-S-i UU
g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i) of this
Section). - S
Mull
Ii. Gateway landscaping, open space, pedestrian amenities and signage thatidentifies the cOm-
mercial area (see subsection E6a(ii) of this Section).
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
3 - 51 (Revised 7/01)
S
Elevation
Turol
rinnrl
Cornet anlu&iflQ
- met ibis
=j] Plan
Note: Ensrne that
building does not
blodc vIaMng
tñangio at
lnte.secuens
S
I - —
iIIlI'IIiii fl s
a
tsiu 515 Ii. lilt. II
Ii. iilui ii
EFiJ
4-3-100F
F. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to
the Urban Center and the Center Village; in-
corporate various modes of transportation,
induding public mass transit, in order to re-
duce traffic volumes and other impacts from
vehicles; ensure sufficient parking is pro-
vided, while encouraging creativity in reduc-
ing the impacts of parking areas; allow an
active pedestrian environment by maintaining
contigUous street frontages, without parking
lot siting along sidewalks and building fa-
cades; minimize the visual impact of parking
lots; and use access streets and parking to
maibtain an urban edge to the district.
1. Location of Parking:
Intent: To maintain acive pedestrian envi-
ronments along streets by placing parking
lots primarily in back of buildings.
MinImum Standard for DIstricts
'B' and 'D': 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.
Minimum Standards for District
'C':
I. On Designated Pedestrian-OrI-
ented Streets:
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.
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
zoiie,see RMC 4-4080, Park-
ing, Loading and Drivewa Reg-
ulations.
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.
ill. 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 infiti devel-
opment. Forexample, 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 hundreØ feet (200'), un-
less project proponent can demon-
strate future alternative use of the
area would be physically possible.
Exception: If there are éize con-
straints inherent in the original parcel
(see illustration, subsection F5a of
this Section).
Minimum Standards for District
I. No surface parking shall be lo-
cated between a building and the
front pioperty line or the building and
side property line on the street side of
a corner lot.
U. Parking shall be located off an al-
ley if an alley is present.
GuidelIne ApplIcable to DIstricts
'A', 'B', 'C' and 'D': ln.areas of mixed
use development, shared parking is rec-
ommended.
GuIdelines Applicable to District
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.
(Revised 7107) 3 52
4-3-100F
U. When fronting on streets not des- uses; and reduce the overall impact of park-
ignated as pedestrian-oriented, park-
ing lots should be located on the
ing garages when they are located in proxim-
ity to the designated pedestrian environment.
interior portions of blocks and
screened from the surrounding road- a. Minimum Standards for Districts
ways by buildings, landscaping and/ 'C' and 'D':
or gateway features as dictated by 10-
cation. i. Parking Structures Fronting
Designated Pedestrian-Oriented
2. Design of Surface Parking: Streets:
intent: To ensure safety of users of parking (a) Parking structures shall
areas, convenience to businesses, and re- provide space for ground floor
duce the impact of parking lots wherever p05- commercial uses along street
sible. . frontages at a minimum of sev-
enty five percent (75%) of the
a.. Minimum Standards for Districts frontage width (see illustration,
'A', 'C' and 'D': subsection F5c of this Section).
i. Parking lot lighting shall not spill (b) The entire facade must fea-
onto adjacent or abutting properties ture a pedestrian-oriented fa-
(see iiluètration, subsection F5b of cade.
this Section).
if. Parking Structures Fronting
it. All surface parking lots shall be Non-Pedestrian-Oriented Streets:
landscaped to reduce their visual im-
pact (see RMC 4-4-080F7, Land- Parking structUres fronting
scape Requirements). non-pedestrian-oriented streets
and not featuring a pedestrian-
b. Guidelines Applicable to Districts . oriented facade shall be set back
'A', 'C' and 'D': . at least six feet (6') from the side-
walk and feature substantial
i. Wherever possible, parking landscaping. This includes a
should be configured into small units, combination of evergreen and
connected by landscaped areas to deciduous trees, shrubs, and
provide on-site buffering from visual ground cover. This setback shall
impacts. be increased to ten feet (10') ad-
jacent to high visibility streets.
it. Access to parking modules
should be provided by public or pri- The Director may allow a
vate local streets with sidewalks on reduced setback where the ap-
both sides where possible, rather plicant can successfully demon-
than internal drive aisles. strate that the landscaped area
and/or other design treatment
iii. Where multiple drivewa's can- meets the intent of these stan-
not be avoided, provide landscaping dards and guidelines. Possible
to separate and minimize their im- treatments to reduce the setback
pact on the streetscape. . include landscaping components
plus one or more of the following
3. Structured Parking Garages: ihiegrated with the architectural
design of the building:
Intent: To more efficiently•use land needed
for vehicle parking; encourage the use of Ornamental grillwork (other
structured parking throughout the Urban than vertical bars);
Center and the Center Village; physicatiy and
visually integrate parking garages with other DecoratIve artwork;
3 -53 (Revised 7/07)
4-3-1 OOF
(3) Display windows; try: If possible locate the parking en-
try away from the primary street, to
(4) Brick1 1119, or stone; either the side or rear of the building.
Pre-cast decorative panels; it. Parking garage entries should
not dominate the streetscape.
Vine-covered trellis;
in. The design of structured parking
Raised landscaping beds at finished grade under a building
with decorative materials; or should minimize the apparent width
of garage entries:
(8) Other treatments that meet
the intent of this standard.
(c) Facades shall be articulated
architecturally, so as to maintain
a human scale and to avoid a
solid Wall. Vehicular entrances to
nonresidential or miked use
parking structures shall be artic-
ulated by arches, lintels, ma-
sonry trim, or other architectural
elertients and/or materials (see
illustration, subsection F5d of
this Section).
b. Minimum Standards for DIstrict
i. Parking structures shall provide
space for ground floor commercial
uses along street frontages at a mm-
imum of.seventy five percent (75%)
of the frontage width (see illustration,
subsection FSc of this Section).
H. The entIre facade must feature a
pedestrian-orientedfacade.
iii. Facades shall be articulated ar-
chitecturally, so as to maintain a hu-
man scale and to avoid a solid wall.
Vehicular entrances to nonresidential
or mixed use parking structures shall
be articulated by arches, lintels, ma-
sonry trim, or other architectural ele-
ments and/or materials (see-
illustration, subsection F5d of this
Section).
c. GuidelInes Applicable to Districts
'A', 'C' and '0':
I. Parking garage entries should be
designed and sited to complement,
not subordinate, the pedestrian en-
Parking within the building
should be enclosed or screened
through any combination of walls,
decorative grilles, or trellis work with
landscaping.
Pirking gaages shoOld be de-
signed to be complementary with ad-
jacent buildings. Use similar fOrms,
materials, and/or details to enhance
garages.
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 Districts
'B' and 'E':
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.
MultiØle-user parking garages at-
grade should be enclosed or
screenedIrom view through any
combination of walls, decorative
grilles, or trellis work with landscap-
ing.
Personal parking garages
should be individualized whenever
possible with separate entries and
architectural detailing in character
with the lower density district.
Large multi-user parking ga-
rages are discouraged in this lower
density district and, if provided,
(Revised 7107) 3 - 54
4-3-100F
should be located below grade H. Curb cuts should be minimized
whenever possible. whenever possible through the use
of shared driveways.
4. VehIcular Access: -
Intent: To maintain a contiguous, uninter-
rupted sidewalk by minimizing, consolidating
and/or eliminating vehicular access off
streets within pedestrian environments and/
or designated pedestrian-oriented streets.
a. Minimum Standard for Districts 13P
and 'E': Parking lots and garages shall
be accessed from alleys when available.
b. MInimum Standards for District
I. Parking garages shall be ac-
cessed at the rear of buildings or
from non-pedestrian-oriented streets
when available.
H. Surface parking driveways are
prohibited on pedestrian-oriented
streets.
Hi. 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
feel as measured horizontally along
the street.
c. Guidelines Applicable to Districts
'A' and 'D':
i. Parking Jots and garages should
be accessed from alleys or side
streets.
H. Driveways should be located to
be visible from the right-of-way, but
not impede pedestrian circulation on-
site or to adjoining properties. Where
possible, minimize the number of
driveways and curb cuts. -
d. Guidelines Applicable to Districts
'B' and 'E': -
i. Garage enuyways and/or drive-
ways accessible only from a street
should not impede pedestrian circu-
lation along the sidewalk.
3 -55 (Revised 7/07)
4-3-100 F
5. Illustrations.
S
a. Parking and vehicular access in District 'C' (see subsection Fl b(iü) of this Seotton).
P2fldng lots am accessed by
a system of local access s&eelc
PailSng lots are sited
taards the Inteotor of the block
tothe oxim posaibte
Pa,idng lots are
wiuS to eUuu
&ire alit
deie!eçmc.it -
l.J-NodC neciIoois enisanco
access and ØOMOO good
£remc.rotic (oflutwelntd! dcvec9mtnI n Nopartinetotsoc
40eaays adjacent to
pedes'iten.uien!od street , \ designed lommtzo impact
onpedeslan errfttamtnl
S
(Revised 7107)
4-3-100F
b. Parking lot lighting (see subsection F2a(1) of this Section).
S
DO THIS
DON'T DO THIS
C. Parking structure fronting on pedestrian-oriented street with pedestrian-oriented uses and fa-
cades along the ground floor (see subsection F3a(i)(a) of this Section).
Parking garage on
second floor
S
Ground floor commercial space
with pedestrian-oriented facade
3 - 57 (Revised 7107)
4-3-1000
d. Parking structure designed to enhance streetsoape (see subsection 1`3a(ii)(c) of this Section).
Articulation of—
facade components
to reduce scale
and add visual
interest
Decorative trellis---
structure for vines
Raised planting -
bed adjacent to
sidewalk
(Ord. 5029, 11-24-2003; OEd. 5124, 2-7-2005; Ord. 5286, 5-1 4-2007)
G. PEDESTRIAN ENVIRONMENT:
lAtent: To enhance the urban character of de-
velopment in the Urban Center and the Cen-
ter Village by creating pedestrian networks
and by providing strong links from streets and
drives to building entrances; make the pedes-
trian environment safer and more convenient,
comforlable, and pleasant to walk between
businesses, on sidewalks, to and from ac-
cess points, and through parking lots; and
promote the use of multi-modal and jubhc
transportation systems 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 Districts
'C' and 'D':
i. Clearly delineated pedestrian
pathways and/or private streets shall
be provided throughout parking ar-
eas.
U. Within parking areas, pedestrian
pathways shall be provided perpen-
dicular to the applicable building fa-
cade, at a maximum distance of one
hundred and fiftyfeet (150') apart
(see illustration, subsection 04a 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', 'C' and 'D':
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 34b of this Section).
Sidewalks located between
buildings and streets shall be raised
above the level of vehicular travel.
(Revised 7/07) 3 - 58
4-3-1000
ih. Pedestrian pathways within
parking lots or parking modules shall
be differentiated by material or tex-
ture from adjacent paving materials
(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:
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 04d of this
Section).
To increase business visibil-
ity and accessibility, breaks in
the tree coverage adjacent to
major building entries shall be al-
lowed.
For all other interior path-
ways, the proposed walkway
shall be of sufficient width to ac-
commodate the anticipated nurn-
berof 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-
berof 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.
it. Mid-block connections are desir-
able where a strong linkage between
uses can be established.
Hi. Decorative fences, with the ex-
ception of chain link fences, may be
allowed when appropriate to the situ-
ation.
c. Guidelines Applicable to District
'C' Only:
I. Through-block connections
should be made between buildings,
between s&eets, and to connect.
sidewalks with public spaces. Pre-
ferred location for through-block con-
nections is mid-block (see
illustration, subsection 04e 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.
Hi. Between buildings three (3) sto-
ries in height or greater, through-
block connections should be at least
twelve feet (12') in width.
Transit stops should be located
along designated transit routes a
maximum of one-quarter (0.25) mile
apart.
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 thirty (30) lineal feet of the
3 - 59 (Revised 7/07)
4-3-1 OOG
S
required walkway should be pro-
vided.
3. Pedesirian Amenities:
intent: To create attractive spaces that unity
the building and street environments and are
inviting and comfortable for pedestrians; and
provide publicii accessible areas that func'
tion for a variety of activities, at all times of the
year, and under typical seasonal weather
conditions.
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.
V. 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.
Minimum Standards for District
I. Provide pedestrian overhead
weather protection in the form of aw-
nings, marquees, canopies, or buildr
Ing overhangs. These elements shaH
be a minimum of four and one-half
feet (4-1/2') wide along at least sev-
enty five percent (75%) of the length
of the building facade, a maximum
height of fifteen feet (151 above the
ground elevation, and no lower than
eight feet (8) above ground level.
ü. 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.
Vi. SttelurnitUre and amenities shall
not impede or block pedestrian ac-
cess to public spaces or building en-
trances.
c. Minimum Standards for District 'E'
Only:
1.• 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.
Ii. Site furniture and amenities shall
not impede or block pedestrian ac-
cess to public spaces or building en-
trances.
ci. Guidelines Applicable to Districts
'D' and 'E':
i. Transit shelters, bicycle racks,
benches, trash receptacles, and
other street furniture should be pro-
vided.
H. 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 groánd-related or hanging con-
tainers are encouraged, particularly
at building entrances, in publicly ac-
cessible spaces, and at facades
along pedestrian-oriented streets
(séé iiluétfàtioii sUbsIcti6n04t of
this SectiOn).
(Revised 7107)
am
4-3-1 (IOU
4. Illustrations.
a, Pedestrian walkways within parking lots (see subsection Gla(ii) of this Section).
w as_wrS_WSWaW_Wa
HIM qlrq
ra
®r
b. Integrated pedestrian access system (pathways are shown In solid black lines) (see subsection
02a(i) of this Section).
Pasta/S doflq bdin9
(acidasnalle,$I 17W10O
and fr4udc-s aeet 0605
S
LOO
PeJes7iar.ti1Oied
seiv,1thsde
\ Inia4â p8thea
sore1iwfl parsing araris.
'—and rtden5oIuse,
3-61 (Revised 7/01)
4-3-1000
Parking lot pedestrian interior walkway (see subsection 02a(iU) of this Section).
S
IRM
S Sidewalks along relail building facade (see subsection G2a(lv)(a) of this Section).
Street trees and/or
pedestrian street
S
(Revised 7107)
3 - 62
4-ti-i U1iI-I
e. Throughbiock pedestrian connections (see subsection G2c(i) of this Section).
Pedeniaa Cuddet ((4 fltIflE000aaa a
S
I. Pedestrian amenities incorporated into development (see subsection G3d(iii) of thib Section).
Recessed entry Seasonal landscaping Transparent windows Wealher protedion
Pedéstñan
oñented
space
Soating
areas
*eet
features
used to
define
pedestrian
area
1 -2Jiii7Ct paVaried
yam ant
Pedestiian
ojiented
signage
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
[1
H. LANDSCAPING/RECREATION
AREAS/COMMON OPEN SPACE:
Intent: To provide visual retief 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 safe
and convenient locations; and provide the op-
portunity for community gathering in places
centrally located and designed to encourage
such activity.
1. Landscaping:
Intent: Landscaping is intended to reinforce
the architecture or conbept 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-
3 - 63 (Revised 7/07)
4-3-100H
ular circulation; and add to the aesthetic en-
joyment of the area by the community.
a. Minimum Standards for All Dis-
trIcts:
All pervious areas shall be land-
scaped (see RMC 4-4-070, Land-
scaping).
Street trees are required and
shall be located between the curb
edge and building, as. determined by
the City of Renton.
UI. 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 1-13a of
this Section).
iv. The proposed landscaping shall.
be consistent with the design intent
and prograrh of the building, the.site,
and use. -
feet (4') from the top of the root
ball) respectively.
Shrubs at the minimum rate
of one per twenty (20) square
feet of landscaped area. Shrubs
shall be at least twelve Inches
(12") laD at planting and have a
mature height between three feet
(3') and four feet (4').
Ground cover 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.
. The applicant shall provide
a maintenance assurance de-
vice1 prior to occupancy, for a pe-
riod of not less than three (3)
years and in sufficient amount to
edsure required landscape stan-
dards have been met by the third
year following instatlation.
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.
Provide trees, shrubs, and
ground cover in the required inte-
rior parking lot landscape areas.
Plant at least one tree for
every six (6) parking spaces.
Permitted-tree species are those
that reach a mature height of at
leaêt,thirty five feet (35'). Mini-
mum height or caliper at planting
shall be eight feet (8') or two inch
(2").caliper (as measured four
.
v. The landscape plan shall demon-
strate how the proposed landscap-
ing, through the use of plant material
and nonvegetative 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-
scape 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 shill be as. follows:
(a) Trees at an averagá 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
(e) Surface parking with more
than fourteen (14) stalls shall be
landscaped as follows:
(1) Required Amount:
(Revised 7/07) - 3 - 64
4-3-1 OOH
feet (4') from the top of the root licularly at building entries and in
ball) respectively, publicly accessible spaces.
(4) Plant shrubs at a rate of five vi. Window boxes, containers for
(5) per one hundred (100) plantings, hanging baskets, or other
square feet of landscape area. planting featue elements should be
Shrubs shall be at least sixteen made of weather-resistant materials
inches (1 6') tall at planting and that CS be reasonably maintained.
have a mature height bSween
three feet (3') and tour feet (4'). vii. Landscaping should be used to
§creen Øarking lots from adjacent or
(5) Up to fifty percent (50%) of neighboring properlies.
shrubs may be deciduous.
c. Guidelines Applicable to DistrIcts
(6) Select and plant ground 'B' and 'E':
coverso asto provide ninety per-
cent (90%) coverage within three i. Front yards should be visible from
(3) years of planting; provided, the street and visually contribute to
that mulch is aplled until plant the streetscape.
coverage is complete.
ii. Decorative Walls and fencing are
(7) Do not locate a parking stall encouraged when architecturally in-
more than fifty feet (50') from a tegrated into the project.
landscape area.
2. Recreation Areas and Common Open
vii. Regular maintenance shall be Space:
provided to ensure that plant materi-
als are kept healthy and that dead or, Intent: To ensure that districts have areas
dying plant materials are replaced. suitable fortoth passive and active recre-
alion by residents, workers, and visitors and
- viii. Underground; automatic irriga- - that these areas are of sufficient size for the
tion systems are required in all land- intended activity and in cpnvenient locations;
scape areas: create usable, accessible, and inviting open
• space that is accessible to the public; and
b. Guidelines Applicable to all Dis- promote pedestrian activity on pedestrian-on-
tricts: ented streets particularly at street corners.
Landscaping should be used to a. MinImum Standards for DIstricts
soften and integrate the bulk of build- 'A', 'C' and '0':
ings.
i. Mixed use residential and at-
Landscaping should beprovided tached housing developments often
that appropriately provides either ' (10) or more dwelling units shall pro-
screening of unwanted views or fo- vide a minimum area of common
cuses attention to preferred views. - space or recreation area equal to fifty
(50) square feet per unit. The corn-
Hi. Use of low maintenance, mon space area shall be aggregated
drought-resistant landscape material to provide usable area(s) for resi-
is encouraged. • dents. The location, layout, and pro-
posed type of common space or
Choice of materials should re- recreatibn area shall be subject to
flect the level of maintenance that will approval by the Director. The re-
be available. quired common open space shall be
- satisfied with one or more of the ele-
Seasonal landscaping and con- ments listed below. The Director may
tamer plantings are encouraged, par- require more than one of the follow-
3- 65 (Revised 7107)
4-3-100 Ft
ing elements for developments hav-
ing more than one hundred (100)
units.
Courtyards, plazas, or
multi-purpose open spaces;
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;
Pedestrian corridors dedi-
cated to passive recreation and
separate from the public street
system;
Recreation facilities includ-
ing, but not limited to, tennis/
spoils courts, swimming pools,
exercise areas, game rooms, or
other similar facilities; or
Children's play spaces.
ii. In mixed use residential and at-
tached residential projects, required
landscaping, driveWays, parking, or
other vehicular use areas shall not be
coubted toward the common space
requirement or be located in dedi-
cated outdoor recreation or common
use areas.
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 1-13c of this Section).
Private decks, balconies, and
private ground floor open space shall
not count toward the common space/
recreation area requirement.
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.
Al! 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
To qualify as pedestrian-ori-
ented space, the following must be
included:
Visual and pedestrian ac-
cess (including barrier-free ac-
dess) to the abutting strubtures
from the public right-of-way or a
nonvehicular courtyard;
Paved walking surfaces of
either concrete or approved unit
paving;
On-site or building-mounted
lighting providing at leSt four (4)
foot-candles (average) on the
ground; and
At least three feet (3') of
sealing area (bench, ledge, etc.)
or one individual seat per sixty
(60) square feet of plaza area or
open space.
vUi. 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 f a-
(Revised 7107) 3 - 66
4-3-1 OUt-I
cade facing the pedestrian- be considered in relalion to building on-
oriented space. entation, sun and light exposure, and lo-
cal micro-climatic conditions.
Spaces should be posi-
tioned in areas with significant d. Guidelines, Applicable to Districts
pedestrian tréffic to provide inter- 'A', 'C' and 'D':
est and security - such as adja-
cent to a building entry. I. Common space areas in mixed
use residential and attached residen-
Provide pedestrian-oriented tial projectè should be centrally lo-
facades on some or all buildings cated so they are near a majority of
facing the space. dwelling units, accessible and usable
- to.residents, and visible from sur-
(ci) Provide movable public rounding units.
seating.
ii. Common space areas should be
ix. The following are prohibited located to take advantage of sur-
within pedestrian-oriented space: rounding features such as building
entrances, significant landscaping,
(a) Adjacent unscreened park- unique topography or architecture,
ing lots; - and solar exposure.
Adjacent chain link fences; iU: In mixed use residential and at:
tached residential projects chilcken's
Adjacent blank walls; play space should be centrally lo-
cated, visIble from the dwellings, and
Adjacent dumpsters or ser- away from hazardous areas like gar-
vice areas; and bage dumpsters, drainage facilities,
streets, and parking areas,
Outdoor storage (shopping
cads, potting soil bags, firewood, ' e. Guldeline'Applicable to District
etc.) that do not contribute to the 'C': Developments located at street inter-
pedestrian environment. section corners on designated pedes-
trian-oriented streets are encouraged to
x. The minimum required walkway provide pedestrian-oriented space adja-
areas shall not count as pedestrian- cent to the street corner to emphasize
oriented space. However, where pedestrian activity (see illustratIon, sub-
walkways are widened or enhanced section 113f of this Section).
beyond minimum requirements, the
area may count as pedestrian-ori-
ented space if the Director deter-
mines such space meets the
definition of pedestrian-oriented
space.
Minimum Standard for Districts'S'
and 'E': Attached housing developments
shall provide a minimum area of private
usable open space equal to one hundred
fifty (150) square feet per unit of which
one hundred (100) square feet are con-
tiguous. Such space may include
porches, balconies, yards, and decks.
Minimum Standard for District 'C':
The location of public open space shall
3 - 67 (Revised 7/07)
4-3-1 OOH
S
3. Illustrations.
a. Street Iree installed with tree grate (see subsection I-11a(Iil) of this Section).
b. Parking lot landscaped buffer (see subsectidn Hla(vi) of this Section).
r Onetree per
/ 301/neal leaf
[]
Parking, seivice, or
storage areas
10'
Landscaping
Butte,
S
(Revised 7/07)
3 - 68
4-3-100H
Visibleand accessible common area featuring landscaping and other amenities (see subsec-
lion H2a(IH) of this Section). S
Pedestrian-oriented space associated with a large-scale retail building (see subsection 1-12a(vi) 5
of this Section).
S
3 -69 (Revised 7/01)
Corner entr
with increa
setback r
Pedestrian-oriented space
4-3-100
S
a. Pedestrian-oriented spaces, visible from the street, including ample seating areas, movable fur-
niture1 special paving, landscaping components and pedestrian-oriented uses (see subsection
H2a(vih) 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, 11-24-2003; Ord. 5124, 2-7-2005; Ofti. 5286, 5-142007)
i. BUILDING ARCHITECTURAL 1. Building Character and Massing:
DESIGN:
Intent: To ensure that buildings are not bland
Intent: To encourage building design that is and visually appear to be at a human scale;
unique and urban in character, comfortable and ensure that all sides of a building, that
on a human scale, and uses appropriate - can be seen by the public, are visually inter-
building mater!als that are suitable for the Pa- esting.
cific Northwest climate. To discourage fran-
chise retail architecture. a. Minimum Standard for Districts 'A'
and 'D': Allbuitdihg facades shall include
(Revised 7107) 3 - 70
4-3- 100
modulation or articulation at intervals of d. Guidelines Applicable to Districts
no more than forty feet (40'). 'A', 'B', 'D' and E':
'B' Minimum Standard for Districts I. Building facades should be mod-
and 'E': All building facades shall include ulated and/or articulated with archi-
modulation or articulation at intervals of - tectur& elements to reduce the
no more than twenty feet (20'). apparent size of new buildings, break
bp lonó blank walls, add visual inter-
Minimum Standards for DistrIct est, and enhance the character of the
'C': neighborhood.
I. All building facades shall include if. Articulation, modulation, and
measures to reduce the apparent their intervals should create a sense
scale of the building and add visual of scale important to residential build-
interest. Examples include modula- ings.
lion, articulation, defined entrances,
and display windows (see illustration, üi. A variety of modulations and ar-
subsection ISa of this Section). ticulalions should be employed to
add visual inleresl and to reduce the
H. All buildings shall be articulated bulk and scale of large projects,
with one or more of the following;
e. Guideline Applicable to Districts
Defined entry features; 'B' and 'E': Building modulations should
be a minimum of two feet (2') in depth
Window treatment; and four feet (4') in width.
Bay windows and/or balco- f. Guidelines Applicable to Districts
nies; 'A' and 'D:
Roof line features; or V Building modulations should be a
minimum of two feet (2') deep1 six-
Other features as approved teOn feet (16') in heighl, and eight
by the Director. feet (8') in width.
iii. Single purpose residential build- ii. Alternative methods to shape a
ings shall featUre building modulation building such as angled or curved fa-
as follows (see illustration, subsec- cade elements, off-set planes, wing
tion 15b of this Section): walls, and terracing will be consid-
ered; provided, that the intent of this
The maximum width (as Section is met,
measured horizontally along the
building's exterior) without build- g,. Guidelines Applicable to District
ing modulation shall be forty feet 'Cl:
(40').
V Although streetiront buildings
The minimum width of mod' along designated pedestrian streets
Ulation shall be fifteen feet (15'). - should strive to create a uniform
street edge, building facades should
The minimum depth of mod- generally be modulated and/or artic-
ulation shall be the greater of six ulated with architectural elements to
feet (6') or not less than two reduce the apparent size of new
tenths (0.2) muiliplied by the buildings, break up long blank walls,
height of the structure (finished add visual Interest, and enhance the
grade to the top of the wall). character of the neighborhood.
S
3 - 71 - (Revised 7/07)
4-3-100 I
If. 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
addftional special design feature
such as a clock tower, courtyard,
fountain, or public gathering place to
add visual interest (see illustration,
subsection 15c of this Section).
2. Ground-Level Details:
intent: To ensure that buildings are visually
interesting and reinforce the intended hu-
maa-sca!e character of the pedestrian envi-
ronment; and ensure that all sides of a
building within near or distant public view
have visual interest.
A planting bed at least five
feet (5') in width containing trees,
shrubs, evergreen ground cover,
or vines adjacent to the blank
wall;
Trellis or other vine sup-
ports with evergreen climbing
vines;
Architectural detailing such
as reveals, contrasting materials,
or other special detailing that
meets the intent of this standard;
Artwork, such as bas-relief
sôulpture, mural, or similar; or
Seating area with special
paving and seasonal planting.
iii. Treatment of blank walls shall be
proportional to the wall.
a. Minimum Standards for All DIs-
tricts: - iv. Provide human-scaled elements
such as a ilghtlngfixture, trellis, or
I. Untreated blank walls visible from other landscape feature along the [a-
public streets, sidewalks, or interior cads's ground floor. -
pedestrian pathways are prohibited.
A wall (including building facades v. Facades on designated pedes-
and retaining walls) is considered a trian-oriented streets shall have at
blank wall if: least severity five percent (75%) of
the linear frontage of the ground floor
(a) It is a ground floor wall or facade (as measured on a true eleva-
portion of a ground floor wall tion facing the designated pedes-
over six feet (6') in height, has a trian-oriented street) comprised of
horizontal length greater than f if- transparent windows and/or doors.
teen feet (157, and ddes not in-
clude a window, door, building A. Other facade window require-
modulation or other architectural ments include the following:
detailin; or
(a) Building facades must have
(b) Any portion of a ground clear windows with visibility into
floor wall having a surface area and out of the building. However,
of tour hundred (400) square feet screening may be applied to pro-
or greater and does.not include a vide shade and energy effi-
window, door, building modula- ciency. The minimum amount of
tion or other architectural detail- light transmittance for windows
ing. shall be fifty percent (50%).
II. Where blank walls are required
(b) Display windows shall be
or unavoidable, blank walls shall be designed for frequent change of
treated with one or more of the fol- merchandise, rather than perma-
lowing (see illustration, subsection pent displays.
lsd of this Section):
(Revised 7/07) 3 - 72
4-3-1001
Where windows or store-
fronts occur, they must princi-
pally contaih clear glazing.
Tinted and dark glass,
highly reflective (mirro-type)
glass and film are prohibited.
b. GuldelinesApplicable toDistricts
'A', 'C' and 'D': -
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 (se illus-
tration, subsection 15e of this Sec-
tion):
(4) Street furniture (benches,
etc.).
H. 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.
a. Guideline Applicable to Districts
'B' and 'E': Use of material variations
such as colors,brick, shingles, stuOco,
and horizontal wood siding Is encour-
aged.
S
(a) Facade Features: 3. Building Roof Lines:
Recess; - Intent: To ensure that roof forms provide cils-
tinctive profiles and interest cànsiátent with -
Overhang; an urban project and contribute to the visual
continuity of the district.
Canopy;
a- Minimum Standardsfor Districts
Trellis; 'A', 'C' and 'D':
PortIco; I. Buildings shall use at least one of
the following elements to create var-
Porch; led and interesting roof profiles (see
illustration, subsection 15f of this Sec-
Clerestory. tion):
(b) Doorway Features: (a) Extended parapets;
(1) Transom windows: (b) Feature elements project-
ing above parapets;
(2) Glass windows flanking
door; - (c) Projected cornices;
Large entry doors; (ci) Pitched or sloped roofs.
Ornafflental lighting; ii. Locate and screen roof-mounted
mechanical equipment so that the
Lighted displays. equipriient is not visible within one
hundred fifty feet (159') of the struc-
(c) Detail Features: ture when viewed from ground level.
becorative entry. paving; Vi. Screening features shall blend
with the architectural character of the
Ornamental building name building, consistent with RMC
and address; 4-4-095E, Root-Top Equipment.
Planted containers;
3 - 73 (Revised 5/08)
4-3-1001
iv. Match color of roof-mounted me-
chanical equipment to color of ex-
posed portions of the roof to
thinimize visual impacts when equip-
ment is visible from higher eleva-
tions. (Ord. 5355, 2-25-2008)
Guide!ines Applicable to Districts
'B' and 'E':
I. Buildings containing predomi-
nantly residential uses should have
pitched roofs with a minimum slope
of one to tour (1:4). Such roofs
should have dormers or intersectin
roof forms that break up the massive-
ness of a continuous, uninterrupted
sloping roof.
ii- Roof colors should be dark.
Guideline Applicable to District
'C': Building roofllnesshould 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-
biñation, shall have an attractive tex-
ture, pattern, and quality of detailing
for all visible facades.
iii. Materials shall be durable, high
quality, and reasonably maintained.
b. Minimum Standard for Districts
— 'A', 'C' and '0': Buildings shall employ
5 material variations such as colors, brick
or metal banding, patterns, or textural
changes.
c. Guidelines Applicable to All Dis-
tricts:
Building materials should be at-
tractive1 durable, and consistent with
more traditional urban development.
Appropriatöexanles would include
brick, integrally colored concrete ma-
sonry, pre-finished metal, stone,
steel, glass, and cast-in-place con-
crete.
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.
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.
Stucco and similar troweled f in-
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 flnishedfloorele'ation and
four feet (4) above.
d. Guideline Applicable to Districts
'B' and 'E': Use of material variations
such as colors, brick or metal banding or
patterns, or textural changes is encour-
aged.
(Revised 5108) 3 - 74
4-3-1001
5.. Illustrations.
a. Building modulation and articulation (see subsection 11c(i) of this Section).
I I
I . a
I INtERVAL>I<INTERVAL1
b. Single purpose residential building featuring building modulation to reduce the scale of the
building and add visual interest (see subsection Ilc(lil) of this Section).
PjiJcWated roosline - In INs case a
Iiethljonalcccnlce
. Ws,dctxe and buIJdig wlecec
add v1statl IIttesI endive the
II . --' iIIdng a hunn scale
/'. •':4. •.: UtLdèigfc-nc4ulaled - - (goes In and can Iorecee the
- i:-:- Vlh : --- mUwa,yo the wIdeworI
tWjN¼4 IP! ajL
I
S - 75 • (Revised 7107)
S
S
4-3-1001
c. Red ucing scale of long buildings (see subsection llg(iU) of this Section).
S
ci. Acceptable blank wall treatments (see subsection J2a(li) of this Section).
Trellis with vines or
other plants
Artwork
Mm. 5' wide pIanting
bed and materials to
cover 50% of wall
within 3 years
(Revised 7/07)
3 - 76
S
S
4-.s-_iuui
e. Building facade features (see subsection 12b(i) of this Section).
4'-& mm.
CANOPY rctscOc,
TRELLIS PORTICO
PORCH
I. Preferred roof forms (see subsection isa of this Section).
- Feature elements projecting
Extended parapets above parapets
(Ord. 5029, 11-24-2Q03; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
S
S
3-77 (Revised 7107)
4-3-1(JUJ
J. SIGNAGE:
Intent: To provide a means of identifying and
advertising busiflesses; 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 the
Center Village; and create color and interest.
1. MInimum Standards for Districts 'C'
and 'D':
Signage shall be an integral part of
the design approach to the building.
Corporate logos and signs shall be
sized appropriately for their location.
Prohibited signs include (see illustra-
tion, subsection J3a of this Section):
i. Pole signs;
it. 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.
In mixed use and multi-use buildings,
signage shall be coordinated with the
overall building design.
Freestanding ground-related monu-
ment signs, with the exception of primary
entry signs; shall be limited to five feet
(5') above finished grade, including sup-
port structure. All such signs shall include
decorative landscaping (ground cover
and/or shrubs) to provide seasonal inter-
est in the area surrounding the sign. Al-
ternately, signage may incorporate stone;
brick, or other decorative materials as ap-
proved by the Director.
I. Entry signs shall be limited to the
name of the larger development.
2. GuIdelines Applicable to DIstrIcts
'C' and 'D':
Alteration of trademarks notwith-
standing1 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.
Front-lit, ground-mounted monu-
ment signs are the preferred type of
freestanding sign.
Blade type signs, proportional to
the building facade on which they are
mounted, are encouraged on pedes-
trian-oriented streets-
(Revised 7/01) 3 - 78
Plastic or—
translucent
sheet
metal
box
4-i-1 011K
3. Illustrations.
a. Acceptable and unacceptable signs (see subsection Jlc of this Sectiqn).
ti Typical "can signs" Internally lit letters
are not acceptable or graphics are acceptable
S
Only the individual
letters are lit S
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
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',
'C' and '13':
Lighting shall conform to on-site ex-
terior lighting regulations located in RMC
4-4-075, Lighting1 Exterior On-Site.
Lighling shall be provided on-site to
increase security, but shall not be al-
lowed to directly project off-site.
a. Pedestrian-scale lighting shall be
provided, for both safely 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 Districts 'C'
and 'D':
Accent lighting should be provided at
focal points such as gateways, public art,
and significant landscape features such
as specimen trees.
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,
11-24-2003; Ord. 5124, 2-7-2005; Ord.
5286, 5-14-2007)
n
3 - 79 (Revised 7/07)
c2L$IIJi
L. MODIFICATION OF MINIMUM N. APPEALS:
STANDARDS: For appeals of administrative decisions made
•
pursuant to the design regulations, see RMC
I. The Reviewing Official shall have the au- 4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd. (
thority to modify the minimum standards of Ord. 4971, 6-10-2002; Ord. 5029, 11-24-200?;
the design regulations, subject to the provi- Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
slons of RMC 4-9-250D, Modification Proce-
dures, and the following requirements:
4-3-105 (Deleted by Ord. 4992,
a. The project as a whole meets the in- 12-9-2002)
tent of the minimum standards and
guidelines in subsections E, F, 0, H, I,
and K of the design regulations; 43110 URBAN SEPARATOR
OVERLAY REGULATIONS:
The requested modification meets
the intent of the applIcable design stan-
dard;
The modificationwill not have a detri-
mental effect on, nearby properties and
the City as a whole;
The deviation manifests high quality
design; and
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':
Modifications to the requirements in subsec-
tions E2a and E3a of this Section are limited
to the following circumétances:
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
When a building includes an archi-
tectural feature that connects the building
entry to the public sidewalk; or
in complexes with several buildings,
when the building is oriented to an Inter-
nal integrated walkway system with
prominent connections to the public-side-
walk(s). (Ord. 5124,2-7-2005; Ord 5286,
5-14-2007)
M. VARIANCE:
(Reserved). (Ord. 5124, 2-7-2005; Ord. 5285,
5-14-2007)
PURPOSE:
The purpose of this Section is. to implement the
urban separators policies in the Community De-
sign Element of the Comprehensive Planand 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)
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)
(Revised 7/07) 3 - 80
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2. Zone 2 Requirements:
Wastewater Disposal -Zone 2:
i. New developments (residential and nonresidential) shall, as a condition of the
building permit, be required to connect to a central sanitary sewer system prior to
occupancy. New single family residential development on existing lots may use an
on-site sewage disposal system in lieu of connection to a central sanitary sewer
system when the Wastewater Utility has determined that, according to its codes and
policies, a central sanitary sewer is unavailable. Approval of the use of an on-site
sewage disposal system for such development shall be conditional 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.
H. Sanitary sewers shall be constructed in accordance with prevailing American
Public Works Association (APWA) standards with respect to minimum allowable
infiltration and exfiltration.
Additional Zone 2 Requirements: For properties located in Zone 2 of an aquifer
protection area, additional requirements pertaining to sewers are specified in the
following sections of the Renton Municipal Code: RMC 4-3-05OCla, Aquifer Protection
- -, Areas - Compliance with Regulations; RMC 4-3-0501-16b, Pipeline Requirements - Zone
2; RMC 4-4-03007, Construction Activity Standards - Zones 1 and 2; and RMC 4-3-
0502b, 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, 12-20-1 965)
4-6-060 STREET STANDARDS:
A. PURPOSE:
It is the purpose of this Section to establish design standards and development requirements
for street improvements to ensure reasonable and safe access to public and private
properties. These improvements include appropriately scaled sidewalks related to the urban
context, a range of landscape buffers, curbs, gutters, street paving, monumentation, signage,
and lighting, to be developed with complete streets principles. Complete streets principles are
to plan, design, and operate streets to enable safe and convenient access and travel for all
users including pedestrians, bicyclists, transit riders, and people of all ages and abilities, as
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well as freight and motor vehicle drivers, and to foster a sense of place in the public realm
with attractive design amenities. (Ord. 4521, 6-5-1 995; Ord. 5517, 12-14-2009)
ADMINISTERING AND ENFORCING AUTHORITY:
The Community and Economic Development Administrator is responsible for the general
administration and coordination of this section. (Ord. 5450, 3-2-2009; Ord. 5517, 12-14-2009;
Ord. 5676, 12-3-2012)
APPLICABILITY:
The standards in this section will be used for all public and private street improvements within
the City of Renton. Whenever a building permit is applied for or application made for a short
plat or a full subdivision, the applicant for such permit and/ot application shall build and install
certain street improvements, including, but not limited to: lighting on aUabutting rights-of-way,
and all private street improvements on access easements. The minimum design standards for
streets are listed in the tables set forth in subsection F2 of this Section. These standards will
determine specific street improvement requirements for development projects, including short
plats and subdivisions. (Ord. 5450, 3-2-2009; Ord. 5517, 12-14-2009; Ord. 5676,12-3-2012)
D.. EXEMPTIONS:
The following exemptions shall be made to the requirements listed in this Section:
New construction or addition with valuation less than fifty thousand dollars ($50,000.00).
Interior remodels of any value not involving a building addition. (Ord. 5676, 12-3-2012; Ord.
5703, 12-9-2013)
E. RIGHT-OF-WAY DEDICATION REQUIRED:
Dedication Required for Development: Where the existing width for any right-of-way
abutting 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 proposed development.
Amount of Dedication: The right-of-way dedication required shall be half of the difference
between the existing width and the minimum required width as listed in subsection F of this
Section. In cases where additional right-of-way has been dedicated on the opposite side of
the right-of-way from the development 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.
Waiver of Dedication: The Administrator may waive the requirement for additional right-of-
way dedication pursuant to RMC 4-9-250C, Waiver Procedures, where it is determined by the
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Administrator that construction of full street improvements is not anticipated in the future. (Ord.
5517,12-14-200Ord. 5676, 12-3-2012)
F. PUBLIC STREET RIGHT-OF-WAY DESIGN STANDARDS:
1. Level of Improvements: The minimum level of street improvements required are listed in
the following tables including but not limited to curbs, planting strips, sidewalks, and lighting.
Street Lighting Exemption: No street lighting is required for the following smaller
project sizes: two (2) to four (4) units for residential; zero (0) to five thousand (5,000)
square feet commercial; 6r zero (0) to ten thousand (10,000) square feet industrial.
Additional Walkway Requirement: A pedestrian walkway to the arterial is required
for the following larger project sizes with more than: twenty (20) units residential; ten
thousand (10,000) square feet commercial; or twenty, thousand (20,000) square feet
industrial.
2. Minimum Design Standards for Public Streets and Alleys: All such improvements shall
be constructed to the City Standards for Municipal Public Works Construction. Standards for
construction shall be as specified in the following table, and by the Administrator.
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS:
Minimum
Design
Standards Functional Classifications: Public Streets and Alleys
1 (see
notes) -
Commercial-
Mixed Use,
Industrial, & Commercial
Neighborhood -Mixed Use Limited
Principal Minor Collector & Industrial Residential Residential
Arterial Arterial Arterial Access Access Access Alleys
Structural See Standard Drawing or Pavement section and may be designed using procedures
Design described in the WSDOT Design Manual, latest edition.
Average 14,000— 3,000— 3,000-14,000 0— 3,000 0-3,000 0— 250 N/A
Daily 40,000 20,000
Vehicle
Trips (ADT)
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Right-of- 4 lanes - 4 lanes - 2 lanes —83'
lop-)
Way(R-O- 91' 91' 3 lanes —94'
W) Slanes — S lanes —
103' 103'
6 lanes - 6 lanes -
113' 113'
7 lanes - 7 lanes -
125' 125'
2 lanes —69' 2 lanes -
3 lanes —80' .53'
1 lane —45' Res. -
16'
Corn.
—16'
S
Tree grates and hardscape may be substituted for May be reduced if
planting strip area if approved by Administrator, approved by
Administrator5
Street Required, see Street Trees Standards RMC 44-070 N/A
Trees
Curbs Curb both Curb both Curb both Curb both Curb both Curb both None
sides sides sides sides sides sides
Parking Allowed at Allowed at 8' both sides 8' both sides 6' one side6 6' one sides
Lanes 8' 8'
Bicycle All classifications of Arterials will have None None None N/A
Facilities7 Class I, or Class II, or Class Ill bicycle
facility.
Paved 4 lanes - 4 lanes - 2 lanes —30' 2 lanes —20' 2 lanes r 1 lane - Res. -
Roadway 54' 54' 3 lanes —41' 3 lanes —31' 20' 12 8 12'
Width, not 5 lanes - 5 lanes - Corn.
including 66' 66' - 16'
parking 6 lanes - 6 lanes -
76' 76'
- 7.1anes-1 7 lanes —
88' 88'
(9 S
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Sidewalks2 ö both a' both 8' both sides3 6' both sides 5' both
sides 3 cir4e3 sides
Planting 8' between 8' between 8' between
Strips4 curb & curb & curb & walk
walk bbth walk both both sides
sides sides
5 both None
sides
8' between 8' between 8' between None
curb & walk curb & walk curb & walk
both sides both sides both sides
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At the intersection of two classes of streets, the radius for the higher class street
is to be used. Where larger trucks, transit and school buses are anticipated,
further design will be required to determine an adequate radius. The minimum
curb radius is 15 feet.
Cul-de- Limited application per RMC 4-6-060H. Limited application. See N/A
sacs RMC 4-6-060H for
pavement and R-O-W
widths when permitted.
Maximum 0.5-8% 0.5-8% 0.5— 10% 0.5-15%, greater than 15% only 0.5—
Grades allowed within approved hillside 15%
subdivisions.
Site Determined 125' from 125' from N/A N/A N/A N/A
Access on a case- intersection intersection
by-case
basis.
Street & Street lighting required per RMC 4-6-0601, as it exists or may be amended. N/A
Pedestrian
Lighting
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Lane 11' travel lanes, 5' bike 10' travel 10' travel lanes 1 travel Res. -
rS Widths9 lanes, and 12' center lanes, 5' bike lane - 12'8 12'
W left turn lanes. lanes, and 11' Corn.
center left turn —16'
lanes.
Center Center median allowed for boulevard N/A
Median treatment and center left turn lane.
Width will be width of center left turn
lane minus 1 foot from through traffic
travel lanes on both sides. Pull-outs with
a minimum 25 foot length required for
maintenance and emergency vehicles
within the median at intervals of 300 -
350'
Pedestrian Curb bulb-outs required where on-street parking is located. N/A N/A
Bulb-outs
Intersection 35' turning 35' turning 35' turning 25' turning 25' turning 25' turning N/A
Radii10 radius radius radius 11 radius 11 radius radius
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NOTES AND CONDITIONS: MINIMUM DESIGN STANDARDS TABLE FOR PUBIJC
STREETS AND ALLEYS:
1 Minimum design standards may be altered to allow alternative stormwater
management and low impact development techniques within the R-O-W by the
Department.
2 Sidewalk width will be 12 feet both sides in the City Center Community Planning
Area. This sidewalk width includes street tree grates for locating street trees.
Sidewalk areas may be required at a wider width to accommodate required multi-use
path facilities when a Class I multi-use path is required within a street R-O-W by the
Department. The width of a required 5 foot bicycle lane will be transferred to the
sidewalk area to create a Class I multi-use path.
Maintenance Responsibilities. Unless otherwise agreed upon by the City of Renton,
maintenance of landscaping within the planting strip area, including but not limited to
elements such as groundcover, turf, softscape, and hardscape, is the responsibility of
the adjacent property owner. Maintenance for street trees within the public right-of-way
shall be the responsibility of the City of Renton.
o Planting strips may be reduced if one of the following conditions is met: (a) when R-
0-Wacquisition is problematic; or (b) when critical areas would be impacted. If
approved, a permanent alternative landscaped area should be provided equal or greater
than the allowed planting strip area reduction that is in addition to any minimum existing
code requirements.
A second parking lane may be required by the Administrator.
Class II bicycle facilities (bike lanes) included in roadway width for both sides.
cle facilities that are shared travel lanes, Class III bicycle facilities, require less
roadway width. Class III travel lanes are a minimum of 14 feet.
S
S
[1
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Requirement: Either fire sprinklers shall be provided as approved by Fire &
Emergency Services or a clear roadway area shall be provided for emergency vehicles
midblock. All of the clear area must be 20 feet in width for vehicular movement with a
minimum length of 50 feet and maximum length of 100 feet, so as to provide emergency
access to homes within 150 feet. Along the clear area only, the planting strip would not
be required and the clear area will be in place of the landscaping area.
The City may require different lane width dimensions to address safety concerns or
to meet state and federal requirements for state routes or grant funding.
10 Turning radius dimensions represent the vehicle turning path. The smallest curb
radius should be used while maintaining the specified turning radius. Lane width and the
presence of a bike lane and parking lane affect a vehicle's turning path. On streets with
more than one lane in that direction of travel, large vehicles may encroach into no more
than one-half of the adjacent travel lane to complete the turn. On Arterials and Collector
Arterials, encroachment into oncoming travel lanes is unacceptable. The minimum curb
ius is 15 feet.
11 Turning radius for streets which include industrial access may increase to 50 feet.
(Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012)
4 Length of Improvements: Such improvements shall extend the full distance of such
property to be improved upon and sought to be occupied as a building site or parking area for
the aforesaid building of platting purposes and which may abut property dedicated as a public
street.
Additional Alley Standards: Alleys may be used for vehicular access, but are not to be
considered as the primary access for emergency or Fire Department concerns. Alley access
is the preferred street pattern except for properties in the Residential Low Density land use
designation. Referto RMC4-7-150.
Pavement Thickness: New pavement shall be a minimum of four inches (4") of asphalt
over six inches (6") of crushed rock. Pavement thickness for new arterial or collector streets or
widening of arterials or collector streets must be approved by the Department of Community
and Economic Development. Pavement thickness design shall be based on standard
engineering procedures. For the purposes of asphalt pavement design, the procedures
described by the "Asphalt Institute's Thickness Design Manual" (latest edition) will be
accepted by the Department. Alternate design procedures or materials may be used if
approved by the Department through the process listed in RMC 4-9-250E.
Minimum Sidewalk Measurements: New sidewalks must provide a minimum of four feet
(4') of horizontal clearance from all vertical obstructions. Sidewalk widths include the curb
width for those sidewalks constructed abutting or attached to the curb.
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7. Curves:
Horizontal Curves: Where a deflection angle of more than ten degrees (100) in the
alignment of a street occurs, a curve of reasonably long radius shall be introduced,
subject to review and approval of the Administrator.
Vertical Curves: All changes in grade shall be connected byvertical curves of a
minimum length of two hundred feet (200!) unless specified otherwise by the
Administrator.
Tangents for Reverse Curves: A tangent of at least two hundred feet (200') in length
shall be provided between reverse curves for arterials; one hundred fifty feet (150') for
collectors and one hundred feet (100') for residential access streets. (Ord. 5676, 12-3-
2012) -
8. City Center Planning Area and Urban Design Districts - Special Standards: Greater
sidewalk widths may be required in the City Center Planning Area and Urban Design Districts
as part of site plan development review for specific projects. The Administrator may require
that sidewalks be extended from the property line to the curb with provisions made for street
trees and other landscaping requirements, street lighting, and fire hydrants. (Ord. 5676, 12-3-
2012)
9. Vehicular Access and Connection Points To and From the State Highway System:
Chapter 47.50 RCW, Highway Access Management, is hereby adopted by reference
to provide for the regulation and control of vehicular access and connection points of
ingress to and egress from the state highway system within the incorporated areas of the
City of Renton.
Pursuant to Chapter 47.50 RCW, the provisions of Chapters 468-51 and 468-52 WAC,
together with all future amendments, are hereby adopted and incorporated by reference.
c. At least one copy of each law, rule or regulation adopted hereby is on file_with the City
Clerk and available for inspection by the public. (Ord. 5413, 10-1 3-2008;"Ord. 5517, 12-
-C------ -_- 14-09, /
G. COMPLETE STREETS:
1. Complete Streets: TheCity of Renton.will plan for, design, and construct transportation
projects to appropriately provide accommodations for pedestrians, bicyclists, and transit riders
of all ages and abilities, and freight and motor vehicles, including the incorporation of such -
facilities into transportation plans and programs.
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2. Exemptions: Pedestrian and bicycle facilities are not required to be established when it is
concluded by the Administrator that application of complete streets principles is unnecessary
or inappropriate:
Where their establishment would be contrary to public safety; or
When the cost would be excessively disproportionate to the need or probableuse; or
Where there is no identified long-term need; or
Where the establishment would violate Comprehensive Plan policies; or
Where the Administrator grants a documented exemption which may only be
authorized in specific situations where conditions warrant. Such site-specific exemptions
shall not constitute general changes to the minimum street standards established in this
Section. (Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012)
H. DEAD END STREETS:
Limited Application: Cul-de-sac and dead end streets are limited in application and may
only be permitted by the Administrator where, due to demonstrable physical constraints, no
future connection to a larger street pattern is physically possible.
Cul-de-Sacs and Turnarounds When Permitted - Minimum Requirements: Minimum
standards for dead end streets, if approved by the Department of Community and Economic
Development, are as follows:
LENGTH OF
STREET TYPE OF TURNAROUND.
For up to 150' in No turnaround required.
length
From 150' to Dedicated hammerhead
300' in length turnaround or cul-de-sac
- required.
From 300' to Cul-desac required.
500' in length
From 500' to Cul-de-sac required.
700' in length Fire sprinkler system
required for houses.
Longer than Two means of access and
700' in length fire sprinklers required for all
houses beyond 500'.
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n
Turnaround Design: The hammerhead turnaround shall have a design approved by the
Administrator and Fire and Emergency Services.
Cul-de-Sac Design: Cul-de-sacs shall have a minimum paved and landscaped radius of
forty five feet (45') with a right-of-way radius of fifty five feet (55) for the turnaround. A
landscaped center island with a radius of twenty feet (20') delineated by curbing shall be
provided in the cul-de-sac. The landscaping shall be maintained by the homeowners'
association or adjacent property owners. The cul-de-sac turnaround shall have a design
approved by the Administrator and Fire and Emergency Services.
S
Secondary Access Requirement: Secondary access for emergency equipment is
required when a development of three (3) or more buildings is located more than two hundred
feet (200) from a public street.
Waiver of Turnaround: The requirement for a turnaround or cul-de-sac may be waived by
the Administrator with approval of Fire and Emergency Services when the development
proposal will not create an increased need for emergency operations pursuant to RMC 4-9-
250C, Waiver Procedures. (Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012)
I. STREET AND PEDESTRIAN LIGHTINGSTANDARD5:
Lighting Design: Architectural street lighting standards will be established on a case-by-
case basis for streets.
Lighting Location: Pedestrian lighting for sidewalks and pathways shall be installed
between intersections along streets and at intersection corners for residential streets. All other
streets shall meet the lighting levels listed in subsection 13 of this Section, as it exists or may
be amended.
Average Maintained Illumination: The street lighting shall be constructed to provide
average maintained horiiontal illumination as illustrated below. The lighting levels shall be
governed by roadway classification and area zoning classification. Residential streets shall
have minimum light levels of 0.8 foot-candle within the intersections and 0.3 foot-candle along
the sidewalks at a six to one (6:1) uniformity ratio. Values are in horizontal foot-candles at the
pavement surface when the light source is at its lowest level.
Intersection Non-Intersection Crosswalk Uniformity
Principal Arterial 1.5 1.3 0.8 4:1
Minor Arterial 1.5 1.2 0.8 4:1
Collector Arterial 1.2 0.9 0.6 4:1
Commercial Access Street 0.9 0.6 0.8 6:1
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Uniformity Ratios: Uniformity ratios for the street lighting shall meet or exceed four to one
(4:1) for light levels of more than 0.6 foot-candles and six to one (6:1) for light levels of 0.6
foot-candles and less.
Construction Standards: Street lighting systems shall be designed and constructed in
accordance with the City publication, "Guidelines andStandards for Street Lighting Design of
Residential and Arterial Streets." (Ord. 5517, 12-14-2009; Ord. 5675, 12-3-2012)
J. PRIVATE STREETS:
When Permitted: Private streets are ailowed for access to six (6) or fewer lots, provided 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 Department of Community and Economic
Development to be necessaryforexistin-gorfutureirafficand/orpedestrian-circuFaton-throagh—
the subdivision or to serve adjacent property.
Minimum Standards: Such private streets shall consist of a minimum of a twenty six foot
(26) easement with a twenty loot (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 pursuant to City Code are required, as well
as an approved pavement thickness (minimum of four inches (4") asphalt 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 easements shall not be included in the required minimum lot area for purposes of
subdivision.
Signage Required: Appurtenant traffic control devices including installation of traffic and
street name signs, as required by the Department of Community and Economic Development,
shall be provided by the subdivider. The street name signs will include a sign labeled "Private
Street."
Easement Required: An easement will be required to create the private street.
Timing of Improvements: The private street must be installed prior to recording of the plat
unless deferred. (6 500 11-1-20ó2Ord. 5517, 12-14-2009; Ord. 5702, 12-9-2013)
K. SHARED DRIVEWAYS - WHEN PERMITTED:
A shared private driveway may be permitted for access up to a maximum of four (4) lots. Up to
three (3) of the lots may use the driveway as primary access for emergencies. The remainder
of the lots must have physical frontage along a street for primary and emergency access and
shall only be allowed vehicular access from the shared private driveway. The private access
easement shall be a minimum of sixteen feet (16') in width, with a maximum of twelve feet
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(12') paved driveway. Minimum turnaround requirements for emergency access to lots ban be
found in subsection H of this Section. (Ord. 55:17, 12-14-2009).
L. TIMING FOR INSTALLATION OF IMPROVEMENTS:
No building shall be granted a certificate of final occupancy, or plat or shod plat recorded, until
all the required street improvements are constructed in a satisfactory manner and approved
by the responsible departments unless those improvements remaining unconstructed have
been deferred by the Administrator and security for such unconstructed improvements has
been satisfactorily posted. (Ord. 5156, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5517, 12-14-
2009; Ord. 5676, 12-3-201 2)
M; PLAN DRAFTING AND SURVEYING STANDARDS:
The construction permit plans for street improvements shall be prepared and surveyed in
conformance with the Department's "Construction Plan Drafting Standards", surveying
standards and the City's "Standard Specifications for Municipal Construction", and standard
detail documents.
N. REVIEW OF CONSTRUCTION PLANS:
Submittal: All street improvement plans prepared shall be submitted for review and
)
approval to the Department of Community and Economic Development. All plans and
specifications for such improvements are to be submitted at the time application for a building
permit is made or, for plats, prior to construction (street/utility) permit issuance.
Fees and Submittal Requirements: All permits required for the construction of these
improvements shall be applied for and obtained in the same manner and same conditions as
specified in chapter 940 RMC, relating to excavating or disturbing streets, alleys, pavement
or improvements. Fees shall be as stipulated in RMC 4-1-1 80. 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 remainder is due and payable prior to
issuance of the construction permit.
Cost Estimate Required: The applicant will be required to submit a cost estimate for the
improvements. This will be reviewed by the Department of Community and Economic
Development for accuracy. (Ord. 5517, 12-14-2009)
0. INSPECTIONS:
1. Authority and Fees: The Department shall be responsible for the supervision, inspection
and acceptance of all street improvements listed in this Section, and shall make a charge
therefor to the applicant.
P. LATECOMER'S AGREEMENTS:
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Latecomer's Agreements Authorized: Any party extending utilities that may serve other
p 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 developer
may request establishment of a latecomer's agreement to reimburse the developer for all
initial costs of the improvements.
Process for Latecomer's Agreements: The procedure to follow in making application for
the latecomer's agreement and the steps to be followed by the City are as detailed in chapter
9-5 RMC.
Q. VARIATIONS FROM STANDARDS:
Alternates, Modifications, Waivers, Variances: See RMC 4-9-250.
Half Street Improvements:
a. When Permifted: Half street improvements may be allowed for a residential access
street by the Administrator when it is determined 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. (Ord. 5676, 12-3-2012)
( •
b. Minimum Design Standards: The right-of-way for the half street improvement must
be a minimum of thirty five feet (35) with twenty feet (20') paved. A curb, planting strip
area, and sidewalk shall be installed on the development side of the street according to
the minimum design standards for public streets. If the street is permitted a cul-de-sac,
then the right-of-way for the half of the cul-de-sac shall be dedicated, with installation of
a temporary hammerhead turnaround. The property shall also dedicate easements to the
City for street lighting and fire hydrants. Additional easements shall be provided for the
franchise utilities outside of the dedicated right-of-way.
c. Standards for Completion of the Half Street: When the adjacent parcel is platted or
developed, the additional right-of-way width needed to complete the type of street
classification shall be dedicated from the developing property. The pavement shall then
be widened to the width needed to complete the type of street classification, curb,
planting strip, and sidewalk shall be installed on the developing side of the street. If the
street is a dead end street requiring a cul-de-sac, then the developing parcel shall
dedicate the remainder of the right-of-way for the cul-de-sac and construct the final
complete cul-de-sac, including curb, sidewalk, and other required improveirients. (Ord.
5517, 12-14-2009)
R. DEFERRAL OF IMPROVEMENT INSTALLATION:
See RMC 4-9-060.
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Section 4-7-230
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4-7-230 BINDING SITE PLANS:
A. PURPOSE AND INTENT:
• The purpose of this Section is to allow for:
• Optional Methods of Subdivision: To provide an optional process for the
division of land classified for industrial, commercial, or mixed use zones ON, CV, CA,
CD, CO, COR, 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 beemployed as an alternative to
the subdivision and short subdivision procedures in this Chapter. (Ord. 5369, 4-14-
2008)
Alternative Ownership Options or Alternative Standards: To allow for • alternative ownership options and/or the ability to modify development standards that
are otherwise required by the binding site plan process by allowing binding site plan
• application with a commercial condominium process pursuant to chapter 64.34 RCW,
and/or planned urban development process pursuant to RMC 49-1 50.
Procedural Requirements: To specify the administrative requirements for the
review and approval of binding site plans that are in addition to the procedural
requirements of chapter 4 RMC and other applicable provisions of the City
development regulations. (Ord. 5100, 11-1-2004; Ord. 5153, 9-26-2005)
B. APPLICABILITY:
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 alters
existing lot lines, subject to the development standards of the underlying zoning
district.
•
b. Commercial Condominium with Binding Site Plan: Where the
• development 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 alternative
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
development standards of the underlying zoning district cannot be achieved through a
binding site plan, a binding site plan merged witha planned urban development allows
for greater flexibility in the lot and infrastwcture layout and development of the binding
site plan provided planned urban development criteria are met including provision of a
public benefit.
A binding site plan may be reviewed and approved:
• As a separate mechanism for the division of commercial and industrial land;
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 application in
lieu of the standards and criteria contained in this Section. Per RCW 36.70B.170
through 36.706.210, a development agreement shall not be more permissive than the
3 development standards of the underlying zoning district or other applicable
development standards.
Merged with a planned urban development per RMC 4-9-1 50.
• Independently for pre-existing developed sites, concurrent with or
• subsequent to a site development permit application for undeveloped land, or
concurrent with or subsequent to a building permit application. (Ord. 5153, 9-26-2005)
C. APPROVAL CRITERIA:
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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 divisions shall not exceed the number of lots allowed 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 subsection D of this Section or merged with a planned urban development
application per RMC 4-9-1 50.
3. Commercial or Industrial Property: The site is located within a commercial,
industrial, or mixed-use zone.
4. Zoning Code Requirements: Individual lots created through the binding site plan
shall comply with all of the zoning code requirements and development standards of
the underlying zoning district. Where minimum lot dimensions or setbacks cannot be
met, the binding site plan shall be processed as a commercial condominium site per
RMC 4-7-230D.
New Construction: The site shall be in conformance with the zoning code
requirements and development standards of the underlying zoning district at the time
the application is submitted.
Existing Development: If the site is nonconforming prior to a binding site
plan application, the site shall be brought into conformance with the development
standards 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.
Under either new construction or existing development, applicants for
binding site plan may proposed shared signage, parking, and access if they are
specifically authorized per RMC 4-4-080E3, 4-4-08017, and 4-4-100E5, and other
shared improvements as authorized in other sections of the City's development
standards.
5. Building Code Requirements: All building 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 means of direct access or access easement approved by the City.
8. Shared Conditions: The Administrator may authorize sharing of open space,
parking, access, signage and other improvements among contiguous properties
subject to the binding site plan and the provisions of RMC 4-4-080E3, 4-4-08017, and 4
-4-100E5. Conditions of use, maintenance, and restrictions on redevelopment of
shared open space, parking, access, signage and other improvements shall be
identified on the binding site plan and enforced by covenants, easements or other
• similar properly recorded mechanism.
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 recorded binding site plan.
10. Dedication Statement: Where lands are required or for dedication, proposed a" the applicant shall provide a dedication statement and acknowledgement on the
binding site plan.
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11. Suitable Physical Characteristics: A proposed binding site plan may be
denied because of flood, inundation, or wetland conditions, 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:
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 allows for the conversion of lease
space to condominiums without further subdivision of land. These standards are in
addition to the requirements of subsection C of this Section.
Condominium - Approval: Condominium developments are eligible for binding
site plan approval, when the purpose of such approval is to divide the property so that
the parcel or tract, or a portion thereof, can be subject to chapter 64.34 RCW
(Condominium Act). A condominium can only be recorded either when the
development has already been constructed to City standards established through a
binding site plan or a building permit 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 provisions of chapter 64.34 RCW.
Planned Urban Development: To allow for the ability to modify development
standards that are otherwise required by the binding site plan process, a binding site
plan application may be merged with a planned urban development application
pursuant to RMC 4-9-1 50. (Ord. 5153, 9-26-2005)
E. APPLICATION REQUIREMENTS:
1. General Requirements: All applications for binding site plans must conform to
the requirements 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 schedule 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, sidewalks, monuments, sanitary and
storm sewers, 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 accordance with other standards of the City. A separate
construction permit will be required for any such improvements, along with associated
engineering plans prepared per the City Drafting Standards.
2. Phasing of Improvements: To satisfy these requirements, the Administrator is
authorized to impose conditions and limitations on the binding site plan. If the
Administrator determines that any delay in satisfying requirements will not adversely
impact the public 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 building's certificate of
occupancy, or in accordance with an approved phasing plan, or in accordance with
plans established by a development agreement or as otherwise permitted or required'
under City Code. (Ord. 5153, 9-26-2005)
G. ACCESS REQUIREMENTS:
Access requirements and street design and development standards shall be
: provided in accordance with RMC 4-6-060, unless superseded by the terms of a
development agreement as provided 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.
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Establishment of public roads may also be proposed by the applicant. (Ord. 5153, 9-26
-2005)
H. PERMIT PROCEDURES FOR BINDING SITE PLAN APPROVAL:
Permit Type: Binding site plans shall be processed as Type II permits in
accordance with the procedures in chapter 4-8 RMC for Type II permits and the
standards and criteria set forth in this Section, unless the applicant elects to merge the
binding site plan 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 RMC. If
a binding site plan permit is processed concurrently, but not merged with another
permit process, then the binding site plan application shall be processed as a Type II
permit.
Review Authority: Pursuant to chapter 4-8 RMC, the Responsible Official for a
binding site plan application shall be the Administrator, unless the applicant elects to
have the binding site plan application merged with a Type Ill permit site plan
application or a development agreement under chapter 36.70B RCW. If a binding site
plan application is to be processed with a Type Ill site plan, then the responsible
Reviewing Official shall be the Hearing Examiner. If a binding site plan application is to
be processed with a development agreement, the responsible Reviewing Official shall
be the City Council. The final decision on a development agreement with an
application for a binding site plan shall be made by City Council. No administrative
appeal of the City Council decision shall be available. If a binding site plan is merged
with a planned urban development application, the review authority shall be
determined pursuant to RMC 4-9-150 (Ord. 5153, 9-26-2005; Ord. 5519, 12-14-2009)
I. MERGER WITH SITE PLAN:
Review Standards for a Previously Approved 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 Administrator may, where
appropriate, include any conditions and limitations contained in the previously
approved site plan. Subsequent site development permits for the land will still be
subject to compliance with the zoning, building, and other applicable land use codes -
and regulations existing at the time of development permit review, unless addressed
as part of the binding site plan review and expressly depicted on the binding site plan.
Review Standards for Concurrent Site Plan Application: When a binding site
plan is being considered concurrently with another land development application, the
Administrator will incorporate all conditions and limitations imposed on the concurrent
application into the binding site plan. Subsequent site development permits for the land
will still be subject to compliance with the zoning, building, and other applicable land•
use codes and regulations existing at the time of development 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 development agreement, in the event of a
conflict between the terms of the development agreement and this Section, the terms
of the development agreement shall control. Per RCW 36.70B.1 70 through
36.708.210, 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 Official 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
binding site plan application. Every decision made under this Section shall include
findings of fact and conclusions to support the decision.
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2. Approval: lithe Reviewing Official finds the proposed binding site plan is in
conformance to the standards and requirements of this Section, then it shall be
approved.
Approval with Modifications: If modification(s) are deemed necessary by the
Reviewing 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.
Referral to the Hearing Examiner: Except when a binding site plan is merged
with a development agreement, if the Reviewing Official determines that there are
sufficient concerns 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 heaiing and decision by the Hearing Examiner. Notice of the public
hearing will be given as for a Type Ill permit hearing. Binding site plans merged with
development agreements shall be approved by City Council pursuant to the
requirements of RCW 36.70B.170 et seq. (Ord. 5519, 12-14-2009)
Denial: lithe binding site plan is denied by the Reviewing Official, the applicant
shall be notified in writing of the decision, stating the reasons therefor.
Reconsideration: Any party may request that an application, on which the
Reviewing Official has made a decision, be reopened by the Reviewing Official if it is
found that new information that was not previously available hs come to light that
might affect the action taken by the Reviewing Official. 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 dedication
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.
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 binding site plan be
recorded.
Filing by City Clerk: The approved binding 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:
Vesting: Upon filing of a complete application fora binding site plan, the
application shall be considered under the binding site plan ordinance, the zoning, and
other development regulations in effect on the date of application for the land uses and
development identified in the binding site plan application or identified in a complete
site plan review application filed in conjunction with or processed concurrently with a
binding site plan application.
Legal Lots: Lots, parcels, or tracts created 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
provisions, 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 binding site plan. The binding
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site plan shall include 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 binding site plan that does not
conform to the requirements of the binding site plan approval, shall be considered a is
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)
0. EXPIRATION AND EXTENSION:
Expiration Period: For binding site plans not merged with a site plan or
development agreement, the approval shall lapse unless submitted for recording within
five (5) years of the binding site plan approval.
Expiration Period for Merged Approvals: For binding site plans approved as
pad of merged application with a site plan or development agreement, the binding site
plan shall lapse when the site plan or development agreement expires unless
submitted for recording prior to the date of expiration for the merged application.
Extension of Expiration Period: Additional time extensions beyond the five (5)
year time period may be granted by the Administrator if the applicant can show need
caused by unusual circumstances or situations 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 additional time extension; this request
must be filed at least thirty (30) days prior to the expiration date. The request must
include documentation as to the need for the additional time period. Additional time
extensions may be granted in not greater than one year increments, up to a maximum
of two (2) years.
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
constitute an automatic one year extension for the submittal of the next phase of the
'p binding site plan. is -, APPEALS:
See RMC4-8-I1ON.
ALTERATION OR VACATION:
1. Alteration: Alteration of an approved binding site plan, excluding standard
easements 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 pad 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 amendment to the
development agreement or approval by the City Council and, after approval and
recording, shall automatically be incorporated within the development agreement
unless 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 binding site plan application as set
forth in this Section. If a portion of a binding site plan is vacated, the property subject
to the 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 pad
of a development agreement approval process or if property subject to a binding site
plan approval is the subject of a development agreement, the vacation of the approved
binding site plan, whether total or partial, shall not require an amendment to the
development agreement or approval by the City Council and, after approval and
recording shall automatically be incorporated within the development agreement
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unless otherwise provided in the development agreement. (Ord. 4954, 2-1 1-2002)
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This page of the Renton Municipal Code is current
through Ordinance 5556, passed October 11, 2010.
I Disclaimer: The City Clerkts Office has the official version of the
Renton Municipal Code. Users should contact the City Clerks
Office for ordinances passed subsequent to the ordinance cited
above.
Page 7 of 7
City Website: http://rentonwa.gov/
(http://rentonwa.gov/)
City Telephone: (425) 430-6502
Code Publishing Company
(http://www.codepublishing.com/)
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Section 4-9-190
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4-9-1 90 SHORELINE PERMITS:
PURPOSE: (Reserved)
APPLICABILITY: (Reserved)
EXEMPTIONS FROM PERMIT SYSTEM:
The following shall not be considered substantial developments for the purpose of
this Master Program.
1. Any project with a certification from the Governor pursuant to chapter 80.50
RCW.
2. Any development of which the total cost or fair market value does not exceed
two thousand five hundred dollars ($2,500.00), if such development does not
materially interfere with the normal public use of the water or shorelines of the State.
3. Normal maintenance or repair of existing structures or developments, including
damage by accident, fire or elements.
"Normal maintenance" includes those usãal acts to prevent a decline, lapse,
or cessation from a lawfully established condition.
"Normal repair" means to restore a development to a state comparable to its
original condition, including but not limited to its size, shape, configuration, location
and external appearance, within a reasonable period after decay or partial destruction,
except where repair causes substantial adverse effects to the shoreline resource or
environment.
Replacement of a structure or development may be authorized as repair
where such replacement is the common method of repair for the type of structure or
development and the replacement structure or development is comparable to the
original structure or development including, but not limited to, its size, shape,
configuration, location and external appearance and the replacement does not cause • substantial adverse effects to shoreline resources or environment.
4. Construction of the normal protective bulkhead common to single family
residences.
A "normal protective" bulkhead includes those structural and nonstructural
developments installed at or near, and parallel to, the ordinary high water mark for the
sole purpose of protecting an existing single family residence and appurtenant
structures from loss or damage by erosion. A normal protective bulkhead is not exempt
if it is constructed for the purpose of creating additional dry land. Additional
construction requirements are found in WAC 173-27-040(2)(c).
5. Emergency construction necessary to protect property from damage by the
elements.
An "emergency" is an unanticipated and imminent threat to public health,
safety, or the environment which requires immediate action within a time too short to
allow for full compliance with this program.
Emergency construction does not include development of new permanent
protective structures where none previously existed. Where new protective structures
are deemed to be the appropriate means to address the emergency situation, upon
abatement of the emergency situation, the new structure shall be removed or any
permit which would have been required, absent an emergency, pursuant to chapter
90.58 RCW, chapter 17-27 WAC or this Shoreline Program shall be obtained.
All emergency bonstruction shall be consistent with the policies of chapter
90.58 RCW and this Program.
In general, flooding or other seasonal events that can be anticipated and
may occur, but that are not imminent are not an emergency.
6. Construction and practices normal or necessary for farming, irrigation, and
ranching activities, including agricultural service roads and utilities on shorelands,
and the construction and maintenance of irrigation structures, including, but not limited
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to, head gates, pumping facilities, and irrigation channels. A feedlot of any size, all
processing plants, other activities of a commercial nature, alteration of the contour of
the shorelands by leveling filling, or other than that which results from normal
cultivation, shall not be considered normal or necessary farming or ranching activities.
A feedlot shall be an enclosure or facility used or capable of being used for feeding
livestock hay, grain, silage, or other livestock feed, but shall not include land for
growing crops or vegetation for livestock feeding and/or grazing, nor shall it include
normal livestock wintering operations.
7. Construction on shorelands by an owner, lessee or contract purchaser of a single
family residence for his own use or for the use of his family, which residence does not
exceed a height of thirty five feet (35') above average grade level and which meets all
requirements of the State agency or local government having jurisdiction thereof, other
than requirements imposed pursuant to this Section.
"Single family" residence means a detached dwelling designed for and
occupied by one family including those structures and developments within a
contiguous ownership which are a normal appurtenance. An "appurtenance" is
necessarily connected to the use and enjoyment of a single family residence and is
located landward of the ordinary high water mark and the perimeter of a wetland.
Construction authorized under this exemption shall be located landward of
the ordinary high water mark.
8. Construction of a dock including a community dock designed for pleasure craft
only, for the private noncommercial use of the owner, lessee, or contract purchaser of
single and multi-family residences.
a. This exception applies if either
In salt waters, the fair market value of the dock does not exceed two
thousand five hundred dollars ($2,500.00).
In fresh waters, the fair market value of the dock does not exceed ten
) thousand dollars ($10,000.00); however, if subsequent construction having a fair
market value exceeding two thousand five hundred dollars ($2,500.00) occurs within
five (5) years of completion of the prior construction, the subsequent construction shall
be considered a substantial development permit.
b. A dock is a landing and moorage facility for watercraft and does not include
recreational decks, storage facilities or other appurtenances.
9. Construction or modification, by or under the authority of the Coast Guard or a
designated port management authority, of navigational aids such as channel markers
and anchor buoys.
10. Operation, maintenance, or construction of canals, waterways, drains,
reservoirs, or other facilities that now exist or are hereafter created or developed as
part of an irrigation system for the primary purpose of making use of system waters,
including return flow and artificially stored groundwater for the irrigation of lands.
11. The marking of property lines or corners on State-owned lands when such
marking does not interfere with the normal public use of the surface of the water.
12. Operation and maintenance of any system of dikes, ditches, drains, or other
facilities existing on September 8, 1975, which were created, developed, or utilized
primarily as a part of an agricultural drainage or diking system.
13. Site exploration and investigation activities that are prerequisites to
preparation of an application for development authorization under this program, if:
a. The activity does not interfere with the normal public use of the surface
waters.
b. The activity will have no significant adverse impact on the environment
including, but not limited to, fish, wildlife, fish or wildlife habitat, water quality, and
aesthetic values.
c. The activity does not involve the installation of a structure, and upon
completion of the activity the vegetation and land configuration of the site are restored
to conditions existing before the activity.
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A private entity seeking development authorization under this program first
posts a performance bond or provides other evidence of financial responsibility to the
Development Services Division to ensure that the site is restored to pre-existing
conditions.
The activity is not subject to the permit requirements of RCW 90.58.550.
The process of removing or controlling an aquatic noxious weed, as defined
in RCW 17.26.020, through the use of a herbicide or other treatment methods
applicable to weed control that are recommended by a final environmental impact
statement published by the Department of Agriculture or the Department of Ecology
jointly with other State agencies under chapter 43.21C RCW.
Watershed restoration projects as defined below:
a. "Watershed restoration project" means a public or private project authorized
by the sponsor of a watershed restoration plan that implements the plan or a part of
the plan and consists of one or more of the following activities:
A project that involves less than ten (10) miles of streamreach, in which
less than twenty five (25) cubic yards of sand, gravel, or soil is removed, imported,
disturbed or discharged, and in which no existing vegetation is removed except as
minimally necessary to facilitate additional plantings.
A project for the restoration of an eroded or unstable stream bank that
employs the principles of bioengineering, including limited use of rock as a stabilization
only at the toe of the bank, and with primary emphasis on using native vegetation to
control the erosive forces of flowing water.
A project primarily designed to improve fish and wildlife habitat, remove
or reduce impediments to migration of fish, or enhance the fishery resource available
for use by all of the citizens of the State, provided that any structure, other than a
bridge or culvert or instream habitat enhancement structure associated with the
project, is less than two hundred (200) square feet in floor area and is located above
the ordinary high water mark of the stream.
b. "Watershed restoration plan" means a plan, developed or sponsored by a
State department, a federally recognized Indian Tribe, a city, a county or a
conservation district, for which agency and public review has been conducted pursuant
to chapter 43.21C RCW, the State Environmental Policy Act. The watershed
restoration plan generally contains a general program and implementation measures
or actions for the preservation, restoration, re-creation, or enhancement of the natural
resources, character, and ecology of a stream, stream segment, drainage area, or
watershed.
16. Apublic or private project, the primary purpose of which is to improve fish or
wildlife habitat or fish passage, when all of the following apply:
The project has been approved in writing by the Department of Fish and
Wildlife as necessary for the improvement of the habitat or passage and appropriately
designed and sited to accomplish the intended purpose.
The project has received hydraulic project approval by the Department of
Fish and Wildlife pursuant to chapter 75.20 RCW.
The Development Services Division has determined that the project is
consistent with this Master Program.
17. Hazardous substance remedial actions pursuant to WAC 173-27-040(3).
D. EXEMPTION CERTIFICATE PROCEDURES:
Any person claiming exemption from the permit requirements of this Master
Program as a result of the exemptions specified in this Section shall make application
for a no-fee exemption certificate to the Development Services Division in the manner
prescribed by that division.
Any development which occurs within the regulated shorelines of the State under
Renton's jurisdiction, whether it requires a permit or not, must be consistent with the
-' intent of the State law.
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The City may attach conditions to the approval of exempted developments and/or
uses as necessary to assure consistency of the project with the Shoreline
Management Act and this Program.
If any part of a proposed development is not eligible for exemption, then a
shoreline permit is required for the entire proposed development project.
E. SHORELINE PERMIT APPLICATION PROCEDURES:
Information Prior to Submitting a Shoreline Substantial Development Permit
Application: Prior to submitting an application for a shoreline permit or an exemption
from a shoreline permit, the applicant should informally discuss a proposed
development with the Development Services Division. This will enable the applicant to
become familiar with the requirements of this Master Program, Building and Zoning
procedures, and enforcement procedures.
Shoreline Substantial Development Permit Required: No shoreline
development shall be undertaken on shorelines of the City without first obtaining a
"substantial development permit" from the Development Services Division.
Shoreline Substantial Development Permit Application Forms and Fees:
Applications for such permits shall be made on forms and reviewed according to
procedures prescribed by the Development Services Division. Application forms may
be revised from time-to-time by the Development Services Division without prejudice to
any existing applications. Such forms should be designed to provide such information
as is necessary to determine whether such a permit is justified.
Applications shall be made by the property owner, or his authorized agent, lessee,
contract purchaser, or other person entitled to possession of the property and, except
for applications filed by or on behalf of the City or other governmental agencies, shall
be accompanied by a receipt issued by the Finance Department showing payment of
the applicable fees which are established by RMC 4-1-170, Land Use Review Fees.
Three (3) copies of a notice of development application shall be posted prominently
on the property concerned and in conspicuous public places within three hundred J 1 (300) feet thereof. The notice of development application shall also be mailed to
property owners within three hundred (300) feet of the boundaries of the subject
property. The required contents of the notice of development application are detailed in
RMC 4-8-090B, Public Notice Requirements.
Each such notice of development application shall include a statement that persons
desiring to present their views to the Development Services Division with regard to
said application may do so in writing to that Division and persons interested in the
Development Services Division's action on an application for a permit may submit their
views in writing or notify the Development Services Division in writing of their interest
within'thirty (30) days from the last date of publication of such notice. Notice of
development application for a substantial development permit regarding a limited utility
extension as defined in RCW9O.55.140 (11)(b) or for the construction of a bulkhead or
other measures to protect a single family residence and its appurtenant structures from
shoreline erosion shall include a twenty (20) day comment period.
Such notification or submission of views to the Development Services Division shall
entitle those persons to a copy of the action taken on the application.
4. Review Guidelines: Unless exempted or authorized through the variance or
+ conditional use permit provisions of this Master Program, no substantial development
permit and no other permit shall be granted unless the proposed development is
consistent with the provisions of this Master Program, the Shoreline Management Act
of 1971, and the rules and regulations adopted by the Department of Ecology
thereunder.
5. Conditional Approval: Should the Development Services Division Director or
his/her designee find that any application does not substantially comply with criteria
imposed by the Master Program and the Shoreline Management Act of 1971, he may
deny such application or attach any terms or condition which he deems suitable and
reasonable to effect the purpose and objective of this Master Program.
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6. Notification of City Departments: It shall be the duty of the Development
Services Divisionig, timely furnish copies of all applications and actions taken by said
division unto such other officials or departments whose jurisdiction may extend to all or
any pad of the proposed development.
F. REVIEW CRITERIA:
1. General: The Development Services Division shall review an application for a
permit based on the following:
The application.
The environmental impact statement, if one is required.
Written comments from interested persons.
Information and comments from other City departments affected.
Independent study by the Development Services Division and the Policy
Development Department.
Evidence presented at a public hearing should the Development Services
Division and the Policy Development Department decide that it would be in the public
interest to hold a public hearing. The Development Services Division and the Policy
Development Department shall have powers to prescribe rules and regulations for
such hearings.
2. Additional Information: The Development Services Division may require an
applicant to fumish information and data in addition to that contained or required in the
application forms prescribed. Unless an adequate environmental statement has
previously been prepared for the proposed development by another agency, the City's
Environmental Review committee shall cause to be prepared such a statement, prior to
granting a permit, when the State Environmental Policy Act of 1971 would require such
a statement.
3. Procedural Amendments: In addition to the criteria hereinabove set forth in this
Section, the Planning/Building/Public Works Department may from time-to-time
• promulgate additional procedures or criteria and such shall become effective, when
reduced to writing, and filed with the City Clerk and as approved by the City Council
and the Department of Ecology.
4. Burden of Proof on Applicant: The burden of proving that the proposed
substantial development is consistent with the criteria which must be met before a
permit is granted shall be on the applicant.
G. BONDS:
The Development Services Division may require the applicant to post a bond in
favor of the City of Renton to assure full compliance with any terms and conditions
imposed by said department on any shoreline permit. Said bond shall be in an amount
to reasonably assure the City that any deferred improvement will be carried out within
the time stipulated.
ADMINISTRATIVE APPEALS:
The Department of Community and Economic Development shall have the final
authority to interpret the Master Program for the City of Renton. Where an application
is denied or changed, per subsection E6 of this Section, an applicant may appeal the
decision denying or changing a "substantial development permit" to the Shoreline
Hearings Board for an open record appeal in accordance with RMC 4-8-110. See RMC
4-8-1 1OH for appeal procedures to the Shoreline Hearings Board. (Ord. 5450, 3-2-
2009)
VARIANCES AND CONDITIONAL USES:
1. Purpose: The power to grant variances and conditional use permits should be
utilized in a manner which, while protecting the environment, will assure that a person
will be able to utilize his property in a fair and equitable manner.
2. Authority:
a. City Hearing Examiner: The Renton Land Use Hearing Examiner shall
have authority to grant conditional use permits and variances in the administration of
the Renton Master Program.
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b. State Department of Ecology Decision: Both variances and conditional
use permits are forwarded to the Department of Ecology and the Attorney General's
office for approval or denial.
c. Time Limit, Permit Validity, and Appeals: Conditional permits and
variances shall be deemed to be approved within thirty (30) calendar days from the
date of receipt by the Department of Ecology and the Attorney General's office unless
written communication is received by the applicant and the City indicating otherwise.
Conditional use permits and variances shall be filed with the State in
accordance with RCW 90.58.140(6) and WAC 173-27-1 30.
Permit validity requirements of subsection J of this Section shall apply to
conditional use and variance permits.
Appeals of conditional use or variance permits shall be made in
accordance with RMC 4-8-1 lOU.
3. Interpretation: It shall be recognized that a lawful use at the time the Master
Program is adopted is to be considered a permitted use, and maintenance and
restoration shall not require a variance or a conditional use permit.
4. Variances:
Purpose: Upon proper application, a substantial development permit may be
granted which is at variance with the criteria established in the Renton Master Program
where, owing to special conditions pertaining to the specific piece of property, the
literal interpretation and strict application of the criteria established in the Renton
Master Program would cause undue and unnecessary hardship or practical difficulties.
Decision Criteria: The fact that the applicant might make a greater profit by
using his property in a manner contrary to the intent of the Master Program is not, by
itself, sufficient reason for a variance. The Land Use Hearing Examiner must find each
of the following:
Exceptional or extraordinary circumstances or conditions applying to the
) subject property, or to the intended use thereof, that do not apply
generally to other properties on shorelines in the same vicinity.
The variance permit is necessary for the preservation and enjoyment of
a substantial property right of the applicant possessed by the owners of other
properties on shorelines in the same vicinity.
The variance permit will not be materially detrimental to the public
welfare or injurious to property on the shorelines in the same vicinity.
The variance granted will be in harmony with the general purpose and
intent of this Master Program.
The public welfare and interest will be preserved; if more harm will be
done to the area by granting the variance than would be done to the applicant by
denying it, the variance will be denied, but each property owner shall be entitled to the
reasonable use and development of his lands as long as such use and development is
in harmony with the general purpose and intent of the Shoreline Management Act of
1971, and the provisions of this Master Program.
The proposal meets the variance criteria in WAC 173-27-170.
5. Conditional Use:
a. Purpose: Upon proper application, a conditional use permit may be granted.
The objective of a conditional use provision is to provide more control and flexibility for
implementing the regulations of the Master Program. With provisions to control
undesirable effects, the scope of uses can be expanded to include many uses.
b. Decision Criteria: Uses classified as conditional uses can be permitted only
after consideration and by meeting such performance standards that make the use
compatible with other permitted uses within that area. A conditional use permit will be
granted subject to each of the following conditions:
The use must be compatible with other permitted uses within that area.
The use will not interfere with the public use of public shorelines.
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Design of the site will be compatible with the surroundings and the
City's Master Program.
The use shall be in harmony with the general purpose and intent of the
City's Master Program.
The use meets the conditional use criteria in WAC 173-27-1 60.
J. TIME REQUIREMENTS FOR SHORELINE PERMITS:
1. Applicability and Modification at Time of Approval:
The time requirements of this Section shall apply to all substantial
development permits and to any development authorized pursuant to a variance or
conditional use permit authorized under this Program.
If it is determined that standard time requirements of subsections J2 and J3
of this Section. should not be applied, the Development Services Division shall adopt
appropriate time limits as a part of action on a substantial development permit upon a
finding of good cause, based on the requirements and circumstances of the project
proposed and consistent with the policy and provisions of this Master Program and
RCW 90.58.143. If it is determined that standard time requirements of subsections J2
and J3 of this Section should not be applied, the Hearing Examiner, upon a finding of
good cause and with the approval of the Department of Ecology, shall establish
appropriate time limits as a part of action on a conditional use or variance permit.
"Good cause" means that the time limits established are reasonably related to the time
actually necessary to perform the development on the ground and complete the project
that is being permitted.
Where specific provisions are not included to establish time limits on a permit
as part of action on a permit by the City or the Department of Ecology, the time limits in
subsections J2 and J3 of this Section apply.
Requests for perrhit extension shall be made in accordance with subsections
J2 and J3 of this Section.
2. Construction Commencement: ,
Unless a different time period is specified in the shoreline permit as
authorized by RCW 90.58.143 and subsection Ji of this Section, construction
activities, or a use or activity, for which a permit has been granted pursuant to this
Master Program must be commenced within two (2) years of the effective date of a
shoreline permit, or the shoreline permit shall terminate, and a new permit shall be
necessary. However, the Development Services Division may authorize a single
extension for a period not to exceed one year based on reasonable factors, if a
request for extension has been filed with the Division before the expiration date, and
notice of the proposed extension is given to parties of record and the Department of
Ecology.
Construction activities or commencement of construction referenced in
subsection J2a of this Section means that construction applications must be submitted,
permits must be issued, and foundation inspections must be completed before the end
of the two (2) year period.
3. Construction Completion: A permit authorizing construction shall extend for a
term of no more than five (5) years after the effective date of a shoreline permit, unless
a longer period has been specified pursuant to RCW 90.58.143 and subsection Ji of
this Section. If an applicant files a request for an extension prior to expiration of the
shoreline permit the Development Services Division shall review the permit and upon a
showing of good cause may authorize a single extension of the shoreline permit for a
period of up to one year. Otherwise said permit shall terminate. Notice of the proposed
permit extension shall be given to parties of record and the Department of Ecology. To
maintain the validity of a shoreline permit, it is the applicant's responsibility to maintain
valid construction permits in accordance with adopted Building Codes.
4. Effective Date: - a. For purposes of determining the life of a shoreline permit, the effective date
of a substantial development permit, shoreline conditional use permit, or shoreline
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variance permit shall be the date of filing as provided in RCW 90.58.140(6). The permit
time periods in subsections J2 and J3 of this Section do not include the time during
which a use or activity was not actually pursued due to the pendency of administrative
appeals or legal actions, or due to the need to obtain any other government permits
and approvals for the development that authorize the development to proceed,
including all reasonably related administrative or legal actions on any such permits or
approvals.
It is the responsibility of the applicant to inform the Development Services
Division of the pendency of other permit applications filed with agencies other than the
City, and of any related administrative or legal actions on any permit or approval. If no
notice of the pendency of other permits or approvals is given to the Division prior to the
expiration date established by the shoreline permit or the provisions of this Section, the
expiration of a permit shall be based on the effective date of the shoreline permit.
The City shall issue permits within applicable time limits specified in the Type
III and Type VI review processes in RMC 4-8-0801-i. Substantial development permits
for a limited utility extension as defined in RCW 90.58.140(1 1)(b) or for the
construction of a bulkhead or other measures to protect a single family residence and
its appurtenant structures from shoreline erosion shall be issued within twenty one (21)
days of the last day of the
comment period specified in RMC 4-9-190E3.
5. Review Period - Construction Authorization:
a. No construction pursuant to such permit 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 Department
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 173-27-1 30.
)
b. If the granting of a shoreline permit by the City is appealed to the Shoreline
Hearings Board, and the Shoreline Hearings Board has approved the granting of the
permit, and an appeal for judicial review of the Shoreline Hearings Board decision is
filed, construction authorization may occur subject to the conditions, time periods, and
other provisions of RCW 90.58.140(5)(b).
RULINGS TO STATE:
Any ruling on an application for a substantial development 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 Ecology and
the Attorney General by the Development ServiceS Division. Filing shall occur in
accordance with RCW 90.58.140(6) and WAC 173-27-1 30.
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.
ENFORCEMENT:
All provisions of this Master Program shall be enforced by the Development Services
Division. For such purposes, the Director or his duly authorized representative shall
have the power of a police officer.
RESCISSION OF PERMITS:.
Noncompliance with Permit: Any shoreline permit issued under the terms of this
Master Program may be rescinded or suspended by the Development Services
Division of the City upon a finding that a permittee has not complied with conditions of
the permit.
Notice of Noncompliance: Such rescission and/or modification of an issued
permit shall be initiated by serving written notice of noncompliance on the permittee,
which notice shall be sent by registered or certified mail, return receipt requested, to
the address listed on the application or to such other address as the applicant or
permittee may have advised the City; or such notice may be served on the applicant or
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Section 4-9-190 Page 9 of 9
permittee in person or his agent in the same manner as service of summons as
provided by law.
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.
Public Hearing: Before any such permit can be rescinded, a public hearing shall
be held by the Land Use Hearing Examiner. Notice of the public hearing shall be made
in accordance with RMC 4-8-090D, Public Notice Requirements.
Final Decision or Recommendation: The decision of the Land Use Hearing
Examiner shall be the final decision of the City on all rescinded applications. A written
decision shall be transmitted to the Department of Ecology, the Attorney General's
office, the applicant, and such other departments or boards of the City as are affected
thereby and the legislative body of the City. For conditional uses or variances, the
Department of Ecology has thirty (30) days to make a final decision followed by a
twenty one (21) day appeal period. (Amd. Ord. 4999, 1-13-2003)
0. APPEALS:
See RMC 4-8-1101-1.
P. VIOLATIONS OF THIS CHAPTER AND PENALTIES:
Violations of This Chapter and Penalties: Unless otherwise specified, violations
of this Section are misdemeanors subject to RMC 1-3-1. (Ord. 5159, 10-17-2005)
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 provisions 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.
Public and Private Redress: Any person 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 liability has been established for the cost of restoring
an area affected by violation, the Court shall make provision to assure that restoration
will be accomplished within a reasonable 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. 7-22-1 985 (Mm.); 3-12-1990 (Res. 2787); 7-16-1990 (Res. 2805); Rev. 9-
12-1993 (Mm.); Ord. 4716, 4-13-1998)
This page of the Renton Municipal Code is current City website: http://rentonwa.gov/
through Ordinance 5556, passed October 11, 2010. (http://rentonwa.gov/)
Disclaimer: The City Clerk's Office has the official version of the City Telephone: (425) 430-6502
Renton Municipal Code. users should contact the City Clerk's Code Publishing Company
Office for ordinances passed subsequent to the ordinance cited (http://www.codepublishing.com/)
above.
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0
Section 4-9-200
Page 1 ofl2
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 regulations 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 consistent 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 buffering, parking and loading facilities, and
illumination. Site development plan review is divided into two types: Master Plan and
aa$ao.
CM'ter 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 required to demonstrate how the major elements of a development are
proposed on the site at sufficient detail to demonstrate the overall project concept. In
addition, the Master Plan must illustrate how the major project elements, combined,
create an urban environment that implements City goals. An additional purpose is to
allow consideration and mitigation of potential impacts that could result from large-
scale site and facility development, 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, intensity 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 purpose of Site
Plan is to ensure quality development consistent with City goals and policies. For
those developments that do not require Master Plan first, Site Plan Review should
• occur 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 review process is to provide an
opportunity to review 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 review.
To promote the orderliness of community growth, protect and enhance property
values and minimize discordant and undesirable impacts of development both on- and
off-site;
To promote high quality design meeting criteria set forth in the City's Urban
Center Design Overlay, where applicable;
To protect and enhance the desirable aspects of the natural landscape and
environmental features of the City;
To ensure convenience and safety of vehicular and pedestrian movement within
the site and in relation to adjacent areas, and ensure that road and pedestrian
circulation systems implement land use objectives for the zone in which the project
• occurs;
To promote coordination of public or quasi-public elements, such as walkways,
driveways, paths, and landscaping within segments of larger developments and
between individual developments;
To protect neighboring ownersand uses by assuring that reasonable provisions
have been made for such matters as sound and sight buffers, light and air, and those - other aspects of site plans which may have substantial effects on neighboring land
uses;
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To minimize conflicts that might otherwise be created by a mix of uses within
allowed zones;
To provide for multiple family housing quality, or clustered while minimizing the
impacts of high density, heavy traffic generation, and intense demands on City utilities
and recreational facilities;
To provide a mechanism to more effectively meet the purposes and intent of the
State Environmental Policy Act;
To supplement other land use regulations by addressing site plan elements not
adequatel' 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:
tCMaatefPlawReViWw....Applicabilfty.
a. UC-NI and UC-N2 Zones: Master Plan review is required for all
development within the UC-Ni and UC-N2 Zones that is not specifically exempted in
subsections Cia and b of this Section. All Master Plans within these zones must be
consistent with the conceptual plan required by development agreement(s) applicable
to the UC-Ni and UC-N2 Zones for the specific district(s) where they are located.
When existing parcels are twenty five (25) acres or smaller, a master plan
incorporating all abutting lots in common ownership as of December 1,2003, is
required. No Site Plan Review within an area shall be approved until such a time as a
Master Plan is approved for the same area. Master Plan and Site Plan Review for the
same area may occur concurrently.
is
ø536$,4142008)
c. All Other Zones: Master Plans are optional.
itePlan:RëView: Pursuant to this section, no building permit shall be issued for
any use until the Reviewing Official has approved, or approved with conditions, the
Site Plan Review application. All building permits issued shall be in compliance with
the approved Site Plan.
a. Site Plan Review is required for.
All development in the IL, CO, CN, CD, CA, CV, COR, UC-N1, UC-N2, R
-10, RMH, RM, and R-14 Zones.
K-12 educational institutions.
Parks.
Outdoor recreation facilities.
Rental services with àutdoor storage.
Hazardous Waste Facilities: All hazardous waste treatment and
storage facilities.
Development within the Employment Area Valley: All development
within the Employment Area Valley (EAV) land use designation. See EAV Map in RMC
4-2-08DB.
b. Site Plan Review may also be used, as required by the Planning Division or
requested by the applicant, for those developments that are exempt from Site Plan
Review in order to propose modifications to development standards allowed in RMC
Title 4, Chapter 2, Zoning Districts - Uses and Standards, using the Site Plan Review
process.
(Ord. 4404, 6-7-1993; Ord. 4636, 9-23-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10-
25-1 999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003; Ord. 5467, 7-13-2009)
C. EXEMPTIONS:
1. Development Exempt from Master Plan Review:
a. UC-NI md UC-N2 Zones Only:
i. Airplane Manufacturing and Airplane Manufacturing Accessory
Functions: New structures, rehabilitation of existing structures, or lot line adjustments
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for airplane manufacturing and airplane manufacturing accessory functions within the
UC-N1 and UC-N2 Zones.
Other Uses: Subdivision, lot line adjustment or other method of
adjusting lot configurations that result in lots larger than twenty five (25) acres in size.
Other Exemptions in the UC-NI and UC-N2 Zones: Other
exemptions are listed in subsection Clb of this Section.
b. COR, UC-NI, and UC-N2 Zones:
Interior remodels.
Facade Modifications: Facade modifications such as the location of
entranceslexits, the location of windows, changes in signage, or aesthetic alterations.
Exterior remodeling or expansion of an existing detached home and/or
primary residence, excluding the addition of a new dwelling unit(s).
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 Review Procedures.
Utilities: Underground utility projects.
Additional exemptions for the R-10 Zone are listed in subsections C2c
and C2d of this Section.
Additional exemptions for the R-14 Zone are listed in subsections C2c
and C2d of this Section.
2. Development Exempt from Site Plan Review:
a. In the RC, R-1 R-4, R-8, RMH, RM, CO, CA, CF'J, CV, CD, IL, IM, and IH
Zones, the following types of development shall be exempt from the requirements of
site plan review:
Interior remodel of existing buildings or structures.
Facade modifications such as the location of entrances/exits; the
location of windows; changes in signage; or aesthetic alterations.
Planned unit developments.
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, Environmental Review Procedures.
Underground utility projects.
b. In the R-10, R-14, COR, and UC-Ni and UC-N2 Zones, the following types
of development shall be exempt from the requirements of site plan review:
Interior remodel of existing buildings or structures.
Facade modifications such as the location of entrances/exits, the
location of windows, changes in signage, or aesthetic alterations.
Exterior remodeling or expansion of an existing detached or semi-
attached home and/or primary residence, excluding the addition of a new dwelling unit
(s).
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 Review Procedures.
Underground utility projects.
c. In the R-10 and R-14 Zones, the following types of development shall be
exempt from the requirements of Site Plan Review:
New or replacement detached homes on a single previously platted lot.
Planned unit developments.
Development of detached dwelling units on legal tots where part of a
subdivision application.
d. In the R-10 Zone, the following types of development shall be exempt from
the requirements of site plan review: 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 Review Procedures, excluding shadow platting of
two (2) or more units per RMC 4-2-11 OF.
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(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;
Ord. 5520, 12-14-2009)
ëffERlA1O DETERMINE IF PUBLIC HEARING REQUIRED:
In all cases, the public hearing for Master Plan or Site Plan Review should be
conducted concurrently with any other required hearing, such as rezone or subdivision,
if the details of the development are sufficiently defined to permit adequate review. A
public hearing before the Hearing Examiner shall be required in the following cases:
1. Master Plans:
All Master Plans proposed or required per subsection B of this Section,
Master Plan Review, Applicability. Where a Master Plan is approved, subsequent Site
Plans submitted for future phases may be submitted and approved administratively
without a public hearing.
Exception for Planned Actions: A hearing before the Hearing Examiner is
not required if both of the following criteria are met:
One or more public hearings were held where public comment was
solicited on the proposed Planned Action Ordinance, and
The environmental impact statement 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 provided, 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 Concerns Remain: The Environmental Review
Committee determines that based on departmental comments or public input there are
significant unresolved concerns that are raised by the proposal; or
b. Large Project Scale: The proposed project is more than:
One hundred (100) attached residential units; or (Ord. 5520, 12-14-
2009)
One hundred thousand (100,000) square feet of gross floor area
(nonresidential) in the IL or CO Zones or other zones in the Employment Area Valley
(EAV) land use designation (see EAV Map in RMC 4-2-080B); or
Twenty five thousand (25000) square feet of gross floor area
(nonresidential) in the CN, CD, CA, CV, or CO Zones outside the Employment Area
Valley (EAV) land use designation (see EAV Map in RMC 4-2-080B); or
Four (4) stories or sixty feet (60') in height; or
Three hundred (300) parking stalls; or
Ten (10) acres in size of project area.
c. Commercial or industrial property lies adjacent to or abutting the RC, R-1,
4, R-8 and R-10 Zones.
(Ord. 4551, 9-18-1995; Ord. 4773, 3-22-1999; Ord. 4502, 10-25-1999; Amd. Ord.
4963, 5-13-2002; Ord. 5028, 11-24-2003)
a finding that the
proposal meetCStos Comprehensive Plan objectives and policies acriteria in this
The Reviewing Official shall review and act upon plans basFte
and
subsection and in subsection F of this Section, applicable. riteria also
provide a frame of reference for the applicant in developing a site, but are not intended
to discourage creativity and innovation. Review criteria include the following:
1. General Review Criteria for Both Master Plans and Site Plan Review:
Conformance with the Comprehensive Plan, its elements, goals, objectives,
and policies. In determining compliance with the Comprehensive Plan, conformance to
the objectives and policies of the specific land use designation shall be given
consideration over city-wide objectives and policies;
Conformance with existing land use regulations;
Mitigation of impacts to surrounding properties and uses;
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Mitigation of impacts of the proposed site plan to the site;
Conservation of areawide property values;
Safety and efficiency of vehicle and pedestrian circulation;
Provision of adequate light and air
Mitigation of noise, odors and other harmful or unhealthy conditions;
Availability of public services and facilities to accommodate the proposed
use; and
j. Prevention of neighborhood deterioration and blight.
2. 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 Comprehensive Plan vision and policy statements for the
Commercial/Office/Residential or Urban Center North Comprehensive Plan
designations;
- -.
c. The plan provides an overall urban design concept that is internally
consistent, and provides quality development;
d. The plan incorporates public and private 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;
cappftcabi
Public access is provided to water and/or shoreline areas;
The plan provides distinctive focal points such as public area plazas,
prominent architectural features, or other items;
Public and/or private streets are arranged in a layout that provides
reasonable access to property and supports the land use envisioned; and
The plan accommodates and promotes transit, pedestrian, and other
' alternative modes of transportation.
3. Additional Criteria for the tiC-NI and UC-N2 Zones Only:
The plan conforms to the approved conceptual plan required by
development agreement for the subarea in question, if applicable.
The plan conforms with the intent and the mandatory elements of the design
guidelines located in RMC 4-3-1 00. The Master Plan clearly identifies the urban design
concept for each district enunciated in the Urban Center North Comprehensive Plan
policies.
The proposed interconnected circulation network must demonstrate the
function and location of required circulation elements required in RMC 4-3-100.
Internal or local roads shall provide adequate 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 Center North Comprehensive Plan designation.
Gateways are designated consistent with the Comprehensive Plan and
conceptual plans for the gateway demonstrate the design concept for gateway
treatment and identify significant gateway features to be provided.
The Master Plan includes a sequencing 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 Influence Area: The plan conforms to RMC 4
-3-020: Airport Compatible Land Use Restrictions.
5. Waiver of Further Consideration of Site Plan Criteria: Approval of a Master
Plan that was not combined with a Site Plan application may have satisfied portions of
subsection 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
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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, 10-25-1 999; 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, particularly referenèes 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 Comprehensive 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 relative to the
existing neighborhood. Approval of plans subject to these criteria requires the
additional finding that the project complies with the intent and policies of the Land Use
and Community Design Element of the Comprehensive Plan.
1. Review of Impacts toSiJitOundingPropetties and Uè:
a. Mitigation of undesirable impacts of proposed structures and site layouts that
could impair the use or enjoyment or potential use of surrounding uses and structures
and of the community;
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;
Provision of a desirable transition and linkage between uses and to the
street, utility, walkway, and trail systems in the surrounding area by the arrangement of
landscaping, fencing and/or other buffering techniques, in order to prevent conflicts
and to promote coordinated and planned benefit from, and access to, such elements; j
d. Consideration of placement and scale of proposed structures in relation to
the natural characteristics of a site in order to avoid overconcentration of structures 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
location, design and screening, to provide integrated facilities between uses when
beneficial, to promote urban layouts in appropriate zones, and to prevent unnecessary
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 visual accessibility to attractive natural features
and of promoting urban settings in appropriate zones;
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 garbage containers, in
order to promote an urban setting where appropriate and to preserve the effect and
intent of screening or buffering otherwise required by the Zoning Code; and
Consideration of placement and design 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 reduction by building placement and spacing;
orientation to views and vistas and to site amenities, to sunlight and prevailing winds,
and to pedestrian and vehicle needs;
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;
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c. Preservation of the desirable natural landscape through retention of existing
vegetation and limited soil removal, insofar as the natural characteristics will enhance
%• the proposed development;
d. Use of existing topography to reduce undue cutting, filling and retaining walls
in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable
natural slopes and desirable natural vegetation;
e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff
and increase natural infiltration;
f. Design and protection of planting areas 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:
Provision of adequate and safe vehicular access to and from all properties;
Arrangement of the circulation pattern so that all ingress and egress
movements may occur at as few points as possible along the public street, the points
being capable of channelization for turning movements;
Consolidation of access points with adjacent properties, when feasible;
Coordination of access points on a superblock basis so that vehicle conflicts
and vehicle/pedestrian conflicts are minimized;
Orientation of access points to side streets or frontage streets rather than
directly onto arterial streets, when feasible;
f. Promotion of the safety and efficiency of the intemal circulation systemr
including the location, design and dimensions of vehicular and pedestrian access
points, drives, parking, tumarounds, walkways, bikeways, and emergency access
ways;
g. Separation of loading and delivery areas from parking and pedestrian areas;
h. Provisions for transit and carpool facilities and access where appropriate;
and
i. Provision for safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
4. Review of Signage:
Employment of signs primarily for the purpose of identification;
Management of sign elements, such as size, location and arrangement so
that signs complement the visual character of the surrounding area and appear in
proportion to the building and site to which they pertain;
Limitation of the number of signs to avoid visual clutter and distraction;
Moderation of surface brightness or lighting intensity except for that
necessary for sign visibility: and
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:
Above-ground hazardous waste treatment and storage facilities shall be
constructed with containment controls which will prevent the escape of hazardous
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;
Underground hazardous waste treatment and storage facilities shall comply
with RMC 4-5-1 20, Underground Storage Tank Secondary Containment Regulations;
Hazardous waste treatment and storage facilities shall comply with article 60
of the Uniform Fire Code as adopted by ordinance by the City of Renton;
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
approved by the Renton Fire Department prior to issuance of any permits; and
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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.
Review of Street Frontage Landscape: A hard mix of surfaces, structured
planters, and terraces may be incorporated into street frontage landscape buffers
where such features would enhance the desired streetscape character for that
particular neighborhood.
Review of Compliance to Design Guidelines for Development in CD, RM-U,
RM-T, UC-NI, and UC-N2 Zones: Development proposed in the zones where design
guidelines are in effect must show how they comply with the intent and the mandatory
elements of the design guidelines located in RMC 4-3-1 00.
(Ord. 3981, 4-7-1986; Ord. 4186, 11-14-1 988; 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)
SlTE DEVELOPMENT PLAN REVIEW PROCEDURES;
1. General: All site development plan applications shall be reviewed in the manner
described below and in accordance with the purposes and criteria of this Section. The
Development Services Division may develop additional review procedures to
supplement those required in this subsection.
2. Preapplication Conference: Applicants are encouraged to consult early and
informally with representatives of the Development Services Division and other
affected departments. This consultation should include a general explanation of the
requirements 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 Application Eels: Submittal requirements and
application fees shall be as listed in RMC 4-8-120C, Land Use Applications, and 4-1-
170, Land Use Review Fees. Consistent with subsection B of this Section, an applicant
may submit:
a. A Master Plan; or
b.A Site Plan; or
A combined Master Plan and Site Plan for the entire site; or
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
development 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 Application: Upon receipt of a completed
application, the Development Services Division shall route the application for review
and comment to various City departments and other jurisdictions or agencies with an
interest in the application. 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
recommendations of the reviewing departments shall constitute the final comments of
the respective departments with regard to the proposed master plan or site plan. Lack
• of comment from a department shall be considered a recommendation for approval of
the proposed plan. However, all departments reserve the right to make later comments
of a code compliance nature during building permit 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
Development Services Division shall notify the applicant of any negative comments or
conditions recommended by the departments. When significant issues are raised, this
J
• notification should also normally involve a meeting between the applicant and
appropriate City representatives. The applicant shall have the opportunity to respond
to the notification either by submitting a revised site plan application, by submitting
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additional information, or by stating in writing why the recommendations are
considered unreasonable or not acceptable.
Revisions or Modifications to Site Development Review Application:
Whenever a revised site development plan or new information is received from an
applicant, the Development Services Division may recirculate the application to
concerned departments. Consulted departments shall respond in writing within ten (10)
days with any additional comments. In general, the City's environmental determination
of significance or nonsignificance pursuant to RMC 4-9-070, Environmental Review
Procedures, will not be issued until after final departmental comments on the site
development plan or revised site development plan are received.
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 Administrator shall notify the applicant of the
departmental 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 Section.
If found inconsistent with the Planned Action Ordinance, the Zoning Administrator
shall notify the applicant of the departmental 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 Section. If the application is still found to be
inconsistent once these steps have been completed, the Zoning Administrator shall
forward the findings to the Environmental Review Committee to determine if additional
environmental review is required. The application shall then follow the process, in
subsection D of this Section, to determine if a public hearing is necessary.
Environmental Review Committee to Determine Necessity for Public •
Hearing: Upon receipt of final departmental comments and after the close of the public
comment period, the Environmental Review Committee shall determine the necessity
for a public hearing pursuant to subsection D2a of this Section.
Environmental Review Committee Decision Appealable to Hearing
Examiner: The final decision by the Environmental Review Committee on whether a
site development review application requires a public hearing may be appealed within
fourteen (14) days to the Hearing Examiner pursuant to RMC 4-8-1OE, Appeals.
Administrative Approval of Site Development 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 mitigating measures that may be a partof the City's declaration of
significance or nonsignificance.
Hearing Examiner Approval of Site Development Plan: For projects requiring
a public hearing pursuant to subsection 0 of this Section, the Hearing Examiner shall
take action on the proposed site development plan following the hearing process in
subsection GiS of this Section.
Hearing Process and Examiner Authority for Modification of Plans:
Date of Hearing: Whenever a public hearing is required, the Development
Services Division shall coordinate with the Hearing Examiner in selling a hearing date
for the site development review application.
Examiner's Decision: After conducting 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 review process in RMC 4-8-080H shall apply.
The Hearing Examiner shall approve a site development plan if the applicant
demonstrates that the proposed site development plan is consistent with the general •
purposes of this Section and with the review criteria.
Authority for Conditions and Plan Modifications: The Hearing Examiner
shall have the power to place reasonable conditions on or modify a site development
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plan in order to satisfy the general purposes of this Section and to achieve consistency
with the review criteria. However, strict compliance with any one or more particular
criterion may not be necessary or reasonable. Such conditions or modifications may
include, but are not limited to, screening buffering, building location and orientation,
paving, landscaping, vegetation removal, grading and contouring. The Hearing
Examiner shall also have the power to fix the location and configuration of driveways,
walkways, parking and loading areas, emergency access, curbs, planting areas, and
signs. When only a portion of a site is proposed 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 proposed develdpment.
To the extent necessary to meet the site review criteria and to the extent
necessary to compensate for the impacts attributable to the proposed development,
the Hearing Examiner may impose additional requirements, including:
Preparation of a landscape plan by a licensed landscape arch itect;
Preparation of a grading, drainage and erosion control plan:
Preparation of a vegetation preservation plan:
Improvements to identified or planned public rights-of-way, including
paving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikeways or
pedestrian paths; and
Provision of or improvements to public facilities and utilities.
Modification of Site Development Plan Subsequent to Public Hearing
and Prior to Decision: In all cases, if an applicant can demonstrate that a site
development plan can be made consistent with the review criteria and general
purposes by alternative modifications to the site development plan, the Hearing
Examiner shall accept the alternative modifications 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 applicant shall
) be administered according to subsection J of this Section.
Denial of Site Development Plan: If the Hearing Examiner finds that the
site development plan application cannot be made consistent with the general
purppses and review criteria of this Section by requiring reasonable conditions, then
the site development plan shall be denied.
(Ord. 3981, 4-7-1986: Ord. 4008, 7-14-1986: Ord. 4551, 9-18-1995; Amd. Ord.
4802, 10-25-1 999; Ord. 5028, 11-24-2003)
H. MERGER WITH BINDING SITE PLAN:
The applicant may request that the site development plan submitted for site plan
review under this Chapter constitute a binding site plan pursuant to chapter 58.17
RCW, subject to the requirements of this subsection.
In order to constitute a binding site plan, a site development plan submitted for
site development plan review shall comply with all applicable requirements and
standards set forth in RMC 4-7-230.
All approved site development plans, including those constituting a binding site
plan, shall comply with the applicable requirements, procedures, and review criteria for
site development plan review set forth in this Section.
4 4. An approved site development plan that constitutes a binding site plan shall be
recorded 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
constitutes 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 administrative determination. To be
considered a minor modification, the amendment must not: 40
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Involve more than a ten percent (10%) increase in area or scale of the
development in the approved site development plan; or
Have a significantly greater impact on the environment and facilities than the
approved plan; or
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 development plan require a new application
pursuant to subsection G of this Section. The review and approval shall rest with the
approval body which approved 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 percent (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 appeal 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:
Master Plan: For a nonphased Master Plan or a nonphased Master/Site Plan
combined 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 Administrator may grant a one-
year extension for good cause; provided, the applicant submits a request forty five (45) • days in advance of the original expiration date.
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 extension may be granted for good cause by
the approval body that approved the original Site Plan. The approval body may,
however, determine 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)
M. EXCEPTION TO TIME LIMIT FOR SITE DEVELOPMENT PLAN PROJECTS
THATARE PHASED:
Phasing Permitted: For development proposed on only a portion of a particular
site, an applicant may choose to submit a site development plan application for either
the entire site or the portion of the site. In the latter case, the application shall state
clearly the area of the site and the proposed development, including phases, for which
site development plan approval is being requested. In every case, the site
development plan application and review shall cover at least that portion of the site
which is directly related to or may be impacted by the actual proposed development,
as determined by the Environmental Review Committee. • Authority for Extension of Time: The Reviewing Official may grant site
development 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 inclpde clearly defined phases and specific time limits
for each phase. • 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. •
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
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Section 4-9-200
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conform to the International Building Code and Uniform Fire Code regulations in force
at the time of building permit application. (Ord. 3981, 4-7-1986; Amd. Ord. 4802, 10-25
-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003; Ord. 5450, 3-2-2009)
N. APPEALS: 01
Any decisibn on an administrative site development plan approval shall be appealed
as an administrative decision pursuant to RMC 4-8-110, Appeals. Any appellant must
be seeking to protect an interest that is arguably within the zone of interest to be
protected or regulated by this Section, must allege an injury in fact, and that injury
must be real and present rather than speculative. (Ord. 4551, 9-1 8-1 995; Amd. Ord.
4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003)
This page of the Renton Municipal Code iscurrent City Website: http://rentonwa.gov/
through Ordinance 5556, passed October11, 2010. (http://rentonwa.gov/) Disclaimer: The City Clerk's Office has the official version of the City Telephone: (425) 430-6502 Renton Municipal Code. Users should contact the City Clerk's Code Publishing Company
Office for ordinances passed subsequent to the ordinance cited (http://www.codepubljshing.com/) above.
2/24/2011