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BUILDING REGULATIONS
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PREFACE
This volume of the City Code of the City of Renton. st
supplemented, contains all ordinances up to ana inclaating
Ordinance 4729, passed June 22, 1998 and Resolution 3095,
passed November 21, 1994 included in Supplement No. 293.
Ordinances of the City adopted after said Ordina• ce super-
sede the provisions of this City Code to the extent that they
are in conflict or inconsistent therewith. Consult the City
office in order to ascertain whether any particular provision of
the Code has been amended, superseded or repealed.
Code Publishing,Inc.
Seattle,Washington
.4111
Title N
BUILDING REGULATIONS
Subject Chapter
Arterials And Street Plan 1
Community Facilities Plan 2
Comprehensive Plan 3
Condominium Conversions 4
Dangerous Building Code 5
Environmental Ordinance(SEPA)Part One 6
Fire Hydrants 7
Hearing Examiner 8
Land Clearing And Tree Cutting Ordinance 9
Mining, Excavation And Grading Ordinance 10
Mobile Home Parks 11
National Building Code(Rep. by Ord. 4296, 11-19-1990) 12
Occupancy Permits 13
Parking And Loading Ordinance 14
Planned Unit Development(PUD) Ordinance 15
Public Works Construction Code(Rep. by Ord.
4280, 7-23-1990) 16
rrr Railroad And Utility Line Construction Permit 17
Renton Developmental Guidelines Ordinance 18
Shoreline Master Program i9
Sign Code 20
Smoke Detectors 21
Storm And Surface Water Drainage 22
Underground Installation Of Utility Lines 23
Uniform Building Code 24
National Electrical Code 25
Uniform Housing Code 26
Uniform Mechanical Code 27
Uniform Plumbing Code 28
Uniform Swimming Pool Code 29
Water Main Connections Prior To Street Paving 30
Zoning Code 31
Wetlands Management 32
Civil Penalties 33
Street Improvements 34
Master Site Plan Approvals 35
Renton Regulatory Reform Ordinance 36
Reserved 37
Wireless Communication Facilities 38
1297
City of Renton
4-1-1 4-1-1
CHAPTER 1
ARTERIALS AND STREET PLAN
SECTION:
4-1-1: Adoption
4-1-1: ADOPTION: That certain Arterials and
Street Plan, a copy of which is attached
hereto and incorporated herein as if fully set forth,
be and the same is hereby adopted as a part of and
in further implementation of the City's Comprehen-
sive Plan for the physical development of the City
of Renton. (Ord. 2199, 12-20-65)
err►'
4-2-1 4-2-2
CHAPTER 2
COMMUNITY FACILITIES PLAN
SECTION:
4-2-1: Adoption
4-2-2: Duty of Planning Commission
4-2-1: ADOPTION: That certain Community
Facilities Plan, 1965, a copy of which is
attached hereto and incorporated herein as if fully
set forth, is hereby adopted as an implementation
of the City's Comprehensive Plan for the physical
development of the City of Renton.
4-2-2: DUTY OF PLANNING COMMISSION:
It shall be the continuing duty of the
Planning Commission to observe the development of
the City and its environs in relation to the Compre-
hensive Plan, and the implementations thereto, and
to prepare reports and submit same to the City
Council from time to time and whenever necessary.
(Ord. 2196, 2-6-65)
4-3-1 4-3-2
CHAPTER 3
saw COMPREHENSIVE PLAN
SECTION: A. The primary purpose of this Comprehensive
Plan is to define and establish the policy
4-3-1: Adoption relating to the development of the communi-
4-3-2: Purpose ty as a whole; to indicate the principles and
4-3-3: Plan Elements objectives which shall guide the establish-
4-3-4: Implementation ment, development and implementation of
4-3-5: Amendment definite and precise plans, public and pri-
vate; to provide for the coordination of the
many separate plans which govern the devel-
opment of this community, to officially adopt
4-3-1: ADOPTION: a program and guide which will enable the
City to attain the principles and objectives
A. The Comprehensive Plan shall be adopted by set forth in RCW, chapter 35.63, and the
ordinance of the City Council after public Growth Management Act (RCW 36.70A) in
hearing by the Council, and all City pro- the manner provided. (Ord. 4437, 2-21-94)
grams materially affecting land use, includ-
ing land use regulatory codes, shall be con- B. The overriding consideration is to promote
sistent with the Comprehensive Plan. public safety, welfare, and interest. Addition-
al factors to be considered (not in order of
B. The Planning Commission is hereby vested priority) are preservation of property rights,
with the following duties and responsibilities protection of life and property, equal oppor-
related to the Comprehensive Plan: tunities, public interests prevailing over
private interests, and economic and social
1. To review and update the Comprehensive benefits. (Ord. 3976, 3-3-86)
Plan and its elements as necessary, and if
appropriate, recommend new goals and poli- C. The Plan is, of necessity, general in its pro-
cies. posals. It must be flexible, since it is impossi-
ble to predict all future events which may
2. To develop and prepare as necessary and affect the community. The Plan is not a de-
appropriate, short range programs for imple- velopment ordinance, although it makes
mentation of the Comprehensive Plan. significant recommendations for future land
use. The Plan is not precise. It does not pres-
3. To conduct periodic planning studies of ent engineering accuracy, nor does it claim to
homogeneous community units distinctive predict exactly the future use of every parcel
geographic areas, or other types of districts of property. It is not intended to retroactive-
having unified interests within the total area ly impose compliance with goals, objectives
of the City which will amplify and augment and policies upon existing developed proper-
the Comprehensive Plan. ty, but voluntary compliance is encouraged.
The Comprehensive Plan is intended to guide
4. To provide effective and efficient land use the enactment of development regulations
regulations and processes, based on the goals that are consistent with the Comprehensive
and policies of the Comprehensive Plan. Plan and capital budget decisions that are in
(Ord. 3976, 3-3-86) conformance with the Comprehensive Plan.
It shall be an internally consistent docu-
ment, and all elements shall be consistent
4-3-2: PURPOSE: with the future land use map.
494
City of Renton
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4-3-2 4-3-3
D. The purposes of the Comprehensive Plan are: lowed by the Growth Management Act, or in
an emergency. (Ord. 4437, 2-21-94)
1. To improve the physical and social envi-
ronment of the City as a setting for human
activities; to make it more functional, beauti- 4-3-3: PLAN ELEMENTS:
ful, decent, healthful, interesting and effi-
cient; A. The Comprehensive Plan shall be a policy
plan containing descriptive text covering
2. To insure acceptable levels of access, utili- objectives, principles and standards used to
ties and other public services to future develop the Comprehensive Plan together
growth and development; with a map or maps. The Comprehensive
Plan shall contain the following mandatory
3. To promote the public interest, and the planning elements as required by the Growth
interest of the City at large; Management Act:
4. To facilitate the democratic determination 1. A land use element designating the pro-
and implementation of City policies and posed distribution, location and extent of the
development; uses of land.
5. To effect coordination in development; 2. A transportation element that is consis-
tent with the land use element and includes
6. To inject long-range considerations into land use assumptions, an inventory of facili-
the determination of short-range actions; ty and service needs, service standards, fi-
nancing needs and a reassessment of land
7. To provide professional and technical use, if service standards cannot be met.
knowledge in the decisions affecting develop-
ment of the City; and 3. A housing element containing an inventory
of needs, policies for protection and develop-
8. To guide future development and growth ment of housing for all economic segments of
in the City that is consistent with the goals the community and identifying sufficient *4S
and objectives of the Growth Management land for housing.
Act as defined in RCW 36.70A.020 Planning
Goals. 4. A utilities element consistent of an inven-
tory of needs and policies for the develop-
E. The Comprehensive Plan is intended to help ment of utilities and the location, proposed
resolve some of the dilemmas confronting location and capacity of all existing and pro-
Municipal officials and the people they repre- posed utilities.
sent, and to provide a coordinated approach
to local and regional problem solving. 5. A capital facilities element that includes
an inventory of all capital facilities, forecast
F. The planning horizon for the Comprehensive of future needs, proposed location of new or
Plan is twenty (20) years. In order for the expanded facilities, a six (6) year funding
Plan to remain effective, it should be re- plan and a reassessment of the land use
viewed periodically. Conditions might element, if funding falls short.
change, and unforeseen events may occur,
which might necessitate a re-evaluation. It is B. The Comprehensive Plan may include any or
recommended that the Comprehensive Plan all of the following optional elements:
should be reviewed in its entirety at least
once every ten (10) years, as many of the 1. A shoreline element setting forth policies
goals, objectives and policies supplement and concerning economic development; public
complement each other, but it may also be access and circulation; recreation; urban
revised through annual amendments as al- design, conservation, restoration and natural
494
City of Renton
4-3-3 4-3-4
environment; and historical, cultural, scien- principles, objectives and policies set forth
tific and educational values; herein. To fulfill the requirements of RCW
Niro, 35.63 and 36.70A, and in the interest of
2. An economic element utilizing an economic public safety, health, morals and the general
base by standard industrial employment welfare, the following instruments of official
categories and indicating employment levels implementation among others, will be devel-
and trends, capital employee ratios and po- oped in detail, to embody the necessary con-
tential sites for major economic expansion; trols, regulations, standards and penalties,
and upon adoption by the City Council will
3. An environmental element indicating envi- implement the Comprehensive Plan:
ronmental conditions and natural processes
including climate, air quality, geology, hy- 1. Title IV - Building Regulations:
drology, vegetation, wildlife, fisheries and
other natural factors that affect or would be Chapter 1 Arterials and Street Plan
affected by development; Chapter 2 Community Facilities Plan
Chapter 3 Comprehensive Plan
4. A disaster element identifying areas, sites Chapter 9 Land Clearing and Tree Cutting
or structures of historical, archaeological, Ordinance
architectural, ecological or scenic signifi- Chapter 10 Mining, Excavation and Grading
cance; Ordinance
Chapter 11 Mobile Home Parks
5. A conservation element; Chapter 13 Occupancy Permits
Chapter 14 Parking and Loading Ordinance
6. A solar energy element; Chapter 15 Planned Unit Development
(PUD) Ordinance
7. A recreation and open space element that Chapter 20 Sign Code
provides a comprehensive system of areas for Chapter 22 Storm and Surface Water
recreation, parks, playgrounds and other Drainage
recreational and open space facilities; Chapter 23 Underground Installation of
Now Utility Lines
8. Subarea plans, where appropriate, consis- Chapter 31 Zoning Code
tent with the Comprehensive Plan. Chapter 32 Wetlands Management
C. The land use element map maintained on 2. Title VIII -Health and Sanitation
display in the City Council chambers, illus-
trates in broad and general terms the desired Chapter 2 Storm and Surface Water
development of the City during the twenty Drainage
(20) year planning period. The use areas Chapter 3 Protection of Water Supply
shown thereon indicate the principles which Chapter 4 Water
are intended to guide implementation of this Chapter 5 Sewers
development program. (Ord. 4437, 2-21-94) Chapter 6 Solid Waste Utility
Chapter 7 Noise Level Regulations
Chapter 8 Aquifer Protection
4-3-4: IMPLEMENTATION:
3. Title IX - Public Ways and Property
A. In order to fully accomplish the objectives
and principles of this Comprehensive Plan, Chapter 12 Subdivision Regulations
and as same may be amended from time to
time, all resolutions and ordinances of the 4. Title X- Traffic
City concerned with the development and
welfare of the community and its people shall Chapter 10 Parking Regulations
be considered in the light of and related in (Ord. 4437, 2-21-94)
lure
494
City of Renton
r`
4-3-4 4-3-5
B. The Planning Commission, in conducting Commission and City Council shall consider
area land use analysis, may from time to private Comprehensive Plan amendments in
1000
time recommend to the City Council new the same manner as any other Comprehen-
short-range programs and area-wide zonings sive Plan amendment request, except that a
to implement the recommended amendments fee shall be charged for private amendments.
to the Comprehensive Plan. In formulating
its recommendations to the City Council, the C. Concurrent Rezone Process: To maintain
Planning Commission, and its advisory cora- consistency with the Comprehensive Plan,
mittees may conduct public hearings; howev- any rezoning that would be required by ap-
er, in any event all meetings of the Commis- proval of the proposed amendments to the
sion or its advisory committees shall be open Comprehensive Plan shall be considered
to the public pursuant to the Open Public concurrently with the proposed Comprehen-
Meeting Act of 1971. sive Plan changes.
C. Area-wide zoning shall be recommended to D. Subsequent Rezone Process: In those in-
the Mayor and the City Council by the Plan- stances where there is a rezone request
ning Commission after conducting a public which does not require an amendment to the
hearing thereon and may be thereafter Comprehensive Plan, the processing of the
adopted by the City Council upon completion rezone application shall be submitted to the
of at least one public hearing thereon. (Ord. administration. The applicant will have the
3976, 3-3-86) burden and duty of applying for and pursu-
ing the rezone. The rezone hearing shall be
held before the Hearing Examiner under the
4-3-5: AMENDMENT: procedures and rules of the Hearing Examin-
er. (Ord. 4437, 2-21-94)
A. Observe Development: It shall be the duty of
the Planning Commission to continue to
observe the development of the City and its
environs in relation to the Plan and to pre-
pare reports and submit same to the City Name
Council from time to time, and whenever
necessary, after proper study and delibera-
tion, amendments may be recommended by
the Commission to the City Council of this
Comprehensive Plan. Amendments to the
City's Comprehensive Plan shall be made
pursuant to the requirements set forth in the
Municipal Code.
B. Consideration: The City Council will consider
amendments to the Comprehensive Plan not
more than annually except for emergencies.
Proposed amendments may be submitted by
the Mayor, Planning Commission, City Coun-
cil or private parties. Proposed amendments
shall be submitted during the first quarter of
the year in which the amendments will be •
considered. Comprehensive Plan amend-
ments shall be given the highest priority in
the Planning Commission's work program,
and review shall be initiated within the sec-
ond quarter of the work year. The Planning
494
City of Renton
4-4-1
4-4-2
CHAPTER 4
CONDOMINIUM CONVERSIONS
SECTION: COOPERATIVE: Any existing structure, including
surrounding land and improvements, which
4-4-1: Title contains one or more dwelling units and which: (a)
4-4-2: Definitions is owned by an association organized pursuant to
4-4-3: Application of Ordinance the Cooperative Association Act (RCW Chapter
4-4-4: Tenant Protections 23.86); or (b) is owned by an association with
4-4-5: Consumer Protections resident shareholders who are granted renewable
4-4-6: Administration, Penalties, Severability leasehold interests in housing units in the building.
COOPERATIVE UNIT: Any dwelling unit in a
cooperative.
4-4-1: TITLE: This Ordinance may be cited as CONVERSION OF CONDOMINIUMS: The filing of
the Condominium Conversion Ordinance. a declaration pursuant to the Horizontal Property
Regimes Act or the sale by a developer of
condominium units that were previously rental
4-4-2: DEFINITIONS: The following words units.
and phrases used in this Ordinance
shall have the meanings set forth below: CONVERSION OF COOPERATIVE: The execution
of a lease agreement by a member of a cooperative
ACCEPTANCE OF OFFER OF SALE: A written association.
commitment for the purchase of a condominium
unit or interest in a cooperative at a specific price CONVERTED BUILDING: Any condominium or
and on specific terms. cooperative which formerly contained rental
dwelling units.
AGENT: Any person, firm, partnership, association,
joint venture, corporation or any other entity or DEVELOPER.: Any person, firm, partnership,
combination of entities who represents or acts for association, joint venture or corporation or any
or on behalf of a developer in selling or offering to other entity or combination of entities or successors
sell any condominium or cooperative unit or thereto who (a) undertakes to convert, sell, or offer
interest in a cooperative. for sale condominium units, or (b) undertakes to
convert rental units to cooperative units or sell
BUILDING: Any existing structure containing one cooperative shares in an existing building which
or more dwelling units and any grouping of such contains housing units or lease units to a
structures which were operated as rental units as cooperative association's shareholders. The term
converted buildings are the subject of a single developer shall include the developer's agent and
declaration or simultaneous declarations filed any other person acting on behalf of the developer.
pursuant to the Horizontal Property Regimes Act
(RCW Chapter 64.32). EVICTION: Any effort by a developer to remove a
tenant from the premises or terminate a tenancy
CONDOMINIUM: Any existing structure containing by lawful or unlawful means.
three (3) or more dwelling units as defined in the
Housing Code: (a) which is the subject of a HOUSING CODE: The Renton Housing Code as
declaration filed pursuant to the Horizontal codified in Title 4, Chapter 26, Code of General
Property Regimes Act (RCW Chapter 64.32); or (b) Ordinances of the City of Renton, as amended.
in which there is private ownership of individual
units and common ownership of common areas. OFFER OF SALE TO TENANT: A written offer to
sell a condominium or cooperative unit to the
CONDOMINIUM UNITS: Any dwelling unit in a tenant in possession of that unit at a specific price
condominium. and on specific terms.
lobs►
490
44-2 4-4-4
OFFER FOR SALE TO PUBLIC: Any advertise- buildings at the time the notices, offers and
ment, inducement solicitation, or attempt by a disclosures provided by this Ordinance are
developer to encourage any person other than a required to be delivered. This Ordinance shall
tenant to purchase a condominium or cooperative not apply to tenants who take possession of a
unit. unit vacated by a tenant who has received
the notices and other benefits provided by
OWNER'S ASSOCIATION: The association formed this Ordinance; provided, that developers shall
by owners of units in a condominium or cooperative disclose in writing to all tenants who take
unit. possession after service of the notice required
by Section 4-4-4 of this Ordinance, that the
PERSON: Any individual, corporation, partnership, unit has been sold or will be offered for sale
association, trustee or other legal entity. as a condominium or cooperative. This
disclosure shall be made prior to the
RENTAL UNIT: Any dwelling unit, other than a execution of any written rental agreement or
detached single-family residential dwelling, which is prior to the tenant's taking possession,
occupied pursuant to a lawful rental agreement, whichever occurs earlier. A developer's failure
oral or written, express or implied, which was not to disclose, within the time specified above,
owned as a condominium unit or cooperative unit that the unit has been sold or offered for sale
on the effective date of this Ordinance. A dwelling shall entitle the tenant to all the protections
unit in a converted building for which there has and benefits of this Ordinance.
been no acceptance of an offer of sale on the
effective date of this Ordinance shall be considered
a rental unit. 4-4-4: TENANT PROTECTIONS:
SUBTENANT: A person in possession of a rental A. Notice to Tenants of Filing of Conversion
unit through the tenant with the knowledge and Declaration: Within seven (7) days of the
consent, express or implied, of the owner. filing of a condominium conversion declaration
as provided by the Horizontal Property
TENANT: Any person who occupies or has a lease- Regimes Act (RCW Chapter 64.32) the
hold interest in a rental unit under a lawful rental developer shall:
agreement whether oral or written, express or
implied. 1. Send to each tenant in the converted build-
ing, by registered or certified mail, return
receipt requested, written notice of the filing.
4-4-3: APPLICATION OF ORDINANCE: A tenant's refusal to accept delivery shall be
deemed adequate service.
A. Application to Conversion of Condominiums
and Cooperatives: This Ordinance shall apply 2. File notice of the filing of such declaration
only to the conversion and sale of rental units with the City Clerk, giving the date of filing,
that have not yet been converted to condo- file or recording number, office where filed,
minium or cooperative units, and to those location and address of the structure and
units in converted buildings that are not number of dwelling units contained within the
subject to a binding purchase commitment or structure, and the name, address and phone
have not been sold on the effective date of numbers of the owner(s), managers and
this Ordinance. This Ordinance shall not persons responsible for the management of
apply to condominium or cooperative units the structure.
that are vacant on October 24, 1979, and
which have been offered for sale prior to that B. Notice to All Tenants Prior to Offering Any
date; provided, that any tenant who takes Unit for Sale to the Public as a Condominium
possession of the unit after October 24, 1979, or Cooperative Unit: At least one hundred
shall be provided the disclosures required by twenty (120) days prior to offering any rental
Section 4-4-4 of this Ordinance and shall be unit or units for sale to the public as a
entitled to the benefits of that Section if the condominium unit or cooperative unit, the
required disclosures are not given. developer shall deliver to each tenant in the
building written notice of his intention to sell
B. Application to Tenants: This Ordinance shall the unit or units. The notice shall specify the
apply only to those tenants and subtenants individual units to be sold and the sale price
who occupy rental units in converted
490
4-4-4 4-4-5
B) of each unit. This notice shall be in addition unit in the building by tenants and
to and not in lieu of the notices required for subtenants shall extend to the end of the one
eviction by RCW 59.12 and 59.18, and shall hundred twenty (120) day notice period
be delivered as provided in Section 4-4-4A1 of provided the tenant is in possession of that
this Ordinance. With the notice the developer unit under Section 4-4-4C. Whenever all
shall also deliver to the tenant a statement, tenants and subtenants in a building have
in a format to be provided by the Building indicated in writing their intention not to
Department, of the tenant's rights under this purchase a unit or the one hundred twenty
Ordinance. (120) day notice period has expired and that
unit is or becomes vacant then the developer
C. Purchase Rights of Tenant in Possession: may offer for sale and sell the unit to the
With the notice provided in Section 4-4-4 public.
above, the developer shall deliver to each
tenant whose unit is to be offered for sale, a G. No Subsequent Sale on Better Terms: For a
firm offer of sale of the unit that the tenant period of one year following the date of the
occupies. In the event that more than one offers provided in Section 4-4-4C, E and F, no
tenant occupies a single unit, the developer offer shall be extended by the developer on
shall deliver the offer to all tenants jointly or terms more favorable in any respect than the
separately. For one hundred twenty (120) offer previously extended to the tenant and/or
days from the date of delivery of the offer the subtenant unless the more favorable offer is
tenant shall have the exclusive right to first extended to the tenant and/or subtenant
purchase his or her unit on the terms offered. as required by Sections 4-4-4C, E and F for a
period of not less than thirty (30) days.
D. Purchase Rights of Tenants Whose Units are
Offered for Sale Prior to Effective Date of H. Evictions Only for Good Cause During Notice
Ordinance: Tenants of rental units which Period: No condominium or cooperative unit
were offered for sale as condominium or shall be sold or offered for public sale if, in
cooperative units prior to the effective date of the one hundred twenty (120) day period
this Ordinance but for which offers there immediately preceding the sale or offer for
have been no acceptances, shall be entitled to public sale, any tenant has been evicted
the rights and benefits of this Ordinance without good cause. For the purposes of this
except that those rights provided by Section Ordinance good cause shall mean: (1) failure
4-4-4F of this Ordinance shall terminate sixty to pay rent after service of a three (3) day
(60) days from the offer of sale of the unit to notice to pay rent or vacate as provided in
the tenant. RCW 59.12.030(3); (2) failure to comply with
a term or terms of the tenancy after service
E. Subtenant's Purchase Rights: Should a tenant of a ten (10) day notice to comply or vacate
reject an offer of sale, the subtenant in as provided in RCW 59.12.030(4), and (3) the
possession at the time the notice provided in commission or permission of a waste or the
Section 4-4-4 is delivered, shall be offered the maintenance of a nuisance on the premises
unit on the same terms as those offered the and failure to vacate after service of a three
tenant. For thirty (30) days following that (3) day notice as provided in RCW
offer or until the expiration of the tenants 59.12.030(5).
one hundred twenty (120) day option period
as provided in Section 4-4-4, whichever occurs I. Tenant's Right to Vacate: Tenants who receive
later, the subtenant shall have the exclusive one hundred twenty (120) day notices of sale
right to purchase the unit on the terms may terminate their tenancies at any time
offered to the tenant. during such period in the manner provided by
RCW 59.18.200 and RCW 59.18.220, but will
F. Rights of Tenants in Converted Buildings to forfeit all rights to purchase a unit.
Purchase Other Units in the Buildings:
Should both the tenant and subtenant reject
the offer or sale or fail to notify of the 4-4-5: CONSUMER PROTECTIONS:
acceptance of the offer within the time
periods set forth in Sections 4-4-4C and E or A. Mandatory Housing Code Inspection and Re-
vacate, the unit shall be made available for pair; Notice to Buyers and Tenants: Prior to
purchase to other tenants and subtenants in delivery of the one hundred twenty (120) day
the building. The right to purchase another
490
4-4-5 4-4-5
A) notice described in Section 4-4-4B above, disclosures required by previous sections of
developers shall, at their expense, request an this Ordinance, the developer shall make
inspection of the entire building by the available at a place on the premises
Building Department for compliance with the convenient to the tenants during normal "QS
housing and fire codes. The inspection shall working hours the following information to
be completed within forty five (45) days of a prospective purchasers at least three (3) days
developer's request unless the developer fails before any purchase commitment is signed, or,
to provide or refuses access to Building and/or in the case of existing tenants, with the one
Fire Department personnel. The developer hundred twenty (120) day notice provided in
shall be required to install an approved fire Section 4-4-4B above: (1) copies of all
alarm and smoke detector system in accord- documents filed with any governmental
ance with Title 7 and Chapter 21 of Title 4, agency pursuant to the Horizontal Property
of the Code of General Ordinances of the City Regimes Act (RCW Chapter 64.32); (2) an
of Renton. The installation of the fire alarm itemization of the specific repairs and
system and all violations of the housing code improvements made to the entire building
revealed by the inspection must be completed during the six (6) months immediately
and corrected at least seven (7) days prior to preceding the offer for sale; (3) an itemization
the closing of the sale of the first unit or by of the repairs and improvements to be
the compliance date on the inspection report, completed before close of sale; (4) a statement
whichever is sooner. A follow-up inspection for of the services and expenses which are being
compliance shall be completed within seven paid for by the developer but which will in
(7) days of the developer's request. A copy of the future be terminated, or transferred to
the building inspection report and certification the purchaser, or transferred to the owners'
of repairs shall be provided by the developer association; (5) an accurate estimate of the
to each prospective purchaser at least three useful life of the building's major components
(3) days before the signing of an earnest and mechanical systems (foundation, exterior
money agreement or other binding purchase walls, exterior wall coverings other than paint
commitment. Copies of the inspection report or similar protective coating, exterior stairs,
shall be delivered to tenants in the converted floors and floor supports, carpeting in common
building by the developer with the notice of areas, roof cover, chimneys, plumbing system,
sale as provided in Section 4-4-4B. An heating system, water heating appliances,
inspection fee of one hundred dollars ($100.00) mechanical ventilation system, and elevator
for the first unit and fifteen dollars ($15.00) equipment) and an estimate of the cost of
per unit thereafter shall be paid by the repairing any component whose useful life will
developer whenever an inspection is requested terminate in less than five (5) years from the
as required herein. date of this disclosure. For each system and
component whose expected life cannot be
B. Certification of Repairs: For the protection of accurately estimated, the developer shall
the general public, the Building Department provide a detailed description of its present
shall inspect the repairs of defective condition and an explanation of why no
conditions identified in the inspection report estimate is possible. In addition, the developer
and certify that the violations have been shall provide an itemized statement in budget
corrected. The certification shall state that form of the monthly costs of owning the unit
only those defects discovered by the housing that the purchaser intends to buy. The
code inspection and listed on the inspection itemization shall include but shall not be
report have been corrected and that the limited to: (a) payments on purchase load; (b)
certification does not guarantee that all taxes; (c) insurance; (d) utilities (which shall
housing code violations have been corrected. be listed individually); (e) homeowner's assess-
Prior to the acceptance of any offer, the ments; (f) the projected monthly assessment
developer shall deliver a copy of the needed for replacing building components and
certificate to the purchaser. No developer, systems whose life expectancy is less than
however, shall use the Building Official's five (5) years; and (g) a statement of the
certification in any advertising for the purpose budget assumptions concerning occupancy and
of inducing a person to purchase a condo- inflation factors.
minium or cooperative unit.
D. Warranty of Repairs; Set Aside for Repairs:
C. Disclosure Requirements: In addition to the Each developer shall warrant for one year
490
4-4-5 4-4-6
D) from the date of completion all improvements 4-4-4B of the Ordinance, the developer's offer
and repairs disclosed pursuant to Section to sell, and all disclosure documents shall be
4-4-4C of this Ordinance. delivered to the tenants in a converted build-
ing at a meeting between the developer and
E. Unlawful Representations: It shall be unlaw- the tenants. The meeting shall be arranged
ful for any developer, agent or person to by the developer at a time and place con-
make or cause to be made in any disclosure venient to the tenants. At the meeting the
or other document required by this Ordinance, developer shall discuss with the tenants the
any statement or representation that is know- effect that the conversion will have upon the
ingly false or misleading. It shall also be tenants. Should any tenant refuse to acknow-
unlawful for any developer, agent or other ledge acceptance of the notice, offer and dis-
person, to make, or cause to be made, to any closures, the developer shall deliver the docu-
prospective purchaser, including a tenant, any ments in the manner prescribed in this sub-
oral representation which differs from the section.
statements made in the disclosures and other
documents required to be provided tenants H. Acceptance of Offers: Acceptance by tenants
and purchasers by this Ordinance. or other beneficiaries of offers provided pur-
suant to this Ordinance, shall be in writing
F. Purchaser's Right to Rescind: Any purchaser and delivered to the developer by registered
who does not receive the notices, disclosures or certified mail, return receipt requested,
and documents required by this Ordinance postmarked on or before the expiration date
may, at any time prior to closing of the sale, of the offer.
rescind, in writing, any binding purchase
agreement without any liability on the pur-
chaser's part and the purchaser shall there- 4-4-6: ADMINISTRATION, PENALTIES,
upon be entitled to the return of any deposits SEVERABILITY:
made on account of this agreement.
A. Administration: The Building Department is
G. Delivery of Notice and Other Documents: charged with the administration and enforce-
Unless otherwise provided, all notices, con- ment of this Ordinance and is authorized and
Nine tracts, disclosures, documents and other writ- directed to adopt, promulgate, amend and
ings required by this Ordinance shall be rescind administrative rules consistent with
delivered by registered or certified mail, re- the provisions of this Ordinance and neces-
turn receipt requested. The refusal of regis- sary to carry out the duties of the Building
tered or certified mail by the addressee shall Official hereunder. (Ord. 3366, 10-15-79, eff.
be considered adequate delivery. All docu- 10-24-79)
ments shall be delivered to tenants at the
address specified on the lease or rental agree- B. Complaints: Any person subjected to any un-
ment between the tenant and the developer lawful practice as set forth in this Ordinance
or landlord. If there is no written lease or may file a complaint in writing with the
rental agreement then documents shall be Building Department. The Building Depart-
delivered to the tenants' address at the con- ment is hereby authorized and directed to
verted building or the last known address of receive complaints and conduct such investiga-
the tenant, if other than the address at the tions as are deemed necessary. Whenever it is
converted building. In any sublet unit all determined that there has been a violation of
documents shall be delivered to the tenant at this Ordinance the Building Department is
his current address, if known, and to the authorized to send written notice of said
subtenant in possession. If the tenant's cur- violation to the person responsible for the
rent address is unknown, then two (2) copies violation. If, within ten (10) days of said no-
of all documents shall be delivered to the tice, the responsible person makes written re-
subtenant, one addressed to the tenant and quest for reconciliation, the applicable depart-
the other addressed to the subtenant. Deliv- ment director is authorized to attempt to con-
ery of the one hundred twenty (120) day ciliate the matter by conference or otherwise
notice of intention to sell required by Section and secure a written conciliation agreement.
692
City of Renton
4-4-6 4-4-6
B) In the event that conciliation is not achieved,
the applicable department director is author-
ized to issue a civil infraction or criminal
citation in accordance with Section 4-33-4.
(Ord. 4351, 5-4-92)
C. Hardship Relief, Waiver: The City Council is
authorized to waive strict compliance with
this Ordinance in specific individual instances
where the developer can show with clear,
cogent and convincing evidence that: 1) the
financial burden required to comply would
greatly outweigh the benefits and would cre-
ate an unreasonable hardship upon the devel-
oper; or 2) the units have been offered for
sale as condominium units prior to the effec-
tive date of this Ordinance and the developer
has incurred significant financial obligations
with the intention of meeting such obligations
with the proceeds of the sale of such units,
and the provisions of this Ordinance will
prevent meeting such obligation. (Ord. 3366,
10-15-79, eff. 10-24-79)
D. Penalties: Penalties for any violation of any of
the provisions of this Chapter shall be in
accord with Chapter 33 of Title IV. (Ord.
4351, 5-4-92)
E. Severability: If any section, subsection, sen-
tence, clause, phrase or portion of this Or-
dinance is for any reason held invalid or
unconstitutional by any court of competent
jurisdiction, such portion shall be deemed a
separate, distinct and an independent provi-
sion and such decision shall not affect the
validity of the remaining portions thereof.
(Ord. 3366, 10-15-79, eff. 10-24-79)
692
City of Renton
4-5-1 4-5-6
CHAPTER 5
DANGEROUS BUILDING CODE
SECTION: such order, to repair, alter or improve such dwell-
ing, building or structure and to render it fit for
4-5-1: Adoption By Reference human habitation or other use, or to vacate and
4-5-2: Board Of Appeals close the dwelling, building or structure, if such
4-5-3: Duties Of The Hearing Examiner course of action is deemed proper, or to require
4-5-4: Act Not Exclusive the owner or party in interest, within the time so
4-5-5: Administrative Liability specified, to remove or demolish such dwelling,
4-5-6: Penalties building or structure, and if no appeal is filed
4-5-7: Severability from such order in the manner herein provided
for, then a copy of such order shall be filed with
the Auditor of King County. (Ord. 4546, 7-24-95)
4-5-1: ADOPTION BY REFERENCE: The
Uniform Code for the Abatement of 4-5-4: ACT NOT EXCLUSIVE: Nothing in
Dangerous Buildings, 1994 Edition, published by this Chapter shall be construed to abro-
the International Conference of Building Officials, gate or impair the power of the City or any de-
of which one copy has heretofore been filed and is partment thereof to enforce any provision of its
now on file in the office of the City Clerk and Charter or its ordinances or regulations, nor to
made available for examination by the public, is prevent or punish violations thereof, and any
hereby adopted by reference. (Ord. 4546, 7-24-95) powers conferred by this Chapter shall be in addi-
tion to and supplemental to powers conferred by
other laws, nor shall this Chapter be constructed
4-5-2: BOARD OF APPEALS: The Board of to impair or limit in any way the power of the City
Appeals, under chapter 5 of the 1994 to define and declare nuisance and to cause their
Uniform Code for the Abatement of Dangerous removal or abatement by summary proceedings, or
Buildings, shall be the Hearing Examiner. (Ord. in any manner provided by law. (Ord. 4546,
4546, 7-24-95) 7-24-95)
4-5-3: DUTIES OF THE HEARING EXAM- 4-5-5: ADMINISTRATIVE LIABILITY: No
INER: The Hearing Examiner shall officer, agent or employee of the City
hold a hearing at the time and place specified in shall be personally liable for any damage that may
the complaint of the Building Official, in which all accrue to persons or property as a result of any
parties in interest shall be given the right to file act required or permitted in the discharge of his
an answer to the complaint, to appear in person or duties under this Chapter. Any suit brought
otherwise, and to give testimony; if after such against any officer, agent or employee of the City,
hearing the Hearing Examiner shall determine as a result of any act required or permitted in the
that such structure is, in fact, a "dangerous build- discharge of his duties under this Section, shall be
ing" as herein defined, the Examiner shall reduce defended by the City Attorney until the final de-
such findings of fact to writing, in support of such termination of the proceedings therein. (Ord.
determination and shall issue or cause to be is- 4546, 7-24-95)
sued and to be served upon the owner or party in
interest of any such dangerous building in the
manner provided herein for the service of the 4-5-6: PENALTIES: Penalties for any viola-
complaint, an order which shall require the owner tion of any of the provisions of this
or party in interest, within the time specified in
995
City of Renton
rrrr►
4-5-6 4-5-7
Chapter shall be in accord with Chapter 33 of
Title IV. (Ord. 4546, 7-24-95)
4-5-7: SEVERABILITY: If any provision of
this Chapter or its application to any
person or circumstance shall be held invalid, the
remainder of this Chapter or the application of the
provision to other persons or circumstances shall
not be affected thereby. (Ord. 4546, 7-24-95)
995
City of Renton
4-6-1 4-6-1
CHAPTER 6
ENVIRONMENTAL ORDINANCE (SEPA)
<41100,
SECTION: Part Six - Using Existing Environmental
Part One Documents
4-6-20: Purpose of This Part and Adoption by
4-6- 1: Title Reference
4-6- 2: Intent
4-6- 3: Authority
Part Seven - SEPA and Agency Decisions
Part Two - General Requirements 4-6-21: Purpose of This Part and Adoption by
Reference
4-6- 4: Purpose of This Part and Adoption by 4-6-22: Substantive Authority
Reference 4-6-23: Appeals
4-6- 5: Additional Definitions 4-6-24: Notice, Statute of Limitations
4-6- 6: Designation of Responsible Official
Authority
4-6- 7: Lead Agency Determination and Part Eight - Definitions
Responsibilities
4-6- 8: Time Limits Applicable to the SEPA 4-6-25: Purpose of This Part and Adoption by
Process Reference
Part Three - Categorical Exemptions and Part Nine - Categorical Exemptions
Threshold Determinations
4-6-26: Adoption by Reference
4-6- 9: Purpose of This Part and Adoption by
ow Reference
4-6-10: Flexible Thresholds for Categorical Part Ten - Agency Compliance
Exemptions
4-6-11: Use of Exemptions 4-6-27: Purpose of This Part and Adoption by
4-6-12: Environmental Checklist Reference
4-6-13: Mitigated DNS 4-6-28: Environmentally Sensitive Areas
4-6-29: Fees
Part Four - Environmental Impact
Statement (EIS) Part Eleven - Forms
4-6-14: Purpose of This Part and Adoption by 4-6-30: Adoption by Reference
Reference 4-6-31: Effective Date
4-6-15: Preparation of EIS; Additional 4-6-32: Severability
Considerations
4-6-16: Additional Elements to be Covered in an
EIS
Part One
Part Five - Commenting
4-6-1: TITLE: This Ordinance shall be
4-6-17: Adoption by Reference hereinafter known as the Renton
4-6-18: Public Notice Environmental Ordinance, may be cited as such,
4-6-19: Designation of Official to Perform, will be hereinafter referred to as "this Ordinance",
Consulted Agency Responsibilities for and same shall be and constitute Chapter 6, Title
the City
Nair'
4-6-1 4-6-3
W (Building Regulations) of Ordinance No. 4260 health or safety, or other undesirable and
known as the Code of General Ordinances of the unintended consequences;
City of Renton.
4. Preserve important historic, cultural and *4110*
natural aspects of our national heritage;
4-6-2: INTENT: The City of Renton adopts as
its own the policies and objectives of the 5. Maintain, wherever possible, an
State 19.2 Environmental Policy Act of 1971, as environment which supports diversity and
amended (RCW 43.21C). variety of individual choice;
A. The City, recognizing that man depends on 6. Achieve a balance between population and
his biological and physical surroundings for resource use which will permit high standards
food, shelter and other needs, and for cultural of living and a wide sharing of life's
enrichment as well, and recognizing further amenities; and
the profound impact of man's activity on the
interrelations of all components of the natural 7. Enhance the quality of renewable resources
environment, particularly the profound and approach the maximum attainable
influences of population growth, high density recycling of depletable resources.
urbanization, industrial expansions, resource
utilization and exploitation and new and C. The City recognizes that each person has a
expanding technological advances, and fundamental and inalienable right to a
recognizing further the critical importance of healthful environment and that each person
restoring and maintaining environmental has a responsibility to contribute to the
quality to the overall welfare and preservation and enhancement of the
development of man, declares that it is the environment.
continuing policy of the City, in cooperation
with Federal, State and other local D. To the fullest extent possible, the policies,
governments and in cooperation with other regulations and laws of the State of
concerned public and private organizations, to Washington and ordinances of the City shall
use all practicable means and measures in a be interpreted and administered in accordance
manner calculated to foster and promote the with the policies set forth in this Ordinance.
general welfare, to create and maintain
conditions under which man and nature can E. To the fullest extent possible, the City will NIS
exist in productive harmony, and fulfill the utilize a systematic, interdisciplinary approach
social, economic and other requirements of which will insure the integrated use of the
present and future generations of Washington natural and social sciences and the
citizens. environmental design arts in planning and in
decision making which may have an impact
B. In order to carry out the policy set forth in on man's environment.
this Ordinance, it is the continuing
responsibility of the City to use all practicable F. This Ordinance sets forth methods and
means, consistent with other essential procedures which will insure that presently
considerations of State and City policies, to unquantified environmental amenities and
improve and coordinate plans, functions, values will be given appropriate consideration
programs and resources to the end that the in decision making along with economic and
State and its citizens may: technical considerations.
1. Fulfill the responsibilities of each G. The policies and goals set forth in this
generation as trustees of the environment for Ordinance are supplementary to those set
succeeding generations; forth in existing authorizations of the State
and City.
2. Assure for all people of Washington safe,
healthful, productive and aesthetically and
culturally pleasing surroundings; 4-6-3: AUTHORITY: The City of Renton
adopts this Ordinance under the State
3. Attain the widest range of beneficial uses
of the environment without degradation, risk
to
4-6-3 4-6-7
Environmental Policy Act (SEPA), RCW 43.21C.120, EIS: Environmental Impact Statement.
and the SEPA rules, WAC 197-11-904. This Ordi-
nance contains this City's SEPA procedures and ERC: The Environmental Review Committee of the
policies. The SEPA rules, Chapter 197-11 WAC, City of Renton.
err►' must be used in conjunction with this Ordinance.
The City of Renton possesses the authority to deny ORDINANCE: The ordinance, resolution, or other
or condition actions in order to mitigate or prevent procedure used by the City to adopt regulatory
probable significant adverse environmental impacts. requirements.
This authority applies to all City activities includ-
ing actions as defined in this Ordinance, whether SEPA RULES: Chapter 197-11 WAC adopted by
or not such activities are considered to be minis- the Department of Ecology.
terial in nature.
4-6-6: DESIGNATION OF RESPONSIBLE
Part Two OFFICIAL AUTHORITY:
General Requirements
A. For those proposals for which the City is the
lead agency, the responsible official shall be
4-6-4: PURPOSE OF THIS PART AND the Environmental Review Committee (ERC).
ADOPTION BY REFERENCE: This The ERC shall consist of three (3) officials
part contains the basic requirements that apply to designated by the Mayor with concurrence by
the SEPA process. The City of Renton adopts the the City Council.
following sections of chapter 197-11 of the
Washington Administrative Code by reference: B. For all proposals for which the City is the
lead agency, the ERC shall make the
WAC threshold determination, supervise scoping
197-11-040 Definitions. and preparations of any required
197-11-050 Lead agency. environmental impact statement (EIS), and
197-11-055 Timing of the SEPA process. perform any other functions assigned to the
197-11-060 Content of environmental review. "lead agency" or "responsible official" by those
197-11-070 Limitations on actions during sections of the SEPA rules that were adopted
SEPA process. by reference in WAC 173-806-020.
low 197-11-080 Incomplete or unavailable
information. C. The ERC may develop further administrative
197-11-090 Supporting documents. and procedural guidelines for the administra-
197-11-100 Information required of tion by the responsible official of the
applicants. provisions of this Chapter.
D. The City shall retain all documents required
4-6-5: ADDITIONAL DEFINITIONS: In addi- by the SEPA rules (chapter 197-11 WAC) and
tion to those definitions contained within make them available in accordance with
WAC 197-11-700 through 197-11-799, when used in chapter 42.17 RCW.
this Ordinance, the following terms shall have the
following meanings, unless the context indicates
otherwise: 4-6-7: LEAD AGENCY DETERMINATION
AND RESPONSIBILITIES:
DNS: Determination of Nonsignificance.
A. The department within the City receiving an
DS: Determination of Significance. application for or initiating a proposal that
involves a nonexempt action shall determine
DEPARTMENT: Any division, subdivision or when the City is the lead agency for that
organizational unit of the City established by proposal under WAC 197-11-050 and
ordinance, rule, or order. 197-11-922 through 197-11-940; unless the
lead agency has been previously determined
EARLY NOTICE: The City's response to an the department is aware that another
applicant stating whether it considers issuance of a department or agency is in the process of
determination of significance likely for the determining the lead agency.
applicant's proposal (mitigated determination of
nonsignificance [DNS] procedures).
''fir►`
4-6-7 4-6-8
B. In those instances in which the City is the ten (10) days of submission of an adequate
lead agency, the ERC shall supervise and complete application.
compliance with the threshold determination
and, if an EIS is necessary, shall supervise B. Threshold Determinations: 441110.
preparation of the draft and final EIS.
1. Threshold determinations not requiring
C. When the City is not the lead agency for a further information from the applicant or
proposal, all departments of the City shall use consultation with agencies with jurisdiction
and consider, as appropriate, either the DNS should be completed within fifteen (15) days
or the final EIS of the lead agency in making of submission of an adequate application and
decisions on the proposal. The ERC shall not the completed check list.
prepare or require preparation of a DNS or
EIS in addition to that prepared by the lead 2. Threshold determinations requiring further
agency, unless required under WAC information from the applicant or consultation
197-11-600. In some cases, the City may with other agencies with jurisdiction should
conduct supplemental environmental review be completed within twenty (20) days of
under WAC 197-11-600. receiving the requested information from the
applicant or the consulted agency; requests by
D. If the City or any of its departments receives the City for such further information should
a lead agency determination made by another be made within twenty (20) days of the
agency that appears inconsistent with the submission of an adequate application and
criteria of WAC 197-11-922 through completed check list; when a request for
197-11-940, it may object to the further information is submitted to a
determination. Any objection must be made to consulted agency, the City shall wait a
the agency originally making the maximum of thirty (30) days for the consulted
determination and resolved within fifteen (15) agency to respond.
days of receipt of the determination, or the
City must petition the Department of Ecology 3. Threshold determinations which require
for a lead agency determination under WAC that further studies including, but not limited
197-11-946 within the fifteen (15) day time to, field investigations, be initiated by the
period. Any such petition on behalf of the City should be completed within thirty (30)
City may be initiated by the ERC. days of submission of an adequate application
and the completed check list.
E. The ERC is authorized to make agreements
as to lead agency status or shared lead 4. Threshold determinations on actions where
agency duties for a proposal under WAC the applicant recommends in writing that an
197-11-942 and 197-11-944; provided, that the EIS be prepared, because of the probable
ERC and any department that will incur significant adverse environmental impacts
responsibilities as the result of such described in the application, shall be
agreement approved the agreement. completed within twenty (20) days of
submission of an adequate application and the
F. Any department making a lead agency completed check list.
determination for a private project shall
require sufficient information from the 5. When a threshold determination is
applicant to identify which other agencies expected to require more than twenty (20)
have jurisdiction over the proposal. days to complete and a private applicant
requests notification of the date when a
threshold determination will be made, the
4-6-8: TIME LIMITS APPLICABLE TO THE ERC or its agent shall transmit to the private
SEPA PROCESS: The following time applicant a written statement as to the
limits (expressed in calendar days) shall apply to expected date of decision.
the processing of all private projects and to those
governmental proposals submitted to this City by C. Additional Timing Considerations:
other agencies:
1. For nonexempt proposals, the DNS or Final
A. Categorical Exemptions: Identification of EIS for the proposal shall accompany the
categorically exempt actions shall occur within
4-6-8 4-6-11
Cl) City's staff recommendation to the Hearing B. Whenever the City establishes new exempt
Examiner or other appropriate advisory body, levels under this Section, it shall send them to
such as the Planning Commission. the Department of Ecology, Headquarters
Office, Olympia, Washington, 98504 under
*mow 2. If the City's only action on a proposal is a WAC 197-11-800(1)(c).
decision on a building permit or other license
that requires detailed project plans and speci-
fications, the applicant may request in writing 4-6-11: USE OF EXEMPTIONS:
that the ERC conduct an environmental re-
view prior to submission of detailed plans and A. Each department within the City that receives
specification. A completed environmental an application for a license or, in the case of
checklist shall be submitted along with the governmental proposals, the department
appropriate environmental fees. The ERC may initiating the proposal, shall determine
require specific detailed information at any whether the license and/or the proposal is
time. exempt. The department's determination that
a proposal is exempt shall be final and not
Part Three subject to administrative review. If a proposal
Categorical Exemptions and Threshold is exempt, none of the procedural require-
Determinations ments of this Ordinance apply to the proposal.
The City shall not require completion of an
environmental checklist for an exempt
4-6-9: PURPOSE OF THIS PART AND proposal.
ADOPTION BY REFERENCE: This
part contains the rules for deciding whether a B. In determining whether or not a proposal is
proposal has a "probable significant, adverse exempt, the department shall make certain
environmental impact" requiring an environmental the proposal is properly defined and shall
impact statement (EIS) to be prepared. This part identify the governmental licenses required
also contains rules for evaluating the impacts of (WAC 197-11-060).
proposals not requiring an EIS. The City adopts the
following sections by reference, as supplemented in C. A department which is determining whether
this part: or not a proposal is exempt shall ascertain the
total scope of the proposal and the govern-
4110..
WAC mental licenses required. If a proposal
197-11-300 Purpose of this part. includes a series of actions, physically or
197-11-305 Categorical exemptions. functionally related to each other, some of
197-11-310 Threshold determination required. which are exempt and some which are not,
197-11-315 Environmental checklist. the proposal is not exempt. For any such
197-11-330 Threshold determination process. proposal, the lead agency shall be determined,
197-11-335 Additional information. even if the license application which triggers
197-11-340 Determination of nonsignificance the department's consideration is otherwise
(DNS). exempt. If the lead agency is the City, then
197-11-350 Mitigated DNS. the responsible official shall be designated as
197-11-360 Determination of significance defined in Section 4-6-6.
(DS)/initiation of scoping.
197-11-390 Effect of threshold determination. D. If a proposal includes both exempt and
nonexempt actions, exempt actions may be
authorized with respect to the proposal prior
4-6-10: FLEXIBLE THRESHOLDS FOR to the compliance with the procedural
CATEGORICAL EXEMPTIONS: requirements of these guidelines except that:
A. The City of Renton establishes the following 1. The City shall not give authorization for:
exempt levels for minor new construction
under WAC 197-11-800(A)(b) based on local a. Any nonexempt action;
conditions:
b. Any action that would have an
For landfills and excavations in WAC adverse environmental impact;
197-11-800(a)(b)(v): Up to five hundred (500)
cubic yards.
4-6-11 4-6-13
D1) c. Any action that would limit the choice information on previous proposals or on
of alternatives; or, proposals currently under consideration.
d. Any action that will irrevocably
commit the City to approve or authorize a 4-6-13: MITIGATED DNS:
major action.
A. As provided in this Section and in WAC
2. A department may withhold approval of an 197-11-350, the ERC may issue a DNS based
exempt action that would lead to modification on changes to, or clarifications of, the proposal
of the physical environment, when such made by the applicant.
modification would serve no purpose if
nonexempt action(s) were not approved; and B. An applicant may request in writing early
notice of whether a DS is likely under WAC
3. A department may withhold approval of 197-11-350. The request must:
exempt actions that would lead to substantial
financial expenditures by a private applicant 1. Follow submission of an environmental
when the expenditures would serve no purpose checklist for a nonexempt proposal for which
if nonexempt action(s) were not approved. the City is lead agency; and
2. Precede the City's actual threshold
4-6-12: ENVIRONMENTAL CHECKLIST: determination for the proposal.
A. A completed environmental checklist (or a C. The ERC should respond to the request foi
copy), in the form provided in WAC early notice within fifteen (15) working days.
197-11-960, shall be filed at the same time as The response shall:
an application for a permit, license, certificate,
or other approval not specifically exempted in 1. Be written;
this Ordinance; except, a checklist is not
needed if the ERC and applicant agree an EIS 2. State whether the ERC currently considers
is required, SEPA compliance has been issuance of a DS likely and, if so, indicate the
completed, or SEPA compliance has been general or specific area(s) of concern that
initiated by another agency. The department is/are leading the ERC to consider a DS; and
within the City receiving the application or
initiating the action shall use the 3. State that the applicant may change of
environmental checklist to determine the lead clarify the proposal to mitigate the indicate
agency. If the City is the lead agency, the impacts, revising the environmental checklis,
ERC shall use the environmental checklist for and/or permit application as necessary t<
making the threshold determination. reflect the changes or clarifications.
B. For private proposals, the department within D. As much as possible, the ERC should assis
the City receiving the application will require the applicant with identification of impacts ti
the applicant to complete the environmental the extent necessary to formulate mitigatioi
checklist, providing assistance as necessary. measures.
For City proposals, the department initiating
the proposal shall complete the environmental E. When an applicant submits a changed o
checklist for that proposal. clarified proposal, along with a revised o
amended environmental checklist, the ER(
C. The ERC may require that it, and not the shall base its threshold determination on th
private applicant, will complete all or part of changed or clarified proposal and should mak
the environmental checklist for a private the determination within twenty (20) days c
proposal, if either of the following occurs: receiving the changed or clarified proposal:
1. The City has technical information on a 1. If the ERC indicated specific mitigatio
question or questions that is unavailable to measures in its response to the request fc
the private applicant; or early notice, and the applicant changed c
clarified the proposal to include those specifi
2. The applicant has provided inaccurate
4-6-13 4-6-15
El) mitigation measures, the ERC shall issue and 197-11-405 EIS types.
circulate a DNS under WAC 197-11-340(2). 197-11-406 EIS timing.
197-11-408 Scoping.
Now 2. If the ERC indicated areas of concern, but 197-11-410 Expanded scoping. (Optional)
did not indicate specific mitigation measures 197-11-420 EIS preparation.
that would allow it to issue a DNS, the ERC 197-11-425 Style and size.
shall make the threshold determination, issuing 197-11-430 Format.
a DNS or DS as appropriate. 197-11-440 EIS contents.
197-11-442 Contents of EIS on nonproject
3. The applicant's proposed mitigation proposal.
measures (clarifications, changes or conditions) 197-11-443 EIS contents when prior
must be in writing and must be specific. For nonproject EIS.
example, proposals to "control noise" or 197-11-444 Elements of the environment.
"prevent stormwater runoff' are inadequate, 197-11-448 Relationship of EIS to other
whereas proposals to "muffle machinery to X considerations.
decibel" or "construct two hundred foot (200') 197-11-450 Cost-benefit analysis.
stormwater retention pond at Y location" are 197-11-455 Issuance of DEIS.
adequate. 197-11-460 Issuance of FEIS.
4. Mitigation measures which justify issuance of
a mitigated DNS may be incorporated in the 4-6-15: PREPARATION OF EIS; ADDITION-
DNS by reference to agency staff reports, AL CONSIDERATIONS:
studies or other documents.
A. Preparation of draft and final EIS (DEIS and
F. A mitigated DNS is issued under WAC FEIS) and draft and final supplemental EIS's
197-11-340(2), requiring a fifteen (15) day (SEIS) is the responsibility of the ERC. Before
comment period and public notice. the City issues an EIS, the ERC shall be
satisfied that it complies with this Ordinance
G. Mitigation measures incorporated in the and Chapter 197-11 WAC.
mitigated DNS shall be deemed conditions of
approval of the permit decision and may be B. The DEIS and FEIS or draft and final SEIS
liar enforced in the same manner as any term or shall be prepared by City staff, the applicant, or
condition of the permit, or enforced in any by a consultant selected by the City through its
manner specifically prescribed by the City. consultant selection process. If the ERC
requires an EIS for a proposal and determines
H. The ERC's written response under subsection B that someone other than the City will prepare
of this Section shall not be construed as a the EIS, the ERC shall notify the applicant
determination of significance. In addition, immediately after completion of the threshold
preliminary discussion of clarifications or determination. The ERC shall also notify the
changes to a proposal, as opposed to a written applicant of the City's procedure for EIS
request for early notice, shall not bid the ERC preparation, including approval of the DEIS
to consider the clarifications or changes in its and FEIS prior to distribution.
threshold determination.
C. The City may require an applicant to provide
information the City does not possess,
Part Four including, but not limited to, specific
Environmental Impact Statement (EIS) investigations. However, the applicant is not
required to supply information that is not
required under this Ordinance or that is being
4-6-14: PURPOSE OF THIS PART AND requested from another agency. (This does not
ADOPTION BY REFERENCE: This apply to information the City may request
part contains the rules for preparing environmental under another ordinance or statute.)
impact statements. The City adopts the following
sections by reference, as supplemented by this part: The ERC may refuse to process and consider a
private application further if the applicant fails
WAC or refuses to provide information required for
197-11-400 Purpose of EIS. the preparation of an adequate EIS.
197-11-402 General requirements.
892
City of Renton
4-6-16 4-6-18
4-6-16: ADDITIONAL ELEMENTS TO BE P.M. on the last date for filing will be
COVERED IN AN EIS: The ERC may considered an untimely filing. Any party
require the following additional elements as part of desiring to make a facsimile filing after four
the environment for the purpose of EIS content, but o'clock (4:00) P.M. on the last day for the filing
these elements do not add to the criteria for must call the hearing examiner's office or other
threshold determination or perform any other City official with whom the filing must be made
function or purpose under this Ordinance. and indicate that the filing is being made by
facsimile and the number to which the facsimile
A. Economics, including the effects on both the copy is being sent. The filing party must ensure
public and private sector, that the facsimile filing is transmitted in
adequate time so that it will be completely
B. Cultural factors, received by the City before five o'clock (5:00)
P.M. In all instances in which filing fees are to
C. Quality of life, accompany the filing of an application, those
filing fees must be received by the City before
D. Neighborhood cohesion, the end of the business day on the last day of
the filing period or the filing will be considered
E. Sociological factors, and incomplete and will be rejected. (Ord. 4353,
6-1-92)
F. Image of the City. (Ord. 3891, 2-25-85)
4-6-18: PUBLIC NOTICE:
Part Five
Commenting A. Whenever the ERC of the City of Renton issues
a DNS under WAC 197-11-340(2) or a DS under
WAC 197-11-360(3) the ERC shall give public
4-6-17: ADOPTION BY REFERENCE: notice as follows:
A. This part contains rules for consulting, 1. If public notice is required for a nonexempt
commenting, and responding on all license, the notice shall state whether a DS or
environmental documents under SEPA, DNS has been issued and when comments are
including rules for public notice and hearings. due.
The City adopts the following sections by
reference, as supplemented in this part: 2. If no public notice is required for the permit
or approval, the City shall give notice of the
WAC DNS or DS by:
197-11-500 Purpose of this part.
197-11-502 Inviting comment. a. Posting the property, for site-specific
197-11-504 Availability and cost of proposals; and,
environmental documents.
197-11-508 SEPA register. b. Publishing notice in a newspaper of
197-11-535 Public hearings and meetings. general circulation in the county, city, or
197-11-545 Effect of no comment. general area where the proposal is located.
197-11-550 Specificity of comments.
197-11-560 FEIS response to comments. 3. Whenever the ERC issues a DS under WAC
197-11-570 Consulted agency costs to assist 197-11-360(3), the ERC shall state the scoping
lead agency. procedure for the proposal in the DS as re-
quired in WAC 197-11-408 and in the public
B. Facsimile Filings: Whenever any application or notice.
filing is required under this Chapter, it may be
made by facsimile. Any facsimile filing received B. Whenever the ERC issues a DEIS under WAC
at the City after five o'clock (5:00) P.M. on any 197-11-455(5) or a SE IS under WAC
business day will be deemed to have been 197-11-620, notice of the availability of those
received on the following business day. Any documents shall be given by:
facsimile filing received after five o'clock (5:00)
892
City of Renton
4-6-18
4-6-22
1. Indicating the availability of the DEIS in a existing environmental documents prepared under
public notice required for a nonexempt li- SEPA or National Environmental Policy Act
*ow cense; (NEPA) for the City's own environmental compli-
ance. The City adopts the following sections by
2. Posting the property, for site-specific pro- reference:
posals; and
WAC
3. Publishing notice in a newspaper of gener- 197-11-600 When to use existing
al circulation in the county, city, or general environmental documents.
area where the proposal is located. 197-11-610 Use of NEPA documents.
197-11-620 Supplemental environmental
C. Whenever possible, the ERC shall integrate impact statement -Procedures.
the public notice required under this Section 197-11-625 Addenda - Procedures.
with existing notice procedures for the City's 197-11-630 Adoption - Procedures.
nonexempt permit(s) or approval(s) required 197-11-635 Incorporation by reference -
for the proposal. Procedures.
197-11-640 Combining documents.
D. The ERC may require an applicant to corn- (Ord. 3891, 2-25-85)
plete the public notice requirements for the
applicant's proposal at his or her expense.
(Ord. 3891, 2-25-85) Part Seven
SEPA and Agency Decisions
4-6-19: DESIGNATION OF OFFICIAL TO
PERFORM, CONSULTED AGENCY 4-6-21: PURPOSE OF THIS PART AND
RESPONSIBILITIES FOR THE CITY: ADOPTION BY REFERENCE: This
part contains rules (and policies) for SEPA's sub-
A. The ERC or its designate, shall be responsi- stantive authority, such as decisions to mitigate or
ble for preparation of written comments for reject proposals as a result of SEPA. This part
the City in response to a consultation re- also contains procedures for appealing SEPA de-
quest prior to a threshold determination, terminations to agencies or the courts. The City
participation in scoping, and reviewing a adopts the following sections by reference:
DEIS.
WAC
B. The ERC, or its designate, shall be responsi- 197-11-650 Purpose of this part.
ble for the City compliance with WAC 197-11-655 Implementation.
197-11-550 whenever the City is a consulted 197-11-660 Substantive authority and
agency and is authorized to develop operat- mitigation.
ing procedures that will ensure that respons- 197-11-680 Appeals.
es to consultation requests are prepared in a (Ord. 3891, 2-25-85)
timely fashion and include data from all
appropriate departments of the City. (Ord.
3891, 2-25-85) 4-6-22: SUBSTANTIVE AUTHORITY:
A. The policies and goals set forth in this Chap-
Part Six ter are supplementary to those in the exist-
Using Existing Environmental Documents ing authorization of the City of Renton, King
County.
4-6-20: PURPOSE OF THIS PART AND B. The City may attach conditions to a permit
ADOPTION BY REFERENCE: This or approval for a proposal so long as:
part contains rules for using and supplementing
495
City of Renton
4-6-22 4-6-22
1. Such conditions are necessary to mitigate proposal to the ERC for reconsideration.
specific probable adverse environmental Nothing in this provision shall be deemed to
impacts identified in environmental docu- limit the authority of the decision-maker to
ments prepared pursuant to this Chapter; impose conditions under SEPA beyond those
and recommended by ERC or to condition or deny
a proposal based upon other statutory au-
2. Such conditions are in writing; and thority.
3. The mitigation measures included in such E. The City designates and adopts by reference
conditions are reasonable and capable of the following policies as the basis for the
being accomplished; and City exercise of authority pursuant to this
Section:
4. The City has considered whether other
local, State or Federal mitigation measures 1. The City shall use all practicable means,
applied to the proposal are sufficient to miti- consistent with other essential consider-
gate the identified impacts; and ations of State policy, to improve and coordi-
nate plans, functions, programs and resourc-
5. Such conditions are based on one or more es to the end that the State and its citizens
policies in subsection E of this Section and may:
cited in the license or other decision docu-
ment. a. Fulfill the responsibilities of each gener-
ation as trustee of the environment for suc-
C. The City may deny a permit or approval for a ceeding generations;
proposal on the basis of SEPA so long as:
b. Assure for all people of Washington safe,
1. A finding is made that approving the pro- healthful, productive and aesthetically and
posal would result in probable significant culturally pleasing surroundings;
adverse environmental impacts that are
identified in a FEIS or final SEIS prepared c. Attain the widest range of beneficial
pursuant to this Chapter; and uses of the environment without degrada- Noma?
tion, risk to health or safety or other unde-
2. A finding is made that there are no rea- sirable and unintended consequences;
sonable mitigation measures capable of being
accomplished that are sufficient to mitigate d. Preserve important historic, cultural
the identified impact; and and natural aspects of our national heritage;
3. The denial is based on one or more policies e. Maintain, wherever possible, an environ-
identified in subsection E of this Section and ment which supports diversity and variety of
identified in writing in the decision docu- individual choice;
ment.
f. Achieve a balance between population
D. Where a FEIS or DNS has been prepared, and resource use which will permit high
the ERC may recommend to the standards of living and a wide sharing of
decision-maker those reasonable conditions life's amenities; and
necessary to mitigate or avoid the adverse
impacts of the proposal. Said recommenda- g. Enhance the quality of renewable re-
tion shall be adopted as a condition of ap- sources and approach the maximum attain-
proval, unless the decision-maker identifies able recycling of depletable resources.
in writing a substantial error in fact or con-
clusion by the ERC. Based upon such find- 2. The City recognizes that each person has a
ing, the decision-maker may revise the rec- fundamental and inalienable right to a
ommended conditions or may remand the healthful environment and that each person
495
City of Renton
4-6-22 4-6-23
has a responsibility to contribute to the pres- 1995 - Comprehensive Plan
ervation and enhancement of the environ- (Ord. 4527, 6-12-1995)
ment. (Ord. 3891, 2-25-1985)
F. Except for permits and variances issued
3. The City adopts by reference the policies pursuant to Chapter 19, Title IV of the City
in the following City codes, ordinances, reso- Code (Shoreline Master Program), when any
lutions and plans as they currently appear proposal or action is granted, conditioned, or
and as hereafter amended: denied on the basis of SEPA by a nonelected
official, the decision shall be appealable to
1976 - Planning Commission the Hearing Examiner under the provisions
1976 - Cedar River Master Plan of Section 4-6-23B. (Ord. 3891, 2-25-1985)
1983 - Comprehensive Solid Waste Manage-
ment Plan
1984 - Greenbelt Ordinance 4-6-23: APPEALS:
1984 - Green River Valley Plan
1987 - Subdivision Ordinance A. The City establishes the following adminis-
1987 - Fire Department Master Plan trative appeal procedures under RCW
1988 - Airport Master Plan 43.21C.075 and WAC 197-11-680:
1990 - Parking Regulations
1990 - King County Stormwater Manage- 1. Any agency or person may appeal the
ment Manual City's compliance with Chapter 197-11 WAC
1990 - Comprehensive Water System Plan for issuance of the following:
1991 - Uniform Fire Code
1991 - Uniform Mechanical Code a. A Final DNS: The appeal of the DNS
1991 - Uniform Building Code must be made to the Hearing Examiner with-
1991 - Uniform Housing Code in fourteen (14) days of the date the DNS is
1992 - Uniform Electrical Code final.
1992 - Comprehensive Park, Recreation And
Open Space Plan b. A DS: The appeal must be made to the
1992 - Long Range Wastewater Manage- Hearing Examiner within fourteen (14)
ment Plan
1992 - King County Comprehensive Housing
Affordability Strategy (CHAS)
1992 - Wetlands Ordinance
1992 - Aquifer Protection Ordinance
1992 - Mining, Excavation And Grading
Ordinance
1992 - Land Clearing And Tree Cutting
Regulations
1993 - Shoreline Master Plan
1993 - King County Solid Waste Manage-
ment Plan
1993 - Barrier-Free Regulations
1994 - Countywide Planning Policies
1994 - Six-Year Transportation Improve-
ment Plan; Zoning Code And
Areawide Zoning; Street Arterial
Plan; State Energy Code; Traffic
Mitigation Resolution And Fee;
Parks Mitigation Resolution And
Fee; Fire Mitigation Resolution And
Fee
496
City of Renton
'tamiof
'.,41100
4-6-23 4-6-23
Alb) days of the publication date of the DS in the 4. The examiner may hear and consider any
official City newspaper. pertinent facts pertaining to the appeal. The
examiner may affirm the decision or remand
c. An EIS: The appeal of the FEIS must the case for further proceedings; or it may
be made to the Hearing Examiner within reverse the decision if the substantial rights of
twenty (20) days of the date the permit or other the applicant may have been prejudiced be-
approval is issued. cause the decision is:
2. For any appeal under this subsection, the a. In violation of constitutional provisions;
City shall provide for a record that shall consist or
of the following:
b. In excess of the authority or jurisdiction
a. Findings and conclusions; of the agency; or
b. Testimony under oath; and c. Made upon unlawful procedure; or
c. A taped or written transcript. d. Affected by other error of law; or
3. The City may require the appellant to e. Clearly erroneous in view of the entire
provide an electronic transcript. record as submitted; or
4. The procedural determination by the ERC f. Arbitrary or capricious.
shall carry substantial weight in any appeal
proceeding. To that end, the Examiner shall have all of the
powers of the office from whom the appeal is
B. Applications to Examiner: Appeals from taken insofar as the decision on the particular
environmental determinations as set forth in issue is concerned.
this Ordinance may be taken to the Hearing
Examiner by any person aggrieved, or by any 5. Any appeal of the action of the Hearing
officer, department, board or bureau of the City Examiner in the case of appeals from environ-
affected by such determination. (Ord. 3891, mental determinations shall be joined with an
"'liar 2-25-85) appeal of the substantive determination. If an
appeal from an environmental determination is
1. Any such appeal shall be filed in writing. to be made, notice of intent to appeal the
Facsimile filing of a notice of appeal is environmental determination must be given to
acceptable under the conditions set forth in the City within twenty (20) calendar days from
Renton City Code Section 4-6-17B. (Ord. 4353, the date of procedural decision. Appeal to the
6-1-92) Superior Court of the environmental decision
and the substantive determination must be
2. Immediately upon receipt of the notice of made within twenty (20) days of the sub-
appeal, the Hearing Examiner shall forward to stantive determination and must be made by
the officer from whom the appeal is being taken writ of review to the Superior Court of Wash-
a copy of the notice of appeal. Upon receiving ington for King County.
such notice, the officer from whom the appeal is
being taken shall transmit to the Hearing 6. There shall be no more than one appeal on a
Examiner all of the records pertaining to the procedural determination or environmental
decision being appealed, together with such determination such as the adequacy of a
additional written reports as are deemed determination of significance/nonsignificance or
pertinent. The examiner may request additional of a final environmental impact statement.
information from the applicant.
C. The City shall give official notice under WAC
3. A written notice of the time and place of the 197-11-680(5) whenever it issues a permit or
hearing at which the appeal shall be considered approval for which a statute or ordinance estab-
by the examiner shall be mailed to the lishes a time limit for commencing judicial
applicant, all parties of record in the case, and appeal.
to the officer from whom the appeal is taken
not less than ten (10) days prior to the date of
hearing.
892
City of Renton
4-6-24 4-6-25
4-6-24: NOTICE, STATUTE OF LIMITA- 197-11-758 Lead agency.
TIONS: 197-11-760 License.
197-11-762 Local agency.
A. 1. The City, applicant for, or proponent of any 197-11-764 Major action.
action may publish a notice of action pursuant 197-11-766 Mitigated DNS.
to RCW 43.21C.080 for any action. 197-11-768 Mitigation.
197-11-770 Natural environment.
2. The form of the notice shall be substantially 197-11-772 NEPA.
in the form provided in WAC 197-11-990. The 197-11-774 Nonproject.
notice shall be published by the City Clerk or 197-11-776 Phased review.
County Auditor, applicant or proponent 197-11-778 Preparation.
pursuant to RCW 43.21C.080. 197-11-780 Private project.
197-11-782 Probable.
197-11-784 Proposal.
Part Eight 197-11-786 Reasonable alternative.
Definitions 197-11-788 Responsible official.
197-11-790 SEPA.
197-11-792 Scope.
4-6-25: PURPOSE OF THIS PART AND 197-11-793 Scoping.
ADOPTION BY REFERENCE: This 197-11-794 Significant.
part contains uniform usage and definitions of terms 197-11-796 State agency.
under SEPA. The City adopts the following sections 197-11-797 Threshold determination.
by reference, as supplemented by WAC 173-806-040. 197-11-799 Underlying governmental action.
WAC A. Unless the context clearly requires otherwise:
197-11-700 Definitions.
197-11-702 Act. 1. Use of the singular shall include the plural
197-11-704 Action. and conversely.
197-11-706 Addendum.
197-11-708 Adoption. 2. "Preparation" of environmental documents
197-11-710 Affected tribe. refers to preparing or supervising the
197-11-712 Affecting. preparation of documents, including issuing,
197-11-714 Agency. filing, printing, circulating, and related
197-11-716 Applicant. requirements.
197-11-718 Built environment.
197-11-720 Categorical exemption. 3. "Impact"refers to environmental impact.
197-11-722 Consolidated appeal.
197-11-724 Consulted agency. 4."Permit"means "license" (WAC 197-11-760).
197-11-726 Cost-benefit analysis.
197-11-728 County/city. 5. "Commenting" includes but is not synony-
197-11-730 Decision maker. mous with"consultation".
197-11-732 Department.
197-11-734 Determination of nonsignificance 6. "Environmental cost" refers to adverse envi-
(DNS). ronmental impact and may or may not be quan-
197-11-736 Determination of significance tified.
(DS).
197-11-738 EIS. 7. "EIS" refers to draft, final, and supplemental
197-11-740 Environment. EISs (WAC 197-11-405 and WAC 197-11-738).
197-11-742 Environmental checklist.
197-11-744 Environmental document. 8. "Under" includes pursuant to, subject to, re-
197-11-746 Environmental review. quired by, established by, in accordance with,
197-11-748 Environmentally sensitive area. and similar expressions of legislative or admin-
197-11-750 Expanded scoping. istrative authorization or direction.
197-11-752 Impacts.
197-11-754 Incorporation by reference. B. In these rules:
197-11-756 Lands covered by water.
892
City of Renton
4-6-25 4-6-25
B) 1. "Shall" is mandatory. owned land, whether or not the environment
is directly modified.
2. "May" is optional and permissive and does
not impose a requirement. 2. Nonproject Actions: Nonproject actions
Allure involve decisions on policies, plans, or
3. "Include" means "include but not limited programs.
to".
a. The adoption of amendment of legis-
C. The following terms are synonymous: lation, ordinances, rules, or regulations that
contain standards controlling use or modifi-
1. Effect and impact (WAC 197-11-752). cation of the environment;
2. Environment and environmental quality b. The adoption or amendment of corn-
(WAC 197-11-740). prehensive land use plans or zoning ordi-
nances;
3. Major and significant (WAC 197-11-764 and
WAC 197-11-794). c. The adoption of any policy, plan or
program that will govern the development of a
4. Proposal and proposed action (WAC series of connected actions (WAC 197-11-060),
197-11-784). but not including any policy, plan, or program
for which approval must be obtained from any
5. Probable and likely (WAC 197-11-782). Federal agency prior to implementation;
ACT: The State Environmental Policy Act of 1971, d. Creation of a district or annexations
chapter 43.21 RCW, as amended, which is also to any city, town or district;
referred to as "SEPA".
e. Capital budgets; and
ACTION:
f. Road, street, and highway plans.
A. "Actions" include, as further specified below:
3. "Actions" do not include the activities listed
1. New and continuing activities (including above when an agency is not involved. Actions
"�Irr✓ project and programs) entirely or partly do not include bringing judicial or
financed, assisted, conducted, regulated, administrative civil or criminal enforcement
licensed, or approved by agencies; actions (certain categorical exemptions in Part
Nine identify in more detail governmental
2. New or revised agency rules, regulations, activities that would not have any
plans, policies, or procedures; and environmental impacts and for which SEPA
review is not required).
3. Legislative proposals.
ADDENDUM: An environmental document used to
B. Actions fall within one of two (2) categories: provide additional information or analysis that does
not substantially change the analysis of significant
1. Project Actions: A project action involves a impacts and alternatives in the existing
decision on a specific project, such as a environmental document. The term does not include
construction or management activity located in supplemental EISs. An addendum may be used at
a defined geographic area. Projects include any time during the SEPA process.
and are limited to agency decisions to:
ADOPTION: An agency's use of all or part of an
a. License, fund, or undertake any existing environmental document to meet all or part
activity that will directly modify the of the agency's responsibilities under SEPA to
environment, whether the activity will be prepare an EIS or other environmental document.
conducted by the agency, an applicant, or
under contract. AFFECTED TRIBE: Affected tribe or "treaty tribe"
means any Indian tribe, band, nation or community
b. Purchase, sell, lease, transfer, or in the State of Washington, that is federally
exchange natural resources, including publicly recognized by the United States Secretary of the
4-6-25
4-6-25
Interior and that will or may be affected by the the Department of Game and the Department
proposal. of Fisheries shall be considered agencies with
jurisdiction.
AFFECTING: Having, or may be having, an effect v
on (see WAC 197-11-752 on impacts). For purposes APPLICANT: Any person or entity, including an
of deciding whether an EIS is required and what agency, applying for a license from an agency.
the EIS must cover, "affecting" refers to having Application means a request for a license.
probable, significant adverse environmental impacts
(RCW 43.21.C.031 and 43.21C.110[1][c]). BUILT ENVIRONMENT: The elements of the
environment as specified by RCW 43.21C.110(1)(f)
AGENCY: and 197-11-444(2), which are generally built or
made by people as contrasted with natural
A. "Agency" means any state or local processes.
governmental body, board, commission,
department, or officer authorized to make law, CATEGORICAL EXEMPTION: A type of action,
hear contested cases, or otherwise take the specified in these rules, which does not significantly
actions stated in WAC 197-11-704, except the affect the environment (RCW 43.21C.110[1][a]);
judiciary and state legislature. An agency is categorical exemptions are found in Part Nine of
any state agency (WAC 197-11-796) or local these rules. Neither a threshold determination nor
agency (WAC 197-11-762). any environmental document, including an
environmental checklist or environmental impact
B. "Agency with environmental expertise" means statement, is required for any categorically exempt
an agency with special expertise on the action (RCW 43.21C.031). These rules provide for
environmental impacts involved in a proposal those circumstances in which a specific action that
or alternative significantly affecting the would fit within a categorical exemption shall not
environment. These agencies are listed in be considered categorically exempt (WAC
WAC 197-11-920; the list may be expanded in 197-11-305).
agency procedures (WAC 197-11-906). The
appropriate agencies must be consulted in the CONSOLIDATED APPEAL: The procedure
environmental impact statement process, as requiring a person to file an agency appeal
required by WAC 197-11-502. challenging both procedural and substantive
compliance with SEPA at the same time, as ,
NS
C. "Agency with jurisdiction" means an agency provided under RCW 43-21.00765(3)(b) and the
with authority to approve, veto, or finance all exceptions therein. If any agency does not have an
or part of a nonexempt proposal (or part of a appeal procedure for challenging either the agency's
proposal). The term does not include an procedural or its substantive SEPA determinations,
agency authorized to adopt rules or standards the appeal cannot be consolidated prior to any
of general applicability and could apply to a judicial review. The requirement for a consolidated
proposal, when no license or approval is appeal does not preclude agencies from bifurcating
required from the agency for the specific appeal proceedings and allowing different agency
proposal. The term also does not include a officials to hear different aspects of the appeal.
local, state or Federal agency involved in (WAC 197-11-680).
approving a grant or loan, that serves only as
a conduit between the primary administering COST-BENEFIT ANALYSIS: A quantified
agency and the recipient of the grant or loan. comparison of costs and benefits generally expressed
Federal agencies with jurisdiction are those in monetary or numerical terms. It is not
from which a license or funding is sought or synonymous with the weighing or balancing of
required. environmental and other impacts or benefits of a
proposal.
D. If a specific agency has been named in these
rules, and the functions of that agency have COUNTY/CITY: A county, city, or town. In this
changed or been transferred to another Chapter, duties and powers are assigned to a
agency, the term shall mean any successor county, city, or town as a unit. The delegation of
agency. responsibilities among the various departments of a
county, city, or town is left to the legislative or
E. For those proposals requiring a hydraulic charter authority of the individual counties, cities,
project approval under RCW 75.20.100, both or towns.
,
4-6-25 4-6-25
DECISION MAKER: The agency official or officials appropriate consideration to the environment in
who make the agency's decision on a proposal. The agency decision making.
decision maker and responsible official are not
necessarily synonymous, depending on the agency ENVIRONMENTALLY SENSITIVE AREA: An area
*tome and its SEPA procedures (WAC 197-11-906 and designated and mapped by the City under WAC
WAC 197-11-910). 197-11-908. Certain categorical exemptions do not
apply within environmentally sensitive areas (WAC
DEPARTMENT: The Washington State Department 197-11-305, WAC 197-11-908, and Part Nine of
of Ecology. these rules).
DETERMINATION OF NONSIGNIFICANCE EXPANDED SCOPING: An optional process that
(DNS): The written decision by the responsible may be used by agencies to go beyond minimum
official of the lead agency that a proposal is not scoping requirements.
likely to have a significant adverse environmental
impact, and therefore an EIS is not required (WAC IMPACTS: The effects or consequences of actions.
197-11-310 and WAC 197-11-340). The DNS form is Environmental impacts are effects upon the
in WAC 197-11-970. elements of the environment listed in WAC
197-11-444.
DETERMINATION OF SIGNIFICANCE (DS): The
written decision by the responsible official of the INCORPORATION BY REFERENCE: The inclusion
lead agency that a proposal is likely to have a of all or part of any existing document in an
significant adverse environmental impact, and agency's environmental documentation by reference
therefore an EIS is required (WAC 197-11-310 and (WAC 197-11-600 and WAC 197-11-635).
WAC 197-11-360). The DS form is in WAC
197-11-980 and must be used substantially in that LANDS COVERED BY WATER: Lands underlying
form. the water areas of the State below the ordinary
high water mark, including salt waters, tidal
EIS: Environmental impact statement. The term waters, estuarine waters, natural water courses,
"detailed statement" in RCW 43.21C.030(2Xc) refers lakes, ponds, artificially impounded waters,
to a final EIS. The term "EIS" as used in these marshes, and swamps. Certain categorical
rules refers to draft, final, or supplemental EISs exemptions do not apply to lands covered by water,
(WAC 197-11-405). as specified in Part Nine.
ENVIRONMENT: Means, and is limited to, those LEAD AGENCY: The agency with the main respon-
elements listed in WAC 197-11-444, as required by sibility for complying with SEPA's procedural
RCW 43.21C.110(1)(f). Environment and environ- requirements (WAC 197-11-050 and WAC
mental quality refer to the state of the 197-11-922). The procedures for determining lead
environment and are synonymous as used in these agencies are in Part Ten of these rules. "Lead
rules and refer basically to physical environmental agency" may be read as "responsible official" (WAC
quality. 197-11-788 and WAC 197-11-910) unless the
context clearly requires otherwise. Depending on
ENVIRONMENTAL CHECK LIST: The form in the agency and the type of proposal, for example,
WAC 197-11-960. Rules for its use are in WAC there may be a difference between the lead
197-11-315. agency's responsible official, who is at a minimum
responsible for procedural determinations (such as
ENVIRONMENTAL DOCUMENT: Any written WAC 197-11-330, 197-11-455, 197-11-460) and its
public document prepared under this Chapter. decision maker, who is at a minimum responsible
Under SEPA, the terms environmental analysis, for substantive determinations (such as WAC
environmental study, environmental report, and 197-11-448, WAC 197-11-655, and 197-11-660).
environmental assessment do not have specialized
meanings and do not refer to particular LICENSE: Any form of written permission given to
environmental documents (unlike various other any person, organization, or agency to engage in
state or Federal environmental impact procedures). any activity, as required by law or agency rule. A
license includes all or part of an agency permit,
ENVIRONMENTAL REVIEW: The consideration of certificate, approval, registration, charter, or plat
environmental factors as required by SEPA. The approvals or rezones to facilitate a particular
"environmental review process" is the procedure proposal. The term does not include a license
used by agencies and others under SEPA for giving required solely for revenue purposes.
mow
490
wrrl ►
4-6-25 4-6-25
LOCAL AGENCY: "Local agency" or "local govern- PHASED REVIEW: The coverage of general
went means any political subdivision, regional matters in broader environmental documents, with
governmental unit, district, municipal or public subsequent narrower documents concentrating
corporation, including cities, towns, and counties solely on the issues specific to the later analysis
and their legislative bodies. The term encompasses (WAC 197-11-060[5]). Phased review may be used
but does not refer specifically to the departments for a single proposal or EIS (WAC 197-11-060).
within a city or county.
PREPARATION: "Preparation" of an environmental
MAJOR ACTION: An action that is likely to have document means preparing or supervising the
significant adverse environmental impacts. "Major" preparation of documents, including issuing, filing,
reinforces but does not have a meaning printing, circulating, and related requirements (see
independent of"significantly" (WAC 197-11-794). WAC 197-11-700[2]).
MITIGATED DNS: A DNS that includes mitigation PRIVATE PROJECT: Any proposal primarily
measures and is issued as a result -of the process initiated or sponsored by an individual or entity
specified in WAC 197-11-350. other than an agency.
MITIGATION: PROBABLE: Likely or reasonably likely to occur,
as in "a reasonable probability of more than a
A. Avoiding the impact altogether by not taking moderate effect on the quality of the environment"
a certain action or parts of an action; (see WAC 197-11-794). Probable is used to distin-
guish likely impacts from those that merely have a
B. Minimizing impacts by limiting the degree or possibility of occurring, but are remote or specula-
magnitude of the action and its implement- tive. This is not meant as a strict statistical
ation, by using appropriate technology, or by probability test.
taking affirmative steps to avoid or reduce
impacts; PROPOSAL: A proposed action. A proposal includes
both actions and regulatory decisions of agencies as
C. Rectifying the impact by repairing, rehabilitat- well as any actions proposed by applicants. A
ing, or restoring the affected environment; proposal exists at that stage in the development of
an action when an agency is presented with an
D. Reducing or eliminating the impact over time application, or has a goal and is actively preparing
by preservation and maintenance operations to make a decision on one or more alternative
during the life of the action; means of accomplishing that goal, and the environ-
mental effects can be meaningfully evaluated. (See
E. Compensating for the impact by replacing, WAC 197-11-055 and WAC 197-11-060[3D. A pro-
enhancing, or providing substitute resources posal may therefore be a particular or preferred
or environments; and/or course of action or several alternatives. For this
reason, these rules use the phrase "alternatives
F. Monitoring the impact and taking appropriate including the proposed action". The term "proposal"
corrective measures. may therefore include "other reasonable courses of
action", if there is no preferred alternative and if it
NATURAL ENVIRONMENT: Those aspects of the is appropriate to do so in the particular context.
environment contained in WAC 197-11-444(1),
frequently referred to as natural elements, or REASONABLE ALTERNATIVE: An action that
resources, such as earth, air, water, wildlife, and could feasibly attain or approximate a proposal's
energy. objectives, but at a lower environmental cost or
decreased level of environmental degradation.
NEPA: The National Environmental Policy Act of Reasonable alternatives may be those over which
1969 (42 USCA 4321 et seq.; P.L. 91-190), that is an agency with jurisdiction has authority to control
like SEPA at the Federal level. The Federal NEPA impacts, either directly, or indirectly through
regulations are located at 40 CFR 1500 et seq. requirement of mitigation measures. (See WAC
197-11-440[5] and WAC 197-11-660.) Also see the
NONPROJECT: Actions which are different or definition of "scope" for the three (3) types of
broader than a single site specific project, such as alternatives to be analyzed in EISs (WAC
plans, policies, and programs (WAC 197-11-704). 197-11-792).
490
4-6-25 4-6-25
RESPONSIBLE OFFICIAL: That officer or officers, specific rules for the content of EISs. The
committee, department, or section of the lead scope of an individual statement may depend
agency designated by agency SEPA procedures to on its relationship with other EISs or on
undertake its procedural responsibilities as lead phased review.
`fir agency (WAC 197-11-910).
SCOPING: Determining the range of proposed
SEPA: The State Environmental Policy Act of 1971 actions, alternatives, and impacts to be discussed in
(Chapter 43.21C RCW), which is also referred to as an EIS. Because an EIS is required to analyze sig-
the
igthe Act. The "SEPA process" means all measures nificant environmental impacts only, scoping is
necessary for compliance with the act's require- intended to identify and narrow the EIS to the sig-
ments. nificant issues. The required scoping process (WAC
197-11-408) provides interagency and public notice
SCOPE: of a DS, or equivalent notification, and opportunity
to comment. The lead agency has the option of ex-
A. The range of proposed actions, alternatives, panding the scoping process (Wac 197-11-410), but
and impacts to be analyzed in an environ- shall not be required to do so. Scoping is used to
mental document (WAC 197-11-060[2]). encourage cooperation and early resolution of poten-
tial conflicts, to improve decisions, and to reduce
B. To determine the scope of environmental paperwork and delay.
impact statements, agencies consider three (3)
types of actions, three (3) types of impacts, SIGNIFICANT:
and three (3) types of alternatives.
A. As used in SEPA means a reasonable likeli-
1. Actions may be: hood of more than a moderate adverse impact
on environmental quality.
a. Single (a specific action which is not
related to other proposals or parts of pro- B. Significance involves context and intensity
posals); (WAC 197-11-330) and does not lend itself to
a formula or quantifiable test. The context
b. Connected (proposals or parts of pro- may vary with the physical setting. Intensity
posals which are closely related under WAC depends on the magnitude and duration of an
197-11-060[3] or WAC 197-11-30511]); or impact.
c. Similar (proposals that have common The severity of an impact should be weighed
aspects and may be analyzed together under along with the likelihood of its occurrence. An
WAC 197-11-060[3]). impact may be significant if its chance of oc-
currence is not great, but the resulting envi-
2. Alternatives may be: ronmental impact would be severe if it occur-
red.
a. No action;
C. WAC 197-11-330 specifies a process, including
b. Other reasonable courses of action; or criteria and procedures, for determining
whether a proposal is likely to have a sig-
c.
igc. Mitigation measures (not in the pro- nificant adverse environmental impact.
posed action).
STATE AGENCY: Any state board, commission,
3. Impacts may be: department, or officer, including state universities,
colleges, and community colleges, that is author-
a. Direct; ized by law to make rules, hear contested cases, or
otherwise take the actions stated in WAC
b. Indirect; or 197-11-704, except the judiciary and state legisla-
ture.
c. Cumulative.
THRESHOLD DETERMINATION: The decision by
C. WAC 197-11-060 provides general rules for the the responsible official of the lead agency whether
content of any environmental review under or not an EIS is required for a proposal that is not
SEPA; Part Four and WAC 197-11-440 provide
Nis"
4-6-25 4-ti-Lti
categorically exempt (WAC 197-11-310 and WAC 197-11-932 Lead agency for private projects
197-11-330[1][bD. requiring licenses from more
than one agency, when one of
UNDERLYING GOVERNMENTAL ACTION: The the agencies is a county/city.
governmental action, such as zoning or permit 197-11-934 Lead agency for private projects
approvals, that is the subject of SEPA compliance. requiring licenses from a local
agency, not a county/city, and
one or more state agencies.
Part Nine 197-11-936 Lead agency for private projects
Categorical Exemptions requiring licenses from more
than one state agency.
197-11-938 Lead agencies for specific
4-6-26: ADOPTION BY REFERENCE: The proposals.
City adopts by reference the following 197-11-940 Transfer of lead agency status to
rules for categorical exemptions, as supplemented in a state agency.
this Ordinance, including WAC 173-806-070 197-11-942 Agreements on lead agency
(Flexible Thresholds), WAC 173-806-080 (Use of ex- status.
emptions), and WAC 173-806-190 (Environmentally 197-11-944 Agreements on division of lead
sensitive areas): agency duties.
197-11-946 DOE resolution of lead agency
WAC disputes.
197-11-800 Categorical exemptions. 197-11-948 Assumption of lead agency status.
197-11-880 Emergencies.
197-11-890 Petitioning DOE to change
exemptions. 4-6-28: ENVIRONMENTALLY SENSITIVE
AREAS:
Part Ten A. The map(s) under Ordinance No. 3891
Agency Compliance designate the location of environmentally
sensitive areas within the City and are
adopted by reference. These include greenbelts
4-6-27: PURPOSE OF THIS PART AND designated in the Comprehensive Plan, conser-
ADOPTION BY REFERENCE: This vancy and natural environments of the Shore-
part contains rules for agency compliance with line Master Program, and the one hundred
SEPA, including rules for charging fees under the (100) year floodway mapped under the Federal
SEPA process, designating environmentally sen- Flood Insurance Program. For each environ-
sitive areas, listing agencies with environmental mentally sensitive area, the exemptions within
expertise, selecting the lead agency, and applying WAC 197-11-800 that are inapplicable for that
these rules to current agency activities. The City area are:
adopts the following sections by reference, as
supplemented by WAC 173-806-050 and 173-806-053 197-11-800(1).
and this part: 197-11-800(2Xd,e,g).
197-11-800(6Xa).
WAC 197-11-800(24)(a,b,c,d,f,g).
197-11-900 Purpose of this part. 197-11-800(25)(f,h).
197-11-902 Agency SEPA policies.
197-11-916 Application to ongoing actions. Unidentified exemptions shall continue to
197-11-920 Agencies with environmental apply within environmentally sensitive areas
expertise. of the City.
197-11-922 Lead agency rules.
197-11-924 Determining the lead agency. B. The City shall treat proposals located wholly
197-11-926 Lead agency for governmental or partially within an environmentally
proposals. sensitive area no differently than other pro-
197-11-928 Lead agency for public and posals under this Ordinance, making a thres-
private proposals. hold determination for all such proposals. The
197-11-930 Lead agency for private projects City shall not automatically require an EIS
with one agency with jurisdiction. for a proposal merely because it is
*44600
4-6-28
4-6-30
B) proposed for location in an environmentally public notice requirements of this Ordinance
sensitive area. relating to the applicant's proposal.
C. Certain exemptions do not apply on lands D. The City shall not collect a fee for performing
Imre covered by water, and this remains true its duties as a consulted agency.
regardless of whether or not lands covered by
water are mapped. E. The City may charge any person for copies of
any document prepared under this Ordinance,
and for mailing the document, in a manner
4-6-29: FEES: The City shall require the follow- provided by chapter 42.17 RCW.
ing fees for its activities in accordance
with the provisions of this Ordinance: F. Specific fees for the activities described above
are set forth in Title V, Chapter 1 (Fee
A. Threshold determination. For every environ- Schedule) of the City Code.
mental check list the City will review when it
is lead agency, the City shall collect a fee
from the proponent of the proposal prior to Part Eleven
undertaking the threshold determination. The Forms
time periods provided by this Ordinance for
making a threshold determination shall not
begin to run until payment of the fee. 4-6-30: ADOPTION BY REFERENCE: The
City adopts the following forms and
B. Environmental impact statement. sections by reference:
1. When the City is the lead agency for a WAC
proposal requiring an EIS and the ERC deter- 197-11-960 Environmental check list.
mines that the EIS shall be prepared by 197-11-965 Adoption notice.
employees of the City, the City may charge 197-11-970 Determination of nonsignificance
and collect a reasonable fee from any appli- (DNS).
cant to cover costs incurred by the City in 197-11-980 Determination of significance and
preparing the EIS. The ERC shall advise the scoping notice (DS).
applicant(s) of the projected costs for the EIS 197-11-985 Notice of assumption of lead
'Ire prior to actual preparation; the applicant shall agency status.
post bond or otherwise ensure payment of 197-11-990 Notice of action.
such costs.
2. The ERC may determine that the City will 4-6-31: EFFECTIVE DATE: The effective date
contract directly with a consultant for pre- of this Ordinance is February 25, 1985.
paration of an EIS, or a portion of the EIS,
for activities initiated by some person or 4-6-32: SEVERABILITY: If any provision of
entity other than the City and may bill such this Ordinance or its application to any
costs and expenses directly to the applicant. person or circumstance is held invalid, the remain-
The City may require the applicant to post der of this Ordinance, or the application of the
bond or otherwise ensure payment of such provision to other persons or circumstances, shall
costs. Such consultants shall be selected by not be affected. (Ord. 3891, 2-25-85)
mutual agreement of the City and applicant
after a call for proposals.
3. If a proposal is modified so that an EIS is
no longer required, the ERC shall refund any
fees collected under B1 or B2 of this
subsection which remain after incurred costs
are paid.
C. The City may collect a reasonable fee from an
applicant to cover the cost of meeting the
4-7-1 4-7-2
CHAPTER 7
FIRE HYDRANTS
.441.9
SECTION: subdivision or agency of the State of Washington.
(Ord. 3541, 5-4-81)
4-7- 1: Definitions
4-7- 2: Fire Hydrants Required PRIVATE HYDRANT: A fire hydrant situated and
4-7- 3: Prohibited Installation maintained to provide water for fire fighting
4-7- 4: Installation Requirements purposes with restrictions as to use. The location
4-7- 5: Special Requirements may be such that it is not readily accessible for
4-7- 6: Hydrant Accessibility immediate use by the fire authority for other than
4-7- 7: Dead End Mains Prohibited certain private property.
4-7- 8: Fire Flow Requirement
4-7- 9: Building Permits PUBLIC HYDRANT: A fire hydrant situated and
4-7-10: Penalty maintained to provide water for fire fighting
purposes without restriction as to use for that
purpose. The location is such that it is accessible
for immediate use of the fire authority at all times.
4-7-1: DEFINITIONS: For the purpose of this U.B.C.: The Uniform Building Code as adopted,
Chapter, the following words, terms, including amendments, by the City of Renton.
phrases and their derivations shall have the
meaning given herein, unless the context otherwise U.L.: The Underwriters' Laboratories, Inc.
indicates. When not inconsistent with the context,
words used in the present tense include the future, WATER AUTHORITY: The Renton Department of
words in the plural number include the singular Utilities, or any other municipal or quasi-municipal
number and words in the singular number include entity distributing water to fire hydrants within the
the plural number. The word "shall' is always City of Renton.
mandatory.
A.P.W.A.: The American Public Work Associations. 4-7-2: FIRE HYDRANTS REQUIRED: All
buildings constructed within the City of
A.W.W.A.: The American Water Works Association. Renton shall be served by fire hydrants installed in
accordance with the requirements of this Chapter.
APPROVING AUTHORITY: The Fire Chief of the In addition, presently existing fire hydrants which
Renton Fire Department, or his appointee. do not conform with the requirements and stand-
ards of this Chapter when replaced, shall be
FIRE DEPARTMENT: The Renton Fire replaced with hydrants which do conform to the
Department. standards and requirements of this Chapter. All fire
hydrants shall be served by a municipal or
FIRE FLOW: The measure of the sustained flow of quasi-municipal water system, or as otherwise
available water for fire fighting at a specific approved by the Fire Marshal. All hydrants shall be
building or within a specific area at twenty (20) subject to testing, inspection and approval by the
pounds per square inch residual pressure. Fire Control Division.
FIRE MARSHAL: The City of Renton Fire Marshal The number of fire hydrants that shall be required
or his appointee. for the new construction or a defined risk, shall be
based on the amount of fire flow that is required to
FLUSH TYPE HYDRANT: A hydrant installed protect said risk. The requirement shall be one
entirely below grade. hydrant per one thousand (1,000) g.p.m. fire flow.
These fire hydrants shall be located no closer than
MUNICIPALITY or QUASI-MUNICIPALITY: Any fifty feet (50') from the structure and no greater
county, city, town, water district, sewer district, than three hundred (300') feet. The primary
public utility district or other governmental hydrant shall be not further than one hundred fifty
4-7-2
4-7-4
feet (150') from the structure. All hydrants are to grade and have no less than thirty six inches
be accessible to Fire Department pumpers over (36") in diameter of clear area about the
roads capable of supporting such fire apparatus. hydrant for the clearance of hydrant wrenches
The Fire Marshal shall have discretion to deter- on both outlets and on the control valve.
mine the location of the hydrants based upon a
review of the location of the existing utilities, G. The port shall face the most likely route of
topography and the characteristics of the building approach and location of the fire truck while
or structure; minor deviations may be granted by pumping, distance from pumper port to street
Fire Department approval of written requests. (Ord. curb shall be no further than twelve feet
4007, 7-14-86) (12'), all as determined by the Fire Marshall.
H. The lead from the service main to the
4-7-3: PROHIBITED INSTALLATION: The hydrant shall be no less than six inches (6")
installation of flush type hydrants is in diameter. Any hydrant leads over fifty feet
prohibited unless approved by the Fire Marshal (50') in length from water main in hydrant
and such approval shall be given only when shall be no less than eight inches (8") in
permitted fire hydrants would be dangerous or diameter.
impractical. The showing of such danger or
impracticability shall be the burden of the builder. I. All hydrants newly installed in single family
(Ord. 3541, 5-4-81) residential areas shall be supplied by not less
than six inch (6") mains, and shall be capable
of delivering one thousand (1,000) g.p.m. fire
4-74: INSTALLATION REQUIREMENTS: flow over and above average maximum de-
The installation of all fire hydrants shall mands at the farthest point of the installa-
be in accordance with sound engineering practices. tion. Hydrant leads up to fifty feet (50') long
In addition, the following requirements shall apply may be six inches (6") in diameter.
to all building construction projects:
J. All hydrants shall have at least five inch (5")
A. Two (2) copies of detailed plans or drawings, minimum valve opening, "0" ring stem seal,
accurately indicating the location of all valves two (2) two and one-half inch (2 1/2") national
and fire hydrants to be installed shall be standard thread hose nozzles, one four inch
4srrr submitted to the Fire Marshall prior to the (4") steamer nozzle with City of Seattle
commencement of any construction. standard threads. In addition, all hydrants
shall meet A.W.W.A. standards for public
B. All fire hydrants must be approved by the hydrants and be Cory type.
City of Renton, Public Works Department as
per the requirements of City ordinance. K. All pipe shall meet City of Renton standards
per Code Section 8-4-43.
C. All construction of the fire hydrant
installation and its attendant water system L. The maximum distance between fire hydrants
connection shall conform to the design in single family use district zones shall be six
standards and specifications of the City of hundred feet (600').
Renton.
M. The maximum distance between fire hydrants
D. Fire hydrant installation shall be adequately in commercial, industrial and apartment
protected against vehicular damage in accord- (including duplex) use district zones shall be
ance with Section 8-4-43 of the Renton City three hundred feet (300').
Code.
N. Lateral spacing of fire hydrants shall be
E. An auxiliary gate valve shall be installed at predicated on hydrants being located at street
the main line tee to permit the repair and intersections.
replacement of the hydrant without disruption
of water service. O. The appropriate water authority and Fire
Department shall be notified in writing of the
F. All hydrants shall stand plumb, + or - 3°, to date the fire hydrant installation and its
be set to the finished grade with the bottom attendant water connection system will be
flange two inches (2") above ground or curb available for use.
1091
4-7-4 4-7-10
P. The Fire Marshal shall be notified when all appropriate in any project for looping all dead end
newly installed hydrants or mains are placed or temporarily dead end mains. A minimum fifteen
in service. foot (15') easement shall be required. Construction
plans must be approved by the Public Works De-
Q. Where fire hydrants are not in service, they partment as per this Chapter and other applicable
shall be identified as being out of service by a City ordinances prior to commencement of con-
method approved by the Fire Marshal. struction. (Ord. 3541, 6-4-81)
4-7-5: SPECIAL REQUIREMENTS: The re- 4-7-8: FIRE FLOW REQUIREMENT: The
quirements of this Section apply to all fire flow requirement applied by the Fire
building construction projects in which buildings Marshal under the provisions of this Chapter shall
are located or are to be located such that any be based upon criteria established in Appendix IIIA
portion is more than two hundred feet (200') in of the Uniform Fire Code as amended, added to or
vehicular travel from a street property line, except accepted herein. Appendix IIIA of the Uniform Fire
detached single family dwellings: Code is hereby adopted by reference. One copy of
that document shall be filed in the City Clerk's
A. Buildings have required fire flows of less than office and be available for use and examination by
two thousand five hundred (2,500) g.p.m., may the public. However, when the fire flow is less
have fire hydrants on one side of the building than one thousand (1,000) gallons per minute but
only. greater than five hundred (500) gallons per minute
then residential structures shall be permitted to be
B. When the required fire flow is over two thou- served by sprinklers unless the Fire Chief has
sand five hundred (2,500) g.p.m., the fire made a written finding that the public safety,
hydrants shall be served by a main which health or welfare will be threatened, stating the
loops around the building or complex of build- factors upon which such finding is based, in which
Ings and reconnects back into a distribution case residential structures shall not be permitted to
supply main. be constructed at such location. (Ord. 4327,
8-26-91)
C. The number of fire hydrants that shall be
required for the new construction or a defined
risk, shall be based on the amount of fire 4-7-9: BUILDING PERMITS: No building
flow that is required to protect said risk. The permit shall be issued until plans
requirement shall be one hydrant per one required under this Chapter have been submitted
thousand (1,000) g.p.m. fire flow. These fire and approved in accordance with the provisions
hydrants shall be located no closer than fifty contained in this Chapter. No construction beyond
feet (50') from the structure and no greater the foundation shall be allowed until hydrants and
than three hundred thirty feet (330'). All mains are in place, unless approved by the appro-
hydrants are to be accessible to Fire Depart- priate City authority, following appropriate applica-
ment pumpers over roads capable of support- tion and a finding that there is no life or safety
ing such fire apparatus. The Fire Marshal threat involved.
shall determine the location of the hydrants
based upon a determination of utility, Where the existing fire flow is not known or
topography and building or structure; minor cannot be easily determined, it shall be required of
deviations may be granted by Fire Depart- the developer to compute the available fire flow
ment approval of written requests. using standards and criteria set forth at Renton
City Ordinance No. 3056. (Ord. 4007, 7-14-86)
4-7-6: HYDRANT ACCESSIBILITY: Hydrants
shall not be obstructed by any structure 4-7-10: PENALTY: A violation of any section or
or vegetation, or have the hydrant visibility provision of this Chapter is a mis-
impaired within a distance of one hundred fifty demeanor punishable by a fine of not less than five
feet (150') in any direction of vehicular approach to hundred dollars ($500.00) for each offense or ninety
the hydrant. (90) days in jail or both such fine and such jail
time. Each day upon which a violation occurs or
continues constitutes a separate offense. (Ord.
4-7-7: DEAD END MAINS PROHIBITED: 3541, 5-4-81)
Provisions shall be made wherever
1091
4-8-1 4-8-4
CHAPTER 8
HEARING EXAMINER
SECTION: C. Provide a greater degree of due process in
land use regulatory hearings.
4-8- 1: Title
4-8- 2: General Objectives D. Separate the land use policy formulation and
4-8- 3: Creation of Hearing Examiner the land use policy administration processes.
4-8- 4: Appointment and Term (Ord. 3071, 10-18-76)
4-8- 5: Removal
4-8- 6: Qualifications
4-8- 7: Examiner Pro Tempore; Qualifications 4-8-3: CREATION OF HEARING EXAM-
and Duties INER: The office of Hearing Examiner;
4-8- 8: Hearing Examiner; Conflict of Interest hereinafter referred to as Examiner, is hereby
and Freedom From Improper Influence created. The Examiner shall interpret, review and
4-8- 9: Freedom From Improper Influence implement land use regulations as provided in
4-8-10: Duties of the Examiner this Ordinance and other ordinances. The term
4-8-11: Applications examiner shall likewise include the Examiner Pro
4-8-12: Report by Building Department Tem. (Ord. 3876, 12-17-84)
4-8-13: Public Hearing
4-8-14: Examiner's Decision and Recommenda-
tion; Findings Required 4-8-4: APPOINTMENT AND TERM:
4-8-15: Reconsideration
4-8-16: Appeal A. Reappointment: The Examiner and the
4-8-17: Council Action Examiner Pro Tem shall be appointed by the
4-8-18: Severability Mayor of the City, with the confirmation or
4-8-19: Repealing Conflicting Ordinances concurrence of not less than four (4)
'i" 4-8-20: Effective Date members of the Renton City Council, and
such appointment shall be for a term of four
(4) years commencing February 1, 1993. The
term shall thereafter expire on the last day
4-8-1: TITLE: This Ordinance shall be herein- of January of every such four (4) year term.
after known as Hearing Examiner
Ordinance or Hearing Examiner, may be cited as B. Initial Appointment: For the initial appoint-
such, will be hereinafter referred to as "this ment of an individual to the Hearing
Ordinance" and same shall he and constitute Examiner's position, however, the initial
Chapter 8, Title IV (Building Regulations) of term of office shall be a shorter probationary
Ordinance No. 4260 known as the Code of General period. The initial term shall expire on the
Ordinances of the City of Renton. (Ord. 3876, last day of January of the next odd num-
12-17-84) bered year. Should the resulting term be one
calendar year or less, then the term shall
expire on the last day of January of the next
4-8-2: GENERAL OBJECTIVES: It is the succeeding odd numbered year so that the
general objective of this Ordinance to: initial term of the Hearing Examiner shall
be not less than one calendar year nor more
A. Provide a single, efficient, integrated land than three (3) calendar years. (Ord. 4382,
use regulatory hearing system. 12-7-92)
B. Render land use regulatory decisions and
recommendations to the City Council.
l 293
City of Renton
4-8-5 4-8-10
4-8-5: REMOVAL: The Examiner or the
Examiner Pro Tem may be removed 4-8-9: FREEDOM FROM IMPROPER IN-
from office at any time by the affirmative vote of FLUENCE: No Councilmember, City
not less than five (5) members of the City Council official, or any other person shall attempt to
for just cause. interfere with, or improperly influence the
Examiner in the performance of his designated
duties. (Ord. 3071, 10-18-76)
4-8-6: QUALIFICATIONS: The Examiner
and the Examiner Pro Tern shall be
appointed solely with regard to their qualifi- 4-8-10: DUTIES OF THE EXAMINER:
cations for the duties of the office which shall
include, but not be limited to persons with appro- A. Applications and Decisions: The Examiner
priate educational experience, such as an urban shall receive and examine available
planner, or public administrator, with at least five information, conduct public hearings,
(5) years' experience, persons who have extensive prepare a record thereof, and enter findings
experience in planning work in a responsible of fact; conclusions based upon those facts
capacity, persons with legal experience, particu- and a decision which shall represent the
larly where that experience is in the area of land final action on the application, unless
use management or administrative law. appealed, as hereinbelow specified, for the
following types of applications:
4-8-7: EXAMINER PRO TEMPORE; QUAL- 1. Short plats.
IFICATIONS AND DUTIES: The
Examiner Pro Tern shall, in the event of the 2. Special use permits.
absence or the inability of the Examiner to act,
have all the duties and powers of the Examiner. 3. Conditional use permits.
4. Temporary use permits.
4-8-8: HEARING EXAMINER; CONFLICT
OF INTEREST AND FREEDOM 5. Shoreline variance and conditional
FROM IMPROPER INFLUENCE: The Exam- permits.
iner shall not conduct or participate in any
hearing or decision in which the Examiner has a 6. Site approval permits. (Ord. 3454, 7-28-80)
direct or indirect personal interest which might
exert such influence upon the Examiner that 7. Waivers and variances. (Ord. 3454,
might interfere with his decision making process. 7-28-80; amd. Ord. 3483, 11-10-80)
Any actual or potential conflict of interest shall be
disclosed to the parties immediately upon 8. Appeals from administrative
discovery of such conflict. determination of the City's land use
regulation codes.
Participants in the land use regulatory process
have the right, insofar as possible, to have the 9. Fill permits.
Examiner free from personal interest or pre-hear-
ing contacts on land use regulatory matters 10. Applications for any other land use
considered by him. It is recognized that there is a regulatory permits which may be required by
countervailing public right to free access to public ordinances.
officials on any matter. If such personal or pre-
hearing interest contact impairs the Examiner's 11. Appeal of environmental determinations
ability to act on the matter, such person shall so required by the Renton environmental
state and shall abstain therefrom to the end that ordinance.
the proceeding is fair and has the appearance of
fairness, unless all parties agree in writing to 12. Variances from the provisions of this
have the matter heard by said Examiner. Title, for any proposed development
293
City of Renton
4-8-10 4-8-10
requiring any permit or approval by the
Examiner.
13. Appeal from administration determina-
tion implementing a written land use
decision of the City Council or Hearing
Examiner. (Ord. 4168, 8-8-88)
B. Applications and Recommendations: The
Examiner shall receive and examine avail-
able information, conduct public hearings,
prepare a record thereof and enter findings
of fact and conclusions based upon those
facts, together with a recommendation to the
City Council, for the following applications:
1. Change of zone classification (rezones).
2. Preliminary plats.
3. Planned unit developments.
4. Special permits requiring City Council
approval.
The City Council shall have final authority
to act on such applications.
C. Final Plat Applications: The Examiner shall
receive and examine available information,
+fir prepare a record thereof and enter findings
of fact and conclusions based upon those
facts, together with a recommendation to the
City Council, for final plat applications. The
City Council shall have final authority to act
on such applications. (Ord. 3454, 7-28-80)
293
City of Renton
**NO
400
'' '`
4-8-11 4-8-11
4-8-11: APPLICATIONS: Section shall not create an appeal right, but
will be treated as a complaint of noncompli-
A. Applications to Building Department: Appli- ance with the land use decision. (Ord. 4168,
cations as specified in Section 4-8-10, except 8-8-88)
appeals of administrative or environmental
determinations shall be filed with the Build- B. Applications to Examiner: Appeals from
ing Department. administrative determinations of the City's
land use regulation codes and from environ-
1. Within fifteen (15) days of receipt of an mental determinations required by the
application the Building Department shall Renton environmental ordinance may be
determine whether the application is cora- taken to the Hearing Examiner by any per-
plete. If complete, the application shall be son aggrieved, or by any officer, department,
accepted. If the application is not complete, board or bureau of the City affected by such
the Building Department shall request the determination.
applicant to provide additional information
as necessary to complete the application. 1. Any such appeal shall be filed in writing
Within ten(10)days of receipt of new or addi- with the Examiner within the following time
tional information, the Building Department limits:
shall accept or reject the application. (Ord.
3454, 7-28-80, amd. Ord. 3592, 12-14-81) a. Appeals of a final environmental deter-
mination under the Renton environmental
2. The applicant shall be advised of the date ordinance shall be filed within fourteen (14)
of acceptance of the application and of the days of publication of notice of such determi-
environmental determination. The applicant nation.
shall be advised of the date of any public
hearing at least ten (10) days prior to the b. Appeals from an administrative deci-
hearing. (Ord. 3454, 7-28-80) sion pursuant to this Chapter shall be filed
within fourteen (14) days of the date that the
3. The appeal from an administration deci- action was taken.
sion implementing a land use decision of the
City Council or the Hearing Examiner pursu- 2. Immediately upon receipt of the notice of
ant to this Chapter shall be filed with the appeal, the Hearing Examiner shall forward
*to, Hearing Examiner, along with the required to the officer from whom the appeal is being
fee, within fourteen (14) days of the adminis- taken a copy of the notice of appeal. Upon
trative decision or, if no date of administra- receiving such notice, the officer from whom
tive decision can be determined, within the appeal is being taken shall transmit to
fourteen(14) days of the issuance of any per- the Hearing Examiner all of the records per-
mit which requires interpretation of that taming to the decision being appealed,
land use decision, such administrative deci- together with such additional written reports
sion being an essential part of the issuance of as are deemed pertinent. The Examiner may
the permit, license, or other City permission request additional information from the
to proceed. Any later request to interpret, applicant.
explain, modify, or retract the decision shall
not be deemed to be a new administrative 3. A written notice of the time and place of
determination creating a new appeal period the hearing at which the appeal shall be con-
for any new third party to the permit. As sidered by the Examiner shall be mailed to
between the permit holder and the City, any the applicant,all parties of record in the case,
decision to modify or retract the permit shall and to the officer from whom the appeal is
give the permit holder a fourteen (14) day taken not less than ten (10)days prior to the
appeal period from the date of the action to date of the hearing. (Ord. 3454, 7-28-80)
modify or retract the permit.
4. The Examiner may hear and consider
Any claim that an administrative decision any pertinent facts pertaining to the appeal.
maker has failed to correctly interpret or The Examiner may affirm the decision or
enforce a land use decision after the expira- remand the case for further proceedings, or it
tion of the appeal time established in this may reverse the decision if the substantial
low 497
City of Renton
4-8-12 4-8-13
rights of the applicant may have been preju- 4-8-12: REPORT BY BUILDING
diced because the decision is: DEPARTMENT:
When such application has been set for
a. In violation of constitutional provi- public hearing, if required, the Building Depart-
sions; or ment shall coordinate and assemble the comments
and recommendations of other City departments
b. In excess of the authority or jurisdic- and governmental agencies having an interest in
tion of the agency; or the subject application and shall prepare a report
summarizing the factors involved and the Building
c. Made upon unlawful procedure; or Department findings and supportive recommenda-
tions. At least seven(7)calendar days prior to the
d. Affected by other error of law; or scheduled hearing, the report shall be filed with
the Examiner and copies thereof shall be mailed to
e. Clearly erroneous in view of the entire the applicant and shall be made available for use
record as submitted; or by any interested party for the cost of reproduc-
tion. (Ord. 3300, 3-19-79; amd. Ord. 3592, 12-14-
f. Arbitrary or capricious. (Ord. 3992, 5- 81)
19-86)
5. The action of the Hearing Examiner in 4-8-13: PUBLIC HEARING:
the case of appeals from administrative
determinations and environmental determi- A. Before rendering a decision or recommenda-
nations shall be final and conclusive, unless tion on any application for which a public
appealed within the time frames established hearing is required, the Examiner shall hold
by Section 4-36-7I. (Ord. 3454, 7-28-80; amd. at least one public hearing thereon. Notice of
Ord. 4660,3-17-97) the time and place of the public hearing shall
be given as provided in the ordinance govern-
C. Facsimile Filings: Whenever any application ing the application. If none is specifically set
or filing is required under this Chapter, it forth, such notice shall be given at least ten
may be made by facsimile. Any facsimile fil- (10) days prior to such hearing.
ing received at the City after five o'clock
(5:00) P.M. on any business day will be B. On applications requiring approval by the 14000
deemed to have been received on the follow- City Council, the public hearing before the
ing business day. Any facsimile filing Examiner, if required, shall constitute the
received after five o'clock (5:00) P.M. on the hearing by the City Council.
last date for filing will be considered an
untimely filing. Any party desiring to make a C. The Examiner shall have the power to pre-
facsimile filing after four o'clock (4:00) P.M. scribe rules and regulations for the conduct of
on the last day for the filing must call the hearings under this Ordinance subject to con-
Hearing Examiner's office or other City offi- firmation by the City Council, and to admin-
cial with whom the filing must be made and ister oaths and preserve order.
indicate that the filing is being made by fac-
• simile and the number to which the facsimile D. At the close of the testimony, the Examiner
copy is being sent. The filing party must may close the public hearing, continue the
ensure that the facsimile filing is transmitted hearing to a time and date certain, or close
in adequate time so that it will be completely the public hearing pending the submission of
received by the City before five o'clock (5:00) additional information on or before a date
P.M. In all instances in which filing fees are certain.
to accompany the filing of an application,
those filing fees must be received by the City E. Until a final action on the application is
before the end of the business day on the last taken, the Examiner may dismiss the appli-
day of the filing period or the filing will be cation for failure to diligently pursue the
considered incomplete and will be rejected. application after notice is given to all parties
(Ord. 4353, 6-1-92) of record.
497
City of Renton
4-8-14 4-8-14
4-8-14: EXAMINER'S DECISION AND last area land use analysis and area zoning;
RECOMMENDATION; FINDINGS leolor' REQUIRED:
b. That the property is potentially
A. Unless the time is extended pursuant to classified for the proposed zone being
this Section, within fourteen (14) days of requested pursuant to the polices set forth
the conclusion of a hearing, or the date set in the Comprehensive Plan and conditions
for submission of additional information have been met which would indicate the
pursuant to this Chapter, the Examiner change is appropriate; or
shall render a written decision, including
findings from the record and conclusions c. That since the last previous land
therefrom, and shall transmit a copy of use analysis of the area zoning of the
such decision by regular mail, postage subject property, authorized public
prepaid, to the applicant and other parties improvements, permitted private
of record in the case requesting notice of development or other circumstances
the decision. The person mailing the affecting the subject property have
decision, together with the supporting undergone significant and material change.
documents, shall prepare an affidavit of
mailing, in standard form, and the affidavit 2. If the Hearing Examiner further
shall become a part of the record of the determines that the change of the zone
proceedings. In the case of applications classification is advisable, in the public
requiring City Council approval, the interest, tends to further the preservation
Examiner shall file his decision with the and enjoyment of any substantial property
City Council members individually at the rights of the petitioner, is not materially
expiration of the appeal period for the detrimental to the public welfare or the
decision. properties of other persons located in the
vicinity thereof, and is in harmony with the
B. In extraordinary cases, the time for filing of purposes and effect of the Comprehensive
the recommendation or decision of the Plan, then in such event, the Hearing
Examiner may be extended for not more Examiner may recommend that the City
low' than thirty (30) days after the conclusion of Council approve the change of the zone
the hearing if the Examiner finds that the classification.
amount and nature of the evidence to be
considered, or receipt of additional D. Conditions : The Examiner's
information which cannot be made recommendation or decision may be to
available within the normal decision period, grant or deny the application, or the
requires the extension. Notice of the ' Examiner may require of the applicant such
extension, stating the reasons therefor, conditions, modifications and restrictions as
shall be forwarded to all parties of record in the Examiner finds necessary to make the
the manner set forth in this Section for application compatible with its
notification of the Examiner's decision. environment and carry out the objectives
and goals of the Comprehensive Plan, the
C. Change of Zone Classification (Rezone): zoning ordinance, the subdivision
ordinance, the codes and ordinances of the
1. In any case where a change of the zone City of Renton, and the approved
classification of property is recommended, preliminary plat, if applicable. Conditions,
at least one of the following circumstances modifications and restrictions which may
shall be found to apply: be imposed are, but are not limited to,
additional set backs, screenings in the form
a. That substantial evidence was of landscaping and fencing, covenants,
presented demonstrating the subject easements and dedications of additional
reclassification appears not to have been road rights of way. Performance bonds may
specifically considered at the time of the
law 493
City of Renton
tamimow
4-8-14 4-8-16
be required to insure compliance with the additional information requested, whichever is
conditions, modifications and restrictions. later. (Ord. 3454, 7-28-80)
E. Termination of Decision: The City declares
that circumstances surrounding land use 4-8-16: APPEAL: Unless an ordinance
decisions change rapidly over a period of providing for review of decision of the
time. In order to assure the compatibility of Examiner requires review thereof by the
a decision with current needs and concerns, Superior Court, any interested party aggrieved
any such decision must be limited in by the Examiner's written decision or
duration, unless the action or recommendation may submit a notice of appeal
improvements authorized by the decision is to the City Clerk upon a form furnished by the
implemented promptly. Any application or City Clerk, within fourteen (14) calendar days
permit approved pursuant to this Chapter from the date of the Examiner's written report.
with the exception of rezones shall be The notice of appeal shall be accompanied by a
implemented within two (2) years of such fee in accordance with the fee schedule of the
approval unless other time limits are City. (Ord. 3658, 9-13-82)
prescribed elsewhere in the Renton
Municipal Code. Any application or permit A. The written notice of appeal shall fully,
which is not so implemented shall clearly and thoroughly specify the
terminate at the conclusion of that period substantial error(s) in fact or law which
of time and become null and void. The exist in the record of the proceedings from
Examiner may grant one extension of time which the appellant seeks relief. Facsimile
for a maximum of one year for good cause filing of a notice of appeal is authorized
shown. The burden of justification shall pursuant to the conditions detailed in
rest with the applicant. For large scale or Renton City Code Section 4-8-11C. (Ord.
phased development projects, the Examiner 4353, 6-1-92)
may at the time of approval or
recommendation set forth time limits for B. Within five (5) days of receipt of the notice
expiration which exceed those prescribed in of appeal, the City Clerk shall notify all
this Section for such extended time limits parties of record of the receipt of the
as are justified by the record of the action. appeal. Other parties of record may submit
letters in support of their positions within
ten (10) days of the dates of mailing of the
4-8-15: RECONSIDERATION: Any notification of the filing of the notice of
interested person feeling that the appeal.
decision of the Examiner is based on an
erroneous procedure, errors of law or fact, error C. Thereupon the Clerk shall forward to the
in judgment, or the discovery of new evidence members of the City Council all of the
which could not be reasonably available at the pertinent documents, including the written
prior hearing, may make a written application decision or recommendation, findings and
for review by the Examiner within fourteen (14) conclusions contained in the Examiner's
days after the written decision of the Examiner report, the notice of appeal, and additional
has been rendered. The application shall set letters submitted by the parties. (Ord.
forth the specific errors relied upon by such 3658, 9-13-82)
appellant, and the Examiner may, after review
of the record, take further action as the D. No public hearing shall be held by the City
Examiner deems proper. The Examiner may Council. No new or additional evidence or
request further information which shall be testimony shall be accepted by the City
provided within ten (10) days of the request. The Council unless a showing is made by the
Examiner's written decision on the request for party offering the evidence that the
consideration shall be transmitted to all parties evidence could not reasonably have been
of record within ten (10) days of receipt of the available at the time of the hearing before
application for reconsideration or receipt of the the Examiner. If the Council determines
493
City of Renton
4-8-17 4-8-19
that additional evidence is required, the 4-8-17: COUNCIL ACTION:
Council shall remand the matter to the Any application requiring action by the
Examiner for reconsideration and receipt of City Council shall be evidenced by minute entry
additional evidence. The cost of transcription unless otherwise required by law. When taking
Now of the hearing record shall be borne by the any such final action, the Council shall make and
applicant. In the absence of an entry upon enter findings of fact from the record and conclu-
the record of an order by the City Council sions therefrom which support its action. Unless
authorizing new or additional evidence or otherwise specified, the City Council shall be pre-
testimony, and a remand to the Hearing sumed to have adopted the Examiner's findings
Examiner for receipt of such evidence or tes- and conclusions.
timony, it shall be presumed that no new or
additional evidence or testimony has been A. In the case of a change of the zone classifica-
accepted by the City Council, and that the tion of property(rezone), the City Clerk shall
record before the City Council is identical to place the ordinance on the Council's agenda
the hearing record before the Hearing Exam- for first reading. Final reading of the ordi-
iner. (Ord. 4389, 1-25-93) nance shall not occur until all conditions,
restrictions or modifications which may have
E. The consideration by the City Council shall been required by the Council have been
be based solely upon the record, the Hearing accomplished or provisions for compliance
Examiner's report, the notice of appeal and made to the satisfaction of the Legal Depart-
additional submissions by parties. ment.
F. If, upon appeal of a decision of the Hearing B. All other applications requiring Council
Examiner on an application submitted pursu- action shall be placed on the Council's agenda
ant to Section 4-8-10A and after examination for consideration. (Ord. 3454, 7-28-80)
of the record, the Council determines that a
substantial error in fact or law exists in the C. The action of the Council approving, modify-
record, it may remand the proceeding to ing or rejecting a decision of the Examiner
Examiner for reconsideration, or modify, or shall be final and conclusive, unless appealed
reverse the decision of the Examiner accord- within the time frames established under
ingly. Section 4-36-7I.(Ord. 3725, 5-9-83;amd.Ord.
4660, 3-17-97)
NrG. If,upon appeal from a recommendation of the
Hearing Examiner upon an application sub-
mitted pursuant to Section 4-8-1OB or C, and 4-8-18: SEVERABILITY:
after examination of the record, the Council The provisions of this Ordinance are
determines that a substantial error in fact or hereby declared to be severable. If any word,
law exists in the record, or that a recommen- phrase, clause, sentence, paragraph, section or
dation of the Hearing Examiner should be dis- part in or of this Ordinance, or the application
regarded or modified, the City Council may thereof to any person or circumstance, is declared
remand the proceeding to the Examiner for invalid, the remaining provisions and the applica-
reconsideration, or enter its own decision tion of such provisions to other persons or circum-
upon the application pursuant to Section 4-8- stances shall not be affected thereby, but shall
10B or C. remain in full force and effect, the Mayor and City
Council hereby declaring that they would have
H. In any event, the decision of the City Council ordained the remaining provisions of this Ordi-
shall be in writing and shall specify any mod- nance without the word, phrase, clause, sentence,
ified or amended findings and conclusions paragraph, section or part or the application
other than those set forth in the report of the thereof, so held invalid.
Hearing Examiner. Each material finding
shall be supported by substantial evidence in
the record. The burden of proof shall rest 4-8-19: REPEALING CONFLICTING
with the appellant. (Ord. 3658, 9-13-82) ORDINANCES:
Any and all ordinances or parts of ordi-
nances in conflict herewith are hereby repealed.
low 497
City of Renton
4-8-20 4-8-20
4-8-20: EFFECTIVE DATE:
This Ordinance shall be effective from
and after its passage, approval and five (5) days
after its publication, unless otherwise provided for
hereinabove. (Ord. 3071, 10-18-76)
497 Nose
City of Renton
4-9-1 4-9-2
CHAPTER 9
likor LAND CLEARING AND TREE CUTTING ORDINANCE
SECTION: B. To implement the policies of the State
Environmental Policy Act of 1.971 as
4-9- 1: Title revised in 1984;
4-9- 2: Purpose
4-9- 3: Definitions C. To preserve and enhance the City's physical
4-9- 4: Administering Authority and aesthetic character by preventing
4-9- 5: General Provisions indiscriminate removal or destruction of
4-9- 6: Regulations for the Land Clearing and trees and ground cover;
Tree Cutting and the Development of
Property D. To implement and further the goals and
4-9- 7: Exemptions policies of the City's Comprehensive Plan
4-9- 8: Routine Vegetation Management for the environment, open space, wildlife
Permit Review Process habitat, vegetation, resources, surface
4-9- 9: Application for Routine Vegetation drainage, watersheds, and economics;
Management Permit
4-9-10: Regulations for Routine Vegetation E. To ensure prompt development, restoration
Management and replanting, and effective erosion
4-9-11: Routine Vegetation Management control of property during and after land
Permit Conditions clearing;
4-9-12: Time Limits for Permits
4-9-13: Performance Standards for Land F. To promote land development practices that
Development Permits result in a minimal adverse disturbance to
4-9-14: Variance Procedures existing vegetation and soils within the
ao'' 4-9-15: Violations and Penalties City;
4-9-16: Public and Private Redress
G. To minimize surface water and
groundwater runoff and diversion;
4-9-1: TITLE: This Chapter shall be H. To aid in the stabilization of soil, and to
hereinafter known as the "Renton minimize erosion and sedimentation;
Land Clearing and Tree Cutting Ordinance,"
may be cited as such, will be hereinafter referred I. To minimize the need for additional storm
to as "this Chapter," and shall constitute drainage facilities caused by the
Chapter 9, Title N. destabilization of soils;
J. To retain clusters of trees for the
4-9-2: PURPOSE: This Chapter provides abatement of noise and wind protection;
regulations for the clearing of land
and the protection and preservation of trees and K. To acknowledge that trees and ground
associated significant vegetation for the cover reduce air pollution by producing
following purposes: pure oxygen from carbon dioxide;
A. To promote the public health, safety and L. To preserve and enhance wildlife and
general welfare of the citizens of Renton; habitat including streams, riparian
corridors, wetlands and groves of trees;
493
City of Renton
4-9-2 4-9-2
M. To promote building and site planning
practices that are consistent with the City's
natural topographical and vegetational
features while at the same time recognizing
that certain factors such as condition (e.g.
disease, danger of falling, etc.), proximity to
existing and proposed structures and
improvements, interference with utility
•
493
City of Renton
4-9-2
4-9-3
M) services, protection of scenic views, and the do not disturb the root structures of the plants.
realization of a reasonable enjoyment of Ground cover management shall include the
property may require the removal of certain removal of vegetative debris from the property.
trees and ground cover;
'40imse LAND CLEARING: The act of removing or
N. To promote the reasonable development of destroying trees or ground cover including grubbing
land in the City. of stumps and root mat from any undeveloped lot,
partially developed lot, developed lot, public lands
or public right of way.
4-9-3: DEFINITIONS:
LAND DEVELOPMENT PERMIT: A preliminary or
CALIPER: The diameter of any tree truck as final plat for a single family residential project: a
measured at a height of four and one-half feet building permit; site plan; or preliminary or final
(4'/,') above the ground on the upslope side of the planned unit development plan.
tree.
LAKES: Natural or artificial bodies of water of two
(2) or more acres and/or where the deepest part of
CREEK: Those areas where surface waters flow the basin at low water exceeds two (2) meters (6.6
sufficiently to produce a defined channel or bed. A feet). Artificial bodies of water with a recirculation
defined channel or bed is indicated by hydraulically system approved by the Public Works Department
sorted sediments or the removal of vegetative litter are not included in this definition.
or loosely rooted vegetation by the action of moving
water. The channel or bed need not contain water MECHANICAL EQUIPMENT: Includes all
year-round. This definition is not meant to include motorized equipment used for earth moving,
storm water runoff devices or other entirely trenching, excavation, gardening, landscaping, and
artificial watercourses unless they are used to store general property maintenance exceeding twelve (12)
and/or convey pass-through stream flows naturally horsepower in size.
occurring prior to construction of such devices.
NATIVE GROWTH PROTECTION EASEMENT: A
DEVELOPED LOT: A lot or parcel of land upon restrictive area where all native, predevelopment
which a structure(s) is located, which cannot be vegetation shall not be disturbed or removed except
more intensively developed pursuant to the City for removal pursuant to an enhancement program
Zoning Code, and which cannot be further approved pursuant to this Chapter. The purpose of
subdivided pursuant to City Subdivision Ordinance. an easement is to protect steep slopes, slopes with
erosion, landslide and seismic hazards, creeks,
DRIP LINE: A tree's drip line shall be described by wetlands and/or riparian corridors. This easement
a line projected to the ground delineating the shall be defined during the review process
outermost extent of foliage in all directions. pursuant to Section 4-9-13, and shown on the
recorded plat or short plat.
ENHANCEMENT ACTIVITIES: Removal of noxious
or intrusive species, plantings of appropriate native PARTIALLY DEVELOPED: A lot or parcel of land
species and/or removal of diseased or decaying upon which a structure is located and which is of
trees which pose a clear and imminent threat to sufficient area so as to be capable of
life or property. Enhancement activities shall not accommodating increased development pursuant to
involve the use of mechanical equipment. the Renton Zoning Code; or which may be
Enhancement activities may include the removal of subdivided in accordance with the City Subdivision
pests which pose a clear danger to public health Ordinance.
provided that such danger is certified by the King
County Department of Public Health. PERSON: Any person, individual, public or private
corporation, firm, association, joint venture,
GROUND COVER: Small plants such as salal, ivy, partnership, owner, lessee, tenant, or any other
ferns, mosses, grasses or other types of vegetation entity whatsoever or any combination of such,
which normally cover the ground and includes trees jointly or severally.
of less than six inches (6") caliper.
REMOVAL: The actual removal or causing the
GROUND COVER MANAGEMENT: The mowing or effective removal through damaging, poisoning, root
cutting of ground cover in order to create an destruction or other direct or indirect actions
orderly appearing property so long as such resulting in the death of a tree or ground cover.
activities
4y-3 4-9-6
ROUTINE VEGETATION MANAGEMENT: Tree 2. On a partially developed or undeveloped lot
trimming, tree topping and ground cover provided that:
management which is undertaken by a person in
connection with the normal maintenance and repair a. No more than three (3) trees are
of property. removed in any twelve (12) month period from 'fts010
a property under thirty five thousand (35,000)
TREE: Any living woody plant characterized by one square feet in size; and
main stem or trunk and many branches and having
a caliper of six inches (6") or greater, or a b. No more than six (6) trees are
multi-stemmed trunk system with a definitely removed in any twelve (12) month period from
formed crown. an property over thirty five thousand (35,000)
square feet in size.
TREE CUTTING: The actual removal of the above
ground plant material of a tree through chemical, C. Land clearing in conformance with the
manual or mechanical methods. provisions of subsections (B) and (D) is
permitted on a developed, partially developed
TREE TRIMMING: The pruning or removal of or undeveloped lot for purposes of landscaping
limbs provided that the main stem is not severed or gardening provided that no mechanical
and no more than forty percent (40%) of the live equipment is used.
crown shall be removed during any topping.
D. No tree cutting or land clearing is permitted
TREE TOPPING: The severing of the main stem of within twenty five feet (25') of any shoreline
the tree in order to reduce the overall height of the area, within twenty five feet (25') of the
tree provided that no more than forty percent (40%) ordinary high water mark of creeks, in a
of the live crown shall be removed during any wetland area, or on parcels where the
topping. predominant slope or individual slope is in
excess of forty percent (40%) except
UNDEVELOPED LOT: A platted lot or parcel of enhancement activities.
land upon which no structure exists.
E. Any person who performs routine vegetation
WETLANDS: Those areas that are inundated or management on undeveloped property in the
saturated by surface or ground water at a City must obtain a routine vegetation
frequency and duration sufficient to support and management permit prior to performing such
that under normal circumstances do support, a work.
prevalence of vegetation typically adapted to life in
saturated soil conditions. Wetlands generally F. Any person who uses mechanical equipment
include swamps, marshes, bogs and similar areas. for routine vegetation management, land
clearing, tree cutting, landscaping, or
gardening on developed, partially developed or
4-9-4: ADMINISTERING AUTHORITY: The undeveloped property must obtain a routine
City's Director of Community vegetation management permit prior to
Development, or his duly authorized representative, performing such work.
is hereby authorized and directed to enforce all the
provisions of this Chapter. G. No provision of this Chapter shall be
construed to eliminate the requirement of
permits for the purpose of developing the
4-9-5: GENERAL PROVISIONS: property with substantial permanent
improvements such as roads, driveways,
A. There shall be no tree cutting or land clearing utilities, or buildings.
on any site for the sake of preparing that site
for future development unless a land develop-
ment permit for the site has been approved by 4-9-6: REGULATIONS FOR THE LAND
the City. CLEARING AND TREE CUTTING
AND THE DEVELOPMENT OF
B. Tree cutting is permitted as follows except as PROPERTY:
provided in subsection (D) below:
A. When a development permit is submitted to
1. On a developed lot; the City it shall be accompanied by a land
4-9-6 4-9-9
A) clearing and tree cutting plan. This plan shall B. Removal of dead or terminally diseased or
be reviewed as part of the environmental damaged ground cover or trees which have
review process pursuant to the State been certified as such by a forester, landscape
Environmental Policy Act and Title IV, architect or the City prior to their removal.
law Chapter 6 of the City Code.
C. Maintenance activities including routine
B. All land clearing and tree cutting activities vegetation management and essential tree
shall conform to the performance standards removal for public and private utilities, road
set forth in Section 4-9-13 unless otherwise rights of way and easements, and parks.
recommended in an approved soil engineering,
engineering geology, hydrology or forest D. Installation of distribution lines by public and
management plan and where the alternate private utilities provided that such activities
procedures will be equal to or superior in are categorically exempt from the provisions
achieving the policies of this Chapter. of the State Environmental Policy and Title
W, Chapter 6 of the City Code.
C. All land clearing and tree cutting activities
shall be conditioned by the City to ensure
that the following performance standards are 4-9-8: ROUTINE VEGETATION MANAGE-
met. MENT PERMIT REVIEW PROCESS:
Permits for routine vegetation management shall
1. The land clearing and tree cutting will not be processed in accordance with the purposes and
create or contribute to landslides, accelerated criteria of this Section as follows:
soil creep, settlement and subsidence or
hazards associated with strong ground motion A. An application for a routine vegetation
and soil liquefaction. management permit shall be submitted to the
Community Development Department together
2. The land clearing and tree cutting will not with any necessary fees.
create or significantly contribute to flooding,
erosion, or increased turbidity, siltation or B. The permit shall be reviewed administratively
other form of pollution in a watercourse. within a reasonable period of time.
3. Land clearing and tree cutting will be C. Any individual or party of record who is
undertaken in such a manner as to preserve adversely affected by such a decision may
and enhance the City's aesthetic character appeal the decision to the City's Hearing
and maintain visual screening and buffering. Examiner pursuant to the procedures
established in Title IV, Chapter 8.
4. Land clearing and tree cutting shall be
conducted so as to expose the smallest
practical area of soil to erosion for the least 4-9-9: APPLICATION FOR ROUTINE
possible time, consistent with an approved VEGETATION MANAGEMENT
build-out schedule. PERMIT: A routine vegetation management permit
application shall set forth the following information:
5. Land clearing and tree cutting shall be
conducted so as to preserve habitat consistent A. Name, address and telephone number of the
with reasonable use of the property. applicant; name and telephone number of the
contact person, if any.
4-9-7: EXEMPTIONS: The following shall be B. A time schedule for all mechanical equipment
exempt from the provisions of this activities or routine vegetation management
Chapter. activities.
A. Removal of trees and/or ground cover by the C. A plan for the specific work to be performed.
Public Works Department, Parks, Department,
Fire Department and/or public or private D. For routine vegetation management on
utility in emergency situations involving undeveloped properties, the application shall
immediate danger to life or property, include:
substantial fire hazards, or interruption of
services provided by a utility.
490
4-9-9 4-9-13
D) 1. Standards and criteria to be used for of twenty five feet (25'), riparian corridors
routine tree trimming and tree topping; including a minimum buffer area of twenty
five feet (25') from the high water mark of
2. Standards and criteria to be used for the creek or stream, and in the two hundred
ground cover management; and foot (200') State shoreline area.
3. Standards and criteria to be used in
determining the location for use of chemicals 4-9-11: ROUTINE VEGETATION MANAGE-
including insecticides and herbicides. MENT PERMIT CONDITIONS: The
routine vegetation management permit may be
E. For use of mechanical equipment the denied or conditioned by the City to restrict the
application shall include: timing and extent of activities in order to further
the intent of this Chapter including:
1. The type of equipment to be used.
A. Preserve and enhance the City's aesthetic
2. A description of the specific work to be character and maintain visual screening and
accomplished using the equipment. buffering.
3. The measures proposed to protect the site B. Preserve habitat to the greatest extent
and adjacent properties from the potential feasible.
adverse impacts of the proposed work and
equipment operation. C. Prevent landslides, accelerated soil creep,
settlement and subsidence hazards.
4-9-10: REGULATIONS FOR ROUTINE D. Minimize the potential for flooding, erosion, or
VEGETATION MANAGEMENT: increased turbidity, siltation or other form of
pollution in a watercourse.
A. Any routine vegetation management on
undeveloped property requires a permit
pursuant to this Chapter. Permitted activities 4-9-12: TIME LIMITS FOR PERMITS: Any
may include the use of mechanized equipment permit for routine vegetation
except as provided in subsections C and D management shall be valid for one year from the
below. date of issuance. An extension may be granted by
the Community Development Department for a
B. The use of mechanical equipment for routine period of one year upon application by the property
vegetation management, land clearing, tree owner or manager. Application for such an
cutting, landscaping, or gardening on extension must be made at least thirty (30) days in
developed, partially developed or undeveloped advance of the expiration of the original permit
property requires a permit pursuant to this and shall include a statement of justification for
Chapter. the extension.
C. For all properties, no land clearing, tree
cutting, or ground cover management 4-9-13: PERFORMANCE STANDARDS FOR
activities except enhancement activities are LAND DEVELOPMENT PERMITS:
permitted in areas with slopes over forty
percent (40%); slopes over twenty five percent A. There shall be no clear cutting of trees on a
(25%) with class II or class III landslide site for the sake of preparing that site for
hazards, and slopes over twenty five percent future development. Trees may be removed
(25%) with class II or class III erosion pursuant to a development permit which has
hazards, as identified by the King County been approved by the City.
Soils Survey, King County Sensitive Areas
Map Folio or the City Environmentally B. Trees shall be retained to the maximum
Sensitive Areas Maps. extent feasible on the property where they are
growing.
D. For all properties, no land clearing, tree
cutting or ground cover management activities 1. Where it is not practicable to retain all
except enhancement activities are permitted trees on site due to a proposed development,
in wetlands including a minimum buffer area
Nissi
490
4-9-13 4-9-13
B1) a plot plan shall be submitted identifying lakes, and other shoreline areas or within
those trees which are proposed for removal. fifteen feet (15') of the top of the bank of
The City may require a modification of the same should be removed, nor should any
land clearing and tree cutting plan or the mechanical equipment operate in such areas
associated land development plan to ensure except for the development of public parks
the retention of the maximum number of and trail systems, and enhancement activities.
trees.
F. The City may require and/or allow the ap-
2. The plot plan shall identify the location of plicant to relocate or replace trees, provide
all areas proposed to be cleared including interim erosion control, hydroseed exposed
building sites, rights of way, utility lines, and soils, or other similar conditions which would
easements. Clearing should not occur outside implement the intent of this Chapter.
of these areas or more than fifteen feet (15')
from the foundation line of proposed build- G. No land clearing, ground cover management
ings. or tree cutting activities except enhancement
activities shall be conducted in a wetland,
3. No land clearing, ground cover manage- except for the installation of roads and utili-
ment or tree cutting activities are permitted ties where no feasible alternative exists pur-
in a native growth protection easement except suant to an approved development plan.
enhancement activities or the installation of
essential roads and utilities where no other H. Where tree cutting or land clearing will occur
feasible alternative exists pursuant to an pursuant to a building permit, protection
approved development plan. measures should apply for all trees which are
to be retained in areas immediately subject to
C. The City may restrict the timing of the land construction. These requirements may be
clearing and tree cutting activities to specific waived individually or severally by the City if
dates and/or seasons when such restrictions the developer demonstrates them to be Map-
are necessary for the public health, safety and plicable to the specific on-site conditions or if
welfare, or for the protection of the environ- the intent of the regulations will be imple-
ment, or to further the purposes of this Chap- mented by another means with the same
ter. result.
D. Native growth protection easements may be I. Where the drip line of a tree overlaps a con-
established through the subdivision process in struction, this shall be indicated on the sur-
environmentally sensitive areas including but vey and the following tree protection mea-
• not limited to the following areas: sures should be employed:
1. A buffer area from the annual high water 1. The applicant may not fill, excavate, stack
mark of creeks, streams, lakes and other or store any equipment, or compact the earth
shoreline areas or from the top of the bank of in any way within the area defined by the
same, whichever provides good resource pro- drip line of any tree to be retained.
tection.
2. The applicant shall erect and maintain
2. Areas in which the average slope is greater rope barriers or place bales of hay on the drip
than forty percent (40%). line to protect roots. In addition, the applicant
shall provide supervision whenever equipment
3. Wetlands. or trucks are moving near trees.
4. Any other area which is determined 3. If the grade level adjoining to a tree to be
through the environmental review process to retained is to be raised, the applicant shall
include significant vegetation or other valu- construct a dry rock wall or rock well around
able resources and which should be protected. the tree. The diameter of this wall or well
must be equal to the tree's drip line.
E. No ground cover or trees which are within a
minimum of twenty five feet (25') of the an- 4. The applicant may not install impervious
nual high water mark of creeks, streams, surface material within the area defined by
the drip line of any tree to be retained.
lisior
692
City of Renton
4-9-13 4-9-16
I) 5. The grade level around any tree to be D. Restoration shall include installation and
retained may not be lowered within the maintenance of interim and emergency erosion
greater of the following areas: 1) the area control measures until such time as the re-
defined by the drip line of the tree, or 2) an stored ground cover and trees reach sufficient
area around the tree equal to one foot (1') in maturation to function in compliance with the
diameter for each one inch (1") of tree caliper. performance standards identified in Section
4-9-6.
6. The applicant shall prune branches and
roots, fertilize, and water as appropriate for E. For any parcel on which trees and/or ground
any trees and ground cover which are to be cover are improperly removed and subject to
retained. penalties under this Chapter, the City shall
stop work on any existing permits and halt
the issuance of any or all future permits or
4-9-14: VARIANCE PROCEDURES: The Hear- approvals until the property is fully restored
ing Examiner shall have the authority to in compliance with this Chapter and all pen-
grant variances from the provisions of this Chapter alties are paid. (Ord. 4219, 6-5-89)
pursuant to Title IV, Section 4-31-19F, and Title
IV, Chapter 8.
4-9-15: VIOLATIONS AND PENALTIES:
A. Penalties for any violation of any of the provi-
sions of this Chapter shall be in accord with
Chapter 33 of Title IV.
B. In a prosecution under this Chapter, each
tree removed, damaged or destroyed will
constitute a separate violation. (Ord. 4351,
5-4-92)
4-9-16: PUBLIC AND PRIVATE REDRESS:
A. Any person who violates any provision of this
Chapter or of a permit issued pursuant there-
to 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;
B. Restoration shall include the replacement of
all improperly removed ground cover with
species similar to those which were removed
or other approved species such that the bio-
logical and habitat values will be replaced;
and
C. For each tree which was improperly cut
and/or removed, replacement planting of a
tree of equal size, quality and species or up
to three (3) trees of the same species in the
immediate vicinity of the tree(s) which was
removed. The replacement trees will be of
sufficient caliper to adequately replace the
lost tree(s) or a minimum of three inches (3")
in caliper.
NINO
692
City of Renton
4-10-1 4-10-2
CHAPTER 10
MINING, EXCAVATION AND GRADING ORDINANCE
Now
SECTION: 2. Promote the progressive rehabilitation of
mining, excavation and grading sites to a
4-10- 1: Title, Purpose and Scope suitable new use.
4-10- 2: Definitions
4-10- 3: Procedures, Administering Authority, 3. Protect those areas and uses in the vicinity
Appeal of mining, excavation and grading activities
4-10- 4: Existing Site against detrimental effects.
4-10- 5: Permits Required
4-10- 6: Rehabilitation 4. Promote safe, economic, systematic and
4-10- 7: Applications uninterrupted mining, excavation and grading
4-10- 8: License Fees activities within the City of Renton.
4-10- 9: Bonds
4-10-10: Inspection C. Scope:
4-10-11: Fencing, Setbacks, Landscaping and
Screening 1. All mining, excavation and grading ac-
4-10-12: Work in Progress tivities within the City of Renton shall be
4-10-13: Surface Water subject to the terms and conditions of this
4-10-14: Top and Toe Setbacks Ordinance. All such activities shall be further
4-10-15: Cuts in compliance with chapter 78.44 of the Re-
4-10-16: Fills vised Code of Washington and subject to the
4-10-17: Solid Waste Fills terms of this Ordinance. The owner or opera-
4-10-18: Drainage tor of such activities in the City at the time
4-10-19: Slopes of the adoption of this Ordinance shall make
4-10-20: Final Reports the initial application within thirty (30) days
4-10-21: Administrative Liability and the entire application within ninety (90)
401o'' 4-10-22: Penalties days of the effective date of this Ordinance.
4-10-23: Severability The owner or operator of such activities an-
4-10-24: Repealing Conflicting Ordinances nexed subsequent to the adoption of this
4-10-25: Effective Date Ordinance shall make the initial application
within thirty (30) days and the entire applica-
tion within ninety (90) days from the date of
annexation. All such existing activities shall
4-10-1: TITLE, PURPOSE AND SCOPE: comply fully with all provisions of this Or-
dinance within the period of time established
A. Title: This Ordinance shall be hereinafter by this Ordinance except such activities which
known as the Renton Mining, Excavation and are not existing at the date of the adoption of
Grading Ordinance, may be cited as such, will this Ordinance shall conform to all provisions
be hereinafter referred to as "this Ordinance", of this Ordinance prior to the beginning of
and same shall be and constitute Chapter 10, their operation.
Title IV (Building Regulations) of Ordinance
4260 known as Code of General Ordinances of 2. This Ordinance conforms to the require-
the City of Renton. ments of chapter 78.44 of the Revised Code of
Washington which regulates surface mining in
B. Purpose: It is the purpose of this Ordinance the State of Washington.
to:
1. Provide a means of regulating mining, ex- 4-10-2: DEFINITIONS: For the purpose of this
cavation and grading to promote the health, Ordinance certain terms, phrases, words
safety, morals, general welfare and esthetics and their derivatives shall be construed as specified
in the City of Renton. in this Section. Words used in the singular include
692
City of Renton
4-10-2 4-10-2
the plural, and the plural the singular. The word 1. Existing Grade: The grade prior to grading.
"shall" is mandatory; the word "may" is permissive.
2. Finish Grade: The final grade of the site `�1I
AMERICAN PUBLIC WORKS ASSOCIATION: The which conforms to the approved plan.
adopted edition of the Washington State Chapter of
the American Public Works Association. 3. Rough Grade: The stage at which the
grade approximately conforms to the approved
AS-GRADED: The surface conditions existent on plan.
completion of grading.
GRADING: An excavating or filling or combination
BEDROCK: The in-place solid rock. thereof.
BENCH: A relatively level step excavated into 1. Regular Grading: Any grading that involves
earth material on which fill is to be placed. five thousand (5,000) cubic yards or less of
material.
BORROW: Earth material acquired from an off-site
location for use in grading on a site. 2. Engineered Grading: Any grading that
involves more than five thousand (5,000) cubic
CERTIFICATION: A written engineering or geologi- yards of material.
cal opinion concerning the progress and completion
of the work. KEY: A designed compacted fill placed in a trench
excavated in earth material beneath the toe of a
CIVIL ENGINEER: A professional engineer regis- proposed fill slope.
tered in the State to practice in the field of civil
works. SITE: Any lot or parcel of land or contiguous com-
bination thereof, under the same ownership, where
CIVIL ENGINEERING: The application of the grading is performed or permitted.
knowledge of the forces of nature, principles of
mechanics and the properties of materials to the SLOPE: An inclined ground surface the inclination
evaluation, design and construction of civil works of which is expressed as a ratio of horizontal dis-
for the beneficial uses of mankind. tance to vertical distance.
COMPACTION: The densification of a fill by mech- SOIL: A naturally occurring surface deposit overly-
anical means. ing bed rock.
EARTH MATERIAL: Any rock, natural soil or fill SOIL ENGINEER: A licensed civil engineer ex-
and/or any combination thereof. perienced and knowledgeable in the practice of soil
engineering.
ENGINEERING GEOLOGIST: A geologist exper-
ienced and knowledgeable in engineering geology. SOIL ENGINEERING: The application of the prin-
ciples of soil mechanics in the investigation, evalua-
ENGINEERING GEOLOGY: The application of geo- tion and design of civil works involving the use of
logic knowledge and principles in the investigation earth or other materials and the inspection and
and evaluation of naturally occurring rock and soil testing of the construction thereof.
for use in the design of civil works.
TERRACE: A relatively level step constructed in
EROSION: The wearing away of the ground surface the face of a graded slope surface for drainage and
as a result of the movement of wind, water and/or maintenance purposes.
ice.
TOE OF SLOPE: A point or line of a slope in an
EXCAVATION: The mechanical removal of earth excavation or cut where the lower surface changes
material. to horizontal or meets the existing ground slope.
FILL: A deposit of earth material placed by artifi- _ TOP OF SLOPE: A point or line on the upper
cial means. surface of a slope where it changes to horizontal or
meets the original surface.
GRADE: The vertical location of the ground sur-
face.
692
City of Renton
4-10-2
4-10-3
1. Top of Excavation or Cut: The upper b. Major Activity: For any mining,
surface point where the excavation meets the excavation or grading in excess of five
Nur- original ground surface. hundred (500) cubic yards, the Hearing
Examiner shall review, approve, disapprove,
2. Top of Embankment: The upper surface or approve with conditions the location of the
point or line to which side slope changes to site and its effect on the surrounding area.
horizontal or meets original ground surface. The Building Department, which is the
(Ord. 2820, 1-14-74, eff. 1-19-74) administering authority, shall enforce the
requirements of the Hearing Examiner and
the standards established by this Ordinance.
4-10-3: PROCEDURES, ADMINISTERING (Ord. 2820, 1-17-74, eff. 1-19-74; amd. Ord.
AUTHORITY,APPEAL: 3098, 12-17-76, eff. 1-26-77; Ord. 3592,
12-14-81)
A. Procedures and Responsibility:
B. Hearing Examiner:
1. Preliminary Procedures: For advice and
assistance before the application for a special 1. Special Permit Required: As provided in
permit from the Hearing Examiner and an the Zoning Ordinance, the Hearing Examiner
annual license to operate under this Ordi- may grant a special permit to allow the
nance from the Building and Public Works drilling, quarrying, mining or depositing of
Departments, the applicant should consult minerals or materials, including but not
early and informally with the Building and limited to petroleum, coal, sand, gravel, rock,
Public Works Departments. (Ord. 2820, clay, peat and topsoil. A special permit shall
1-14-74, eff. 1-19-74; amd. Ord. 3098, be granted prior to the Public Works
12-17-76, eff. 1-26-77; Ord. 3592, 12-14-81) Department issuing any annual license as
concurred with by the Building Department
2. Responsibility: and authorized by this Ordinance.
a. Minor Activity: In order to expedite 2. Compatibility of Proposed Use: To grant a
small projects, any mining, excavation or special permit, the Hearing Examiner shall
�rrr grading of five hundred (500) cubic yards or make a determination that the activity "
less shall be reviewed by the Building would not be unreasonably detrimental to
Department. The Department may accept, the surrounding area. The Hearing Examiner
reject, modify or impose reasonable condi- shall consider, but is not limited to, the
tions which shall include but are not limited following:
to posting of bonds; installation of landscap-
ing; limitation of work hours; control of dust a. Size and location of the activity.
and mud; rehabilitation and reuse of the
site. Proper application shall be made to the b. Traffic volume and patterns.
Building Department. (Ord. 2820, 1-17-74,
eff. 1-19-74; amd. Ord. 3592, 12-14-81) c. Screening, landscaping, fencing and
setbacks.
The Department may issue a license for the
work. All work is to be completed within d. Unsightliness, noise and dust.
ninety (90) days from the date of issuance or
the license shall be null and void. If the e. Surface drainage.
applicant does not concur with the require-
ments of the Building Department, he has f. The length of time the application of
the prerogative of appealing to the Hearing an existing operation has to comply with
Examiner and abiding by Section 4-10-3B nonsafety provisions of this Ordinance. (Ord.
below. 2820, 1-17-74, eff. 1-19-74; amd. Ord. 3098,
12-17-76, elf. 1-26-77)
'�rrr►
1292
City of Renton
4-10-3 4-10-4
3. Reuse of Site: In addition to the above, Hearing Examiner. For inspection purposes,
when filling and grading have been accom- any duly authorized member of these
pushed alone, and not as part of a Departments shall have the right and is
contemporaneous development proposal, site empowered to enter upon any premises at
plan review as established in Section 4-31-33 reasonable hours where activities regulated
shall be required of the applicant's proposed by this Ordinance are occurring. These
use of the site after termination of the Departments are empowered to issue orders,
fill/grade activity and the phasing of the grant, renew and revoke such licenses as are
progressive rehabilitation of the site to the provided for in accordance with this Ordi-
proposed use of the site. (Ord. 4365, 8-24-92) nance. Application for the annual license
shall be made to the Public Works Depart-
4. Change of Site Reuse: If the applicant ment. (Ord. 2820, 1-17-74, eff. 1-19-74; amd.
wishes to change the proposed reuse of the Ord. 3098, 12-17-76, eff. 1-26-77; Ord. 3592,
site, the applicant will need to submit a new 12-14-81)
application for site plan review, as specified
above in Section 4-10-3B3. The review body 2. Revocation of Permit: The Building and
may approve the new use provided the pro- Public Works Departments are authorized to
posed use is consistent with the Compre- revoke any annual license issued pursuant to
hensive Plan, is compatible with the the terms of this Ordinance if after due
surrounding area and is feasible with the investigation they determine that the
physical characteristics of the site. (Ord. permittee has violated any of the provisions
4008, 7-14-86) of this Ordinance. Notice of revocation shall
be in writing and shall advise the licensee of
5. Transferability of Special Permit: The the violations found. The permittee shall
special permit is transferable to other have a reasonable period of time not to
persons, firms and corporations, and the exceed forty five (45) days in which to
special permit shall continue with the remedy the defects or omissions specified. In
activity on the site unless a new special the event the licensee fails or neglects to do
permit is granted. (Ord. 2820, 1-17-74, eff. so within the time period, the order of
1-19-74) revocation shall be final. A total or partial Noe
stop work order may be issued for good
6. Permit Expiration: The special permit reason. (Ord. 2820, 1-17-74, eff. 1-19-74;
shall be null and void if the applicant has amd. Ord. 3592, 12-14-81)
not begun activity within six (6) months
after the granting of the permit, unless the D. Board of Appeals: In order to provide for a
Hearing Examiner grants an extension of system of appeals from the administrative
time. decisions in the reasonable interpretation of
the provisions of this Ordinance, the Hearing
7. Revocation of Permit: If the annual license Examiner, provided in Section 4-8-10A8 of
has been revoked; if the annual license has the Code of General Ordinances of the City
not been issued for a three (3)year period; or of Renton, shall upon proper application
if the applicant has not complied with the render a decision consistent with the
conditions of the special permit, the Hearing provisions of Section 4-8-11B. (Ord. 3592,
Examiner may revoke the special permit. 12-14-81)
(Ord. 2820, 1-17-74, eff. 1-19-74; amd. Ord.
3098, 12-17-76, eff. 1-26-77)
4-10-4: EXISTING SITE:
C. Building and Engineering Departments:
A. Permits: All existing mining, grading, fill or
1. Authority: The Building and Public Works pit operations at time of passage of this
Departments shall have jurisdiction of the Ordinance shall have thirty (30) days in
activities regulated in this Ordinance after a which to apply for a special permit under
special permit has been granted by the this Ordinance.
1292
City of Renton
4-10-4 4-10-5
B. Safety Provisions: Within one year from the
date of adoption of this Ordinance or of
annexation, the applicant shall conform to
the safety provisions of this Ordinance. (Ord.
2820, 1-17-74, eff. 1-19-74)
4-10-5: PERMITS REQUIRED:
A. City Requirements: No person shall do any
mining, excavation or grading without first
having obtained a special permit from the
Hearing Examiner and an annual license
issued by the Building Department with the
concurrence of the Building Department,
except for the following: (Ord. 2820, 1-17-74,
eff. 1-19-74; amd. Ord. 3098, 12-17-76, eff.
1-26-77, Ord. 3592, 12-14-81)
1. An excavation below finished grade for
basements and footings of a building,
l
New
1292
City of Renton
',010'
4-10-5 4-10-7
Al) retaining wall or other structure authorized shall be done in stages compatible with
by a valid building permit. This shall not continuing operations. The Hearing Examiner
exempt any fill made with the material from may require the drafting of rehabilitation
such excavation nor exempt any excavation plans by a licensed landscape architect. (Ord.
'"iss'" having an unsupported height greater than 2820, 1-17-74, eff1-19-74; amd. Ord. 3098,
five feet (5') after the completion of such 12-17-76, eff. 1-26-77)
structure.
C. Final Approval: After the applicant has
2. Cemetery graves. completed the approved amount of excavation,
fill or other activity, the final grading of the
3. Excavations for water wells or tunnels or site, and the applicant or another developer
installation of service utilities by public and begins to develop or construct the new use of
private utilities. the site, the Building and Public Works
Departments shall relinquish their jurisdiction
4. An excavation which (a) is less than two of this Ordinance provided they are satisfied
feet (2') in depth, or (b) which does not create that reasonable progress is occurring on the
a cut slope greater than five feet (5') in new use. (Ord. 2820, 1-14-74, elf. 1-19-74;
height and steeper than one and one-half amd. Ord. 3592, 12-14-81)
horizontal to one vertical (1'/,:1), or which
does not exceed fifty (50) cubic yards on any
one lot and does not obstruct a drainage 4-10-7: APPLICATIONS:
course.
A. Permits Required: Except as exempted in
5. A fill less than one foot (1') in depth, and Section 4-10-5 of this Ordinance, no person
placed on natural terrain with a slope flatter shall do any work without first obtaining the
than five horizontal to one vertical (5:1) or required special permit and license. Separate
less than three feet (3') in depth, not intended special permits and licenses shall be required
to support structures, which does not exceed for each site and may cover both excavations
fifty (50) cubic yards on any one lot and does and fills. Licenses granted by the Public
not obstruct a drainage course. Works Department shall be issued for not
more than one year and may be renewed if
6. The construction or maintenance of on-site the operation is progressing according to the
lower roads in remote areas; or excavation or approved plans. Special permits are valid`
grading for farming purposes; or on-site until the approved plans have been
construction. In cases of on-site construction, satisfactorily completed. (Ord. 2820, 1-14-74,
the plans for such activities shall require the eft: 1-19-74)
prior written approval of the City.
B. Number of Applications:
B. Other Requirements: Issuing a permit under
this Ordinance does not relieve the holder 1. Special Permit: At least five (5) copies of
from requirements of other government the application plus plans and specifications
agencies. (Ord. 2820, 1-17-74, eff. 1-19-74) shall be submitted to the Building
Department. Additional copies may be
required for good reason. The Public Works
4-10-6: REHABILITATION: Department, the Building Department and the
City Clerk shall retain a set of plans. One set
A. Approval: The Hearing Examiner shall shall be returned to the applicant and one set
approve the reuse of the site and the phasing shall be forwarded to the Department of
to achieve the reuse. Natural Resources.
B. Progressive Rehabilitation: In the event that a 2. Annual License: At least four (4) copies of
permit is granted, excavation, removal or fill the application plus plans and specifications
shall be permitted only in accordance with shall be submitted to the Public Works
the plan approved by the Hearing Examiner. Department. The Public Works Department
Rehabilitation shall take place in accordance and the Building Department shall retain a
with the approved plan and in a logical set of plans. A set shall be returned to the
sequence so that satisfactory conditions shall applicant, and a set shall be forwarded to the
be maintained on the premises. Rehabilitation
err
490
4-10-7 4-10-7
B2) Department of Natural Resources. (Ord. 2820, contours shall be referenced to the United
1-14-74, eff. 1-19-74; amd. Ord. 3592, States Coast and Geodetic Survey Datum.
12-14-81)
3. Finished Contours: Limiting dimensions, +
C. Quantity and Time: The application shall elevations and finished contours of at least
state the estimated quantities of material ten foot (10') intervals to be achieved by the
involved and the time of completion. (Ord. grading, and proposed drainage channels and
2820, 1-14-74, eff. 1-19-74) related construction. Such contours shall be
referenced to the United States Coast and
D. Application Preparation: The Public Works Geodetic Survey Datum.
Department or the Building Department may
require the plans and specifications be 4. Existing Natural Drainage System: Existing
prepared and signed by a licensed civil natural drainage systems including both
engineer. Such special reports by experts may perennial and intermittent streams and the
be required in cases where such project is of presence of bordering vegetation.
substantial size, or contains unusual topo-
graphic conditions, or involves matters of 5. Drainage Control: Detailed plans of all
public safety, or contains one or more of said surface and subsurface drainage devices,
or similar conditions. A soil engineering walls, cribbing, dams and other protective
report and an engineering geology report may devices to be constructed with, or as a part
be required. (Ord. 2820, 1-14-74, eff. 1-19-74; of, the proposed work, together with a map
amd. Ord. 3592, 12-14-81) showing the drainage area and the estimated
runoff of the area served by any drains, and
1. Special Permit: Adequate information shall measures to be taken to control erosion and
be submitted for the entire project which may the estimated time of planting or installation
include work over several years. of controls.
2. Annual License: Adequate information shall 6. Location of Structures: Location of any
be submitted for the activities proposed for no buildings or structures on the property where
longer than one year. the work is to be performed and the location
of any buildings or structures on land of
E. Map Scale, Information on Plans and Specific- adjacent owners which are within fifteen feet
ations: Plans shall be drawn on twenty two (15') of the property or which may be affected
by thirty four inch (22" x 34") sheets with a by the proposed grading operations.
vertical scale of one inch representing forty
horizontal feet (1" = 40') and one inch repre- 7. Rehabilitation Plan: A plan shall be
senting ten vertical feet (1" = 10'). All plans submitted setting forth the proposed
shall be of sufficient clarity to indicate the rehabilitation of the tract to the approved
nature and intent of the work proposed and new use. A rehabilitation contour plan shall
show in detail that they will conform to the be included indicating the general grades and
provisions of this Ordinance and all relevant slopes to which excavated areas are to be
laws, ordinances, rules and regulations. The graded. A description of the methods and
first sheet of each set of plans shall give the materials proposed for restoration of top soil
location of the work and the name and shall be provided. The rehabilitation plan
address of the owner and the person(s) by shall also include a schedule indicating how
whom they were prepared and approved. The and when restoration will occur before,
plans shall include the following information: during, and after excavation operations.
Rehabilitation shall be planned in stages
1. Vicinity Map: General vicinity of the compatible with continuing operations. The
proposed site showing adjacent land uses on a rehabilitation schedule shall include specific
one inch representing six hundred or eight information relating to regrading, drainage,
hundred foot (1" = 600' or 800') scale map. landscaping, erosion, sediment control,
backfilling, removal of machinery and
2. Property and Contour Lines: Property buildings, and closing of access roads. Also,
limits and accurate contours of at least ten the proposed use or uses shall be included.
foot (10') intervals of existing ground and
details of terrain and area drainage. Such
4-10-7
4-10-8
E) 8. Setbacks: Setbacks and those areas that volume of the excavation and fill. Before
are not to be disturbed. (Ord. 2820, 1-14-74, accepting a set of plans and specifications for
eff. 1-19-74) checking, the Building Department shall
collect a plan checking fee. The amount of the
r.r 9. Landscaping and Screening: Landscape and plan checking fee for grading plans shall be
screening plans for both around office (if any) as set forth in the table below: (Ord. 2820,
and along the periphery of the site. The 1-14-74, eft 1-19-74; amd. Ord. 3592,
landscaping plan shall conform to the 12-14-81)
requirements of the Building Department.
(Ord. 2820, 1-14-74, eff. 1-19-74; amd. Ord. PLAN CHECKING FEES
3592, 12-14-81)
50 cubic yards or less $ 5.00
10. Work Methods: Measures to be imple- 51 to 100 cubic yards 10.00
mented to minimize dust, mud, noise and 101 to 1,000 cubic yards 15.00
other noxious characteristics. 1,001 to 10,000 cubic yards 20.00
10,001 to 100,000 cubic yards - $20.00 for the
F. Construction and Material Requirements: first 10,000 cubic yards plus $10.00 for each
Specifications shall contain information additional 10,000 cubic yards or fraction thereof
covering construction and material 100,001 to 200,000 cubic yards - $110.00 for the
requirements. first 100,000 cubic yards plus $6.00 for each
additional 10,000 cubic yards or fraction thereof
G. Soil Engineering Report: The soil engineering 200,001 cubic yards or more - $170.00 for the
report, if required by Section 4-10-7D, shall first 200,000 cubic yards plus $3.00 for each
include data regarding the nature, distribution additional 10,000 cubic yards or fraction thereof
and strength of existing soils, conclusions and
recommendations for grading procedures and The plan checking fee for solid waste fills
design criteria for corrective measures when shall be one and one-half(11/2) times the plan
necessary, and opinions and recommendations checking fee listed above. The fee for a grad-
covering adequacy of sites to be developed by ing license authorizing additional work to that
the proposed grading. under a valid license shall be the difference
between the fee paid for the original license
H. Engineering Geology Report: The engineering and the fee shown for the entire project. (Ord.
geology report, if required by Section 4-10-7D, 2820, 1-14-74, eff. 1-19-74)
shall include an adequate description of the
geology of the site, conclusions and recommen- B. Grading Fees: A fee for each grading license
dations regarding the effect of geologic shall be paid to the Building Department as
conditions on the proposed development. set forth in the table below:
I. Non-City Review: In addition to the GRADING LICENSE FEES
requirements of the State Surface Mined
Reclamation Act, review by other interested 50 cubic yards or less $10.00
City, County, State and Federal organizations 51 to 100 cubic yards 15.00
may be requested. (Ord. 2820, 1-14-74, eff. 101 to 1,000 cubic yards - $15.00 for the first
1-19-74) 100 cubic yards, plus $7.00 for each additional
100 cubic yards or fraction thereof
J. Issuance of License: The plans and reports 1,001 to 10,000 cubic yards - $78.00 for the
shall be approved by both the Public Works first 1,000 cubic yards plus $6.00 for each
Department and Building Department before additional 1,000 cubic yards or fraction thereof
a license is issued. (Ord. 2820, 1-14-74, eff. 10,001 to 100,000 cubic yards - $132.00 for the
1-19-74; amd. Ord. 3592, 12-14-81) first 10,000 cubic yards plus $27.00 for each
additional 10,000 cubic yards or fraction thereof
100,001 cubic yards or more - $375.00 for the
4-10-8: LICENSE FEES: first 100,000 cubic yards plus $15.00 for
each additional 100,000 cubic yards or
A. Plan Checking Fee: For excavation and fill on fraction thereof
the same site, the fee shall be based on the
490
Ili b.
4-10-8 4-10-10
B) The fee for annual licenses of solid waste fills . drainage facilities and structures, and be
shall be one and one-half (1h4) times the competent to recommend and obtain special
grading license fee listed above. The fee for a tests, survey data, and geological or hydraulic
grading license authorizing additional work to reports should they be necessary. The civil
that under a valid license shall be the differ- engineer shall provide an acceptable plan and
ence between the fee paid for the original report based on good engineering practices
license and the fee shown for the entire pro- and the requirements designated by the
ject. Any unused fee may be carried forward Public Works Department. He shall, upon
to the next year. If any work is done before return of his plans, provide any corrections
the license is issued, the grading license fee necessary and corrected copies for use of the
shall be doubled. City in reviewing the grading work. The civil
engineer shall be responsible for reporting
monthly or more frequently on forms provided
4-10-9: BONDS: by the Public Works Department:
A. The Public Works Department and Building a. Extent and location of grading.
Department shall require bonds amounting to
one and one-half (1h4) times the estimated b. All tests made or taken in conjunction
cost of rehabilitation to assure that the work with the grading operation.
if not completed or proceeding in accordance
with the approved plans and specifications c. Extent of drainage, structure, and
shall be corrected. Such a bond shall be safety activity report on the project.
approved by the City Attorney and filed with
the City Clerk. In lieu of a surety bond, the d. Any special testing, as-built plans or
applicant may file a cash bond or instrument revised requests necessary.
of credit with the City Clerk in an amount
equal to that which would be required in the In addition, he shall certify to the safety and
surety bond. The bond shall be conditioned stability of the slopes, safety earthwork opera-
upon the faithful performance of the tion, and special problems which might occur.
requirements as set forth in this Ordinance.
Any reclamation bonds posted with the State 2. Reports: Soil engineering and engineering
Department of Natural Resources for surface geology reports shall be required as specified
mining permits may be applied on the bond in Section 4-10-7. During grading all
4410
requirements, insofar as they pertain to the necessary reports, compaction data and soil
reclamation provisions of this Ordinance. engineering and engineering geology
recommendations shall be submitted to the
civil engineer and the Public Works
4-10-10: INSPECTION: Department by the soil engineer and the
engineering geologist. The Public Works
A. General: All operations regulated by this Department may waive reports for minor
Ordinance shall be subject to inspection by grading operations.
authorized Public Works Department and
Building Department inspection personnel. 3. Soil Engineer: The soil engineer's area of
When extraordinary or special problems or responsibility shall include but need not be
conditions are involved, extra inspection of limited to the professional inspection and
grading operations and special tests may be certification concerning the preparation of
ordered by the City. (Ord. 2820, 1-14-74, eff. ground to receive fills, testing for required
1-19-74; amd. Ord. 3592, 12-14.81) compaction, stability of all finish slopes and
the design of buttress fills, where required,
B. Engineering Grading Requirements: incorporating data supplied by the engineering
geologist.
1. Civil Engineer: For purposes of preparing
and/or approving engineered grading plans, 4. Engineering Geologist: The engineering
the civil engineer shall meet the requirements geologist's area of responsibility shall include
specified in Section 4-10-2. The civil engineer but need not be limited to professional
shall be responsible for the plans, any special inspection and certification of the adequacy of
soil engineering and testing reports, design of
'voile
490
4-10-10 4-10-11
natural ground for receiving fills and the sta- neering advisors. (Ord. 2820, 1-14-74, eff. 1-
bility of cut slopes with respect to geological 19-74; amd. Ord. 3592, 12-14-81)
matters, and the need for subdrains or other
ground water drainage devices. He shall
low report his findings to the soil engineer and 4-10-11: FENCING, SETBACKS,
the civil engineer for engineering analysis. LANDSCAPING AND SCREENING:
(Ord. 2820, 1-14-74, eff. 1-19-74)
A. Specifications: A fence six feet (6') in height
5. Building Department: The Building with openings no larger than two inches (2")
Department shall inspect the project at fre- (other than gates)may be required for safety
quent intervals to determine that adequate reasons completely around any area worked
control is being exercised by the operator and upon for which a permit is issued for engi-
the civil engineer. Should hazardous condi- neered grading prior to commencing any other
tions occur, the Building Department inspec- work.All gates shall be locked when not in use
tor shall have the responsibility and authority and shall bear a sign denoting danger.
to issue a partial or total stop work order.
B. Setbacks:
C. Regular Grading Requirements: Inspection
and testing by an approved testing agency in- 1. General: Engineered grading sites may
cluding certification of the excavated or filled be required to have a peripheral area a maxi-
areas may be required by the Building Depart- mum of seventy five feet(75') in width which
ment at any time the City's authorized inspec- shall be retained in its natural topographic
tors believe problems may occur. Should condition. The setback area shall be used for,
special problems be indicated in regular grad- but is not limited to, access roads, planting,
ing,the Building Department may require the fencing, landscaped berms for screening pur-
owner or operator to submit engineering re- poses, employee and visitor parking, offices,
ports similar to engineered grading and may directional signs and business signs identify-
specify a time period for compliance to prevent ing the occupant.
undue hazard. Should hazardous conditions
occur in either engineered grading or regular 2. Landscaping: Existing vegetation in any
grading, the Building Department inspector required setback shall be preserved or land-
shall have the responsibility and authority to scaping shall be planted to prevent erosion
Nome issue a partial or total stop work order. and reduce the dust, mud and noise gener-
ated on the proposed reuse of the site.
D. Notification of Noncompliance: It shall be the Around the periphery of the site, except
responsibility of the certifying engineer on where the proposed reuse of the site requires
any grading project to advise immediately any the lack of vegetation, the applicant shall
discrepancies, hazardous conditions or prob- landscape in such a manner as to result in
lems affecting safety and stability of the reasonable screening. Trees planted shall be
project to the person in charge of the grading at least four feet(4')in height. In those areas
work and subsequently in writing to the grad- that have been rehabilitated and are desig-
ing operator and to the Building Department. nated to be planted according to the proposed
Recommendations for corrective measures, if reuse of the site, the appropriate plantings
necessary, shall be provided in the correction shall be done as soon as possible to provide
notices. mature plants for the new use.
E. Transfer of Responsibility for Work: If at any C. Screening: With the exception of offices,
time the grading operator changes the certi- every effort shall be made to screen effec-
fying engineer or a different ownership or tively all structures and activities to mini-
responsible party occurs, the operator shall mize detrimental effects on adjacent
notify the Building Department in writing property. Screening may include but is not
within ten(10)days and shall specify the new limited to landscaping, berms with landscap-
civil engineer or owner.The owner or grading ing, and a screening fence. (Ord. 2820, 1-14-
operator shall not be relieved of any responsi- 74, eff. 1-19-74)
bility relative to the safety and conduct of a
grading operation by virtue of changing engi-
lorre
398
City of Renton
4-10-12 4-10-12
4-10-12: WORK IN PROGRESS: F. Permitted Work Hours: All mining, excava-
tion and grading work done in residential
A. Slopes: No slopes greater than one horizontal areas or within 300 feet of residential areas
to one vertical will be permitted during exca- shall be between the hours of seven o'clock
vations that exceed ten feet (10') in height (7:00) A.M. and eight o'clock (8:00) P.M.,
without physical restraint by timbering or Monday through Friday, except repairs to
approval by the Building Department of an machinery.Work may be permitted on Satur-
engineering or geologist report assuring slope days and Sundays only if approved in writing
will maintain its shape without undue risk of in advance by the Development Services Divi-
failing. (Ord. 2820, 1-14-74, eff. 1-19-74;amd. sion Director. The Director is authorized to
Ord. 3592, 12-14-81) grant an extension of working time during an
emergency.An emergency shall include but is
B. Safety: Workmen shall be allowed in the not limited to natural and manmade disas-
vicinity of the toe or top of slope only after ters. (Ord. 3592, 12-14-81; amd. Ord. 4703, 2-
close visual inspection of slope to assure 2-98)
safety against breakage or sliding.
G. Pollution Control Agencies: Discharge of
C. Tops of Slopes: All trees, timber, stumps, materials into the air or water shall be sub-
brush or debris shall be cleared to a point at ject to the requirements of the appropriate
least ten feet (10') back from the top of any governing agency. (Ord. 2820, 1-14-74, eff. 1-
slope involving cuts greater than ten feet 19-74)
(10'). After excavation, the top of all slopes
shall be rounded to prevent a sheer breaking H. Control of Dust and Mud: Activities shall be
point. operated so as to reduce dust and mud to a
minimum. Unless otherwise specified by the
D. Property and Setback Location: Property Public Works and Building Departments,
location and approved setbacks must be operations shall be conducted in accordance
established and stakes set under the supervi- with the following standards: (Ord. 2820, 1-
sion of a registered land surveyor. These 14-74, eff. 1-19-74, amd. Ord. 3592, 12-14-81)
stakes must be maintained in place until
final inspection of work so that the inspector 1. Access Roads: Access roads shall be
can determine at any time if the excavation is maintained in a condition that confines the ,140
properly located as related to the property mud and dust to the site. Such roads shall be
lines. improved to a width sufficient to permit the
unhindered movement of emergency vehicles.
E. Allowable Noise: Noise levels at all opera- One-way roads shall have by-pass routes to
tions shall be controlled to prevent undue permit the movement of emergency vehicles.
nuisance to the public. Maximum allowable
daytime sound pressure as measured in any 2. Work Procedures: Dozing, digging, scrap-
residential zone shall not exceed the follow- ing and loading of excavated materials shall
ing at least ninety percent (90%) of the time be done in a manner which reduces to the
between the hours of seven o'clock(7:00)A.M. minimum level possible the producing of dust
and eight o'clock(8:00)P.M. and mud.
SOUND PRESSURE LEVELS I. Appearance: All activities under the jurisdic-
tion of this Ordinance shall be operated and
SOUND PRESSURE maintained in a neat and orderly manner,
FREQUENCY LEVEL IN DECIBELS free from junk, trash, or unnecessary debris.
BAND IN re. 0.0002 Buildings shall be maintained in a sound con-
CYCLES/SECOND MICROBAR ditions, in good repair and appearance. Sal-
25-300 80 vageable equipment stored in a non-
300—2,400 70 operating condition shall be suitably
Above 2,400 60 screened or garaged. Landscaping adjacent to
(Ord.2820, 1-14-74, eff. 1-19-74) and around the main entrance(s) and office
shall be sufficiently watered and cared for to
insure its health and well-being.
398
City of Renton
4-10-12
4-10-15
J. Soil Erosion and Sedimentation: Soil erosion shall be sloped to two feet (2') below the low
and sedimentation shall be confined to the ground water line at a slope no steeper than
site by such means as a temporary cover of one and one-half feet horizontal to one foot
vegetation, mulches, diversions, sedimenta- vertical (1-1/2':1').
Nobly tion pounds or other acceptable methods. No
toxic materials shall be allowed to wash from 2. Consolidated Material: Solid rock or
the site or be discharged into receiving water- other consolidated materials shall be stepped
courses. or otherwise constructed to maintain a safe
condition.
K. Hydroseeding Required: Within thirty (30)
days of completion of grading work,the appli- D. Natural Stream Courses:Every effort shall be
cant shall hydroseed or plant an appropriate made to preserve perennial and intermittent
ground cover over any portion of the site that streams and their surrounding vegetation.
is graded or cleared of vegetation and where
no further construction work will occur
within ninety (90) days. Alternative mea- 4-10-14: TOP AND TOE SETBACKS:
sures such as mulch, sodding, or plastic cov-
ering as specified in the current King County A. General: The tops and toes of cut and fill
Surface Water Management Design Manual slopes shall be set back from setback lines as
as adopted by the City of Renton may be pro- far as necessary to preserve the setback for
posed between the dates of November 1st and the safety and benefit of adjacent properties,
March 31st of each year. The Development the adequacy of foundations, and to prevent
Services Division's approval of this work is damage as a result of water runoff or erosion
required prior to final inspection and of the slopes.
approval of the permit.(Ord. 4703,2-2-98)
B. Minimum Setbacks: Setbacks shall be no less
than the following:
4-10-13: SURFACE WATER:
1. Tops of Slopes: Distance to the setback
A. Prohibited Conditions: Under no circum- line for the top of slopes shall be a minimum
stances shall stagnant or polluted waters be of ten feet(10').
permitted in any site. Should these waters
` r► accumulate, remedial measures such as 2. Structures: Distance to structures, if any
draining or backfilling shall be taken as cor- structures or the site shall be as follows:
rective action. Backfill material shall be
placed to a point one foot(1')above the water Slope Height Top Toe
table. Less than 11' 5' 3'
11—30.9' 7' Height/2'
B. Lakes: Lakes formed in areas which may be 31'and over 10' 15'
used for recreational purposes shall be of
such depth that shall inhibit the growth of
vegetative matter in the water. A minimum 4-10-15: CUTS:
two foot (2') depth of water shall be main-
tained in these areas. The restoration of any A. General: Unless otherwise recommended in
site which results in the formation of a lake the approved soil engineering and/or engi-
shall be the result of careful planning and neering geology report, cuts shall conform to
shall take into consideration all factors which the provisions of this Ordinance.
contribute to the ultimate ecology of the site.
B. Slope: The slope of cut surfaces shall be no
C. Bank Slopes:All banks, adjacent to any body steeper than is safe for the intended use. Cut
of water created,shall be sloped or stepped as slopes shall be no steeper than a ratio of two
follows to permit a person to escape from the horizontal to one vertical (2:1).
water:
C. Drainage and Terracing: Drainage and ter-
1. Unconsolidated Material: Soil, sand, racing shall be provided as required by Sec-
gravel and other unconsolidated materials tion 4-10-18.
litsv
398
City of Renton
4-10-16 4-10-17
4-10-16: FILLS: gency and the Director may issue an emer-
gency fill and grade permit. In order for there
A. General: Unless otherwise recommended in to be declared an emergency, there must be a
the approved soil engineering report, fills declaration from a State or Federal regula-
shall conform to the provisions of this Sec- tory agency that an emergency condition
tion. In the absence of an approved soil engi- exists that threatens public safety, health or
neering report these provisions may be welfare, or the Building and Zoning Director
waived for minor fills not intended to support must be presented with independent evi-
structures. For minor fills or waste areas, dence that there exists an emergency that
humps, hollows or water pockets shall be imminently threatens public safety,health or
graded smooth with acceptable slopes. welfare, and further that there exists inade-
quate time to obtain a fill and grade permit.
B. Fill Location: Fill slopes shall not be con- Before the emergency permit can be issued,
structed on natural slopes steeper than two the Director must ensure that environmental
horizontal to one vertical (2:1) or where the review has been completed by the Environ-
fill slope toes out within twelve feet(12')hori- mental Review Committee or is under the
zontally of the top of existing or planned cut supervision of a Federal or state agency that
slopes. has conducted environmental review.As part
of any emergency grading the applicant for
C. Preparation of Ground: The ground surface an emergency permit must provide a disposal
shall be prepared to receive fill by removing plan of the materials satisfactory to the
vegetation, noncomplying fill, topsoil and Director, including routing of any vehicles
other unsuitable materials as determined by transporting any contaminated, dangerous or
the soil engineer, and where the slopes are toxic materials. Any fill to be installed must
five to one (5:1) or steeper, by benching into comply with the requirements of this Ordi-
sound bedrock or other competent material. nance concerning the contents of the fill. An
emergency fill and grading permit shall be for
D. Fill Material: Earth materials shall have no the minimum time and minimum volume
more than minor amounts of organic sub- necessary to avoid the emergency. (Ord.
stances and shall have no rock or similar irre- 4102, 12-14-87, eff. 12-19-87)
ducible material with a maximum dimension
greater than eight inches(8").
4-10-17: SOLID WASTE FILLS:
E. Compaction: All fills shall be compacted to a
minimum of ninety five percent(95%)of max- A. General: Reports by an engineer qualified in
imum density as determined by American solid and sanitary waste fills shall be
Public Works Association (APWA) specifica- required. Such reports shall include but are
tions. Field density shall be determined in not limited to design; insect and vermin con-
accordance with APWA standards. trol, physiological considerations;sight, noise
and odor control of material; special ingress
F. Slope: The slope of fill surfaces shall be no and egress control for equipment;and special
steeper than is safe for the intended use. Fill drainage requirements. These reports shall
slopes shall be no steeper than two horizontal be in addition to those required elsewhere in
to one vertical(2:1). this Ordinance. The engineering reports sub-
mitted shall include plans, and means of pre-
G. Drainage and Terracing: Drainage and ter- venting and eliminating any health hazards
racing shall be provided and the area above and visual problems. All phases of sanitary
fill slopes and the surfaces of terraces shall landfill operations and solid waste fills shall
be as required by Section 4-10-18. (Ord. 2820, be provided in the engineering report,includ-
1-14-74,eff. 1-19-74) ing type, nature, and amount of equipment,
manpower, special precautions, chemical
H. Emergencies: Upon application to the Build- usage and availability of granular material
ing and Zoning Department, supported by for the coverage of the cell material. Bonding
those plans adequate for the Director of the requirements, restrictions on noise, dust and
Building and Zoning Department to make a mud, special fencing requirements, special
decision, there may be declared an emer- precautions required and availability of
398
City of Renton
4-10-17 4-10-17
twenty four (24) hour inspection and correc-
tion of hazards shall be provided by operator
agreement with the City prior to any consid-
eration for either a sanitary landfill or solid
Nor, waste fill. Unless specific requirements are
mentioned in this Section, the requirements
of Section 4-10-16 shall be followed.
B. Location: Special attention shall be given to
solid waste and/or sanitary fill location to
prevent undue hazard.
C. Cell Cover: Cell construction on any solid
waste fill shall consist of at least a six inch
(6")noncontaminated uniformly graded gran-
ular cover material covering the entire area
of the cell construction.Each cell shall be cov-
ered the same day it is constructed.
Now
398
City of Renton
.44200
4-10-17 4-10-17
D. Compaction: Compaction of the solid waste or substances, industrial waste, and silage type
sanitary fill material and mixture of the material may need special treatment before
material shall be such as to provide a rela- utilization in a solid waste or sanitary landfill.
tively uniform density with no extreme soft Special request and reports shall be made on
Now, spots. Density of compacted cellular solid waste materials of the foregoing types prior to
waste material shall be as high as possible in placement in landfills.
accordance with good mixing compacting
standards and shall at no time be less than 6. Prohibited Fill: No materials of appreciable
forty percent (40%) of the density of a similar volume of an extremely harmful nature to
sample of material compacted under ideal environment shall be placed in any solid
conditions by providing a fifty (50) pound per waste or sanitary landfill. This includes, but is
square foot surcharge on a one cubic foot not limited to, any form of demolition material
sample of the material. of an explosive nature, any volatile or liquid
petroleum product, any chemical salts or
1. Bulk Items: Solid waste materials of bulk soluble material which would contaminate
items involving metallic units similar to storm water, surface water or air, and any
refrigerators, stoves, car bodies, water tanks, animal meat or semi.solid fruit or grain
heavy timber items and similar items shall be products which might become rancid,
placed in the lower portion of a cell with putrescible or harmful. No provisions of the
sufficient cover and compaction of cover to sanitary landfill or solid waste fill
preclude any dangerous voids. requirements shall preclude the use of
nonharmful native clay, sand, rock, or normal
2. Building Debris and Flammable Material: fill type materials in filling operations covered
Broken wood, building material and related under other sections of this Ordinance.
debris from structure removal (exclusive of
brick and concrete) shall be satisfactorily E. Drainage: Special attention shall be provided
broken and crushed to provide a reasonable drainage in any solid waste or sanitary
compacted cell when covered by granular landfill to prevent leaching of noxious or
material. Protection shall be provided for any putrescible materials, decaying nuisance, any
wood or burnable material to prevent fire contamination of normal water courses. Where
either on the surface or subsurface. The earth water might leach through the construction
cover on any cell containing flammable cells, subdrains, lateral collectors and storage
fir, material including paper, wood, or vegetable ponds shall be provided. Leach water from
products shall be sufficiently covered to solid waste shall not be permitted to percolate
prevent spread of flames should combustion downward into the water table. Leach water
occur in any cell due to spontaneous com- shall be collected and conveyed to a sewage
bustion. treatment plant.
3. Stabilization: Brick, broken concrete, F. Water Disposal: Any leach water coming from
crushed building materials, not including covered sanitary or solid waste fill cells shall
extensive wooden or flammable matter, may be collected, stored and decontaminated by
be utilized in embankment where they may be suitable chemical or other means and then
of assistance in preventing undue sliding, disposed of in a sanitary sewer. Should
water scouring or voids which might harbor suitable collection facilities, sand filters and
vermin. This material shall be sufficiently chemical-cleaning be provided to prevent any
mixed or covered with suitable granular toxicity and reduce the leach water to an
material to prevent unsightly effects. equivalent of normal storm flow, the Public
Works Department may permit disposal
4. Animal Waste: Animal waste shall be through normal storm water facilities.
provided with suitable cover and sterilization Frequent samples of all water collected shall
to prevent decay odors, build up of flammable be taken, and flow conditions shall be
gasses, or possible leaching of putrescible controlled to prevent contamination or
material. Chemical treatment shall be overloading of either the sanitary or storm
provided to prevent insect habitation. water facilities. Surface runoff in any sanitary
pit or solid waste landfill shall be maintained
5. Treated Fill: Materials such as hay, straw, separately to prevent contamination by
tree limbs and brush, vegetable farm waste, leaching.
feathers, rubber tires, wood pulp, chemical
4-10-17 4-10-18
G. Special Considerations: Special paving, surface as to avoid water transporting colloidal silts in
protection, and related health requirements the stream. Should request be made for varia-
may be imposed on sanitary landfill and solid tion from the twenty four (24) hour, twenty
waste operations. five (25) year storm by the engineering 11600
designer, sufficient data shall be submitted in
H. Prohibited Activities: No junk picking or field an engineering report to analyze the requested
salvaging of any solid waste or sanitary variation. When accumulated flows are such
landfill items shall be allowed in the vicinity that the water is capable of transporting
of the landfill. Any separation of materials for colloidal silts or other particles in suspension
salvage shall be provided at the collection down drains, pipe or lined ditches shall be
point or an approved transfer site prior to incorporated to dispose of the runoff safely.
disposal at the landfill site. Energy dispersing structures shall be used to
prevent erosion.
4-10-18: DRAINAGE: 4. Settling Ponds: Where storm water and
ground conditions appear to warrant, special
A. General: Unless otherwise indicated on the holding and settling ponds, storm water
approved grading plan, drainage facilities and storage reservoirs, or other means may be
terracing shall conform to the provisions of required to prevent overload or unusual
this Section. Special drainage protection work by.pass of storm flow water to areas off the
may be ordered in case of emergency or owner's site and control.
serious potential flooding conditions, and the
grading operator required to have available an C. Subsurface Drainage: Cut and fill slopes shall
employee to be called in times of potential be provided with subsurface drainage as
serious emergency hazards. necessary for stability.
B. Terrace: Terraces at least eight feet (8') in D. Disposal: All drainage facilities shall be
width shall be established at no more than designed to carry waters to the nearest
twenty five foot (25') intervals to control practicable drainage way approved by the City
surface runoff. Suitable access shall be and/or other appropriate jurisdiction as a safe
provided to permit cleaning and maintenance. place to deposit such waters. Silt and other
debris shall be removed prior to the disposal
1. Swales: Swales or ditches on the back side of such water. If drainage facilities discharge
of the terrace shall have a maximum longi- onto natural ground, riprap may be required.
tudinal gradient of two percent (2%) unless (Ord. 2820, 1-14-74, eff. 1-19-74)
protected by special paving, use of corrugated
metal or other scour prevention devices. 1. Grade: At least two percent (2%) gradient
Drainage shall be designed to minimize toward approved drainage facilities from
trapping of excessive water which might en- building pads will be required unless waived
danger the terrace, Terraces shall slope by the Building Department for nonhilly
toward the back or cut face at a minimum of terrain. Exception: The gradient from the
ten percent (10%) slope to keep water from building pad may be one percent (1%) where
overtopping. building construction, and erosion control will
be completed before hazardous conditions can
2. Scouring. Single run of swale or ditch shall occur. (Ord. 2820, 1-14-74, eff. 1-19-74; amd.
not collect runoff from a tributary area exceed- Ord. 3592, 12-14-81)
ing thirteen thousand five hundred (13,500)
square feet of the area of the face of the slope 2. Drainage Releases: The property owner or
without discharging into a down drain. Down his authorized agent shall submit acceptable
drains shall terminate into a catch basin or copies of drainage releases from downstream
other approved receiver to prevent scouring at owners or other government agencies
the outfall. concerned whenever drainage is interrupted,
diverted or changed from natural surface or
3. Capacity: Designed capacity for terraces subsurface drainage patterns.
shall be a twenty four (24) hour, twenty five
(25) year storm as published by the U.S. 3. Stream Acceptance: The volume and rate of
Weather Bureau. Design velocity shall be such water- released shall not exceed the receiving
r
4-10-18 4-10-22
D3) stream's or watercourse's ability to accept the prepared by the soil engineer including
water without erosion. locations and elevations by field density tests,
summaries of field and laboratory tests and
`terry E. Overland Runoff: Runoff from areas of higher other substantiating data and comments on
elevation shall be safely routed around or any changes made during grading and their
through the extraction or fill area. (Ord. 2820, effect on the recommendation made in the soil
1-14-74, eff. 1-19-74) engineering investigation report. The soil
engineer shall provide certification as to the
adequacy of the site for the intended use.
4-10-19: SLOPES:
3. Geologic Grading Report: A geologic grading
A. General: The faces of cut and fill slopes shall report prepared by the engineering geologist
be provided and maintained to control against including a final description of the geology of
erosion. This control may consist of effective the site including any new information
planting. The protection for the slopes shall disclosed during the grading and the effect of
be installed as soon as practicable and prior same on recommendations incorporated in the
to calling for final approval. Where cut slopes approved grading plan. The engineering
are not subject to erosion due to the erosion- geologist shall provide certification as to the
resistant character of the materials, such adequacy of the site for the intended use as
protection may be omitted with the affected by geologic factors. (Ord. 2820,
permission of the Building Department, 1-14-74, eff. 1-19-74)
provided that this protection is not required
by the rehabilitation plan. (Ord. 2820, B. Notification of Completion: The permittee or
1-14-74, eff. 1-19-74; amd. Ord. 3592, his agent shall notify the Building
12-14-81) Department when the grading operation is
ready for final inspection. Final approval shall
B. Other Devices: Where necessary check dams, not be given until all work including
cribbing, riprap or other devices or methods installation of all drainage facilities and their
shall be employed to control erosion and protective devices and all erosion control
sediment, provide safety, and control the rate measures have been completed in accordance
of water runoff. (Ord. 2820, 1-14-74, eff. with the final approved grading plan and the
'40111w 1-19-74) required reports have been submitted. (Ord.
2820, 1-14-74, eff. 1-19-74; amd. Ord. 3592,
12-14-81)
4-10-20: FINAL REPORTS:
A. Upon completion of the rough grading work 4-10-21: ADMINISTRATIVE LIABILITY: No
and at the final completion of the work, the officer, agent or employee of the City
Building Department may require the follow- shall render himself personally liable for any
ing reports and drawings and supplements damage that may accrue to persons or property as
thereto: (Ord. 2820, 1-14-74, eff. 1-19-74; amd. a result of any act required or permitted in the
Ord. 3592, 12-14-81) discharge of his duties under this Ordinance. Any
suit brought against any officer, agent or employee
1. As-Graded Grading Plan: An as-graded of the City as a result of any act required or
grading plan prepared by the civil engineer permitted in the discharge of his duties under this
including original ground surface elevations, Ordinance shall be defended by the City Attorney
as-graded ground surface installations, lot until the final determination of the proceedings
drainage patterns and locations and elevations therein. (Ord. 2820, 1-14-74, eff. 1-19-74)
of all surface and subsurface drainage
facilities. The civil engineer shall provide
certification that the work was done in 4-10-22: PENALTIES: Penalties for any violation
accordance with the final approved grading of any of the provisions of this Chapter
plan. shall be in accord with Chapter 33 of Title IV.
(Ord. 4351, 5-4-92)
2. Soil Grading Report: A soil grading report
692
City of Renton
rrnis.
4-10-23 4-10-25
4-10-23: SEVERABILITY: If any section, subsec-
tion, paragraph, sentence, clause or
phrase of this Ordinance is for any reason held to
be invalid or unconstitutional such invalidity or
unconstitutionality shall not affect the validity or
constitutionality of the remaining portions of this
Ordinance, it being herein expressly declared that
this Ordinance and each section, subsection, para-
graph, sentence, clause and phrase thereof would
have been adopted irrespective of the fact that any
one or more other sections, subsections,
paragraphs, sentences, clauses or phrases be
declared invalid or unconstitutional.
4-10-24: REPEALING CONFLICTING ORDI-
NANCES: Any and all ordinances or
parts of ordinances in conflict herewith are hereby
repealed.
4-10-25: EFFECTIVE DATE: This Ordinance
shall be in full force and effect five (5)
days from and after its passage, approval and legal
publication. (Ord. 2820, 1-14-74, eff. 1-19-74)
'41410,
692
City of Renton
4-11-1
4-11-2
CHAPTER 11
MOBILE HOME PARKS
1/2411.00
SECTION: by a fine of not more than three hundred
dollars ($300.00) or by imprisonment for not
4-11-1: Title, Purpose, Penalty and Appeal more than ninety (90) days, or by both such
4-11-2: Definitions fine and imprisonment.
4-11-3: Procedures and Administering
Authorities D. Board of Appeals: In order to provide for a
4-11-4: Preliminary Plan Requirements system of appeals from administrative deci-
4-11-5: Design, Location, Construction Standards sions in the reasonable interpretation of the
and Completion Certificate provisions of this Chapter, the Hearing Exa-
4-11-6: Installation Permit miner, provided in Section 4-8-10A8 of this
4-11-7: Maintenance Code, shall, upon proper application, render a
4-11-8: Liability; City Not Liable decision consistent with the provisions of
4-11-9: Severability Section 4-8-11B.
4-11-2: DEFINITIONS: For the purpose of this
Chapter certain terms, phrases, words
4-11-1: TITLE, PURPOSE, PENALTY AND and their derivatives shall be construed as specified
APPEAL: in this Section. Words used in the singular include
the plural, and the plural the singular. The words
A. Title: This Chapter shall be hereinafter "shall" and "will" are mandatory; the word "may" is
known as the Renton Mobile Home Park permissive.
Chapter, may be cited as such, will be
hereinafter referred to as "this Chapter", and DEPENDENT TRAILER: A trailer which does not
same shall be and constitute Chapter 11, have a private toilet and bathtub or shower.
Title IV (Building Regulations) of Ordinance
Avow
No. 4260 known as Code of General DEVELOPER: The person, firm or corporation
Ordinances of the City of Renton. developing a mobile home park or a trailer park.
B. Purpose: It is the purpose of this Chapter to INDEPENDENT TRAILER: A trailer that has a
provide a means of regulating mobile home toilet and a bathtub or shower.
parks so as to promote the health, safety,
morals, general welfare and esthetics of the MOBILE HOME: An independent trailer designed
City of Renton. Mobile home parks should for year-round occupancy.
provide a pleasant residential environment
which will be an enjoyable place to live and a MOBILE HOME LOT or SPACE: A trailer space
residential asset to the City. Development of designed for a mobile home in a mobile home park.
mobile home parks shall conform to the regu-
lations established herein. MOBILE HOME PARK: A trailer park under one
ownership designed for mobile homes on a non-
C. Penalty: In addition to Section 4-11-3B2 transient basis.
below, any person, firm or corporation
violating any of the provisions of this Chapter PERMIT: A written building permit issued by the
shall, upon conviction, be guilty of a Building and Zoning Department permitting the
misdemeanor, and each such person, firm or trailer park to be constructed or operated under
corporation shall be deemed guilty of a this Chapter and the regulations promulgated
separate offense for each and every day or thereunder.
portion thereof during which any violation of
any of the provisions of this Chapter is HEARING EXAMINER: The Hearing Examiner
committed, continues or permitted; and upon established by the Mayor and City Council of the
conviction of such violation, such person, firm
or corporation shall be punishable
��rr
4-11-2 4-11-4
City as provided in Title IV, Chapter 8 of the City public hearings thereon. The Hearing Examin-
Code. er may make any such changes or modifica-
tions he deems necessary in the design or
SERVICE BUILDING: A building housing separate layout of a mobile home park to optimize the
toilet, lavatory and bath or shower accommodations development and use of the site, to protect
for men and women, with separate service sink and adjoining and/or surrounding properties,
laundry facilities. developments, traffic patterns and/or
accessibility.
TRAILER: Any vehicle or structure so designed and
constructed in such manner as will permit occu- 3. Responsible Department: The Building and
pancy thereof, with sleeping quarters for one or Zoning Department shall be responsible for
more persons, and constructed in such a manner as administering the review, design and
to permit its being used as a conveyance upon the construction provisions of this Chapter.
public streets or highways and duly licensable as
such, propelled or drawn by its own or other B. Operation and Maintenance:
power, excepting a device used exclusively upon
stationery rails or tracks. 1. It shall be the duty of the Building Official
to enforce all provisions of this Chapter. For
TRAILER PARK: Any site, lot, parcel or tract of inspection purposes, any of the members of
land designed, maintained or intended for the the Building and Zoning Department or their
purpose of supplying a location or accommodations duly authorized representatives and agents
for trailers, and shall include all buildings used or shall have the right and are hereby
intended for use as a part of the equipment thereof empowered to enter upon any premises at any
whether a charge is made for the use of the trailer reasonable time on which any trailers or
park and its facilities or not. Trailer parks shall mobile homes, as above defined are located.
not include commercial automobile or trailer sales The Building and Zoning Department is
areas on which unoccupied trailers are parked for empowered to issue orders, grant, renew and
purposes of inspection and sale only. revoke such permits and licenses as are
provided for in accordance with the provisions
TRAILER SPACE or LOT: A parcel of ground of this Chapter.
within a trailer park designed for the
accommodation of any trailer. 2. Revocation of License: The Building Official
is hereby authorized to revoke any license ',oil
TRAVEL TRAILER: A dep:•ndent or independent issued pursuant to the terms of this Chapter
trailer designed to be towed by a passenger car or if after due investigation it is determined that
a light truck and not intended for year-round the owner thereof has violated any of the
occupancy. provisions of this Chapter or that any mobile
home or mobile home park is being
maintained in an unsanitary or unsafe
4-11-3: PROCEDURES AND ADMINISTER- manner or is a nuisance. Such notice of
IlNG AUTHORITIES: revocation shall be in writing and shall advise
the licensee of the violations found. The
A. Review and Construction: licensee shall have a period of ten (10) days
in which to remedy the defects or omissions
1. Submission and Filing of Mobile Home therein specified. In the event that the
Park Applications: The procedure for review licensee fails or neglects to do so within the
and approval of a mobile home park consists said ten (10) day period, the order of
of the preparation and submission to the revocation shall be final.
Hearing Examiner of a mobile home park
plan of the proposed mobile home park. The
plans shall be filed with the Building and 4-11-4: PRELIMINARY PLAN REQUIRE-
Zoning Department. MENTS:
2. Official Agency: The Hearing Examiner is A. Proposed Mobile Home Park Plan Application
designated as the official agency of the City and Fees: The application and plan shall be
for the review and approval of the design of a submitted in at least eight (8) copies to the
proposed mobile home park and the conduct Building and Zoning Department who shall
of
4-11-4
4-11-5
A) affix thereto a file number and the date it is cause by the Hearing Examiner upon
received. Application forms are available from properwritten application by the developer for
the Building and Zoning Department. Such a period not to exceed one year. Only one
application shall be accompanied by a fee as such extension shall be granted.
Now set forth in the fee schedule of the City.
F. Application Requirements: The application for
B. Referrals, Recommendations of Department: approval of a mobile home park plan of a
The Building and Zoning Department shall mobile home park shall include but not be
transmit copies of the proposed mobile home limited to the following:
park plan to the Department of Public Works,
the health agency, Fire Department and copies 1. Vicinity Map: A vicinity map of the area,
to other department heads and agencies as dimensions, acres and zoning of the tract of
necessary for their review and recommenda- land, and the land use and zoning of the
tion. Two (2) copies shall be retained by the surrounding property, at a scale of not less
Hearing Examiner. These departments and than one inch representing two hundred feet
agencies shall make, within the scope of their (1" = 200').
municipal functions, their respective
recommendations regarding the mobile home 2. Site Map: A site map at a scale of not less
park plan to the Building and Zoning than one inch representing one hundred feet
Department, in writing, not less than fifteen (1" = 100') showing the individual lots,
(15) days prior to the date of hearing. structures, roadways, parking spaces,
sidewalks, screening, recreation areas,
C. Date and Notice of Hearing: The mobile home contours at not less than two foot (2')
park plan shall be considered at the first intervals, landscaping and other permanent
regular hearing of the Hearing Examiner to be physical features.
set twenty one (21) days or more after
submission to and acceptance by the Building 3. Landscape Plan: A detailed landscape plan.
and Zoning Department. The Building and
Zoning Department shall cause a notice of 4. Mobile Home Lots: The number, location
public hearing to be published once in the and size and dimensions of all mobile home
City's legal newspaper, giving time and place lots.
thereof, and such notice shall be posted in
Now three (3) conspicuous places within the City 5. Parking Spaces: the number, location and
and on or adjacent to the land to be developed size of all automobile and recreation vehicular
at least ten (10) days prior to any such parking spaces.
hearing. The Hearing Examiner may request
the Building and Zoning Department to give 6. Streets and Sidewalks: The location and
additional notice, as it deems reasonably width of roadways and walkways.
necessary, to adjacent landowners and other
parties directly involved in such development. 7. Buildings: The location of service buildings
and other existing and proposed structures.
D. Recommendations to Hearing Examiner: The
Building and Zoning Department shall trans- 8. Public Rights of Way: Public rights of way,
mit the application, the proposed mobile home easements and other factors limiting develop-
park plan and the respective recommendations ment.
of City departments and other public agencies,
together with the Building and Zoning Depart- 9. Any other pertinent information deemed
ment recommendations to the Hearing Exa- necessary by the Hearing Examiner.
miner for study at least seven (7) days prior
to any such hearing.
4-11-5: DESIGN, LOCATION, CONSTRUC-
E. Approval Period and Expiration: The approval TION STANDARDS AND COMPLE-
of the mobile home park plan shall lapse TION CERTIFICATE:
unless a building permit based thereon is
submitted within three (3) years from the date A. Design and Location: Mobile home parks shall
of such approval unless extended for good have the following minimum standards:
4-11-5 4-11-5
A) 1. Site: The minimum site shall be two (2) concrete curbings shall be provided to each lot.
developable and usable acres. The minimum width of streets shall be thirty
feet (30'). Concrete sidewalks of at least five
2. Access: There shall be at least two (2) feet (5') in width shall be placed along at least "
places of access of which at least one public one side of each street or located in the back
access must be on a major or secondary street or side of each lot so that there is sidewalk
as defined by the City comprehensive arterial access to all lots.
and street plan.
10. Parking: Each mobile home lot shall have
3. Screening: A solid wall or view-obscuring a minimum of two (2) off-street automobile
fence, hedge or equivalent barrier not less parking spaces. Mobile home parks shall
than five feet (5') in height shall be estab- provide screened parking for boats, campers,
lished and maintained around the entire travel trailers and related devices on a ratio of
periphery of the park except for openings for one space per ten (10) lots, in a secluded
driveway and walkway purposes. portion of the park.
4. Permanent Dwelling: The only permanent 11. Recreation Area: A minimum of ten
dwelling allowed on the mobile home park percent (10%) of the total area of the park
shall be the single family dwelling of the shall be reserved and shall be used solely and
owner or manager. exclusively for a playground-recreation area.
5. Lot Size: Each mobile home lot shall 12. Illumination: The Public Works Depart-
contain a minimum of three thousand (3,000) ment shall approve a street lighting plan
square feet, with the length of not less than providing sufficient illumination between
seventy five feet (75') and the width not less sunset and sunrise to illuminate adequately
than forty feet (40'). Each lot shall be laid out the roadways and walkways within a mobile
so as to optimize view, privacy and other home park.
amenities.
13. Landscaping: Landscaping shall be
6. Density: There shall be not more than eight provided on both the individual lots and the
(8) lots per gross acre of the mobile home remainder of the mobile home park site
park. (Ord. 3746, 9-19-83) according to a landscape plan approved by the `wry'
Hearing Examiner.
7. Setbacks: Each lot shall be clearly defined
and landscaped. Mobile homes together with a. Installation: A surety bond of not less
any accessory structures, including patios, than four hundred dollars ($400.00) per acre
awnings and related devices shall be located a of the mobile home for a maximum of two (2)
minimum of ten feet (10') from the front lot year period guaranteeing to the City the
line; five feet (5') from side or rear lot lines; installation according to the approved
and ten feet (10') from another mobile home landscape plan of walls, fences and land-
measured closer than twenty feet (20') to any scaping required herein shall be posted prior
public street or highway. It shall be illegal to to the issuance of any permits to construct the
allow or permit any mobile home to remain in park.
the mobile home park unless a proper space is
available for it. (Ord. 3902, 4-22-85) 14. Public Street Improvements: On or off-site
public street improvements shall conform to
8. Lot Coverage: No more than forty percent the provisions and requirements of the
(40%) of any lot shall be covered by a mobile subdivision ordinance, Title 9, Chapter 12.
home and enclosed accessory structures. In
addition accessory structures such as carport 15. Patio: A concrete patio on each mobile
canopies or patio covers having less than fifty home lot of not less than one hundred twenty
percent (50%) perimeter wall enclosure shall five (125) square feet with a minimum width
not exceed twenty percent (20%) coverage of of eight feet (8') shall be provided.
any lot.
B. Construction Standards: Mobile home park
9. On-Site Private Streets, Curbs and Side- construction standards shall be as listed
walks: Asphaltic or concrete streets and below:
4-11-5
4-11-7
B) 1. No grading, construction or similar activi- hundred fifty percent (150%) of the estimated
ties, except the clearing of land, shall be cost of the installation of the required
permitted until the Hearing Examiner has improvements. Such bond shall list the exact
given approval to the final plan. work that shall be completed and shall be
subject to the condition that the improvements
2. In the construction of mobile home parks, shall be completed within one year. The Board
the developer shall obtain a building permit may defer improvements for periods of one
consistent with all applicable State, County year, but not exceeding five (5) years. The
and City codes for electrical, plumbing, developer may substitute a certified check in
sanitary sewer, storm sewer, fire, street, lieu of a performance bond. Such check shall
building and all other applicable codes. A be made payable to the City and shall be in
building permit for a mobile home park shall the same amount as the bond it is
include but is not necessarily limited to the substituting. The City reserves the right, in
site, its grading and preparation, private addition to all other remedies available to it
utilities and services, private on-site streets, by law, to proceed against such bond or other
driveways, walkways and landscaping the payment, without notice to the developer. In
dimensions of the individual mobile home sites case of suit, the developer agrees to pay unto
and the design and construction of the the City all costs incidental to such litigation
individual mobile home pads and their utility including reasonable attorney's fees. (Ord.
connections. Public utilities and on or off-site 3746, 9-19-83)
public street improvements as defined in
subdivision ordinance and public or private
sewer, water and storm drainage systems will 4-11-6: INSTALLATION PERMIT:
require a permit from the Public Works
Department. A. An installation permit from the Building and
Zoning Department shall be required for
3. All utilities serving the mobile home park installation of each mobile home and to
shall be underground. connect to utilities. Setbacks, lot coverage and
related requirements shall be completed and
4. Mobile home parks shall have City sanitary approved and issued prior to the occupation of
sewer and water service. each mobile home. A fee of fifty dollars
($50.00) shall be paid at the time of
"low 5. A safe, sanitary and adequate supply of application for said permit. (Ord. 3770,
water shall be supplied to every mobile home 12-19-83)
lot and service building.
B. All mobile home installations shall comply
6. Any gas supply from a central L.P. gas or with WAC 296-150B-200 et seq. entitled
natural gas facility shall require a gas General Installation Requirements for Mobile
connection permit and shall comply with the Homes.
City Mechanical and Plumbing Codes.
C. An installation permit shall not be issued for
7. Facilities for firefighting and prevention the location of any mobile home unless the
shall comply with City Fire Codes. mobile home park has been issued an occu-
pancy certificate and a license from the
C. Certificate of Occupancy: A signed certificate Building Official.
of occupancy shall signify that the mobile
home park has been satisfactorily completed D. Mobile homes constructed after July 1, 1968
according to the approved final plan and the shall bear the insignia of approval for
requirements of this Chapter. plumbing, heating and electrical installation
according to chapter 43.22 of RCW.
D. Deferred Improvements: If a developer wishes
to defer certain improvements, then written
application shall be made to the Board of 4-11-7: MAINTENANCE:
Public Works stating the reasons why such
delay is necessary or advisable. Upon approval A. General: The mobile home park shall be kept
by the Board of Public Works, the developer in good repair to insure that said park shall
shall furnish a performance bond to the City be a pleasant, safe and sanitary living
in an amount equal to a minimum of one environment for present and future
fir+
41111,
4-11-7 4-11-9
A) inhabitants. Minimum standards are set forth
in this Chapter.
B. Landscaping: Landscaped areas will be subject
to periodic inspection by the Building and
Zoning Department. Landscaping shall be kept
neat and orderly. (Ord. 3746, 9-19-83)
4-11-8: LIABILITY; CITY NOT LIABLE: This
Chapter shall not be construed to relieve
from or lessen the responsibility of any person
owning any land or buildings and/or constructing
any mobile home parks in the City for damages
either to person or property; nor shall the City, or
any agent thereof, be held as assuming such
liability by reason of preliminary or final approval
authorized herein or a license issued by the City or
any of its agents.
4-11-9: SEVERABILITY: If any part or portion
of this Chapter is determined to be
unconstitutional by a court of competent jurisdic-
tion, such determination shall not affect the
remainder of this Chapter. (Ord. 3746, 9-19-83)
4-13-1 4-13-2
CHAPTER 13
OCCUPANCY PERMITS
SECTION: the City the security herein shall be released and
the applicant may make application for a per-
4-13-1: Construction of Improvements Required manent occupancy permit.
4-13-2: Temporary Occupancy Permit Conditions
Should extenuating circumstances or circumstances
beyond the control of the applicant prevent the
installation of such on-site or off-site improvements,
the Building Official may extend the temporary
occupancy permit to a total maximum of one hun-
4-13-1: CONSTRUCTION OF IMPROVE- dred eighty (180) days.
MENTS REQUIRED: There is hereby
added an additional condition to the issuance of Deferral of such improvements beyond one hundred
any permanent occupancy permit. No permanent eighty (180) days may be applied for to the Board
occupancy permit shall be granted until all on- and of Public Works. The Board of Public Works shall
off-site improvements required of the project shall have the authority to grant further deferrals for
be constructed and approved by the City or alter- any such improvements subject to the same re-
natively, deferred or waived. (Ord. 3483, 11-10-80) quirements as for off-site improvements as stipu-
lated in Section 9-12-8V. (Ord. 4348, 5-4-92)
4-13-2: TEMPORARY OCCUPANCY PERMIT
CONDITIONS: A temporary occupancy
permit may be granted by the Building Official,
when the required improvements have not been
deferred or installed and in the opinion of the
Building Official are not necessary for life, safety
lotroe or health, or structural integrity of the buildings
on the site, and the improvements are to be in-
stalled and completed within ninety (90) days from
the date of issuance of temporary occupancy per-
mit. In all such cases, a certified or cashier's check,
letter of credit, set aside letter, or other acceptable
security must be posted to the extent of one hun-
dred fifty percent (150%) of the estimated cost of
the improvements not installed and accepted. The
amount of said security shall be provided by an
estimate of the applicant together with supporting
data from a reputable contractor or subcontractor
and based upon full engineering plans. Such es-
timates shall be approved by the Building Official
of the City; however, should the amount of the
estimate be unacceptable to the City, the applicant
shall be required to provide further estimates ac-
ceptable to the City. No temporary occupancy per-
mit shall be granted until the security amount has
been established following acceptable estimates.
Said temporary occupancy permit shall be good for
a period of not more than ninety (90) days. After
improvements have been installed and approved by
692
City of Renton
w
4-14-1 4-14-1
CHAPTER 14
PARKING AND LOADING ORDINANCE
SECTION: the goal of this Chapter to allow the provi-
sion of sufficient off-street parking to meet
4-14- 1: Title, Intent and Enforcement the needs of urban development while not
4-14- 2: Definitions providing an excess surplus of spaces. All
4-14- 3: Uses and Conditions new developments and alterations to, or
4-14- 4: General Provisions expansion of existing developments per Sec-
4-14- 5: Loading Space tion 4-14-3A2 shall comply with the applica-
4-14- 6: Parking Requirements ble requirements of this Chapter.
4-14- 7: Drive-In Business
4-14- 8: Parking Standards C. Administration/Enforcement:
4-14- 9: Submission of Plans
4-14-10: Illustrations 1. Enforcement: The Planning/Build-
4-14-11: Liability ing/Public Works Department is hereby au-
4-14-12: Severability thorized and directed to enforce all the provi-
4-14-13: Violation and Penalty sions of this Chapter. For such purpose, the
4-14-14: Repeal of Prior Ordinances Planning/Building/Public Works Administra-
4-14-15: Effective Date tor or his/her duly authorized representative
shall have the authority of a police officer.
a. Approval for Deviation from Standards:
4-14-1: TITLE, INTENT AND ENFORCE- Whenever there are practical difficulties
MENT: involved in carrying out the provisions of
this Chapter, the Planning/Building/Public
A. Title: This Chapter shall be hereinafter Works Administrator may grant in writing
known as the Renton Parking and Loading modifications to the standards for individual
Ordinance, it may be cited as such, and will cases provided that such modification:
be hereinafter referred to as this "Chapter",
and same shall be and constitute Chapter 14, (1) Conforms to the intent and purpose
Title IV (Building Regulations) of Ordinance of the Code; and
4260 known as Code of General Ordinances
of the City. (Ord. 3988, 4-28-86) (2) Can be shown to be justified and
required for the use and situation in-
B. Intent: It is the purpose of this Chapter to tended; and
provide a means of regulating parking to
promote the health, safety, morals, general (3) Will not create adverse impacts to
welfare and aesthetics of the City by specify- other property(ies) in the vicinity; and
ing the off-street parking and loading re-
quirements for all uses permitted in this (4) Will be made prior to detailed engi-
Code and to describe design standards and neering and design. (Ord. 4517, 5-8-95)
other required improvements. Furthermore,
it is the intent of this Chapter to promote the 2. Board of Appeals: The Hearing Examiner
efficient use of the City's transportation shall hear appeals from administrative deci-
facilities by incorporation into that system of sions in the reasonable interpretation of the
alternative modes of transportation to the provisions of this Chapter. The Examiner
single occupancy vehicle to promote the shall, upon proper application, render a deci-
movement of people from place to place. It is
loose
695
City of Renton
4-14-1 4-14-2
sion consistent with the provisions of Section c. Landscaping shall be kept neat, orderly
4-8-11B. and of attractive appearance at all times.
v40
3. Building Permits: d. In the event that such landscaping is
not maintained in a reasonable manner, the
a. No construction, alteration or changes in City shall have the right to demand a proper
uses are permitted until all the information performance or similar bond from the owner
in Section 4-14-9 has been submitted and or occupant of the premises to assure proper
approved by the appropriate City depart- and continuous maintenance, or alternately,
ments and building permit has been issued. the City reserves the right to cause such
maintenance to be done and to charge the
b. The Planning/Building/Public Works full cost thereof unto the owner. (Ord. 3988,
Department may issue a conditional or tem- 4-28-86)
porary permit only for good cause shown, if
any of the specified plans and construction
are to be deferred for a reasonable period of 4-14-2: DEFINITIONS: For the purpose of this
time as set forth in Section 4-14-4L. Chapter, certain terms and their deri-
vations shall be construed as specified in this
Any such conditional or temporary building Section. Words in the singular include the plural,
permit shall clearly specify any improve- and the plural the singular. The words "shall" and
ments to be deferred (i.e., plans for landscap- "will" are mandatory; the word "may" is permis-
ing, signs and lighting) and shall be permit- sive.
ted only if' the City has received adequate
security from any such applicant or owner, CARPOOL: A group of people in excess of some
as hereinbelow stated. Deferred improvement minimum number (usually 2 or 3 persons) travel-
will be completed as set forth in such permit, ing to the same or relatively nearby locations.
and if not cited therein, then as specified in
Section 4-14-4L3 hereinbelow. DOCK HIGH LOADING DOOR: Any loading door
over forty inches (40") in height measured from
4. Occupancy Permits: The premises shall the adjacent pavement area where the truck is
not be occupied until the parking lot is parked to the floor elevation of the building.
paved, marked, landscaped and lighted (if
the lot is to be illuminated) and an occupan- GROSS FLOOR AREA: For the purpose of comput-
cy permit has been issued, unless a defer- ing required parking space, gross floor area shall
ment has been granted. be defined as the main areas of the building that
are occupied. It does not include accessory areas
5. Business Licenses: A business license shall ordinarily used by the occupant such as: rest
not be issued until an occupancy permit has rooms, stairs, shafts, wall thickness, corridors,
been issued. lobbies and mechanical rooms.
6. Maintenance: HIGH OCCUPANCY VEHICLE (HOV): A vehicle
carrying more than some minimum number of
a. Landscaped areas will be subject to people (usually 2 or 3 persons).
periodic inspection by the Plan-
ning/Building/Public Works Department to LANDSCAPING: The addition to land of natural
ensure maintenance. lawns, trees, shrubs, flowers, rockeries and simi-
lar items to enhance its attractiveness.
b. Said Department shall advise enforcing
authority of noncompliance with ordinance LEASED PARKING: Parking for a particular land
requirements. use on land which is subject to a lease or other
agreement allowing the owners of the building to
• use the property for parking for the use. Leased
695
City,of Renton
4-14-2 4-14-3
parking shall be a permanent parking arrange- hours. (See bulk storage regulations for lots
ment. The permanency of the parking shall be exceeding one(1)acre in area.)
determined upon consideration of the remaining
economic life of the building for which the parking TANDEM PARKING: The parking of one motor
is provided, and of the provision of the applicant of vehicle behind another, where one does not have
appropriate measures to protect against conditions direct access to a parking aisle without the moving
which may cause forfeiture of the lease or other of the other vehicle. Tandem parking is allowed
land use agreement. Such measures may include, only in single-family and duplex residential zones.
but are not limited to, bonds or covenants running
with the land upon which the building is located to TRANSPORTATION MANAGEMENT PLAN
cause the termination of the occupancy of the (TMP): A plan developed by the occupant of a
building upon termination of the leased parking. building or land use, or by the developer of a pro-
posed project, designed to provide mechanisms for
LOADING AREA: A specially designed off-street reducing the vehicle demand generated by an
place intended to be used by vehicles for depositing existing or proposed land use.
and/or receiving passengers and goods.
UNCOVERED COMMERCIAL AREA: An area
OUTDOOR RETAIL SALES AREAS: Specially used for display purposes or for commercial trans-
designed areas for the retail sale of automobiles, actions not combined within a structure. (Ord.
small trucks, vans or other similar type motor 4517, 5-8-95)
vehicles. It does not generally include commer-
cially licensed motor vehicles such as buses or
trucks. 4-14-3: USES AND CONDITIONS:
PARKING LOT OR PARKING AREA: A specially A. New Buildings and Building Additions: Off-
designed off-street place intended to be used pri- street parking shall be provided in accor-
marily for the temporary storage of vehicles for dance with the provisions of this Section in
durations of less than seventy two (72) hours. the following cases:
Included in this definition is the permanent sur-
face, striping, landscaping and other features 1. The construction of new buildings or
required by this Section. structures;
lire PARKING SPACE OR PARKING STALL:A park- 2. The enlargement or remodeling of an
ing space is any off-street space intended for the existing building/structure or land use by
use of vehicular parking with ingress and egress to more than one-third(1/3) of the area of build-
the space easily identifiable. ing/structure or area of land use; or (Ord.
3988,4-28-86)
SHOPPING CENTER:A group of buildings, struc-
tures and/or uncovered commercial areas, or a sin- 3. Paving of a parking lot with a permanent
gle building containing four(4) or more individual surface, or striping a previously unstriped
commercial establishments, planned, developed lot. (Ord.4517, 5-8-95)
and managed as a unit related in location and type
of shops to the trade area that the unit serves. B. Change in Use: When the occupancy of any
land use, structure and/or building or any
STACKING SPACE: The space specifically desig- part of a building, structure, and/or land use
nated as a waiting area for vehicles whose occu- is changed to another use requiring increased
pants will be patronizing a drive-in business. Such parking stalls, parking shall be provided to
space is considered to be located directly alongside meet the parking requirements of the new
a drive-in window, facility or entrance used by use, as specified in Section 4-14-8. (Ord.
patrons and in lanes leading up to and away from 3988, 4-28-86)
the business establishment.
C. Exemption for the Downtown Core Area: The
STORAGE LOT: A specially designed area for downtown core area which is described as
parking or holding of operable motor vehicles or that area bounded by the center lines of
wheeled equipment for more than seventy two (72) Smithers Avenue South from South Fourth
Place to South Third Street and Morris Ave-
997
City of Renton
�rr�rr■r _ __
4-14-3 4-14-4
nue South from South Third Street to South partment under curb cut permit proce-
Second Street and South Second Street from dures.
Morris Avenue South to Logan Avenue
South, bounded on the north by Cedar River, (2) Driveways shall not exceed forty
east to Mill Avenue South, south to South percent(40%)of the street frontage. lege
Fourth Street and west to Smithers Avenue
South shall be exempt from the provisions of (3) There shall be a minimum of eigh-
this Section. This area shall also extend to teen feet (18') between driveway curb
the west property line of those properties returns where there is more than one
fronting along the west side of Logan Avenue driveway on property under single own-
South between South Second Street and Air- ership or control and used as one pre-
port Way,but in no case shall the area extend mises.(Ord. 3988, 4-28-86)
more than one hundred ten feet(110')west of
the Logan Avenue South right-of-way. (Ord. (4) Driveways shall not be closer than
4466,8-22-94; amd. Ord. 4671, 7-21-97) five feet (5') to any property line (except
as allowed under Section 4-14-4B1c,
Joint Use Driveways) unless a perma-
4-14-4: GENERAL PROVISIONS: nent easement on the bordering prop-
erty creating a five foot (5') clearance is
A. Use of Public Right-of-Way: Maneuvering obtained.
space shall be completely off the right-of-way
of any public street except for parking spaces c. Joint Use Driveways: Joint use drive-
provided for single-family dwellings and ways reduce the number of curb cuts along
duplexes. Alleys shall not be used for off- individual streets and thereby improve safety
street parking and loading purposes,but may and reduce congestion while providing for
be used for maneuvering space. additional on-street parking opportunities.
Joint use driveways should be encouraged
B. Ingress/Egress: when feasible and appropriate.
1. Driveway Location: (1) Adjoining uses may utilize a joint
use driveway where such joint use
a. Industrial, Warehouse and Shopping driveway reduces the total number of
Center Uses: driveways entering the street network,
subject to the approval of the Plan-
(1) The location of ingress and egress ningBuilding/Public Works Depart-
driveways shall be subject to approval of ment.
the Planning/Building/Public Works De-
partment under curb cut permit proce- (2) Joint use driveways must be created
dures. upon the common property line of the
properties served or through the grant-
(2) There shall be a minimum of forty ing of a permanent access easement
feet(40')between driveway curb returns when said driveway does not exist upon
where there is more than one driveway
on property under unified ownership or
control and used as one premises.
(3) Driveways shall not be closer than
five feet(5')to any property line (except
as allowed under Section 4-14-4B1c
Joint Use Driveways).
b. All Other Uses:
(1) The location of ingress and egress
driveways shall be subject to approval of
the Planning/Building/Public Works De-
997
City of Renton
4-14-4 4-14-4
a common property line. (Ord. 4517, single ownership, except where a single own-
5-8-95) ership is developed into more than one unit
""w" of operation, each sufficient in itself to meet
(3) Joint use access to the driveway the requirements of this Section. In such
shall be assured by easement or other case there shall not be more than two (2)
legal form acceptable to the City. driveways for each unit of operation. (Ord.
3988, 4-28-86)
2. Driveway Width:
4. Driveway Construction: Driveways shall
a. Industrial, Warehouse and Shopping be constructed to City standards. Deviation
Center Uses: from standards, either in whole or in part,
shall be subject to approval by the PIan-
(1) The width of any driveway shall not ningBuilding/Public Works Department as
exceed fifty feet (50') exclusive of the described in Section 4-14-1Cla upon submit-
radii of the returns or taper section, the tal in writing of justification for such devia-
measurement being made parallel to tion. (Ord. 4517, 5-8-95)
the center line of the street roadway.
5. Driveway Angle: The angle between any
(2) Driveways shall not exceed forty driveway and the street roadway or curb line
percent(40%) of the street frontage. shall not be less than forty five degrees (45°).
(3) The Board of Public Works may 6. Hazardous Driveways:
grant an exception upon proper applica-
tion in writing and for good cause a. No driveway shall be constructed in
shown, which shall include, but not be such a manner as to be a hazard to any exist-
limited to the absence of any reasonable ing street lighting standard, utility pole,
alternative. traffic regulating device, fire hydrant, adja-
cent street traffic, or similar devices or con-
f! b. Single-Family and Duplex Uses: The ditions.
lisse
width of any driveway shall not exceed twen-
ty feet (20') exclusive of the radii of the re- b. The cost of relocating any such street
turns or taper section, the measurement structure when necessary to do so shall be
being made parallel to the center line of the borne by the abutting property owner.
street roadway.
c. Said relocation of any street structure
c. All Other Uses: The width of any drive- shall be performed only through the depart-
way shall not exceed thirty feet (30') exclu- ment and person holding authority for the
sive of the radii of the returns or the taper particular structure involved.
section, the measurement being made paral-
lel to the center line of the street roadway. 7. Driveway Grades:
3. Number of Driveways: a. Single-Family and Two-Family Uses:
Maximum driveway slopes shall not exceed
a. Industrial, Warehouse and Shopping fifteen percent (15%); provided, that drive-
Center Uses: There shall not be more than ways exceeding eight percent (8%) shall pro-
two (2) driveways for each three hundred vide slotted drains at the lower end with
thirty feet (330') of street frontage on proper- positive drainage discharge to restrict runoff
ty under unified ownership or control. from entering the garage/residence or cross-
ing any public sidewalk.
b. All Other Uses: There shall not be more
than two (2) driveways for each three hun- b. All Other Uses: Maximum driveway
dred thirty feet (330') of street frontage for a slope shall not exceed eight percent (8%).
695
City of Renton
4-14-4 4-14-4
The Board of Public Works may allow a 2. Use of Paved Recreation Space for Park-
driveway to exceed eight percent (8%) slope ing: The Planning/Building/Public Works
but not more than fifteen percent (15%) Department may authorize the use of space
slope, upon proper application in writing and designated and primarily used for recreation
for good cause shown, which shall include, purposes for a portion of the required park-
but not be limited to the absence of any rea- ing space, provided the space conforms to the
sonable alternative. following conditions:
C. Location of Parking Facilities: a. Such parking areas shall be subject to
all locational and developmental provisions
1. Distance: of this Chapter.
a. Required parking as specified herein b. Such portions of the recreation area to
shall be provided upon property in the same be used for parking shall be paved with a
ownership as the property upon which the durable, dustless surface of a permanent
building or use requiring the specified park- nature.
ing is located or upon leased parking.
c. Such parking space may be credited only
b. Where a distance is specified, such dis- to space requirements of the principal use
tance shall be the walking distance measured which it is intended to serve.
from the nearest point of the parking facility
to the nearest point of the building that such 3. Off-Site Parking:
facility is required to serve.
a. If sufficient parking is not available on
c. Off-street parking facilities shall be the premises of the use, excepting single-
located as hereinafter specified: and two-family dwellings, a private parking
lot may be provided on a noncommercial
(1) Single-Family and Duplexes: On the basis subject to the approval of the Plan-
same lot with the building they are ning/Building/Public Works Department. The
required to serve. Planning/Building/Public Works Department Nosiol
shall review the following as part of the
(2)Multi-Family: May be on contiguous building permit process:
lot with the building they are required
to serve, provided the provisions of (1)A letter of justification addressing
Section 4-14-4C3 (Off-Site Parking) the need and neighborhood compatibili-
below are complied with. ty.
(3)Boat Moorages: May have parking (2)A site plan showing all dimensions
areas located not more than six hun- of:
dred feet (600') from such moorage
facility nor closer than one hundred feet - Parking spaces
(100') to the shoreline. (See Section -Aisles
4-14-8D6 and 7). Handicapped parking - Landscaping areas
can be allowed within the one hundred - Adjacent street improvements
feet (100') per Section 4-14-6A6. - Curb cuts across public streets
- On-site and adjacent use and building
(4) Other Uses: On the same lot with locations
the principal use except when the con-
ditions as mentioned in Section (3)An environmental checklist unless it
4-14-4C3 (Off-Site Parking) below are is exempt under SEPA.
complied with.
695
City of Renton
4-14-4
4-14-4
b. The Planning/Building/Public Works off-street parking facilities under this Chap-
Department shall apply the following condi- ter.
tions in the review process:
2. Fractions: When a unit of measurement
(1) Off-site parking for required parking determining the number of required parking
spaces shall be contained in a parking spaces results in the requirement of a frac-
lot within five hundred feet (500') of the tional space, any fraction up to but not in-
building or other use it is intended to eluding one-half(1/2) shall be disregarded and
serve for residential uses, and within fractions one-half (1/2) and over shall require
seven hundred fifty feet (750') of the one parking space. (Ord. 3988, 4-28-86)
building or other use it is intended to
serve for nonresidential uses. E. Joint Use:
If a transportation management plan is 1. The joint use of parking facilities should
in use or proposed for use in conjunc- generally be encouraged within the City. The
tion with the project, or if the developer joint use of parking facilities may be autho-
or building occupant can demonstrate rized for: (Ord. 4517, 5-8-95)
that a transit shuttle or other form of
acceptable transportation system (mo- a. Those uses which have dissimilar peak-
torized or nonmotorized) between a hour demands during the nonpeak hours of
remote parking facility and the develop- the lessor. (Ord. 3988, 4-28-86)
ment will provide adequately for the
parking needs of the land use, then at b. (Rep. by Ord. 4517, 5-8-95)
the discretion of the Plan-
ning/Building/Public Works Department 2. To qualify as a joint-use parking facility,
the maximum distance may be relaxed the facility must be located within a radius •
given that the conditions outlined in of seven hundred fifty feet (750') from the
Section 4-14-1C1a are met. (Ord. 4517, buildings or use areas it is intended to serve.
5-8-95)
lo
r 3. A joint-use contract, covering a minimum
(2) The parking lot shall be subject to of five (5) years, shall be approved by the
all applicable provisions of this Chap- Planning/Building/Public Works Department
ter. and by the City Attorney for such a parking
arrangement to be allowed. (Ord. 3988,
(3) Except for emergencies, no automo- 4-28-86)
bile repair or service of any kind shall
be conducted on any such parking area. 4. (Rep. by Ord. 4517, 5-8-95)
(4) No charge for use of such parking 5. Parking areas in shopping centers operate
area shall be made in any residential as common parking for all uses. If a shopping
zone except on a weekly or monthly center is subdivided, then easements and/or
basis, restrictive covenants must grant use and
maintenance of common parking access.
D. Units of Measurement:
F. Landscaping: All parking lots, loading areas
1. Benches: In stadiums, sports arenas, and drive-in businesses, vehicle sales lots
churches and other places of assembly in and storage lots except those used for de-
which patrons, or spectators occupy benches, tached single-family dwelling units, duplexes
pews or other similar seating facilities, each and those in enclosed buildings, shall be
eighteen inches (18") of length of such seat- landscaped to the standard set forth in Sec-
ing facilities shall be counted as one seat for tion 4-31-34.
the purpose of determining requirements for
Atime
695
City of Renton
4-14-4 4-14-4
1. Safety and Approval: (2) Angled parking layouts, forming a
sawtooth pattern shall maintain a mini-
a. Landscaping shall not conflict with the mum of a two foot (2') landscaping strip
safety of those using adjacent sidewalks or in the narrowest part of the sawtooth
with traffic safety. pattern abutting a public right of way.
b. Where possible existing mature trees c. Large Parking Lots: In addition to Sec-
and shrubs shall be preserved and incorpo- tion 4-14-4F2a and b above, parking lots ten
rated in the landscape layout. thousand (10,000) square feet or greater in
area shall have a minimum of five percent
c. All landscaping under this Section is (5%) of area within the parking lot land-
subject to approval by the Building/Zoning scaped in a pattern that reduces the barren
Department. appearance of the parking lot.
2. Required Landscaping and Screening: d. Storage Lot: Perimeters of the lot must
be effectively screened by a combination of
a. Screening Residential Uses: landscaping and fencing.
(1) A planting area or berm with land- (1) A minimum of a ten foot (10') land-
scaping shall be provided on those sides scaped strip is required between the
of a parking lot that is adjacent to prop- property lines along public rights of
erties used and/or zoned for residential way and the fence. The landscaping
purposes. (See specific zoning classifica- shall be of a size and variety so as to
tion.) provide an eighty percent (80%) opaque
screen.
(2) Such planting shall be subject to the
requirements of the Zoning Ordinance (2) The entire perimeter must be fenced
and shall be of a sufficient height to by a sight obscuring fence, a minimum
serve as a buffer. of eight feet (8')in height. Gates may be
left unscreened for security purposes.
(3) Any landscaping area shall be a
minimum of five feet(5') in width. 3. Underground Sprinkling System: Under-
ground sprinkling systems shall be required
(4) The Planning/Building/Public Works to be installed and maintained for all land-
Department may allow a minimum of a scaped areas. The sprinkler system shall
forty two inch (42") screening fence in provide full water coverage of the planted
lieu of landscaping upon proper applica- areas as specified on the plan.
tion for good cause shown, which shall
include but not be limited to a narrow 4. Installation and Maintenance:
parking lot.
a. Installation:
b. Small Parking Lot: Parking lots less
than ten thousand (10,000) square feet in (1) All landscaping and sprinkler sys-
area shall have landscaped areas as follows: tems shall be installed in accordance
with the landscaping and sprinkler plan
(1)A minimum width of five feet (5') for submitted by the applicant and ap-
right angle and ninety degree (90°) proved by the Planning/Building/Public
parking stalls along the abutting public Works Department (see Section 4-14-9).
right of way except for areas of ingress
and egress. (2) Whenever there is a deferral of im-
provements as set forth in Section
4-14-4L, or as otherwise specified in
695
City of Renton
4-14-4
4-14-4
this Chapter, the applicant shall fur- b. All markings are to be of commercial
nish to the City a bond in an amount traffic paint or equal material and are to be
14100, equal to a minimum of one hundred maintained in a legible condition.
fifty percent (150%) of the cost of the
installation of the approved landscap- c. All handicapped, compact and guest
ing. parking spaces shall be marked.
(3) The requirement of a bond may be 3. Wheel Stops:
waived upon approval of the Plan-
ning/Building/Public Works Depart- a. Wheel stops shall be required on the
ment, and upon written application by periphery of the parking lot so the cars shall
the applicant. not protrude into the public right of way of
the parking lot, or strike buildings.
b. Maintenance:
b. Wheel stops shall be two feet (2') from
(1) Such landscaping shall be main- the end of the stall for head-in parking.
tained by the owner and/or occupant
and shall be subject to periodic inspec- c. Parallel stalls shall be designed so that
tion by the Planning/Building/Public doors of vehicles do not open onto the public
Works Department. right of way.
(2) In the event that such landscaping H. Lighting:
is not maintained in a reasonable, neat
and clean manner, then the City shall 1. Any lighting on a parking lot shall illumi-
have the right to proceed as set forth in nate only the parking lot and shall be de-
Section 4-14-106. signed and located so as to avoid undue glare
or reflection of light.
G. Paving, Markings and Wheel Stops:
F 2. Light standards shall not be located so as
rrr 1. Paving: to interfere with parking stalls, stacking
areas and ingress and egress areas.
a. All off-street parking areas shall be
paved with asphaltic concrete, cement or I. Drainage: Drainage shall meet City require-
equivalent material of a permanent nature ments, including the location of the drains
as approved by the Planning/Building/Public and the disposal of water.
Works Department.
J. Parking Lots and Structures: Maximum
b. Storage lots may be surfaced with slopes for parking lots shall not exceed eight
crushed rock or similar material approved by percent (8%) slope.
the Planning/Building/Public Works Depart-
ment. The Board of Public Works may allow a
driveway to exceed eight percent (8%) slope
2. Marking: All parking areas other than but not more than fifteen percent (15%)
those for single-family residential and duplex slope, upon proper application in writing and
dwellings shall have stalls marked and ac- for good cause shown, which shall include,
cess lanes clearly defined, including direc- but not be limited to the absence of any rea-
tional arrows to guide internal circulation. sonable alternative.
a. All entrances and exits shall be desig- The ingress and egress of all parking lots
nated as such by markings on the parking lot and structures shall be approved by the
pavement in addition to any signs which may Planning/Building/Public Works Department.
be used as entrance and exit guides.
+Ylflrr►'
695
City of Renton
41111111
4-14-4 4-14-4
K. Customer Parking: The Planning/Build- shall be completed within the time specified
ing/Public Works Department may require by the Board of Public Works and if no time
areas be set aside exclusively for customer or is so specified, then not later than one year.
*41.00
guest parking and shall specify one of the
following methods be used: b. The Board of Public Works shall annual-
ly review the deferred improvements and the
1. A maximum of fifty percent (50%) of the amount of the bond.
required parking stalls clearly designated as
"customer parking" or "guest parking". Park- c. Should the Board of Public Works deter-
ing stalls with said designations shall be mine that any improvement need not be
used only for said purposes. installed immediately, then the Board of
Public Works may extend the deferral for an
2. A separate parking lot with its own in- additional period of time up to an additional
gress and egress, landscaping and screening year.
exclusively for customer parking and ade-
quately signed as such. d. The Board of Public Works, at the end of
five (5) years, shall either require the de-
L. Deferred Improvements: ferred improvements to be installed or shall
waive the improvements permanently.
1. Application:
e. At the same time as the granting of any
a. If there is a demonstrated need to defer additional deferral, the bond for such defer-
certain on-site improvements for more than ral shall be reviewed and increased or de-
ninety (90) days after obtaining a certificate creased as the Board of Public Works shall
of occupancy, then written application shall deem necessary, but shall remain in an
be made to the Planning/Building/Public amount equal to a minimum of one hundred
Works Department not later than fifteen (15) fifty percent (150%) of the estimated cost of
days prior to occupancy. the installation of the deferred improvement.
b. Should the Board of Public Works grant 4. Check or Letters of Credit in Lieu of Bond:
the deferral of part or all of the necessary The developer may substitute in lieu of a
on-site improvements, then full and complete performance bond:
engineering drawings of the on-site improve-
ments shall be submitted as a condition pre- a. A certified or cashier's check. Such
cedent to the granting of any deferral. check shall be made payable to the City and
shall be in the same amount as the bond for
2. Bonds: Upon approval by the Board of which it is substituting.
Public Works for such deferment, for good
cause shown by the applicant, the applicant b. A letter of credit from a financial insti-
shall thereupon furnish a performance bond tution guaranteeing payment upon demand
to the City in an amount equal to a minimum by the City. The legal form of the letter of
of one hundred fifty percent (150%) of the credit shall be approved by the City Attor-
estimated cost of the installation of the re- ney.
quired improvements. The decision of the
Board of Public Works as to the amount of 5. Proceed Against Bond:
such bond shall be conclusive.
a. The City reserves the right, in addition
3. Time Limit: to all other remedies available to it by law,
to proceed against such bond or other pay-
a. The bond shall list the exact work that ment in lieu thereof without notice to the
shall be performed by the applicant and shall developer.
specify that all of the deferred improvements
v
695 age
City of Renton
4-14-4
4-14-4
b. In case of any suit or action to enforce (2)Additional fire lanes may be re-
any provisions of this subsection, the devel- quired in order to provide access for
oper shall pay unto the City all costs inciden- firefighting or rescue operations at
tal to such litigation including reasonable building entrances or exits, fire hy-
attorney's fees. drants and fire protection system ser-
vice connection or control devices.
6. Binding Upon Applicant: The requirement
of the posting of any performance bond or b. Design: Lanes shall provide a minimum
other security therefor shall be binding on unobstructed continuous width of twenty feet
the applicant, his heirs, successors and as- (20') and provide a minimum vertical clear-
signs. ance of thirteen feet six inches (13'6").
7. Transfer of Responsibility: c. Identification: (Ord. 3988, 4-28-86)
a. Once a bond has been accepted by the (1) Lanes shall be identified by a four
Board of Public Works, there shall be no inch (4") wide line and curb painted
release of the owner or developer for their bright red. The block letters shall state,
obligations unless a new party agrees in "FIRE LANE - NO PARKING", be eigh-
writing to be responsible under the bond, and teen inches (18") high, painted white,
has provided a new bond. located not less than one foot (1') from
the curb face, at fifty foot (50') inter-
b. In the instance where a new bond would vals. (Ord. 4130, 2-15-88)
be provided by a condominium owners' asso-
ciation or property owners' association, then (2) Signs shall be twelve inches by eigh-
it shall be necessary for the owners' associa- teen inches (12" x 18") and shall have
tion to have voted to assume the obligation letters and background of contrasting
before the City may accept the new bond, colors, readily readable from at least a
and a copy of the minutes of the meeting of fifty foot (50') distance. (Ord. 3988,
? the owners' association duly certified shall be 4-28-66)
Now filed along with the bond.
(3) Signs shall be spaced not further
c. The City shall not be required to permit than fifty feet (50') apart nor shall they
a substitution of one party for another on be placed less than five feet (5'), or
any bond if the Board of Public Works, after more than seven feet (7') from the
full review, finds that the new owner does ground. The installation and use of fire
not provide sufficient security to the City lane signs will preclude the require-
that the improvements will be installed when ment for painting "FIRE LANE - NO
required. PARKING", in the lane only. The area
shall be identified by painting the curb
M. Fire Lanes: red or in the absence of a curb, a four
inch (4") red line shall be used. (Ord.
1. Standards: 4130, 2-15-88)
a. Location: d. Construction:
(1)As required by the Fire Codes and (1)Fire lanes shall be an all weather
the Fire Department, fire lanes shall be surface constructed of asphalt or rein-
installed surrounding facilities which forced concrete certified to be capable of
by their size, location, design or con- supporting a twenty (20) ton vehicle, or
tents warrant access which exceeds that when specifically authorized by the Fire
normally provided by the proximity of Department, crushed rock may be used;
City streets. provided, written certification is provid-
e
695
City of Renton
4-14-4 4-14-5
ed from a soils engineer, that the road- whole for the parking spaces required, sub-
way will support the weight of operat- ject to the approval of the Plan-
ing fire apparatus. ning/Building/Public Works Department.
(2) Where fire lanes connect to City 2. The developer may seek the assistance of
streets or parking lots, adequate clear- the Planning/Building/Public Works Depart-
ances and turning radii shall be provid- ment in formulating a transportation man-
ed. agement plan. The plan must be agreed upon
by both the City and the developer through a
2. Driveways and/or Parking Areas: The Fire binding contract with the City. At a mini-
Department may require that areas specified mum, the transportation management plan
for use as driveways or private thoroughfares will designate the number of trips to be re-
shall be designated as fire lanes and be duced on a daily basis, the means by which
marked or identified as required by this the plan is to be accomplished, an evaluation
Section. procedure, and a contingency plan if the trip
reduction goal cannot be met. If the trans-
3. Existing Buildings: portation management plan is unsuccessful,
the developer is obligated to immediately
a. Hazard: When the Fire Chief, or his provide additional measures at the direction
authorized designee, determines that a haz- of the Planning/Building/Public Works De-
ard due to inaccessibility of fire apparatus partment, which may include the require-
exists around existing buildings, he may ment to provide full parking as required by
require fire lanes to be constructed and City standards. (Ord. 4517, 5-8-95)
maintained as provided by this Section.
b. Exception: When the required clearances 4-14-5: LOADING SPACE:
outlined in subsection M1 cannot be physi-
cally provided, modification may be allowed A. For all buildings hereafter erected, recon-
upon written application and approval of the structed or enlarged, adequate permanent
Fire Chief. (Ord. 3988, 4-28-86) off-street loading space shall be provided if ,410111
the activity carried on in such building re-
N. Linkages: The Planning/Building/Public quires deliveries to it or shipments from it of
Works Department shall have the authority people or merchandise.
to establish, or cause to be established, bicy-
cle, high occupancy vehicle and pedestrian B. Such space shall be shown on a plan and
linkages within public and private develop- submitted for approval by the Plan-
ments. Enforcement shall be administered ning/Building/Public Works Department.
through the normal site design review and/or
permitting process. Adjustments to the stan- C. No portion of a vehicle taking part in loading
dard parking requirements (4-14-8) may be or unloading activities shall project into a
made by the Planning/Building/Public Works public street or alley.
Department based on the extent of these
services to be provided. D. Loading space shall be in addition to re-
quired off-street parking spaces.
O. Transportation Management Plans:
E. Buildings which utilize dock-high loading
1. Transportation management plan (TMP) doors shall provide a minimum one hundred
guaranteeing the required reduction in vehi- feet (100') of clear maneuvering area in front
cle trips may be substituted in part or in of each door. (See following diagram.)
*400
695
City of Renton
4-14-5 4-14-6
b. A parking stall shall be nine feet (9') in
width measured from a right angle to the
Niekr, me-e--H1414 stall sides.
" " 2. Attendant Parking: When cars are parked
by an attendant, the stall shall not be less
than eighteen feet long by eight feet wide
too' (18'
(18' x 8').
®o�� I 3. Parallel Parking: Each stall shall be twen-
r� I • ' ty three feet by nine feet (23' x 9') in size.
+';';l 4. Compact Parking Spaces:
a. Stall Size: Each stall shall be eight and
one-half feet in width and sixteen feet in
length (81/2'x 16').
F. Buildings which utilize ground level service b. Percentage of Total Parking: Compact
or loading doors shall provide a minimum of parking spaces shall not account for more
forty five feet (45') of clear maneuvering area than:
in front of each door. (See following dia-
gram.) (1) Designated employee parking - not
to exceed forty percent(40%).
eiszoe.4P Leval_ � " (2)All other uses - not to exceed thirty
percent (30%).
5. Aisle Width:
air l Y t ¢ • a. Parallel Parking:
1 1 1 1
(1) For one way circulation, the mini-
mum width of the aisle shall be ten feet
(10').
G. Ingress and egress points from public rights
of way at designated driveways shall be de- (2) For two (2) way circulation, the
signed and located in such a manner as to minimum width of the aisle shall be
preclude off-site or on-street maneuvering of eighteen feet (18').
vehicles. (Ord. 3988, 4-28-86)
b. Ninety Degree Head-In Parking:
4-14-6: PARKING REQUIREMENTS: (1) For one row and two (2) rows of
ninety degree (90°) head-in parking
A. Parking Stall and Aisle Size: using the same aisle in a one way or
two (2) way circulation pattern, the
1. Standard Parking Space: minimum width of the aisle shall be
twenty four feet(24').
a. A normal parking stall shall be twenty
feet (20') in length, except for parallel stalls, c. Sixty Degree Head-In Parking:
measured along both sides of the usable
portion of the stall.
695
City of Renton
4-14-6 4-14-8
(1) For one row and two (2) rows of C. Shopping Centers: When located in a shop-
sixty degree (60°) head-in parking using ping center, drive-in facilities shall provide
a one way circulation pattern, the mini- sufficient stacking space to handle peak
NrilO
mum width of the aisle shall be seven- business demands and shall not in any way
teen feet (17'). obstruct the normal circulation pattern of
the shopping center. (Ord. 3988, 4-28-86)
(2) For two (2) rows of sixty degree (60°)
head-in parking using a two (2) way
circulation pattern, the minimum width 4-14-8: PARKING STANDARDS: In determin-
of the aisle shall be twenty feet (20'). ing parking requirements, when a sin-
gle number of parking spaces is required by this
d. Forty Five Degree Head-In Parking: Code, then that number of spaces is to be inter-
preted as the general number of parking spaces
(1) For one and two(2)rows of forty five required, representing both the minimum and the
degree (45°) head-in parking using a maximum number of spaces to be provided for
one way circulation pattern, the mini- that land use. When a maximum and a minimum
mum width of the aisle shall be twelve range of required parking is listed in this Code,
feet (12'). the developer or occupant is required to provide at
least the number of spaces listed as the minimum
(2)For two (2) rows of forty five degree requirement, and may not provide more than the
(45°) head-in parking using a two (2) maximum listed in this Code. The Planning/
way circulation pattern, the width of Building/Public Works Department may authorize
the aisle shall be twenty feet (20'). a deviation from either the minimum or maximum
parking requirements for a specific development
6. Handicapped Parking: Handicapped park- should conditions warrant as described in Section
ing shall be provided per the requirements of 4-14-1Cla. When seeking a deviation from the
the Washington State Barrier Free Stan- minimum or maximum parking requirements, the
dards as adopted by the City. (Ord. 3988, developer or building occupant shall provide the
4-28-86) Planning/Building/Public Works Department with
written justification for the proposed modification. r
Approved joint use parking agreements and the
4-14-7: DRIVE-IN BUSINESS: All banks, establishment of a transportation management
savings and loan associations, cleaning plan (TMP) may be used as described in Sections
establishments, food dispensing establishments, 4-14-4E and 4-14-40 to meet a portion of these
and other businesses which maintain drive-in parking requirements.
facilities which are intended to serve customers
who remain in their motor vehicles during the When a development falls under more than one
business transactions, or are designed in such a category, the parking standards for the most spe-
manner that customers must leave their automo- cific category shall apply, unless specifically stat-
biles temporarily in a driving lane located adja- ed otherwise. (Ord. 4517, 5-8-95)
cent to the facility, shall provide stacking space
for the stacking of motor vehicles as follows: NUMBER OF PARKING
ACTIVITY SPACES
A. Stacking Space: The drive-in facility shall be
so located that sufficient stacking space is A. Living Activities:
provided for the handling of motor vehicles
using such facility during peak business 1. Dwellings:
hours of such a facility.
a. Single-family 2 parking spaces per sin-
B. Driveway Location: Entrances and exits shall gle-family dwelling. Tan-
be located so as not to cause congestion in dem parking is allowed.
any public right of way.
695
City of Renton
4-14-8 4-14-8
NUMBER OF PARKING 3. Mobile homes: 2 parking spaces for each
ACTIVITY SPACES trailer site plus 1
N"'' screened space for each
b. Two-family 2 parking spaces per 10 lots for recreational
dwelling unit. Tandem vehicles.
parking is allowed.
4. Travel trailers: 1 parking space for each
c. Multi-family 11/2 parking spaces for trailer site.
and apartment each dwelling unit.
houses 5. Hotels: 1 parking space for each
guest room plus 2 park-
d. Guest parking 1 guest parking space ing spaces for each 3
shall be required for employees.
every 4 dwelling units
required in apartments or 6. Motels and 1 parking space for each
planned development cabins: sleeping or dwelling unit
with 5 units or more. plus 2 parking spaces for
each 3 employees. (Ord.
e. Recreational Provisions of parking for 3988, 4-28-86)
parking recreational vehicles
shall be optional and as B. Commercial Activities:
follows:
1. Banks: A minimum of 4 parking
Complexes less than 50 spaces per each 1,000 feet
units: none. of gross floor area and
not more than a maxi-
Complexes more than 50 mum of 5 parking spaces
units: 1 for every 15 per each 1,000 square
units. feet of gross floor area
sA
except when part of a
All recreational vehicle
shopping center. Devia-
parking spaces shall be tion from these minimum
screened. or maximum standards
requires written approval
Provided, that such park- from the Planning/Build-
ing areas are not prohib- ing/Public Works Depart-
ited by the restrictive m e n t (see Section
covenants approved by 4-14-1Cla). (Ord. 4517,
the City and recorded 5-8-95)
with King County.
Drive-up windows: Drive-up windows must
f. Multiple 1 parking space for each have 5 spaces for stack-
dwelling for 4 dwelling units. ing each station and
low income separate from the park-
elderly ing area.
2. Boarding and 1 parking space for the Queuing from drive-up
lodging houses: proprietor plus 1 space windows cannot extend
for each sleeping room for into the public right of
boarders and/or lodging way. (Ord. 3988, 4-28-86)
use plus 1 additional
space for each 4 persons
employed on the premis-
es.
695
City of Renton
diuk
4-14-8 4-14-8
NUMBER OF PARKING from the PlanningBuild-
ACTIVITY SPACES ing/Public Works Depart- ,
ogle
ment (see Section
2. Professional A minimum of 3 parking 4-14-1Cla). (Ord. 4517,
offices and spaces per each 1,000 feet 5-8-95)
businesses: of gross floor area and
not more than a maxi- 6. Other retail 1 parking space for each
mum of 4.5 parking spac- establishment: 500 square feet of gross
es per each 1,000 square service shops, floor area except when
feet of gross floor area clothing or shoe located in a shopping cen-
except when part of a repair shops, ter.
shopping center. Devia- furniture, ap-
tion from these minimum pliance, hard-
or maximum standards ware stores,
requires written approval household
from the Planning/build- equipment:
ing/Public Works Depart-
ment
epart-
ment (see Section 7. Drive-in business: 1 parking space for each
4-14-1C1a). 50 square feet of gross
floor area except when
3. Shopping centers: A minimum of 4 parking located in a shopping cen-
spaces per each 1,000 feet ter.
of gross leasable area and
not more than a maxi- 8. Uncovered coin- 1 parking space for each
mum of 5 parking spaces mercial area, 2,000 square feet of retail
per each 1,000 square outdoor nur- sales area in addition to
feet of gross leasable series: any parking requirements
area. Deviation from for buildings, except
these minimum or maxi- when located in a shop-
mum standards requires ping center.
written approval from the
Planning/Building/Public 9. Outdoor retail 1 parking space for every
Works Department (see sales areas, new 5,000 square feet.
Section 4-14-1C1a). (Ord. used car lots:
4517, 5-8-95)
The sales area is not a
4. Restaurants, 1 parking space for each parking lot and does not
night clubs 100 square feet of gross have to comply with di-
taverns and floor area except when mensional requirements,
lounges: part of a shopping center. landscaping or the bulk
(Ord. 3988, 4-28-86) storage ordinance re-
quirements for setbacks
5. Retail stores, A minimum of 4 parking and screening.
supermarkets, spaces per each 1,000 feet
department of gross floor area and Any arrangement of mo-
stores and per- not more than a maxi- tor vehicles is allowed as
sonal service mum of 5 parking spaces long as: 1) a minimum 5
shops: per each 1,000 square foot perimeter landscap-
feet of gross floor area ing area is provided, 2)
except when located in a they are not displayed in
shopping center. Devia- required landscape areas,
tion from these minimum and 3) adequate fire ac-
or maximum standards cess is provided per Fire
requires written approval Department approval.
Nome
695
City of Renton
4-14-8 4-14-8
ACTIVITY NUMBER OF PARKING D.Recreation—
SPACES Amusement Activities:
10.Motor vehicle 1 parking space for each 400 1. Auditoriums, 1 parking space for each 4
Nose
repair and service: square feet of gross floor area theaters,places of fixed seats or 1 parking space
except when part of a shop- public assembly, for each 100 square feet of
ping center. stadiums and floor area of main auditori-
outdoor11. Combination sit- 1 parking space for each 75 sports um or of principal place of as-
down—drive-in square feet of areas: sembly not containing fixed
q gross floor area seats,whichever is greater.
restaurant: except when part of a shop-
ping center. 2. Bowling alleys: 5 spaces for each alley except
12.Publicpost office: 3 when located in a shopping
parking spaces for every
1,000 square feet. (Ord. center.
3988,4-28-86) 3. Dance halls, 1 parking space for 40 square
C. Industrial Activities: skating rinks: feet of gross floor area except
when located in a shopping
1. Manufacturing, A minimum of 1 parking center.
research and space for each 1,000 square 4, Golf driving 1 parking space for each
testing feet of gross floor area and no ranges: driving station.
laboratories, more than a maximum of 1.5
creameries, spaces per 1,000 square feet 5. Miniature golf 1 parking space for each
bottling of gross floor area(but to in- courses: hole.
establishments, dude warehousing space). 6. Marinas: 2 or 3 slips.A private marina
bakeries, Deviation from these mini-
canneries,printing, mum or maximum standards associated with a residential
and engraving requires written approval complex,then 1 per 3 slips.
shops: from the Planning/Building/ 7. Loading areas for 1 per 25 slips. These shall be
Public Works Department marinas: located near the piers.
(see Section 4-14-1C1a).
(Ord.4517,5-8-95) 8. Other recreational: 1 parking space for each oc-
cupant based upon 50% of
2. Warehouses and 1 parking space for each the maximum occupant load
storage buildings: 1,500 square feet of gross as established by the adopt-
floor area. ed Building and Fire Codes
3. Uncovered storage 1 parking space for each of the City.
area: 2,000 square feet of area. E. Educational Activities:
(Ord.3988,4-28-86)
1. Senior high 1 space for each employee
4. Airplane hangars, Parking is not required. schools: public, plus 1 space for each 10 stu-
tie-down areas: Hangar space or tie-down ar- parochial and dents enrolled.In addition,if
eas are to be utilized for nee- private: buses for the transportation
essary parking. Parking for of children are kept at the
offices associated with air- school,one off-street parking
plane hangers shall be re- space shall be provided for
quired to be provided at 1 each bus of a size sufficient to
parking space per 200 square park each bus.
feet.(Ord. 4517,5-8-95)
'iitorry
1297
City of Renton
4-14-8 4-14-8
ACTIVITY NUMBER OF PARKING G. Religious Activities:
SPACES 1. Churches: 1 space for each 5 seats in the
2. Colleges and 1 space for each employee main auditorium, provided ;,
universities: plus 1 space for each 3 stu- that spaces for any church
dents residing on campus, shall not be less than 10.For
plus one space for each 5 day all existing churches enlarg-
students not residing on ing the seating capacity of
campus. In addition,if buses their auditoriums, one addi-
for transportation of stu- tional parking space shall be
dents are kept at the school, provided for each 5 addition-
one off-street parking space al seats provided by the new
shall be provided for each construction. For all church-
bus of a size sufficient to es making structural alter-
park each bus. ations or additions which do
not increase the seating ca-
3. Elementary and 1 parking space for each em-
Junior high: ployee. In addition, if buses parity of the auditorium, see
for the transportation of stu- Section 4-14-8D1.
dents are kept at the school, 2. Mortuaries or 1 parking space for each 100
1 off-street parking space funeral homes: square feet of floor area of as-
shall be provided for each sembly rooms.
bus of a size sufficient to H.Dead storage space: No spaces required. (Ord.
park each bus.
4517,5-8-95)
4. Libraries and 1 parking space for each 250
museums: square feet in office and pub-
lic use.
5. Child day care or Require 1 parking space for
adult day each employee,and
care/health:
Provide 2 loading spaces 'g .
within 100 feet of the main
entrance for every 25 clients
of the program. (Amd. Ord
4680,9-22-97)
F. Medical Activities:
1. Medical and dental 1 parking space for each 200
offices: square feet of gross floor area
except when located in a
shopping center.
2. Convalescent, 1 parking space for each 2
nursing and health employees plus 1 parking
institutions: space for each 3 beds.A min-
imum of 10 parking spaces
shall be required.
3. Hospitals: 1 parking space for each 3
beds plus 1 space for each
staff doctor,plus one parking
space for each 3 employees.
1297
City of Renton
4-14-8
4-14-9
NUMBER OF PARKING vehicle and that the area
ACTIVITY SPACES of vehicle overhang does
err not intrude into required
I. Other uses not For uses not specifically landscaping areas.
specified: identified in this Section
Planning/Building/Public L. Delay in Installation of Parking Lot Improve-
Works Department staff ments:
shall determine which of
the abovedescribed uses 1. The Building Official may approve a delay
is most similar based in the installation of up to 50 percent of the
upon staff experience minimum number of parking spaces other-
with various uses and wise required to be installed, provided:
information provided by
the applicant. The a. The applicant provides data which sub-
amount of required park- stantiates the reduced need for parking, and
ing for uses not listed
above shall be the same b. The applicant reserves on-site area so
as for the most similar that the minimum number of parking spaces
use listed above. (Ord. can be provided. Any reserved space must be
3988, 4-28-86) clearly designated on a site plan recorded
with the City Clerk, and must be described
J. Mixed occupancies: In the case of 2 or more on the certificate of occupancy for the use.
uses in the same build-
ing, the total require- 2. No space reserved for parking may be uti-
ments for off-street park- lized to fulfill the minimum landscaping
ing facilities shall be the development of open space requirements of'
sum of the requirements this Code. However, all reserved space must
for the several uses com- be landscaped or developed as open space.
1 puted separately, unless
v% the building is classified 3. The Building Official may review the park-
as a "shopping center" as ing situation at any time to evaluate the
defined in Section 4-14-2. parking demand on the subject property. If
Off-street parking facili- the Building Official, after such review,
ties for 1 use shall not be reasonably determines that additional park-
considered as providing ing is needed, the Building Official shall
required parking facili- require that reserved space be developed for
ties for any other use parking, or that necessary parking be se-
except as permitted un- cured by some other means.
der the joint use of park-
ing facilities clause, Sec- 4. A delay in the installation of required
tion 4-14-4E. (Ord. 4517, parking may be approved only for a specific
5-8-95) use and automatically lapses upon the cessa-
tion of that use. (Ord. 3988, 4-28-86)
K. Overhang: The Planning/Building/
Public Works Department
may permit the parking 4-14-9: SUBMISSION OF PLANS: Where off-
stall length to be reduced street parking is required, except for
by 2 feet, provided there single-family dwellings, a plan shall be submitted
is sufficient area to safely for approval by the Planning/Building/Public
allow the overhang of a Works Department accompanied by sufficient
proof of ownership that indicates the spaces con-
templated will be permanent. Any future changes
lkoroi
695
City of Renton
4-14-9 4-14-9
in parking arrangements must be approved by the 2. Exact location and direction of lighting.
Planning/Building/Public Works. All such plans
must contain a plot plan, which shall be of suffi- E. Landscaping: 400*
cient scale to show details of the proposed parking
area indicating the following information: 1. Landscape Planting Plans:
A. Location: a. Location and size of planting areas.
1. Name and width of abutting streets. b. Location, size, spacing and names of
proposed and existing plants, trees and/or
2. Size, uses and zones of abutting proper- other vegetation; decorative rocks or like
ties. landscape improvements.
3. North arrow and scale. c. Planting details - soil mix, planting
depth and width, staking, bark mulch depth.
B. Size and Shape:
d. Scale - 1" = 20'0" unless larger scale (1'-
1. Dimensions of the perimeter of the park- 10') is required to show greater detail.
ing area.
e. Plans must be submitted at time of
2. Area in square feet of parking lot. building permit application.
C. Design: 2. Underground Sprinkling System:
1. Size of stalls and angles. a. Location and size of sprinklers.
2. Location of curb cuts. b. Scale - 1" =20'0".
3. Traffic flow within the parking, loading, c. Submit with planting plan.
and maneuvering areas and ingress and `41400
egress. F. Drainage:
4. Location of wheel stops. 1. Drainage system plan.
5. Number of stalls required, by use; number G. Customer Parking:
of stalls provided, by use.
1. Customer or guest parking stalls.
6. Loading space.
H. Paving:
7. Stacking space. (Ord. 3988, 4-28-86)
1. Paving material. (Ord. 3988, 4-28-86)
8. Location and number of handicap stalls.
(Ord. 4517, 5-8-95) I. Site Access:
D. Signs and Lighting: Plan to be submitted 1. Location and dimensions of bicycle racks,
within sixty (60) days after building permit carpool parking spaces, and other facilities
is issued. designed to accommodate access to the site.
(Ord. 4517, 5-8-95)
1. Exact location and size of signs.
695
City of Renton
4-14-10 4-14-15
4-14-10: ILLUSTRATIONS: The following illus- 4-14-15: EFFECTIVE DATE: This Chapter
trations shall be applicable to parking shall be effective upon its passage,
regulations of this Chapter. (Ord. 3988, 4-28-86) approval and thirty (30) days after publication.
(Ord. 3988, 4-28-86)
(See following page for beginning of Illustrations)
4-14-11: LIABILITY:
A. City Not Liable: This Chapter shall not be
construed to relieve from or lessen the re-
sponsibility of any person owning, building,
altering, constructing or maintaining any
parking lot or parking structure in the City
for damages to anyone injured or damaged
either in person or property by any defect
therein; nor shall the City, or any agent
thereof, be held as assuming such liability by
reason of permit or inspection authorized
herein or a certificate of inspection issued by
the City or any of its agents. (Ord. 3988,
4-28-86)
4-14-12: SEVERABILITY:
A. If any part or portion of this Chapter is de-
termined to be unconstitutional or invalid by
a court of competent jurisdiction, such deter-
Nur mination shall not affect the remainder of
this Chapter. (Ord. 3988, 4-28-86)
4-14-13: VIOLATION AND PENALTY:
A. It shall be unlawful for any person hereafter
to erect, construct, enlarge, move or convert
any parking lot or parking structure in the
City or cause or permit the same to be done
contrary to or in violation of any of the provi-
sions of this Chapter.
B. Penalties for any violation of any of the pro-
visions of this Chapter shall be in accord
with Chapter 33 of Title IV. (Ord. 4351,
5-4-92)
4-14-14: REPEAL OF PRIOR ORDINANCES:
Any and all ordinances or parts of ordi-
nances in conflict herewith, are hereby repealed.
(Ord. 3988, 4-28-86)
695
City of Renton
4-14-10 4-14-10
90 DEGREE AND PARALLEL PARKING
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695
City of Renton
4-14-10
4-14-10
60 DEGREE PARKING
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4-14-10
4-14-10
45 DEGREE PARKING
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4-14-10
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Imo, 692
City of Renton
'4•0000
rie
.4440
4-15-1 4-15-2
CHAPTER 15
PLANNED UNIT DEVELOPMENT (PUD)
ORDINANCE
SECTION: use of new concepts and technology of land
development and building construction, and to
4-15- 1: Title carry out the objective and spirit of the Renton
4-15- 2: Purpose Comprehensive Plan by allowing development that
4-15- 3: Definitions will provide particular public benefits. In order to
4-15- 4: Administering Authority accomplish these purposes, this Ordinance permits
4-15- 5: Review Criteria new development which is not limited by the strict
4-15- 6: Permitted Locations application of the City's zoning and subdivision
4-15- 7: Permitted Uses regulations when it is demonstrated that such new
4-15- 8: Minimum Site Area development will be superior to traditional
4-15- 9: Permitted Number of Dwelling Units lot-by-lot development.
4-15-10: Development Standards
4-15-11: Procedure for Approval of Planned Unit In pursuing the first purpose, the specific objectives
Developments of this Ordinance are to:
4-15-12: Building and Occupancy Permits
4-15-13: Expiration or Abandonment of a PUD A. Preserve as much as possible the natural
4-15-14: Relationship of This Ordinance to Other characteristics of the land, including
Ordinances topography, native vegetation and views;
4-15-15: Liability
4-15-16: Severability B. Reduce the risks of construction in hazardous
4-15-17: Violations and Penalties or environmentally sensitive areas;
C. Preserve and/or create wildlife habitat; and
` ✓ D. Encourage and permit flexibility in design,
4-15-1: TITLE: There is hereby established and placement and configuration of buildings, use
created a Planned Unit Development of open space, circulation facilities, and
Ordinance to be hereinafter known and designated parking areas in order to best utilize the
as the Renton Planned Unit Development Ordi- potential of sites characterized by special
nance and may be cited as such. Hereinafter the features of geography, topography, size or
Ordinance will be referred to as "this Ordinance" shape, while at the same time, maintaining
and the same shall be and constitute Chapter 15, substantially the same population density and
Title IV (Building Regulations) of Ordinance No. area coverage permitted in the zone in which
4260 known as Code of General Ordinances of the the project is located.
City of Renton.
Other objectives of this Ordinance are to:
4-15-2: PURPOSE: There are two (2) principal E. Encourage development of housing types that
purposes of the Planned Unit Develop- will be compatible with adjacent existing and
ment Ordinance. First, it is the purpose of this proposed uses and that will be beneficial to
Ordinance to preserve and protect natural features the community;
of the land, especially where steep slopes or other
environmentally sensitive areas exist, and to take F. Encourage the development of a viable hous-
into account special conditions of topography and ing stock that enhances the image of the
soil stability. Second, it is also the purpose of this City;
Ordinance to encourage innovation and creativity in
the development of new residential areas in the G. Create and/or preserve usable open space for
City of Renton, to create desirable neighborhoods recreation and aesthetic enjoyment of resi-
for family and community life, to make maximum dents;
Itimise
692
City of Renton
AsmommL
4-15-2 4-15-3
(See following page for continuation of Section 4-15-2)
692
City of Renton
4-15-2
4-15-3
H. Encourage creativity in design; - Slopes 40% and Over
I. Provide for maximum efficiency in the layout - Slopes 25% to 40%, with Class Landslide
of streets, utility networks, and other public Hazard and Severe Erosion Hazard
N improvements;
- Lands Within the 100 Year Floodway
J. Provide a guide for property owners, the
public and City officials in reviewing and ENVIRONMENTALLY SENSITIVE AREAS MAP
approving new developments proposed under FOLIO: These maps and applicable definitions are
this Ordinance. available in the Clerk's office and in the Policy
Development Department. The purpose of these
maps is to alert the public and responsible officials
415-3: DEFINITIONS: For the purposes of this to the potential presence of environmentally
Ordinance, certain terms, phrases, words sensitive areas on the sites of development
and their derivatives shall be construed as specified proposals. In cases of mapping error, the actual
in this Section. Words used in the singular include presence or absence of the features defined in this
the plural, and the plural the singular. The word Ordinance as environmentally sensitive, as
"shall" is mandatory; the word "may" is permissive. determined by qualified professional and technical
persons, shall govern the treatment of an individual
COMMON AREAS: A parcel or parcels of land or building site or parcel of land as environmentally
an area of water or a combination of land and sensitive.
water within the site designated for a planned unit
development and designed and intended for the use LAND OWNER: The legal or beneficial owner or
or enjoyment of residents of a planned unit develop- owners of all the land proposed to be included in a
ment. Common areas may contain such complemen- planned unit development; a contract purchaser or
tary structures and improvements as are necessary any other person having an enforceable proprietary
and appropriate for the benefit and enjoyment of interest in such land shall be deemed to be a land
residents of the planned unit development. owner for the purpose of this Ordinance.
DEVELOPER: A person, partnership, joint venture, LEGAL OWNERSHIP: The proprietary interest of a
or corporation who proposes to develop or has land owner as defined above.
developed a planned unit development, pursuant to
loose this Ordinance. OPEN SPACE: A parcel or parcels of land or an
area of water or a combination of land and water
ENVIRONMENTALLY SENSITIVE AREA (Severe): within the site designated for a planned unit
An area or portion of a site which is shown to development, which are without above ground
contain one or more of the following natural parking or vehicle circulation areas, structures, or
features: as mapped and defined in the Environ- buildings, except purely recreational facilities, and
mentally Sensitive Areas map folio available in the which shall include but not be limited to
Policy Development Department. undeveloped areas, landscaped areas, garden areas,
lawns, walkways, patios, and gazebos.
- Slopes 15-25%, with Class 3 Landslide
Hazard and Severe Erosion Hazard PLANNED UNIT DEVELOPMENT (PUD): Any
development approved and developed in accordance
- Slopes 25-40%, with Class 3 Landslide with the terms of this Ordinance, including a
Hazard or Severe Erosion Hazard subdivision of such land, which development may
occur at one time or in phases.
- Wetlands and Class 3 Earthquake Hazard
PROPERTY OWNERS' ASSOCIATION: An
ENVIRONMENTALLY SENSITIVE AREA (Very incorporated, nonprofit organization formed or
Severe): An area or portion of a site which is shown qualified under the laws of the State of
to contain one or more of the following natural Washington, operating under recorded land
features: as mapped and defined in the Environ- agreements through which:
mentally Sensitive Areas map folio available in the
Policy Development Department. A. Each land owner is automatically a member,
4-15-3 4-15-5
B. Each land owner is automatically subject to a Ordinance and with the Comprehensive Plan,
charge for a proportionate share of the that the proposed development will be
expenses for the organization's activities, such superior to that which would result without a
as maintaining common areas and facilities, PUD, and that the development will not be Nsii
and unduly detrimental to surrounding properties.
C. Such charge, if unpaid, becomes a lien against C. Public Benefit: In addition, an applicant for
the property of the land owner. planned unit development shall have the
burden of demonstrating that a proposed
development will provide specifically identified
4-15-4: ADMINISTERING AUTHORITY: benefits to the residents of the City that
clearly outweigh any adverse impacts or
A. Hearing Examiner: The Hearing Examiner is undesirable effects of the proposed PUD,
designated as the official agency of the City particularly those adverse and undesirable
for the conduct of public hearings and for impacts to surrounding properties; and that
recommendation to the City Council. the proposed development will provide one or
more of the following benefits to the City as
B. Administration: The Building and Zoning part of the proposed PUD:
Department shall be responsible for the
general administration and coordination of this 1. Protect environmentally sensitive areas.
Ordinance.
2. Preservation, enhancement, or rehabilitation
C. Reviewing Agencies: The Building and Zoning of natural features of the subject property
Department, the Public Works Department, such as significant woodlands, wildlife habitats
the Fire Department, the Policy Development or streams that the City could not require the
Department, the Police Department, the Parks applicant to preserve, enhance or rehabilitate
and Recreation Department, and the Seattle- through development of the subject property
King County Health Department shall review without a PUD.
each proposed planned unit development.
3. Public facilities that could not be required
D. Approving Agency: The City Council, upon by the City for development of the subject
recommendation by the Hearing Examiner and property without a PUD. ,,
gee
the other agencies detailed in the paragraph
above, shall be the final approving agency 4. Design of the proposed PUD that is
under this Ordinance. superior in one or more of the following ways
to the design that would result from
development of the subject property without a
4-15-5: REVIEW CRITERIA: PUD:
A. Scope of Review: In consideration of the a. Increased provision of open space or
latitude given and the absence of conventional recreational facilities.
restrictions, the reviewing agencies, Hearing
Examiner, and City Council shall have wide b. Superior circulation patterns or
discretionary authority in judging and location or screening of parking facilities.
approving or disapproving the innovations
which may be incorporated into planned unit c. Superior landscaping, buffering, or
developments proposed under this Ordinance. screening in or around the proposed PUD.
The City may approve a PUD only if it finds
that the requirements of subsections 4-15-5B d. Superior architectural design,
through 4-15-5D have been met. placement, relationship or orientation of
structures, or use of solar energy.
B. Burden Required: Any applicant for planned
unit development approval shall have the D. Specific Review Criteria: A proposed PUD
burden of demonstrating that a development shall also be reviewed for consistency with the
is in compliance with the purposes of this following criteria:
4-15-5 4-15-7
D) 1. Compatibility with present and potential transit, public walkways, schools, and com-
surrounding land uses. (Compatibility mercial activities.
includes, but is not limited to, size, scale,
mass, character and architectural design.) 11. Design of parking areas that are
complemented by landscaping and not
2. Provision of streets and pedestrian facilities designed in long rows. The size of parking
which are suitable and adequate to carry areas should be minimized and each area
anticipated traffic within the proposed project related to the group of buildings served.
and in the vicinity of the proposed project.
12. Promotion of safety through adequate
3. Provision of utility services, emergency sight distance, separation of vehicles from
services, and other improvements, existing pedestrians, limited driveways on busy
and proposed, which are adequate to serve streets, avoidance of difficult turning patterns,
the development. and minimization of steep gradients.
4. An appearance of openness created by 13. Provision of safe, efficient access for
clustering, separation of building groups, and emergency vehicles.
use of well-designed open space and land-
scaping. 14. Design of each phase of the proposed
development, so that as it is planned to be
5. Creation of a quality environment through completed, it will contain the required
the provision of either passive or active parking spaces, open space, recreation spaces,
recreation facilities and attractive common landscaping and utilities necessary for
areas, including accessibility to buildings from creating and sustaining a desirable and stable
parking areas and public walkways. environment, and so that each phase, together
with previous phases can stand alone.
6. Provision of internal privacy between
dwelling units, and external privacy for
adjacent dwelling units. Creation of a sense of 4-15-6: PERMITTED LOCATIONS: Planned
privacy and separation from adjacent units unit developments may be permitted in
through careful location of building entrances, any residential zoning district, except the R-1-5
windows, and by the use of fences, walls and District, when processed and approved as provided
%ar+" landscaping. in this Ordinance.
7. Orientation of buildings to enhance views
from within the site by taking advantage of 4-15-7: PERMITTED USES: In an approved
topography, building location and style. planned unit development, only the
following uses may be permitted on a property, or
8. Promotion of variety and innovation in site any portion thereof, with the respective underlying
and building design. Buildings in groups zoning classification. If a site contains more than
should be related by coordinated materials one zoning classification, then only the uses
and roof styles, but contract should be allowed below shall be permitted in each
provided throughout a site by the use of correspondingly zoned area.
varied materials, architectural detailing,
building orientation or housing type; i.e. A. G1 and R-1 Residence Districts:
single-family, detached, attached, townhouses,
etc. 1. Single-family detached dwellings, and
attached dwelling units provided that no
9. Design of the perimeter of a project to structure shall contain more than four (4)
enhance adjacent uses and not create a dwelling units and that each unit shall have
"walled corridor" of buildings, heavily traveled its own ground floor access and no unit shall
streets, or light and glare. Perimeter buildings be located above another unit.
should be similar in scale and bulk to
buildings on adjacent sites. 2. Accessory uses customarily incidental to
such allowed uses.
10. Provision of a system of walkways which
tie residential areas to recreational areas,
l
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4-15-7 4-15-9
B. R-2, R-3 and R-4 Residence Districts: 2. R-1 Zone: Four (4) dwelling units per acre.
1. Single-family detached dwellings, single- 3. R-2 Zone: Eight (8) dwelling units per acre.
family attached dwellings, duplexes, town- *41.0
houses, and multiple family dwellings. 4. R-3 Zone: Seventeen (17) dwelling units per
acre.
2. Accessory uses customarily incidental to
such allowed uses. 5. R-4 Zone: Twenty four (24) dwelling units
per acre.
3. Public and quasi-public uses which are
compatible with surrounding uses or are an These base densities shall apply to the gross
integral part of the PUD. acreage of all lands within a PUD, provided
that the base density of any portion of a site
that is identified as containing Very Severe
4-15-8: MINIMUM SITE AREA: No minimum Environmentally Sensitive Areas is reduced by
site area shall be required for a PUD. seventy five percent (75%) and the base
density of any portion of a site identified as
containing Severe Environmentally Sensitive
4-15-9 PERMITTED NUMBER OF DWEL- Areas is reduced by fifty percent (50%).
LING UNITS: The maximum number of
dwelling units permitted in a planned unit B. Bonus Densities: One or more of the following
development shall be determined by multiplying density bonuses may be earned in addition to
the gross site area times the allowed base units the base units per acre allowed in a PUD.
per acre of the underlying zoning times the total of The bonus percentages shall be added
the percentage increases of each earned density together before being multiplied by the
bonus. Gross site areas shall mean the total site permitted base density.
area before allowing for improvements, such as
streets, utility easements, and circulation areas. In 1. Open Space: A five percent (5%) density
no case shall the number of dwelling units permit- bonus if at least twenty five percent (25%) or
ted on a site exceed the maximum permitted den- one-half (1/2) acre, whichever is less, of the
sity of the underlying zoning of the site, as open space has a slope of ten percent (10%)
specified in Section 4-15-9C below. or less. Such open space shall be concentrated
areas and shall not be covered by standing
The general formulas for determining the permitted water except occasionally during the year.
number of dwelling units in a PUD are as follows:
2. Active Recreation Areas: A five percent
# of dwelling units permitted = the smaller of: (5%) density bonus if two (2) or more active
recreational features, such as jogging/walking
(Gross site area in acres x base density, or trails, pools, recreation building, children's
modified base density for environmentally play areas, tennis courts and sports courts
sensitive areas, of the respective underlying are provided for each one hundred (100)
zoning) x (100% + sum of percentages of all residential units.
bonuses earned); or
3. Environmentally Sensitive Areas: A five
(Gross site area in acres x maximum percent (5%) bonus for each ten percent (10%)
permitted residential densities, or modified of the site identified as having Very Severe or
maximum density for environmentally Severe Environmentally Sensitive features
sensitive areas, of respective underlying that are left undisturbed.
zoning.)
4. Public Access: A ten percent (10%) density
A. Base Units Per Acre: The base residential bonus if public access which is acceptable to
density permitted in a PUD shall be: the City is granted to lakes, rivers, and other
unusual site features (e.g. unique open space,
1. G-1 Zone: One dwelling unit per acre. recreation areas, etc.).
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4-15-9
4-15-10
B) 5. Parking Lots: A five percent (5%) density 4. R-3 Zone: Twenty five (25) dwelling units
bonus if off-street parking is grouped in areas per acre.
of sixteen (16) stalls or less and separated
from other parking areas by significant 5. R-4 Zone: Thirty five (35) dwelling units per
landscaping.
acre.
6. Enclosed Parking: A five percent (5%) These maximum densities shall apply to all
density bonus if at least fifty percent (50%) of lands within a PUD, provided that the
the parking stalls are placed underground or maximum density of any portion of a site that
enclosed by walls on three (3) sides, such as is identified as containing Very Severe
in garages. Environmentally Sensitive Areas is reduced by
7. Arterial Access. A five percent (5%) density of fiftyapercent (50%) and the maximum density
ny entified as
bonus if the principal vehicular access point containing Severe Environmentaortion of a site lly Sensitive
opens directly onto a primary or secondary areas is reduced by twenty five percent (25%).
arterial.
8. Public Transit: A five percent (5%) density 4-15-10: DEVELOPMENT STANDARDS:
bonus if public transit is available within five
hundred feet (500') walking distance from the A. Code Provisions That May Be Modified. In
PUD. approving a planned unit development, the
City may modify any of the standards of the
9. Security. A five percent (5%) density bonus Zoning, Parking and Loading, and Subdivision
if the PUD provides a crime prevention plan, Codes except the following:
including locks, security lighting, appropriate
doors, windows and alarms approved by the 1. The City may not modify any of the pro-
Renton Police Department. visions of this Ordinance;
10. Perimeter Setback and Buffer: A ten 2. The City may not modify any provision of
percent (10%) density bonus if the landscaped the above codes that specifically state that its
setback from adjacent R-1 Residential Districts requirements are not subject to modifications
required in Section 4-15-10C1 is increased to under a PUD;
*awj° fifty feet (50'), unless such increased setback
would be required anyway due to topography, 3. The City may not modify any of the
easements or other limitations of the property. procedural provisions of these codes; and
11. Private Open Space: A five percent (5%) 4. The City may not modify any provision that
density bonus for usable private open space in specifically applies to development on a
excess of minimum requirements (Section wetland, flood plain, or regulated slope.
4-15-10C) and, specifically, when the private
open space for a ground floor unit exceeds B. Common Open Space Standard: Each PUD
three hundred (300) square feet or eighty (80) shall provide not less than thirty five percent
square feet for an upper story unit. (35%) of the total site area for common open
space. Open space shall be concentrated in
C. Maximum Residential Densities: The maxi- large usable areas and may be designed pro-
mum residential densities that may be vide either active or passive recreation or to
achieved in a PUD shall not exceed: provide a wildlife habitat.
1. G-1 Zone: One and one-fourth (1.25) C. Private Open Space: Each unit in a PUD shall
dwelling units per acre. have usable private open space (in addition to
parking, storage space, lobbies, and corridors)
2. R-1 Zone: Six (6) dwelling units per acre. for the exclusive use of the occupants of that
unit. Each ground floor unit, whether attached
3. R-2 Zone: Twelve (12) dwelling units per or detached, shall have private open space
acre. which is contiguous to the unit and shall be
4-15-10 4-15-10
C) an area of at least twenty percent (20%) of 2. Environmentally Sensitive Areas: PUD's in
the gross square footage of the dwelling units. areas identified as Very Severe or Severe
The private open space shall be well demar- Environmentally Sensitive Areas shall be
cated and at least ten feet (10') in every subject to special review by the City to assure ',N /'
dimension. Decks on upper floors can sub- stable building conditions, safe and convenient
stitute for some of this required private open access, and minimum disruption of the natural
space. For dwelling units which are exclusively physical features of the land. Special
upper story units, there shall be deck areas engineering, soils, hydrologic or geologic
totalling at least sixty (60) square feet in size studies may be required to assure public
with no dimension less than five feet (5'). safety and welfare.
D. Setback and Height Standards: F. Access, Circulation and Parking:
1. Setback From R-1 Zones: Whenever a PUD 1. General: The planned unit development
shall abut a R-1 zoned parcel, whether shall have adequate pedestrian and vehicle
developed or undeveloped, then any building access and parking commensurate with the
or structure in the PUD shall be set back at location, size and density of the proposed
least twenty five feet (25') from such parcel. development. Vehicle access shall not be
Such twenty five foot (25') setback shall be unduly detrimental to adjacent areas and shall
open space, and shall not be utilized for take into consideration the anticipated traffic
parking, streets, driveways, playgrounds or which the development may generate.
other intensive uses, but such twenty five foot
(25') setback shall be landscaped as 2. Streets: All streets within a PUD shall be
hereinabove described and maintained as a dedicated to the City for public use. Such
common area and open space. streets shall be developed to the full minimum
standards specified in Section 9-12-8 of the
2. Setback and Height Limitations Adjacent to Subdivision Code, including curbs, gutters and
R-1 Zones. Any structure within one hundred sidewalks.
feet (100') of an R-1 Zone shall be comprised
of detached single family housing no more 3. Parking. Adequate vehicular parking areas
than thirty five feet (35') in height. shall be provided. Vehicular parking may be
provided either on-street or off-street within ,,,
411
3. Spacing Between Buildings: No minimum the PUD, provided that the total number of
spacing between buildings within a PUD is available spaces is at least equal to the
required provided that each development shall resident and guest parking requirements
provide reasonable visual and acoustical specified in the Parking and Loading Code
privacy for dwelling units and surrounding (Title IV, Chapter 14).
properties; fences, insulation, walks, barriers,
and landscaping are used, as appropriate, for 4. Pedestrian Circulation: Adequate pedestrian
the protection and aesthetic enhancement of circulation facilities shall be provided. These
the property and the privacy of its occupants facilities shall be durable, serviceable, safe,
and surrounding properties, screening of convenient to the dwelling units, and
objectionable view or uses, and reduction of separated by curb or other means from the
noise; windows are placed at such a height or vehicle traffic facilities.
location or screened to provide adequate
privacy; and adequate light and air is G. Formation of a Property Owners' Association:
provided to each dwelling unit. The developer or owner(s) of a PUD shall be
required to form a legally incorporated
E. Special Areas: property owners' association prior to the
occupancy of any portion of a PUD. If there is
1. Water: Planned unit developments which only one owner of the PUD, either a property
include any shore line of natural lakes, rivers owners' association shall be formed or a
and other waterways shall be governed by the covenant running with the land shall be filed
requirements of Section 9-12-7 of the City requiring the formation of such an association
Code entitled Residential Subdivision of First prior to the first subsequent sale of the
Class Shorelands and Shore Line Master property, or portion thereof.
Program.
4-15-10 4-15-11
H. Installation and Maintenance of Common intended to serve both the present and future
Facilities and Open Space: phases of a PUD shall be installed or bonded
as specified above before occupancy of the
1. Common Open Space: earliest phase that will be served. At the time
fir+' of such bonding and deferral, the City shall
a. Installation: All common area and determine what portion of the costs of
open space shall be landscaped in accordance improvements is attributable to each phase of
with the landscaping plan submitted by the a PUD.
applicant and approved by the City, provided
that common open space containing natural b. Maintenance: All common facilities not
features worthy of preservation may be left dedicated to the City shall be permanently
unimproved. Prior to the issuance of any maintained by the PUD owner, if there is only
occupancy permit, the developer shall furnish one owner, or by the property owners'
a performance bond to the City in an amount association, or the agent(s) thereof. In the
equal to a minimum of one hundred fifty event that such facilities are not maintained
percent (150%) of the cost of the installation in a responsible manner, as determined by the
of the approved landscaping, which shall be City, the City shall have the right to provide
planted within one year of the date of final for the maintenance thereof, and bill the
approval of the PUD, and the maintenance of owner or property owners' association
such landscaping for a period of two (2) years accordingly. Such bill, if unpaid, shall become
thereafter. A bond for providing maintenance a lien against each individual property.
of landscaping may be waived if a landscaping
maintenance contract with a reputable land-
scaping firm licensed to do business in the 4-15-11: PROCEDURE FOR APPROVAL OF
City of Renton is executed and kept active for PLANNED UNIT DEVELOPMENTS:
a two (2) year period. A copy of such contract The approval of a planned unit development shall
shall be kept on file with the Building and be by the City Council, upon recommendation by
Zoning Department. the Hearing Examiner, and shall be processed in
accordance with the following procedures:
b. Maintenance: Landscaping and
unimproved common open space shall be A. Who May Apply: Any owner, group of owners
maintained permanently by the property of contiguous property acting jointly,
gar' owners' association or the owner of the PUD, developer, or authorized agent may submit an
or the agent or agents thereof and shall be application for a PUD.
subject to periodic inspection by the City. In
the event that such landscaping or open space B. Filing of Application: The application for
is not maintained in a responsible manner, preliminary approval of a PUD shall be filed
the City shall have the right to provide for with the Building and Zoning Department
the maintenance thereof, and bill the property accompanied by a filing fee as established by
owners' association accordingly. Such bill, if the filing fee ordinance.
unpaid, shall become a lien against each
individual property. C. Informal Review: Prior to making application
for preliminary approval, the developer shall
2. Common Facilities: meet with the reviewing departments to study
and review the proposed PUD. The developer
a. Installation: Prior to the issuance of shall prepare and submit to the Building and
any occupancy permits, all common facilities, Zoning Department eight (8) copies of a
including but not limited to, utilities, storm tentative application with vicinity and site
drainage, streets, recreation facilities, et maps containing the information required in
cetera, shall be completed by the developer or, Section 4-15-11D below, together with other
if deferred by the Board of Public Works, pertinent information required by the
assured through a performance bond to the reviewing departments. The maps may be
City in an amount equal to a minimum of one reasonably accurate sketches. A fee as
hundred fifty percent (150%) of the cost of established by the Filing Fee Ordinance for a
installation, except for such common facilities tentative PUD shall be paid by the petitioner
that are intended to serve only future phases prior to this informal review.
of a PUD. Any common facilities that are
liar,
4-15-11 4-15-11
D. Preliminary Plan: describing the relationship of the major
elements and uses within the PUD to each
1. Application: A preliminary development other, and the relationship of the major PUD
plan shall be submitted to the Building and elements and structures to the surrounding
Zoning Department and shall include the properties and uses.
general intent of the development,
apportionment of land for buildings and land 3. Public Notice: Whenever a completed
use, proposed phases, if any, and such other preliminary plan application is received, the
information or documentation which the Building and Zoning Department shall be
Building and Zoning Department shall require. responsible for providing public notice of the
pending application. This public notice shall
2. Documents Required With Preliminary Plan be in the form of three (3) signs placed on or
and Application: A preliminary PUD plan near the subject property and clearly visible
application shall consist of: from the largest public street serving the
property and a public notice mailed to all
a. Vicinity map. property owners within three hundred feet
(300') at the applicant's expense. The applicant
b. Site maps of an appropriate scale shall be responsible for providing completed
including: mailing labels and postage. The Building and
Zoning Department shall also make a
- Names and dimensions of bounding streets. reasonable effort to notify by mail all known
homeowners' associations, community clubs or
- Proposed pedestrian and circulation patterns. similar organizations in the neighborhood of a
proposed PUD. Failure to receive such mailed
- Identification of building type and typical notification shall have no effect upon the
numbers of dwelling units or floor area by proposed action or application. The notices
type. shall state the nature and location of the
proposed development, the public approvals
- Type and general design of off-street parking that are required, and the opportunities for
facilities. public comment. A twenty one (21) day public
comment period shall be provided prior to any
- Typical locations and area specifications for public hearing by the City on a preliminary
common and private open space. plan application.
c. Illustrative landscaping treatments for 4. Phasing: Planned Unit Developments may
key locations. be proposed to be developed in one or more
phases. If developed in phases, each phase of
d. Building standards: Height, bulk, lot the PUD shall contain adequate parking, open
coverage and setback provisions. space, recreation space, public benefits,
landscaping, buffering, circulation, utilities and
e. Written information, including: other improvements necessary so that each
phase, together with any earlier phases, may
- Program for development, including phasing stand alone and satisfy the purposes of this
and timing. Ordinance. Further, each phase must meet the
requirements of Section 4-15-5C, unless the
- Proposed ownership patterns. public benefits have been met by previously
approved phases.
- Tabulations of dwelling unit densities,
building floor area, lot coverage and/or 5. Review and Approval: The preliminary plan
anticipated employees. shall be circulated to all reviewing
departments for comments. The Building and
- Statement describing the relationship of the Zoning Department shall determine that the
proposed PUD to the City's Comprehensive plans comply with the development policies of
Plan. the Renton Comprehensive Plan and this
Section and shall make a recommendation to
- A detailed narrative, illustrative perspective the Hearing Examiner accordingly.
drawings, or appropriate cross-sections
4-15-11
4-15-11
D5) After public hearing, the Hearing Examiner 8. Zoning Map Revised: Upon the authority of
shall recommend approval, approval with the approval ordinance of a preliminary plan
conditions, or denial of the preliminary plan. PUD, the City shall place the PUD
The City Council, upon recommendation of designation as an overlay on the subject
Naive the Hearing Examiner, shall approve, modify property on the City of Renton zoning map.
or deny the preliminary plan PUD. City
Council action to approve a preliminary plan 9. Sale of Planned Unit Development: If a
PUD shall be by ordinance and shall include developer sells the site or a portion of the
an accurate description of the boundaries, site after preliminary approval, such sale
land uses and number of units of the PUD, shall not prevent final approval of the
and any phases thereof, as well as the planned unit development, providing that any
effective date of approval and the date of succeeding owner agrees to comply with the
expiration of such approval. requirements of this Section, and any and all
conditions or covenants that have been
The preliminary plan shall be approved or established for the approved PUD.
denied within twelve (12) months of the date
of filing of the application, or within eighteen E. Merger of Review Stages: The applicant may
(18) months of the date of filing of the request that review and decision on the
application when an environmental impact preliminary plan and final plan be merged in
statement or other permit or approval one decision. The merged decision shall follow
required by another public agency is required the procedural steps required of a preliminary
in order to approve the preliminary plan. plan. However, the applicant shall submit all
plans and information in the detail required
6. Appeal: The action, by ordinance, of the for a final plan and shall comply with all
City Council to approve, modify or deny a other requirements and standards for a final
PUD shall be final and conclusive, unless plan.
within thirty (30) days of the effective date of
the ordinance an aggrieved party obtains a F. Final Plan:
writ of review from Superior Court. If Council
acts in appeal to approve a preliminary PUD, 1. Time Limits: The developer shall, within
the decision will include an effective date of two (2) years of the effective date of action by
approval consistent with Section 4-15-11D5. the City Council to approve the preliminary
Nave plan, submit to the Building and Zoning
7. Effect of an Approved Preliminary Plan: Department a final development plan showing
The approval of a preliminary plan constitutes the ultimate design and specific details of the
the City's acceptance of the general project, proposed planned unit development or the
including its density, intensity, arrangement final phase or phases thereof.
and design. Approval authorizes the applicant
or subsequent owner to apply for final plan Upon application by the developer, the
approval of the PUD or phase(s) thereof. Pre- Hearing Examiner may grant an extension of
liminary plan approval does not authorize any the approved preliminary plan for a maximum
building permits or any site work except that of twelve (12) months. Application for such
required for surveying and engineering of the extension shall be made at least thirty (30)
final plan or that required by the City for days prior to the expiration date of
improvements that are necessary for a partic- preliminary plan approval. Only one such
ular phase of the PUD for which final plan extension may be granted for a PUD. If a
approval has been granted. An approved final development plan is not filed within
preliminary plan binds the future PUD site such two (2) years or within the extended
and all subsequent owners to the uses, time period, if any, the PUD preliminary plan
densities, and standards of the preliminary shall be deemed to have expired or been
plan until such time as a final plan is abandoned and shall be subject to the
approved for the entire site or all phases of provisions of Section 4-15-13.
the site, or a new preliminary plan is
approved, or the preliminary plan is 2. Application: A final plan application shall be
abandoned or expires subject to the provisions submitted for a PUD, or a phase thereof to
of Section 4-15-13.
lirrd
490
>rrsrr
4-15-11
4-15-11
F2) the Building and Zoning Department. The twenty feet (1" = 10'/20') indicating planting
proposed final plan shall be in substantial bed dimensions, north arrow, plant layout and
conformance with the approved preliminary identification plant list, size and spacing of
plans, including phasing, subject to the plants and irrigation.
provisions of Section 4-15-11F4. The
application shall be accompanied by an d. Building Elevations: Elevation or
appropriate fee as specified in the fee perspective drawings to scale to illustrate the
ordinance and shall include the following: architectural character of structures.
a. Vicinity Map: A vicinity map drawn to e. Written Information: In addition to
an appropriate scale which shall show all the information noted above, the developer
adjacent subdivisions, true north arrow, type shall submit a written statement with the
of existing land use, zoning, streets and tract necessary illustrations providing the following
lines of acreage parcels with the names of information:
owners of record. The map shall show the
streets in the proposed PUD and their - Program for development, including staging
relationship with existing and proposed streets or timing of development.
in adjacent subdivisions or undivided
properties. - Proposed ownership pattern upon completion
of development.
b. Site Maps: A map or maps of the site
drawn to a scale of not less than one inch - Basic content of restrictive covenants.
representing forty feet (1" = 40') showing the
following proposals: - Provisions to assure permanence and main-
tenance of common open space through home-
- Names and dimensions of streets bounding owners association formation, condominium
or touching the site. development or other means acceptable to the
City.
- Pedestrian and vehicular circulation
patterns. - Statement or tabulation of dwelling unit
densities proposed.
- Buildings including identification of types
and number of dwelling units in each or use 3. Public Notice: Public notice shall be
of building. provided in the manner prescribed for
preliminary plans.
- Dimensions between buildings.
4. Major and Minor Modifications:
- Off-street parking facilities.
a. Minor Modification: As part of the
- Areas to be landscaped. approval of a final plan, the City may require
or approve a minor deviation from the pre-
- Existing surface drainage system. liminary plan if
- Locations, dimensions and area of common (1) The change is necessary because of
and private open space. natural features of the subject property
not foreseen by the applicant or the City
- The information listed in Sections 9-12-6B9b prior to the approval of the preliminary
through 9-12-6B9j of the City Code entitled development plan; or
Tentative, Preliminary and Final Plat
Requirements. (2) The change will not have the effect of
significantly reducing any area of
- Any other pertinent information required to landscaping, open space, natural area or
review the PUD. parking; or
c. Landscaping Plan: A landscaping plan (3) The change will not have the effect of
at a scale of one inch representing ten feet or increasing the density or significantly
490
4-15-11 4-15-11
F4a3) increasing the total amount of floor area Ordinance. Further, each phase must meet the
of the PUD; or requirements of Section 4-15-5C, unless the
public benefits have been met by previously
(4) The change will not result in any approved phases.
structure, circulation or parking area
being moved significantly in any 7. Appeal: The Hearing Examiner's decision on
direction; or a final plan PUD may be appealed to the City
Council within fourteen (14) days from the
(5) The change will not reduce any date of the decision, pursuant to Section
setback approved as part of the 4-8-16. If the Hearing Examiner acts on
preliminary plan by more than ten appeal to approve a final PUD, the decision
percent (10%) and the required minimum will include an effective date of approval
setback is met; or consistent with Section 4-15-11F5.
(6) The change will not result in a 8. Effect of an Approved Final Plan:
significant increase in the height of any
structure as approved in the preliminary a. Standards Superimposed: The final
plan; or approval of a planned unit development, under
the procedures detailed in this Ordinance,
(7) The change will not increase or shall superimpose the requirements of that
create any adverse impacts or specific approved planned unit development on
undesirable effects on the surrounding the underlying zone regulations as an
neighborhood. exception thereto, to the extent that the
requirements of the planned unit development
b. Major Modification: Major modifica- modifies or supersedes the regulations of the
tions are those which substantially change the underlying zone. Final plan approval shall be
basic design, density, circulation, or open binding upon property or the respective
space requirements of the PUD. Major modifi- phase(s) with regards to density, open space,
cations to a preliminary plan PUD shall be uses, and other standards until such time as a
processed as a new preliminary plan. new final plan PUD is approved or the final
plan expires or is abandoned subject to
5. Review and Approval: The final plan shall Section 4-15-13.
New
be reviewed by the departments and the Hear-
ing Examiner, in the manner prescribed for b. Covenants Required: As a condition of
preliminary plans, to determine if the final final plan PUD approval, covenants shall be
plan is in substantial conformance with the executed that run with the land, and with all
approved preliminary plan and is consistent subdivided portions thereof, stating that such
with the purposes and review criteria of this property is part of an approved PUD, and
Ordinance. After a public hearing thereon, the including the file number thereof and a
Hearing Examiner shall make a decision to description of the uses, densities and phases
approve, approve with conditions or deny the of the approved PUD. Such covenant shall
final plan. The decision shall include a also be recorded for each property created
description of the elements of the approved through any subsequent subdivisions.
PUD, including land uses, number of units,
phasing, the effective date of approval and of c. Extension of Time Limits for
expiration, time limits, required improvements Remaining Phases: Approval of a final plan for
and the schedule for implementation, and any any phase of the approved preliminary plan
conditions that may apply to the PUD. shall constitute an extension for two (2) years
of the remainder of the preliminary plan, from
6. Phasing. If developed in phases, each phase the effective date of Hearing Examiner action
of the PUD shall contain adequate parking, on the final plan.
open space, recreation space, public benefits,
landscaping, buffering, circulation, utilities and d. Construction of the PUD: Approval of
other improvements necessary so that each a final plan PUD is authorization to apply for
phase, together with any earlier phases, may building permits to construct the PUD. The
stand alone and satisfy the purposes of this developer shall prepare and submit building
an►
4-15-11 4-15-12
F8d) permit applications which are accepted as intended to be subdivided into smaller parcels,
substantially complete to the Building and an application for preliminary plat approval
Zoning Department within six (6) months of may be submitted together with the applica-
the effective date of approval. The developer tion for final plan PUD approval. In such
shall complete the approved planned unit case, the preliminary plat and the final plan
development or any phase thereof included in PUD shall be processed and reviewed concur-
the approved final plan within two (2) years rently. Subsequent to final plan PUD appro-
from the date of the decision to approve the val, a PUD may also be subdivided by the
final plan by the Hearing Examiner, unless building site plan process as provided in
the examiner designates a shorter time. Section 9-12-6D.
Failure to complete the PUD, or any phase
thereof, within this time limit, will require the
submittal of a new preliminary and final plan 4-15-12: BUILDING AND OCCUPANCY PER-
application in order to continue construction of MITS:
the PUD. Failure to submit a new application
or to complete the PUD once construction has A. Building permits shall be issued for
begun shall constitute abandonment of the construction in planned unit developments
PUD subject to Section 4-15-13. Expiration of only in accordance with the final plan and
any building permit issued for a PUD shall be program elements of the final plan as
governed by the provisions of the applicable approved by the Hearing Examiner. Minor
building Code. Construction of any portion of adjustments to the final plan which involve
the PUD requires a current approved PUD only insignificant revisions to the exact
and a current building permit. (Ord. 4039, location and configuration of buildings,
1-19-87) roadways, open space or other features and do
not involve any changes in density, relative
e. Public Notification Signage: Prior to density within the site, intensity, architectural
issuance of any building permits for a final style, housing type or other significant
PUD, the applicant will erect and maintain in characteristics of the PUD, may be approved
a legible manner a sign which is sufficiently by the Building and Zoning Department when
large and prominently sited, and which gra- issuing building permits. Adjustments that are
phically portrays all phases of the preliminary determined by the Building and Zoning De-
PUD including dwelling unit types, number of partment to not be minor adjustments shall
units, parking, open space, and recreational require the submittal of a new final plan or
facilities. The purpose of this temporary sign preliminary plan application, according to
is to inform neighbors and future residents Section 4-15-11F4.
about future phases of development plans,
their content and configuration. If a B. The Building and Zoning Director may issue a
preliminary PUD is modified and has any temporary or final occupancy permit subject to
major modifications permitted to it, then this any conditions appropriate to insure the public
sign shall similarly be modified to comply with health, safety and general welfare, and to
any approved changes to the modified PUD. insure the timely execution of the remainder
Any sign erected pursuant to this Code section of the planned unit development. Prior to
shall be exempt from the provisions of the issuance of the permit the Director shall find:
Sign Code. All such public notification signs
proposed subject to this Section shall be 1. That the developer is engaged in the
reviewed and approved by the Building and continuation of the construction of the re-
Zoning Department to insure that the mainder of the PUD application.
information to be displayed is clearly legible
and that the size of the sign is no larger than 2. That all requirements of the PUD approval,
what is needed to convey the required infor- and required health and safety ordinances of
mation. The sign is to be removed at such the City have been satisfied.
time as the final phase of the PUD has been
approved and constructed. (Ord. 4060, 4-20-87) 3. That the partial occupancy has been
granted deferrals of on-site or off-site
G. Consolidation of PUD and Subdivision Appro- improvements not yet completed pursuant to
val: Wherever a planned unit development is provisions of the Renton Municipal Code.
4-15-12
4-15-17
B) 4. That partial occupancy will be in the gen- issuance of a conditional use permit by the
eral public interest, and not detrimental to Hearing Examiner together with such condi-
the public health, safety and welfare. tions, covenants or other terms in order to
Nome
assure compliance with the requirements of
Section 4-15-10 and/or any other applicable
4-15-13: EXPIRATION OR ABANDONMENT provision of this Ordinance and the City's
OF A PUD: Zoning Code.
A. Expiration: Expiration of an approved pre-
liminary plan shall be defined as failure to 4-15-14: RELATIONSHIP OF THIS ORDI-
satisfy the time limits or other requirements NANCE TO OTHER ORDINANCES:
of submitting a final plan application. Expira- Where provisions of this Ordinance are in conflict
tion of an approved final plan PUD shall be with provisions of the Zoning Ordinance or the
defined as failure to initiate construction of a Subdivision Ordinance, the requirements of this
PUD. Expiration can only occur if no on-site Ordinance shall prevail.
construction has begun. Upon expiration of a
preliminary or final plan, the undeveloped site
may only be developed if a new preliminary 4-15-15: LIABILITY: This Ordinance shall not
and final plan PUD is approved or if the City be construed to relieve or lessen the
Council, by ordinance, removes the PUD responsibility of any person owning, building,
designation and revokes the original approval. altering or constructing any planned unit devel-
opment in the City for damages to anyone injured
B. Abandonment: or damaged either in person or property by any
defect therein; nor shall the City, or any agent
1. Abandonment Defined: Abandonment of a thereof, be held as assuming such liability by
preliminary and/or final plan for the purpose reason of permit or inspection authorized herein or
of this Section shall mean the failure and a certificate of inspection issued by the City or any
neglect of the developer to meet the require- of its agents.
ments of Section 4-15-11F8d or to diligently
pursue the project and the improvements
incidental thereto for a period of six (6) 4-15-16: SEVERABILITY: If any part or portion
months, after beginning or completing con- of this Ordinance is determined to be
struction of any of the residential units, unconstitutional by a court of competent jurisdic-
utilities, streets or other improvements of any tion, such determination shall not affect the re-
phase of a PUD. mainder of this Ordinance. (Ord. 4039, 1-19-87)
2. Resuming Development of an Abandoned
PUD Site: In order to resume development of 4-15-17: VIOLATIONS AND PENALTIES:
an abandoned PUD site, a new final plan
application shall be submitted for any A. It shall be unlawful for any person to con-
partially completed phase of the PUD and a struct, enlarge or change any land or planned
new preliminary plan application shall be unit development in the City or cause or per-
submitted for all remaining portions of the mit the same to be done contrary to or in
site. In any case, all subsequent preliminary violation of any of the provisions of this
or final plans shall adhere to the Renton City Ordinance.
Code provisions in force at the time of
resubmission including open space, dwelling B. Penalties for any violation of any of the provi-
unit density and setback requirements. No sions of this Chapter shall be in accord with
building permits shall be issued, renewed or Chapter 33 of Title IV. (Ord. 4351, 5-4-92)
extended until such new preliminary or final
plans are approved.
3. Occupation of Structures: Any finished
structures, short of full implementation of an
approved final plan for a PUD or those
phases thereof, may be occupied upon the
Name
692
City of Renton
41►
.460
NINO
'4r1110
,
4-17-1 4-17-4
CHAPTER 17
Nome RAILROAD AND UTILITY LINE CONSTRUCTION PERMIT
SECTION: convenient to the public to permit any further
obstruction thereof at said time, and provided,
4-17-1: Obtain Permit further, that a sufficient portion of such street,
4-17-2: Valid Franchise Or Permission For avenue, alley or public place shall, as far as possi-
Structure ble, be open for public use for the purposes of
4-17-3: Public Nuisance traffic, and in all cases, any work of the City or its
4-17-4: No Permit For Ordinary Repair contractors or employees shall have precedence
over all other work of any kind. (Ord. 1065,
9-5-39)
4-17-1: OBTAIN PERMIT: No person or corpo-
ration shall build or construct any rail- 4-17-3: PUBLIC NUISANCE: All street raiI-
road of any kind or any street railway, telegraph ways, telegraph lines, telephone lines,
line, telephone line, electric light line, gas main or electric light lines, gas mains or underground
underground conduit for use of any public utility conduits for use of any public utility company and
company in any street, avenue or alley of the City all rails, ties, planks, posts, wires or other struc-
without first obtaining a permit therefor from the tures, apparatus or material built, constructed or
Council and no person shall make any excavation placed in any street, avenue or alley of the City
of any kind or deposit any material or thing in any without a permit having first been issued therefor
street, avenue or alley of this City for the purpose in compliance with the provisions of this Chapter,
or with the intention of building, constructing or shall constitute a public nuisance and shall be
extending any such street railway, telegraph line, abated in the manner provided by the City law of
telephone line, electric light line, gas main or the City and the person responsible for the placing
*ire underground conduit for use of any public utility or construction thereof shall be punished as pro-
company without first obtaining such permit from vided in the Penal Code of the City. (Ord. 1065,
the Council. (Ord. 1065, 9-5-39) 9-5-39)
4-17-2: VALID FRANCHISE OR PERMIS- 4-17-4: NO PERMIT FOR ORDINARY RE-
SION FOR STRUCTURE: If the per- PAIR: It shall be no defense of any
son applying to the Council for any such permit prosecution or proceeding under this Chapter,
shall have a valid and existing franchise or per- that a franchise to build or construct any such
mission for the structure desired under any valid street railway, telegraph line, telephone line,
law of the City, the Council may grant such per- electric light line, gas main or underground con-
mit provided that said Council shall defer or tern- duit for use of any public utility company that has
porarily refuse the granting thereof until such been granted by any law of this City, but this
time as it deems proper or in its discretion in all Chapter shall not be so construed as to require a
cases where the street, avenue or alley in or on permit for the construction of ordinary repairs to
which the work desired to be done is occupied or any such structure where such repairs are made
about to be occupied in any work by the City in in good faith and not for the purpose of construc-
improving or repairing such street, avenue, alley tion of such structure. (Ord. 1065, 9-5-39)
or public place, or in repairing other property of
the City, or in cases where such street, avenue,
alley or public place is occupied or about to be
occupied by any other persons having the right to
use the same in such manner as to render it in-
995
City of Renton
E
4-18-1
4-18-3
CHAPTER 18
RENTON DEVELOPMENTAL GUIDELINES ORDINANCE
SECTION: 1976— Planning Commission
1976— Cedar River Master Plan
4-18-1: Title And Intent 1983— Comprehensive Solid Waste
4-18-2: Adoption By Reference Management Plan
4-18-3: Construction Standards 1984— Greenbelt Ordinance
1984— Green River Valley Plan
4-18-1: TITLE AND INTENT: 1987— Subdivision Ordinance
1987— Fire Department Master Plan
1988— AiA. Title: This Chapter shall be hereinafter 1990— Parpkin RegulMastePlan
aions
known as the RENTON DEVELOPMENTAL 1990— King County St trmwater Management
GUIDELINES ORDINANCE, may be cited Manual
as such, and will be hereinafter referred to as 1991— Uniform Fire Code
the Developmental Guidelines Ordinance or 1991— Uniform Mechanical Code
"this Chapter" and same shall be and consti- 1991— Uniform Building Code
tute Chapter 18, Title IV (Building Regula- 1991— Uniform Housing Code
tions) of Ordinance No. 4260 known as Code 1992— Uniform Electrical Code
of General Ordinances of the City. (Ord. 1992— Comprehensive Park,Recreation And
3106, 1-24-77) Open Space Plan
1992— Comprehensive Water System Plan
B. Intent: It is the intent of this Chapter to pro- 1992— Long Range Wastewater Management
vide the City, especially the Planning/Build- Plan
ing/Public Works Department and the 1992— King County Comprehensive Housing
Hearing Examiner with criteria to make con- Affordability Strategy(CHAS)
sistent and rational land use recommenda- 1992— Wetlands Ordinance
tions and decisions that: 1) place the public 1992— Aquifer Protection Ordinance
"err health, safety and welfare paramount;2)rec- 1992— Mining, Excavation And Grading
ognize property rights;3)promote aesthetics, Ordinance
amenities and good design; 4) minimize 1992— Land Clearing And Tree Cutting
incompatibility or adjacent uses; 5) minimize Regulations
pollution; 6) contain adverse impacts on-site; 1993— Shoreline Master Plan
7)make consistent and rational decisions and 1993— King County Solid Waste Management
recommendations. Furthermore it is the Plan
intent of this Chapter to comply with the var- 1993— Barrier-Free Regulations
ious resolutions, codes and ordinances of the 1994— Countywide Planning Policies
City and the State Environmental Policy Act, 1994— Six-Year Transportation Improvement
as amended. This Chapter shall be consid- Plan Zoning Code And Areawide
ered as an interim ordinance and shall be Zoning Street Arterial Plan State
employed only until the Planning Commis- Energy Code Traffic Mitigation
sion recommends and the City Council adopts Resolution And Fee Parks Mitigation
more detailed guidelines.(Ord. 3106, 1-24-77; Resolution And Fee Fire Mitigation
amd. Ord. 3592, 12-14-81) Resolution And Fee
1995— Comprehensive Plan
4-18-2: ADOPTION BY REFERENCE: (Ord. 4527, 6-12-95)
The goals, objectives and policies as set
forth in the following as presently in force or as 4-18-3: CONSTRUCTION STANDARDS:
modified from time to time are hereby incorpo-
rated by reference and shall be considered as if A. Haul Routes: A construction plan indicating
fully set forth herein: haul routes and hours, construction hours
and a traffic control plan must be submitted
Noire
398
City of Renton
4-18-3 4-18-3
to the Development Services Division for F. Hydroseeding Required: Within thirty (30)
approval prior to a construction permit being days of completion of grading work,the appli-
issued. cant shall hydroseed or plant an appropriate
ground cover over any portion of the site that
B. Haul Hours:Haul hours shall be restricted to is graded or cleared of vegetation and where
the hours between eight-thirty (8:30) A.M. no further construction work will occur
and three-thirty(3:30)P.M.,Monday through within ninety (90) days. Alternative mea-
Friday, unless approved in writing in sures such as mulch, sodding, or plastic cov-
advance by the Development Services Divi- ering as specified in the current King County
sion. Surface Water Management Design Manual
as adopted by the City of Renton may be pro-
C. Permitted Work Hours: Construction activi- posed between the dates of November 1st and
ties which require construction or building March 31st of each year. The Development
permits and which are conducted in residen- Services Division's approval of this work is
tial areas or within 300 feet of residential required prior to final inspection and
areas shall be restricted to the following approval of the permit. (Ord. 3106, 1-24-77;
hours: amd. Ord. 4703,2-2-98)
1. Single-Family Remodel Or Single-Family
Addition Construction Activities: Single-fam-
ily remodel or single-family addition con-
struction activities shall be restricted to the
hours between seven o'clock (7:00) A.M. and
ten o'clock(10:00)P.M.,Monday through Fri-
day. Work on Saturdays and Sundays shall
be restricted to the hours between nine
o'clock (9:00) A.M. and ten o'clock (10:00)
P.M.
2. Commercial, Multi-Family, New Single-
Family And Other Nonresidential Construc-
tion Activities: Commercial, multi-family, ,
.01
new single-family and other nonresidential
construction activities shall be restricted to
the hours between seven o'clock (7:00) A.M.
and eight o'clock(8:00)P.M.,Monday through
Friday.Work on Saturdays shall be restricted
to the hours between nine o'clock (9:00)A.M.
and eight o'clock(8:00)P.M.No work shall be
permitted on Sundays.
D. Emergency Extensions To Permitted Work
Hours: The Development Services Division
Director is authorized to grant an extension
of working time during an emergency. An
emergency shall include but is not limited to
natural and manmade disasters.
E. Temporary Erosion Control: Temporary ero-
sion control must be installed and main-
tained for the duration of the project. This
work must comply with the current King
County Surface Water Management Design
Manual as adopted by the City of Renton and
must be approved by the Development Ser-
vices Division.
398
City of Renton
4-19-1
4-19-3
CHAPTER 19
SHORELINE MASTER PROGRAM
SECTION:
4-19-1: Program Adopted, Copy Kept By Clerk,
Inspection
4-19-2: Amendments
4-19-3: Authentication, Record Of Program
4-19-1: PROGRAM ADOPTED,COPY KEPT
BY CLERK,INSPECTION:
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. (Ord. 3758, 12-5-83)
4-19-2: AMENDMENTS:
Any and all amendments, additions or
modifications to said Master Program shall be by
ordinance. (Ord. 3758, 12-5-83; amd. Ord. 4633, 9-
16-96)
4-19-3: AUTHENTICATION,RECORD OF
PROGRAM:
The City Clerk is hereby authorized and
directed to duly authenticate and record a copy of
the abovementioned Shoreline Master Program
together with any amendments or additions
thereto, together with an authenticated copy of
this Chapter. (Ord. 3094, 1-10-77, eff. 1-19-77)
Noe
397
City of Renton
*i•S'
.',411•10
4-20-1
4-20-1
CHAPTER 20
%`''"'' SIGN CODE
SECTION: quality. No sign shall be erected in such a
manner as to confine or obstruct the view or
4-20- 1: Title, Scope And Enforcement interpretation of any official traffic sign,
4-20- 2: Definitions And Abbreviations signal or device. The regulations of this Code
4-20- 3: Permits, Bonds, Applications, Fees And are not intended to permit any violations of
Inspections any other lawful ordinance. This Code does
4-20- 4: Design And Construction not apply to any signs or sign structures
4-20- 5: Projecting Signs located within a building.
4-20- 6: Marquees
4-20- 7: Electric Signs C. Enforcement:
4-20- 8: Prohibited Signs And Devices
4-20- 9: Temporary Signs 1. Authority: The Building Official is hereby
4-20-10: Special Permit Signs And Displays authorized and directed to enforce all the
4-20-11: Signs On Public Right Of Way provisions of this Code. (Ord. 2877, 9-9-1974)
4-20-12: Size, Number And Height Of Signs
4-20-13: Public Art Exemption 2. Appeals And Variances: Appeals from
4-20-14: Liability administrative decisions in the interpreta-
4-20-15: Severability tion of the provisions of this Code, shall be
4-20-16: Repealed Ordinances heard by the Hearing Examiner pursuant to
4-20-17: Effective Date Chapter 8, Title IV, of this Code. Applica-
tions for variances from the provisions of this
$ Chapter shall be heard by the Board of Ad-
justment provided in Section 4-31-26A,
44tarif 4-20-1: TITLE, SCOPE AND ENFORCE- Chapter 31, Title IV (Building Regulations)
MENT: of the Code of General Ordinances of the
City, consistent with the provisions of Sec-
A. Title: This Ordinance shall be hereinafter tion 4-31-26B. (Ord. 3719, 4-11-1983)
known as the Renton Sign Code, may be
cited as such, will be hereafter referred to as 3. Violation And Penalties:
this Code and same shall be and constitute
Chapter 20, Title IV (Building Regulations) a. It shall be unlawful for any person to
of Ordinance No. 4260 known as Code of erect, construct, enlarge, alter, repair, move,
General Ordinances of the City of Renton. improve, convert, equip, use or maintain any
sign or structure in the City or cause or
B. Purpose: It is the purpose of this Code to permit the same to be done contrary to or in
provide a means of regulating signs so as to violation of any of the provisions of this
promote the health, safety, morals, general Code.
welfare, social and economic welfare and
esthetics of the City. Signs are erected to b. Penalties for any violation of any of the
provide information for the benefit and con- provisions of this Chapter shall be in accord
venience of pedestrians and motorists and with Chapter 33 of this Title. (Ord. 4351,
should not detract from the quality of urban 5-4-1992)
environment by being competitive or garish.
Signs should complement and characterize 4. Alternate Provisions: The provisions of
the environment which they serve to give this Code are not intended to prevent the use
their respective areas a unique and pleasing of any material, method of construction or
`fir►
496
City of Renton
4-20-1 4-20-2
design not specifically prescribed by this Conference of Building Officials, as adopted by
Code. this jurisdiction.
The Building Official may approve such al- BUILDING FACADE: That portion of any exterior
ternates; provided, that he finds the pro- elevation of a building extending from the grade to
posed sign is satisfactory for the purpose the top of the parapet wall or eaves, and the en-
intended and is the equivalent of that pre- tire width of the building elevation.
scribed in this Code in quality, strength,
effectiveness, fire resistance, durability and BUILDING OFFICIAL: The officer or other person
safety. charged with the administration and enforcement
of this Code, or his duly authorized deputy.
The Building Official shall require that suffi-
cient evidence or proof be submitted to sub- COMBINATION SIGN: Any sign incorporating
stantiate any claims that may be made re- any combination of the features of pole, projecting
garding its use. (Ord. 2877, 9-9-1974) and roof signs.
CURB LINE: The line at the face of the curb near-
4-20-2: DEFINITIONS AND ABBREVIA- est to the street or roadway. In the absence of a
TIONS: For the purpose of this Code, curb, the curb line shall be established by the City
certain abbreviations, terms, phrases, words and Engineer. (See Legal Setback Line)
their derivatives shall be construed as specified in
this Section. Words used in the singular include DISPLAY SURFACE: The area made available by
the plural, and the plural the singular. Words the sign structure for the purpose of displaying
used in the masculine gender include the femi- the advertising message.
nine, and the feminine the masculine.
ELECTRIC SIGN: Any sign containing or utilizing
ANIMATED SIGN: A sign with action or motion, electrical wiring, but not including signs illumi-
flashing or color changes requiring electrical ener- nated by an exterior light source.
gy, electronic or manufactured source of supply,
but not including revolving signs or wind actuated FREESTANDING SIGN: A sign wholly supported Nasil
elements such as flags or banners. by a sign structure in the ground. (Ord. 3719,
4-11-1983)
APPROVED PLASTIC MATERIALS: Approved
plastic materials shall be those having a GROUND SIGN: A freestanding sign not over six
self-ignition temperature of six hundred fifty de- feet (6') in height. (Ord. 4172, 9-12-1988)
green (650°) Fahrenheit or greater when tested in
accordance with U.B.C. Standard No. 52-3 and a HEIGHT: The distance measured from grade,
smoke-density rating not greater than 450 when unless otherwise designated, to the top of the sign
tested in accordance with U.B.C. Standard No. or sign structure.
42-1, in the way intended for use; or a
smoke-density rating no greater than 75 when INCOMBUSTIBLE AND NONCOMBUSTIBLE
tested in the thickness intended for use by U.B.C. MATERIAL: Incombustible and noncombustible as
Standard No. 52-2. Approved plastics shall be applied to building construction material means a
classified as either CC1 or CC2 in accordance with material which, in the form in which it is used, is
U.B.C. Standard No. 52-4. either one of the following:
BACKGROUND AREA: The entire face upon A. Material of which no part will ignite and
which copy could be placed. burn when subjected to fire. Any material
conforming to U.B.C. Standard No. 4-1 shall
BUILDING CODE: Building Code is the Uniform be considered noncombustible within the
Building Code, promulgated by the International meaning of this Section.
496
City of Renton
4-20-2 4-20-2
B. Material having a structural base of noncom- cal party, or signs urging a particular vote or
bustible material as defined in subsection A action on a public issue decided by ballot, whether
above, with a surfacing material not over partisan or nonpartisan.
one-eighth inch (1/8") thick which has a
' flame-spread rating of 50 or less. PORTABLE DISPLAY SURFACE: A display sur-
face temporarily affixed to a standardized adver-
"Noncombustible" does not apply to surface tising structure which is regularly moved from
finish materials. Materials required to be structure to structure at periodic intervals.
noncombustible for reduced clearances to
flues, heating appliances, or other sources of PORTABLE SIGN: A sign which is not perma-
high temperature shall refer to material con- nently affixed and designed for or capable of move-
forming to subsection A above. No material ment, except those signs explicitly designed for
shall be classed as noncombustible which is people to carry on their persons or which are per-
subject to increase in combustibility or flame- manently affixed to motor vehicles.
spread rating beyond the limits herein estab-
lished, through the effects of age,moisture or PROJECTING SIGN: A sign other than a wall
other atmospheric condition. sign which projects from and is supported by a
wall of a building or structure.
"Flame-spread rating" as used herein refers
to rating obtained according to tests con- PROJECTION: The distance by which a sign
ducted as specified in U.B.C. Standard No. extends over public property or beyond the build-
42-1. ing line.
LEGAL SETBACK LINE: The line established by ROOF SIGN: A sign erected upon or above a roof
ordinance beyond which no building may be built. or parapet of a building or structure.
A legal setback line may be a property line.
SHOPPING CENTER:A group of buildings, struc-
MARQUEE: A permanent roofed structure tures and/or uncovered commercial areas,or a sin-
attached to and supported by the building and pro- gle building containing four(4) or more individual
jecting over public property. commercial establishments, planned, developed
and managed as a unit related in location and type
NONSTRUCTURAL TRIM: The molding, battens, of shops to the trade areas that the unit serves.
'Nov caps, nailing strips, latticing, cutouts or letters
and walkways which are attached to the sign SIGN: Any medium, including merchandise, its
structure. structure and component parts, which is used or
intended to be used to attract attention to the sub-
OFF-PREMISES SIGN:Any sign which cannot be ject matter for advertising purposes.
classified as an on-premises sign as described
below. SIGN STRUCTURE: Any structure which sup-
ports or is capable of supporting any sign as
ON-PREMISES SIGN:A sign which displays only defined in this Code. A sign structure may be a
advertising copy strictly incidental to the lawful single pole and may or may not be an integral part
use of the premises on which it is located, includ- of the building.
ing signs or sign devices indicating the business
transacted at, services rendered, goods sold or pro- STREET FRONTAGE: Business directly abutting
duced on the immediate premises, name of the a public right-of-way affording direct access to the
business, person, firm or corporation occupying business, or having a parking lot used by one busi-
the premises. ness which fronts directly on and gaining vehicu-
lar access from the public right-of-way.
PLASTIC MATERIALS:Materials made wholly or
principally from standardized plastics listed and STRUCTURE: That which is built or constructed,
described in Uniform Building Code Standards. an edifice or building of any kind, or any piece of
(See Approved Plastics, Section 4-20-4). work artificially built up or composed of parts
joined together in some definite manner.
POLITICAL SIGNS:Signs advertising a candidate
or candidates for public, elective office or a politi-
`err✓ 397
City of Renton
4-20-3 4-20-3
TEMPORARY SIGN: Any sign, banner, pennant, B. Application Procedure:
valance or advertising display constructed of cloth,
canvas, light fabric, cardboard, wallboard or other 1. Application for a sign permit shall be
light materials, with or without frames, intended made in writing upon forms furnished by the NIS
to be displayed for a limited period of time only. Building Official. Such application shall con-
tain the location by street and number of the
U.B.C. STANDARDS: The adopted edition of the proposed sign structures as well as the name
Uniform Building Code Standards, published by and address of the owner and the sign con-
the International Conference of Building Officials. tractor or erector. The Building Official may
require the filing of additional plans or other
UNDER MARQUEE SIGN: A lighted or unlighted pertinent information when in his opinion
display attached to the underside of a marquee such information is necessary to insure com-
protruding over public or private sidewalks. pliance with this Code. Standard plans may
be filed with the Building Official.
UNIFORM BUILDING CODE: The adopted edi-
tion of the Uniform Building Code, published by 2. When applying for a permanent sign, a
the International Conference of Building Officials. drawing, sketch or photograph with a super-
imposed drawing, accurate as to scale, shall
WALL SIGN: Any sign painted, attached or be submitted showing how the proposed sign
erected against the wall of a building or structure, shall look in the environment.A vicinity map
with the exposed face of the sign in a plane paral- at a scale of one inch (1") representing two
lel to the plane of said wall. Shall not extend above hundred feet(200') shall be required showing
any adjacent parapet or roof of supporting build- the property on which the proposed sign is to
ing. (Ord. 3719, 4-11-1983; amd. Ord. 4577, 1-22- be located, the street and the nearest inter-
1996) section, together with a site map of one inch
(1")representing twenty feet(20'),or a larger
scale showing the location of the sign, struc-
4-20-3: PERMITS, BONDS, tures, rights-of-way, easements and property
APPLICATIONS, FEES AND lines. Elevation projections of the proposed
INSPECTIONS: sign shall also be submitted with the applica-
tion and shall include, but not be limited to,
A. Permits And Bonds;Liability Insurance: the following: The sign's relationship to the NIS
property lines, easements, setback lines and
1. Permits Required: No sign shall hereafter structures. The Building Official may waive
be erected, re-erected, constructed or altered, any of the aforementioned requirements
except as provided by this Code and a permit when he determines same to be unnecessary
for the same has been issued by the Building in relation to the sign permit applied for, its
Official. A separate permit shall be required size and location.
for a sign or signs for each business entity
and/or a separate permit for each group of C. Exceptions: The following shall not require a
signs on a single supporting structure. In sign permit. These exceptions shall not be
addition, electrical permits shall be obtained construed as relieving the owner of any sign
for electric signs. from the responsibility of its erection, main-
tenance and compliance with any other law
2. Liability Insurance: The owner of any or ordinance regulating the same.
sign projecting over a public right-of-way
shall file with the Building Official a public 1. The changing of the advertising copy or
liability insurance policy issued by an insur- message on a painted or printed sign,theater
ance company authorized to do business in marquee and similar signs specifically
the State of Washington, appropriately condi- designed for the use of replaceable copy.
tioned in conformity with the objectives of
this Section,with limits of one hundred thou- 2. Painting, repainting or cleaning of an
sand dollars ($100,000.00) — three hundred advertising structure or the changing of the
thousand dollars ($300,000.00) public habil- advertising copy or message thereon shall not
ity coverage and fifty thousand dollars be considered an erection or alteration which
($50,000.00)property damage coverage.
397
City of Renton
4-20-3
4-20-3
requires sign permit unless a structural or 14. Temporary signs for the purpose of
electrical change is made. announcing or promoting a City sponsored
community fair, festival, or event. Such deco-
3. Temporary signs and decorations custom- rations and signs may be displayed no more
'+fir ary for special holidays such as Independence than fourteen (14) calendar days prior to and
Day and Christmas erected entirely on pri- during the fair, festival or event. All decora-
vate property. tions and signs must be removed within five
(5) calendar days following the end of the
4. Real estate signs offering the immedi- fair, festival or event. Exceptions to the time
ately adjacent premises for sale, lease or rent limitations may be approved by the Mayor's
and not exceeding six (6) square feet in area office.The temporary signs may be located on
on one face or less in area for lots thirty five or over public rights-of-way with approval of
thousand(35,000) square feet or less in area, the sign placement by the City of Renton
and not exceeding thirty two (32) square feet Transportation Systems Division.
in area on one face for lots over thirty five
thousand(35,000)square feet in area. 15. Public Service Signs — Non-advertising
and non-promotional signs such as citizen
5. Signs of not over two (2) square feet recognition signs, neighborhood welcome
advertising that credit is available to mem- signs, signs indicating scenic or historic
bers of monetary institutions. points of interest, or other signs of a similar
nature as determined by the Development
6. One on-premises sign, not electrical or Services Division. Such signs may be located
illuminated,two(2)square feet or less on one in any zone and shall require approval of the
face which is affixed permanently on a plane Development Services Division. These signs
parallel to the wall on the wall located may be located on or over public rights-of-
entirely on private property. way with approval of the sign placement by
the City of Renton Transportation Systems
7. Parking and traffic control signs two (2) Division.
square feet or less on private property.
16. City sponsored or co-sponsored signs,
8. Bulletin board not over twelve (12) banners, or decorations subject to approval of
square feet in area on one face for each pub- the Mayor's office. These signs may be
lie, charitable or religious institution when located on or over public rights-of-way with
the same is located on the premises of said approval of the sign placement by the City of
institution. Renton Transportation Systems Division.
9. Temporary signs denoting the architect, 17. Public Art Exemption — Sculptures, wall
engineer or contractor when placed upon paintings, murals, collages, banners and
work under construction and not exceeding other design features which do not incorpo-
thirty two (32) square feet in area on one rate advertising or identification, consistent
face. with the provisions and procedures of the
Public Art Exemption, Section 4-20-13. (Ord.
10. Memorial signs or tables, names of build- 4629, 8-19-96)
ings and dates of erection, when cut into any
masonry surface or when constructed of D. Permit Fees: At the time of issuing a permit
bronze or other incombustible materials. to erect or install a sign or device controlled
by this Code, the Building Official shall col-
11. Signs of public service companies indicat- lect a fee computed on the basis of the foIlow-
ing danger and/or service or safety informa- ing:
tion.
1. For permanent signs, compute the total
12. Political signs less than twelve (12) area of all faces upon which copy may be
square feet on one face as hereinabove placed and use Table 4-20-3A below:
defined.
13. Open house signs.
397
City of Renton
:rte
4-20-4 4-20-4
TABLE 4-20-3A to one-half(1/2) the sign permit fee if special
engineering checks are required. Such fees
Fee for Signs on Private Property shall be paid at the time of application.
Less than fifty(50) square feet $15.00 7. Where work for which the permit is
required by this Code is started or proceeded
Fifty(50)square feet or more but with prior to obtaining said permit, the fees
less than one hundred fifty(150) above specified shall be doubled;but the pay-
square feet $20.00 ment of such double fee shall not relieve any
persons from complying with the require-
One hundred fifty(150)square feet ments of this Code in the execution of the
or more but less than three hundred work nor from any other penalties prescribed
(300)square feet $30.00 herein.
Three hundred(300)square feet or 8. There shall be no permit fees for any
more $50.00 political signs.
2. For the temporary installation of signs, E. Maintenance: All signs, together with all of
banners, streamers, etc. on special permit as their supports, braces, guys and anchors,
provided in Section 4-20-10, the permit fee shall be kept in repair and in proper state of
shall be twenty five dollars ($25.00). Except: preservation. The surfaces of all signs shall
The fee shall be five dollars ($5.00) for busi- be kept neatly painted or posted at all times.
nesses with less than five(5)employees. The ground area shall be neat and orderly.
3. For temporary signs as provided in Sec- F. Inspections:
tion 4-20-9,the permit fee shall be fifteen dol-
lars ($15.00) plus a deposit of one hundred 1. All signs controlled by this Code shall be
dollars ($100.00) which shall be forfeited if subject to inspection and periodic reinspec-
the applicant fails to remove the sign when tion by the Building Official.
the permit expires.
2. Footing inspections shall be made by the
4. For the purpose of computing the maxi- Building Official for all signs having footings.
mum permitted size and permit fee, free-
standing letters or characters, where no 3. All welding on signs or sign structures
background is specially provided, the area shall be done by certified welders holding a
shall be considered as that encompassed by valid certification from King County or other
drawing straight lines at the extremities of governmental jurisdiction acceptable to the
the shapes to be used. Building Official.
5. Permits for real estate directional signs 4. All signs containing electrical wiring
of a temporary nature on the public right-of- shall be subject to the governing electrical
way shall be fifteen dollars ($15.00) per sign code and shall bear the label of an approved
for a six (6)month period with a renewal fee testing agency.
of ten dollars ($10.00) for a three (3) month
period with only one renewal allowed. A 5. The Building Official may order the
twenty five dollar ($25.00) deposit per sign removal of any sign that is not maintained in
shall also be paid to the Building Official, accordance with the provisions of Section 4-
which shall be forfeited if the applicant fails 20-3E. (Ord.3719,4-11-83)
to remove the sign when the permit expires.
Upon demonstration that a sign has been
removed, the deposit for the sign shall be 4-20-4: DESIGN AND CONSTRUCTION:
returned. All confiscated signs shall become
the property of the City. A. Design:
6. In addition to the above fees, the Build- 1. General: Signs and sign structures shall
ing Official may collect a plan check fee equal be designed and constructed to resist wind
,4111100397
City of Renton
4-20-4
4-20-4
and seismic forces as specified in this Section. B. Construction:
All bracing systems shall be designed and
constructed to transfer lateral forces to the 1. General: The supports for all signs or
foundations. For signs on buildings, the dead sign structures shall be placed in or upon pri-
and lateral loads shall be transmitted vate property and shall be securely built,con-
through the structural frame of the building structed and erected in conformance with the
to the ground in such manner as not to over- requirements of this Code.
stress any of the elements thereof. The over-
turning moment produced from lateral forces 2. Materials: Materials of construction for
shall in no case exceed two-thirds (2/3) of the signs and sign structures shall be of the qual-
dead-load resisting moment. Uplift due to ity and grade as specified for buildings in the
overturning shall be adequately resisted by adopted edition of the Uniform Building
proper anchorage to the ground or to the Code.
structural frame of the building. The weight
of earth superimposed over footings may be In all signs and sign structures the materials
used in determining the dead-load resisting and details of construction shall, in the
moment. Such earth shall be thoroughly com- absence of specified requirements, conform
pacted. with the following: (Ord. 2504, 9-23-69)
2. Wind Loads: Signs and sign structures a. Structural steel shall be of such qual-
shall be designed to resist wind forces as ity as to conform with U.B.C. Standard No.
specified in the adopted edition of the Uni- 27-1. Secondary members in contact with or
form Building Code. directly supporting the display surface may
be formed of light gauge steel, provided such
3. Seismic Loads: Signs and sign structures members are designed in accordance with the
shall be designed and constructed to resist specifications of the design of light gauge
seismic forces as specified in the adopted edi- steel as specified in U.B.C. Standard No. 27-9
tion of the Uniform Building Code. and in addition shall be galvanized. Second-
ary members, when formed integrally with
4. Combined Loads:Wind and seismic loads the
need not be combined in design of signs or
sign structures; only that loading producing
`err' the larger stresses may be used.
Vertical design loads, except roof live loads,
shall be assumed to be acting simultaneously
with the wind or seismic loads.
5. Allowable Stresses: The design of wood,
concrete or steel members shall conform to
the requirements of the adopted edition of
the Uniform Building Code. Loads, both ver-
tical and horizontal, exerted on the soil shall
not produce stresses exceeding those speci-
fied in the adopted edition of the Uniform
Building Code.
The working stresses of wire rope and its fas-
tenings shall not exceed twenty five percent
(25%) of the ultimate strength of the rope or
fasteners.
Working stresses for wind or seismic loads
combined with dead-loads may be increased
as specified in the adopted edition of the Uni-
form Building Code.
397
City of Renton
..1001
Niro
4-20-4
4-20-4
B2a) display surface, shall be not less than No. 24 expansion screws of sufficient size and an-
gauge in thickness. When not formed chorage to support safely the loads applied.
integrally with the display surface, the
minimum thickness of the secondary members No wooden blocks or plugs or anchors with
'ogairr shall be No. 12 gauge. The minimum thick- wood used in connection with screws or nails
ness of hot-rolled steel members furnishing shall be considered proper anchorage, except
structural support for signs shall be in the case of signs attached to wood framing.
one-fourth inch ('/,"), except that, if
galvanized, such members shall be not less No anchor or support of any sign shall be
than one-eighth inch ('4") thick. Steel pipes connected to, or supported by, an unbraced
shall be of such quality as to conform with parapet wall, unless such wall is designed in
U.B.C. Standard No. 27-1. Steel members may accordance with the requirements for parapet
be connected with one galvanized bolt, walls specified in the adopted edition of the
provided the connection is adequate to Uniform Building Code. (Ord. 2504, 9-23-69)
transfer the stresses in the members. (Ord.
3719, 4-11-83) 6. Display Surfaces: Display surfaces in all
types of signs may be made of metal, glass or
b. Anchors and supporta when of wood approved plastics, or other approved
and embedded in the soil, or within six inches noncombustible material, or wood for wood
(6") of the soil, shall be of all heartwood of a signs.
durable species or shall be pressure-treated
with an approved preservative. Such members Sections of approved plastics on wall signs
shall be marked or branded by an approved shall not exceed two hundred twenty five
agency. (Ord. 2504, 9-23-69) (225) square feet in area.
3. Restrictions on Combustible Materials: Free EXCEPTION: Sections of approved plastics on
standing and wall signs may be constructed of signs other than wall signs may be of
any material meeting the requirements of this unlimited area if approved by the Building
Code. Combination signs, roof signs and signs Official.
on marquees shall be constructed of incom-
bustible materials, except as provided in Sections of approved plastics on wall signs
paragraph 4 below. No combustible materials shall be separated three feet (3') laterally and
Nese other than approved plastics shall be used in six feet (6') vertically by the required exterior
the construction of electric signs. (Ord. 3719, wall construction.
4-11-83)
EXCEPTION: Sections of approved plastics on
4. Nonstructural Trim: Nonstructural trim signs other than wall signs may not be
and portable display surfaces may be of wood, required to be separated if approved by the
metal, approved plastics or any combination Building Official.
thereof.
Glass thickness and area limitations shall be
5. Anchorage: Members supporting unbraced as set forth in Table No. 4-20-4A below:
signs shall be so proportioned that the bear-
ing loads imposed on the soil in either direc- TABLE NO. 4-20-4A
tion, horizontal or vertical, shall not exceed
the safe values. Braced ground signs shall be Size, Thickness and Type of
anchored to resist the specified wind or seis- Glass Panels in Signs
mic load acting in any direction. Anchors and MAXIMUM SIZE OF
supports shall be designed for safe bearing EXPOSED GLASS PANEL
loads on the soil and for an effective resist-
ance to pull-out amounting to a force twenty Minimum
percent (25%) Any Area Thickness
five
greater than the required Dimension (Square of Glass
resistance to overturning. Anchors and sup- (Inches) Inches) (Inches) Type of Glass
ports shall penetrate to a depth below ground
greater than that of the frost line. Signs 30 500 '/, Plain, Plate or Wired
attached to masonry, concrete or steel shall 45 700 '/,. Plain, Plate or Wired
be safely and securely fastened thereto by 144 3600 '/, Plain, Plate or Wired
144+ 3600+ '/, Wired Glass
means of metal anchors, bolts or approved (Ord. 3719, 4-11-83)
Ilksow
490
4-20-4 4-20-6
B) 7. Approved Plastics: The Building Official areas are given a finished and pleasing
shall require that sufficient technical data be appearance with the display surfaces visible
submitted to substantiate the proposed use of only from the directions that they are
any plastic material and, if it is determined intended to be seen. (Ord. 2504, 9-23-69)
that the evidence submitted is satisfactory for
the use intended, he may approve its use.
4-20-5: PROJECTING SIGNS:
C. Clearance:
A. Projecting signs shall be designed in
1. General: All types of signs shall conform to accordance with the requirements specified in
the clearance and projection requirements of Section 4-20-4.
this Section.
B. Projection and Clearance:
2. Clearance from High Voltage Power Lines:
Signs shall be located not less than ten feet 1. Signs may project within a legal setback a
(10') horizontally or twelve feet (12') vertically maximum of six feet (6').
from overhead electrical conductors which are
energized in excess of seven hundred fifty 2. Where a legally constructed marquee exists
(750) volts. The term "overhead conductors" as which in itself complies with the provisions of
used in this Section means any electrical the Renton Building Code, an "under
conductor, either bare or insulated, installed marquee" sign, no larger than twelve inches
above the ground except such conductors as (12") high by seventy two inches (72") long by
are enclosed in iron pipe or other material ten inches (10") thick, may be suspended
covering of equal strength. below the marquee, provided the bottom of
the sign is at least eight feet (8') above the
3. Clearance from Fire Escapes, Exits or surface of the sidewalk and the sign does not
Standpipes: No sign or sign structure shall be extend beyond the marquee. Under marquee
erected in such a manner that any portion of signs shall be limited to one such sign per
its surface or supports will interfere in any entrance for each business establishment.
way with the free use of any fire escape, exit
or standpipe. 3. All projecting signs shall have painted
thereon the name of the sign erector and the
4. Obstruction of Openings: No sign shall date of the erection.
obstruct any opening to such an extent that
light or ventilation is reduced to a point 4. All signs erected above or below a marquee
below that required by the applicable City which do not meet the requirements of
building codes. Signs erected within five feet Section 4-20-6A shall comply with the
(5') of an exterior wall in which there are requirements of this Section.
openings within the area of the sign shall be
constructed of incombustible material or 5. Signs shall not project within the public
approved plastics. right of way, other than signs on marquees
and wall signs which may project as follows:
5. Supporting Members: The supporting
members of a sign shall be free of any a. The thickness of that portion of a
unnecessary bracing, angle iron, guy wires, wall sign which projects over public right of
cables and similar devices. way shall not exceed twelve inches (12").
(Ord. 3719, 4-11-83)
6. Glare from Signs: All illuminated signs
shall be designed and located in such a
manner as to avoid undue glare or reflection 4-20-6: MARQUEES:
of light.
A. Signs may be placed on, attached to or con-
7. View from Rear: If a sign is visible from structed in a marquee. Such signs, over public
more than one direction, all areas not or private property, shall, for the purpose of
intended as display surfaces including the determining projection, clearance, height and
back and sides shall be designed so that such material, be considered a part of and shall
meet the requirements for a marquee as
490
4-20-7 4-20-8
specified in the adopted edition of the Uni- are public service signs, such as those which
form Building Code. (Ord. 4172, 9-12-88) give the time, temperature and/or humidity.
4. Strings of pennants, banners or stream-
4-20-7: ELECTRIC SIGNS: ers, festoons of lights, clusters of flags, wind-
animated objects, balloons and similar
A. Electric signs shall be constructed of incom- devices of a carnival nature except as specifi-
bustible materials, except as specified in Sec- cally provided in Sections 4-20-9 and 4-20-10.
tion 4-20-4. The enclosed shell of electric Not prohibited are national, State and insti-
signs shall be watertight, excepting that ser- tutional flags properly displayed or tempo-
vice holes fitted with covers shall be provided rary signs and decorations customary for
into each compartment of such signs. special holidays, such as Independence Day,
Christmas and similar events of a public
B. Installation: nature.
1. Installation:Electrical equipment used in 5. Portable signs or any sign which is not
connection with display signs shall be permanently mounted.
installed in accordance with local ordinances
regulating electrical installation. 6. There shall be no signs allowed within
twenty feet(20')of intersections or driveways
2. Erector's Name: Every electric sign pro- which shall obscure vision between the
jecting over any street or alley or public place height of three feet (3') and ten feet (10') of
shall have the name of the sign erector and the street or driveway grade.
date of erection. Such name and date shall be
of sufficient size and contrast to be readable 7. Stationary motor vehicles, trailers and
from a reasonable distance. Failure to pro- related devices to circumvent the intent of
vide such name and date shall be grounds for this Code.
rejection of the sign by the Building Official.
(Ord. 2504, 9-23-69) 8. Signs over public right-of-way other than
wall signs per Section 4-20-9B, City-spon-
f 3. Label Required: All electric signs shall sored signs and public service signs per Sec-
bear the label of an approved testing agency. tion 4-20-3C14, 15, and 16, and signs on
(Ord. 3719, 4-11-83) marquees. (Ord. 4629, 8-19-96)
9. Signs on public right-of-way other than
4-20-8: PROHIBITED SIGNS AND signs allowed by Section 4-20-9 and 4-20-11.
DEVICES: (Ord. 3719, 4-11-83)
A. The following signs or devices are specifically 10. Off-Premises Signs. Except:
prohibited:
a. Signs allowed by Sections 4-20-9,4-20-
1. All signs not complying with the Wash- 10 and 4-20-11.
ington State Highway Department Regula-
tions adjacent to State roads. b. Off-premises advertising may be
allowed as an accessory use of an identifica-
2. Any sign using the words "stop", "look", tion sign or other structure if the following
"danger" or any other word, symbol or char- conditions are met:
acter which might confuse traffic or detract
from any legal traffic control device. (1) The maximum size of the off-pre-
mises advertising is six(6)square feet.
3. All of the following signs within seventy
five feet (75') of the public right-of-way with (2) No more than twenty five percent
any of the following features: animated, (25%) of the principal structure is cov-
revolving more than eight(8)revolutions per ered by the off-premises advertising
minute, blinking and flashing. Exceptions sign.
397
City of Renton
4-20-9 4-20-9
(3) The off-premises advertising sign is enty five percent (75%) occupied or sold
designed to be viewed by users of the fa- within the time allowed.
cility rather than street traffic.
2. No temporary sign shall exceed one hun-
c. Off-premises signs in existence upon dred (100) square feet in area. Temporary
passage of this Section may be maintained signs of rigid material shall not exceed thirty
but not expanded, moved or structurally two (32) square feet on one face or six feet(6')
altered. (Ord. 4172,9-12-88) in height.
B. Unauthorized signs or other advertising B. Specifications:
devices either wholly or partially supported
on or projecting over the public right-of-way 1. Support: Every temporary cloth sign
may be removed by the Building Official or shall be supported and attached with wire
his representative without notice to the rope of three-eighths inch (3/8") minimum
owner. Such signs or devices shall be stored diameter, or other material of equivalent
at the City garage for a period not to exceed breaking strength. No strings, fiber ropes or
thirty(30) days, during which time the owner wood slats shall be permitted for support or
may redeem such sign or device by payment anchorage purposes. Cloth signs and panels
to the City Treasurer an amount equal to the shall be perforated over at least ten percent
City cost for the removal and storage, but in (10%) of their area to reduce wind resistance.
no event shall the fee be less than twenty dol-
lars ($20.00). After expiration of the thirty a. Exception: Temporary cloth signs over
(30) day storage period, the sign not having private property not exceeding sixty (60)
been redeemed,it shall be destroyed or other- square feet shall be supported and attached
wise disposed of. with wire rope which will meet the require-
ments of Section 4-20-4.
C. Closure Of Business: Upon the closure and
vacation of a business or activity, the owner 2. Projection: Cloth signs may extend over
of said business or activity shall have ninety public property. Such signs, when extended
(90) days from the date of closure to remove over a public street, shall maintain a mini-
all signs relating to said business and activ- mum vertical clearance of twenty feet(20').
ity. If the owner of said business or activity
fails to remove said signs within the desig- 3. Clearance: Cloth signs may extend across
nated time period, then the owner of the a public right-of-way only by permission of
property upon which said signs are located the Mayor's office or his/her designated rep-
shall remove said signs within one hundred resentative, and shall be subject to all related
twenty (120) days of said closure and vaca- laws and ordinances. Temporary signs, other
tion of premises. than cloth, when eight feet(8') or more above
the ground, may project not more than six
inches(6")over public property or beyond the
4-20-9: TEMPORARY SIGNS: legal setback line.
A. Temporary Signs: C. Real Estate Directional Signs on the Public
Right-of-Way:
1. Temporary signs are allowed for a maxi-
mum of thirty (30) days per permit per sign. 1. Real estate directional signs shall have a
Only two (2) such permits may be granted in maximum size of twelve (12) square feet on
any one calendar year to any one applicant. one face. Such directional signs shall not be
placed closer than four feet(4')to the edge of
EXCEPTION: Real estate directional signs an improved roadway and shall not be placed
may remain for six (6) months and subject to in such a manner as to constitute a public
one renewal for a three(3)month period. The safety hazard.
Board of Adjustment may grant a variance
for a longer time if the applicant can show 2. No more than two (2) such signs shall be
the circumstances beyond his control pre- allowed at any one intersection and only one
vented the development to be more than sev-
397
City of Renton
4-20-10
4-20-11
sign per development is allowed at each 4-20-10: SPECIAL PERMIT SIGNS AND
intersection. DISPLAYS:
3. Between intersections, real estate direc- A. Strings of pennants, banners or streamers,
Now' tional signs for the same development shall festoons of lights, clusters of flags, balloons
be placed no closer than five hundred feet and similar devices of a carnival nature, or a
(500')to signs for the same development, group of temporary signs, may be displayed
on private property only by special permit.
D. Permit Number: All temporary signs shall Such a permit shall be issued for a period not
have the sign permit number placed in the to exceed ten (10) days and shall be issued
upper left-hand corner by the permittee. only to a new business opening,or to an exist-
ing business moving to an entirely new loca-
E. Political Signs: tion. (Ord. 2877, 9-9-1974)
1. Political signs may be displayed on pri- B. Cloth signs may be extended over a public
vate property with the consent of the prop- right-of-way in accordance with the provi-
erty owner or the lawful occupant thereof. sions of this Code for a period to be estab-
lished by the Mayor or his designated
2. Political signs shall not be greater than representative but not to exceed thirty (30)
thirty two (32) square feet if single-faced or days. (Ord. 3273, 12-11-1978)
sixty four (64) square feet if multi-faced,
except if such signs are on an off-premises
sign structure regulated by Section 4-20- 4-20-11: SIGNS ON PUBLIC RIGHT-OF-
12C6. WAY:
3. Each political sign shall be removed A. Nothing in this Code shall be interpreted as
within ten (10) days following an election, controlling public and informational signs
except that the successful candidates of a pri- placed on the public right-of-way by any gov-
mary election may keep their signs on display ernmental agency or public utility having
until ten (10) days after the general election, underground or overhead installations.
i at which time they shall be promptly
removed. (Ord. 3719, 4-11-1983; amd. Ord. B. Public service directional signs for public
Nip". 4422, 10-25-1993) buildings such as public schools, libraries,
hospitals and other similar public service
F. Residential Open House Signs. Signs adver- facilities may be placed entirely on the public
tising"open house" and the direction to a res- right-of-way. Such signs are limited to one of
idence for sale shall be limited to one sign on the following at sites approved by the Build-
the premises for sale and three (3) off-pre- ing Official.
mises signs. However, if a real estate com-
pany has more than one house open for 1. Sign must be of size, height, color, design
inspection in a single development or subdivi- and mounting and so located as to comply in
sion, they shall be limited to four (4) off-pre- all respects with the City street sign stan-
mises "open house" signs in the entire dards.
development or subdivision. Such signs are
permitted only during daylight hours and 2. Sign shall not be over twelve (12) square
when the real estate company representative feet in total background area for any one face,
or seller or an agent is in attendance at the no portion of the sign closer than four feet(4')
property for sale. No such sign shall exceed to any curb line or improved roadway surface
four (4) square feet in surface area for each and not illuminated. (Ord. 2877, 9-9-1974)
surface of the sign. The sign may be placed
only along the periphery of a public right-of- C. Public service directional signs for nonpublic
way in a manner so as not to obstruct the buildings such as churches and charitable
vision or pathway of vehicular or pedestrian organizations may be placed entirely on the
traffic. (Ord. 3719, 4-11-1983) public right-of-way.The organization seeking
the sign must submit a letter to the Trans-
portation Division requesting directional
'Now? 397
City of Renton
4-20-12 4-20-12
signs, including the requested locations and 5. Signs will not normally be located at
wording for the sign. The Transportation intersections where one of the streets is a
Division shall respond to the letter by calling principal arterial, unless the normal driving
the organization or mailing a postcard within route from that principal arterial to the orga- 'IW
one working day of receipt of the request nization's address does not include travel on
acknowledging receipt of the request. An a minor or collector arterial.
engineering study will be performed by the
City within thirty (30) days of the request. If 6. Signs will be of the same size, material
the requested locations do not conform to this and color as existing street name signs, and
subsection,the response will suggest suitable will indicate direction to the organization
alternative locations, if any. If the Transpor- with a painted arrow.
tation Division determines that the sign
request does not comply with this subsection, 7. The City will manufacture, install and
the requesting organization shall have the maintain the signs. The organization will
right to appeal that decision to the Hearing reimburse the City for the cost of the
Examiner as a final administrative determi- requested signs.
nation. If the sign is approved, it will be
installed within forty five (45) calendar days 8. Signs will be mounted on existing City-
after approval of the request. owned sign poles.
Such signs must comply with the following 9. This Ordinance will be valid for a one-
criteria: year period after which the Transportation
Division shall report to the Council and the
1. The organization making application for Council may terminate this subsection by
directional signs must be nonprofit and open enacting a rescinding ordinance; otherwise
to the general public. Exceptions will be han- this subsection will remain in full force and
died on a case-by-case basis when it is deter- effect. The total number of signs per year
mined that the sign would significantly aid which may be approved under this subsection
the general public in finding a facility that is will be limited to fifty (50). (Ord. 4615, 6-17-
difficult to find and that such facility serves 1996)
the general public.
D. City sponsored signs and public service signs
2. The organization must be located at an per Section 4-20-3C.14, 15 and 16 may be
address that could be expected to be difficult located on or over public rights-of-way with
for motorists to find, such as in an area with approval of the sign placement by the City of
streets not oriented in a grid pattern, similar Renton Transportation Systems Division.
street names, one-way streets, on a named (Ord. 4629,8-19-96)
street that is not an arterial, or on a street
less than one mile in length, excluding por-
tions of the same physical street using a sep- 4-20-12: SIZE,NUMBER AND HEIGHT OF
arate name. SIGNS:
3. The organization's main entrance must A. General: All signs are further limited and
not be located on a minor or principal arte- restricted as to height, clearance, size, type,
rial, nor be clearly visible from such arterial, copy, design and location in the land use
except for those portions of arterials whose zones as such land use zones are defined and
name extends for less than one mile. established by Chapter 31, "Zoning Code",
Title IV(Building Regulations), Code of Gen-
4. The signs will be located to provide clear eral Ordinances of the City, as amended, or
direction between the organization's address any other ordinance pertaining to or regulat-
and collector or minor arterials.The City will ing zoning. Only those signs specifically des-
provide a maximum of six (6) signs. Addi- ignated are permitted;all
tional signs will not be provided without spe-
cific Council approval.
397
City of Renton
4-20-12
4-20-12
others are prohibited. In those zones which C. Commercial and Industrial Zones: In all corn-
do not have a height limitation, the height mercial and industrial zones the following
limitation for freestanding, projecting and shall apply:
combination signs shall be forty feet (40');
"fir' wall signs may exceed this limitation and 1. Under Marquee Signs: Under marquee
roof signs may extend twenty feet (20') above signs shall be limited to one such sign per
the parapet wall. This Section shall not apply entrance for each business establishment.
to those signs covered by Section 4-20-12C8. (Ord. 3719, 4-11-1983)
(Ord. 4464, 7-25-94)
2. Business Signs: Each individual business
B. Residential, Commercial And Industrial Reg- establishment may have only one sign for
ulations: In all residential, commercial and each street frontage of any one of the follow-
industrial zones the following shall apply: ing types:Freestanding,roof,ground,project-
ing or combination. Each sign shall not
1. Home Occupation: Only one home occu- exceed an area greater than one and one-half
pation sign, not illuminated, not exceeding (1-1/2)square feet for each lineal foot of prop-
two (2) square feet in area, attached to the erty frontage which the business occupies up
wall of the building with the face of the sign to a maximum of three hundred (300) square
in a plane parallel to the plane of the wall is feet; or if such sign is multi-faced, the maxi-
permitted. (Ord. 3719, 4-11-1983) mum allowance shall not be more than three
hundred (300) square feet. However, a maxi-
2. Churches, Schools, Etc.: Churches, mum of one-half (1/2) of the allowed square
schools, apartment buildings, subdivision footage is allowed on each face. Businesses
developments and similar occupancies with less than twenty five (25) lineal front
located in residential zones may have two (2) feet may have a sign of a maximum of twenty
on-premises identifying signs of not over (20) square feet per face. Ground signs may
thirty two (32) square feet in area on one be installed within the front yard setback in
face. The signs may be illuminated but not the landscape strip; provided, that the area
animated, shall be for location identification described in Section 4-20-8A6 is kept clear.
only and shall display no copy, symbol or (Ord. 4172, 9-12-1988)
device other than that in keeping with the
development. Freestanding signs shall be not 3. Wall Signs: In addition to the signs in
lire higher than six feet(6')above any established Sections 4-20-12C1, 4-20-12C2 and 4-20-
grade and shall be no closer than ten feet 12C8, wall signs are permitted with a total
(10')to any street right-of-way or five feet(5') copy area not exceeding twenty percent(20%)
to any side property line. Commercial and/or of the building facade to which it is applied.
industrial subdivisions may have two (2) on- (Ord. 4464, 7-25-1994)
premises identifying signs not over seventy
five (75) square feet on one face. These signs 4. Special Permit Signs: Special permit
must be no higher than six feet (6'), or no signs as provided in Section 4-20-10 are per-
closer to the street right-of-way than ten feet witted.
(10') or five feet (5') to any side property line.
However, public facilities may have one free- 5. Marquee Signs: Signs on marquees con-
standing sign with a maximum height of forming to Section 4-20-6 are permitted.
twenty five feet(25'). (Ord.4172, 9-12-1988) (Ord. 3719, 4-11-1983)
3. Real Estate Signs: Real estate signs not 6. Motor Vehicle Dealership Over One Acre
over six (6) square feet in area offering the Of Contiguous Ownership Or Control:
immediate premises for sale or lease.
a. Each motor vehicle dealership located
4. Directional Real Estate Signs: Real within the Automall area is allowed:
estate directional signs are allowed.
(1) Its appropriate wall or under mar-
5. Temporary Signs: Temporary signs per quee sign as stated in the Sign Code;
Section 4-20-9 are allowed except for cloth and
signs over public right-of-way.
398
City of Renton
4-20-12 4-20-12
(2) One freestanding sign per street of two hundred (200)square feet includ-
frontage not to exceed an area greater ing all sign faces. In addition to the
than one and one-half(1-1/2)square feet above, each dealership is allowed a max-
for each linear foot of property frontage, imum of two (2) accessory ground signs
up to a maximum of two hundred (200) per street frontage, each for a separate
square feet per sign face and a maxi- business activity located on the property
mum of four hundred (400) square feet which can reasonably be related to the
including all sign faces; or primary business. These signs shall not
exceed a height of ten feet(10')and a to-
(3) One freestanding sign per street tal sign area of twenty five (25) square
frontage not to exceed an area greater feet if single faced or fifty (50) square
than one and one-half(1-1/2)square feet feet including all sign faces. The acces-
for each lineal foot of property frontage, sory signs must also maintain a mini-
up to a maximum of one hundred fifty mum twenty foot(20')setback and be no
(150) square feet per sign face and a closer than one hundred fifty feet (150')
maximum of three hundred(300)square to any other accessory ground sign.
feet including all sign faces. In addition (Amd. Ord. 4707, 2-9-1998)
to the above, each dealership is allowed
a maximum of two (2) accessory ground 7. Temporary Signs: Temporary signs per
signs per street frontage, each for a sep- Section 4-20-9 of this Chapter are allowed.
arate business activity located on the (Ord. 3719,4-11-1983)
property which can reasonably be re-
lated to the primary business. These 8. Oversized Signs For Large Retail Uses:
signs shall not exceed a height of ten Property dedicated primarily to retail sales
feet (10')and a total sign area of twenty may install oversized signs as follows in lieu
five (25) square feet if single faced or of signage permitted under Section 4-20-
fifty (50) square feet including all sign 12C2 and Section 4-20-12C9.
faces. The accessory signs must also
maintain a minimum twenty foot (20') a. A commercial development with a sin-
setback and be no closer than one hun- gle building of a minimum of one hundred
dred fifty feet (150') to any other acces- twenty five thousand(125,000) square feet in
sory ground sign. floor area dedicated primarily to retail sales, ,
provided all or part of the property is located
b. Each motor vehicle dealership located within one thousand feet(1,000')of the right-
outside the Automall area is allowed: of-way of Interstate Highway 405 or Highway
167,may install:
(1) Its appropriate wall or under mar-
quee sign as stated in the Sign Code; (1) One freestanding sign per street
and frontage not to exceed an area greater
than one and one-half(1-1/2)square feet
(2) One freestanding, roof, ground, or for each linear foot of property frontage,
projecting sign per street frontage not to up to a maximum of one hundred fifty
exceed an area greater than one and (150) square feet per sign face and a
one-half(1-1/2) square feet for each lin- maximum of three hundred(300)square
eal foot of property frontage, up to a feet including all sign faces;and
maximum of one hundred fifty (150)
square feet per sign face and a maxi- (2) In lieu of one of the freestanding
mum of three hundred (300) square feet signs permitted above, for a property
including all sign faces; or frontage with a minimum of two hun-
dred (200) linear feet, one freestanding
(3) One freestanding sign per street sign not to exceed two hundred fifty
frontage not to exceed an area greater (250) square feet per sign face and a
than one and one-half(1-1/2)square feet maximum of five hundred (500) square
for each lineal foot of property frontage, feet including all sign faces, and not to
up to a maximum of one hundred (100) exceed sixty feet(60')in height;and
square feet per sign face and a maximum
398 *4.00‘
City of Renton
4-20-12
4-20-12
(3) An additional directional sign may
be permitted to locate within twenty
feet (20') of a recorded access easement
serving the subject property, provided
Now the sign does not obscure sight distance.
This sign shall not exceed thirty two
(32)square feet per sign face and a max-
imum of sixty four (64) square feet in-
cluding all sign faces.
b. Properties with over four hundred fifty
thousand (450,000) square feet in develop-
able property potentially dedicated to retail
sales may install:
(1) One on-premises freestanding sign
not to exceed sixty feet (60') in height
and seven hundred(700) square feet per
face, and another such sign not to ex-
ceed forty feet (40') in height and four
hundred(400)square feet per face;and
(2) One roof-mounted sign per building
of up to four hundred (400) square feet
not to exceed twenty feet (20') in height
above the parapet wall and not to ex-
ceed two (2)such signs per retail center;
and
(3) Two (2) on-premises freestanding
signs per street frontage, no more than
eight feet (8') tall and no more than one
Now hundred (100)square feet per side.
398
City of Renton
1011►
4-20-12 4-20-12
9. Shopping Centers: hundred (200) square feet including all
sign faces.
a. Shopping centers less than ten (10)
acres may install: (2) In addition to the freestanding
sign(s), wall signs are permitted with a
(1) One freestanding sign for each total copy area not exceeding ten per-
street frontage of the shopping center. cent (10%) of the building facade to
Each sign shall not exceed an area which it is applied. (Ord. 4649, 1-6-
greater than one and one-half (1-1/2) 1997)
square feet for each lineal foot of prop-
erty frontage,not to exceed one hundred D. B-P(Business Parking)District:
fifty (150) square feet per sign face and
a maximum of three hundred (300) 1. Off-premises signs are prohibited.
square feet including all sign faces.
2. Subject to the limitations of this Section,
b. Shopping centers ten (10) acres or any sign permitted in Section 4-20-12C is
greater may install: permitted in this District. (Ord. 3719, 4-11-
1983)
(1) One freestanding sign per street
frontage not to exceed an area greater E. M-P (Manufacturing Park) District And 0-P
than one and one-half(1-U2)square feet (Office Park)District:
for each linear foot of property frontage,
up to a maximum of one hundred fifty 1. Signs shall be located no closer than
(150) square feet per sign face and a twenty feet (20') to any property line, with
maximum of three hundred (300) the exception of entrance,exit and directional
square feet including all sign faces; and signs, and ground signs. Ground signs may
be installed within the front yard setback in
(2) In lieu of one of the freestanding the landscape strip; provided, that the area
signs permitted above; one freestanding described in Section 4-20-8A6 of this Chapter
identification sign for listing the names is kept clear. (Ord. 4172, 9-12-1988)
of the occupants of the shopping center.
The shopping center identification sign 2. Special permit signs as provided in Sec-
Now
shall not exceed an area greater than tion 4-20-10 of this Chapter and off-premises
one and one-half(1-1/2) square feet for signs are prohibited.
each linear foot of property frontage,not
to exceed two hundred fifty(250)square 3. Subject to the limitations of this Section,
feet per sign face and a maximum of five any sign permitted in Section 4-20-12C of
hundred (500) square feet including all this Chapter is permitted in this District.
sign faces. (Ord. 4577, 1-22-1996) (Ord. 3719, 4-11-1983)
10. Special Requirements for Secondary Uses F. P-1 (Public Use)District:
in the CO(Commercial Office)Zone:
1. Signs may be illuminated and shall be for
a. Signage for specified Secondary Uses location identification only and shall display
in the CO Zone within 100 feet of a lot zoned no copy, symbol or device other than that in
R-1, R-5, R-8,R-10,R-14, and RM-I: keeping with the principal occupant.
(1) One freestanding sign per street Exception: Off-premises advertising may be
frontage. Freestanding signs shall be allowed as an accessory use of an identifica-
limited to six feet (6') in height above tion sign or other structure if the following
grade and ten feet (10') from any public conditions are met:
right-of-way. Each sign shall not exceed
an area of one (1) square foot for each a. The maximum size of the off-premises
lineal foot of property frontage, not to advertising is six(6)square feet.
exceed one hundred (100) square feet
per sign face and a maximum of two
Now' 397
City of Renton
4-20-13 4-20-13
b. No more than twenty five percent b. Sited in a manner so as not to unduly
(25%) of the principal structure is covered by divert the attention of motorists from the
the off-premises advertising sign. roadway;
c. The off-premises advertising sign is c. Stationary and do not revolve or other-
designed to be viewed by users of the facility wise move;
rather than street traffic. (Ord. 3921, 7-1-
1985) d. Not illuminated;
2. Only wall and freestanding signs are e. In good taste and reasonably reflect
allowed. acceptable community values;
3. No wall sign shall exceed ten percent f. Of sufficient durability so as to have a
(10%) of the building facade to which it is life expectancy of at least ten(10)years;
affixed. (Ord. 3719,4-11-1983)
g. Not used or referred to in the media or
4. Freestanding signs are limited to six feet by the owners of the premises or operators of
(6')above grade and ten feet(10')to any pub- businesses contained thereon for business
lic right-of-way. (Ord. 3719,4-11-1983) advertising purposes.
G. Design Requirements, Shoreline Areas: 2. "Objects of art" for the purposes of this
Section shall include, but not be limited to,
1. Visual access to water and shoreline from sculptures, wall paintings, murals, collages
vistas and viewpoints shall not be impaired or banners by artists recognized by the
by the placement of signs. Where feasible, Renton Municipal Arts Commission and
signs are to be constructed against existing when consistent with guidelines, if any,
buildings or structures to minimize visual established by the Renton Municipal Arts
obstruction of the water and shoreline. Commission.
2. Outdoor advertising signs are to be lim- B. Application Procedure:
ited to areas of high intensity industrial and
commercial use, are to be stationary, non- 1. Before a proposed object of art may be ,,
blinking, and of a size commensurate with exempted from the City's Sign Code, the
the structure to which they are fixed. property owner or his/her representative
shall apply for and be granted a public art
3. Off-premises and nonappurtenant signs exemption certificate by the City. Applicants
are prohibited on the shoreline. must submit an application, with the appro-
priate filing fees according to the City's estab-
4. Illuminated or freestanding signs, or any lished fee schedule, to the Development
signs extending above rooflines, are prohib- Services Division of the Department of Plan-
ited on the shoreline except for required navi- ning/Building/Public Works. The application
gational aids. (Ord. 3858, 11-5-1984) shall include five (5) sets of photographs,
scaled drawings, and/or three-dimensional
(3-D) depictions of the proposed objects/sur-
4-20-13: PUBLIC ART EXEMPTION: faces to be exempted,a biographical sketch of
the artist, and appropriate site plans and
A. Applicability: wall elevations depicting the location of the
objects of art.
1. Objects of art are exempt from the
requirements of the City's Sign Code when: 2. If the City determines that there is no
issue as to the artistic merit of the proposed
a. Sited in a manner as to be readily object, then the City may issue the applicant
accessible to pedestrians for passive viewing; a public art exemption certificate.
3. If the City determines that there is an
issue as to the artistic merit of the object,
397
City of Renton
4-20-13
4-20-13
then upon receipt of a completed application
the Development Services Division shall for-
ward the application to the Renton Municipal
Arts Commission for review and recommen-
` '" dation and shall notify the applicant of the
date the application was transferred to the
Commission. The Renton Municipal Arts
Commission, following
Nrrw
397
City of Renton
'oirsof
,4410#
Nrii#
4-20-13 4-20-14
adopted procedures, shall review and with the other provisions of the City's Zoning
transmit to the Development Services and Building Codes.
"erre Division a recommendation on the ap-
plication not later than ninety (90) days from C. Appeal Process:
the date of acceptance of a complete ap-
plication, in accordance with the following 1. If, after reviewing the recommendation of
procedures: the Renton Municipal Arts Commission, the
City official determines that the public art
a. Renton Municipal Arts Commission Role exemption is denied, the applicant may ap-
Regarding Public Art Exemption Certificate: peal that determination to the Hearing
The role of the Commission shall be to: 1) Examiner.
recommend whether proposed objects of art
reasonably reflect acceptable community 2. A notice of appeal must be filed with the
values; 2) recommend whether the proposed City within fourteen (14) days after notice of
siting location, size/scale, etc., are ap- the City official's decision pursuant to Sec-
propriate for public display; 3) recommend tion 4-8-11B of this Title. The decision from
whether adequate provisions have been made which the appeal is taken will be an ad-
for public access and passive viewing of the ministrative decision for purposes of appeal.
objects of art; and 4) to determine whether
the objects of art are consistent with the 3. On appeal, the Development Services
Commission's established guidelines and are Division (DSD) shall submit the official file,
by a recognized artist. including one set of the application materials
together with the recommendation of the
b. Determinations: In determining that an Renton Municipal Arts Commission and a
artist is recognized, the Renton Municipal staff report, to the Hearing Examiner at
Arts Commission shall establish a panel, least ten (10) days prior to the Hearing
consisting of three (3) Renton Municipal Arts Examiner's scheduled public hearing on this
Commissioners and two (2) artists or instruc- item.
tors who are actively engaged in the medium
used to create the proposed object of art for 4. The Hearing Examiner shall render a
which exemption has been applied, which written decision within the time frame and
shall determine whether or not said proposed under the procedures for an appeal from an
object of art meets or exceeds the standards administrative decision. (Ord. 4401,
generally accepted for that medium, and 5-3-1993)
whether or not media and technique show
competency and quality of workmanship.
4-20-14: LIABILITY:
c. Fee: A separate fee, up to a maximum of
three hundred dollars ($300.00), will be A. City Not Liable: This Code shall not be
charged to the applicant for the costs as- construed to relieve from or lessen the
sociated with the Renton Municipal Arts responsibility of any person owning, buil-
Commission's selection of the peer review ding, altering, constructing or moving any
panel. This fee will be determined by the sign in the City for damages to anyone in-
Renton Municipal Arts Commission. jured or damaged either in person or proper-
ty by any defect therein; nor shall the City,
4. After reviewing the recommendation of the or any agent thereof, be held as assuming
Renton Municipal Arts Commission, a City such liability by reason of permit or inspec-
official designated by the Development Ser- tion authorized herein or a certificate of
vices Division shall make a determination as inspection issued by the City or any of its
to whether a public art exemption certificate agents. (Ord. 2877, 9-9-1974)
shall be issued. Placement of objects of art
exempted from the Sign Code must comply
Ntime
996
City of Renton
4-20-15 4-20-17
4-20-15: SEVERABILITY: If any part or portion
of this Chapter is determined to be un-
constitutional by a court of competent jurisdiction,
such determination shall not affect the remainder
of this Chapter. (Ord. 2877, 9-9-1974)
4-20-16: REPEALED ORDINANCES: Any and
all ordinances in conflict herewith are
hereby repealed. (Ord. 2877, 9-9-1974)
4-20-17: EFFECTIVE DATE: This Chapter
shall be in full force and effective from
and after its passage, approval and five (5) days
after its legal publication, unless otherwise
provided for hereinabove. (Ord. 2877, 9-9-1974)
996
City of Renton
4-22-1
4-22-3
CHAPTER 22
STORM AND SURFACE WATER DRAINAGE
SECTION: 4-22-3: DEFINITIONS: Unless the context
specifically indicates otherwise, the
4-22- 1: Title meaning of terms used in this Section shall be as
4-22- 2: Purpose follows:
4-22- 3: Definitions
4-22- 4: Administering and Enforcing Authority ADMINISTRATOR: The Administrator of the
4-22- 5: Submission of Drainage Plans Required Department of Planning/Building/Public Works of
4-22- 6: Plans Not Required the City, or any successor office with responsi-
4-22- 7: Development in Critical Flood, bility for management of the public properties
Drainage and/or Erosion Areas within the City of Renton, or his/her designee.
4-22- 8: Drainage Plan Requirements and
Methods of Analysis CHEMICALS: All "regulated substances" as
4-22- 9: Drainage Plan Design Criteria, defined by the City of Renton in the Aquifer
Drafting Standards and Contents Protection Ordinance.
4-22-10: Review and Approval of the Plan
4-22-11: Fees and Permits COMPUTATION: Calculations, including coef-
4-22-12: Bonds and Liability Insurance Required ficient and other pertinent data, made to
4-22-13: City Assumption of Maintenance determine the drainage plan with rate of flow of
4-22-14: Retroactivity Relating to City water given in cubic feet per second (cfs).
Maintenance of Subdivision Facilities
4-22-15: Drainage Plan Review Procedures DEPARTMENT: The Planning/Building/Public
4-22-16: Alterations, Modifications,Appeals Works Department of the City of Renton.
4-22-17: Violations and Penalties
4-22-18: Severability DETENTION/RETENTION FACILITIES: Facili-
ties designed either to hold runoff for a short
period of time and then releasing it to the point of
4-22-1: TITLE: This Ordinance shall be discharge at a controlled rate or to hold water for
hereinafter known as the RENTON a considerable length of time and then consuming
STORM AND SURFACE WATER DRAINAGE OR- it by evaporation, plants or infiltration into the
DINANCE, may be cited as such and will herein- ground.
after be referred to as "this Ordinance" and same
shall be and constitute Chapter 22, Title IV DEVELOPMENT COVERAGE: All developed sur-
(Building Regulations) of Ordinance No. 4260 face areas within the subject property including
entitled Code of General Ordinances of the City of but not limited to roof tops, concrete or asphalt
Renton. paved driveways, carports, accessory buildings
and parking areas.
4-22-2: PURPOSE: It is the purpose of this DIRECTOR: See Administrator.
Ordinance to promote and develop poli-
cies with respect to, and to preserve the City's DRAINAGE AREA: The total area whose drainage
watercourses and to minimize water quality water flows to and across the subject property.
degradation by previous siltation, sedimentation
and pollution of creeks, streams, rivers, lakes and DRAINAGE PLAN: The plan for receiving,
other bodies of water to protect property owners handling, transporting surface water within the
tributary to developed and undeveloped land from subject property.
increased runoff rates and to insure the safety of
roads and rights of way. (Ord. 3174, 11-21-77)
low
1292
City of Renton
:arrrrrrw
4-22-3 4-22-7
PEAK DISCHARGE: The maximum surface water 6. Special permits;
runoff rate (cfs) at point of discharge, determined
from the design storm frequency. 7. Temporary permits;
RECEIVING BODIES OF WATER: Creeks, 8. Building permits. Where the permit
streams, rivers, lakes, storm sewers, wetlands and relates to a single-family residential
other bodies of water into which surface waters structure of less than five thousand (5,000)
are directed, either naturally or in man-made square feet, the Director may waive the plan
ditches or open and closed system. requirement except where the subject
property is in a critical area, as determined
STORM SEWER and STORM DRAIN: A sewer under Section 4-22-7.
which carries storm surface water, subsurface
water and drainage. 9. Planned unit development;
SUBJECT PROPERTY: The tract of land which is 10. Site plan approvals;
the subject of the permit and/or approval action.
(Ord. 4367, 9-14-92) 11. Any other development or permit applica-
tion which will affect the drainage in any
way.
4-22-4: ADMINISTERING AND ENFORC-
ING AUTHORITY:The Director of B. The plan submitted during one permit
Public Works is designated as the administrator approval process may be subsequently sub-
and is responsible for the general administration mitted with further required applications.
and coordination of this Ordinance. All provisions The plan shall be supplemented with
of this Ordinance shall be enforced by the Director additional information at the request of the
and/or his designated representatives. For such Department of Public Works.
purposes the Director or his duly authorized
representative shall have the power of a police
officer. 4-22-6: PLANS NOT REQUIRED: The plan
requirement established in Section
4-22-5 shall not apply when the Department
4-22-5: SUBMISSION OF DRAINAGE determines that the proposed permit and/or
PLANS REQUIRED: activity:
A. All persons applying for any of the following A. Will not seriously and adversely impact the
permits and/or approvals shall submit for water quality conditions of any affected
approval, unless expressly exempted under receiving bodies of water and/or
Section 4-22-6 hereinbelow, a drainage plan
with their application and/or request. B. Will not substantially alter the drainage
pattern, increase the peak discharge and
1. Mining, excavation and grading permit; cause any other adverse effects in the
drainage area.
2. Shoreline management substantial
development permit; Additionally, the plan requirement established in
Section 4-22-5 shall not apply to single-family
3. Flood control zone permit; residences when such structures are less than five
thousand (5,000) square feet, unless the subject
4. Major plat; property is in a critical area as determined under
Section 4-22-7.
5. Short plat approval, except where each lot
contains thirty five thousand (35,000) square
feet or more; 4-22-7: DEVELOPMENT IN CRITICAL
FLOOD, DRAINAGE AND/OR ERO-
1292
City of Renton
'VEMIIIIIIMENNIN
rrQ
4-22-7 4-22-8
SION AREAS: Development which would increase design standards that have been adopted for
the peak flow and/or the volume of discharge from aquifer recharge and protection areas by City
rrr the existing flooding, drainage and/or erosion ordinance.
conditions presents an imminent likelihood of
harm to the welfare and safety of the surrounding C. Chapter 1 of the King County Surface Water
community until such a time as the community Design Manual which has been incorporated
hazard is alleviated. Where applications of the in the Renton City Code by reference is
provisions of this Section will deny all reasonable hereby amended to read as follows:
uses of the property, the restriction on develop-
ment contained in this Section may be waived for 1. Section 1.2.1 CORE REQUIREMENT #1:
the subject property; provided, that the resulting DISCHARGE AT THE NATURAL
development shall be subject to all of the remain- LOCATION, as follows:
ing terms and conditions of this Ordinance. (Ord.
3174, 11-21-77) Add at end of existing section:
Requirements that apply within Zones 1 and
4-22-8: DRAINAGE PLAN REQUIREMENTS 2 of an Aquifer Protection Area:
AND METHODS OF ANALYSIS:
Surface and storm water runoff from a
A. All persons applying for any of the permits proposed project that proposes to construct
and/or approvals contained in Section 4-22-5 new, or modify existing drainage facilities
of this Chapter shall provide a drainage plan must be discharged at the natural location so
for surface water flows entering, flowing as not to be diverted onto, or away from, the
within and leaving the subject property. The adjacent downstream property, except that
drainage plan and supportive calculation surface and storm runoff from new or
report(s) shall be stamped by a professional existing impervious surfaces subject to
civil engineer registered in the State of vehicular use or storage of chemicals should
Washington. The drainage plan shall be be discharged at the location and in the
prepared in conformance with the Core and manner which will provide the most
Special Requirements contained in section protection to the aquifer, as directed and
fir' 1.2 and 1.3 of chapter 1, the hydrologic approved by the Storm Water Utility and the
analysis methods contained in chapter 3, the Water Utility.
hydraulic analysis and design criteria in
chapter 4, and the erosion/sedimentation Discharge from the project must produce no
control plan and practices contained in significant adverse impact to the downhill
chapter 5 of the current King County Surface property. Where no conveyance system exists
Water Design Manual, except where at the adjacent downstream property line or
amended or appended by the Department. other acceptable location and the discharge
was previously unconcentrated flow, the
B. Special Requirement #13; Aquifer Recharge runoff must:
and Protection Areas:
a. Be conveyed across the downstream
1. Threshold: IF a proposed project lies properties to an acceptable discharge point
within an Aquifer Recharge and/or (see Core Requirement #2; OFF-SITE
Protection Area as defined and designed by ANALYSIS in Section 1.2.2), with drainage
City ordinance and as indicated on the easement secured from the downstream
Aquifer Recharge and Protection Map at the owners and recorded at the King County
City permit counter. Office of Records and elections prior to
drainage plan approval, OR
2. Requirement: THEN the proposed project
drainage review and engineering plans shall b. Be discharged onto a rock pad shaped
be prepared in accordance with the special in a manner so as to disperse flow (see
requirements, methods of analysis and Figure 4.3.5I) if the runoff is less than 0.2
1292
City of Renton
4-22-8 4-22-8
cfs runoff rate for the 100-year, 24-hour year, 24-hour duration design storm event
duration design storm event existing site total precipitation. Note, biofiltration ;mow
conditions. facilities installed following peak rate runoff
control facilities may be sized to treat the
2. Amend chapter 1 of the King County allowable release rate (pre-developed) for the
Surface Water Design Manual, section 1.2.3 2-year 24-hour duration design storm event
CORE REQUIREMENT #3; RUNOFF for the peak rate runoff control facility.
CONTROL, "Biofiltration", as follows: Biofiltration facilities installed prior to peak
rate runoff control facilities shall be sized
Add at end of existing section: based on the developed conditions with the
design flow rate being the peak rate of runoff
Requirements for Zone 1 of an Aquifer resulting from the water quality design
Protection Area: Proposed project runoff storm event as described in Section 1.3.5,
resulting from more than five thousand SPECIAL REQUIREMENT #5; SPECIAL
(5,000) square feet of impervious surface, WATER QUALITY CONTROLS.
and subject to vehicular use or storage of
chemicals, shall not be treated prior to 3. Amend chapter 1 of the King County
discharge from the project site by on-site Surface Water Design Manual, section 1.2.3,
biofiltration measures but shall instead be CORE REQUIREMENT #3, RUNOFF
treated by a wetvault meeting the design CONTROL, "Detention Facilities", as follows:
criteria contained in Section 1.3.5 SPECIAL
REQUIREMENT #5; SPECIAL WATER At end of existing section:
QUALITY CONTROLS, and then a
coalescing plate oil/water separator meeting Requirements for Zone 1 of an Aquifer
the design criteria contained in Section 1.3.6 Protection Area: The City of Renton
SPECIAL REQUIREMENT #6; COALESC- prohibits the construction of new detention
ING PLATE OIL/WATER SEPARATORS. ponds to control the peak rate of runoff from
Note, storm detention (if needed) must occur new or existing impervious surfaces subject
prior to these water quality facilities, the to vehicular use or storage of chemicals.
water surface area and volume contained in Namiii
the coalescing plate oil separator shall be 4. Amend chapter 1 of the King County
creditable towards meeting the size require- Surface Water Design Manual, section 1.2.3,
ment of the last cell in the upstream CORE REQUIREMENT #3, RUNOFF
wetvault. CONTROL, "Runoff Control", as follows:
Requirements for Zone 2 of an Aquifer Add at end of existing section:
Protection Area: Proposed project runoff
resulting from more than five thousand Requirements for Zone 1 of an Aquifer
square feet of impervious surface, and Protection Area: The City of Renton
subject to vehicular use or storage of prohibits the construction of new detention
chemicals, shall be treated prior to discharge ponds to control the peak rate of runoff from
from the project site by on-site biofiltration new or existing impervious surfaces subject
measures as described in Section 4.6.3 in to vehicular use or storage of chemicals.
Chapter 4 of the King County Surface Water
Design Manual. All biofiltration facilities 5. Amend chapter 1 of the King County
must be lined using the design criteria Surface Water Design Manual, section 1.2.3,
described in the section "Liner to Prevent CORE REQUIREMENT #3, RUNOFF
Groundwater Contamination" in the CONTROL, "Infiltration Facilities", as
introduction to Section 4.6 Water Quality follows:
Facility Design.
Add at end of existing section:
The biofiltration design flow rate shall be
based on the peak rate of runoff for the 2-
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City of Renton
4-22-8 4-22-8
Requirement for Zone 1 of an Aquifer shall be constructed:in accordance with the
Protection Area: The City of Renton Pipeline Requirements specified in Section
`" prohibits the construction of new infiltration 8-8-6D of the Aquifer Protection Ordinance.
facilities to control the peak rate of runoff Proposed projects shall provide an
from new or existing impervious surfaces impervious surface for all new or existing
subject to vehicular use or storage of areas that will be subject to vehicular use or
chemicals. storage of chemicals. Said impervious surface
shall be provided with the proper catch
6. Amend chapter 1 of the King County basins and a pipeline storm drainage system
Surface Water Design Manual, section 1.2.4, in order to collect surface water runoff and
Core Requirement #4; Conveyance System direct it into the downstream drainage
"(4) For new drainage ditches or channels," conveyance system.
as follows:
Requirements for Zone 2 of an Aquifer
Add at end of existing section: Protection Area: Proposed projects shall
provide an impervious surface for all new or
Requirements for Zone 1 of an Aquifer existing areas that will be subject to
Protection Area: New drainage ditches or vehicular use or storage of chemicals. Said
channels shall not be employed to convey the impervious surface shall be provided with
runoff resulting from impervious surface that the proper catch basins and a pipeline storm
is subject to vehicular use or storage of drainage system in order to collect surface
chemicals. water runoff and direct it into the
downstream drainage conveyance system.
Requirements for Zone 2 of an Aquifer
Protection Area: New drainage ditches or 8. Amend chapter 1 of the King County
channels shall only be employed when a pipe Surface Water Design Manual, section 1.3.5,
system is not feasible. New drainage ditches SPECIAL REQUIREMENT #5; SPECIAL
or channels shall be lined using the design WATER QUALITY CONTROLS as follows:
criteria, and existing drainage ditches or
channels reconstructed, to convey the peak Add at end of existing section:
rom, runoff from the 25 year design storm using
the design criteria described in the section Requirements for Zone 1 of an Aquifer
"Liner to Prevent Groundwater Protection Area
Contamination" in the introduction to
Section 4.6 Water Quality Facility Design Threshold: IF a proposed project will
and the Methods of Analysis described in discharge runoff from more than five
Section 4.3.7 in Chapter 4 of the King thousand (5,000) square feet of impervious
County Surface Water Design Manual with a surface that will be subject to vehicular use
freeboard to overflow of 0.5 feet. In addition, or storage of chemicals.
new drainage ditches or channels must be
demonstrated to convey the peak runoff from Requirement: THEN a wetvault meeting the
the 100-year design storm without standards described above shall be employed
overtopping. to treat a project's runoff prior to treatment
by the coalescing plate oil/water separator
7. Amend chapter 1 of the King County and discharge from the project site. New or
Surface Design Manual, section 1.2.4, CORE existing retrofitted wetvaults and
REQUIREMENT #4; CONVEYANCE appurtenances shall meet the Pipeline
SYSTEM, "Composition", as follows: Requirements specified in Section 8-8-6D of
the Aquifer Protection Ordinance.
Add at end of existing section:
9. Amend chapter 1 of the King County
Requirements for Zone 1 of an Aquifer Surface Water Design Manual, section 1.3.5,
Protection Area: New conveyance systems
err,
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City of Renton
4-22-8 4-22-11
SPECIAL REQUIREMENT #5; SPECIAL Requirement: THEN a coalescing plate, or
WATER QUALITY CONTROLS, as follows: equivalent, oil/water separator (as described
above) shall be employed to treat this runoff
Requirements for Zone 2 of an Aquifer following wetvault treatment and storm
Protection Area: detention and discharge from the project
site. (Ord. 4367, 9-14-92)
Threshold: IF a proposed project will
construct more than one acre of impervious
surface that will be subject to vehicular use 4-22-9: DRAINAGE PLAN DESIGN CRI-
or storage of chemicals, and TERIA, DRAFTING STANDARDS
AND CONTENTS: The drainage plan shall be
a. Proposes direct discharge of runoff to prepared in conformance with the Department's
a regional facility, receiving water, lake, construction plan drafting standards and
wetland, or closed depression without on-site contents, the City's Standard Specifications for
peak rate runoff control; OR Municipal Construction and Standard Detail
documents, and the design criteria, construction
b. The runoff from the project will materials, practices, and standard details
discharge into a Type 1 or 2 stream, or Type contained in chapters 3, 4 and 5 of the current
1 wetland, within one mile from the project King County Surface Water Design Manual;
site; OR provided, that the Department's standards and
design criteria will take precedent and prevail in
c. An infiltration facility will be used to any interpretation of conflicting or contradictory
provide the peak rate runoff control for site standards and design criteria. (Ord. 4269, 5-21-90)
sub-basin areas with more than one acre of
new or existing impervious surface that will
be subject to vehicular use or storage of 4-22-10: REVIEW AND APPROVAL OF THE
chemicals. PLAN: All storm drainage plans
prepared in connection with any of the permits
Requirement: THEN a wetpond meeting the and/or approvals listed in Section 4-22-5 shall be
standards described above shall be employed submitted for review and approval to the Depart- ;,,moi+
to treat a project's runoff prior to discharge ment of Public Works. If no action is taken by the
from the site. A wetvault or water quality City after submission of final drainage plans
swale, as described above, may be used when within forty five (45) days, then such plan is
a wetpond is not feasible. deemed approved. (Ord. 3174, 11-21-77)
10. Amend chapter 1 of the King County
Surface Water Design Manual, section 1.3.5, 4-22-11: FEES AND PERMITS:
SPECIAL REQUIREMENT #6; COALESC-
ING PLATE OIL/WATER SEPARATORS, as A. A minimum fee of fifty dollars ($50.00) shall
follows: be paid to the City to cover the cost of this
review and approval. In case of commercial,
Add at end of existing section: industrial or critical areas, as defined in
Section 4-22-7, a minimum fee of fifty dollars
Requirements for Zone 1 of an Aquifer ($50.00) plus one dollar ($1.00) for every ten
Protection Area: thousand (10,000) square feet of gross area
shall be charged.
Threshold: IF a proposed project will
discharge runoff from more than five B. The permit application shall be supple-
thousand square feet of impervious surface mented by any plans, specifications or other
that will be subject to vehicular use or information considered pertinent in the
storage of chemicals.... judgment of the Director or his duly
authorized representative.
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City of Renton
1
4-22-11 4-22-12
C. Storm drainage connection permit fees shall the applicant may elect to establish a cash
be as follows: escrow account with his bank in an amount
Nose deemed by the Director of Public Works to be
Residential $ 20.00 sufficient to reimburse the City if it should
Commercial 50.00 become necessary for the City to enter the
Industrial 100.00 property for the purpose of correcting and/or
Repair permit 10.00 eliminating hazardous conditions relating to
soil stability and/or erosion. The instructions
D. All such fees shall be paid to the Director of to the escrowee shall specifically provide
Finance or the duly designated representa- that after prior written notice unto the
tive at the time the application for such owner and his failure to correct and/or
permit is filed. eliminate existing or potential hazardous
conditions and his failure to timely remedy
E. Whenever development fees have included same, the escrowee shall be authorized
fees for drainage plan review, the above fee without any further notice to the owner or
structure shall not apply. his consent to disburse the necessary funds
unto the City of Renton for the purpose of
F. In addition to other permits and fees, there correcting and/or eliminating such conditions
shall be an inspection approval fee for complained of. After determination by the
on-site replacement and improvements which Department that all facilities are constructed
shall be identical to that specified in Chapter in compliance with the approved plans, the
8, Title IX of Ordinance No. 1628 and any construction bond shall be released.
subsequent amendments thereto. (Ord. 3832,
8-13-84) B. Maintenance Bond: After satisfactory
completion of the facilities and release of the
construction bond by the City, the person
4-22-12: BONDS AND LIABILITY INSUR- constructing the facility shall commence a
ANCE REQUIRED:The Department of three (3) year period of satisfactory
Public Works shall require all persons construct- maintenance of the facility. A cash bond,
ing retention/detention facilities to post with the surety bond or bona fide contract for
Ntar' Director of the Department surety and cash bonds maintenance with a third party for the
or certified check in the amount of one and one- duration of this three (3) year period, to be
half(11/2) times the estimated cost of construction. approved by the Director and to be used at
Where such persons have previously posted, or are the discretion of the Director to correct
required to post, other such bonds with the deficiencies in said maintenance affecting
Director, either on the facility itself or on other public health, safety and welfare, must be
construction related to the facility, such person posted and maintained throughout the three
may, with the permission of the Director and to (3) year maintenance period. The amount of
the extent allowable by law, combine all such the cash bond or surety bond shall be in the
bonds into a single bond, provided that at no time amount of one and one-half (11/2) times the
shall the amount thus bonded be less than the estimated cost of maintenance for a three (3)
total amount which would have been required in year period.
the form of separate bonds, and provided further,
that such bond shall on its face clearly delineate C. Liability Policy: The person constructing the
those separate bonds which it is intended to facility shall maintain a liability policy
replace. during such private ownership with policy
limits of not less than one hundred thousand
A. Construction Bond: Prior to commencing dollars ($100,000.00) per individual, three
construction the person constructing the hundred thousand dollars ($300,000.00) per
facility shall post a construction bond in an occurrence and fifty thousand dollars
amount sufficient to cover the cost of ($50,000.00) property damage, which shall
conforming said construction with the name the City of Renton as an additional
approved drainage plans. In lieu of a bond, insured without cost to the City and which
lame
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City of Renton
4-22-12 4-22-16
shall protect the City of Renton from any 4-22-14: RETROACTIVITY RELATING TO
liability, cost or expenses for any accident, CITY MAINTENANCE OF SUBDIVI-
vile
negligence, failure of the facility, omission or SION FACILITIES: If any person constructing .,
any other liability whatsoever relating to the retention/detention facilities and/or receiving
construction or maintenance of the facility. approval of drainage plans prior to the effective
Said liability policy shall be maintained for date of this Ordinance re-assesses the facilities
the duration of the facility by the owner of and/or plans so constructed and/or approved and
the facility, provided that in the case of demonstrates, to the Director's satisfaction, total
facilities assumed by the City of Renton for compliance with the requirements of this Ordi-
maintenance pursuant to Section 4-22-13 of nance the City may, after inspection, approval and
this Ordinance, said liability policy shall be acknowledgment of the proper posting of the
terminated when said City maintenance required bonds as specified in Section 4-22-12,
responsibility commences. assume maintenance of the facilities. (Ord. 3174,
11-21-77)
4-22-13: CITY ASSUMPTION OF MAINTEN-
ANCE: The City of Renton is 4-22-15: DRAINAGE PLAN REVIEW PROCE-
authorized to assume the maintenance of DURES: The drainage plan and
retention/detention facilities after the expiration supportive calculations shall be reviewed by the
of the three (3) year maintenance period in Department using the Department's construction
connection with the subdivision of land if: plan review procedures in coordination with all
other applicable City permit review procedures.
A. All of the requirements of Section 4-22-9 (Ord. 4269, 5-21-90)
have been fully complied with;
B. The facilities have been inspected and 4-22-16: ALTERNATES, MODIFICATIONS,
approved by the Department after their first APPEALS:
year of operation;
A. Alternates: The provisions of this Code are
C. The surety bond required in Section 4-22-12 not intended to prevent the use of any
herein has been extended for one year material or method of construction not
covering the City's first year of maintenance; specifically prescribed by this Code, provided
any alternate has been approved and its use
D. All necessary easements entitling the City to authorized by the Department Administrator
properly maintain the facility have been or his/her designee.
conveyed to the City;
The Administrator may approve any such
E. It is recommended by the Public Works alternate, provided he/she finds that the
Director and concurred in by the City proposed design is satisfactory and complies
Council that said assumption of maintenance with the provisions of this Code and that the
would be in the best interests of the City. material, method or work offered is, for the
purpose intended, at least the equivalent of
The owner of said property shall throughout the that prescribed in this Code in suitability,
maintenance period notify the City in writing if strength, effectiveness, durability, safety
any.defect or improper working of the drainage maintainability and environmental protec-
system has come to his notice. Failure to so notify tion.
the City shall give the City cause to reject
assumption of the maintenance of the facility at The Administrator shall require that suffi-
the expiration of the three (3) year maintenance cient evidence or proof be submitted to
period, or within one year of the discovery of the substantiate any claims that may be made
defect or improper working, whichever period is regarding its use. The details of any action
the latest in time. granting approval of an alternate shall be
1292
City of Renton
limirommormirrim
4-22-16 4-22-18
written and entered in the files of the Code 4-22-17: VIOLATIONS:; AND PENALTIES:
enforcement agency. Penalties for any violation of any of the
provisions of this Chapter shall be in accord with
B. Modifications: Whenever there are practical Chapter 33 of Title IV. (Ord. 4351, 5-4-92)
difficulties involved in carrying out the
provisions of this Section, the administrator
may grant modifications for individual cases 4-22-18: SEVERABILITY: If any provision of
provided he/she shall first find that a special this Ordinance or its application to any
individual reason makes the strict letter of person or property is held invalid by a court of
this Code impractical, that the modification competent jurisdiction, the remainder of the
is in conformity with the intent and purpose Ordinance or the application of the provision to
of this Code, and that such modification: other persons or circumstances shall not be
affected. (Ord. 3174, 11-21-77)
1. Will meet the objectives and safety,
function, appearance, environmental
protection and maintainability intended by
the Drainage Code requirements, based upon
sound engineering judgment.
2. Will not be injurious to other property(s)
in the vicinity.
C. Tests: Whenever there is insufficient •
evidence of compliance with any of the
provisions of this Code or evidence that any
material or construction does not conform to
the requirements of this Code, the
Administrator may require tests as proof of
compliance to be made at no expense to this
jurisdiction.
rr+�
Test methods shall be as specified by this
Code or by other recognized test standards.
If there are no recognized and accepted test
methods for the proposed alternate, the
Administrator shall determine test
procedures.
Suitable performance of the method or
material may be evidence of compliance
meeting the testing requirement.
D. Appeals: Any decisions made in the
administrative process described in this
Section may be appealed to the Board of
Public Works within fifteen (15) days and
filed, in writing, with the Board chairman or
secretary. The Board of Public Works shall
give substantial weight to any discretionary
decision of the City rendered pursuant to
this Chapter. (Ord. 4342, 2-3-92)
err' 1292
City of Renton
�rrl�'=
r
4-23-1 4-23-1
CHAPTER 23
UNDERGROUND INSTALLATION OF UTILITY LINES
SECTION: 1. Electric utility substations, pad-mounted
transformers and switching facilities not
4-23-1: Compliance; Purpose; Scope located on the public right of way where site
4-23-2: Cost screening is or will be provided in accordance
4-23-3: Underground Requirements with Section 4-23-5C2.
4-23-4: Permits and Fees
4-23-5: Design Standards 2. Electric transmission systems of a voltage
4-23-6: Variance Procedures of fifty five (55) kv or more, (including poles
4-23-7: Joint Trenches and wires) and equivalent communication
4-23-8: Enforcement facilities where the utility providing electrical
energy is willing to provide at its expense an
underground street lighting circuit including
all conductor and conduit to a point on the
4-23-1: COMPLIANCE; PURPOSE; SCOPE: poles at least forty feet (40') above ground
level to serve utility owned street lighting
A. It shall be and it is hereby made the policy of fixtures to be mounted on the poles at said
the City to require compliance with the fol- location.
lowing orderly program pertaining to the
underground relocation of all existing over- 3. Ornamental street lighting standards.
head wires carrying any electrical energy,
including, but not limited to, telephone, 4. Telephone pedestals and other equivalent
telegraph, cable television and electrical communication facilities.
power, and to require the underground instal-
lation of all new electrical communication 5. Police and fire sirens, or any similar
facilities, subject to certain exceptions noted Municipal equipment, including traffic-control
'` hereafter. It is especially found and deter- equipment. (Ord. 2432, 9-23-68)
mined by the City that the health, safety,
especially the safety of the traveling public, 6. When undergrounding is required due to
and general welfare of the residents of the extensions, duplications, relocations or
community require that all such existing rebuilds to existing overhead electrical and
overhead facilities be relocated underground communication facilities but the poles to be
as soon as practicable in accordance with the removed following undergrounding would not
requirements specified herein and that all be removed because of continuing
new facilities specified herein be installed requirements for such poles, such as services
underground. to residences of King County when those
residences are not required to be
B. The purpose of this Chapter, among others, is undergrounded. However, if there is a
to establish minimum requirements and proce- reasonable likelihood that undergrounding
dures for the underground installation and would occur in the foreseeable future, conduit
relocation of electrical and communication for underground crossings should be installed
facilities within the City. whenever feasible as part of any ongoing
street construction, reconstruction or
C. Scope: Subject to the excepted facilities listed overlayment project.
in subsection D of this Section, this Chapter
shall apply to all electric facilities and to all 7. When undergrounding is required due to
communication facilities, including but not extensions, duplications, relocations or
limited to telephone, telegraph and cable rebuilds to existing overhead electrical and
television facilities. communication facilities and there are
existing overhead electrical or communication
D. Excepted Facilities From Underground facilities that will not be removed, such as
Requirements: This Chapter shall not apply to high tension wires, and the electrical and
the following facilities: communication facilities to be removed by
692
City of Renton
4-23-1 4-23-3
D7) undergrounding parallel the facilities that will 3. Relocations: Removal of existing facilities
not be removed and are on the same street with subsequent reinstallation at an adjacent
right of way or are immediately adjacent location, generally necessitated by roadway *441119
thereto, either on the same side of the right widening projects, shall constitute a reloca-
of way or on the opposite side of the right of tion. (Ord. 2432, 9-23-68)
way. However, the owners of the property
that would be required to underground under B. Services: All new electric or communication
Section 4-23-3H will be given the option to services from an overhead or underground
request such undergrounding and if the ma- facility to service connections of structures
jority of them agree, then the undergrounding shall be installed under ground from and
shall occur. after the effective date of this Chapter. All
rebuilt or relocated electric or communication
services from an overhead or underground
4-23-2: COST: The cost and expense of con- facility to service connections of structures
verting existing overhead facilities to shall be installed under ground from and
underground, or installing new facilities under after the effective date of this Chapter, except
ground, shall be borne by the serving utilities, or 1) those services which only involve a change
the owners or occupants of the real property in the overhead service line without a change
served, or persons applying for such underground in the corresponding service entrance
service. facilities, and 2) services feeding overhead to
existing single-family residences may be
A. However, whenever the City determines that rebuilt or enlarged. (Ord. 4352, 5-11-92)
the public health, welfare, convenience and
pedestrian and vehicular traffic safety in any C. Business Centers and Industrial Areas:
street or road widening or relocation project
requires conversion of existing overhead facili- 1. The following requirements apply to all
ties to an underground installation, then in areas of the City which are outlined on the
any such event, the utility or utilities affected map referred to herein.
shall provide such work at its own cost and
expense. 2. All existing overhead electric and com-
munication facilities, with the exceptions
B. The requirement of Section 4-23-2A shall previously noted in Section 4-23-1D, shall be
apply to all major or arterial streets or road- converted to underground facilities within
ways carrying an average of five thousand fifteen (15) years from the effective date of
(5,000) vehicles or more per day and shall be this Chapter, subject to a ten (10) year exten-
limited to two (2) miles of such street or sion by the City whereby in the City's judg-
roadway per annum. (Ord. 3951, 10-21-85) ment, their financial situation prohibits the
City from participating to the degree implied
by the provisions of this Chapter.
4-23-3: UNDERGROUND REQUIREMENTS:
3. All extension, rebuilds, relocations, or dup-
A. Definitions: The following terms when used in lications of existing overhead electric and
this Chapter shall have the meanings given communication facilities shall be installed
below: under ground from and after the effective
date of this Chapter.
1. Rebuilds: A replacement of overhead facili-
ties for a distance of three (3) or more spans 4. All areas rezoned for commercial or in-
(4 poles) or five hundred feet (500') exclusive dustrial use after the effective date of this
of replacements due to casualty damage. Chapter shall be converted to underground in
the same manner as provided herein in sub-
2. Services: Facilities located on private prop- section C2 for existing facilities within fifteen
erty and/or for the specific purpose of servic- (15) years from the effective date of such
ing one customer. rezoning, subject to a ten (10) year extension
by the City, provided that the Board of Public
692
City of Renton
4-23-3
4-23-3
C4) Works elects to add such rezoned areas to of overhead service is of the essence and such
those outlined on the map as designated in notice to the property owner or occupant of
subsection Cl herein. the affected premises may be mailed, postage
"'— prepaid, or delivered in person. All of such
D. Residential Areas: conversion of electric and communication
facilities to underground facilities may be
1. The following requirements apply to all undertaken by local improvement district or
areas zoned by the Comprehensive Zoning as otherwise permitted by law and as further
Ordinance of the City as single-family and authorized by RCW 35.96.030-040.
multi-family residential.
When service from the underground electric
2. All extensions, duplications, relocations, or and communication facilities is available in all
rebuilds of existing overhead electric and or part of a conversion area, the City shall
communication facilities shall be installed mail a notice to the owners of all structures
under ground from and after the effective of improvements served from the existing
date of this Chapter. overhead facilities in the area, which notice
shall state that:
E. Retail Business and Public Facilities:
1. Service from the underground facilities is
1. The following requirements apply to all available;
areas not included in subsection C herein and
zoned by the Zoning Ordinance of the City as 2. All electric and communication service lines
retail business and public facilities. from the existing overhead facilities within
the area to any structure or improvement
2. The underground requirements respecting must be disconnected and removed within
all electric or communication facilities in these ninety (90) days after the date of the mailing
areas shall conform to the requirements of of the notice;
the immediately surrounding areas as deter-
mined by the zoning classifications, provided, 3. Should such owner fail to convert such
that where the surrounding areas have vary- service lines from overhead to underground
v� ing requirements in accordance with the pro- within ninety (90) days after the date of the
visions of Sections 4-23-3C and D the under- mailing of the notice, the City will order the
ground requirements shall be those applicable electric and communication utilities to discon-
to the predominantly surrounding area. nect and remove the service lines;
F. Street Lighting; Street lighting facilities or 4. Should the owner object to the disconnec-
systems conforming to the current standards tion and removal of the service lines he may
of the City Traffic Engineer shall be installed file his written objections thereto with the
as an integral part of all undergrounding City Clerk within thirty (30) days after the
projects. date of the mailing of the notice and failure
to so object within such time will constitute a
G. All rights of way proposed to be dedicated to waiver of his right thereafter to object to such
the City and/or easements for public facilities disconnection and removal.
shall be subject to the provisions of this
Chapter. (Ord. 2432, 9-23-68) If the owner of any structure or improvement
served from the existing overhead electric and
H. The owner or owners of real property abut- communication facilities within a conversion
ting an underground project shall be respon- area shall fail to convert to underground the
sible, at his or their expense, for converting service lines from such overhead facilities to
to such underground service within ninety such structure or improvement within ninety
(90) days after the date of the mailing of the (90) days after the mailing to him of the
notice as hereinbelow set forth. Time in con- notice, the City shall order the electric and
summating such connection and disconnection communication utilities to disconnect and
692
City of Renton
4-23-3 4-23-3
H4) remove all such service lines; provided, that if
the owner has filed his written objections to
such disconnection and removal with the City 140
Clerk within thirty (30) days after the mail-
ing of the notice then the City shall not order
such disconnection and removal until after the
hearing on such objections.
Upon the timely filing by the owner of objec-
tions to the disconnection and removal of the
service lines, the legislative authority of such
City or a committee thereof, shall conduct a
hearing to determine whether the removal of
all or any part of the service lines is in the
public benefit. The hearing shall be held at
such time as the legislative authority
(See following page for
continuation of Section 4-23-3H)
692
City of Renton
4-23-3 4-23-5
H4) of such City may establish for hearings on Department prior to the proceeding with con-
the objections and shall be held in accordance struction of facilities in the public right of
with the regularly established procedure set way, easements for public facilities, and/or
by the legislative authority of the City. If the public property. The fee for and terms for
err*' hearing is before a committee, the committee such permit for any undergrounding as here-
shall, following the hearing, report its inabove defined, shall be identical and in lieu
recommendation to the legislative authority of of that specified in Chapter 10 Title IX of
the City for final action. The determination Ordinance No. 4260 entitled Code of General
reached by the legislative authority shall be Ordinances of the City of Renton and/or any
final in the absence of an abuse of discretion. future amendments thereto. (Ord. 3832,
8-13-84)
Unless otherwise provided for in RCW 35.96
et seq., all the general provisions relating to B. Overhead Permit: Where abovegrade pole line
local improvements of cities and towns shall installations are permitted under the variance
likewise apply to local improvements for the procedures of Section 4-23-6, a permit shall be
conversion of overhead electric and communi- acquired by the serving utility from the office
cation facilities to underground facilities. (Ord. of the City Traffic Engineer prior to proceed-
2496, 8-25-69) ing with construction of such facilities in the
public right of way and/or public property.
I. Where abovegrade pole line installations are The fee for and terms of such permit shall be
permitted under the variance procedures identical to and in lieu of that specified in
outlined in Section 4-23-6, conductors shall be Chapter 8, Title IX of Ordinance No. 4260
placed in vertical alignment or any other and any subsequent amendments thereto.
approved alignment as subsequently desig-
nated by the City Traffic Engineer. (Ord. C. Amendment to Chapter 10, Title IX of Ordi-
2432, 9-23-68) nance No. 4260: Chapter 10, Title IX of Ordi-
nance No. 4260 is hereby amended to exclude
J. Plans for all aboveground installations, overhead pole lines for which jurisdiction shall
including those excepted under Section henceforth be placed under the office of the
4-23-1D1, shall be submitted to the Building City Traffic Engineer and for which the per-
Department for approval of site screening and mit provisions of subsection B herein shall
setbacks prior to the issuance of a service apply.
Nose permit by the Building Department. (Ord.
2432, 9-23-68; amd. Ord. 3592, 12-14-82) D. The terms of the above permits create a
liability on the serving utility for excess
K. As-built, project drawings in a form and scale inspection fees as provided for in Chapter 8,
conforming to generally accepted engineering Title IX of Ordinance No. 4260 and/or any
practice shall be submitted in duplicate to the amendments thereto.
office of the City Traffic Engineer within
thirty (30) days of the completion of any
underground project within the City. In 4-23-5: DESIGN STANDARDS:
addition, each utility shall submit in duplicate
as-built drawings of all of its underground A. All conductors, switches, transformers, and
facilities within the City on an annual basis, regulating devices shall be installed in
commencing on January 1, following the accordance with the applicable national, State,
effective date of this Chapter, provided that if and local safety standards. All structural
said drawings are not available at the time of devices shall be designed in accordance with
the effective date of this Chapter, each utility the provisions of the latest edition of the
shall be given a reasonable time to prepare Uniform Building Code, subject to the
such drawings. (Ord. 2432, 9-23-68) provisions of the immediately following sub-
section.
4-23-4: PERMITS AMID PEES: 1. All underground facilities provided for
herein shall be installed in such manner as to
A. An underground permit shall be acquired by coordinate with other underground facilities,
the serving utility from the Public Works
rsse
490
4-23-5 4-23-7
Al) i.e. water, sewer and gas pipelines, traffic 4-23-6: VARIANCE PROCEDURES: All appli-
control and other signal systems. Whenever cations for variances from the foregoing
such coordination requires installation underground requirements shall first be filed with
practices more restrictive or demanding than the City Board of Public Works. The Board shall
the minimum standards required by applic- promulgate rules and regulations governing applica-
able national, state and local codes and safety tion for, hearings pertaining to, and the granting of
standards, the requirements of such coordin- variances from the foregoing underground require-
ation shall be governing and controlling. ments. Underground requirements shall be waived by
a variance only if the utility owner or user or any
B. All vaults, handholes, ventilation gratings, other affected party can demonstrate that it would
and access covers and conduit in public rights work an undue hardship to place the facilities
of way shall be strong enough to withstand a concerned underground. By an undue hardship is
ten thousand (10,000) pound wheel load. The meant a technological difficulty associated with the
serving utility may, at their option, elect to particular facility, or with the particular real
restrict a ten thousand (10,000) pound wheel property involved, or a cost of undergrounding such a
load requirement to traveled street areas facility which, in the Board's discretion, is deemed to
while assuming the responsibility for outweigh the general welfare consideration implicit in
up-grading facilities beyond the original underground installation, or an area where the
traveled street areas should subsequent growth pattern has not been sufficiently established
widening occur. to permit the determination of ultimate service
requirements or major service routes.
C. Any equipment excepted from those under-
ground requirements or otherwise permitted
to be installed aboveground shall be: 4-23-7: JOINT TRENCHES:
1. Placed within an enclosure or part of the A. In the undergrounding of facilities, as
building being served, or contemplated by this Chapter, it is the City's
intent to authorize the establishment of joint or
2. Suitably screened with masonry or other common trenches; that is, the utilization of a
decorative panels and/or evergreen trees, single trench where feasible by all utilities
shrubs, and landscaping planted in sufficient and/or franchise holders involved in the
depth and height, within a period of five (5) relocation of overhead facilities. Upon
years, to form an effective sight barrier. application for an underground permit, the City
Traffic Engineer shall determine what utilities
The utility shall be responsible for the and franchise holders shall use the proposed
installation, maintenance, repair, or trench and the issuance date of the applicable
replacement of the aforementioned screening underground permit. If at the time of
materials when the real property on which application for an underground permit it does
the aboveground facility is located is owned not appear that all utilities involved in the
by the utility. undergrounding project have made appropriate
arrangements for the use of common trenches,
When said aboveground facility is located on the City Traffic Engineer may delay the
non-utility owned real property, the owner(s) issuance of such permit until all utilities
shall bear the expense of installation involved in such relocation shall have been
maintenance, repair or replacement of given the opportunity to be heard upon two (2)
screening materials outlined hereinabove. weeks' notice. (Ord. 2432, 9-23-68)
D. Space frames and structural arrangements for B. Joint Services Crossing Public Right of Way:
holding equipment shall be designed to have Where new structures require underground ser-
an uncluttered and neat appearance. vices extending into or across the public right
of way to existing overhead distribution systems
E. Streets shall be graded to subgrade prior to for connection, it shall be the responsibility of
the installation of underground facilities.
490
4-23-7 4-23-8
B) the property owner, owner's agent or other B. Enforcement Officer: The City Planning/
persons applying for such underground Building/Public Works Administrator or his or
services from an electrical or communication her designated representative shall be respon-
,r utility (power, telephone and TV cable) to sible for investigation of violations and
provide adequate provisions and capacity for citation of the violating parties. (Ord. 4352,
joint service usage in a trench with conduit or 5-11-92)
other required facilities for present and future
service extensions to the structure.
The principal utility to initiate the street
crossing by owners, owners' agent or other
persons' request, shall notify the remaining
electrical or communication utility when the
common trench is available.
When arrangements do not appear to involve
all the abovementioned utilities in a joint
trench, the Traffic Engineer shall notify the
utilities and property owner or owner's agent
to provide appropriate arrangements.
The issuance of a permit may be delayed
until all utilities involved in a street crossing
for underground service connection to a
structure have been given the opportunity to
be heard upon two (2) weeks' notice. (Ord.
3318, 5-14-79, eff. 5-23-79)
C. Whenever an electrical communication facility,
including but not limited to electrical power,
telephone, telegraph and cable TV, is required
err to be placed under ground according to the
terms of this Chapter, then that utility shall
bear the cost of such undergrounding, includ-
ing the conduit, cable, vaults and a propor-.
tionate share of the trenching or other
preparatory work or necessary work of
restoration. (Ord. 3763, 12-12-83)
4-23-8: ENFORCEMENT:
A. Any violation of the provisions of this Chapter
or any amendments thereto by any entity or
individual affected thereby shall be and
constitute a misdemeanor and upon conviction
thereof be punished by a fine not exceeding
twenty five dollars ($25.00) for each day of
such violation; provided, however, that any
violation of Section 4-23-4 hereinabove be
governed by Chapter 10, Title IX and Chapter
3, Title I (General Penalty) of Ordinance No.
4260 entitled Code of General Ordinances of
the City of Renton. (Ord. 2432, 9-23-68)
692
City of Renton
'41111$0'.
N
4-24-1 4-24-3
CHAPTER 24
UNIFORM BUILDING CODE
'fir✓
SECTION: building, altering, constructing or moving any
building or structure as defined in the aforesaid
4-24-1: Adoption Codes; nor shall the City or any agent thereof be
4-24-2: Acceptance Of Code, Clerk's Duty held as assuming such liability by reason of
4-24-3: Amendments inspection authorized herein or a certificate of
4-24-4: Definition inspection by the City or any of its agencies. (Ord.
4-24-5: Extra Fees 3214, 4-10-78, eff. 4-19-78)
4-24-6: Combination Building Permit Fees
4-24-3: AMENDMENTS:
4-24-1: ADOPTION:
The Uniform Building Code, 1994 Edi- A. Section 106.3 of the City of Renton Uniform
tion (Volumes 1 and 2) together with Uniform Building Code is hereby amended to read as
Building Code Standards, 1994 Edition(Volume 3) follows:
as issued by the International Conference of Build-
ing Officials, as amended by WAC chapters 51-20 (e) Off-site improvements.
and 51-21, of which one copy has heretofore been
filed and is now on file in the office of the City 1. Whenever a building permit is applied for
Clerk and made available for examination by the under the provisions of this Code for new con-
public, are hereby adopted as the Uniform Build- struction of a multiple dwelling consisting of
ing Code and the Uniform Building Code Stan- three(3)or more units, public assembly, com-
dards by the City, and said Codes may be mercial or industrial structure or alteration
hereafter designated as the City of Renton Uni- of an existing structure of said type,in excess
form Building Code and City of Renton Uniform of twenty five thousand dollars ($25,000.00),
Building Code Standards. (Ord. 4546, 7-24-95) then the person applying for such building
permit shall simultaneously make applica-
`` ►' tion for a permit, as an integral part of such
4-24-2: ACCEPTANCE OF CODE, CLERK'S new construction or alteration thereof,for the
DUTY: building and installation of certain off-site
Any and all amendments, additions or improvements, including but not limited to,
modifications to said Codes, when printed and water mains, drainage, sanitary sewer, all
filed with the City Clerk of the City by authoriza- improvements required by the Street
tion of the City Council from time to time, shall be Improvement Ordinance' and the Subdivi-
considered and accepted and constitute a part of sion Ordinance2 and all necessary appurte-
such Codes without the necessity of further adop- nances. Such off-site improvements (except
tion of such amendments, modifications or addi- traffic signalization systems)shall extend the
tions by the legislative authority of the City or by full distance of such property to be improved
ordinance, upon and sought to be occupied as a building
site or parking area for the aforesaid building
The City Clerk is hereby authorized and directed purposes and which may adjoin property ded-
to duly authenticate and record a copy of the icated as a public street. Traffic signalization
abovementioned Codes, together with any amend- off-site improvements shall be installed pur-
ments or additions thereto, together with an suant to the provisions of the Subdivision
authenticated copy of this Chapter. Ordinance.
This Chapter shall not be construed to relieve from 2. All such sidewalks shall be constructed to
or lessen the responsibility of any person owning, the City standards and conform to standard
1. See Chapter 34,Title IV of the City Code.
2. See Chapter 12,Title IX of the City Code.
lose
997
City of Renton
4-24-3 4-24-3
specifications for municipal public works con- E. The following chapters from the Appendix of
structions, commonly known as APWA Stan- the Uniform Building Code and the 1991
dards. Street width and standards for Washington State Energy Code, of which one
construction shall be specified by the Director printed copy in book form has heretofore been
of Public Works or his duly authorized repre- filed and is now on file in the office of the City
sentative. All plans and specifications for Clerk and made available for examination by
such improvements are to be submitted at the public, are hereby adopted as the Uni-
time such application for a permit is made. form Building Code:
3. All permits required for the construction 1. Chapter 4, Uniform Building Code, 1994
of these improvements shall be applied for (Volume 1) Edition, entitled "Aviation Con-
and obtained in the same manner, and with trol Towers."
fees and conditions as specified in Chapter
10, Title IX of the City Code relating to exca- 2. Repealed.
vating or disturbing streets, alleys, pavement
or improvements. 3. Repealed.
4. Deferral of improvements required by 4. 1991 Washington State Energy Code as
this Section shall comply with the City of adopted by the State of Washington First
Renton's Subdivision Ordinance Section 9-12- Edition (51-11 WAC) and Washington State
11E, Deferred Improvements. Ventilation and Indoor Air Quality Code,
First Edition(51-13 WAC).
B. Section 104.2.6 of the City of Renton Uniform
Building Code is hereby amended to read as a. Appendix chapter 29 "Minimum
follows: Plumbing Fixtures", 1994 Edition.
Liability Claims. The Administrative Author- 5. Repealed. (Ord. 4546, 7-24-95)
ity or any employee performing duties in con-
nection with the enforcement of this Code 6. 1994 Nonresidential Energy Code as
and acting in good faith and without malice adopted by the State of Washington in chap-
in the performance of such duties shall be ters 11-20 of the WAC chapter 51-11. Fees
relieved from any personal liability for any under this Section shall be as follows:
14110
damage to persons or property as a result of
any act or omission in the discharge of such Fee Schedule for Alterations Without Associ-
duties, and in the event of claims and/or liti- ated Floor Area. The following tables are for
gation arising from any such act or omission, alterations that don't have an associated floor
the City Attorney shall, at the request of and area. Examples of these types of project are:
on behalf of said administrative authority or
employee,investigate and defend such claims Facade modifications where the interior of
and/or litigation and if the claim be deemed the building remains intact;
by the City Attorney a proper one or if judg-
ment be rendered against such administra-
tive authority or employee, said claim or
judgment shall be paid by the City.
C. Section 102 of the City of Renton Uniform
Building Code is hereby repealed and in its
place the City has previously adopted Chap-
ter 5 of Title IV.
D. The Appeals Board for purposes of section
105 of the City of Renton Uniform Building
Code shall hereafter be the Board of Adjust-
ment. (Ord. 4546, 7-24-95)
997
City of Renton
4-24-3 4-24-3
Replacement of mechanical equipment (such b. Use the appropriate table to determine
as chillers, boilers or packaged equipment) the minimum fee and applicable adjustment.
where ductwork, plumbing and controls
throughout the building are not altered; For example, if a mechanical alteration (such
as a chiller replacement) for an office build-
Addition of partitions in buildings where ing is valued at $150,000.00, the fees for
lighting fixtures are not altered but addition- plan review and inspection are calculated as
al switches are required. follows:
Calculate fees as follows: Plan review fee = $55.00 + $3.50 x
$150,000.00/$10,000.00 = $107.50
a. Determine the value of the project. If
the project includes envelope, mechanical Field inspection fee = $50.00 + $4.80 x
and lighting alterations, a discreet value for $150,000.00/$10,000.00 = $122.00.
each of these systems must be calculated.
Envelope
Added fee ($/$10,000 of project
valuation) for projects over the
Minimum Fee ($) minimum project value ($) Maximum Fee ($)
Minimum
Building Type Plan Field Project Value Plan Field Plan Field
Office, Other
Commercial 65 95 27,000 0.38 0.26 385 315
Retail, Grocery 65 95 96,000 0.50 0.35 385 315
*ow Restaurant 55 80 145,000 0.29 0.20 330 270
Warehouse 40 60 58,000 0.52 0.35 240 195
Church 60 85 130,000 0.34 0.22 350 275
Schools K-12 80 110 139,000 0.41 0.29 455 375
Higher Education 65 95 139,000 0.35 0.24 385 315
Hospital 85 120 241,000 0.26 0.18 490 405
Other Health 65 95 160,000 0.30 0.21 385 315
Mechanical
Added fee ($/$10,000 of project
valuation) for projects over the
Minimum Fee ($) minimum project value ($) Maximum Fee ($)
Minimum
Building Type Plan Field Project Value Plan Field Plan Field
Office, Retail,
Grocery, Other
Commercial 55 50 10,000 3.55 4.80 295 375
Restaurant 45 45 8,000 3.65 4.75 255 320
Warehouse 35 35 6,000 3.70 4.80 185 230
Church 50 45 9,000 3.50 4.80 265 340
likeir
894
City of Renton
4-24-3 4-24-3
Mechanical (cont.)
Added fee ($/$10,000 of project
valuation) for projects over the
Minimum Fee ($) minimum project value($) Maximum Fee ($)
Minimum
Building Type Plan Field Project Value Plan Field Plan Field
Schools 1(-12 65 60 13,000 3.20 4.30 350 440
Higher Education 55 50 12,000 2.95 4.00 295 375
Hospital 70 65 15,000 3.00 4.10 375 485
Other Health 55 50 11,000 3.20 4.35 295 375
Lighting
Added fee ($/$10,000 of project
valuation) for projects over the
Minimum Fee ($) minimum project value($) Maximum Fee ($)
Minimum
Building Type Plan Field Project Value Plan Field Plan Field
Office, Other
Commercial 50 50 21,000 2.15 3.50 355 545
Retail 55 60 13,000 4.00 6.35 420 640
Grocery 50 50 13,000 3.35 5.45 355 545
Restaurant 55 60 27,000 2.00 3.20 420 640
Warehouse 30 35 8,000 3.45 5.40 220 235
Church 45 45 23,000 1.80 2.90 320 490 y
Schools K-12 50 50 21,000 2.20 3.55 355 545
Higher Education 50 50 22,000 2.10 3.35 355 545
Hospital 55 60 44,000 1.25 2.00 420 640
Other Health 50 35 28,000 1.60 1.60 355 335
Other Commercial 50 35 21,000 2.15 2.10 355 335
Parking Garages 25 25 15,000 1.30 2.00 155 225
The following charts contain fees for projects based upon square footage of construction.
Fees for Building Envelope
Floor Area (square feet) Maximum Fee ($)
Building Type Over But Not Over Only Plans Only Field Total
Office, Retail 0 3,000 $65 $95 $160
Grocery 3,000 12,000 $125 $155 $280
Higher Education 12,000 60,000 $190 $220 $410
Other Health and 60,000 200,000 $260 $250 $510
Other Commercial 200,000 ---- $385 $315 $700
140104
894
City of Renton
4-24-3 4-24-3
Fees for Building Envelope (cont.)
Floor Area (square feet) Maximum Fee ($)
Building Type Over But Not Over Only Plans Only Field Total
Restaurant 0 3,000 $55 $80 $135
3,000 12,000 $105 $135 $240
12,000 60,000 $165 $195 $360
60,000 200,000 $220 $215 $435
200,000 ---- $330 $270 $600
Warehouse 0 3,000 $40 $60 $100
3,000 12,000 $80 $95 $175
12,000 60,000 $120 $135 $255
60,000 200,000 $160 $155 $315
200,000 ---- $240 $195 $435
Church 0 3,000 $60 $85 $145
3,000 12,000 $115 $140 $255
12,000 60,000 $175 $195 $370
60,000 200,000 $235 $230 $465
200,000 ---- $350 $285 $635
School 1-12 0 3,000 $80 $115 $195
3,000 12,000 $150 $185 $335
12,000 60,000 $230 $260 $490
60,000 200,000 $305 $300 $605
200,000 ---- $455 $375 $830
r
Now" Hospital 0 3,000 $85 $120 $205
3,000 12,000 $160 $200 $360
12,000 60,000 $245 $285 $530
60,000 200,000 $335 $320 $655
200,000 ---- $495 $405 $900
Fees for Mechanical Systems
Floor Area (square feet) Maximum Fee ($)
Building Type Over But Not Over Only Plans Only Field Total
Office, Retail 0 3,000 $55 $50 $105
Grocery 3,000 12,000 $95 $100 $195
Higher Education 12,000 60,000 $145 $190 $335
Other Health and 60,000 200,000 $230 $250 $480
Other Commercial 200,000 ---- $295 $375 $670
Restaurant 0 3,000 $50 $45 $95
3,000 12,000 $80 $85 $165
12,000 60,000 $125 $165 $290
60,000 200,000 $200 $215 $415
200,000 ---- $255 $320 $575
*se
894
City of Renton
4-24-3 4-24-3
Fees for Mechanical Systems (cont.)
Floor Area (square feet) Maximum Fee ($)
Building Type Over But Not Over Only Plans Only Field Total
Warehouse 0 3,000 $35 $30 $65
3,000 12,000 $60 $60 $120
12,000 60,000 $90 $120 $210
60,000 200,000 $145 $155 $300
200,000 ---- $185 $235 $420
Church 0 3,000 $50 $45 $95
3,000 12,000 $85 $90 $175
12,000 60,000 $130 $170 $300
60,000 200,000 $210 $225 $435
200,000 ---- $265 $340 $605
School 1-12 0 3,000 $65 $60 $125
3,000 12,000 $115 $120 $235
12,000 60,000 $170 $225 $395
60,000 200,000 $275 $295 $570
200,000 ---- $350 $445 $795
Hospital 0 3,000 $70 $65 $135
3,000 12,000 $120 $130 $250
12,000 60,000 $185 $245 $430
60,000 200,000 $295 $320 $615
200,000 ---- $380 $480 $860
*01100
Fees for Lighting Systems
Floor Area (square feet) Maximum Fee ($)
Building Type Over But Not Over Only Plans Only Field Total
Office, Retail 0 3,000 $50 $50 $100
Grocery 3,000 12,000 $110 $155 $265
Higher Education 12,000 60,000 $145 $220 $365
Other Health and 60,000 200,000 $185 $410 $595
Other Commercial 200,000 ---- $355 $545 $900
Restaurant 0 3,000 $60 $60 $120
3,000 12,000 $130 $185 $315
12,000 60,000 $170 $260 $430
60,000 200,000 $220 $490 $710
200,000 ---- $425 $650 $1,075
Warehouse 0 3,000 $30 $30 $60
3,000 12,000 $70 $95 $165
12,000 60,000 $90 $135 $225
60,000 200,000 $115 $255 $370
200,000 ---- $220 $335 $555
4440
894
City of Renton
iron
4-24-3 4-24-3
Fees for Lighting Systems (cont.)
Noe Floor Area (square feet) Maximum Fee ($)
Building Type Over But Not Over Only Plans Only Field Total
Church 0 3,000 $45 $45 $90
3,000 12,000 $100 $140 $240
12,000 60,000 $130 $200 $330
60,000 200,000 $165 $370 $535
200,000 ---- $320 $495 $815
School 1-12 0 3,000 $50 $50 $100
3,000 12,000 $110 $155 $265
12,000 60,000 $145 $220 $365 •
60,000 200,000 $185 $410 $595
200,000 ---- $355 $545 $900
Hospital 0 3,000 $60 $60 $120
3,000 12,000 $130 $185 $315
12,000 60,000 $170 $260 $430
60,000 200,000 $220 $490 $710
200,000 ---- $425 $650 $1,075
Parking 0 3,000 $25 $25 $50
3,000 12,000 $45 $65 $110
12,000 60,000 $65 $95 $160
60,000 200,000 $80 $175 $255
200,000 ---- $150 $235 $385
r/ (Ord. 4450, 5-23-94)
F. Repealed. H. The following sections of chapter 38 of the
1994 Uniform Building Code are amended to
G. Section 103 of the City Building Code is read as follows:
hereby amended to read as follows:
1. Section 3802,C,3, Exhibition and Display
Violations and Penalties: (Ord. 4546, Rooms.
7-24-95)
a. An automatic sprinkler system shall be
1. It shall be unlawful for any person, firm or installed in Group A occupancies which have
corporation to erect, construct, enlarge, alter, more than twelve thousand (12,000) square
repair, move, improve, remove, convert or feet of floor area, or more than forty feet (40')
demolish, equip, use, occupy or maintain any in height.
building or structure in the city, or cause or
permit the same to be done, contrary to or in 2. Section 3802,(d), Group B, Division 2 Oc-
violation of any of the provisions of this cupancies.
Code.
a. When the occupancy has over twelve
2. Penalties for any violation of any of the thousand (12,000) square feet of floor area or
provisions of this Chapter shall be in accord more than forty feet (40') in height.
with Chapter 33 of Title IV. (Ord. 4351,
5-4-92)
Now
995
City of Renton
4-24-3 4-24-3
b. In buildings used for high-piled combus- i. Sprinklers.
tible storage, fire protection shall be in ac- v
cordance with Article 81 of the Fire Code. (a) A fully automatic fire protection sprin-
kler system is to be installed in all new
3. Section 3802,(e), Group E Occupancies. buildings in excess of twelve thousand
(12,000) square feet total floor area, regard-
a. When the occupancy has over twelve less of vertical or horizontal occupancy sepa-
thousand (12,000) square feet of floor area or rations, such sprinkler system shall be de-
more than forty feet (40') in height. signed, installed and tested as per Uniform
Building Code Standard 38-1 which is hereby
b. Basements: An automatic sprinkler incorporated by reference as if fully set forth,
system shall be installed in basements classi- one copy being on file with the City Clerk for
fled as a Group E occupancy when the base- public inspection.
ment is larger than fifteen hundred (1,500)
square feet in floor area. (b) A fully automatic fire protection sprin-
kler may be required by the Chief of the Fire
c. Stairs: An automatic sprinkler system be Department or the Fire Marshall for build-
installed in enclosed usable space below or ings less than twelve thousand (12,000)
over a stairway in Group E occupancies. square feet total floor area when, in their
judgment, supported by written documenta-
4. Section 3802,(h), Group R-1, Division 1 tion from a professional organization (such
Occupancies. as NFPA, ICBO, U.L., ISO, etc.) verify that
hazardous operations, hazardous contents,
a. Division 1: critical exposure problems, limited accessibil-
ity to the building, or other items may con-
(1)When the occupancy has over twelve tribute to a definite hazard.
thousand (12,000) square feet of floor
area or more than forty feet (40') in (c) When existing buildings with full sprin-
height. kler systems are remodeled or added onto,
the remodeled or added on portion shall be *0101
(2)An automatic sprinkler system shall fully sprinklered.
be installed throughout buildings con-
taining Group R, Division 1 Occupan- (d) When an existing building is added
cies that are two stories in height and onto or remodeled, and the resulting total
contain five (5) or more dwelling units foot floor area exceeds twelve thousand
or guest rooms or are of three (3) or (12,000) square feet, the entire structure
more stories in height regardless of the shall be fully sprinklered.
number of dwelling units or guest
rooms. For the purposes of this subsec- 6. Table 38A, Standpipe Requirements. Line
tion, portions of buildings separated by 2 of Table No. 38A, standpipe requirements,
one or more area separation walls will shall read as follows:
not be considered a separate building.
"Occupancies three stories or more, but less
b. Division 3: Dwellings, when proposed than 150' in height, except Group R, Division
within an R-1-5 Zone, clustered or construct- 3." (Ord. 4546, 7-24-95)
ed so that when attached, the total square
foot floor area of all dwelling units exceed I. The Uniform Building Code, 1991 Edition, is
twelve thousand (12,000) square feet. amended by WAC sections 51-20 and 51-21,
of which one printed copy has heretofore
5. Section 3802 is amended by adding section been filed and is now on file in the office of
3802(i)to read as follows: the City Clerk and made available for exami-
nation by the public, which are hereby adopt-
995
City of Renton
4-24-3 4-24-6
ed by reference and as an amendment to the 4-24-6: COMBINATION BUILDING
Uniform Building Code and shall supersede PERMIT FEES:
conflicting sections of the Uniform Building Whenever a combination building per-
Code. (Ord. 4358, 7-20-1992) mit is issued the following fees will be collected:
COMBINATION BUILDING PERMIT FEES
4-24-4: DEFINITION: Building Fees Per 1994 UBC Table 1-A
Whenever the term "administrative
authority" is used in this Code, it shall be con- Up to 3,000 sq.ft. Over 3,000 sq. ft.
strued to mean the Building Official of the City of plumbing Fees $125.00 $150.00
Renton, or his duly authorized representative or
agent. Mechanical Fees $125.00 $150.00
One copy of said Code shall be duly authenticated Electrical Fees $60.00 $75.00
and recorded by the City Clerk along with the
adopting ordinance. (Ord. 3214, 4-10-1978, eff. 4- (Ord. 4673, 7-28-1997)
19-1978)
4-24-5: EXTRA FEES:
Whenever any application is to be han-
dled under the terms of any portion of the City's
land use codes, adopted codes, or the Uniform
Building Code, and that application is so large,
complicated, or technically complex that it cannot
be handled with existing City staff; or is duplica-
tive of prior work, then an additional fee can be
charged which is equivalent to the extra costs
incurred by the City to pay:
A. Overtime costs,
B. The pro-rata costs of additional employees
necessary to handle the application,
C. The costs expended to retain qualified con-
sultants to handle the project, and
D. Any general administrative costs when
directly attributable to the project.
E. For replacement of lost or mutilated permit—
service fee of twenty dollars($20.00).
Such extra fees shall be charged only to the
extent incurred beyond that normally
incurred for processing an application. (Ord.
4596, 4-8-1996)
* 997
City of Renton
4-25-1 4-25-5
CHAPTER 25
NATIONAL ELECTRICAL CODE
NIS
SECTION: a certificate of occupancy issued by the City or any
of its agents. (Ord.2915, 3-3-1975)
4-25-1: Adoption
4-25-2: Reference
4-25-3: Responsibility; City Not Liable 4-25-4: ADDITIONS AND AMENDMENTS:
4-25-4: Additions And Amendments
4-25-5: Fees A. Administrative Rules Adopted:The Washing-
ton State Department of Labor and Indus-
tries Rules and Regulations for Installing
4-25-1: ADOPTION: Electrical Wires and Equipment and Admin-
The National Electrical Code, 1996 Edi- istrative Rules are hereby adopted by refer-
tion, published by the National Fire Protection ence and as same may be amended, from
Association, of which not less than one printed time to time. (Ord. 3217, 4-10-1978, eff. 4-19-
copy in book form has heretofore been filed in the 1978)
office of the City Clerk and made available for
examination by the public, is hereby adopted as B. Nonmetallic Sheathed Cable: Nonmetallic
the National Electrical Code, 1996 Edition,for the sheathed cable shall be allowed only in resi-
City, which Code may be hereafter designated as dential occupancies up to three (3) stories
City of Renton Electrical Code, 1996; and any and above grade. (Ord. 4311,4-15-1991)
all amendments, additions or modifications
thereto when printed and filed with the City Clerk
of the City of Renton by authorization of the City 4-25-5: FEES:
Council from time to time shall be considered and The following permit fees are hereby
accepted and constitute a part of such Code with- established and fixed:
out the necessity of further adoption of such
amendments, modifications or additions by the A. Electrical Permit Fees:
legislative authority of the City or by ordinance.
(Ord. 4596,4-8-1996) 1. Residential Single-Family And Duplex,
New Service:
4-25-2: REFERENCE: 100 AMP service $45.00
By the reference thereto made herein- Over 100 AMP to 200 AMP 60.00
above,said National Electrical Code,together with Over 200 AMP to 600 AMP 75.00
any and all amendments, modifications or addi-
tions thereto hereafter printed and filed with the 2. Residential Service Changes:
City Clerk as hereinabove specified, are incorpo-
rated in and made a part of this Chapter as fully Change 100 AMP to 200 AMP $30.00
and with the same effect as if set out herein in full, Change 200 AMP to 600 AMP 45.00
or as if adopted by subsequent ordinances amenda- Any new circuits added to above . . 7.50 each
tory hereof. (Ord.3217, 4-10-1978,eff. 4-19-1978) (to a maximum of$30.00)
3. Minimum fee for remodel or
4-25-3: RESPONSIBILITY; CITY NOT addition of new circuits not
LIABLE: including a service change $30.00
This Chapter shall not be construed to
relieve from or lessen the responsibility of any per- 4.Temporary Services:
son owning, building, altering, constructing or
moving any building or structure as defined in the Up to 100 AMP $30.00
aforesaid Code;nor shall the City of Renton or any Over 100 AMP 37.50
of its agents thereof be held as assuming such lia-
bility by reason of inspection authorized herein or
997
City of Renton
4-25-5
4-25-5
5. Swimming pools, hot tubs, 6. Sign $30.00
saunas $60.00
(which each require a building permit) 7. Multi-Family, Commercial And Industrial:
(Amd. Ord. 4673, 7-28-1997)
`'fir
Fair Market Value Fee
Up to $250.00 $ 30.00
$ 251.00 to $ 1,000.00 30.00 + 3.5%of cost over $ 250.00
1,001.00 to 5,000.00 64.00 + 2.5%of cost over 1,000.00
5,001.00 to 50,000.00 177.00 + 1.5%of cost over 5,000.00
50,001.00 to 250,000.00 927.00 + .9%of cost over 50,000.00
250,001.00 to 1,000,000.00 3,177.00 + .7%of cost over 250,000.00
Over$1,000,000.00 10,177.00 + .4%of cost over 1,000,000.00
(Ord. 4400, 5-3-1993)
8. Limited Voltage: Fees for limited voltage C. Temporary Wiring: The permit fee for a tem-
installations—those systems operating under porary electrical installation, which is one
fifty (50) volts are twenty five percent (25%) that is to remain in place for a period not
of the above amount. Telephone communica- exceeding thirty (30) days, shall be one-half
tion systems are exempt from fees under this (1/2) the amount fixed by the electrical per-
Section. mit fee for an installation which is not herein
classed as temporary, except that in no case
9. Plan Review Fee When Required: Forty shall such fee be less than the minimum
percent (40%) of electrical permit fee. (Ord. established by this Chapter. (Ord. 2915, 3-3-
4596, 4-8-1996) 1975)
10. Increase Or Decrease Of Fees: The pre- D. Reinspections: Reinspections and reinspec-
ceding fees will be increased or decreased tion fees shall be as specified in the adopted
each year by the same percentage as the per- edition of the Uniform Building Code.
`fir centage of increase or decrease in the Seattle
Consumer Price Index for the period ending E. Investigations: Investigation fees shall be as
June 30 of the preceding year. (Ord. 4400, 5- specified in the adopted edition of the Uni-
3-1993) form Building Code. (Ord. 4073, 6-8-1987)
11. Permit copies will be furnished upon pay-
ment of a service fee of twenty dollars
($20.00). (Ord. 4596, 4-8-1996)
12. Job Trailers $30.00 each
(Ord. 4673, 7-28-97)
B. Time And Material Jobs: Whenever the cost
of a job is not known at the time plans and/or
specifications are submitted for checking by
the City, a minimum of twenty dollars
($20.00) of the permit fee shall be applied.
The balance of the permit fee shall be due
when the work is completed and the total cost
of the job has been ascertained. Whenever
the duration of the electrical work is more
than one year the permit fee shall be paid on
that portion of the work which has been com-
pleted in each year.
997
City of Renton
•'*110'
4-26-1 4-26-5
CHAPTER 26
Nome UNIFORM HOUSING CODE
SECTION: thenticated copy of this Chapter. (Ord. 3216,
4-10-78, eff. 4-19-78)
4-26-1: Uniform Housing Code Adopted
4-26-2: Amendments
4-26-3: Clerk's Duty 4-26-4: LIABILITY: This Ordinance shall not
4-26-4: Liability be construed to relieve from or lessen
4-26-5: Penalties the responsibility of any person owning, building,
altering, constructing or moving any building or
structure as defined in the aforesaid Code; nor
shall the City of Renton or any agent thereof be
4-26-1: UNIFORM HOUSING CODE ADOPT- held as assuming such liability by reason of in-
ED: The Uniform Housing Code, 1994 spection authorized herein or a certificate of in-
Edition, as issued by the International Conference spection issued by the City or any of its agencies.
of Building Officials, of which one copy printed in (Ord. 3216, 4-10-78, eff. 4-19-78)
book form has heretofore been filed and is now on
file in the office of the City Clerk and made avail-
able for examination by the public, is hereby 4-26-5: PENALTIES: Penalties for any viola-
adopted as the Uniform Housing Code by the City, tions of any of the provisions of this
and said Code may be hereafter designated as the Chapter shall be in accord with Chapter 33 of
City of Renton Uniform Housing Code. (Ord. 4546, Title IV. (Ord. 4351, 5-4-92)
7-24-95)
4-26-2: AMENDMENTS:
A. Any and all amendments, additions or modi-
fications to said Code, when printed and filed
with the City Clerk of the City by authoriza-
tion of the City Council from time to time,
shall be considered and accepted and consti-
tute a part of such Code without the necessi-
ty of further adoption of such amendments,
modifications or additions by the legislative
authority of the City or by ordinance.
B. The Dangerous Building Code, Chapter 5,
Title IV of Code of General Ordinances shall
be used for procedures in Chapters 9 through
14 of Title IV. (Ord. 3760, 12-5-83)
4-26-3: CLERK'S DUTY: The City Clerk is
hereby authorized and directed to duly
authenticate and record a copy of the
abovementioned Code, together with any amend-
ments or additions thereto, together with an au-
995
City of Renton
4-27-1 4-27-1
CHAPTER 27
Name UNIFORM MECHANICAL CODE
SECTION: ture as defined in the aforesaid Code; nor
shall the City or any agent thereof be held as
4-27-1: Uniform Mechanical Code Adopted assuming such liability by reason of inspec-
4-27-2: Reference tion authorized herein or a certificate of
4-27-3: Penalties inspection issued by the City or any of its
agencies. (Ord. 3760, 12-5-1983)
E. Table No. 3A, Mechanical Permit Fees, is
4-27-1: UNIFORM MECHANICAL CODE amended to read:
ADOPTED:
For the issuance of each permit $30.00
A. Adoption: The Uniform Mechanical Code,
1994 Edition, as issued by the International Unit Fee Schedule:
Conference of Building Officials and WAC
section 51-22, of which one printed copy has For replacement of lost or mutilated
heretofore been filed and is now on file in the permit - service fee 20.00
office of the City Clerk and made available
for examination by the public, is hereby Installation, alteration, repair, addition, or
adopted as the Uniform Mechanical Code for relocation of each:
the City, which Code may hereafter be desig-
nated as City of Renton Uniform Mechanical Heating system (furnace, heat
Code, and any and all amendments, ad- pump, suspended heater,
ditions or modifications thereto when printed fireplace, wood stove) including
*41rre and filed with the City Clerk by ducts and vents $15.00
authorization of the City Council from time
to time shall be considered and accepted and Installation, alteration, repair, addition or
constitute a part of such Code without the relocation of each:
necessity of further adoption of such
amendments, modifications or additions by HVAC system (air conditioner,
the legislative authority of the City or by chiller) including installation
ordinance. of controls regulated by this Code $15.00
B. The Board of Appeals of section 110 shall be Installation or relocation of each boiler or
the Board of Adjustment. (Ord. 4546, compressor:
7-24-1995)
To and including 3 horsepower $15.00
C. The City Clerk is hereby authorized and
directed to duly authenticate and record a Over 3 horsepower to and in-
copy of the abovementioned Code, together cluding 15 horsepower 27.50
with any amendments or additions thereto,
together with an authenticated copy of this Over 15 horsepower to and in-
Chapter. eluding 30 horsepower 37.50
D. This Chapter shall not be construed to Over 30 horsepower to and in-
relieve from or lessen the responsibility of eluding 50 horsepower 55.50
any person owning, building, altering,
constructing or moving any building or struc- Over 50 horsepower 93.00
Now
996
City of Renton
4-27-1 4-27-3
Installation or relocation of each absorption When chapter 24 is applicable (see section
system: 103), permit fees for process piping shall be *4001
as follows:
To and including 100,000 Btu/h $15.00
Each hazardous process piping
Over 100,000 Btu/h to and in- system (HPP) of 1 to 4 outlets $10.00
cluding 500,000 Btu/h 27.50
For each outlet over 4 2 00
Over 500,000 Btu/h to and in-
cluding 1,000,000 Btu/h 37.50 For each nonhazardous process
piping system (NPP) of 1 to 4
Over 1,000,000 Btu/h to and in- outlets 10.00
cluding 1,750,000 Btu/h 55.50
For each outlet over 4 2 00
Over 1,750,000 Btu/h 93.00
For alteration or relocation of ductwork
Each air-handling unit including and/or diffusers:
ducts attached thereto 15.00
Each floor $15.00
Each residential ventilation/ (Ord. 4596, 4-8-1996)
exhaust fan 7 00
Each commercial ventilation 4-27-2: REFERENCE: By the reference thereto
system not a portion of any made hereinabove, said Uniform
heating or air-conditioning Mechanical Code, together with any and all
system authorized by a permit 9 00 amendments, modifications or additions thereto
hereafter printed and filed with the City Clerk as
Installation of each commercial hereinabove specified, are incorporated in and
hood served by mechanical exhaust, made a part of this Chapter as fully and with the
including the ducts for such hood . . . . 45.00 same effect as if set out herein in full, or as if
adopted by subsequent ordinances amendatory
Installation or relocation of hereof. (Ord. 3218, 4-10-1978, eff. 4-19-1978)
each incinerator 75.00
Each appliance or piece of 4-27-3: PENALTIES: Penalties for any
equipment regulated by this violations of any of the provisions of
Code but not classed in other this Chapter shall be in accord with Chapter 33 of
appliance categories, or for this Title. (Ord. 4351, 5-4-1992)
which no other fee is listed
in this Code 15.00
When chapter 22 is applicable (see section
103) permit fees for fuel-gas piping shall be
as follows:
Each gas-piping system of 1
to 4 outlets $10.00
For each outlet over 4 2 00
`rr
996
City of Renton
4-28-1 4-28-4
CHAPTER 28
UNIFORM PLUMBING CODE
SECTION: Vacuum breakers or backflow protective
devices on tanks, vats,etc.:
4-28-1: Uniform Plumbing Code Adopted 1 to 5 $7.00
4-28-2: Section 20.7 U.P.C. Schedule Of Fees Over 5, each $1.00
4-28-3: Amendments
4-28-4: Clerk's Duty Reinspection fee $42.00
4-28-5: Liability
Plan review fee 40%of permit fee
4-28-1: UNIFORM PLUMBING CODE (Ord. 4596,4-8-1996; amd. Ord. 4673, 7-28-97)
ADOPTED:
The Uniform Plumbing Code, 1991 Edi-
tion, as issued by the International Association of 4-28-3: AMENDMENTS:
Plumbing and Mechanical Officials, and WAC sec-
tions 51-26 and 51-27,of which one printed copy in A. Amendments By City: Any and all amend-
book form has heretofore been filed and is now on ments, additions or modifications to said
file in the office of the City Clerk and made avail- Code, when printed and filed with the City
able for examination by the public, are hereby Clerk by authorization of the City Council
adopted as the Uniform Plumbing Code by the City, from time to time, shall be considered and
and said Code may be hereafter designated as the accepted and constitute a part of such Code,
City of Renton Uniform Plumbing Code.Whenever as amended, without the necessity of further
there is a discrepancy in the requirements between adoption of such amendments, modifications
the Uniform Plumbing Code, 1991 Edition, as or additions by the legislative authority of
issued by the International Association of Plumb- the City or by ordinance. (Ord. 3760, 12-5-
ing and Mechanical Officials,and WAC sections 51- 1983)
26 and 51-27, the WAC sections will be deemed to
tirw have amended the Uniform Plumbing Code, 1991 B. Violations And Penalties: Amend the first
Edition, as issued by the International Conference paragraph of section 20.3 of the U.P.C. to
of Building Officials. (Ord. 4358, 7-20-1992) read:
Penalties for any violation of any of the provi-
4-28-2: SECTION 20.7 U.P.C. SCHEDULE sions of this Chapter shall be in accord with
OF FEES: Chapter 33 of Title IV.The issuance or grant-
ing of a permit or approval of plans and spec-
Minimum fee, for each permit issued $30.00 ifications shall not be deemed or construed to
be a permit for, or an approval of, any viola-
Each plumbing fixture or trap or set of tion of the provisions of this code. No permit
fixtures on one trap $7.00 presuming to give authority to violate or can-
cel the provisions of this code shall be valid
Rainwater systems per drain $7.00 except insofar as the work or use which it
authorized is lawful. (Ord. 4351, 5-4-1992)
Each industrial waste pretreatment
interceptor $7.00 C. Board Of Appeals: The Board of Appeals of
section 20.14 shall be the Board of Adjust-
Installation, alteration or repair of ment. (Ord. 3760, 12-5-1983)
water piping $7.00
Repair or alteration of drainage or vent 4-28-4: CLERK'S DUTY:
piping $7.00 The City Clerk is hereby authorized and
directed to duly authenticate and record a copy of
Lawn sprinkler system $7.00 the abovementioned Code, together with any
**w" 997
City of Renton
4-28-4 4-28-5
amendments or additions thereto, together with
an authenticated copy of this Ordinance. (Ord.
3215, 4-10-1978, eff. 4-19-1978)
4-28-5: LIABILITY:
This Ordinance shall not be construed
to relieve from or lessen the responsibility of any
person owning, building, altering, constructing or
moving any building or structure as defined in the
aforesaid Code; nor shall the City or any agent
thereof be held as assuming such liability by rea-
son of inspection authorized herein or a certificate
of inspection issued by the City or any of its agen-
cies. (Ord. 3215, 4-10-1978, eff.4-19-1978)
NIS
997
City of Renton
4-29-1 4-29-3
CHAPTER 29
UNIFORM SWIMMING POOL CODE
SECTION: the Building Department upon inspection and
approval of the residence enclosure; provided
4-29-1: Uniform Swimming Pool, Spa and Hot further that swimming pools already constructed
Tub Code Adopted and in operation shall comply with this Section
4-29-2: Fences within ninety (90) days after the adoption of this
4-29-3: Amendments Chapter.
4-29-4: Clerk's Duty
4-29-5: Liability The Building Department may make modification
in individual cases upon showing of good cause,
with respect to the height, nature or location of
the fence, wall, gates or latches or the necessity
4-29-1: UNIFORM SWIMMING POOL, SPA therefor, provided the protection as sought here-
AND HOT TUB CODE ADOPTED: under is not reduced thereby. The Building
Said Uniform Swimming Pool, Spa and Hot Tub Department may permit other protective devices
Code, 1991 Edition, as issued by the International or structures to be used as long as the degree of
Association of Plumbing and Mechanical Officials, the protection afforded by substitute devices or
of which one printed copy in book form has structure is not less than the protection afforded
heretofore been filed and is now on file in the by the wall, fence, gate and latch described
office of the City Clerk and made available for herein.
examination by the public, is hereby adopted as
the Uniform Swimming Pool, Spa and Hot Tub All private swimming pools shall be constructed or
Code, 1991 Edition, by the City of Renton and placed so as to have a side yard of not less than
said Code may be hereafter designated as the City six feet (6') in width on each side, a rear yard of
lose of Renton Uniform Swimming Pool, Spa and Hot not less than six feet (6') in width and a front
Tub Code, 1991 Edition. (Ord. 4358, 7-20-92) setback of not less than thirty feet (30').
No person shall maintain an outdoor swimming
4-29-2: FENCES: For the protection of the pool on his premises without providing adequate
citizens and general public, all supervision at all times when the swimming pool
swimming pools constructed shall be completely is in use so that no person may be injured or
enclosed by a substantial wall or fence of not less drowned therein. (Ord. 3538, 5-4-81)
than six feet (6') in height and such wall or fence
and the swimming pool shall be under the same
ownership or control. Any wall or fence shall be so 4-29-3: AMENDMENTS:
constructed as not to have openings, holes or gaps
larger than two inches (2") in any dimension, A. Any and all amendments, additions or
except for doors and gates. modifications to said Code, when printed and
filed with the City Clerk of the City of
All openings in such wall or fence shall be Renton by authorization of the City Council
equipped with gates having a self-latching, from time to time, shall be considered and
self-closing device with the latch on the inside of accepted and constitute a part of such Code
the gate not readily accessible for children to without the necessity of further adoption of
operate, and such gate shall be securely locked such amendments, modifications or additions
when the swimming pool is unattended or by the legislative authority of the City of
uncovered; provided, however, if the premises of Renton or by ordinance. (Ord. 3760, 12-5-83)
the residence in which said pool is located is
enclosed, then this provision may be waived by
1292
City of Renton
4-29-3 4-29-5
B. Amend first paragraph section 1.7, violations
and penalties to read:
Penalties for any violation of any of the
provisions of this Chapter shall be in accord
with Chapter 33 of Title IV. The issuance or
granting of a permit or approval of plans and
specifications shall not be deemed or con-
strued to be a permit for, or an approval of,
any violation of any of the provisions of this
code. No permit presuming to give authority
to violate or cancel the provisions of this
code shall be valid except insofar as the work
or use which it authorized is lawful. (Ord.
4351, 5-4-92)
C. The Board of Appeals of section 1.18 shall be
the Board of Adjustment. (Ord. 3760,
12-5-83)
4-29-4: CLERK'S DUTY: The City Clerk is
hereby authorized and directed to duly
authenticate and record a copy of the above-
mentioned Code, together with any amendments
or additions thereto, together with an
authenticated copy of this Chapter.
4-29-5: LIABILITY: This Chapter shall not be
construed to relieve from or lessen the
responsibility of any person owning, building,
altering, constructing or moving any building or
structure as defined in the aforesaid Code; nor
shall the City of Renton or any agent thereof be
held as assuming such liability by reason of
inspection authorized herein or a certificate of
inspection issued by the City or any of its
agencies. (Ord. 3212, 4-10-78, eff. 4-19-78)
r
1292
City of Renton
4-30-1 4-30-3
CHAPTER 30
WATER MAIN CONNECTIONS PRIOR
TO STREET PAVING
SECTION: assessed against the lot or lots of the owner so
neglecting, add the cost of making the connection
4-30-1: Duty of Owner which amount shall be the actual cost of making
4-30-2: Duty of Designated Official; Notice such connection. (Ord. 1090, 12-5-39; amd. Ord.
4-30-3: Failure to Comply 2823, 1-21-74, eff. 1-30-74)
4-30-1: DUTY OF OWNER Whenever any
public street or avenue is about to be
improved by the laying of a permanent pavement
thereon, it shall be the duty of each and every
owner of real property fronting or abutting thereon,
to cause his property to be connected with water
mains located in the street in front thereof, at
least one water connection for each lot fronting or
abutting upon said street. The connection shall be
galvanized iron pipe of such size as shall be
designated by the proper official, and the connec-
tion shall be brought to the property line in front
of each lot affronting on such street. (Ord. 1090,
12-5-39)
Ilase
4-30-2: DUTY OF DESIGNATED OFFICIAL;
NOTICE: Whenever the City is about to
improve any street with a permanent paving, it
shall be the duty of the designated official to
report to the Director of Public Works the lot and
block number of each lot or parcel of real estate
abutting on such street to be paved and the name
of the owner or agent thereof, together with the
post office address of such person, which is not
suitably connected to the water main as herein
provided within ten (10) days of service of notice,
such notice to specify the kind and size of pipe to
be used.
4-30-3: FAILURE TO COMPLY: Whenever the
owner or agent of any property shall
have been served with such notice and shall fail,
refuse or neglect to comply therewith, the City may
make or cause to be made, the connection and the
Director of Public Works shall in addition to the
cost and expenses of the street improvement to be
Nkwoue
692
City of Renton
siime
4-31-1 4-31-1
CHAPTER 31
ZONING CODE
Nape
SECTION: 4-31-30: Adult Motion Picture Studios,Peep
Shows, Panorams And Places Of
4-31-1: Zoning Map Adopted Adult Entertainment
4-31-2: Definitions 4-31-31: Flood Hazards
4-31-3: Classification For Use Districts 4-31-32: Outside Storage Facilities
4-31-4.1: Resource Conservation Zone(RC) 4-31-33: Site Plan Review
4-31-4.2: Single-Family Low Density Zone(SFL) 4-31-34: Landscaping
4-31-4.3: Residential-5 Dwelling Units Per Acre 4-31-35: Greenbelt Regulations
Zone(R-5) 4-31-36: Conditional Use Permit
4-31-5: Single-Family Zone(SF) 4-31-37: Standards And Review Criteria For
4-31-6: Residential-10 Units Per Acre Zone(R- Keeping Animals
10) 4-31-38: Resource Conservation Zone:(Rep. By
4-31-7: Residential Zone-14 Dwelling Units Ord. 4501, 3-6-95)
Per Net Acre(R-14) 4-31-39: Violations Declared Nuisance And
4-31-8: Residential Multi-Family Zone(RM) Penalties
4-31-9: Public Zone(P-1)
4-31-10.1: Mixed Commercial Zone(CM)
4-31-10.2: Community Commercial Zone(CB) 4-31-1: ZONING MAP ADOPTED:
4-31-10.3: Neighborhood Commercial Zone (CN)
4-31-10.4: Arterial Commercial Zone (CA) A. This Chapter shall be known as the Zoning
4-31-10.5: Convenience Commercial Zone(CC) Act of the City of Renton. This Act shall con-
4-31-11.1: Light Industrial Zone(IL) sist of the text hereof as well as that certain
4-31-11.2: Medium Industrial Zone(IM) Map marked and designated as the Map of
4-31-12: Heavy Industrial District (IH) the Zoning Act of the City, which Map is now
4-31-13: Manufactured Home Park Zone (T) on file in the office of the Clerk. Said Act, and
4-31-14: Freeway/Arterial Street Setback each and all of the terms, are to be read and
err► Restrictions interpreted in the light of the contents of said
4-31-15: Front, Side And Rear Yards Map. If any conflict between the Map and the
4-31-16: Commercial Office Zone (CO) text of this Chapter is deemed to arise, the
4-31-17: Airport Zoning text of the Act will prevail.
4-31-18: Courts
4-31-19: Administration;Interpretation And B. The Zoning Map of the City of Renton shall
Permits be updated and presented to the Council on a
4-31-20: Boundaries And Districts yearly basis for adoption by the Council as
4-31-21: Enforcement the formal and legal zoning classification for
4-31-22: Amendments the properties within the corporate limits of
4-31-23: Completion And Restoration Of the City. Properties having a zoning category
Existing Nonconforming subject to a time limitation, such as a PUD
Uses/Structures approval or reversionary zoning, and those
4-31-24: Certificate Of Occupancy properties under contract rezone shall be spe-
4-31-25.1: Planned Office/Residential 1 And 2 cially designated on the Map to indicate their
Zone(POR 1 And 2) special nature and give notice to the public
4-31-25.2: Planned Office/Residential Zone (POR that further inquiry into their zoning status
3) is necessary. If any conflict exists between
4-31-26: Board Of Adjustment the adopting Zoning Map of the City and the
4-31-27: Mining, Excavation And Grading text of any rezone ordinance for any particu-
4-31-28: Open Space,Agricultural And Timber lar parcel of property, then the adopted Zon-
Lands; Current Use Assessment ing Map will govern. Once any conflict is
4-31-29: Bulk Storage Facilities shown to exist,then the Council shall ask the
administration to determine the source of the
conflict and to make a recommendation for
Nitew 1297
City of Renton
4-31-1 4-31-2
any future action by the Council. The Council ADULT ENTERTAINMENT BUSINESS:
will then hold a public hearing to determine
if it wishes to take any future action to A. Any enterprise which,for money or any other
resolve the conflict or permit the Zoning Map form of consideration, features "adult live
designate to continue to control. Notification entertainment" as defined herein;
of the public hearing will be given to the
property owners and parties of record to the B. Any"adult motion picture theater"as defined
rezone. (Ord. 4302, 12-17-1990) herein;and
C. Any adult arcade containing individual view-
4-31-2: DEFINITIONS: ing areas or stations or booths, where, for
money or any other form of consideration, one
ABUTTING:Lots sharing common property lines. or more still or motion picture projectors,slide
projectors, or similar machines, or other im-
ACCESSORY USE OR BUILDING:A subordinate age-producing machines, are used to show
use or building located upon the same lot occupied films,motion pictures,video cassettes, slides,
by a principal use or building with which it is cus- or other photographic reproduction of sexual
tomarily associated,but clearly incidental to. activities or anatomical areas as defined
herein.
ADJACENT: Lots located across a street, railroad
or right-of-way, except limited access roads. ADULT FAMILY HOME: A residential dwelling
unit providing personal care, room and board to
ADMINISTRATIVE HEADQUARTERS OFFICE: more than one person, but not more than four (4)
A use containing one or more of the day-to-day adults, not related by blood or marriage to the per-
functions (e.g., management, payroll, information son(s)providing the service. A maximum of six(6)
systems, inventory control) related to the opera- adults may be permitted if the Washington State
tion of the company or affiliated corporate group. Department of Social and Health Services deter-
mines the home is of adequate size and the home
ADULT DAY CARE/HEALTH: A program and provider are capable of meeting standards and
designed to meet the needs of adults with func- qualifications as provided for in Chapters 70.128
tional impairments through an individualized plan RCW and 388-76 WAC.
of care. It is a structured, comprehensive program
that provides a variety of health,social,and related ADULT LIVE ENTERTAINMENT: A person ap *44.11
-
support services in a protective setting during any pearing nude or a live performance which is char-
part of a day for a minimum of 4 hours, but less acterized by sexual activities as defined herein.
than 24-hour care. While beds may be provided for
rest periods, adult day care/health uses are not ADULT MOTION PICTURE THEATER: An
intended to function as residential facilities.Where enclosed building used for presenting motion pic-
specified, the maximum number of clients allowed ture films, video cassettes, cable television or any
shall be interpreted to mean the maximum number other such visual media for observation by patrons
of clients present at any one period of time during there, distinguished or characterized by an
the program operation. Adult day care/health pro- emphasis on matter depicting, describing or relat-
grams are subclassified as follows: ing to "specified sexual activities" or "specified
anatomical areas" as hereafter defined:
A. Adult Day Care/Health Category I — a maxi-
mum of four clients upon a property in resi- A. Specified Anatomical Areas: Less than com-
dential use;and a maximum of twelve clients pletely and opaquely covered human geni-
upon a property in non-residential use. tals, pubic region, buttock and female breast
below a point immediately above the top of
B. Adult Day Care/Health Category II — five or the areola; and human male genitals in a(Es-
more clients upon a property in residential cernible turgid state, even if completely and
use; and thirteen or more clients upon a prop- opaquely covered.
erty in non-residential use. (Ord. 4680, 9-22-
1997) B. Specified Sexual Activities: Human genitals
in a state of sexual stimulation or arousal;
acts of human masturbation, sexual inter-
1297 votatIO
City of Renton
4-31-2
4-31-2
course or sodomy; fondling or other erotic
touching of human genitals, pubic region,
buttock or female breast.
AFFORDABLE HOUSING: Housing used as a pri-
mary residence for any household whose income is
less than eighty percent (80%) of the median
annual income adjusted for household size, as
determined by the Department of Housing and
Urban Development (HUD) for the Seattle Metro-
politan Statistical Area, who pay no more than
thirty percent (30%)of household income for hous-
ing expenses.
AIRPORT HAZARD: Any structure, tree or use of
land which obstructs the air space required for the
flight of aircraft in landing or taking off at the air-
port or is otherwise hazardous to landing or take-
off of aircraft.
ALLEY: A public vehicular right-of-way not over
thirty feet(30') wide.
ANIMALS, LARGE: Horses, ponies, cows, llamas,
oxen, buffalo, deer and other animals of similar
size and characteristics.
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4-31-2 4-31-2
ANIMALS, MEDIUM: Goats, sheep, pigs and BOTANICAL GARDENS:A public or private facil-
other animals of similar size and characteristics. ity for the demonstration and observation of the
cultivation of flowers, fruits, vegetables or orna-
ANIMALS, SMALL: Dogs, cats, rabbits, ferrets, mental plants.
lotare chickens, ducks, geese, birds, rodents and other
animals of similar size and characteristics. BOULEVARD: A broad thoroughfare with land-
scape, sidewalk or pedestrian improvements,often
AQUIFER: A geological unit of porous and perme- with a landscaped median or center divider, that
able rock, sand or gravel capable of yielding usable functions as a linear open space.
amounts of water.
BUFFER AREA: A strip of land identified by a
AQUIFER PROTECTION AREA (APA): The por- plan or ordinance to separate one type of land use
tion of an aquifer within the zone of capture and from another land use that is incompatible.
recharge area for a "well" or "well-field" owned or
operated by the City or the recharge-discharge BUFFER SCREEN: A strip of land containing
area of a spring used for water supply by the City fences,berms, trees, shrubs and other landscaping
as defined in Section 8-8-2 of this Code. that obscures one land use from another.
ARTERIAL:A major or secondary arterial as spec- BUILDABLE AREA: The portion of a lot or site,
ified in the City's Arterial Street Plan. exclusive of required yard areas, setbacks, land-
scaping or open space, within which a structure
AVERAGE DAILY TRAFFIC(ADT):An average of may be built.
at least one motor vehicle crossing in one direction
per working day for any continuous thirty(30) day BUILDING: Any structure having a roof sup-
period. ported by columns or walls and intended for the
shelter, housing or enclosure of any individual,
BLOCK: A block consists of two (2) facing block animal, process, equipment, goods or materials of
fronts bounded on two (2) sides by alleys or rear any kind or nature.
property lines and on two (2) sides by the center-
line of platted streets, with no other intersecting BUILDING ENVELOPE: The allowable building
streets intervening. Where blocks are unusually area permissible for the construction of one single-
long or short, or of unusual shape, block length family dwelling unit in a residential cluster.
shall be determined by address ranges. (Ord. 4651,
1-27-97) BUILDING FOOTPRINT: The area of a lot or site
included within the surrounding exterior walls of a
WI MIA I , I I U I i i I I I I I III building or portion of a building,exclusive of court-
Block Front yards. In the absence of surrounding exterior
1111111 fTTT walls, the building footprint shall be the area
7 III I( MIMIC under the horizontal projection of the roof.
ID I i 1„1", ii ! BUILDING HEIGHT: The vertical distance above
rT1 fli • a referenced datum measured to the highest point
Alley or Rear Block equals two(2) of the coping of a flat roof or to the deck line of a
Propery Line opposing Block Fronts mansard roof or to the average height of the high-
est gable of a pitched or hipped roof. The reference
BLOCK FRONT:A block front means the frontage datum shall be selected by either of the following,
of property along one (1) side of a street bound on whichever yields a greater height of building:
three (3) sides by the centerline of platted streets A. The elevation of the highest adjoining side-
and on the fourth side by an alley or rear property walk or ground surface within a five foot (5')
lines. (Ord. 4651, 1-27-97) horizontal distance of the exterior wall of the
BOARDING OR LODGING HOUSE:A dwelling or building when such sidewalk or ground sur-
part of a dwelling, other than a motel or hotel, face is not more than ten feet(10)above low-
where lodging with or without meals is provided est grade measured within a five foot (5)
for compensation, and boarding rooms do not con- horizontal distance of the exterior wall of the
tain kitchen facilities. building.
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City of Renton
4-31-2 4-31-2
B. An elevation ten feet (10') higher than the "parking lots" as defined in Chapter 14, of
lowest grade when the sidewalk or ground this Title.
surface described in subsection A above is
more than ten feet (10') above lowest grade 6. Foundries.
measured within a five foot (5') horizontal
distance of the exterior wall of the building. 7. Fuel yards,wholesale.
BUILDING LINE: The line between which the 8. Grain or feed sites, elevators, or the open
street line or lot line, no building or other struc- storage of grain and feed.
ture or portion of a structure,except as provided in
this Code, may be erected above the grade level. 9. Log, random cut and chipped wood by-
The building line is considered a vertical surface products storage.
intersecting the ground on such line.
10. Lumber mills and wholesalers.
BUILDING, PRINCIPAL: A building in which the
principal use of a property is conducted. 11. Sand and gravel yards including sizing,
transfer and loading equipment when
BULK STORAGE: The holding or stockpiling on present.
land of material and/or products where such stor-
age constitutes forty percent (40%) of the devel- 12. Scrap or junk yards and wrecking yards.
oped site area and the storage area is at least one
acre, and where at least three (3) of the following 13. Solid waste holding and disposal areas.
criteria are met by the storage activity: 1)in a bulk
form or in bulk containers; 2) under protective 14. Tank farms including distribution and
cover to the essential exclusion of other uses of the loading systems.
same space due to special fixtures or exposed to
the element;3)in sufficient numbers,quantities or B. Bulk storage facilities excluded:
spatial allocation of the site to determine and rank
such uses as the principal use of the site; 4) the 1. Land banks, greenbelts, watersheds or
major function is the collection and/or distribution public water reservoirs.
of the material and/or products rather than pro-
cessing; and 5)the presence of fixed bulk contain- 2. Parking lots or structures for private
ers or visible stockpiles for a substantial period of licensed automobiles.
a year.
3. Ship yards.
A. Bulk storage facilities include, but are not
limited to: 4. Warehouses alone or in conjunction with
manufacturing on the site and when not
1. Automobile holding and transfer depots. including any of the uses in Section 4-31-2A1
through A14 of this Chapter.
2. Brick or tile storage and manufacturing.
5. Facilities for storage of petroleum or any
3. Concrete block and products storage and of its by-products, for use incidental to the
manufacturing. primary use of the property (e.g., heating,
boiler or vehicular fuel or lubricants).
4. Contractor equipment yards.
6. Retail service stations.
5. Equipment or machinery of the station-
ary type not in use, not mounted on neces- 7. Retail sales lots for new or used automo-
sary foundations or connected as required biles.
when during use, not designated and used as
portable,and not stored in a warehouse. This CAPACITY, NET: Population and employment
includes operable motor vehicles or wheeled growth likely to occur under zoned capacity minus
equipment used only periodically where stor- existing infrastructure and service standard limi-
age durations exceed those provided for tations.
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City of Renton
4-31-2
4-31-2
CAPACITY, PLANNED: Population and employ- COMMERCIAL RECREATION, OUTDOOR: Rec-
ment growth planned (contained in local compre- reational uses conducted almost wholly outdoors
hensive plans with a specified horizon year) in the including golf driving ranges (not associated with
context of the Countywide planning policies. a golf course), miniature golf, firing ranges, water
parks, amusement parks and similar uses.
CAPACITY, ZONED: Population and employment
growth permitted under current zoning, land COMMERCIAL, REGIONAL: A mix of land uses
development and environmental regulations. offering a broad array of retail goods and services,
offices and cultural activities that serve an entire
CARD ROOMS: A use governed pursuant to the city or beyond.
provisions of RCW 9.46, 1973 Gaming Act and
licensing by the Washington State Gambling Com- COMMERCIAL USE: A type of land use that
mission that is ancillary to a permitted use where includes commercial office activities, services and
food and beverages are served on the premises and retail sales.
whose purpose is to serve as a commercial stimu-
lant to the principal activities associated with the COMMUNITY:A sub-area of the City consisting of
primary use. (Ord. 4691, 12-1-1997) residential, institutional and commercial uses
sharing a common identity(for example, the High-
CENTER, EMPLOYMENT: An area of higher lands).
intensity uses that typically employ thousands of
people that is contained by a boundary to prevent COMMUNITY FACILITIES: Public buildings and
it from encroaching on adjacent areas and/or other facilities, such as city halls and other offices,
neighborhoods. (Ord. 4649, 1-6-1997) community or senior centers, gymnasiums or rec-
reation centers, theaters, police and fire stations,
CERTIFIED:A facility and staff qualified and able libraries, courthouses, shops, storage and mainte-
to provide certain tests and measurements relat- nance facilities, transit centers or stations, parks
ing to specific tasks and traceable to established and park-and-rides,but excluding jails.
standards.
COMMUNITY GARDENS: A private or public
CLOSED RECORD APPEAL: An administrative facility for cultivation of fruits, flowers, vegetables
appeal on the record to a local government body or or ornamental plants by more than one person or
officer including the legislative body, following an family.
4404., open record hearing on a project permit applica-
tion when the appeal is on the record with no or COMPLETE PROJECT PERMIT APPLICATION
limited new evidence or information allowed to be (BUILDING, LAND USE, PUBLIC WORKS): An
submitted and only appeal argument allowed. application package meeting the submittal
requirements listed in Section 4-36-4 of this Title
CLUSTER, RESIDENTIAL: The placement of which is sufficient for continued processing even
more than one building envelope on a single lot or though additional information may be required or
parcel of land for the purpose of constructing sin- project modifications may be undertaken subse-
gle-family residential dwelling units in either quently.
attached or detached construction arrangement,
and where the property ownership outside the COMPREHENSIVE PLAN: A set of maps and
building envelopes is commonly held by all single- written policies intended to represent a "vision" of
family dwellings on that lot or parcel of land. the future physical design and character of the
City, and to guide development over the next
COMMERCIAL, COMMUNITY:A mix of commer- twenty(20)years.
cial land uses typically serving more than one resi-
dential neighborhood, usually a sub-area of the CONDITIONAL USE (ADMINISTRATIVE): A
City, with services and retail goods. land use permitted within a zoning district follow-
ing review by the Zoning Administrator to estab-
COMMERCIAL, CONVENIENCE: Small commer- lish conditions mitigating impacts of the use and
cial areas providing limited retail goods and ser- assure compatibility with other uses in the dis-
vices such as groceries and dry cleaning for nearby trict.
residential customers.
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City of Renton
4-31-2 4-31-2
CONDITIONAL USE (HEARING EXAMINER): A reconstruction, conversion, structural alteration,
use with special characteristics that would not relocation or enlargement of any structure; any
generally be appropriate within a zoning district mining, excavation, landfill or land disturbance
but may be permitted subject to review by the and any use or extension of the use of land.
Hearing Examiner to establish conditions to pro-
tect
public health, safety and welfare. DRIVE-IN USE: Any land use which by design,
physical facilities, service or by packaging proce-
CONTIGUOUS PROPERTIES: Properties sharing dures encourages or permits customers to receive
a property line. services, obtain goods or be entertained while
remaining in their motor vehicles.
CONVALESCENT CENTERS/NURSING HOMES:
Residential facilities for patients who are recovering DUPLEX: A residential building on a single lot
health and strength after illness,or receiving long- containing two(2)dwelling units.
term care for chronic conditions,disabilities(mental
or physical)or terminal illness where care includes DWELLING UNIT: A structure or portion of a
on-going medical or psychiatric treatment,including structure designed, occupied or intended for occu-
hospices, extended care facilities, detoxification pancy as separate living quarters with cooking,
facilities and sanitariums. sleeping and sanitary facilities provided for the
exclusive use of a single household.
CRITICAL AREAS: Wetlands, aquifer recharge
areas, fish and wildlife habitat, frequently flooded DWELLING UNIT, ATTACHED: A one-family
and geologically hazardous areas as defined by the dwelling attached to two (2) or more one-family
Growth Management Act. dwellings by common vertical walls.
DAY CARE CENTER: A day care operation EXISTING USE: The use of a lot or structure at
licensed by the State of Washington (WAC 388-73- the time of enactment of a zoning ordinance.
014), for thirteen (13) or more children in any
twenty four(24)hour period. FAMILY: A number of related individuals, or not
more than four (4) unrelated individuals, living
DAY CARE, FAMILY: A day care operation together as a single household.
licensed by the State of Washington (WAC 388-73-
014), for no more than twelve (12) or fewer chil- FARMING: The cultivation, production and main-
dren in any twenty four(24)hour period. tenance of plants and animals for commercial or
personal uses.
DENSITY, GROSS: A measure of population,
housing units or building area related to land FLAG LOT: A lot with access to a public road only
area, and expressed as a ratio, i.e., one dwelling by a private right-of-way less than thirty feet(30')
unit per acre, or one thousand (1,000) people per in width.
square mile.
FLOOR AREA: The sum of the gross horizontal
DENSITY, NET: A calculation of the number of areas of all floors of a building measured from the
housing units that would be allowed on a property exterior face of each wall, or from the center line of
_after sensitive areas and public streets are sub- a common wall separating two (2) buildings,
tracted from the gross area (gross acres minus excluding interior parking spaces, loading space
streets and sensitive areas multiplied by allowable for motor vehicles,or any space where the floor-to-
housing units per acre). This calculation applies to ceiling height is less than six feet(6').
residential uses only.
FLOOR AREA(NET): The total of all floor area of
DESIGNATED ZONE FACILITY: Any hazardous a building, excluding stairwells, elevator shafts,
waste treatment and storage facility that requires mechanical equipment rooms, interior vehicular
an interim or final status permit under rules parking or loading, and all floors below the ground
adopted under RCW 70.105 and that is not a"pre- floor, except when used for human habitation or
empted facility" as defined in RCW 70.105.010. service to the public.
DEVELOPMENT: The division of a parcel of land FLOOR AREA RATIO: The floor area of all build-
into two (2) or more parcels; the construction, ings on a lot divided by the lot area.
1297 ''"
City of Renton
4-31-2 4-31-2
FUEL DEALERS: Wholesale distribution of fuels
with associated bulk fuel storage.
GARAGE SALE:All general sales open to the pub-
Notirf
lic conducted on a residential premises to dispose
of personal property, including all sales entitled
"lawn", "yard", "attic", "porch", "room", "backyard",
"patio", "flea market"or"rummage sale".
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irr/►`
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GEOLOGICALLY HAZARDOUS AREAS: Areas mandates comprehensive planning in designated
which may be prone to one or more of the following counties and cities statewide. (RCW 36.70A)
conditions: erosion, flooding, landslides, coal mine
hazards or seismic activity. GROWTH TARGETS, LOCAL: Twenty (20) year
Itiere goals for population and employment growth allo-
GRADE, EXISTING: The vertical elevation of the cated to local jurisdictions through the County-
ground surface prior to excavating or filling. wide planning policies.
GREENBELT: An area designated in the Land GROWTH TARGETS, STATE: Forecasts prepared
Use Element of the Comprehensive Plan intended by the Washington State Office of Financial Man-
for open space, recreation, very low density resi- agement of population growth projected to occur in
dential uses, agriculture, geographic relief King County during the succeeding twenty (20)
between land uses or other low intensity uses. year period.
GROUP FAMILY HOUSEHOLD: A group of indi- HAZARDOUS SUBSTANCE: Any liquid, solid,
viduals not related by blood,marriage,adoption or gas or sludge, including any material, substance,
guardianship living together in a dwelling unit as product commodity or waste that exhibits the
a single housekeeping unit under a common man- characteristics of hazardous waste as described in
agement plan based on an intentionally structured RCW 70.105.
relationship to provide organization and stability.
HAZARDOUS WASTE: All dangerous and
GROUP HOME I (REHABILITATION): A facility extremely hazardous waste, except for"moderate-
or dwelling unit housing persons unrelated by risk waste", as defined in RCW 70.105.010.
blood or marriage and operating as a group family
household. A rehabilitative group home may HAZARDOUS WASTE TREATMENT AND
include half-way houses and substance abuse STORAGE FACILITY, OFF-SITE: A designated
recovery homes. zone facility which treats or stores wastes gener-
ated on properties other than those on which the
GROUP HOME II (PROTECTIVE RESIDENCY): off-site facility is located.
A facility or dwelling unit housing persons,includ-
ing resident staff, unrelated by blood or marriage HAZARDOUS WASTE TREATMENT AND
and operating as a group family household. Staff STORAGE FACILITY, ON-SITE: A designated
Nifty persons provide care, education and participation zone facility which treats or stores wastes gener-
in community activities for the residents with the ated on the same site, including properties that
primary goal of enabling the resident to live as are bordering or in close geographic proximity, are
independently as possible. A protective residency under common ownership or control and are func-
may include handicapped (mentally and physi- tionally integrated by means of use, access or
cally) persons, foster children care, battered development.
women shelters, orphanages and other uses where
residents are deemed vulnerable and/or disabled HELIPORT:Any landing area used for the landing
and are not a threat to self or to public health or and takeoff of helicopters for the purpose of pick-
safety. ing up and discharging passengers or cargo,
excluding fueling, refueling or service facilities.
GROUP QUARTERS: A dwelling that is a resi-
dence for more than four(4)unrelated individuals HERITAGE TREES: Distinctive individual trees
including fraternities, sororities, dormitories, bar- determined to be of historic, cultural or visual sig-
racks,etc. nificance to the community.
GROWTH, FORECASTED: Current estimate of HOME OCCUPATION: Any commercial use con-
population and employment growth for King ducted entirely within a dwelling and carried on
County, prepared by the Puget Sound Regional by persons residing in that dwelling unit which is
Council based on defined assumptions and gener- clearly incidental and secondary for the use of the
ally accepted scientific methods. dwelling as a residence.
GROWTH MANAGEMENT ACT:A law passed by HOTEL: A building or portion thereof designed or
the Washington State Legislature in 1990 that used for transient rental of six or more units for
Now
997
City of Renton
4-31-2 4-31-2
sleeping purposes. Hotel structures are at least care facilities; convalescent centers, retirement
two stories in height, with lodging space above the residences; and their accessory uses including
first floor. Lodging space may also be located on medical support facilities and services. (Ord. 4649,
the first floor. A central kitchen and dining room 1-6-1997) *4101
and accessory shops and services catering to the
general public may be provided. Not included are KENNEL:A facility for the care and/or breeding of
institutions housing persons under legal restraint nine (9) or more adult dogs, cats or combination of
or requiring medical attention or care. (Ord. 4665, dogs and cats, older than four (4) months in age,
5-19-97) excluding small animal hospitals, clinics or pet
shops.
HOUSEHOLD PETS: Small animals that are cus-
tomarily kept for personal use or enjoyment within KENNEL, HOBBY: A facility for the care and/or
the home, including dogs, cats, rodents, domestic breeding of four (4)to eight (8) adult dogs, cats or
tropical birds or fish and other similar animals combination of dogs and cats, older than four (4)
totaling three (3) or less, and one unweaned litter months in age, excluding small animal hospitals,
produced by any of the animals. clinics or pet shops.
IMPERVIOUS SURFACE: Any material that sub- LAND USE DECISION: A land use decision for
stantially reduces or prevents the infiltration of purposes of a land use appeal under Section 4-36-
storm water into the surface of the ground,includ- 7I means a final determination by a City body or
ing graveled driveways and parking areas. officer with the highest level of authority to make
the determination, including those with authority
INDUSTRIAL USE: A type of land use character- to hear appeals on:
ized by production, manufacturing, distribution or
fabrication activities. A. An application for a project permit or other
governmental approval required by law before
INDUSTRIAL USE,HEAVY:A type of land use in- real property may be improved, developed,
cluding manufacturing processes using raw mate- modified,sold,transferred or used,but exclud-
rials, extractive land uses or any industrial uses ing applications for permits or approvals to
which typically are incompatible with other uses use, vacate, or transfer streets, parks, and
due to noise, odor, toxic chemicals or other activi- other similar types of public property;exclud-
ties posing a hazard to public health and safety. ing applications for legislative approval suchr
as area-wide rezones and annexations; and
INDUSTRIAL USE, LIGHT: A type of land use excluding applications for business licenses;
including small scale or less intensive production,
manufacturing, distribution or fabricating activi- B. An interpretative or declaratory decision
ties. May also include office and supporting conve- regarding the application to a specific prop-
thence retail activities. erty of zoning or other ordinances or rules
regulating the improvement, development,
INFILL: Development that occurs on vacant land modification, maintenance, or use of real
within urbanized areas. property;
INSTITUTION, EDUCATIONAL: A group of C. The enforcement by the City of ordinances reg-
structures or facilities owned or associated with a ulating the improvement,development,modi-
public or private college or university, vocational fication, maintenance or use of real property.
or technical school. However, when the City is required by law to
enforce the ordinance in a court of limited
INSTITUTION, MEDICAL: A group of structures jurisdiction, a petition may not be brought
or facilities owned by or associated with a public or under this ordinance. (Ord. 4660, 3-17-97)
private hospital licensed by State law. A complex
of functionally interrelated buildings housing med- LAND USE ELEMENT: A plan or scheme desig-
ical services and/or medical research organizations rating the location and extent of use for agricul-
or foundations, and typically including uses such tore, timber production, housing, commerce,
as but not limited to: hospitals, diagnostic centers, industry, recreation, open spaces, public utilities,
offices for physicians, support staff, and adminis- public facilities and other land uses as required by
trators; laboratories; clinics; hospices; congregate the Growth Management Act.
997
City of Renton
virmem
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4-31-2
LOT: A specifically described parcel of land with ships between uses and facilities on a site for those
boundary lines defining the extent of the lot in a projects, series of projects, phased developments or
given direction. developments occurring over a period of five (5)
years or longer, or which are such a size and corn-
Noire LOT COVERAGE: The horizontal area measured plexity, or duration, as to make independent site
within the outside of the exterior walls of all prin- plan review burdensome, difficult or inclined to
cipal and accessory buildings on a lot including all lead to segmented and inconsistent conditions and
covered decks and porches. approvals. Examples include public and private
developments with a number of unconnected
MANUFACTURED HOME: A factory built struc- buildings on the same site as well as developments
ture, transportable in one or more sections, built where buildings may be occurring on geographi-
on a chassis and designed to be a dwelling with or cally separated parcels within the City. (Ord.
without a permanent foundation when connected 4649, 1-6-1997)
to required utilities. Manufactured homes must
comply with the National Manufactured Home MEDICAL SUPPORT FACILITIES: Uses and
Construction and Safety Standards Act of 1974, facilities such as, but not limited to: on-site medi-
and bear the red approval insignia. cal waste storage and disposal; warehousing and
storage of medical related equipment and supplies;
MANUFACTURED HOME, DESIGNATED: A garages; and other facilities commonly associated
manufactured home that meets the following with medical institutions. (Ord.4649, 1-6-1997)
requirements:
MINI-MART:A small grocery or food store usually
A. It is comprised of at least two (2) fully located within or associated with another use.
enclosed parallel sections each not less than
twelve feet (12') wide by thirty six feet (36') MIXED USE: A building or site with two (2) or
long; more different uses such as residential, office,
manufacturing,retail, public or entertainment.
B. It has a composition, wood shingle, coated
metal or similar roof of not less than three to MOBILE HOME: A factory built structure, trans-
twelve(3:12)pitch;and portable in one or more sections, built on a chassis
and designed to be a dwelling without a perma-
C. It has exterior siding similar in appearance nent foundation, which was constructed prior to
'440►' to siding materials commonly used for con- the enactment of the National Manufactured
ventional site-built single-family residences. Home Construction and Safety Standards Act of
1974.
MANUFACTURING USES: Types of land uses in
which materials or substances are transformed MODULAR HOME:A factory-built home designed
into new products including construction and to be permanently installed on a foundation.
assembling of component parts, and the blending
of materials such as lubricating oils, plastics, res- MOTEL: A building or portion thereof designed or
ins or liquors. used for transient rental of five or more units for
sleeping purposes.(Ord. 4665, 5-19-97)
MARINA: A facility for storing, servicing, fueling,
berthing and securing and launching of private MULTI-FAMILY: A residential building or group
pleasure craft that may include the sale of fuel and of buildings which contain two (2) or more dwell-
incidental supplies for the boat owners, crews and ing units in each building.
guests.
NATURAL WATER SYSTEM:Any and all parts of
MASTER PLAN:A land use plan focused on one or the hydrologic cycle independent of size and resi-
more sites within an area, which identifies site dence time. The meaning includes "waters of the
access and general improvements, and is intended state"as defined in RCW 90.48.020.
to guide growth and development over a number of
years or in several phases. NEIGHBORHOOD: A sub-area of the City in
which the residents share a common identify
MASTER SITE PLAN:A conceptual site plan indi- focused around a school, park, community busi-
cating the physical and functional inter-relation- ness center or other feature.
997
City of Renton
4-31-2 4-31-2
NONCONFORMING STRUCTURE: A lawful PEDESTRIAN CORRIDORS: Areas designated in
structure that does not comply with the current the Comprehensive Plan as primary routes for
development standards (yard setbacks, lot size, lot pedestrian use to connect sub-areas of the City or
coverage, height, etc.) for its zone, but which com- regional trail systems, and to provide access to
plied with applicable regulations at the time it was public facilities.
established. Such structures may or may not be in
compliance with other relevant building codes and PERSONAL SERVICES: Beauty and barber
regulations. shops, retail laundry and dry cleaning including
coin-operated, garment alterations and repair,
NONCONFORMING USE: A lawful use of land photo studios, shoe repair.
that does not comply with the current use regula-
tions (primary, secondary, conditional, etc.) for its PLAT: A legally recorded map or drawing which
zone, but which complied with applicable regula- subdivides a parcel of ground and describes spe-
tions at the time the use was established. cific lots and restrictions.
OFFICE, INTENSIVE: Mid- (6 stories) to high- POTENTIAL ANNEXATION AREAS: Areas
rise (over 6 stories) office development including which have been designated for annexation within
structured parking. the twenty (20) year planning horizon by agree-
ment with King County as required by the County-
OPEN RECORD APPEAL: An administrative wide planning policies.
appeal to a local government body or officer,includ-
ing the legislative body, that creates the local gov- PRIMARY USES: Land uses permitted outright
ernment's record through testimony and submis- within a zone, representing the predominant uses
sion of evidence and information,under procedures within the district.
prescribed by Section 4-36-6 of this Title.
PRIME AGRICULTURAL LAND: Lands with
OPEN RECORD PUBLIC HEARING: A hearing, extremely fertile soil classifications as established
conducted by a single hearing body or officer by the U.S. Department of Agriculture Soil Con-
authorized by the local government to conduct servation Service.
such hearings, that creates the local government's
record through testimony and submission of evi- PUBLIC FACILITIES: Streets, roads, highways,
dence and information, under procedures pre- sidewalks, street lighting systems, traffic signals, ,
omire
scribed by Section 4-36-6 of this Title. domestic water systems,storm and sanitary sewer
systems, park and recreation facilities, schools,
OPEN SPACE: Any physical area which provides public buildings.
visual relief from the built environment for envi-
ronmental, scenic or recreational purposes. Open PUBLIC USE SUFFIX: A mapping overlay desig-
space may consist of developed or undeveloped nation used to identify publicly owned, operated,
areas, including urban plazas, parks, pedestrian or leased land and facilities and the uses contained
corridors, landscaping, pastures, woodlands, therein.
greenbelts, wetlands and other natural areas, but
excluding driveways, parking lots or other sur- RECOGNIZED HIGHER RISK The handling,
faces designed for vehicular travel. processing or storage of flammable, explosive,
blasting or toxic agents and their related processes
OUTSIDE STORAGE: The storage of any materi- and/or activities which are generally considered as
als outside the principal or accessory buildings on high hazard occupancy by agencies and/or publica-
a property. tions, which include, but are not limited to, the
Washington Surveying and Rating Bureau, the
PARKING, STRUCTURED: Parking areas within American Insurance Association as per its Fire
a building or structure, usually with more than Prevention Code and National Building Code as
one story. the same may be amended, from time to time, as
posing as higher risk on its neighbors and/or adja-
PARKING, SURFACE: Open lots or grounds with cent or nearby properties, natural or man-made
at-grade parking improvements. waterways or which may tend to endanger envi-
ronmental qualities before special actions are
taken to mitigate adverse characteristics.
997
City of Renton
4-31-2 4-31-2
RECYCLING COLLECTION CENTER: A collec-
tion point for small recyclable items, such as cans,
bottles, newspapers and secondhand goods. Activi-
ties are limited to sorting, compaction and trans-
rr' ferring.
RECYCLING COLLECTION STATION: A con-
tainer or containers for the collection of second-
hand goods and recyclable materials.
RECYCLING PROCESSING CENTER: A facility
where collected recyclable items are brought for
processing including changing the form of materi-
als.
Itiare
'4rrrr
997
City of Renton
v.rd
4-31-2 4-31-2
RETIREMENT RESIDENCE: A facility or group of the adjacent community such as food banks, blood
'tow' including
which provide residential facilities, banks, emergency shelters, crisis centers, etc.
including a common kitchen and dining room
without individualized cooking facilities, for more SPECIAL BENEFIT DISTRICT: A sub-area of a
than four (4) residents sixty two (62) or more community designated by City ordinance to assess
years in age, except for spouses for whom there is payments for construction or installation of public
no minimum age requirement. Retirement facilities which primarily benefit the property
residences include federally assisted senior owners within the district.
housing facilities.
SPHERE OF INFLUENCE: A designated area
ROOFS, PITCHED: A shed, gabled or hipped roof beyond the existing City boundaries in which the
having a slope or pitch of at least one foot (1') rise City of Renton has an inherent interest in future
for each four feet (4') of horizontal distance in the land use actions or decisions.
direction of the slope or pitch of the roof.
STORY: That portion of a building included bet-
RURAL: A sparsely developed area where the land ween the surface of any floor and the surface of
is primarily used for farming, forestry, resource the floor or ceiling, if there is no floor, above it.
extraction, very low density residential uses (1
unit per 10 acres or less) or open space uses. STORY, FIRST: The lowest story in a building
which qualifies as a "story", as defined herein,
SECONDARY USES: Land uses permitted within except that a floor level in a building having only
a zone subject to conditions specified in the ap- one floor level shall be classified as a first story,
plicable section for that zone and designed to provided such floor level is not more than four feet
make the uses compatible with primary uses. (4') below "grade", as defined herein, for more
Secondary uses will generally comprise a smaller than fifty percent (50%) of the total perimeter, or
proportion of the total uses in the zone. Secondary not more than eight feet (8') below "grade", as
uses are not subject to requirements different defined herein, at any point.
from those that apply to primary uses except as
provided in this Zoning Code. STRIP COMMERCIAL USES: An area occupied by
1410+ businesses that are engaged in auto-oriented com-
SENSITIVE AREAS: Areas not suitable for mercial activity and are arranged in a line, usual-
development which are included within the City's ly along an arterial street.
greenbelt, geologically hazardous, wetlands or
flood plain regulations. STRUCTURE: Any object constructed or installed
by man, including but not limited to buildings,
SERVICE AND SOCIAL ORGANIZATIONS: An towers, smokestacks, overhead transmission lines,
incorporated or unincorporated association of etc.
persons organized for social, educational, literary
or charitable purposes. TEMPORARY USE: A use of limited term or
duration or a use within a nonpermanent struc-
SETBACK: The minimum required distance bet- ture.
ween the building footprint and the property line.
THRESHOLD LIMIT VALUE (TLV): The con-
SITE PLAN: A detailed plan drawing, prepared to centration of certain airborne materials represen-
scale, showing accurate boundaries of a site and ting conditions under which it is believed and
the location of all buildings, structures, uses and adopted by the American Conference of
principal site development features proposed for a Governmental Industrial Hygienists (ACGIH) that
specific parcel of land. nearly all workers may be repeatedly exposed day
after day without adverse effects.
SOCIAL SERVICE FACILITIES: Facilities other
than offices providing a social service directly to TOWNHOUSES (GROUP OR ROWHOUSES):
Three (3) or more single-family residential dwel-
996
City of Renton
4-31-2 4-31-2
ling units on a single property having a common WILDLIFE HABITAT: An area characterized by
or party wall separating the dwelling units. wildlife that forage, nest, spawn or migrate
through in search of food or shelter.
TOXIC SUBSTANCE: Those materials listed and
documented by the American Conference of YARD: An open unoccupied space between a buil-
Governmental Industrial Hygienists (ACGIH). ding and the lot line on which the building is
located.
URBAN GROWTH AREAS: Areas designated by a
county for urban development over the next twen- YARD REQUIREMENT: An open space on a lot or
ty (20) years as required by the Growth block unoccupied by structures, unless specifically
Management Act. Urban growth should not occur authorized otherwise. The required yard depth is
outside these areas. measured perpendicularly from a lot line; the
depth is specified in the Zoning Ordinance. The
USED: The word "used" in the definition of"Adult Planning/Building/Public Works Department shall
Motion Picture Theater" herein, describes a con- determine the various requirements for uniquely
tinuing course of conduct of exhibiting "specific shaped lots and pipestem lots.
sexual activities" and "specified anatomical areas"
in a manner which appeals to a prurient interest. A. Front Yard: The yard requirement which
separates the main structure from public
UTILITIES, LARGE: Large scale facilities serving right(s) of way. For "through" lots the fron-
the entire City or region such as microwave ting public right of way will be determined
substations, radio/television antennas, two by the Zoning Administrator.
hundred thirty (230) kv power transmission lines,
natural gas transmission lines, water storage B. Rear Yard: The yard requirement opposite
tanks and reservoirs, major water transmission one of the front yards. For irregularly shaped
lines or sewer collectors and interceptors over lots, the rear yard shall be measured from an
thirty inches (30") in diameter, solid waste imaginary line at least fifteen feet (15') in
disposal or processing, sewage or wastewater length located entirely within the lot and
treatment plants and generating facilities. farthest removed and parallel to the front lot
line or its tangent.
UTILITIES, MEDIUM: Moderate scale facilities
serving a sub-area of the City, including power C. Side Yard: The yard requirement which is
lines, water transmission lines, wireless base neither a front nor a rear yard.
stations, sewer collectors and pump stations,
subregional switching stations (115 kv) and ZERO LOT LINE: The location of a building on a
similar structures. lot in such a manner that one or more of the buil-
ding's sides rest directly on a lot line.
UTILITIES, SMALL: Small scale facilities serving
a local area, including power lines, water and ZIPPER LOTS: A division of property using
sewer lines, storm drainage facilities, trans- smaller lots with offset rear lot lines to allow a
formers, pump stations and hydrants, switching usable rear yard.
boxes and other structures normally found in a
street right of way to serve adjacent properties. ZONE: A portion of the territory of the City to
which a uniform set of regulations applies control-
WETLANDS: Areas characterized by the presence ling the types and intensities of land uses.
of surface or ground water at a frequency or
duration to support vegetation adapted for life in ZONING ADMINISTRATOR: The Planning!
saturated soil conditions. Building/Public Works Administrator or his/her
designated representative.
ZONING, AREAWIDE: Zoning adopted for all
properties within a district consistent with the
996
City of Renton
4-31-2 4-31-3
Comprehensive Plan, rather than on a lot-by-lot City has adopted new names for certain of
basis. (Ord. 4523, 6-5-1995; amd. Ord. 4549, the zoning categories without changing the
Nifty 8-21-1995; Ord. 4584, 2-12-1996; Ord. 4587, content of the ordinance defining permitted
3-18-1996; Ord. 4595, 4-8-1996) uses for the districts. Since the City is con-
sidering reorganizing the Zoning Code to
make it easier to understand and use, the
4-31-3: CLASSIFICATION FOR USE DIS- City is adopting new names for zoning
TRICTS: categories but not amending the text for the
individual zones. The following is a conver-
A. The City has heretofore been divided into a sion table for zoning categories:
number of use districts. Subsequently, the
Old Names New Names
Resource Conservation (RC) Resource Conservation(RC)
Single-Family Low (SFL) Residential-1 DU/AC (R-1)
(None) Residential-5 DU/AC (R-5)
Single-Family(SF) Residential-8 DU/AC (R-8)
Manufactured Home Park (T) Residential Manufactured Homes (RMH)
Mixed Residential (MR) Residential-10 DU/AC (R-10)
Planned Neighborhood Residential (PNR) Residential-14 DU/AC (R-14)
Multi-Family Infill (MF-I) Residential Multi-Family Infill (RM-I)
Multi-Family Neighborhood (MF-N) Residential Multi-Family
Neighborhood (RM-N)
Multi-Family Community (MF-C) Residential Multi-Family Suburban
(RM-C)
Multi-Family Urban(MF-U) Residential Multi-Family Urban (RM-U)
Neighborhood Commercial (CN) Center Neighborhood (CN)
Community Commercial (CB) Center Suburban(CS)
Mixed Commercial (CM) Center Downtown (CD)
Planned Office/Residential (POR 1,2,3) Center Office/Residential (COR)
Convenience Commercial (CC) Convenience Commercial (CC)
Arterial Commercial (CA) Arterial Commercial (CA)
Commercial Office (CO) Commercial Office (CO)
Light Industrial (IL) Light Industrial (IL)
Medium Industrial (IM) Medium Industrial (IM)
Heavy Industrial (IH) Heavy Industrial (IH)
Public Use (P-1) Public Use (P-1)
996
City of Renton
Nog"'
4-31-3 4-31-4.1
B. The City has likewise been divided into comprehensive land use designations which have been
amended. The conversion table for comprehensive land use designation is as follows:
Low Density Single-Family(LDSF) Residential Rural (RR)
Single-Family(SF) Residential Single-Family (RS)
Single-Family Up To 4 Units Residential Options (RO)
Planned Neighborhood (PN) Residential Planned Neighborhood
(RPN)
Existing Multi-Family (MF) Residential Multi-Family Infill
(RM-I)
Neighborhood Center (NC) Center Neighborhood (CN)
Community Center(COMMC) Center Suburban (CS)
Mixed Use - City Center(MU) Center Downtown (CD)
Planned Office/Residential (OR) Center Office Residential (COR)
Institutional (INST) Center Institutional (CI)
Employment Area Commercial (EAC) Employment Area Commercial (EAC)
Employment Area Office (EAO) Employment Area Office (EAO)
Employment Area Industrial (EAI) Employment Area Industrial (EAI)
Convenience Commercial (CC) Convenience Commercial (CC)
(Ord. 4519, 5-15-95)
4-31-4.1: RESOURCE CONSERVATION ZONE Family Residential (SFL) in the Land Use
(RC): Element of the Comprehensive Plan.
A. Purpose: The Resource Conservation Zone B. Permitted Uses:
(RC) is established to provide a semi-rural
residential zone which conserves open space, 1. Primary Uses:
F lands of local or historical importance for
Nine agricultural uses and critical or resource a. Adult family homes.
areas. These regulations shall also assure
that the use of land within and adjacent to b. Kennels (hobby).
these lands shall not interfere with their
continued use for the production of food and c. Commercial and noncommercial farming,
agricultural products and that permitted including cultivation of crops.
uses are compatible with the functions and
values of designated critical or resource ar- d. Community gardens.
eas.
e. Designated manufactured homes.
The Resource Conservation Zone is intended
to be a low density residential zone which f. Detached single-family dwellings.
provides separation between areas of more
intense urban uses; encourages or preserves g. Existing and expansion of existing pub-
semi-rural residential uses; allows limited lic and private golf courses and associated
commercial farming uses appropriate to buildings including restaurants.
semi-rural areas; and protects environmen-
tally sensitive areas such as flood plains, h. Group homes II.
wetlands, streams and aquifers, wildlife
habitat and geologically hazardous areas. i. Modular homes.
This zoning designation may be permitted in
an area designated as Low Density Single-
itomire
995
City of Renton
4-31-4.1 4-31-4.1
j. Neighborhood, .community and regional (4) Options Limited: Only one of the
parks, trails and open space existing at the above options in subsection B2, Option '
effective date hereof. #2, (Medium Animals), or Option #3
(Large Animals), together with the
k. Public or commercial botanical gardens allotment of small animals, may be
with an accessory restaurant and/or gift permitted outright on one undeveloped
shop. gross acre.
1. Retail sales of Christmas trees and fire- b. Beekeeping: Beekeeping; provided, that
wood. all colonies are registered with the Washing-
ton State Department of Agriculture in ac-
m. Utilities, small. cordance with apiary law, RCW, 15.60.030.
n. Veterinary offices including kennels. c. Stables, Riding Schools: Stables, riding
schools, horse or animal boarding on a mini-
o. Wholesale and retail horticultural nurs- mum of five (5) acres.
eries.
d. New Parks And Trails: New neighbor-
2. Secondary Uses Permitted Subject To hood, community, and regional parks and
Conditions: trails, open spaces subject to the following
conditions:
a. Animal Husbandry: Livestock, poultry
and animal husbandry. The following types (1) Site plan review is required.
of animals shall be permitted in this Zone;
provided: 1) The animal owner either lives on (2) Consistent with City Master Parks
the property where the animal is kept or has and Trails Plan.
arranged for care for the animal(s) and 2) the
keeping of animals must meet the conditions e. Recycling/Collection: Recycling/collection
of Section 4-31-37B of this Chapter (Note: stations (temporary); provided:
The required front yard setbacks are not '
allowed in the computation of gross acreage). (1)The collection station is accessory to
a public or quasi- public use.
(1) Small Animals: Twenty (20) or fewer
small animals per undeveloped gross (2) The collection station is portable
acre. No small animals allowed on lots and temporary (not to exceed 90 calen-
less than one acre in size, and dar days out of each year).
(2) Medium Animals: Four (4) or fewer (3) The collection station is not located
medium animals per undeveloped gross on any public right of way unless a
acre. No medium animals allowed on right of way use permit is granted by
lots less than one acre in size, or the Board of Public Works.
(3) Large Animals: A maximum of one (4) The property owners or managers
large animal per undeveloped gross shall keep the area surrounding the
acre, except when a farm management recycling station maintained and clean
plan has been adopted based on the of debris. (Ord. 4404, 6-7-93)
King County Conservation District's
Farm Conservation and Practice Stan- f. Community Facilities: The following
dards showing that adequate pasturage development standards, in addition to those
to support a larger number of animals in subsection D below, shall apply to all uses
is available. having a "P" suffix designation. Where these
995
City of Renton
4-31-4.1
4-31-4.1
standards conflict with those generally appli- 3. Accessory Uses:
cable, these standards shall apply:
a. Common Household Pets: A
(1) Height: of three (3) pets per dwellingmaximum
unit regardless
"no' of lot size. A maximum of eight (8) pets per
(A) Publicly owned structures dwelling unit may be allowed on lots over
housing such uses shall be permitted an thirty five thousand (35,000) square feet in
additional fifteen feet (15') in height size if the keeping of the animals complies
above that otherwise permitted in the with the standards of Section 4-31-37B of this
zone if "pitched roofs", as defined Chapter.
herein, are used for at least sixty per-
cent(60%)or more of the roof surface of b. Buildings And Structures: Build-
both primary and accessory structures. ings/structures and uses normally associated
with and ancillary to single-family homes
(B) In addition, in zones where and conforming to the standards of subsec-
the maximum permitted building height tion D of this Section (Development Stan-
is less than seventy five feet (75'), the dards, i.e.,maximum size,height etc.).
maximum height of a publicly owned
structure housing a public use may be c. Agricultural/Animal Support: Build-
increased as follows, up to a maximum ings/structures which support the agricul-
height of seventy five feet (75'), to the tural or animal husbandry use of a site such
highest point of the building: as barns, silos, sheds and enclosed buildings
used for the storage of agricultural products
(i) When abutting a public and equipment, animal shelter or animal
street, one additional foot of height manure storage facilities may also be allowed
for each additional one and one- on lots at least one acre in size.
half feet(1-1/2')of perimeter build-
ing setback beyond the minimum d. Home Occupations: Home occupations,
street setback required at street subject to approval by the Zoning Adminis-
level unless such setbacks are oth- trator and the standards of Section 4-31-19G
erwise discouraged(e.g., inside the of this Chapter.
downtown core area in the CD
*ow Zone); e. Day Care: Family day care and adult
day care/health programs, Category I. (Ord.
(ii) When abutting a common 4404, 6-7-1993; amd. Ord. 4680, 9-22-1997)
property line, one additional foot of
height for each additional two feet 4. Administrative Conditional Uses:
(2') of perimeter building setback
beyond the minimum required a. Temporary Uses: Temporary uses (i.e.,
along a common property line;and temporary/seasonal uses, job shacks, model
homes), subject to approval by the Zoning
(iii) On lots four(4)acres or great- Administrator.
er, five (5) additional feet of height
for every one percent (1%) reduc- b. Family Housing: One detached or
tion below a twenty percent (20%) attached accessory dwelling unit, subject to
maximum lot area coverage by the development standards applicable to pri-
buildings,for public amenities such mary structures, to house family members
as recreational facilities, and/or related to the property owner or an employee
landscaped open space areas, etc., of the property owner, including a unit
when these are open and accessible attached to a primary dwelling or a desig-
to the public during the day or nated manufactured home.
week. (Ord. 4523, 6-5-1995)
c. Roadside Stands: Roadside stands not
g. Temporary Uses: Temporary use, as exceeding four hundred (400) square feet in
defined in Section 4-31-19E. (Ord. 4560, 11- floor area and not over twenty(20)lineal feet
13-1995)
1297
City of Renton
4-31-4.1 4-31-4.1
on any side for the sale of agricultural prod- (2) No more than fifty percent (50%) of
ucts produced on the premises. the principal residence is used for the
guest house and the number of persons
d. Dairies/Ranches: Dairies and ranches accommodated per night shall not ex-
exceeding the maximum number of farm ani- ceed four(4).
mals allowed under subsection B of this Sec-
tion. (3) One off-street parking space is pro-
vided for each guest room. The parking
e. Utilities: Utilities, medium. (Ord. space must not be located in any re-
4404, 6-7-1993;amd. Ord. 4494, 2-6-1995) quired setback.
5. Hearing Examiner Conditional Uses: (4) The domestic water supply and
waste water disposal facilities shall be
a. Additional Uses: Additional uses as approved by the City.
identified in the Conditional Use Ordinance,
Section 4-31-36 of this Chapter. h. Recycling/Collection Stations: Recy-
cling/collection stations, used in conjunction
b. Day Care: Day care centers and adult with an approved public or quasi-public use
day care/health programs, Category II. (Amd. when the collection station is utilized more
Ord. 4680, 9-22-97) than ninety(90) days per calendar year.
c. Care Facilities: Convalescent and i. Timber: Timber harvesting and refor-
nursing homes. estation on parcels eighty (80) acres or
greater in size, consistent with the Forest
d. Churches, Etc.: Churches, synagogues Practices Act and where it does not conflict
and temples. with any other City ordinances.
e. Animals: A greater number of animals j. Mineral Resource Recovery: Mineral
per acre than are allowed as a secondary use resource recovery on parcels twenty (20)
in this Zone may be permitted by the Zoning acres or larger in size, including gravel, sand
Administrator; provided: and valuable metallic substances; provided,
the use is consistent with State and local reg-
(1) The animal owner either lives on ulations. Nisol
the property where the animal is kept or
has arranged with a tenant to care for k. Organizations: Service and social orga-
the animal(s); nizations.
(2) The keeping of animals must meet 1. Utilities:Utilities,large.
the conditions of Section 4-31-37B of
this Chapter;and
(3) A farm management plan has been
adopted based on the King County Con-
servation District's Farm Conservation
and Practice Standards showing that
adequate pasturage to support a larger
number of animals is available.
f. Community Facilities: Community
facilities.
g. Bed And Breakfasts: Bed and break-
fast houses;provided:
(1) The guest house is conducted by the
property owner.
1297
City of Renton
4-31-4.1
4-31-4.1
m. Golf Courses: New public or private (1) The expiration of the permit for the
golf courses. temporary manufactured home, park
trailer, or recreational vehicle; or
n. Retirement residences. (Ord. 4404, 6-
`" 7-1993) (2) The cessation of provision of daily
care. (Ord. 4571, 12-18-1995; amd. Ord.
6. Temporary Uses: Temporary manufac- 4704, 2-9-1998)
tured home, park trailer, or recreational
vehicle for medical hardship. C. Prohibited And Unclassified Uses:
a. A manufactured home, park trailer, or 1. Any use not specifically listed as a pri-
recreational vehicle may be permitted as a mary,secondary,accessory or conditional use
temporary dwelling on the same lot as a per- shall be prohibited, except those uses deter-
manent dwelling, provided: mined by the Zoning Administrator to be: a)
in keeping with the intent of the Zone;and b)
(1) The applicant demonstrates the similar in nature to a specifically listed pri-
temporary dwelling is necessary to pro- mary, secondary, accessory, or conditional
vide daily care to an individual certified use. See also Section 4-31-36 of this Chapter.
by a physician as needing such care; and
2. All schools not existing in the Zone at the
(2) The primary provider of daily care effective date hereof. (Ord. 4404, 6-7-1993).
shall reside on-site;and
D. Development Standards: In the Resource
(3) The manufactured home, park Conservation Zone (RC) the following devel-
trailer, or recreational vehicle together opment standards shall apply: (Ord. 4548, 8-
with the permanent residence shall 21-1995)
meet the setback, height, building foot-
print,and lot coverage provisions for the 1. Number Of Residential Structures Per
applicable zone; and Lot: No more than one primary residential
dwelling with one accessory unit meeting the
(4) The manufactured home, park standards of subsection D7 (setbacks, etc.) of
trailer, or recreational vehicle shall this Section is allowed on each legal lot. (Ord.
have adequate water and sewer/septic 4404,6-7-1993)
service; and
2. Density:
(5) The manufactured home shall com-
ply with HUD standards. The recre- a. Maximum Density: Net density shall
ational vehicle and park trailer shall not exceed one dwelling unit per ten (10)
meet requirements and be labeled in ac- acres.
cordance with Department of Labor and
Industries standards. b. Minimum Density: No minimum den-
sity shall be required.
b. The temporary manufactured home,
park trailer, or recreational vehicle permit 3. Minimum Lot Size: The lot area shall not
for medical hardship shall be effective for be less than ten (10) acres. (Ord. 4548, 8-21-
twelve (12) months. Extension of the tempo- 1995)
rary manufactured home,park trailer, or rec-
reational vehicle permit may be approved in 4. Lot Width: A minimum of one hundred
twelve(12)month increments subject to dem- fifty feet (150') for interior lots and a mini-
onstration of continuing medical hardship. mum of one hundred seventy five feet (175')
for corner lots.
c. The manufactured home, park trailer,
or recreational vehicle shall be removed 5. Lot Depth: A minimum lot depth of two
within ninety(90)days of: hundred feet(200').
398
City of Renton
4-31-4.1 4-31-4.1
6. Setbacks, Primary Structures And structures as determined by the Zoning
Attached Accessory Structures:(Ord. 4404, 6- Administrator may project twenty four
7-1993) inches (24") into any setback; provided, such
projections are:
a. Front Yard: A minimum depth of
thirty feet(30'). (Ord. 4549, 8-21-1995) (1) Limited to two(2)per facade.
b. Rear Yard:A minimum depth of thirty (2) Not wider than ten feet(10').
five feet(35').
b. Fences, rockeries and retaining walls
c. Side Yards: with a height of forty eight inches (48") or
less may be constructed within any required
(1) Interior Lots: A minimum depth of setback; provided, that they are located out-
twenty five feet (25'). (Ord. 4404, 6-7- side of the twenty foot (20') sight-triangle
1993) specified in Section 4-31-15C of this Chapter.
Fences six feet (6') or less in height may be
(2) Corner Lots: The side yard along a located within the rear and side yard setback
street shall not be less than thirty feet areas but must be reduced to forty two inches
(30')in depth: provided, that for pre-ex- (42")to locate within the front yard setback.
isting legal lots one hundred fifty feet
(150') or less in depth, the side yard c. Uncovered porches and decks not
shall be a minimum of twenty five feet exceeding eighteen inches (18")above the fin-
(25'). (Ord. 4549, 8-21-1995) ished grade may project no closer than ten
feet(10')to the property line.
7. Setbacks, Detached Accessory Struc-
tures: d. Eaves may not project more than
twenty four inches (24") into an interior or
a. Detached Accessory Buildings: street setback.
(1) Shall be sited a minimum of fifteen 9. Number And Size Of Detached Accessory
feet(15')from any residential structure. Structures:
(2) Shall not be allowed within required a. A maximum of two (2) detached build-
front yards or side yards along streets. ings and/or structures, up to a maximum of
seven hundred twenty (720) square feet for
(3) Shall have a minimum of five feet each building;or
(5') side and rear yard setback, except
that garages and carports must be set- b. One detached building or structure up
back from the property line a sufficient to a maximum of one thousand(1,000)square
distance to provide a minimum of twenty feet.
four feet (24') of back-out room, either
on-site or on improved rights of way. c. In addition to subsections D9a or D9b
of this Section, one barn or stable is allowed
(4) Detached barns, stables and other up to a maximum of two thousand (2,000)
animal or agriculture-related structures square feet; provided, the lot is five (5) acres
shall be located a minimum fifty feet or more.
(50')from any property line.
d. The total floor area of all accessory
(5) No structure shall be located within buildings shall not be greater than the floor
the required Shoreline Master Program area of the primary residential use.
setback area.
8. Allowed Projections Into Setbacks:
a. Fireplace structures, bay or garden
windows, enclosed stair landings and similar
Nod
398
City of Renton
4-31-4.1 4-31-4.1
10. Height: Height shall not exceed the limits a. Property owners conducting farming
specified in Section 4-31-17B, Airport Height activities on parcels larger than one acre
Nome Limits, and: shall prepare and implement farm manage-
ment plans approved by the King County
a. The height of a dwelling or structure Conservation District to control potential
shall not exceed two (2) stories and shall not pollution and environmental degradation
exceed thirty feet (30')in height. from livestock or agricultural chemicals. The
farm management plan shall, at a minimum,
b. Accessory buildings and/or structures include provisions for removal or composting
shall not exceed fifteen feet (15') in height, of animal wastes and storage and use of
except barns and silos which shall not exceed agricultural chemicals.
fifty feet (50') in height.
b. To reduce water quality degradation
11. Lot Coverage: from animal wastes, reduce bank collapse
from trampling and encourage retention of
a. For lots five (5) acres or larger, the vegetation on banks and shorelines, livestock
maximum area covered by buildings (includ- access to stream banks shall be prohibited by
ing both primary and secondary buildings) fencing, at a distance established in the farm
shall not exceed two percent (2%) of the total management plan and consistent with other
lot area, except as provided by this Section. applicable regulations. Where entrance
ramps on streams and rivers for livestock
b. For legal lots between ten thousand watering are permitted, they shall be con-
(10,000) square feet and five (5) acres in size, structed according to standards established
the lot coverage shall not exceed fifteen per- by the King County Conservation District.
cent (15%).
c. In areas with impermeable soils within
c. For legal lots ten thousand (10,000) aquifer protection areas, alternative systems
square feet or less in size, the lot coverage for on-site sewage disposal may be required
$ shall not exceed thirty five percent (35%). consistent with the guidelines of the Seattle-
King County Health Department. Provision
d. On lots greater than one acre, an addi- for on-going maintenance to assure the prop-
tional five percent (5%) of the total area of er functioning of on-site systems shall be
the parcel may be used for buildings related made.
to agricultural practices.
d. In areas where septic systems presently
12. Parking: See Chapter 14, Title IV of the exist, remediation of the on-site sewage dis-
City Code. No more than four (4) vehicles posal system may be required to assure the
may be parked on a lot, including those un- proper functioning or elimination of water
der repair and restoration, unless kept with- pollution.
in an enclosed building.
e. On-site septic systems and agricultural
13. Signs: See Chapter 20, Title IV of the waste storage shall be floodproofed to or
City Code. elevated above the flood protection elevation.
New on-site sewage disposal systems shall be
14. Sensitive Areas: See Section 4-31-34; located outside the limits of the flood plain to
Chapter 32, Title IV; Chapter 8, Title VIII; the extent feasible. Sewage disposal and
Section 4-31-35; Chapter 19, Title IV; Section storage of agricultural wastes is prohibited
4-31-31; and Chapter 6, Title IV of the City in the floodway.
Code.
16. Zone Boundary Revisions: Minor revi-
15. Special Standards For Agriculture, Ani- sions may be made to the boundaries of the
mal Husbandry And Septic Tanks: RC Zone when the applicant presents specific
Nile
296
City of Renton
4-31-4.1 4-31-4.2
information regarding the location of sensi- ignation may be permitted in an area desig-
tive areas (e.g., steep slopes, erosion and nated as Low Density Single-Family (LDSF)
landslide prone areas, aquifer, flood plains, in the Land Use Element of the Comprehen-
wetlands, wildlife habitat). sive Plan.
E. Current Use Assessment For Open Space, B. Permitted Uses:
Agriculture And Timber Lands: All proper-
ties in the Resource Conservation Zone 1. Primary Uses:
which meet the State of Washington's defini-
tion of open space lands, farm and agricul- a. Detached single-family dwellings.
ture lands and timber lands shall be eligible
for current use classification for property b. Designated manufactured homes.
taxation purposes under RCW 84.34 and
Section 4-31-28 of this Chapter. (Ord. 4404, c. Modular homes.
6-7-1993)
•
d. Adult family home.
F. Exceptions:
e. Neighborhood, community and regional
1. Pre-Existing Legal Lots: Nothing herein parks, open space and trails existing as of
shall be determined to prohibit the construe- the effective date hereof.
tion of a single-family dwelling and its acces-
sory buildings on a pre-existing legal lot f. Public and private elementary and sec-
provided that all setback, lot coverage, ondary schools and portables existing as of
height limits and parking requirements for the effective date hereof (site plan review is
this Zone can be satisfied. (Ord. 4548, required for expansions of 10 percent or
8-21-1995) less).
G. Conflicts: In the event that there is a conflict g. Public and private golf courses and asso-
between either the development standards or ciated buildings including accessory restau-
special development standards listed above rants. '
and the standards and regulations contained
in other ordinance(s), the Zoning Administra- h. Community gardens.
tor shall determine which ordinance shall
prevail based upon the intent of the zones. i. Utilities, small.
Life, safety and public health ordinances are
assumed to prevail. (Ord. 4404, 6-7-1993) j. Noncommercial farming.
k. Group homes II.
4-31-4.2: SINGLE-FAMILY LOW DENSITY
ZONE (SFL): 1. Duplexes legally existing as of the effec-
tive date hereof.
A. Purpose: The Low Density Single-Family
Zone (SFL) is established to provide and 2. Secondary Uses:
protect suitable environments for low density
single-family residential dwellings and limit- a. Animals: The following types of animals
ed farming uses associated with the residen- shall be permitted in this Zone; provided: 1)
tial use. It is further intended to protect the animal owner either lives on the property
open space, critical areas and resource areas, where the animal is kept or has arranged
provide separation between urban uses and with a tenant to care for the animal(s); and
prohibit the development of incompatible 2) that the keeping of animals must meet the
uses that are detrimental to the residential conditions of Section 4-31-37 of the City Code
or open space environment. This zoning des- (note: the required front yard setbacks are
296
City of Renton
4-31-4.2 4-31-4.2
not allowed in the gross acreage computa- Space Master Plan and Trails Master
tion). Plan.
(1) Small Animals (e.g., Chickens): (2) Site plan ordinance.
*se Twenty (20) or fewer small animals per
undeveloped gross acre. No small ani- e. Schools: New public and private ele-
mals allowed on lots less than one acre mentary and secondary school portables,
in size. limit of four (4) per site and subject to site
plan review.
(2) Medium Animals (e.g., Goats,
Sheep): Four (4) or fewer medium ani- f. Recycling/Collection Stations: Recy-
mals per undeveloped gross acre. No cling/collection stations (temporary); pro-
medium animals allowed on lots less vided:
than one in size.
(1) The collection station is accessory to
(3) Large Animals (e.g., Cows, Horses): a public or quasi-public use.
A maximum of one large animal per un-
developed gross acre, except when a (2) The collection station is portable
farm management plan has been and temporary (not to exceed 90 calen-
adopted based on the King County Con- dar days out of each year).
servation District's Farm Conservation
and Practice Standards showing that (3) The collection station is not located
adequate pasturage to support a larger on any public right-of-way unless a
number of animals is available. right-of-way use permit is granted by
the Board of Public Works.
(4) Options Limited: Only one of the
above options in this subsection 82, Op- (4) The property owners or managers
tion#2 (Medium Animals), or Option#3 shall keep the area surrounding the re-
(Large Animals)together with the allot- cycling station maintained and clean of
ment of small animals,maybe permitted debris. (Ord. 4404, 6-7-1993)
outright on one undeveloped gross acre.
g. Community Facilities: The following
lire b. Beekeeping: Beekeeping; provided, development standards, in addition to those
that all colonies are registered with the in subsection D below, shall apply to all uses
Washington State Department of Agriculture having a "P" suffix designation. Where these
in accordance with apiary law, RCW standards conflict with those generally appli-
15.60.030. cable, these standards shall apply:
c. New Parks And Trails: New neighbor- (1) Height:
hood, community and regional parks, trails
and open space. (A) Publicly owned structures
housing such uses shall be permitted an
(1) Consistent with the City Compre- additional fifteen feet (15') in height
hensive Park, Recreation and Open above that otherwise permitted in the
Space Master Plan and Trails Master zone if "pitched roofs", as defined
Plan. herein, are used for at least sixty per-
cent (60%) or more of the roof surface of
(2) Site plan ordinance. both primary and accessory structures.
d. Expansion Of Existing Parks And (B) In addition, in zones where
Trails: Expansion of existing neighborhood, the maximum permitted building height
community and regional parks, trails and is less than seventy five feet (75'), the
open space. maximum height of a publicly owned
structure housing a public use may be
(1) Consistent with the City Compre-
hensive Park, Recreation and Open
Ilksow
1297
City of Renton
arra
4-31-4.2 4-31-4.2
increased as follows, up to a maximum c. Home Occupations: Home occupations,
height of seventy five feet (75') to the subject to approval by the Zoning Adminis-
highest point of the building: trator and the standards of Section 4-31-19G
of this Chapter.
(i) When abutting a public street, *44100
one additional foot of height for each d. Day Care: Family day care and adult
additional one and one-half feet (1-1/2') day care/health programs, Category I. (Ord.
of perimeter building setback beyond 4404, 6-7-1993; amd. Ord. 4680, 9-22-1997)
the minimum street setback required at
street level unless such setbacks are 4. Administrative Conditional Uses:
otherwise discouraged (e.g., inside the
downtown core area in the CD Zone); a. Mini day care. (Rep. by Ord. 4494, 2-6-
1995)
(ii)When abutting a common prop-
erty line, one additional foot of height b. Temporary uses (i.e., temporary/sea-
for each additional two feet(2')of perim- sonal uses,job shacks, model homes), subject
eter building setback beyond the mini- to approval by the Development Services
mum required along a common property Division.
line;and
c. Utilities,medium.
(iii) On lots four (4) acres or
greater, five (5)additional feet of height 5. Hearing Examiner Conditional Uses:
for every one percent (1%) reduction
below a twenty percent(20%)maximum a. Additional Uses: Additional uses as
lot area coverage by buildings,for public identified in the Conditional Use Ordinance,
amenities such as recreational facilities, Section 4-31-36 of this Chapter.
and/or landscaped open space areas,
etc., when these are open and accessible b. Care Facilities: Convalescent and
to the public during the day or week. nursing homes.
(Ord.4523, 6-5-1995)
c. Day Care: Day care centers and adult
h. Temporary Uses: Temporary use, as day care/health, Category II. (Amd. Ord.
defined in Section 4-31-19E. (Ord. 4560, 11- 4680,9-22-1997) vimoi
13-1995)
d. Churches, Etc.: Churches, synagogues
3. Accessory Uses: and temples.
a. Household Pets: A maximum of three e. Group Homes: Group homes II for
(3)pets per dwelling unit are allowed regard- seven(7)or more residents.
less of lot size. A maximum of eight (8) pets
per dwelling unit may be allowed on lots over
thirty five thousand(35,000)square feet if the
keeping of the animals complies with the
standards of Section 4-31-37B of this Chapter.
b. Buildings And Structures: Build-
ings/structures and uses normally associated
with single-family homes/farming uses and
located adjacent to or on the same lot as the
single-family home and conforming to the
standards of subsection D (Development
Standards) of this Section. Accessory struc-
tures shall only be allowed on residential lots
in conjunction with an existing primary resi-
dential use.
1297
City of Renton
4-31-4.2 4-31-4.2
f. Animals: A greater number of animals (4) The manufactured home, park
per undeveloped gross acre than are allowed trailer, or recreational vehicle shall
as a secondary use in this Zone may be per- have adequate water and sewer/septic
mitted in this Zone by the Examiner; pro- service;and
New vided: 1)the animal owner either lives on the
property where the animal is kept or has (5) The manufactured home shall cora-
arranged with a tenant to care for the ani- ply with HUD standards. The recre-
mal(s); and 2) that the keeping of animals ational vehicle and park trailer shall
must meet the conditions of Section 4-31-37 meet requirements and be labeled in ac-
of this Chapter. cordance with Department of Labor and
Industries standards.
g. Residences:Retirement residences.
b. The temporary manufactured home,
h. Utilities: Utilities,large. park trailer, or recreational vehicle permit
for medical hardship shall be effective for
i. Community Facilities: Community twelve (12) months. Extension of the tempo-
facilities. rary manufactured home,park trailer, or rec-
reational vehicle permit may be approved in
j. New Schools: New public or private twelve(12)month increments subject to dem-
elementary and secondary schools. onstration of continuing medical hardship.
k. Existing Schools: Existing public or c. The manufactured home, park trailer,
private elementary or secondary school or recreational vehicle shall be removed
expansions of more than ten percent(10%). within ninety(90) days of:
1. Change In Use:Any change in use pro- (1) The expiration of the permit for the
posed for existing school property. temporary manufactured home, park
trailer, or recreational vehicle; or
m. Organizations: Service and social orga-
nizations. (Ord. 4404, 6-7-1993) (2) The cessation of provision of daily
care. (Ord. 4571, 12-18-1995; amd. Ord.
6. Temporary Uses: Temporary manufac- 4704,2-9-1998)
'Now tured home, park trailer, or recreational
vehicle for medical hardship. C. Prohibited And Unclassified Uses: Any use
not specifically listed as a primary, second-
a. A manufactured home, park trailer, or ary, accessory or conditional use. Uses,
recreational vehicle may be permitted as a except those determined by the Zoning
temporary dwelling on the same lot as a per- Administrator to be: 1) in keeping with the
manent dwelling,provided: intent of the Zone; and 2)similar in nature to
a specifically listed primary, secondary,
(1) The applicant demonstrates the accessory, or conditional use, shall be prohib-
temporary dwelling is necessary to pro- ited. (Ord. 4404, 6-7-1993)
vide daily care to an individual certified
by a physician as needing such care;and D. Development Standards: In the Residential-1
Dwelling Unit Per Acre (R-1) the following
(2) The primary provider of daily care development standards shall apply: (Ord.
shall reside on-site; and 4548, 8-21-1995)
(3) The manufactured home, park 1. Number Of Residential Structures Per
trailer, or recreational vehicle together Lot: No more than one primary residential
with the permanent residence shall dwelling is allowed on each legal lot. (Ord.
meet the setback, height, building foot- 4404,6-7-1993)
print, and lot coverage provisions for the
applicable zone;and 2. Density:
398
City of Renton
4-31-4.2 4-31-4.2
a. Maximum Density: Net density shall (1) Interior Lots: A minimum depth of
not exceed one dwelling unit per acre. fifteen feet (15').
b. Minimum Density: No minimum den- (2) Corner Lots: The side yard along a
sity shall be required. street shall not be less than twenty feet
(20') in depth; provided, that for pre-ex-
3. Minimum Lot Size: The lot area shall not isting legal lots fifty feet (50') or less in
be less than one acre except within clustered depth the minimum side yard shall be
development where the individual lot area ten feet (10'). If a corner lot is less than
shall not be less than four thousand five hun- the minimum width required by this
dred (4,500) square feet. Section, then for each foot in width in
excess of fifty feet (50'), the required
4. Clustering: Development may be clus- side yard shall be increased from a win-
tered in this Zone to meet objectives such as imum of ten feet (10')by one foot(1') up
preserving significant natural features, pro- to a maximum of twenty feet(20').How-
viding neighborhood open space, or facilitat- ever, in no case shall a structure over
ing the provision of sewer service. Clustered forty two inches (42") in height intrude
development in this Zone shall be subject to into the twenty foot (20') sight triangle
the following standards: identified in Section 4-31-15C2 of this
Chapter.
a. Cluster developments shall be limited
to a maximum of six(6) dwelling units in one 8. Setbacks, Detached Accessory Struc-
cluster. tures:
b. The maximum net density require- a. Detached Accessory Buildings:
ment of one dwelling unit per acre shall not
be exceeded. (1) Shall be sited a minimum of fifteen
feet(15')from any residential structure.
c. The remaining development standards
of the Residential-8 Dwelling Units Per Acre (2) Shall not be allowed within required
Zone (R-8) (Section 4-31-5D) shall apply. front yards or side yards along streets.
(Ord. 4548,8-21-1995)
(3) Shall have a minimum side yard of
5. Lot Width: A minimum of seventy five three feet (3') except those located be-
feet (75') for interior lots and a minimum of tween the rear of the house and the rear
eighty five feet (85') for corner lots. A mini- property line which may be located adja-
mum of one hundred forty feet (140') for lots cent to the rear and side yard lot line.
used for growing crops or the raising of farm Garages, carports and parking areas
animals. must be set back from the rear property
lines a sufficient distance to provide a
6. Lot Depth: A minimum lot depth of minimum of twenty four feet (24') of
eighty five feet (85').A minimum of two hun- back out room on-site or on improved
dred feet(200')for lots used for growing crops rights-of-way.
or the raising of farm animals.
(4) Detached barns, stables and other
7. Setbacks, Primary Structures And animal or agriculture-related structures
Attached Accessory Structures: shall be located a minimum fifty feet
(50')from any property line.
a. Front Yard: A minimum depth of
thirty feet(30'). (5) No structure shall be located within
the required Shoreline Master Program
b. Rear Yard: A minimum depth of setback area.
twenty five feet(25').
c. Side Yards:
Noir
398
City of Renton
i
4-31-4.2 4-31-4.2
9. Allowed Projections Into Setbacks: b. Accessory buildings and/or structures
shall not exceed fifteen feet (15') in height.
a. Fireplace Structures, Windows: Fire-
place structures, bay or garden windows, 12. Lot Coverage: The maximum area cov-
enclosed stair landings, and similar struc- ered by buildings (including both primary
tures, as determined by the Development and secondary buildings) shall not exceed
Services Division, may project up to twenty thirty five percent (35%) of the total lot area.
four inches (24") into any setback; provided,
such projections are: 13. Parking: See Chapter 14, Title IV of the
City Code. No more than four (4) vehicles
(1) Limited to two (2) per facade. may be parked on a lot, including those un-
der repair and restoration, unless kept with-
(2) Not wider than ten feet (10'). in an enclosed building.
b. Eaves, Generally: Eaves may project up 14. Signs: See Chapter 20, Title IV of the
to twenty four inches (24") into any setback. City Code.
c. Porches And Decks: Uncovered porches 15. Sensitive Areas: See Section 4-31-34;
and uncovered detached or attached decks Chapter 32, Title IV; Chapter 8, Title VIII;
not exceeding eighteen inches (18") above the Section 4-31-35; Chapter 19, Title IV; Section
finished grade at any point along the outer 4-31-31; Chapter 6 Title IV of the City Code.
edge of the structure may project to the prop-
erty line in any setback area. 16. Special Standards For Agriculture, Ani-
mal Husbandry And Septic Tanks:
d. Eaves, Interior Projection: Eaves may
not project more than twenty four inches a. Property owners conducting farming
(24") into an interior or street setback. activities on parcels larger than one acre
shall prepare and implement farm manage-
10. Number And Size Of Detached Accessory ment plans approved by the King County
*lupe Structures: Conservation District to control potential
pollution and environmental degradation
a. A maximum of two (2) detached build- from livestock or agricultural chemicals. The
ings and/or structures, up to a maximum of farm management plan shall, at a minimum,
seven hundred twenty (720) square feet for include provisions for removal or composting
each building; or of animal wastes and storage and use of
agricultural chemicals.
b. One detached building or structure up to
a maximum of one thousand (1,000) square b. To reduce water quality degradation
feet; from animal wastes, reduce bank collapse
from trampling and encourage retention of
c. The total floor area of all accessory vegetation on banks and shorelines, livestock
buildings shall not be greater than the floor access to stream banks shall be prohibited by
area of the primary residential use. fencing, at a distance established in the farm
management plan and consistent with other
11. Height: applicable regulations. Where entrance
ramps on streams and rivers for livestock
a. The height of a dwelling or structure watering are permitted, they shall be con-
shall not exceed two (2) stories and shall not structed according to standards established
exceed thirty feet (30') in height and shall by the King County Conservation District.
not conflict with the airport height restric-
tions of Section 4-31-17B of this Chapter. c. In areas with impermeable soils within
aquifer protection areas, alternative systems
296
City of Renton
4-31-4.2 4-31-4.3
for on-site sewage disposal may be required 4-31-4.3: RESIDENTIAL-5 DWELLING UNITS
consistent with the guidelines of the Seattle- PER ACRE ZONE (R-5):
King County Health Department. Provision
for on-going maintenance to assure the prop- A. Purpose: The Residential-5 Dwelling Units
er functioning of on-site systems shall be Per Acre Zone (R-5) applies to the residential
made. rural (RR) and residential single-family (RS)
designations of the Comprehensive Plan. It is
d. In areas where septic systems presently intended as an intermediate density residen-
exist, remediation of the on-site sewage dis- tial zone; applied to residential single-family
posal system may be required to assure the (RS) areas within one-half ('/2) mile of the
proper functioning or elimination of water King County Urban Growth Area Line and to
pollution. residential rural (RR) areas with no signifi-
cant environmental constraints.
e. On-site septic systems and agricultural
waste storage shall be floodproofed to or The Residential-5 Dwelling Units Per Acre
elevated above the flood protection elevation. Zone (R-5) will allow a maximum net density
New on-site sewage disposal systems shall be of five (5) dwelling units per acre. No mini-
located outside the limits of the flood plain to mum density is required. The subdivision of
the extent feasible. Sewage disposal and land shall require provision of sewer service
storage of agricultural wastes is prohibited in accordance with the City's Subdivision
in the floodway. (Ord. 4404, 6-7-1993) Ordinance and Sewer Code'.
E. Exceptions: The clustering of development may be al-
lowed to meet objectives such as preserving
1. Pre-Existing Legal Lots: Nothing herein significant natural features, providing neigh-
shall be determined to prohibit the construc- borhood open space, or facilitating the provi-
tion of a single-family dwelling and its acces- sion of sewer service.
sory buildings on a pre-existing legal lot
provided that all setback, lot coverage, B. Permitted Uses:
height limits and parking requirements for `mei
this Zone can be satisfied. (Ord. 4548, 1. Primary Uses:
8-21-1995)
a. Detached single-family dwellings.
2. Construction On Large Pre-Existing Legal
Lots: Nothing herein shall be determined to b. Designated manufactured homes.
prohibit the construction of a single-family
dwelling unit on a pre-existing legal lot over c. Modular homes.
two (2) acres; providing, that the applicant
can demonstrate to the satisfaction of the d. Adult family homes.
Zoning Administrator that the property could
be developed in the future with one acre e. Existing community gardens.
minimum lots.
f. Neighborhood, community and regional
F. Conflicts: In the event that there is a conflict parks, public golf courses, open space and
between either the development standards or trails existing as of the effective date hereof.
special development standards listed above
and the standards and regulations contained g. Public and private elementary and sec-
in other ordinance(s), the Zoning Administra- ondary schools and portables existing as of
tor shall determine which ordinance shall the effective date hereof(site plan review is
prevail based upon the intent of the Zones. required for expansions of 10 percent or
Life, safety and public health ordinances are less).
assumed to prevail in the case of conflicts.
(Ord. 4404, 6-7-1993)
1. See Chapter 12 of Title IX, and Chapter 5 of Title VIII, respectively, of this Code.
r
296
City of Renton
4-31-4.3
4-31-4.3
h. Utilities, small. arranged with a tenant to care for the ani-
mal(s); and 2) that the keeping of animals
i. Group homes II. must meet the conditions of Section 4-31-37
No
,, of the City Code:
j. Duplexes, legally existing as of the
effective date hereof. (1) Small Animals (e.g., chickens):
Twenty (20) or fewer small animals per
2. Secondary Uses: undeveloped gross acre. No small ani-
mals allowed on lots less than one acre
a. Schools: New public and private ele- in size.
mentary and secondary school portables,
limit of four (4) per site and subject to site (2) Medium Animals (e.g., goats,
plan review, sheep): Four (4) or fewer medium ani-
mals per undeveloped gross acre. No
b. Recycling/Collection Stations: Tempo- medium animals allowed on lots less
rary recycling/collection stations subject to than one acre in size.
the following conditions:
(3) Large Animals(e.g., cows,horses):A
(1) The recycling/collection station is maximum of one large animal per unde-
accessory to a public or quasi-public use. veloped gross acre, except when a farm
management plan has been adopted
(2) The recycling/collection station is based on the King County Conservation
portable and does not exceed ninety(90) District's Farm Conservation and Prac-
calendar days out of each year. tices Standards showing that adequate
pasturage to support a larger number of
(3) The recycling/collection is not lo- animals is available.
cated on any public rights-of-way unless
a right-of-way use permit is granted by (4) Options Limited: Only one of the
the Board of Public Works. above options in subsection B2 Option#2
(Medium Animals), or Option #3 (Large
(4) The property owners or managers Animals)together with the allotment of
shall keep the area surrounding the re- small animals, may be permitted out-
cycling/collection station maintained right on one undeveloped gross acre.
and clean of debris.
f. Schools: New or expanded public or
c. Parks, Golf Courses, Trails: New or private elementary and secondary schools
expanded neighborhood, community and consistent with an approved master site plan.
regional parks,public golf courses,trails, and
open space, subject to the following condi- g. Existing School Expansions: Existing
tions: public or private elementary or secondary
school expansions of more than ten percent
(1) Site plan review is required. (10%) when consistent with an approved
master site plan.
(2) Consistent with the City Compre-
hensive Park, Recreation and Open 3. Accessory Uses:
Space Master Plan and Trails Master
Plan. a. Buildings And Structures: Build-
ings/structures and uses normally associated
d. Community Gardens: New or with and ancillary to single-family homes
expanded community gardens subject to site and located on the same lot as the single-fam-
plan review. ily home.
e. Animals: The following types of ani- b. Household Pets: A maximum of eight
mals shall be permitted in this Zone; pro- (8)pets per dwelling unit.
vided: 1) the animal owner either lives on the
property where the animal is kept or has
Niue
398
City of Renton
4-31-4.3 4-31-4.3
c. Home Occupations: Home occupations, h. Utilities:Utilities, large.
subject to approval by the Zoning Adminis-
trator and the standards of Section 4-31-19G i. Organizations:Service and social orga-
of this Chapter. nizations. *41101
d. Day Care: Family day care and adult j. New Schools: New public or private
day care/health programs, Category I. (Amd. elementary and secondary schools.
Ord. 4680,9-22-1997)
k. Existing Schools: Existing public or
4. Administrative Conditional Uses: private elementary or secondary school
expansions of more than ten percent (10%).
a. Household Pets: More than eight (8)
household on lots over thirty five thousand 1. Change In Use:Any change in use pro-
(35,000)square feet. posed for existing school property. (Ord.
4537, 6-19-1995)
b. Utilities:Utilities, medium.
6. Temporary Uses: Temporary manufac-
c. Bed and Breakfasts: Bed and break- tured home, park trailer, or recreational
fast for four(4)or fewer guests per night. vehicle for medical hardship.
d. Other:Temporary uses. a. A manufactured home, park trailer, or
recreational vehicle may be permitted as a
5. Hearing Examiner Conditional Uses: temporary dwelling on the same lot as a per-
manent dwelling,provided:
a. Additional Uses: Additional uses as iden-
tified in the Conditional Use Ordinance, Sec- (1) The applicant demonstrates the
tion 4-31-36 of this Chapter. temporary dwelling is necessary to pro-
vide daily care to an individual certified
b. Day Care: Day care center and adult by a physician as needing such care;and
day care/health programs, Category II. (Amd.
Ord. 4680,9-22-1997). (2) The primary provider of daily care
shall reside on-site;and
c. Churches, Etc.: Churches, synagogues
and temples. (3) The manufactured home, park
trailer, or recreational vehicle together
d. Group Homes: Group homes II, for with the permanent residence shall
seven(7)or more residents. meet the setback, height, building foot-
print,and lot coverage provisions for the
e. Private Golf Courses: Private golf applicable zone; and
courses and associated buildings including
accessory restaurants as part of a residential (4) The manufactured home, park
development project. trailer, or recreational vehicle shall
have adequate water and sewer/septic
f. Animals: A greater number of animals service;and
per undeveloped gross acre than are allowed
as a secondary use in this Zone may be per- (5) The manufactured home shall com-
mitted in this Zone by the Examiner; pro- ply with HUD standards. The recre-
vided: 1)the animal owner either lives on the ational vehicle and park trailer shall
property where the animal is kept or has meet requirements and be labeled in ac-
arranged with a tenant to care for the ani- cordance with Department of Labor and
mal(s); and 2) that the keeping of animals Industries standards.
must meet the conditions of Section 4-31-37
of this Chapter. b. The temporary manufactured home,
park trailer, or recreational vehicle permit
g. Community Facilities: Community for medical hardship shall be effective for
facilities. twelve (12) months. Extension of the tempo-
,44011
398
City of Renton
4-31-4.3 4-31-4.3
rary manufactured home,park trailer, or rec- (1) Cluster developments shall be lim-
reational vehicle permit may be approved in ited to a maximum of six(6)lots.
twelve(12)month increments subject to dem-
onstration of continuing medical hardship. (2) The maximum net density require-
ment of five (5) dwelling units per acre
c. The manufactured home, park trailer, shall not be exceeded.
or recreational vehicle shall be removed
within ninety(90)days of: (3) The area of individual lots shall not
be less than four thousand five hundred
(1) The expiration of the permit for the (4,500) square feet.
temporary manufactured home, park
trailer, or recreational vehicle; or 3. Lot Width:
(2) The cessation of provision of daily a. Lots of one acre in size or less, a mini-
care. (Ord. 4571, 12-18-1995; amd. Ord. mum of fifty feet (50') for interior lots and
4704,2-9-1998) sixty feet(60')for corner lots.
C. Prohibited And Unclassified Uses: Any use b. Lots greater than one acre in size, a
not specifically listed as a primary, second- minimum of sixty feet (60') for interior lots
ary,accessory,or conditional use shall be pro- and seventy feet(70') for corner lots.
hibited, except those uses determined by the
Zoning Administrator to be: 1) in keeping 4. Lot Depth:
with the intent of the Zone; and 2) similar in
nature to a specifically listed primary, sec- a. Lots of one acre in size or less, a mini-
ondary, accessory or conditional use. See also mum lot depth of sixty five feet(65').
Section 4-31-36 of this Chapter.
b. Lots greater than one acre in size, a
D. Development Standards: In the Residential-5 minimum lot depth of seventy feet(70').
Dwelling Units Per Acre Zone (R-5) the fol-
lowing development standards shall apply: 5. Setbacks, Primary Structures And
Attached Accessory Structures:
1. Number Of Residential Structures Per
law Lot: No more than one primary residential a. Front Yard:
dwelling is allowed on each legal lot.
(1) Lots of one acre in size or less: a)
2. Dwelling Unit Density And Lot Area: The along new streets, a minimum depth of
maximum net density shall not exceed five fifteen feet (15') for the primary struc-
(5)dwelling units per acre. No minimum den- ture and a minimum depth of twenty
sity is required. The subdivision of land shall feet (20') for attached garages which ac-
require provision of sewer service in accor- cess from the front yard street(s). The
dance with the City's Subdivision Ordinance front setback of the primary structure
and Sewer Code'. The lot area shall not be may be reduced to ten feet (10') if all
less than seven thousand two hundred parking is provided in the rear yard of
(7,200) square feet for any single-family the lot with access from a public right-
dwelling, except where development is clus- of-way or alley, b) along existing streets
tered, subject to the provisions below. minimum front yard setback shall not
be less than the average front yard set-
a. Clustering may be allowed to meet back of abutting development as deter-
objectives such as preserving significant nat- mined by the Development Services Di-
ural features, providing neighborhood open vision. Modifications to this
space, or facilitating the provision of sewer requirement due to site constraints or
service, subject to the following standards: lot configuration may be approved by
the Development Services Division.
1. See Chapter 12 of Title IX, and Chapter 5 of Title VIII, respectively, of this Code.
ilkapre
398
City of Renton
4-31-4.3 4-31-4.3
(2) Lots greater than one acre in size, a lines a sufficient distance to provide a
minimum depth of twenty feet(20'). minimum of twenty four feet (24') of
back out room, either on-site or on im-
b. Rear Yard: proved rights-of-way, where parking is
accessed from the rear of the lot. 'r1�
(1) Lots of one acre in size or less, a
minimum depth of twenty feet(20'). (4) Garages which are detached from
the primary dwelling may be built adja-
(2) Lots greater than one acre in size, a cent to the side yard property lines;pro-
minimum depth of twenty five feet(25'). vided, that:
c. Side Yards: (A) The garage is located between
the rear edge of the residential dwelling
(1) Interior Lots: A minimum depth of unit and the rear property line, or;
five feet(5').
(B) The garage has a common
(2) Corner Lots: The side yard along a wall with the garage for the adjacent
street shall not be less than fifteen feet single-family residential parcel.
(15') in depth, except on previous plat-
ted lots which are fifty feet (50') or less b. Detached barns or stables shall be
in width in which case the minimum located a minimum fifty feet (50') from any
side yard shall be no less than ten feet property line. Attached barns, stables and
(10')in depth. If a corner lot is less than other animal or agriculture related struc-
the minimum width required by this tures shall not be allowed.
Section but greater than fifty feet (50')
in width, then for every two feet (2') in (1) No structure shall be located within
width in excess of fifty feet (50'), the re- the required Shoreline Master Program
quired side yard shall be increased from setback area. Barns, stables, sheds and
a minimum of ten feet (10') by one foot animal or agriculture related structures
(1') up to a maximum of fifteen feet(15'). shall not be exempt from the required
However, in no case shall a structure Shoreline Master Program setback area
over forty two inches (42") in height in- in this Zone.
trude into the twenty foot (20') sight tri-
angle identified in Section 4-31-15C2 of 7. Allowed Projections Into Setbacks:
the City Code.
a. Fireplace Structures, Windows: Fire-
6. Setbacks, Detached Accessory Struc- place structures, bay or garden windows,
tures: enclosed stair landings, and similar struc-
tures as determined by the Zoning Adminis-
a. Detached accessory buildings (exclud- trator may project twenty four inches (24")
ing barns, stables and other animal or agri- into any setback; provided, such projections
culture related structures): are:
(1) Shall be sited a minimum of six feet
(6') feet from any residential structure.
(2) Shall not be allowed within required
front yards or side yards along streets.
(3) Shall have a minimum side yard of
three feet (3') except those located be-
tween the rear of the house and the rear
property line which may be located adja-
cent to the rear and side yard lot line.
Garages, carports and parking areas
must be set back from the rear property
398 r.rrr�
City of Renton
Imemmummem
4-31-4.3 4-31-4.3
(1) Limited to two (2) per facade. ordinarily associated with single-family
Note dwellings; or
(2) Not wider than ten feet (10').
b. One detached building or structure up to
b. Fences: See Section 4-31-15 of this a maximum of one thousand (1,000) square
Chapter. feet for each building, such as ordinarily
associated with single-family dwellings;
c. Porches And Decks: Uncovered porches
and decks not exceeding eighteen inches c. The total floor area of all accessory
(18") above the finished grade may project to buildings shall not be greater than the floor
the property line. area of the primary residential uses;
d. Eaves: Eaves may not project more than d. Accessory structures shall only be al-
twenty four inches (24") into an interior or lowed on residential lots in conjunction with
street setback. an existing primary residential use.
8. Height: 11. Parking: See Chapter 14, Title IV of the
City Code. No more than four (4) vehicles
a. The height of a dwelling or structure may be parked on a lot, including those un-
shall neither exceed two (2) stories nor thirty der repair and restoration, unless kept with-
feet(30') in height and shall not conflict with in an enclosed building.
the airport height restrictions of Section
4-31-17 of this Chapter. 12. Signs: See Chapter 20, Title IV of the
City Code.
b. Accessory buildings and/or structures
(excluding barns, stables and other animal or 13. Sensitive Areas: See Section 4-31-34;
agriculture related structures) shall not Chapter 32, Title IV; Chapter 8, Title VIII;
exceed one story nor fifteen feet (15') in Section 4-31-35; Chapter 19, Title IV; Section
height. 4-31-31; and Chapter 6, Title IV of the City
lare Code.
c. Barns, stables and other animal or agri-
culture related structures shall not exceed E. Exceptions:
two (2) stories nor thirty inches (30") in
height and shall not conflict with the airport 1. Pre-Existing Substandard Legal Lots:
height restrictions of Section 4-31-17 of this Nothing herein shall be determined to pro-
Chapter. hibit the construction of one single-family
dwelling and its accessory buildings on any
9. Lot Coverage: The maximum area covered substandard pre-existing legal lot, provided
by buildings (including both primary and that all setback, lot coverage, height limits,
secondary buildings) shall not exceed thirty sewer, and parking requirements can be met.
five percent (35%) of the total lot area unless
the lot is five thousand (5,000) square feet or F. Conflicts: In the event that there is a conflict
less and then lot coverage may not exceed between the development standards and the
fifty percent (50%). standards and regulations contained in other
ordinances, the reviewing official shall deter-
10. Number And Size Of Detached Accessory mine which ordinance shall prevail based
Buildings/Structures: upon the intent of the zones. Life, safety and
public health ordinances are assumed to
a.A maximum of two (2) detached nonresi- prevail. (Ord. 4537, 6-19-1995)
dential buildings and/or structures, up to a
maximum of seven hundred twenty (720)
square feet for each building, such as are
lorpoo
296
City of Renton
4-31-5 4-31-5
4-31-5: SINGLE-FAMILY ZONE (SF): b. Recycling/Collection Stations: Recy-
cling/collection stations (temporary) subject
A. Purpose: The Single-Family Zone (SF) is to the following conditions:
established for single-family residential
dwellings with the goal of obtaining a densi- (1)The recycling/collection station is
ty of eight (8) dwellings units per acre. It is accessory to a public or quasi-public
intended to prohibit the development of uses use.
that are incompatible with the residential
environment. This zoning designation may be (2) The recycling/collection station is
permitted in an area designated as single- portable and temporary (not to exceed
family residential in the Comprehensive 90 calendar days out of each year).
Plan.
(3)The recycling/collection is not locat-
B. Permitted Uses: ed on any public right of way unless a
right-of-way use permit is granted by
1. Primary Uses: the Board of Public Works.
a. Adult family homes. (4)The property owners or managers
shall keep the area surrounding the
b. Designated manufactured homes. recycling/collection station maintained
and clean of debris.
c. Detached single-family dwellings.
c. Parks: New neighborhood parks subject
d. Existing community gardens. to the following conditions:
e. Modular homes. (1)Site plan review is required.
f. Neighborhood, community, regional (2)Consistent with the City Compre-
parks, open space and trails existing as of hensive Park, Recreation and Open
the effective date hereof. Space Master Plan and Trails Master
Plan.
g. Public and private elementary and sec-
ondary schools and portables existing as of d. Animals: The following types of animals
the effective date hereof (site plan review is shall be permitted in this Zone; provided: 1)
required for expansions of 10 percent or the animal owner either lives on the property
less). where the animal is kept or has arranged
with a tenant to care for the animal(s); and
h. Utilities, small. 2)that the keeping of animals must meet the
conditions of Section 4-31-37 of the City
i. Group homes II. Code:
j. Duplexes, legally existing as of the effec- (1)Six (6) or fewer small farm animals
tive date hereof. per undeveloped gross acre. No small
farm animals allowed on lots less than
2. Secondary Uses: one acre in size.
a. New Schools: New public and private (2)Four (4) or fewer medium farm ani-
elementary and secondary school portables, mals per undeveloped gross acres. No
limit of four (4) per site and subject to site medium farm animals allowed on lots
plan review. less than one acre in size.
296
City of Renton
4-31-5 4-31-5
(3) Two (2) or fewer large farm animals height for every one percent (1%)
per four(4) undeveloped gross acres. No reduction below a twenty percent
large farm animals permitted on lots (20%) maximum lot area coverage
less than four(4)acres in size. by buildings, for public amenities
such as recreational facilities, and/
e. Community Gardens: New community or landscaped open space areas,
gardens subject to site plan review. (Ord. etc., when these are open and
4404, 6-7-1993) accessible to the public during the
day or week. (Ord. 4523, 6-5-1995)
f. Community Facilities: The following
development standards, in addition to those g. Temporary Uses: Temporary use, as
in subsection D below, shall apply to all uses defined in Section 4-31-19E. (Ord. 4560, 11-
having a "P" suffix designation. Where these 13-1995)
standards conflict with those generally appli-
cable, these standards shall apply: 3. Accessory Uses:
(1) Height: a. Buildings and Structures: Build-
ings/structures and uses normally associated
(A) Publicly owned structures with and ancillary to single-family homes
housing such uses shall be permitted an and located on the same lot as the single-fam-
additional fifteen feet (15') in height ily home.
above that otherwise permitted in the
zone if "pitched roofs", as defined b. Household Pets: A maximum of three
herein, are used for at least sixty per- (3)pets per dwelling unit.
cent(60%)or more of the roof surface of
both primary and accessory structures. c. Home Occupations: Home occupations,
subject to approval by the Zoning Adminis-
(B) In addition, in zones where trator and the standards of Section 4-31-19G
the maximum permitted building height of this Chapter. (Ord. 4404,6-7-1993)
is less than seventy five feet (75'), the
maximum height of a publicly owned d. Family day care and adult day
structure housing a public use may be care/health programs, Category I. (Ord. 4494,
increased as follows, up to a maximum 2-6-1995; amd. Ord. 4680, 9-22-1997)
height of seventy five feet (75') to the
highest point of the building: 4. Administrative Conditional Uses:
(i) When abutting a public a. Household Pets: Four (4) to eight (8)
street, one additional foot of height household pets may be permitted on lots over
for each additional one and one- thirty five thousand (35,000) square feet.
half feet(1-1/2')of perimeter build- (Ord. 4404, 6-7-1993)
ing setback beyond the minimum
street setback required at street b. Mini day care. (Rep. by Ord. 4494, 2-6-
level unless such setbacks are oth- 1995)
erwise discouraged (e.g., inside the
downtown core area in the CD c. Utilities: Utilities, medium.
Zone);
d. Bed And Breakfast: Bed and breakfast
(ii) When abutting a common for four(4)or fewer guests per night.
property line, one additional foot of
height for each additional two feet e. Other: Temporary uses.
(2') of perimeter building setback
beyond the minimum required 5. Hearing Examiner Conditional Uses:
along a common property line; and
a. Additional Uses: Additional uses as
(iii) On lots four (4) acres or identified in the Conditional Use Ordinance,
greater, five (5) additional feet of Section 4-31-36 of this Chapter.
398
City of Renton
41116.
4-31-5 4-31-5
b. Day Care: Day care centers and adult temporary dwelling on the same lot as a per-
day care/health programs, Category II. (Amd. manent dwelling, provided:
Ord. 4680,9-22-1997)
(1) The applicant demonstrates the Nuie
c. Churches, Etc.: Churches, synagogues temporary dwelling is necessary to pro-
and temples. vide daily care to an individual certified
by a physician as needing such care;and
d. Group Homes: Group homes II, for
seven(7) or more residents. (2) The primary provider of daily care
shall reside on-site; and
e. Animals: The following types of ani-
mals and associated storage buildings may be (3) The manufactured home, park
permitted in this Zone; provided: 1) the ani- trailer, or recreational vehicle together
mal owner either lives on the property where with the permanent residence shall
the animal is kept or has arranged for care meet the setback, height, building foot-
for the animal(s); and 2) that the keeping of print, and lot coverage provisions for the
animals must meet the conditions of Section applicable zone;and
4-31-37 of this Chapter:
(4) The manufactured home, park
(1) More than six (6) small animals per trailer, or recreational vehicle shall
undeveloped gross acre. have adequate water and sewer/septic
service;and
(2) More than four (4) medium animals
per undeveloped gross acre. (5) The manufactured home shall com-
ply with HUD standards. The recre-
(3) More than two(2)large animals per ational vehicle and park trailer shall
four (4) undeveloped gross acres. No meet requirements and be labeled in ac-
large animals permitted on lots less cordance with Department of Labor and
than four(4)acres. Industries standards.
f. Community Facilities: Community b. The temporary manufactured home,
facilities. park trailer, or recreational vehicle permit 1.401
for medical hardship shall be effective for
g. Utilities:Utilities,large. twelve (12) months. Extension of the tempo-
rary manufactured home,park trailer, or rec-
h. Organizations: Service and social orga- reational vehicle permit may be approved in
nizations. twelve(12)month increments subject to dem-
onstration of continuing medical hardship.
i. New Schools: New public or private
elementary and secondary schools. c. The manufactured home, park trailer,
or recreational vehicle shall be removed
j. Existing Schools: Existing public or within ninety(90)days of:
private elementary or secondary school
expansions of more than ten percent(10%). (1) The expiration of the permit for the
temporary manufactured home, park
k. Change In Use:Any change in use pro- trailer, or recreational vehicle;or
posed for existing school property. (Ord.
4404, 6-7-1993) (2) The cessation of provision of daily
care. (Ord. 4571, 12-18-1995; amd. Ord.
6. Temporary Uses: Temporary manufac- 4704,2-9-1998)
tured home, park trailer, or recreational
vehicle for medical hardship.
a. A manufactured home, park trailer, or
recreational vehicle may be permitted as a
398
City of Renton
4-31-5 4-31-5
C. Prohibited And Unclassified Uses: Any use 6. Setbacks, Primary Structures And At-
not specifically listed as a primary, second- tached Accessory Structures: (Ord. 4404,
ary, accessory, or conditional use shall be 6-7-1993)
prohibited, except those uses determined by
the Zoning Administrator to be: 1) in keeping a. Front Yard:
with the intent of the Zone; and 2) similar in
nature to a specifically listed primary, sec- (1)Along streets existing as of Septem-
ondary, accessory or conditional use. See also ber 1, 1995, the minimum front yard
Section 4-31-36 of this Chapter. (Ord. 4404, setback shall not be less than twenty
6-7-1993) feet (20'). A front yard setback of less
than twenty feet (20') may be allowed
D. Development Standards: In the Residential-8 by the Development Services Division if
Dwelling Units Per Acre Zone (R-8) the fol- the average front setback of primary
lowing development standards shall apply: structures on lots abutting the side
(Ord. 4548, 8-21-1995) yards is less than twenty feet (20'). In
such case, the front yard setback shall
1. Number Of Residential Structures Per Lot: not be less than the average of the front
No more than one primary residential dwell- setback of the abutting primary struc-
ing is allowed on each legal lot. (Ord. 4404, tures; however, in no case shall a mini-
6-7-1993) mum setback of less than twenty feet
(20') be allowed for garages which ac-
2. Density: cess from the front yard street(s). Modi-
fications to this requirement due to site
a. Maximum Density: For the subdivision constraints or lot configuration may be
and/or development of lots greater than one- approved by the Development Services
half 0/2) gross acre in size, as of March 1, Division.
1995, net density shall not exceed eight (8)
units per acre. For the subdivision, short (2)Along streets created after Septem-
plat and/or development of lots one-half(1/2) ber 1, 1995, a minimum depth of fifteen
Noe gross acre in size or less, as of March 1, feet (15') for the primary structure and
1995, net density shall not exceed nine and a minimum depth of twenty feet (20')
seven-tenths (9.7) units per acre. for attached garages which access from
the front yard street(s). The front yard
b. Minimum Density: Net density shall not setback of the primary structure may be
be less than five (5) units per acre for all reduced to ten feet (10') if all parking is
subdivisions, short plats and/or development provided in the rear yard of the lot with
of lots. (Note: See Exceptions, Section access from a public right of way or
4-31-5E.) alley.
3. Minimum Lot Size: The lot area shall not b. Rear Yard: A minimum depth of twenty
be less than four thousand five hundred feet (20').
(4,500) square feet. (Ord. 4548, 8-21-1995)
c. Side Yards:
4. Lot Width: A minimum of fifty feet (50')
for interior lots and sixty feet (60') for corner (1) Interior Lots: A minimum depth of
lots. five feet (5'). (Ord. 4549, 8-21-1995)
5. Lot Depth: A minimum lot depth of sixty (2) Corner Lots: The side yard along a
five feet(65'). street shall not be less than fifteen feet
(15') in depth, except on previous plat-
ted lots which are fifty feet (50') or less
in width in which case the minimum.
bare 296
City of Renton
4-31-5 4-31-5
side yard shall be no less than ten feet (5)Detached barns, stables and other
(10') in depth. If a corner lot is less animal or agriculture related structures `rl
than the minimum width required by shall be located a minimum fifty feet
this Section but greater than fifty feet (50') from any property line.
(50') in width, then for every two feet
(2') in width in excess of fifty feet (50'), (6) No structure shall be located within
the required side yard shall be in- the required Shoreline Master Program
creased from a minimum of ten feet setback area.
(10') by one foot(1')up to a maximum of
fifteen feet (15'). However, in no case 8. Allowed Projections Into Setbacks:
shall a structure over forty two inches
(42") in height intrude into the twenty a. Fireplace Structures, Windows: Fire-
foot (20') sight triangle identified in place structures, bay or garden windows,
Section 4-31-15C2 of the City Code. enclosed stair landings, and similar struc-
tures as determined by the Zoning Adminis-
7. Setbacks, Detached Accessory Structures: trator may project twenty four inches (24")
into any setback; provided, such projections
a. Detached accessory buildings (except are:
barns, stables and other animal or agricul-
ture related structures): (1)Limited to two (2) per facade.
(1) Shall be sited a minimum of six feet (2)Not wider than ten feet (10').
(6') from any residential structure.
b. Fences: Fences, rockeries and retaining
(2) Shall not be allowed within required walls with a height of forty eight inches (48")
front yards or side yards along streets. or less may be constructed within any re-
quired setback; provided, that they are locat-
(3)Shall have a minimum side yard of ed outside of the twenty foot(20') sight-trian-
three feet (3') except those located be- gle specified in Section 4-31-15C of this
tween the rear of the house and the Chapter. Fences six feet (6') or less in height *4000
rear property line which may be located may be located within the rear and side yard
adjacent to the rear and side yard lot setback areas but must be reduced to forty
line; provided, that garages, carports two inches (42") to locate within the front
and parking areas must be set back yard setback.
from the rear property lines a sufficient
distance to provide a minimum of twen- c. Porches And Decks: Uncovered porches
ty four feet (24') of back out room, ei- and decks not exceeding eighteen inches
ther on-site or on improved rights of (18") above the finished grade may project to
way. the property line.
(4)Garages which are detached from d. Eaves: Eaves may not project more than
the primary dwelling may be built adja- twenty four inches (24") into an interior or
cent to the side yard property lines; street setback.
provided, that:
9. Height:
(A) The garage is located between
the rear edge of the residential dwelling a. The height of a dwelling or structure
unit and the rear property line, or; shall neither exceed two (2) stories nor thirty
feet (30') in height and shall not conflict with
(B) The garage has a common wall the airport height restrictions of Section
with the garage for the adjacent single- 4-31-17 of this Chapter.
family residential parcel.
296
City of Renton
4-31-5 4-31-5
b. Accessory buildings and/or structures 1. Pre-Existing Legal Lots: Nothing herein
shall not exceed one story nor fifteen feet shall be determined to prohibit the construc-
(15')in height. tion of a single-family dwelling and its acces-
sory buildings on a pre-existing legal lot
10. Lot Coverage: The maximum area coy- provided that all setback,lot coverage,height
ered by buildings shall not exceed thirty five limits and parking requirements for this
percent (35%) of the total lot area unless the Zone can be satisfied.
lot is five thousand (5,000) square feet or less
and then lot coverage may not exceed fifty 2. Minimum Density:
percent(50%).
a. The minimum density requirements
11. Number And Size Of Detached Accessory shall not apply to the subdivision, short plat
Buildings/Structures: and/or development on a legal lot one-half
(1/2) gross acre or less in size as of March 1,
a. A maximum of two (2) detached non- 1995.
residential buildings and/or structures, up to
a maximum of seven hundred twenty (720) b. Phasing, shadow platting or land
square feet for each building, such as are reserves may be used to satisfy the minimum
ordinarily associated with single-family density requirements if the applicant can
dwellings;or demonstrate that these techniques would
allow the eventual satisfaction of minimum
b. One detached building or structure up density requirements through future devel-
to a maximum of one thousand(1,000)square opment. The applicant must demonstrate
feet for each building, such as ordinarily that the current development would not pre-
associated with single-family dwellings; dude the provision of adequate access and
infrastructure to future development.
c. The total floor area of all accessory
buildings shall not be greater than the floor c. In the event the applicant can show
area of the primary residential uses; that minimum density cannot be achieved
due to lot configuration, lack of access or
d. The lot coverage of the primary resi- physical constraints, minimum density
**oar dential structure along with all accessory requirements may be reduced by the review-
buildings shall not exceed the maximum lot ing official.
coverage of this zoning district;
d. Minimum density requirements shall
e. Accessory structures shall only be not apply to the renovation or conversion of
allowed on residential lots in conjunction an existing structure. (Ord. 4548, 8-21-1995)
with an existing primary residential use.
3. Proposed Subdivisions: In the advent
12. Parking: See Chapter 14, Title IV of the that the applicant can clearly demonstrate
City Code. No more than four (4) vehicles that due to environmental, physical or access
may be parked on a lot,including those under constraints on the subject parcel that the
repair and restoration, unless kept within an minimum density cannot be achieved, the
enclosed building. Zoning Administrator shall have the right to
waive the minimum density requirement pre-
13. Signs: See Chapter 20, Title IV of the scribed by this zoning district.
City Code.
F. Special Development Standards:
14. Sensitive Areas: See Section 4-31-34;
Chapter 32, Title IV; Chapter 8, Title VIII; 1. Irregularly Shaped Lots: Irregularly
Section 4-31-35; Chapter 19,Title IV; Section shaped lots, such as Z-lots and zipper lots,
4-31-31; and Chapter 6, Title IV of the City shall be permitted; provided, that the lots
Code.(Ord.4404, 6-7-1993) meet the development standards listed above
and the applicant provides typical layouts
E. Exceptions: and elevations for the homes that may be
built on the proposed lots.
397
City of Renton
4-31-6 4-31-6
G. Conflicts: In the event that there is a conflict f. Multi-family structures legally exist-
between either the development standards or ing as of the effective date hereof.
special development standards listed above
and the standards and regulations contained g. Duplex.
in other ordinance(s),the Zoning Administra-
tor shall determine which ordinance shall h. Triplex.
prevail based upon the intent of the zones.
Life, safety and public health ordinances are i. Fourplex.
assumed to prevail. (Ord. 4404, 6-7-1993)
j. Group homes II (maximum of six (6)
residents).
4-31-6: RESIDENTIAL-10 UNITS PER
ACRE ZONE (R-10): k. Adult family homes.
A. Purpose: The Residential-10 Units Per Acre 1. Existing community gardens.
Zone (R-10) is established for medium den-
sity residential development that will provide m. Existing public and private elemen-
a mix of residential styles including single- tary and secondary schools and portables
family detached dwellings, single-family existing as of the effective date hereof (site
attached, duplex, triplex, and fourplex dwell- plan review is required for expansions of ten
ings. It is designed to encourage residential percent(10%) or less).
areas with better use of common and private
open space, greater privacy and more energy n. Existing regional, community and
and resource efficient homes. The R-10 Zone neighborhood parks, trails and open space as
is intended for areas that are designated as of the effective date hereof.
"Residential Options (RO)" on the Compre-
hensive Plan Land Use Map. o. Utilities, small.
The intent of this Zone is twofold: 1)to create
new residential neighborhoods on large par-
cels of land and 2) create high quality infill
development that increases density while
maintaining the single-family character of
the existing neighborhood.
B. Permitted Uses:
1. Primary Uses:
a. Detached, single-family.
b. Attached single-family homes includ-
ing townhouses. No more than four (4) units
may be consecutively attached.
c. Semi-attached single-family homes.
Each home is separate from other homes;
each home may be detached from its garage
or attached to its garage; garages are
attached to one another by a common vertical
wall, breezeway or other connection approved
by the City.
d. Modular homes.
e. Designated manufactured homes.
397
City of Renton
4-31-6 4-31-6
2. Secondary Uses: (1) Administrative approval under the
Site Plan Review Ordinance' for new
a. School Portables:New elementary and neighborhood parks which are smaller
secondary school portables, up to four (4) per than ten(10)acres.
Now site and subject to site plan review.
(2) Hearing Examiner approval, under
b. Recycling/Collection Stations: Recy- the Site Plan Review Ordinance for new
cling/collection stations (temporary) subject neighborhood parks which are ten (10)
to the following conditions: acres or larger.
(1) The recycling/collection station is (3) Consistency with the City Compre-
accessory to a public or quasi-public use. hensive Park, Recreation, and Open
Space Master Plan and Trails Master
(2) The recycling/collection station is Plan.
portable and temporary not to exceed
ninety (90) calendar days out of each e. Community Gardens: New community
year). gardens subject to:
(3) The recycling/collection is not lo- (1) Administrative approval under the
cated on any public right-of-way unless Site Plan Review Ordinance for new
a right-of-way use permit is granted by community gardens which are smaller
the Board of Public Works. than ten(10)acres.
(4) The property owners or managers (2) Hearing Examiner approval under
shall keep the area surrounding the re- the Site Plan Review Ordinance for new
cycling/collection station maintained community gardens which are ten (10)
and clean of debris. acres or larger. (Ord. 4502, 3-13-1995)
c. Animals: The following types of ani- f. Community Facilities: The following
mals shall be permitted in this Zone; pro- development standards, in addition to those
vided: 1)the animal owner either lives on the in subsection D below, shall apply to all uses
property where the animal is kept or has having a "P" suffix designation. Where these
'fir arranged with a tenant to care for the ani- standards conflict with those generally appli-
mal(s); and 2) that the keeping of animals cable, these standards shall apply:
must meet the conditions of Section 4-31-37
of this Chapter: (1) Height:
(1) Six (6) or fewer small animals per (A) Publicly owned structures
undeveloped gross acre. No small ani- housing such uses shall be permitted an
mals allowed on lots less than one acre. additional fifteen feet (15') in height
above that otherwise permitted in the
(2) Four (4) or fewer medium animals zone if "pitched roofs", as defined
per undeveloped gross acre. No medium herein, are used for at least sixty per-
animals allowed on lots less than one cent (60%) or more of the roof surface of
acre. both primary and accessory structures.
(3) Two (2) or fewer large animals per (B) In addition, in zones where
four (4) undeveloped gross acres. No the maximum permitted building height
large animals permitted on lots less is less than seventy five feet (75'), the
than four(4)acres. maximum height of a publicly owned
structure housing a public use may be
d. Parks: New neighborhood parks sub-
ject to:
1. See Section 4-31-33 of this Chapter.
loirre
1297
City of Renton
A.rn►
4-31-6 4-31-6
increased as follows, up to a maximum d. Uses: Temporary uses. (Ord.4404, 6-7-
height of seventy five feet (75') to the 1993)
highest point of the building:
e. Family day care and adult day
(i) When abutting a public care/health programs, Category I. (Ord.4494,
street, one additional foot of height 2-6-1995; amd. Ord. 4680, 9-22-1997)
for each additional one and one-
half feet(1-1/2')of perimeter build- 4. Administrative Conditional Uses:
ing setback beyond the minimum
street setback required at street a. Bed and Breakfasts:Bed and breakfast
level unless such setbacks are oth- homes for four(4)or fewer guests per night.
erwise discouraged(e.g., inside the
downtown core area in the CM b. Household Pets: Four (4) to eight (8)
Zone); household pets may be permitted on lots over
thirty five thousand(35,000) square feet.
(ii) When abutting a common
property line,one additional foot of c. Limited Uses: Limited uses, such as
height for each additional two feet seasonal sales lots, seasonal fruit stands, and
(2') of perimeter building setback job/security sheds, subject to approval by the
beyond the minimum required Zoning Administrator.
along a common property line;and
d. Utilities: Utilities, medium. (Ord.
(iii) On lots four (4) acres or 4502, 3-13-1995)
greater, five (5) additional feet of
height for every one percent (1%) e. Day Care: Mini day care. (Rep.by Ord.
reduction below a twenty percent 4494, 2-6-1995)
(20%) maximum lot area coverage
by buildings, for public amenities f. Retirement Residences: Retirement
such as recreational facilities, residences.
and/or landscaped open space
areas, etc., when these are open 5. Hearing Examiner Conditional Uses:
and accessible to the public during ,,
the day or week. (Ord. 4523, 6-5- a. Additional Uses: Additional uses as
1995) identified in the Conditional Use Ordinance,
Section 4-31-36 of this Chapter.
g. Temporary Uses: Temporary use, as
defined in Section 4-31-19E. (Ord. 4560, 11- b. Day Care: Day care centers and adult
13-1995) day care/health programs, Category II. (Amd.
Ord.4680,9-22-1997)
3. Accessory Uses:
c. Churches, Etc.: Churches, synagogues
a. Buildings And Structures: Build- and temples.
ing/structures and uses normally associated
with and ancillary to residential dwelling d. New Schools: New public or private
units and located on the same lot as the resi- elementary and secondary schools.
dential dwelling unit.
e. Existing Schools: Existing public or
b. Home Occupations: Home occupations, private elementary or secondary school
subject to approval by the Zoning Adminis- expansions of more than ten percent(10%).
trator and the standards of Section 4-31-19G
of this Chapter. f. Change in Use:Any change in use pro-
posed for existing school property.
c. Household Pets: A maximum of three
(3)pets per dwelling unit.
1297
City of Renton
4-31-6 4-31-6
g. Group Homes: Group homes II for meet the setback, height, building foot-
seven(7) or more residents. print, and lot coverage provisions for the
applicable zone; and
h. Facilities: Community facilities.
"' (4) The manufactured home, park
i. Animals: The following types of ani- trailer, or recreational vehicle shall
mals shall be permitted in this Zone; pro- have adequate water and sewer/septic
vided: 1) the animal owner either lives on the service;and
property where the animal is kept or has
arranged with a tenant to care for the ani- (5) The manufactured home shall com-
mal(s); and 2) that the keeping of animals ply with HUD standards. The recre-
must meet the conditions of Section 4-31-37 ational vehicle and park trailer shall
of this Chapter: meet requirements and be labeled in ac-
cordance with Department of Labor and
(1) Morethan six (6) small animals per Industries standards.
undeveloped gross acre.
b. The temporary manufactured home,
(2) Morethan four (4) medium animals park trailer, or recreational vehicle permit
per undeveloped gross acre. for medical hardship shall be effective for
twelve (12) months. Extension of the tempo-
(3) Morethan two (2) large animals per rary manufactured home, park trailer, or rec-
four (4) undeveloped gross acres. No reational vehicle permit may be approved in
large animals permitted on lots less twelve(12)month increments subject to dem-
than four(4) acres. onstration of continuing medical hardship.
j. Utilities: Utilities, large. c. The manufactured home, park trailer,
or recreational vehicle shall be removed
k. Parks And Trails:New community and within ninety(90) days of:
regional parks, trails and open space.
(1) The expiration of the permit for the
1. Convalescent/Nursing Homes: Conva- temporary manufactured home, park
lescent centers and nursing homes. trailer,or recreational vehicle; or
`°`ir✓
m. Organizations: Service clubs and social (2) The cessation of provision of daily
organizations. (Ord. 4404, 6-7-1993) care. (Amd. Ord. 4704, 2-9-1998)
6. Temporary Uses: Temporary manufac- C. Prohibited And Unclassified Uses:
tured home, park trailer, or recreational
vehicle for medical hardship.
a. A manufactured home, park trailer, or
recreational vehicle may be permitted as a
temporary dwelling on the same lot as a per-
manent dwelling, provided:
(1) The applicant demonstrates the
temporary dwelling is necessary to pro-
vide daily care to an individual certified
by a physician as needing such care;and
(2) The primary provider of daily care
shall reside on-site; and
(3) The manufactured home, park
trailer, or recreational vehicle together
with the permanent residence shall
* 398
City of Renton
,uwie
4-31-6 4-31-6
1. Any use not specifically listed as a prima- velopment created on parcels which are a
ry, secondary, accessory or conditional use maximum size of five-tenths (.5) acre, as of
shall be prohibited, except those uses deter- the effective date hereof. (Note: See Excep-
mined by the Zoning Administrator to be: 1) tions, Section 4-31-6E.) (Ord. 4502, 3-13-95)
in keeping with the intent of the Zone; and 2)
similar in nature to a specifically listed pri- 3. Density:
mary, secondary, accessory or conditional
use. (Ord. 4502, 3-13-95) a. Maximum Density: Net density shall not
exceed ten (10) units per acre.
D. Development Standards: In the Residen-
tial-10 Dwelling Units Per Acre Zone (R-10) b. Minimum Density: Net density shall not
the following development standards shall be less than seven (7) units per acre for any
apply: (Ord. 4548, 8-21-95) subdivision, short plat or development.
(Note: See Exceptions, Section 4-31-6E.)
1. Number Of Residential Structures Per Lot: (Ord. 4548, 8-21-95)
Only one residential building (e.g., detached
single-family, attached single-family, 4. Lot Area: In the event that there is a con-
townhouses, duplex, etc.) with a maximum of flict between the number of dwelling units
four (4) residential units and associated permitted under lot area standards and the
accessory structures for that building, shall number of dwelling units permitted under
be permitted on a legal lot except for residen- the density standards (Sections 4-31-6D and
tial buildings legally existing at the effective E), the development shall be required to be
date hereof. consistent with the density limits as stated
in Section 4-31-6D3.
2. Dwelling Unit Mix:
a. Minimum lot size for detached and semi-
a. The goal of the R-10 Zone is to permit a attached single-family dwelling units shall
range of detached, semi-attached and at- be four thousand five hundred (4,500) square
tached dwelling units. Detached dwelling feet for parcels which exceed five-tenths (.5)
units include traditional detached single- acres in size.
family houses as well as semi-attached units.
Attached residences include attached single- b. Minimum lot size for attached single-
family homes, townhouses, duplexes, triplex- family dwelling units shall be three thousand
es and fourplexes. A maximum of four (4) two hundred fifty (3,250) square feet per
units may be consecutively attached. dwelling unit for parcels which exceed five-
tenths (.5) acres in size.
b. Full subdivisions, excluding short plats.
Each development of new subdivisions and c. Minimum lot size for duplexes shall be
existing parcels which are greater than five- two thousand five hundred (2,500) square
tenths (.5) acre shall contain a minimum of feet per dwelling unit (5,000 square feet per
fifty percent (50%) to a maximum of one structure) for parcels which exceed five-
hundred percent (100%) of detached or semi- tenths (.5) acres in size.
attached dwelling units. A minimum of one
detached or semi-attached dwelling unit d. Minimum lot size for triplexes shall be
must be provided for each attached dwelling two thousand five hundred (2,500) square
unit (e.g., townhouse, duplex, triplex, feet per dwelling unit (7,500 square feet per
fourplex) created within a proposed develop- structure) for parcels which exceed five-
ment. tenths (.5) acres in size.
c. A specific mix of detached, semi-at- e. Minimum lot size for fourplexes shall be
tached and attached units shall not be re- two thousand five hundred (2,500) square
quired for existing development or new de- feet per dwelling unit (minimum 10,000
1295
City of Renton
4-31-6 4-31-6
square feet per structure) for parcels which a. Primary Structure And Attached Acces-
exceed five-tenths (.5) acres in size. sory Structures: ,N'
f. See Section 4-31-6E, Exceptions, for (1) Front Yard:
density standards for parcels which are a
maximum size of five-tenths (.5) acre, as of (A) Along streets existing as of
the effective date hereof. September 1, 1995, the minimum front
yard setback shall not be less than
5. Lot Width: twenty feet (20'). A front yard setback
of less than twenty feet (20') may be
a. For lots created after the effective date allowed by the Development Services
hereof: Division if the average front setback of
primary structures on lots abutting the
(1)A minimum of fifty feet (50') for side yards is less than twenty feet (20').
interior lots In such case, the front yard setback
shall not be less than the average of the
(2)A minimum of sixty feet (60') for front setback of the abutting primary
corner lots structures; however, in no case shall a
minimum setback of less than twenty
b. For existing parcels which are a maxi- feet (20') be allowed for garages which
mum size of five-tenths (.5) acre, as of the access from the front yard street(s).
effective date hereof, and which are proposed Modifications to this requirement due
to be developed with attached single-family to site constraints or lot configuration
development, an exemption from lot width may be approved by the Development
requirements (subsection D5a above) may be Services Division.
permitted, if the reviewing official deter-
mines that proposed alternative width stan- (B) Along streets created after
dards are consistent with Site Plan Review September 1, 1995, a minimum depth of
Ordinance criteria. (Also see Site Plan Re- fifteen feet (15') for the primary struc-
view, Section 4-31-6D13; and Exceptions, ture and a minimum depth of twenty Nwaie
Section 4-31-6E.) feet (20') for attached garages which
access from the front yard street(s).
6. Lot Depth: The front yard setback of the primary
structure may be reduced to ten feet
a. For lots created after the effective date (10') if all parking is provided in the
hereof, a minimum of sixty five feet (65'). rear yard of the lot with access from a
public right of way or alley.
b. For existing parcels which are a maxi-
mum size of five-tenths (.5) acre, as of the (2)Rear Yard: A minimum depth of
effective date hereof, and which are proposed twenty feet (20'). However, if the lot
to be developed with attached single-family abuts a lot zoned RC, R-1, R-5 or R-8, a
development, an exemption from lot depth twenty five foot (25') setback shall be
requirements (subsection D6a above) may be required of all attached dwelling units.
permitted, if the reviewing official deter-
mines that proposed alternative depth stan- (3) Side Yards:
dards are consistent with Site Plan Review
Ordinance criteria. (Also see Site Plan Re- (A) Interior Lots:
view, Section 4-31-6D13; and Exceptions,
4-31-6E.) (Ord. 4502, 3-13-95) (i) Detached Units: Detached sin-
gle family and attached accessory
7. Setbacks: structures on lots which do not
have zero lot lines, shall have a
1295
City of Renton
4-31-6 4-31-6
minimum depth of five feet (5') on (B) Shall not be allowed within
each side of the detached unit. required front yards or side yards along
streets.
(ii) Attached Units: Attached
single-family, semi-attached sin- (C) Shall have a minimum side
gle-family, townhouse, duplex, yard of three feet (3') except those locat-
triplex, fourplex and attached ed between the rear of the house and
accessory structures. A minimum the rear property line which may be
depth of ten feet (10') for the unat- located adjacent to the rear and side
tached side(s) of the structure. yard lot line; provided, that garages,
carports and parking areas must be set
(iii) Special Requirements: If the back from the rear property lines a
R-10 lot abuts a lot zoned RC, R-1, sufficient distance to provide a mini-
R-5, or R-8, a twenty five foot (25') mum of twenty four feet (24') of back
interior sideyard setback shall be out room, either on-site or counting
required of all structures contain- improved alley surface or other im-
ing three (3) or more attached proved right-of-way surface. In no case
dwelling units on a single lot. shall any structure be located within
the required Shoreline Master Program
(B) Corner Lots: The side yard setback area.
along a street shall not be less than
fifteen feet (15') in depth, except on (2) Detached barns, stables and other
previously platted lots which are fifty animal or agriculture related structures
feet (50') or less in width in which case shall be located a minimum fifty feet
the minimum side yard shall be no less (50') from any property line.
than ten feet (10') in depth. If a corner
lot is less than the minimum width 8. Allowed Projections Into Setbacks:
required by this Section but greater
than fifty feet (50') in width, then for a. Fireplace structures, bay or garden
every two feet (2') in width in excess of windows, enclosed stair landings, and similar
fifty feet (50') the required side yard structures as determined by the Zoning Ad-
shall be increased from a minimum of ministrator may project twenty four inches
ten feet (10') by one foot (1') up to a (24") into any setback; provided, such projec-
maximum of fifteen feet (15'). However, tions are:
in no case shall a structure over forty
two inches (42") in height intrude into (1) Limited to two (2) projections per
the twenty foot (20') sight triangle iden- unit on each structural facade.
tified in Section 4-31-15C2 of this Chap-
ter. (Ord. 4549, 8-21-95) (2) Not wider than ten feet (10') per
projection.
b. Detached Accessory Structures:
b. Fences, rockeries and retaining walls
(1) Detached accessory buildings except with a height of forty eight inches (48") or
barns, stables and other animal or agri- less may be constructed within any required
culture related structures: setback; provided, that they are located out-
side of the twenty foot (20') sight-triangle
(A) Shall be sited a minimum of specified in Section 4-31-15C of this Chapter.
six feet (6') from any residential struc- Fences six feet (6') or less in height may be
ture. located within the rear and side yard setback
areas but must be reduced to forty two inch-
es (42") to locate within the front yard set-
back.
1295
City of Renton
.,rn►
4-31-6 4-31-6
c. Uncovered porches and decks not ex- d. The total floor area of all accessory
ceeding eighteen inches (18") above the fin- buildings shall not be greater than the floor
ished grade may project to the property line. area of the primary residential uses.
d. Eaves may not project more than twenty e. The lot coverage of the primary residen-
four inches (24") into an interior or street tial structure along with all accessory build-
setback. ings shall not exceed the maximum lot cover-
age of this Zoning District.
9. Height:
13. Site Plan Review:
a. The height of a dwelling or structure
shall neither exceed two (2) stories nor thirty a. Site plan review shall be required for all
feet (30') in height. development in the R-10 Zone, except for:
b. Accessory buildings and/or structures (1) A new or replacement detached or
shall not exceed one story nor fifteen feet semi-attached single-family home on a
(15') in height. single, previously platted lot;
c. Height shall not exceed the limits speci- (2) Exterior remodeling or expansion of
fied by Section 4-31-17, Airport Zoning, of an existing single-family home; provid-
this Chapter. ed, that the expansion is consistent
with other applicable development stan-
10. Lot Coverage: The maximum area coy- dards (e.g., height, coverage, setbacks)
ered by buildings shall not exceed fifty per- in this Zoning Chapter.
cent (50%) of the total lot area.
b. For development proposed on existing
11. Impervious Surface: Maximum coverage, platted lots, site plan review shall be re-
including structures and other impervious quired. Site plan applications shall be sub-
surfaces, shall not exceed a combined total of mitted for review at the time of application
sixty percent (60%)of the lot area. for land use and/or building permit. *04401
12. Number and Size of Detached Accessory c. For development proposed in conjunction
Buildings/Structures: with a planned subdivision, a site plan appli-
cation shall be required to be submitted with
a. Accessory structures shall be associated the subdivision application. In the event that
with and ancillary to residential dwelling there is no specific residential development
units and located on the same lot as the planned with a subdivision application, the
residential dwelling unit. applicant shall be required to provide struc-
tural footprints (including setbacks) for each
b. A maximum of two (2) detached nonresi- of the lots which would result from the pro-
dential buildings and/or structures, up to a posed subdivision of the property.
maximum of seven hundred twenty (720)
square feet for each building, such as are 14. Landscaping: Landscaping requirements
ordinarily associated with single-family shall be determined through the site plan
dwellings; or review process.
c. One detached building or structure up to 15. Parking:
a maximum of one thousand (1,000) square
feet for each building, such as ordinarily a. Required parking per Chapter 14, Title
associated with single-family dwellings. IV of the City Code shall be provided in the
rear yard area when alley access is available.
When alley access is not available parking
1295
City of Renton
4-31-7 4-31-7
should be located in the rear yard, side yard c. In the event the applicant can show
or under ground unless it is determined that minimum density cannot be achieved
through the site plan review process that due to lot configuration, lack of access or
parking may be allowed in the front yard or physical constraints, minimum density
that under building parking (ground level of requirements may be reduced by the review-
a residential structure) should be permitted. ing official.
b. A maximum of four(4)vehicles may be d. Minimum density requirements shall
parked on a single-family property, including not apply to the renovation or conversion of
those vehicles under repair and restoration. an existing structure. (Ord.4548, 8-21-1995)
Parking areas must be located as required
per Chapter 14, Title IV of the City Code and 3. Irregularly Shaped Lots: Irregularly
per site plan review. shaped lots, such as Z-lots and zipper lots,
may be permitted; provided, that the lots
16. Signs: See Chapter 20, Title IV, of the meet the development standards listed above
City Code. and the applicant provides typical layouts
and elevations for the homes that may be
17. (Rep. by Ord. 4636, 9-23-96) built on the proposed lots.
18. Sensitive Areas: See Section 4-31-34; F. Conflicts: In the event that there is a conflict
Chapter 32, Title N; Chapter 8, Title VIII; between either the development standards or
Section 4-31-35; Chapter 19,Title N; Section exceptions to development standards listed
4-31-31; and Chapter 6, Title N of the City above and the standards and regulations con-
Code. (Ord. 4502, 3-13-1995) tained in other ordinance(s), the Zoning
Administrator shall determine which ordi-
E. Exceptions: nance shall prevail based upon the intent of
the zones. Life, safety and public health ordi-
1. Pre-Existing Legal Lots: Nothing herein nances are assumed to prevail. (Ord. 4502, 3-
shall be determined to prohibit the construc- 13-1995)
tion of a single-family dwelling and its acces-
sory buildings or the existence of a single-
family dwelling or duplex, existing as of 4-31-7: RESIDENTIAL ZONE-14
Now
March 1, 1995,on a pre-existing legal lot pro- DWELLING UNITS PER NET ACRE
vided that all setback, lot coverage, height (R-14):
limits and parking requirements for this
Zone can be satisfied. A. Purpose:The purpose of the Residential Zone-
14 Dwelling Units Per Net Acre (R-14) is to
2. Minimum Density: encourage development of new residential
neighborhoods that provide a mix of detached
a. The minimum density requirements dwellings, semi-attached dwellings, and
shall not apply to the subdivision, short plat attached dwelling structures which are orga-
and/or development on a legal lot one-half nized and designed to combine characteristics
(1/2) gross acre or less in size as of March 1, of both typical detached single-family and
1995. small scale multi-family developments.Struc-
ture size is intended to be limited in terms of
b. Phasing, shadow platting or land bulk and scale so that the various unit types
reserves may be used to satisfy the minimum allowed in the Zone are compatible with one
density requirements if the applicant can another and can be integrated together into a
demonstrate that these techniques would quality neighborhood. Project features are
allow the eventual satisfaction of minimum encouraged such as yards for private use,
density requirements through future devel- common open spaces and landscaped areas
opment. The applicant must demonstrate which enhance a neighborhood and foster a
that the current development would not pre- sense of community.
elude the provision of adequate access and
infrastructure to future development.
397
City of Renton
4-31-7 4-31-7
Civic and limited commercial uses may be (1) Townhouses designed in larger
combined with residential development when structures than allowed as a primary
they support the purpose of the designation. use.
The R-14 Zone is intended for areas that are (2) Stacked flats.
designated as Residential Planned Neighbor-
hood (RPN) on the Comprehensive Land Use (3) Combinations of townhouses and
Map. flats in one structure.
Reviewing official approval of projects in the All residential uses shall be subject to
R-14 Zone is contingent upon the determina- the following conditions:
tion that the proposed developments are com-
patible with site characteristics and are (A) These unit types shall not
consistent with the purpose of the R-14 desig- exceed fifty percent(50%) of the permit-
nation and the Residential Planned Neigh- ted units in a project.
borhood policies of the Comprehensive Plan.
(B) Buildings shall not exceed six
B. Permitted Uses: (6) dwelling units per structure, except
as provided in subsection D2d of this
1. Primary Uses: Section.
a. Residential Uses: (C) Buildings shall not exceed
one hundred fifteen feet(115')in length.
(1) Detached dwelling units.
b. Nonresidential Uses:
(2) Semi-attached dwelling units, lim-
ited to four(4)units maximum. (1) New community gardens subject to
the following conditions:
(3) Modular homes.
(A) Administrative approval un-
(4) Designated manufactured homes. der the Site Plan Review Ordinance for
new
(5) A cluster of up to three (3) attached
ground-related dwelling units (e.g.,
townhouses, row houses), provided that
building length does not exceed eighty
five feet(85').
(6) Group homes II(maximum of six(6)
residents).
(7) Adult family homes.
b. Nonresidential Uses:
(1) Utilities, small.
(2) Temporary uses.
2. Secondary Uses:
a. Residential uses subject to the follow-
ing conditions:
397
City of Renton
4-31-7 4-31-7
neighborhood gardens with an area (1) The recycling/collection station is
smaller than ten(10) acres. accessory to a public or quasi-public use.
(B) Hearing Examiner approval, (2) The recycling/collection station is
`'fir✓ under the Site Plan Review Ordinance, portable and temporary (not to exceed
for new neighborhood gardens with an ninety (90) calendar days out of each
area of ten(10) acres or larger. year).
c. New neighborhood and community (3) The recycling/collection is not lo-
parks subject to: cated on any public right-of-way unless
a right-of-way use permit is granted by
(1) Administrative approval under the the Board of Public Works.
Site Plan Review Ordinance for new
neighborhood parks which are smaller (4) The property owners or managers
than ten(10) acres. shall keep the area surrounding the re-
cycling/collection station maintained
(2) Hearing Examiner approval, under and clear of debris.
the Site Plan Review Ordinance, for
new neighborhood parks which are ten 3. Accessory Uses:
(10)acres or larger.
a. Household pets consistent with Section
(3) Consistency with the City of Renton 4-31-37 of this Chapter.
Parks &Trails Master Plan. b. Buildings/structures and uses nor-
d. New public or private elementary and
mally associated with and ancillary to resi-
secondary school portables, up to four (4)per dential dwelling units and located on the
site,and subject to site plan review. same lot as the residential dwelling unit.
e. Civic Uses: c. Home occupations, consistent with
Section 4-31-19G of this Chapter, Home
(1) Community meeting hall. Occupation.
"' ✓ (2) Senior center. d. Family day care licensed by the state of
Washington and adult day care/health pro-
(3) Recreation center. grams, Category I. (Amd. Ord. 4680, 9-22-
1997)
(4) All civic uses shall meet develop- 4. Administrative Conditional Use:
ment standards in subsection D3 of this
Section and shall be subject to the fol- a. Bed and breakfast homes (4 or fewer
lowing conditions: guests per night).
(A) These uses may only be pro- b. Utilities, medium.
vided in conjunction with residential
development. 5. Hearing Examiner Conditional Use: Such
uses are subject to development standards
(B) These uses shall be created as described in subsection D3 of this Section.
a focal point for the development.
a. Churches, synagogues and temples.
(C) These uses shall be designed
to include a common motif or theme. b. Community facilities.
f. Recycling/collection stations shall meet c. Convalescent centers and nursing
development standards in subsection D3 of homes.
this Section and shall be subject to the follow-
ing conditions: d. Day care centers and adult day
care/health programs, Category II. (Amd.
Ord. 4680, 9-22-1997)
398
City of Renton
Arsumw
4-31-7 4-31-7
e. Group homes II with seven (7) or more print,and lot coverage provisions for the
residents. applicable zone; and
f. New public or private elementary and (4) The manufactured home, park *09
secondary schools. trailer,or recreational vehicle shall have
adequate water and sewer/septic ser-
g. Expansion of existing public or private vice; and
elementary or secondary schools by the addi-
tion of permanent structures, resulting in an (5) The manufactured home shall com-
increase of the size of school facilities of more ply with HUD standards. The recre-
than ten percent(10%). ational vehicle and park trailer shall
meet requirements and be labeled in ac-
h. New regional parks, new trails and cordance with Department of Labor and
open spaces. Industries standards.
i. Utilities,large. b. The temporary manufactured home,park
trailer, or recreational vehicle permit for
j. Commercial Uses: Commercial uses medical hardship shall be effective for twelve
listed in this subsection are permitted only in (12) months. Extension of the temporary
conjunction with and intended to serve prima- manufactured home, park trailer, or recre-
rily the surrounding residential development. ational vehicle permit may be approved in
twelve(12)month increments subject to dem-
(1) Convenience Markets: No drive- onstration of continuing medical hardship.
through services permitted.
c. The manufactured home, park trailer, or
(2) Laundromats: No drive-through ser- recreational vehicle shall be removed within
vices permitted. ninety(90)days of:
(3) Eating And/Or Drinking Establish- (1) The expiration of the permit for the
ments: No drive-through services per- temporary manufactured home, park
mitted. (Ord. 4614, 6-17-1996) trailer,or recreational vehicle;or
6. Temporary Uses: Temporary manufac- (2) The cessation of provision of daily
tured home, park trailer, or recreational care. (Ord. 4571, 12-18-1995; amd. Ord.
vehicle for medical hardship. 4704, 2-9-1998)
a. A manufactured home, park trailer, or C. Prohibited And Unclassified Uses: Any use
recreational vehicle may be permitted as a not specifically listed as a primary, second-
temporary dwelling on the same lot as a per- ary,accessory or conditional use shall be pro-
manent dwelling,provided: hibited, except those uses determined by the
Zoning Administrator to be: 1) in keeping
(1) The applicant demonstrates the with the intent of the zone; and 2) similar in
temporary dwelling is necessary to pro- nature to a specifically listed primary, sec-
vide daily care to an individual certified ondary, accessory or conditional user.
by a physician as needing such care; and
D. Development Standards:
(2) The primary provider of daily care
shall reside on-site;and 1. General Requirements:
(3) The manufactured home, park a. Plats Or Shadow Plats: All permitted
trailer, or recreational vehicle together uses may be developed on either: 1) proper-
with the permanent residence shall ties which are platted through the sub-
meet the setback, height, building foot-
1. See also Section 4-31-36 of this Chapter.
398
City of Renton
4-31-7 4-31-7
division process; or 2) properties which are to c. Lot/Coverage: The maximum area
remain unplatted. covered by buildings shall not exceed fifty
— percent (50%) of the total lot area.
(1) For properties which are to remain
unplatted, the development application d. Sensitive Areas: See Section 4-31-34;
shall be accompanied by a shadow plat. Chapter 32, Title IV; Chapter 8, Title VIII;
For purposes of this Section, "lot" shall Section 4-31-35; Chapter 19, Title IV; Section
mean legal platted lot and/or equivalent 4-31-31; and Chapter 6, Title IV of this City
shadow platted land area. The applicant Code.
must demonstrate to the reviewing
official that the proposed development e. Signs: See Chapter 20, Title IV of this
will: City Code.
(A) Be developed to standards 2. Residential Uses: To achieve the objectives
equivalent to those requirements of this Zone and the RPN Comprehensive
established in this Chapter for yards, Plan Policies, dwellings shall be arranged in
land areas, widths, setbacks and a manner which creates a neighborhood en-
frontages, and vironment. Development shall incorporate
the following features:
(B) Provide access and infrastruc-
ture to serve the development, a. Required Project Features:
equivalent to those requirements
established in the Subdivision (1) Building Location:
Ordinance.
(A) Residential units and any
(2) Covenants shall be filed as part of a associated commercial development
final plat in order to address the den- within an overall development shall be
sity and unit mix requirements of the connected through organization of
Zone, roads, blocks, yards, central places,
pedestrian linkage and amenity
b. Site Plan Review: features.
(1)All applications, including plats, (B) Front facades of structures
require concurrent submittal of a Site shall address the public street, private
Plan Review application for all proposed street or court by providing:
and future development pursuant to .
Section 4-31-33, Site Plan Review. (i) A landscaped pedestrian con-
nection,
(2) Site plan review shall be required
for all development in the R-14 Zone, (ii)An entry feature facing the
except for: front yard.
(A) New or replacement detached (2) Building Design: The development
or semi-attached home on a single, shall include the following features:
previously platted lot,
Architectural design which incor-
(B)Exterior remodeling or expan- porates:
sion of an existing primary residence,
and (A) Variation in vertical and
horizontal modulation of structural
(C)Accessory structures otherwise facades and roof lines among individual
exempt from the SEPA Ordinance, attached dwelling units (e.g. angular -
rr'
996
City of Renton
4-31-7 4-31-7
design, modulation, multiple roof Maximum density:
plans), and
Density shall not exceed fourteen (14)
(B) Private entry features which dwelling units per net acre EXCEPT
are designed to provide individual that density of up to eighteen (18) dwel-
ground floor connections to the outside ling units per net acre may be per-
for primary uses and secondary use mitted if such development can be
townhouses. achieved in accord with subsection D2d
of this Section.
(3) Landscaping:
d. Density And Unit Size Bonus:
(A) The entire front setback
excluding driveways and an entry (1) Purpose: The bonus provisions are
walkway shall be landscaped. intended to allow greater flexibility in
the implementation of the purpose of
(B) All landscaped areas shall be the R-14 designation. Bonus criteria
treated with pervious surfacing and/or encourage provision of aggregated open
materials. space and rear access parking in an
effort to stimulate provision of higher
(4) Parking: Parking shall comply with amenity neighborhoods and project
Chapter 4-14, Parking And Loading designs which address methods of
Ordinance. reducing the size and bulk of struc-
tures.
(5) Building Height: Units shall be a
maximum height of two (2) stories and Applicants wishing such bonuses must
thirty feet (30'), except secondary uses demonstrate that the same or better
developed under subsection D2d of this results will occur as a result of creative
Section. design solutions than would occur with
uses developed under standard criteria.
Accessory buildings and/or structures
shall not exceed fifteen feet (15') in (2) Permitted Bonuses: The following
height. bonuses may be achieved independently
or in combination:
b. Number Of Residential Structures Per
Lot: One residential structure and associated - (A) Bonus Densities: Dwelling unit
accessory buildings for that structure shall density may be increased from fourteen
be permitted per lot, except for residential (14) units per net acre to a range of
buildings legally existing at the date of adop- fifteen to eighteen (15-18) units per net
tion of this Section. acre. Densities of greater than eighteen
(18) units per net acre are prohibited.
c. Dwelling Unit Density:
(B)Bonus Dwelling Unit Mix/
Minimum density: Arrangement: Dwelling units permitted
per structure may be increased as fol-
(1) Dwelling unit density shall not be lows:
less than eight(8) units per net acre.
(i) Primary Uses: A maximum of
(2) Exceptions to minimum density may four (4) units per structure, with a
be granted by the reviewing official maximum structure length of one
based on the criteria established in hundred feet(100').
Section 4-31-5E (R-8 Exceptions) of this
Chapter.
*44100
996
City of Renton
4-31-7 4-31-7
(ii) Secondary Uses: A maximum of To qualify as common open space
eight (8) units per structure with a an area must meet each of the
"ro' maximum structural height of following conditions:
thirty five feet (35'), or three (3)
stories and a maximum structural - Function as a focal point for the
length of one hundred fifteen feet development,
(115').
- Have a maximum slope of ten
(3) Bonus Criteria: percent (10%),
(A) To qualify for one or both - Have a minimum width of twenty
bonuses the applicant shall provide five feet (25') except for trails or
either: corridors,
(i)Alley and/or rear access and - Be located outside of rights of
parking for fifty percent (50%) of way,
primary uses or secondary use
townhouses permitted under sub- - Be improved for passive and/or
section B of this Section. active recreational uses,
(ii) Civic uses as listed in subsec- - Be improved with landscaping in
tion B2 of this Section, Secondary public areas, and
Uses:
- Be maintained by the home-
- Community meeting hall, owners' association if the property
is subdivided, or by a management
- Senior center, organization if the property is not
subdivided.
- Recreation center, or
(B) Developments which qualify
- Other similar uses as determined for a bonus shall also incorporate a
by the Zoning Administrator. minimum of three (3) features selected
from the improvement options as
(iii) A minimum of five percent described below:
(5%) of the net developable area of
the project in aggregated common (i) Architectural design which
open space. Common open space incorporates enhanced building
areas may be used for any of the entry features (e.g., varied design
following purposes: playgrounds, materials, arbors and/or trellises,
picnic shelters/facilities and equip- cocheres, gabled roofs).
ment, village greens/square, trails,
corridors, or natural. (ii) Active common recreation
amenities such as picnic facilities,
Structures such as kiosks, gazebos, sports courts, recreation
benches, fountains and main- center, pool, spa/jacuzzi.
tenance equipment storage
facilities are permitted provided (iii) Enhanced
ground plane tex-
that they serve and/or promote the ture or color, e.g., stamped pat-
use of the open space. terned concrete, cobblestone, or
brick at all building entries, cour-
tyards, trails or sidewalks.
996
City of Renton
4-31-7 4-31-7
(iv) Buildings or structures incor- (vi) Site design incorporating a
porating bonus units shall have no package of at least three (3) r
more than seventy five percent amenities which enhance single-
(75%) of the garages on a single family character, such as coor-
facade. dinated lighting (street or buil-
ding), mailbox details, address and
(v) Surface parking lots containing signage details, and street trees as
no more than six (6) parking stalls approved by the reviewing official.
separated from other parking
areas by landscaping areas with a e. Residential Lot Size, Width, And Depth:
minimum width of fifteen feet The following table provides standards for lot
(15'). area, lot width and lot depth:
TABLE 4-31-7D2e: LOT SIZE, WIDTH AND DEPTH STANDARDS
Minimum Lot Size Minimum Minimum
Per Unit In Sq. Ft. Lot Width Lot Depth
Primary units
detached 3,000 30 ft. 50 ft.
semi-attached 3,000 30 ft. 50 ft.
Primary units
attached exterior 2,500 25 ft. 45 ft.
attached interior 2,000 20 ft. 45 ft.
Secondary units
attached exterior 2,000 20 ft. 40 ft. aoN0
attached interior 1,800 20 ft. 40 ft.
Secondary units
flats 1,800 50 ft. 35 ft.
'4401
996
City of Renton
4-31-7 4-31-7
f. Setbacks:
(1) The following table sets forth set-
back standards for residential develop-
ment:
TABLE 4-31-7D2f(1): SETBACKS FOR RESIDENTIAL STRUCTURES AND
ACCESSORY STRUCTURES
Minimum Minimum Front
Front Setback Setback With
With Parking Parking Access
Access Provided From
Provided From The Rear Via
The Front Or Public Street Or
Side Alley Rear Setback Side Setback
ALL USES
Corner lots Not applicable Not applicable Not applicable 10 ft. for
preplatted
lots less than
50 ft.wide
Attached 20 ft. 18 ft. 15 ft. None required
accessory
structures
Detached 15 ft. 10 ft. 3 ft. Garages/ None required
accessory carports must
structures provide a
minimum of 24
ft. of backout
room
PRIMARY USES
Detached and 18 ft.,except 10 ft.,except when 15 ft. 5 ft.
semi-attached on streets the lot is adjacent
primary without to a lower inten-
structures sidewalk, sity residentially
setback may zoned property,
be 15 ft. setback must be
15 ft.
SECONDARY USES
Attached 15 ft. 10 ft. 15 ft. 5 ft. on both
townhouses, 15 ft. when the lot sides
stacked flats, is adjacent to a 10 ft. when
over 3 units lower intensity the lot is
and their residentially adjacent to a
accessory zoned property lower inten-
structures sity residen-
tially zoned
property
996
City of Renton
4-31-7 4-31-7
(2) The following table sets forth stan-
dards for detached accessory structures:
TABLE 4-31-7D2f(2): DETACHED ACCESSORY STRUCTURES
Garages Or Other Structures
Maximum number 1/residential unit
Maximum size 400 sq. ft. per unit
Maximum floor area Less than the floor area of the principal
unit
g. Allowed Projections Into Setbacks:
(1) The following table sets forth set-
back standards for projections into
setbacks:
TABLE 4-31-7D2g(1): PROJECTIONS INTO SETBACKS
Structure Type Maximum Distance Width Of Limitations
(May Project Into Structure
Setback Area)
Fireplace structures, 24 in. interior setback 10 ft.max (1)Limited to 2 per
bay/garden windows, 30 in. street setback facade
enclosed stair landings (2)Not wider than
or similar structures as 10 ft.
determined by the
Zoning Administrator
Uncovered porches and 24 in.into interior set- N/A
decks 18 in.or higher back
above grade at any 30 in.into street setback
point along outer edge
of structure
Uncovered porches and May extend to property N/A
decks not exceeding 18 line
in. above finish grade
along outer edge of
structure at any point
Eaves 24 in. interior setback N/A A minimum of 10 ft.
30 in. street setback is required for street
setbacks.
*401101,
996
City of Renton
4-31-7 4-31-7
3. Civic And/Or Commercial Uses: Civic uses (2) Commercial Uses: The maximum
and/or commercial uses listed in subsection B area dedicated for all commercial uses
of this Section are permitted only in con- shall be limited to ten percent (10%) of
junction with and intended to serve residen- the net developable portion of a proper-
tial development in the R-14 Zone. Civic uses ty. Building size shall be limited to
and/or commercial uses may be allowed if it three thousand (3,000) square feet of
is determined by the City that such uses are: gross floor area. Occupancy permits for
a) designed to serve as a focal point for the commercial uses shall not occur until
residential community; b) compatible with seventy five percent (75%) of the
architectural character and site features of residential portion of a project is oc-
surrounding residential development and cupied.
characteristics; c) consistent with applicable
City regulations (e.g., Comprehensive Plan, b. Building Design/Orientation Require-
Site Plan Review Ordinance). ments: All civic and commercial uses shall
provide pedestrian orientation through such
a. Project Size Requirements: measures as: pedestrian walkways,
pedestrian amenities and improvements
(1) Civic Uses: The maximum lot area which support a variety of modes of transpor-
dedicated for civic uses shall be limited tation (e.g., bicycle racks).
to ten percent (10%) of the net
developable area of a property. Building c. Setback Requirements:
size shall be limited to three thousand
(3,000) square feet of gross floor area (1) The following table sets forth civic
EXCEPT that by Hearing Examiner and commercial setback standards:.
conditional use, civic uses may be al-
lowed to be a maximum of five thousand
(5,000) square feet for all uses.
TABLE 4-31-7D3c: CIVIC AND COMMERCIAL USE SETBACKS
Minimum
Setback
Distance Limitations
Front 15 ft. Abutting or adjacent to residential development
10 ft. For all other development(e.g.,nonresidential development).
Maximum No maximum front setbacks are required for new structures.For
additions to existing structures,the maximum setback requirements
shall be consistent with setbacks provided in the existing structures.
Rear 15 ft. Abutting or adjacent to residential development subject to the
provisions of Section 4-31-7D3e below(landscaping).
none For all other development(e.g.,nonresidential development).
Side 5 ft. Abutting or adjacent to residential development subject to the
provisions of Section 4-31-7D3e below(landscaping).
none For all other development(e.g.,nonresidential development).
Interior 15 ft. Abutting or adjacent to residential development subject to the
provisions of Section 4-31-7D3e below(landscaping).
none For all other development(e.g.,nonresidential development.)
996
City of Renton
4-31-7 4-31-7
(2) No structures or parking areas for Ordinance and shall be located a
civic uses are permitted within the minimum of five feet (5') from abutting
setback areas. property(ies) zoned and or designated
for residential use. The reviewing of-
d. Height Requirements: ficial may also modify the sight-
obscuring landscaping provision,
(1) Civic Uses: Structures shall be through the site plan review process, if
limited to two (2) stories. necessary to provide reasonable access
to the property.
(2) Commercial Uses: Structures shall
be limited to one story and twenty feet A secured maintenance agreement or
(20'). easement for the landscape strip is
required.
e. Landscaping/Improvements:
(C) Lots abutting or adjacent to
(1) Street Frontage: streets which are designated as
"arterial" in the City of Renton
(A) Lots abutting public streets Comprehensive Plan Transportation
shall be improved with a minimum ten Element shall be improved as described
foot (10') wide landscaping strip. in subsection D3e(1)(B) above.
The reviewing official may modify this f. Parking: Required parking per Chapter
provision, through the site plan review 14, Title IV of this City Code.
process, where it is determined that
specific portions of the required Parking areas abutting residential develop-
landscaping strip may be developed and ment shall be screened with a solid barrier
maintained as a usable public open fence and/or landscaping.
space with an opening directly to the
public entrance. g. Surface Mounted Equipment: All on-site
utility surface mounted equipment shall be `411110
(B) Lots abutting or adjacent to screened from public view.
residential property(ies) where the
residential property(ies) is located h. Roof Top Equipment: All operating e-
either within the R-14 Zone or within quipment located on the roof of an, building
another residential use shall be shall be enclosed so as to be shielded from
improved along the common boundary view, including telecommunications equip-
with a minimum fifteen foot (15') wide ment.
landscaped setback and a sight-
obscuring solid barrier wall. i. Outdoor Storage: Outdoor storage,
loading, repair, maintenance and work areas
The reviewing official may permit, shall be screened by a solid barrier fence or
through the site plan review process, landscaping, or some combination thereof as
the substitution for the fifteen foot (15') determined by the reviewing official, through
wide landscaping strip of a ten foot (10') the site plan review process.
wide landscaped setback and a sight-
obscuring solid barrier wall (e.g., j. Refuse And Recyclables Collection And
landscaping or solid fence), in order to Storage: All recyclables collection and
provide reasonable access to the proper- storage, garbage, refuse and/or dumpsters
ty. shall be contained within areas designated
for such uses, and shall be located a
The solid barrier wall shall be designed minimum of fifty feet (50') from a lot
in accord with the Site Plan Review developed with residential uses. In no case
*400
996
City of Renton
4-31-7 4-31-8
shall the recyclables collection and storage, ter), or I (Infill). The density allowed under
garbage, refuse and/or dumpsters be located this Zone will be identified by the suffix
within the required setback area. which is applied.
The reviewing official may modify the loca- 3. This zoning may be permitted in the fol-
tion provisions, through the site plan review lowing areas as indicated by the Land Use
process, if necessary to provide reasonable Element of the Comprehensive Plan.
access to the property.
a. RM-U will occur in areas designated as
All recyclables collection and storage, gar- Center Downtown 25 to 100 du/ac to 150
bage, refuse and/or dumpsters, except for du/net acre with bonus).
access points, shall be screened by a fence or
landscaping or some combination thereof. b. RM-C will occur in areas designated as
Center Suburban(10 to 20 du/net acre).
E. Exceptions:
c. RM-N will occur in areas designated as
1. Pre-Existing Legal Lots: Nothing herein Center Neighborhood(10 to 15 du/acre).
shall be determined to prohibit the construc-
tion of a dwelling structure and its accessory d. RM-I will occur in areas designated as
buildings on a pre-existing legal lot provided Residential Multi-Family Infill (10 to 20
that all development standards listed in sub- , du/acre).(Ord.4631, 9-9-96)
section D above for this zone can be satisfied.
B. Permitted Uses:
2. Pre-Existing Residential Structures: Res-
idential structures that exist or that have 1. Primary Uses:
been vested for land use permits prior to the
effective date hereof shall be considered to be a. Adult family homes.
conforming structures. Such structures may
be replaced, renovated, and/or expanded pur- b. Convalescent centers and nursing
suant to the provisions of this Section. homes.
F. Conflicts: In the event that there is a conflict c. Community gardens existing as of the
Niiimaw between the provisions of this Ordinance, or date of this Ordinance.
a conflict between this Ordinance and provi-
sions contained in another ordinance(s), the d. Duplex,triplex,fourplex.
Zoning Administrator shall determine which
ordinance shall prevail based upon the intent e. Existing neighborhood, community
of the zones. Life, safety and public health and regional parks and trails and open space.
ordinances are assumed to prevail. (Ord.
4614,6-17-96) f. Existing public and private elementary
and secondary schools and portables existing
as of the effective date hereof (site plan
4-31-8: RESIDENTIAL MULTI-FAMILY review is required for expansions of ten per-
ZONE (RM): cent(10%)or less).
A. Purpose: g. Single-family legally existing as of the
effective date hereof.
1. The Residential Multi-Family Zone (RM)
is established to provide and protect suitable h. Group homes II.
environments for multi-family dwellings. It is
further intended to promote uses that are i. Multiple-family dwelling units, includ-
compatible with a multi-family environment. ing any multiple-family dwelling units
legally existing as of the date hereof.
2. This Zone will normally be applied with
one of four (4) suffixes: U (Urban Center), C j. Retirement residences.
(Suburban Center), N (Neighborhood Cen-
likow 1297
City of Renton
4-31-8 4-31-8
k. Utilities, small. level unless such setbacks are oth-
erwise discouraged(e.g.,inside the
2. Secondary Uses: downtown core area in the CM
Zone);
a. Community Gardens: New community
garden subject to site plan review. (ii) When abutting a common
• property line,one additional foot of
b. Parks:New neighborhood and commu- height for each additional two feet
nity parks and open space subject to: (2') of perimeter building setback
beyond the minimum required
(1) Site plan approval. along a common property line;and
(2) Consistent with the City Compre- (iii) On lots four (4) acres or
hensive Park, Recreation and Open greater, five (5) additional feet of
Space Master Plan and Trails Master height for every one percent (1%)
Plan. reduction below a twenty percent
(20%) maximum lot area coverage
c. School Portables: New portables for by buildings, for public amenities
public and private elementary and secondary such as recreational facilities,
schools with a limit of four (4) portables per and/or landscaped open space
site and subject to site plan review. (Ord. areas,etc.when these are open and
4404,6-7-1993) accessible to the public during the
day or week. (Ord.4523,6-5-1995)
d. Community Facilities: The following
development standards, in addition to those e. Temporary Uses: Temporary use, as
in subsection D below, shall apply to all uses defined in Section 4-31-19E. (Ord. 4560, 11-
having a P suffix designation. Where these 13-1995)
standards conflict with those generally appli-
cable,these standards shall apply: f. Home Occupations: Home occupations
shall be allowed per the requirements of Sec-
(1) Height: tion 4-31-19G with the written approval of
the property owner which may be revoked for `,r
00
(A) Publicly owned structures good cause. (Ord.4563, 12-4-1995)
housing such uses shall be permitted an
additional fifteen feet (15') in height 3. Accessory Uses:
above that otherwise permitted in the
zone if "pitched roofs", as defined a. Buildings And Structures: Build-
herein, are used for at least sixty per- ing/structures and uses normally associated
cent(60%) or more of the roof surface of with and ancillary to residential dwelling
both primary and accessory structures. units and located on the same lot as the resi-
dential dwelling unit.
(B) In addition, in zones where
the maximum permitted building height b. Household Pets: A maximum of three
is less than seventy five feet (75'), the (3)per dwelling unit are allowed. (Ord. 4404,
maximum height of a publicly owned 6-7-1993)
structure housing a public use may be
increased as follows, up to a maximum c. Family day care and adult day care/
height of seventy five feet (75') to the health programs, Category I.(Ord.4494,2-6-
highest point of the building: 1995;amd.Ord. 4680,9-22-1997)
(i) When abutting a public 4. Administrative Conditional Uses:
street, one additional foot of height
for each additional one and one- a. Expansion: The expansion of an exist-
half feet(1-1/2')of perimeter build- ing detached single-family dwelling.
ing setback beyond the minimum
street setback required at street
1297
City of Renton
•
4-31-8 4-31-8
b. Household Pets: Four (4) to eight (8) 5. Hearing Examiner Conditional Uses:
household pets may be permitted on lots over
thirty five thousand (35,000) square feet. a. Additional Uses: Additional uses as
(Ord. 4404, 6-7-1993) identified in the Conditional Use Ordinance,
e Section 4-31-36 of this Chapter.
c. Home Occupations: (Rep. by Ord.
4563, 12-4-1995) b. Day Care: Day care centers and adult
day care/health programs, Category II.(Amd.
d. Day Care: Mini day care. (Rep.by Ord. Ord. 4680,9-22-1997)
4494, 2-6-1995)
c. Group Homes: Group homes II for
e. Recycling/Collection Stations: Recy- seven(7)or more persons.
cling/collection stations subject to the follow-
ing conditions: d. Care Facilities: Convalescent centers
and nursing homes.
(1) The recycling/collection station is
accessory to a public or quasi-public use. e. Churches Etc.: Churches, synagogues
and temples.
(2) The recycling/collection station is
portable and temporary (not to exceed f. Organizations: Service clubs and social
90 calendar days out of each year). organizations.
(3) The recycling/collection station is g. Community Facilities: Community
not located on any public right-of-way facilities.
unless a right-of-way use permit is
granted by the Board of Public Works. h. New Schools: New public or private
elementary and secondary schools.
(4) The property owner or managers
shall keep the area surrounding the re- i. Existing Schools: Existing public or
cycling/collection station maintained private elementary or secondary school
and clean of debris. expansions of more than ten percent(10%).
'44w f. Utilities:Utilities,medium. j. Change In Use:Any change in use pro-
posed for existing school property.
g. Other:Temporary uses.
k. Parks:New regional parks.
h. Bed And Breakfasts: Bed and break-
fast houses;provided: 1. Utilities:Utilities,large.
(1) The guest house is conducted by the C. Prohibited And Unclassified Uses: Any use
property owner. not specifically listed as a primary, second-
ary,accessory,or conditional use shall be pro-
(2) No more than fifty percent (50%) of hibited, except those uses determined by the
the principal residence is used for the Zoning Administrator to be: 1) in keeping
guest house and the number of persons with the intent of the Zone; and 2)similar in
accommodated per night shall not ex- nature to a specifically listed primary, sec-
ceed four(4). ondary, accessory or conditional use. (Ord.
4404,6-7-93)
i. Galleries And Museums: Art galleries,
libraries,museums. D. Development Standards: In the Residential
Multi-Family Zone (RM) the following devel-
j. Other Accommodations: Boarding and opment standards shall apply:
lodging houses.
1. Dwelling Unit Density And Lot Area: For
k. Trails:New trails. any subdivision, short plat and or develop-
ment:
1297
City of Renton
4-31-8 4-31-8
a. RM-U: Twenty-five (25) minimum to and/or ornamentation) and consider-
one hundred (100) maximum dwelling units ation of the pedestrian environment
per net acre with the potential for one hun- (e.g.,extra sidewalk width,canopies,en-
dred fifty (150) dwelling units per acre with hanced landscaping).
design review.The minimum density require-
ments shall not apply to the subdivision,short b. Side Yards:
plat and/or development on a legal lot one-half
(1/2)acre or less in size as of March 1, 1995. (1) Minimum setbacks for side yards
are based on a minimum of ten percent
b. RM-C: Ten (10) minimum to twenty (10%) of the lot width or five feet (5')
(20) maximum dwelling units per net acre. whichever is greater. If ten percent
(10%)of lot width is not equal to a whole
c. RM-N: Ten (10) minimum to fifteen integer the percentage shall be rounded
(15)maximum dwelling units per net acre. up to determine the required setback as
generally follows:
d. RM-I: Ten (10) minimum to twenty
(20) maximum dwelling units per net acre. LOT WIDTH YARD SETBACKS
(Ord.4548, 8-21-95;amd. Ord.4631, 9-9-96) 40' 5'
50' 5'
2. Lot Width:A minimum of fifty feet(50'). 55' 6'
60' 6'
3. Lot Depth: A minimum of sixty five feet 70' 7'
(65').(Ord. 4404,6-7-93) 75' 8'
120+' 12'
4. Setbacks, Primary Structures And
Attached Structure:
a. Front And Rear Yards:Minimum front
and rear yards shall be as follows:
DENSITY
DESIGNATION U C N I
FRONT 5' 20' 20' 20' Ned
REAR 5' 15' 15' 15'
(1) Front and rear setbacks in the RM-
U Zone may be reduced to zero feet (0')
by the reviewing official during the site
plan review process provided the appli-
cant demonstrates that the project will
provide a compensatory amenity such as
an entryway courtyard, private balco-
nies or enhanced landscaping.
(2) If a structure located in the RM-U
Zone exceeds four(4)stories in height, a
fifteen foot (15') front setback from the
property line shall be required of all por-
tions of the structure which exceed four
(4) stories. This requirement may be
modified by the reviewing official during
the site plan review process to a uniform
five foot (5') front setback for the entire
structure provided that the structure
provides a textured or varied facade
(e.g., multiple setbacks, brickwork
1297 NIS
City of Renton
4-31-8 4-31-8
(2)The entire structure shall be set b. Detached barns, stables and other ani-
back an additional one foot (1') for each mal or agriculture related structures shall be
`'rr✓ story in excess of two (2) up to a maxi- located a minimum fifty feet (50') from any
mum cumulative setback of twenty feet property line.
(20') except as listed in the special re-
quirement
e-
quirement s subsection below 6. Allowed Projections Into Setbacks:
(4-31-8D7b). (Ord. 4549, 8-21-95)
a. Fireplace structures, bay or garden
(3) Corner Lots: The side yard along a windows, enclosed stair landings, and similar
street shall not be less than twenty feet structures as determined by the Zoning Ad-
(20') in width, except in the urban cen- ministrator may project twenty four inches
ter areas and on previously existing (24") into any setback; provided, such projec-
platted lots which are fifty feet (50') or tions are:
less in width, in which case the side
yard shall be no less than ten feet (10'). (1)Limited to two (2) per facade.
If a corner lot is less than the minimum
width required by this Section, then for (2) Not wider than ten feet(10').
each foot in width in excess of fifty feet
(50'), the required yard shall be in- b. Fences, rockeries and retaining walls
creased from a minimum of ten feet with a height of forty eight inches (48") or
(10')by one foot (1') up to a maximum of less may be constructed within any required
twenty feet(20'). setback; provided, that they are located out-
side of the twenty foot (20') sight-triangle
5. Setbacks, Detached Accessory Structures: specified in Section 4-31-15C of this Chapter.
Fences six feet (6') or less in height may be
a. Detached accessory buildings (except located within the rear and side yard setback
barns, stables and other animal or agricul- areas but must be reduced to forty two inch-
ture related structures): es (42") to locate within the front yard set-
back.
'time
et-back.
e (1) Shall be sited a minimum of six feet
(6')from any residential structure. c. Uncovered porches and decks not ex-
ceeding eighteen inches (18") above the fin-
(2) Shall not be allowed within required ished grade may project to the property line.
front yards or side yards along streets.
d. Eaves may not project more than twenty
(3) Shall have a minimum side yard of four inches (24") into an interior or street
three feet (3') except those located be- setback.
tween the rear of the house and the
rear property line which may be located 7. Special Setbacks: (Ord. 4404, 6-7-93)
adjacent to the rear and side yard lot
line; provided, that garages, carports a. If an RM-U lot is adjacent to a lot zoned
and parking areas must be set back RC, R-1, R-5, R-8 or R-10, then a fifteen foot
from the rear property lines a sufficient (15') landscaped strip shall be required along
distance to provide a minimum of twen- the adjacent street frontage.
ty four feet (24') of back out room, ei-
ther on-site or counting improved alley b. If the RM lot abuts a lot zoned RC, R-1,
surface or other improved right-of-way R-5, R-8 or R-10, a twenty five foot (25') side
surface. In no case shall any structure or rear setback shall be required along the
be located within the required Shoreline abutting sides of the property. (Ord. 4549,
Master Program setback area. 8-21-95)
8. Height:
1295
City of Renton
4-31-8 4-31-8
a. The maximum height of a building in
each of the zoning designations shall be as
follows:
DESIGNATION MAXIMUM STANDARD
STORIES HEIGHT
N* 21/2
30'**
C* 3 35'**
U* 10** 95,**
I* 21/2
35'**
NOTES: 9. Lot Coverage:
* The environmental aquifer and airport a. Interior Lots: The maximum area cov-
regulations and site plan review process ered by buildings shall be as follows for each
may require a reduction in the allow- suffix:
able height and/or number of stories for
any residential building. NC U I
45% 45% 75% 35%
** In all districts except the "U", more
stories and an additional ten feet (10') b. In the I district a maximum area cov-
in height may be obtained through the ered by buildings of forty five percent (45%)
provision of additional amenities such may be obtained through the Hearing Exam-
as pitched roofs, additional recreation iner process.
facilities, underground parking, and/or
additional landscaped open space areas, c. Impervious_ surface shall not exceed a
Nuid
as determined through the site plan combined total (building footprint, sidewalks,
review process. driveways, etc.) of seventy five percent
(75%).
b. In the I district, additional height for a
residential dwelling structure may be ob- 10. Landscaping Requirements: Setback
tained through the site plan review process areas and open space areas shall be land-
depending on the compatibility of the pro- scaped unless otherwise determined through
posed buildings with adjacent existing resi- the site plan review process.
dential development. In no case shall the
height of a residential structure exceed forty 11. Parking: Parking should be provided in
five (45') feet. either underground parking or parking struc-
tures in the C and U districts, unless
c. The maximum height of an accessory through the site plan review process it is
building shall be twenty five feet (25'), except determined that due to environmental or
in the U district where the maximum height physical site constraints, surface or under
shall be determined through the site plan building parking should be allowed. Surface
review process. parking is acceptable in the N and I Districts
in the side and rear yard areas. See Chapter
d. The height of any structure permitted in 14, Title IV of the City Code.
this Zone shall not exceed the limits estab-
lished by Section 4-31-17, Airport Height 12. Signs: See Chapter 20, Title IV of the
Limits of this Chapter. City Code.
1295
• City of Renton
4-31-8 4-31-9
13. Sensitive Areas: See Section 4-31-34; additional landscaping, larger setbacks,
Chapter 32, Title IV; Chapter 8, Title VIII; facade articulation, solar access, fencing)
Section 4-31-35; Chapter 19, Title IV; Section through the site plan review process. (Ord.
4-31-31; and Chapter 6, Title IV of the City 4549, 8-21-1995)
Code. (Ord. 4404, 6-7-1993)
2. Properties abutting a designated "focal
E. Exceptions: center" or "gateway", as defined in the City's
Comprehensive Plan may be required to
1. Pre-Existing Legal Lots: Nothing herein provide special design features similar to
shall be determined to prohibit the construc- those listed in subsection Fl above through
tion of a duplex and its accessory buildings the site plan review process.
on a pre-existing legal lot provided that all
setback, lot coverage, height limits and park- G. Conflicts: In the event that there is a conflict
ing requirements for this Zone can be satis- between either the development standards or
fied. special development standards listed above
and the standards and regulations contained
2. Minimum Density: in other ordinance(s), the Zoning Administra-
tor shall determine which ordinance shall
a. The minimum density requirements prevail based upon the intent of the Zones.
shall not apply to the subdivision, short plat Life, safety and public health ordinances are
and/or development on a legal lot one-half assumed to prevail. (Ord. 4404, 6-7-1993)
(1/2) gross acre or less in size as of March 1,
1995.
4-31-9: PUBLIC ZONE (P-1):
b. Phasing, shadow platting or land re-
serves may be used to satisfy the minimum A. Purpose And Intent: The Public Zone (P-1) is
density requirements if the applicant can established to provide and protect suitable
demonstrate that these techniques would environments for social and physical services
allow the eventual satisfaction of minimum and facilities. This zoning classification is
*iv density requirements through future devel- generally limited to areas designated as
opment. The applicant must demonstrate public/quasi-public in the Comprehensive
that the current development would not Plan. (Ord. 3722, 4-25-1983)
preclude the provision of adequate access
and infrastructure to future development. B. Permitted Uses: All projects in the Public
Within the Urban Center, surface parking Zone (P-1) require site plan review. Plans
may be considered a land reserve. and general specifications for all projects
shall be submitted as specified in Section
c. In the event the applicant can show that 4-31-33 of this Code. The approving body
minimum density cannot be achieved due to shall then ascertain and determine that the
lot configuration, lack of access or physical general design and development conform
constraints, minimum density requirements _ with the adjacent surroundings, meet appli-
may be reduced by the reviewing official. cable building and zoning code requirements,
comply with the Comprehensive Plan, and
d. Minimum density requirements shall has adequate and safe traffic circulation and
not apply to the renovation or conversion of access. The following principal and accessory
an existing structure. (Ord. 4548, 8-21-1995) uses are permitted:
F. Special Design Standards: 1. Principal: (Ord. 4008, 7-14-1986)
1. RM zoned properties abutting a less in- a. Governmental buildings such as hospi-
tense residential zone may be required to tals, libraries, museums, offices, service
incorporate special design standards (e.g., facilities and schools. Public hospitals and
296
City of Renton
4-31-9 4-31-9
post-secondary education facilities shall be c. Retail services such as concessions and
incorporated in a 10-year master plan that rental facilities which are usually associated
indicates future uses on the site and all ar- with public parks and as recommended by
eas proposed for future growth. The master the Renton Park Board. (Ord. 4124, 2-1-1988)
plan shall be reviewed and approved by the
City Council based on the following criteria: 3. Conditional Uses: In the Public Zone (P-1)
the following private uses and their accesso-
(1)Access to the site and on-site vehicle ry uses may be allowed by conditional use
circulation or parking does not adverse- permit as provided in Section 4-31-36:
ly impact adjacent neighborhoods or
other land uses; a. Accessory uses in separate buildings.
(2) Public open spaces are provided; b. Facilities to: 1) sell, service and store
airplanes, 2) service airport patrons, and 3)
(3)The buildings and site design are those ordinarily incidental and essential to
consistent with the character of the the operation of a municipal airport.
area in which the facilities are located;
c. Airport and aircraft parts, the manufac-
(4) Outdoor storage and loading facili- ture of aircraft, aircraft parts and hydrofoils
ties are adequately screened from adja- at the Renton Municipal Airport.
cent neighborhoods. (Ord. 4404,
6-7-1993) d. Heliports.
b. Municipal parks, playgrounds, golf e. Public utility facilities.
courses and similar recreational uses.
f. Buildings over fifty feet (50') in height
c. Park and ride lots. but not exceeding ninety five feet(95').
d. Police and fire stations. g. Churches.
e. Municipal utility facilities. h. Medical offices (i.e., doctor, dentist).
f. Municipal airports. i. Schools.
g. Hobby kennel. (Ord. 4008, 7-14-1986) j. Parks, playgrounds and similar uses.
h. Expansions of existing public and pri- k. Hospitals. (Ord. 4008, 7-14-1986)
vate elementary schools of less than ten
percent (10%), subject to site plan review. 1. On-site hazardous waste treatment and
(Ord. 4404, 6-7-1993) storage facilities. (Ord. 4186, 11-14-1988)
2. Accessory Uses: In the Public Zone (P-1) m. New public or private elementary and
the following uses are allowed where inciden- secondary schools.
tal to a permitted use:
n. Expansions of existing public or private
a. Services such as food, pharmacies, gift elementary and secondary schools of more
shops, newsstands and similar uses usually than ten percent(10%).
associated with a permitted use may be al-
lowed within the principal building. o. Any change in use of existing public or
private school property.
b. Facilities for caretakers or on-duty pub-
lic employees. (Ord. 4008, 7-14-1986)
296
City of Renton
4-31-9 4-31-9
4. Unclassified Uses: Unclassified public or 1. Setbacks:
private uses are those uses possessing
unique and special characteristics which a. Front Yards: Minimum requirements on
prevent them from being permitted outright. the following types of streets shall be:
These uses may be permitted only in the P-1
Zone after review by the City Council and Front Yard
subject to any conditions imposed to mitigate Street Types Setback
the impacts of the use. The following uses
are unclassified: Arterial (Major and Secondary) 30'
Arterial (Collector) 25'
a. Jails, prisons, halfway houses, work All Others 20'
release and other correctional facilities
b. Rear Yard (Interior): A minimum of ten
b. Nature exhibits, zoos and aquariums. feet (10') except if the property is contiguous
to a zone with a more restrictive rear yard
c. Solid waste incineration, landfills or requirement in which case the rear yard
other disposal facilities. shall be the minimum of the more restrictive
zone.
5. Secondary Uses:
c. Side Yards (Interior): A minimum of five
a. Portable schoolrooms associated with feet (5').
public or private elementary or secondary
schools with the following conditions: 2. Special Setbacks:
(1) No more than four (4) per site, sub- a. Any yard abutting a public right of way
ject to site plan review. (Ord. 4404, shall be a minimum of twenty feet(20').
6-7-1993)
b. Where a P-1 Zone abuts a lot which is
b. Temporary use, as defined in Section zoned G-1, R-1 or R-2 on the City Zoning
N' 4-31-19E. (Ord. 4560, 11-13-1995) Map and designated single-family or low
density multiple family on the City Compre-
C. Prohibited Uses: In the Public Use Zone (P-1) hensive Plan, there shall be a minimum
the following uses are prohibited: setback from the common lot line of fifty feet
(50') with a minimum of the first twenty feet
1. All exterior merchandise or products dis- (20') from the common lot line landscaped.
play.
c. Where a P-1 Zone abuts lots zoned G-1,
2. All advertising devices except as provided R-1, R-2, R-3 and R-4 on the City Zoning
by Title IV, Chapter 20, Sign Code. Map and designated medium density multi-
family or high density multi-family on the
3. All residential uses. City Comprehensive Plan, there shall be a
minimum landscaped setback of twenty feet
4. All other uses. (Ord. 3722, 4-25-1983) (20') from the common lot line.
5. Off-site hazardous waste treatment and 3. Height:
storage facilities. (Ord. 4186, 11-14-1988)
a. The height of a building shall not exceed
D. Development Standards: In the Public Use fifty feet(50') except as a conditional use.
Zone (P-1) the following development stan-
dards shall apply, except as otherwise pro- b. Public and private utility facilities (ex-
vided by this Section. cept buildings) shall be allowed to exceed
fifty feet (50').
'`r►'
296
City of Renton
•
4-31-9 4-31-10.1
4. Parking/Circulation: Parking and circula- (1) Apparel and accessories.
tion standards required shall be as follows:
(2)Auto supply.
a. Access: The principal access shall be
from an arterial or collector street. (3) Books, music, stationery and art
supply.
b. Parking/Circulation: Parking and circu-
lation along the common lot line with a resi- (4)Department and variety.
dential lot designated as such on both of the
City Comprehensive Plan and Zoning Map (5) Existing neighborhood, community
shall be allowed only if ten feet (10') of sight- and regional parks, trails and open
obscuring landscaping and a six foot (6') solid spaces.
masonry fence are used along the common
boundary. (6) Eating and drinking establishments.
c. Parking Requirements: See Chapter 14, (7)Fabrics and related supplies.
Title IV of the City Code.
(8) Florist.
5. Signs: See Chapter 20, Title IV of the City
Code. (9) Food.
6. Noise: Truck traffic and other noise nor- (10) Furniture, appliances, home fur-
mally associated with an operation shall be nishings.
limited to the hours between seven o'clock
(7:00) A.M. and seven o'clock (7:00) P.M. (11)Hobbies, toys and games.
unless the Hearing Examiner shall find that
due to the specific circumstances of the par- (12)Jewelry.
ticular application, other hours of operation
should be established in order to protect the (13) Newsstands.
public health, safety and welfare. (Ord. 3722,
4-25-1983) (14)Personal medical supplies.
(15) Pharmacies.
4-31-10.1: MIXED COMMERCIAL ZONE (CM):
(16) Photographic and electronic sup-
A. Purpose: The purpose of the Mixed Commer- plies.
cial Zone (CM) is to provide a mixed-use
commercial center serving a regional market (17) Sporting goods.
as well as adjacent residences. Uses include
a wide variety of retail sales, personal and (18) Used goods and antiques.
professional services, multi-family residen-
tial dwellings, recreation and entertainment (19) Bowling alleys.
uses and some light industrial uses. This
Zone is intended for the Downtown District (20) Mini-marts.
only and meets Land Use Plan policy intent
for that area. b. Offices:
B. Permitted Uses: (1) Administrative/headquarters.
1. Primary Uses: (2) Business.
a. Retail Sales: (3) Professional.
``u0
296
City of Renton
4-31-10.1 4-31-10.1
c. Services: d. Multi-Family Residential: Residential
uses at densities between twenty five (25)
(1) Amusement arcades. and one hundred(100)dwelling units per net
acre. Multi-family residential may also be
Nose (2) Bed and breakfast/boarding and located in a mixed use building of commercial
lodging houses. and residential uses. Residential uses shall
not be located along the street frontage on
(3) Business and professional schools. the ground floor in the"downtown pedestrian
district" as defined in subsection Dlb below.
(4) Business services. Density may be increased to one hundred
fifty (150) dwelling units per acre subject to
(5) Convalescent centers and nursing administrative conditional approval. The
homes. (Ord.4404, 6-7-1993) minimum density requirements shall not
apply to the subdivision, short plat and/or
(6) Family day care, day care centers, development on a legal lot one-half(1/2) acre
and adult day care/health programs, or less in size as of March 1, 1995.(Ord. 4466,
Categories I and II.(Ord.4494,2-6-1995; 8-22-1994;amd. Ord.4631,9-9-1996)
amd. Ord. 4680,9-22-1997)
e. Group homes II.
(7) Financial and real estate.
f. Existing public and private elementary
(8) Funeral homes. and secondary schools and portables existing
as of the effective date hereof (site plan
(9) Community facilities. review is required for expansions of ten per-
cent(10%)or less).
(10) Hotels and motels.
g. Adult family homes.
(11) Indoor public assembly: sports are-
nas, auditoriums and exhibition halls h. Retirement residence.
(except school facilities).
i. Theaters.
(12) Laundromats.
j. Utilities, small.(Ord. 4404, 6-7-1993)
(13) Personal services such as barber
shops and beauty parlors. k. Single-family residences existing
legally as of the effective date hereof. (Ord.
(14) Pet shop and grooming. 4466,8-22-1994)
(15) Photography and photographic re- 2. Secondary Uses:(Ord. 4404,6-7-1993)
production.
a. Adult Entertainment:Adult entertain-
(16) Rental services not involving exte- ment business subject to the provisions of
nor storage. Section 4-31-30 and Title V, Chapter 12 of
this Code.(Ord.4595,4-8-1996)
(17) Social services facilities.
b. Computer And Electronic Uses:
(18) Health clubs/fitness centers/sports Assembly and packaging of computer, elec-
clubs. tropic and office equipment. (Ord. 4404, 6-7-
1993)
(19) Veterinary clinics without outside
kennels,runs or stables. (1) These uses, except their supportive
offices and sales uses, shall not be lo-
(20) Video sales and rentals. (Ord. cated on the ground floor along street
4404, 6-7-1993) frontage in the "downtown pedestrian
district" as defined in subsection Dib of
this Section. (Ord. 4466,8-22-1994)
Now 1297
City of Renton
4-31-10.1 4-31-10.1
c. Automobile Sales,Rental And Leasing: (15')wide continuous landscaped buffer.
(Ord. 4404, 6-7-1993)
(1) Subject to site plan review.
h. Commercial Parking Lots And
d. New Schools: New public or private Garages:
elementary or secondary school portables, up
to four (4) per site and subject to site plan (1) These uses shall include high visi-
review. bility retail or service space on the
ground floor along street frontage in the
e. Automotive Services: "downtown pedestrian district" as de-
fined in subsection Dlb of this Section.
(1) Screening shall obscure repair bays (Ord. 4466, 8-22-1994)
and storage areas from view of adjacent
uses and abutting public streets. i. Small Products Laboratories: Labora-
tories for the assembly of small products such
(2) Hazardous materials shall be stored as hearing aids, dental fixtures and the
safely. grinding of optical lenses and assembly of
eyeglasses for sale off-site. (Ord. 4404, 6-7-
(3) On-site parking for storage of vehi- 1993)
des being repaired shall be screened
from view of adjacent uses and abutting (1) These uses shall not be located on
public streets. the ground floor along street frontage in
the "downtown pedestrian district" as
f. Building, Hardware And Garden defined in subsection Dlb of this Sec-
Materials: tion. (Ord.4466, 8-22-1994)
(1) Outdoor storage of materials shall j. Medical Laboratories: Laboratories for
be screened from view of adjacent uses testing of medical and dental samples or
and abutting public streets. specimens collected off-site.
(2) These uses may contain a maximum (1) These uses shall not be located on
of seventy five thousand(75,000)square the ground floor along street frontage in *41004
feet of gross floor area. the downtown core area as defined in
subsection Dla of this Section.
g. Commercial Laundries:
k. Liquor Stores:
(1) These uses are permitted only as a
continuation of an existing commercial (1) These uses shall not be located
laundry use. within one thousand feet (1,000') of one
another.
(2) Existing use of this type may be ex-
panded on existing properties, contigu- 1. Manufacturing, Processing, Assem-
ous properties or on properties a portion bling And Packaging Of Articles, Products
of which is within one hundred feet And Merchandise From Dry Goods: (Ord.
(100') of existing buildings, subject to 4404,6-7-1993)
site plan review. (Ord. 4404, 6-7-1993)
(1) These uses shall not be located on
(3) These uses shall not be expanded on the ground floor along street frontage in
the ground floor, along street frontage the "downtown pedestrian district" as
in the"downtown pedestrian district"as defined in subsection Dlb below. (Ord.
defined in subsection Dlb of this Sec- 4466,8-22-1994)
tion, except for those supportive offices
and sales uses. (Ord. 4466, 8-22-1994) (2) Parking, docking and loading areas
for truck traffic shall be off-street and
(4) Along property lines adjacent to res- screened from view of abutting public
idential uses there shall be a fifteen foot streets.
*44110
1297
City of Renton
Y
4-31-10.1 4-31-10.1
m. Miscellaneous Repair/Service Facili- maximum height of a publicly owned
ties Without Outside Storage: Watches,jew- structure housing a public usemay be
elry, TV, electrical,upholstery. increased as follows, up to a maximum
height of seventy five feet (75') to the
n. Retail Sales:Retail sales involving out- highest point of the building:
side storage of goods when these uses are:
(i) When abutting a public street,
(1) Fully enclosed on all sides. one additional foot of height for
each additional one and one-half
(2) Screened from view of adjacent uses feet (1-1/2') of perimeter building
and abutting public streets. setback beyond the minimum
street setback required at street
o. Parks: New neighborhood, community level unless such setbacks are oth-
and regional parks, trails and open space erwise discouraged(e.g.,inside the
subject to: downtown core area in the CD
Zone);
(1) Site plan review.
(ii)When abutting a common prop-
(2) Consistency with the City Compre- erty line, one additional foot of
hensive Parks, Recreation and Open height for each additional two feet
Space Master Plan and Trails Master (2') of perimeter building setback
Plan. beyond the minimum required
along a common property line;and
p. Schools And Studios For Art, Crafts,
Photography,Dance And Music: (iii) On lots four (4) acres or
greater, five (5) additional feet of
(1) No outdoor facilities or storage. height for every one percent (1%)
reduction below a twenty percent
(2) Retail sales of products or merchan- (20%) maximum lot area coverage
dise produced on the premises; provid- by buildings, for public amenities
ing, the sales area does not exceed such as recreational facilities,
thirty three percent (33%) of the gross and/or landscaped open space
floor area of the use. (Ord. 4404, 6-7- areas, etc., when these are open
1993) and accessible to the public during
the day or week. (Ord. 4523, 6-5-
q. Community Facilities: The following 95)
development standards, in addition to those
in subsection D below, shall apply to all uses r. Temporary Uses: Temporary use, as
having a "P" suffix designation. Where these defined in Section 4-31-19E. (Ord. 4560, 11-
standards conflict with those generally appli- 13-1995)
cable,these standards shall apply:
s. New single-family dwellings subject to
(1) Height: all of the following:
(A) Publicly owned structures (1) The single-family residence shall
housing such uses shall be permitted an not be located on a lot platted after the
additional fifteen feet (15') in height effective date of this subsection. (March
above that otherwise permitted in the 2, 1997)
zone if "pitched roofs", as defined
herein, are used for at least sixty per- (2) The lot size is not greater than six
cent(60%)or more of the roof surface of thousand(6,000)square feet.
both primary and accessory structures.
(3) The single-family residence will be
(B) In addition, in zones where located on a block where a minimum of
the maximum permitted building height seventy percent (70%) of the land area
is less than seventy five feet (75'), the
397
City of Renton
4-31-10.1 4-31-10.1
of the block is utilized for single-family g. Storage: Storage of products in con-
residential purposes. junction with retail sales.
(4) The single-family residence will not 4. Administrative Conditional Uses:
be located in the "downtown core area"
as defined in Section 4-31-10.1D1a, or a. Adult Entertainment: Adult motion
along a street classified as a"principal," picture studios, peep shows, panoramas and
"minor," or "collector" arterial in the places of adult entertainment:
Transportation Element of the Renton
Comprehensive Plan. (1) Subject to the provisions of Section
4-31-30 of the City Code.
(5) The provisions of this subsection
shall expire on December 31, 1999, or b. Auto Repair: Except in the "downtown
upon the creation of a redevelopment core area" as defined in subsection D1a
authority by the City of Renton, which- below.
ever occurs first. Subsequently, the
units developed under this subsection c. Car Washes: Except in the "downtown
shall be treated as existing single-fam- core area" as defined in subsection Dla
ily dwellings per Section 4-31-10.1B1k. below. (Ord.4404,6-7-1993)
(Ord. 4651, 1-27-97)
d. Leather Works: Leather and leather
3. Accessory Uses: In the Mixed Commer- goods manufacturing except on ground floor
cial Zone, the following uses are allowed along street frontage in the "downtown
where incidental to a permitted primary or pedestrian district" as defined in subsection
secondary use and shall not exceed thirty Dlb below. (Ord. 4466,8-22-1994)
three percent (33%) of the gross floor area,
except for floor area that is devoted to food e. Utilities:Utilities,medium.
prepared wholly for retail sales on-site:
f. Breweries And Pubs: Micro-brew-
a. Apparel Fabrication: Apparel, fabric ery/brew pubs.
and leather goods fabrication.
g. Taverns:Taverns. 401101
b. Food: Food preparation.
h. Testing: Research, development and
c. Hand-Crafted Items: Hand crafting of testing.
products.
i. Transportation: Taxi and individual
d. Common Areas: Lobbies and similar transportation.
common areas may be located on the ground
floor street frontage when accessory to a per- j. Bulk Storage: In the downtown core,
witted residential use and with the approval bulk storage of products may occur and may
of the Zoning Administrator. exceed minimum area requirements if stor-
age is contained within the buildings, e.g.,in
e. Manager's Office: One manager's resi- basements,upper stories of buildings.
dence/office for purposes of on-site manage-
ment, security and maintenance may be 5. Hearing Examiner Conditional Uses:
located on the ground floor street frontage
with the approval of the Zoning Administra- a. Additional Uses: Additional uses as
for identified in the Conditional Use Ordinance,
Section 4-31-36 of this Chapter.
f. Recycling/Collection Stations: Recy-
cling collection stations; provided, the struc- b. Towers: Communications broadcast
ture is not located within any required and relay towers.
setback and/or landscaped area.
c. Dance Establishments: Dance halls
and cabarets.
*44100
397
City of Renton
4-31-10.1 4-31-10.1
d. Gasoline Service: Gasoline service sta- C. Prohibited And Unclassified Uses: In the
tions. Commercial Mixed Zone, the following uses
are prohibited:
e. Gasoline Stations: Gas stations with
`y�r► mini-marts. 1. Bulk storage of products, or the exterior
storage of products in a manner which would
f. Group Homes: Group homes I and be construed as bulk storage; provided, it
Group homes II for seven(7)or more persons. does not exceed the minimum area require-
ments of Bulk Storage Facilities Section 4-31-
g. Heights: Heights exceeding ninety five 29 of this Chapter.
feet (95'). See also Section 4-31-10.1E, "Con-
ditional Use Permit for Excess Height"of this 2. Manufacturing activities except those
Chapter. specified above.
h. Hospitals. 3. Travel trailers or recreational vehicles for
habitation.
i. Utilities:Utilities,large.
4. All other uses.
j. Airport:Municipal airport.
5. Off-site hazardous waste treatment and
k. Hazardous Materials: On-site hazard- storage facilities.
ous material storage as accessory only;except
where such storage is prohibited by the Aqui- 6. The operation and conduct of any
fer Protection Ordinance, Chapter 8, Title licensed premises or facility used to play
VIII of the City Code. social card games as governed by RCW 9.46,
the Gaming Act, as amended. (Ord. 4691, 12-
1. Lock-Ups:Jails. 1-1997)
m. Recycling Collection: Recycling collec- D. Development Standards: In the Mixed Com-
tion center. mercial Zone the following development stan-
dards shall apply, except as otherwise
n. Auto Services: The following uses provided in this Section: (Ord. 4404, 6-7-
when located in the downtown core area as 1993)
defined by subsection Dl below:
1. Definitions:
(1) Automobile repair.
a. "Downtown core area" is that area
(2) Car washes. bounded by the center lines of Smithers Ave-
nue South from South Fourth Place to South
o. Churches, Etc.: Churches, synagogues Third Street and Morris Avenue South from
and temples. South Third Street to South Second Street
and South Second Street from Morris Avenue
p. Organizations: Service clubs and orga- South to Logan Avenue South, bounded on
nizations. the north by Cedar River,east to Mill Avenue
South,south to South Fourth Street and west
q. new Schools:New public or private ele- to Smithers Avenue South. This area shall
mentary and secondary schools. also extend to the west property line of those
properties fronting along the west side of
r. Existing Schools: Existing public or Logan Avenue South between South Second
private elementary or secondary school Street and Airport Way, but in no case shall
expansions of more than ten percent(10%). the area extend more than one hundred ten
feet (110') west of the Logan Avenue South
s. Change In Use:Any change in use pro- right-of-way. (Amd. Ord. 4671, 7-21-1997)
posed for existing school property.
b. "Downtown pedestrian district" is
those uses, buildings and walkways along
1297
City of Renton
4-31-10.1 4-31-10.1
either side of South Third Street between a. Lot coverage for buildings shall not
Burnett Avenue South and Main Avenue exceed sixty five percent(65%)of the total lot
South, and along either side of Wells Avenue area.
South between South Second Street and Nia
Houser Way South. b. Lot coverage may be increased up to
seventy five percent (75%) of the total lot
2. Setbacks: Setbacks in the CM Zone shall area if parking is provided within the build-
be required as follows (except for the "down- ing or within a parking garage.
town core area", as described in subsection
Dla above, where no setbacks are required): 5. Parking: See Chapter 14, Title IV of the
(Ord.4466,8-22-94) City Code.
a. Street Setback: 6. Signs: See Chapter 20, Title N of the
City Code.
MAXIMUM
BUILDING MINIMUM MAXIMUM 7. Sensitive Areas: See Section 4-31-34,
HEIGHT SETBACK SETBACK Chapter 32. Title IV;Chapter 8, Title VIII, of
25'or less 0' 15' the City Code and Section 4-31-35; Chapter
over 25' 15' 25' 19, Title N; Section 4-31-31; Chapter 6 Title
IV of the City Code.
b. Rear And Side Yards: None shall be 8. Landscaping:
required except in the landscaping section
below. (Amd. Ord. 4690, 12-1-1997) a. Along Public Streets: Landscaping
along areas abutting public streets shall have
3. Height: a minimum landscaping strip of ten feet(10'),
except for the "downtown core area" as
a. General: A maximum of ninety five defined in Section 4-31-10.1D1 of this Chap-
feet(95'). ter.
b. Special Height Allowances: b. Special Requirements: If the CM lot is
adjacent to a lot designated residential on the
(1) Heights may exceed the maximum City Comprehensive Plan,then there shall be
height under Hearing Examiner condi- a fifteen foot (15') landscaped strip or a five
tional use permit. foot (5') wide sight-obscuring landscaped
(2) When a building is adjacent to a lot strip and a solid six foot(6')high barrier used
along the common boundary.
zoned residential on the City Zoning
Map and designated as residential on 9. Surface Mounted Equipment: All on-site
the City Comprehensive Plan,the build- surface mounted utility and mechanical
ing may exceed the height allowed in equipment shall be screened from public view.
the adjacent residential zone by a maxi-
mum of twenty feet(20'). 10. Roof-Top Equipment:All operating equip-
ment located on the roof of any building shall
c. Airport Zones: For uses located within be enclosed so as to be shielded from view,
the Federal Aviation Administration airport except for telecommunication equipment.
zones designated under Section 4-31-17 (Air-
port Zoning) of this Chapter, in no case shall 11. Outdoor Storage:
the height of any use or structure exceed the
maximum allowed by that section. a. Permitted outdoor storage must be
e: Lot coverages for buildings screened from adjacent properties and public
4. Lot Coverage: g g rights-of-way.
are listed below, but do not pertain to the
downtown core area as defined in subsection b. Materials covered by buildings with
D1 above: roofs but without sides shall be considered
1297
City of Renton
4-31-10.1 4-31-10.2
outside storage and subject to the screening F. Conflicts: In the event that there is a conflict
provisions of this Section. between either,the development standards or
special development standards listed above
12. Refuse And Recyclables Collection: All and the standards and regulations contained
garbage, refuse or dumpsters contained with- in other ordinance(s),the Zoning Administra-
in specified areas shall be screened,except for tor shall determine which ordinance shall
access points, by a sight-obscuring fence or prevail based upon the intent of the Zones.
landscaping or some combination thereof. Life, safety and public health ordinances are
assumed to prevail.(Ord.4404,6-7-1993)
E. Conditional Use Permit For Excess Height:
In consideration of a request for conditional
use permit for a building height in excess of 4-31-10.2:COMMUNITY COMMERCIAL ZONE
ninety five feet (95') the Hearing Examiner (CB):
shall consider the following factors in addi-
tion to the criteria in Section 4-31-36 of this A. Purpose: The purpose of the Community
Chapter, among all other relevant informa- Commercial Zone(CB)is to provide for mixed
tion. use commercial centers located outside down-
town Renton. The Community Commercial
1. Location Criteria: Proximity of arterial Zone is intended to provide suitable environ-
streets which have sufficient capacity to ments for.district-scaled retail and commer-
accommodate traffic generated by the devel- cial development, not to exceed sixty five
opment. Developments are encouraged to thousand (65,000) gsf/use without a condi-
locate in areas served by transit. tional use permit, that would serve more
than one neighborhood, but not provide City-
2. Comprehensive Plan: The proposed use wide services.
shall be compatible with the general purpose,
goals, objectives and standards of the Corn- B. Permitted Uses:
prehensive Plan, the Zoning Ordinance and
any other plan,program,map or ordinance of 1. Primary Uses:
the City.
a. Retail Sales:
3. Effect On Adjacent Properties: Buildings
in excess of ninety five feet (95') in height at (1) Apparel and accessories.
the proposed location shall not result in sub-
stantial or undue adverse effects on adjacent (2) Auto supplies.
property. When a building in excess of ninety
five feet(95')in height is adjacent to a lot des- (3) Books, music, stationery and art
ignated residential on the City Comprehen- supplies.
sive Plan, then setbacks shall be equivalent
to the requirements of the adjacent residen- (4) Building, hardware and garden ma-
tial zone. terials (including small trees, shrubs,
flowers and supplies and tools within an
4. Building Height And Bulk: enclosed area).
a. Buildings near public open spaces (5) Department and variety goods.
should permit visual access and, where feasi-
ble,physical access to the public open space. (6) Eating and drinking establishments.
b. Whenever practicable, buildings (7) Fabrics and related supplies.
should be oriented to minimize the shadows
they cause on publicly accessible open spaces. (8) Flowers,plants and floral supplies.
5. Light And Glare: Due consideration shall (9) Furniture, appliances, home fur-
be given to mitigation of light and glare nishings.
impacts upon streets, major public facilities
and major public open spaces. (10) Hobbies,toys and games.
1297
City of Renton
4-31-10.2 4-31-10.2
(11) Jewelry. (13) Existing self-service storage.
(12) Mini-marts. (14) Existing multi-family.
(13) Newsstands. c. Residential: Apartment or townhouses
at ten (10) to twenty (20) dwelling units per
(14) Office supplies. acre. Commercial and residential uses may
be located within the same structure. Resi-
(15) Personal medical supplies. dential only structures must be unified with
existing or planned commercial uses by simi-
(16) Pet shop and pet grooming. lar design themes, pedestrian access and
compatible lighting and signage.
(17) Pharmacies.
• (1) Multi-family.
(18) Photographic and electronic sup-
plies. (2) Townhouses.
(19) Sporting goods. d. Adult Homes:Adult family homes.
(20) Food and groceries.
(21) Used goods and antiques.
(22) Video sales and rental.
b. Services:
(1) Boarding and lodging houses.
(2) Bowling centers. (Ord. 4404, 6-7-
1993)
(3) Family day care, day care centers,
and adult day care/health programs,
Categories I and II.(Ord.4494,2-6-1995;
amd.Ord.4680, 9-22-1997)
(4) Financial and real estate.
(5) Funeral homes.
(6) General personal services.
(7) Laundromats.
(8) Personal services.
(9) Rental services not involving out-
side storage.
(10) Health clubs/fitness centers/sports
clubs.
(11) Post office substation.
(12) Existing hotels/motels.
1297
City of Renton
4-31-10.2 4-31-10.2
e. Group Housing: Group homes II. e. Parking Lots: Commercial parking lots
latio subject to site plan review.
f. Care Facilities: Convalescent center or
nursing homes. f. New Schools: New public and private
elementary and secondary school portables
g. Residences: Retirement residences. not to exceed four (4) per site and subject to
site plan review.
h. Utilities: Utilities, small.
g. Gasoline Service Stations: Gasoline
i. Schools: Public and private elementary service stations and gas stations with mini-
and secondary schools and existing portables marts, subject to:
as of the effective date hereof (site plan re-
view is required for expansions of 10 percent (1) Service bays and automobile storage
or less). areas shall be screened from view of
adjacent residential uses and abutting
j. Parks And Trails: Neighborhood, commu- public rights of way.
nity and regional parks, trails and open
space existing at the effective date hereof. (2) Size and location of these uses will
be reviewed as part of site plan approv-
2. Secondary Uses: al.
a. Adult Entertainment: Adult motion h. Hobby Kennel: See Section 4-31-4Ble(3)
picture studios, peep shows, panoramas and of this Chapter, subject to:
places of adult entertainment:
(1)Size and location of these uses will
(1) Subject to the provisions of Section be reviewed as part of site plan approv-
4-31-30 of the City Code.. al.
b. Amusements: Amusement arcade, sub- i. Liquor Stores: Liquor stores, subject to:
*01.101 ject to:
(1) Size and location of these uses will
(1) Size and location of these uses will be reviewed as part of site plan approv-
be reviewed as part of site plan approv- al.
al.
j. Miscellaneous Repair Facilities: Miscel-
c. Auto Services: Auto repair and services laneous repair/service facilities (watches,
(including car washes), subject to: jewelry, TV, electrical, upholstery), subject
to:
(1)Service bays and automobile storage
areas shall be visually and acoustically (1) These uses shall have no outside
screened from view of adjacent residen- storage.
tial uses and abutting public rights of
way. (2) Size and location of these uses will
be reviewed as part of site plan approv-
(2) Size and location of these uses will al.
be reviewed as part of site plan approv-
al. k. New Parks And Trails: New neighbor-
hood, community and regional parks, trails
d. Parking: Commercial parking garage and open space subject to:
subject to site plan review.
(1) Site plan review.
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City of Renton
4-31-10.2 4-31-10.2
(2) Consistent with the City Compre- (60%) or more of the roof surface of both
hensive Parks, Recreation and Open primary and accessory structures.
440110
Space Master Plan and Trails Master
Plan. (B) In addition, in zones where the
maximum permitted building height is
1. Offices: Office (general business service, less than seventy five feet (75'), the
professional and personal offices), subject to: maximum height of a publicly owned
structure housing a public use may be
(1) Size and location of these uses will increased as follows, up to a maximum
be reviewed as part of site plan approv- height of seventy five feet (75') to the
al; highest point of the building:
(2)The total gross square footage of (i) When abutting a public street,
these uses shall not exceed fifty percent one additional foot of height for
(50%) of the gross square footage of the each additional one and one-half
site; and, feet (1'0 of perimeter building
setback beyond the minimum
m. Organizations: Service clubs and orga- street setback required at street
nizations. level unless such setbacks are
otherwise discouraged (e.g., inside
n. Veterinary Clinics: Veterinary clinic, the downtown core area in the CD
subject to: Zone);
(1)These uses shall have no outside (ii) When abutting a common prop-
kennels, runs or stables. erty line, one additional foot of
height for each additional two feet
o. Schools And Studios For The Arts: (2') of perimeter building setback
Schools and studios for art, crafts, photogra- beyond the minimum required
phy, dance and music: along a common property line; and
(1) No outdoor facilities or storage. (iii) On lots four (4) acres or great-
er, five (5) additional feet of height
(2) Retail sales of products or merchan- for every one percent (1%) reduc-
dise produced on the premises; provid- tion below a twenty percent (20%)
ing, the sales area does not exceed thir- maximum lot area coverage by
ty three percent (33%) of the gross floor buildings, for public amenities
area of the use. (Ord. 4404, 6-7-1993) such as recreational facilities,
and/or landscaped open space
p. Community Facilities: The following areas, etc., when these are open
development standards, in addition to those and accessible to the public during
in subsection D below, shall apply to all uses the day or week. (Ord. 4523,
having a "P" suffix designation. Where these 6-5-1995)
standards conflict with those generally appli-
cable, these standards shall apply: q. Temporary Uses: Temporary use, as
defined in Section 4-31-19E. (Ord. 4560,
(1) Height: 11-13-1995)
(A) Publicly owned structures 3. Accessory Uses: In the Community Corn-
housing such uses shall be permitted an mercial Zone (CB), the following uses are
additional fifteen feet (15') in height allowed where incidental to a permitted use
above that otherwise permitted in the and shall not exceed thirty three percent
zone if"pitched roofs", as defined here- (33%) of the gross floor area:
in, are used for at least sixty percent
296
City of Renton
4-31-10.2 4-31-10.2
a. Apparel Fabrication: Apparel, fabric k. Taverns:Taverns.
and leather goods fabrication, for on-site
sales purposes only. 1. Communications: Telegraph and other
communications.
b. Food Preparation: Food preparation,
for on-site sales purposes only. m. Utilities:Utilities,medium.
c. Hand-Crafted Items: Hand crafting of 5. Hearing Examiner Conditional Uses:
products,for on-site sales purposes only.
a. Additional Uses: Additional uses as
d. Warehousing: Warehousing and stor- identified in the Conditional Use Ordinance,
age of products in conjunction with retail Section 4-31-36 of this Chapter.
sales.
b. Churches, Etc.: Churches, synagogues
e. Recycling/Collection Stations: Recy- and temples.
cling collection stations; provided, the struc-
ture is not located within any required c. Towers: Communications broadcast
setback and/or landscaped area. and relay towers.
4. Administrative Conditional Uses: d. Community Facilities: Community
facilities.
a. Dance Establishments: Dance halls
and cabarets. e. Heights: Heights exceeding the maxi-
mum height of forty five feet (45') by more
b. Express Services: Express deliv- than twenty five feet (25'). See Section 4-31-
ery/handling. 10.2E of this Chapter, Special Conditional
Use Requirements.
c. Certain Heights: Heights exceeding
the maximum height of fifty feet(50')by less f. Medical:Hospitals.
than twenty five feet(25'). See also Section 4-
31-10.2E, Conditional Use Permit For Excess g. Breweries And Pubs: Micro-brewer-
Height,of this Chapter. ies/brewery pubs.
d. Lodging: Hotels and motels. h. Group Homes: Group homes II for
seven(7)or more persons.
e. Medical/Dental:Medical/dental labora-
tories. i. Increase In Maximum Area: Requests
for increases over the maximum area per use
f. Optical: Optical lens and eyeglass lab- of sixty five thousand(65,000)gsf, up to forty
oratories. percent (40%) or twenty six thousand
(26,000) gsf. (Note: In no case shall a condi-
g. Sports: Professional sports teams/pro- tional use permit be granted for any increase
moters. in area for more than 40 percent or 26,000
gsf.)
h. Rental Services: Rental services with
outside storage. j. Storage:Self-service storage when part
of mixed use development.
i. Increase In Maximum Area: Requests
for increases over the maximum area per use k. Utilities:Utilities,large.
of sixty five thousand (65,000) gsf, up to
twenty percent (20%) or thirteen thousand 1. Organizations: Service clubs and orga-
(13,000)gsf. nizations.
j. Social Services: Social services facili- m. New Schools: New public or private
ties. elementary and secondary schools.
1297
City of Renton
•
4-31-10.2 4-31-10.2
n. Existing Schools: Existing public or when the addition is subject to site plan
private elementary or secondary school review.
expansions of more than ten percent(10%).
(A) A maximum setback of fifteen feet
o. Change In Use:Any change in use pro- (15') shall be required of the streetside
posed for existing school property. facade of the structure.
C. Prohibited Uses And Unclassified Uses: Any (B) The maximum setback may be mod-
uses not specifically listed as primary, sec- ified by the reviewing official through
ondary, accessory or conditional uses shall be the site plan review process if the appli-
prohibited; except those uses determined by cant can demonstrate that the site plan
the Zoning Administrator to be: 1)in keeping meets the following criteria:
with the purpose and intent of the zone; and
2)similar in nature to a specifically listed pri- (i) Orient development to accom-
mary, secondary, accessory or conditional modate the pedestrian and create a
use. In addition,the operation and conduct of pedestrian environment through
any licensed premises or facility used to play such measures as:providing pedes-
social card games as governed by RCW 9.36, trian walkways, encouraging pe-
the Gaming Act, as amended, shall also be destrian amenities and supporting
prohibited. (Amd. Ord.4691, 12-1-1997) alternatives to single occupant ve-
hicle(SOV)transportation;and
D. Development Standards: In the Community
Commercial Zone(CB)the following develop- (ii) Create an attractive and
ment standards shall apply, except as other- interesting streetscape with a
wise provided in this Section: strong and defined streetfront
through such measures as:promot-
1. Size: The maximum gross floor area of ing visible landmarks, fostering
any single commercial use on a site shall not distinctive architecture,mitigating
exceed sixty five thousand (65,000) gross the visual dominance of extensive
square feet, except by conditional use. (Ord. and unbroken parking along the
4404,6-7-1993) streetfront and modifying building
orientation to offset large setbacks NIS
2. Setbacks: Setbacks in the CS Zone shall (e.g., using varied setbacks, locat-
be required as follows: ing separate smaller buildings
near the streetfront);and
a. Front/Street Setback:
(iii) Promote safety and visibility
(1) Minimum Setback: through such measures as:discour-
aging the creation of hidden spaces,
(A) A minimum setback of ten feet (10') minimizing conflict between pedes-
is required. trians and traffic and ensuring ade-
quate setbacks to accommodate
(B) The minimum setback may be re- required parking and/or access that
duced down to zero feet (0')through the could not be provided otherwise.
site plan review process provided that
blank walls are not located within the
reduced setback.
(2) Maximum Setback: On lots abutting
more than one street,the maximum set-
back requirement shall only be applied
to the primary street as determined by
the reviewing official. For additions to
existing structures, the maximum set-
back requirements shall only apply
1297
City of Renton
4-31-10.2 4-31-10.2
(C)The reviewing official may also (2)When a building is adjacent to a lot
°fir+, modify the maximum setback require- zoned primarily for a residential use
ment if the applicant can demonstrate (SF or MR) on the City Zoning Map and
•
that the preceding criteria cannot be designated as SF or SF4 on the City
met; however, those criteria which can Comprehensive Plan, the building may
be met shall be addressed in the site exceed the height allowed in the ad-
plan: jacent residential zone by a maximum
of fifteen feet (15') upon approval by the
(i)Due to factors including but not Development Services Division.
limited to the unique site design
requirements or physical site 4. Lot Coverage: Lot coverage for buildings
constraints such as sensitive areas are listed below:
or utility easements; or
a. Lot coverage for buildings shall not
(ii) One or more of the criteria exceed sixty five percent (65%) of the total
would not be furthered or would be lot area.
impaired by compliance with the
maximum setback; or b. Lot coverage may be increased up to
seventy five percent (75%) of the total lot
(iii)Any function of the use which area if parking is provided within the buil-
serves the public health, safety or ding or within a parking garage. (Ord. 4404,
welfare would be materially im- 6-7-1993)
paired by the required setback.
5. Parking: Parking of vehicles related to the
b. Rear And Side/Interior Setbacks: None commercial uses shall not be allowed on
shall be required except as listed in special residential streets. See Chapter 14, Title IV
requirements provisions below in subsection of the City Code. (Ord. 4593, 4-1-1996)
D2c of this Section.
6. Signs: See Chapter 20, Title IV of the City
c. Special Requirements: If a CS lot abuts Code. (Ord. 4404, 6-7-1993)
or is adjacent to a lot zoned R-1, R-5, R-8,
R-10, R-14 or RM-I, then there shall be a 7. Landscaping/Improvements:
fifteen foot (15') setback subject to the
landscaping provisions in subsection D7c(1) a. Street Frontage: Lots abutting public
or 7c(2) of this Section. (Ord. 4593, 4-1-1996) streets shall have a minimum landscaping
strip of ten feet (10'), except where reduced
3. Height: through the site plan review process.
a. Limits: In no case shall building height b. Pedestrian Connection: A pedestrian
exceed the limits specified in Section 4-31-17, connection shall be provided from a public
Airport Zoning, of this Chapter. entrance to the street unless the reviewing
official determines that the requirement
b. General: would unduly endanger the pedestrian.
(1) A maximum of fifty feet(50'). c. Special Requirements:
c. Special Height Allowances: (1)If the CS lot is adjacent to a lot
zoned R-1, R-5, R-8, R-10, R-14 or RM-I,
(1) Heights may exceed the maximum then there shall be a minimum fifteen
height with a conditional use permit. foot (15') sight-obscuring landscaped
strip. The Hearing Examiner may
modify the sight obscuring provision in
996
City of Renton
4-31-10.2 4-31-10.2
order to provide reasonable access to These provisions may be modified by
the property. the Hearing Examiner where the ap-
plicant can show that the same or bet-
If the street is designated arterial in ter results will occur because of creative
the Transportation Element of the City design solutions, unique aspects or use,
Comprehensive Plan, nonsight- etc., that cannot be fully anticipated at
obscuring landscaping shall be provided this time.
unless otherwise determined by the
Hearing Examiner. (4) Garbage, refuse or dumpster areas
shall not be located within fifty feet
These provisions may be modified by (50') of a lot zoned R-1, R-5, R-8, R-10,
the Hearing Examiner where the ap- R-14 or RM-I except by approval of the
plicant can show that the same or bet- Hearing Examiner. In no case shall the
ter results will occur because of creative garbage, refuse or dumpster area be
design solutions, unique aspects or use, located within the required setback.
etc., that cannot be fully anticipated at (Ord. 4593, 4-1-1996)
this time.
8. Surface Mounted Equipment: All on-site
(2) If the CS lot abuts a lot zoned R-1, utility surface mounted equipment shall be
R-5, R-8, R-10, R-14 or RM-I, then there screened from public view.
shall be a fifteen foot (15') sight-
obscuring landscaped strip. A ten foot 9. Roof-Top Equipment: All operating equip-
(10') sight-obscuring landscaping strip ment located on the roof of any building shall
may be allowed through the site plan be enclosed so as to be shielded from view,
process provided that a solid six foot (6') except for telecommunication equipment.
high barrier wall is provided within the
landscaped strip and a maintenance 10. Outdoor Storage:
agreement or easement for the
landscape strip is secured. A solid bar- a. Permitted outdoor storage must be
rier wall shall not be located closer screened from adjacent properties and public
than five feet (5') to an abutting lot rights of way.
zoned R-1, R-5, R-8, R-10,R-14 or RM-I.
b. Products or bulk materials covered by
These provisions may be modified by buildings with roofs but without sides shall
the Hearing Examiner where the ap- be considered outside storage and subject to
plicant can show that the same or bet- the screening provisions of this Section.
ter results will occur because of creative
design solutions, unique aspects or use, 11. Refuse And Recyclables Collection And
etc., that cannot be fully anticipated at Storage: All • recyclables collection and
this time. storage, garbage, refuse or dumpsters con-
tained within specified areas shall be
(3) If the CS lot abuts or is adjacent to screened, except for access points, by a fence
a lot zoned R-1, R-5, R-8, R-10, R-14 or or landscaping or some combination thereof.
RM-I, then all outdoor storage, repair,
maintenance or work areas shall be 12. Size Of Use: The maximum gross floor
screened by a sight-obscuring fence or area of any single use on a site shall not
landscaping or some combination exceed sixty five thousand (65,000) square
thereof as determined by the reviewing feet except as allowed in subsection D4 of
official. Loading docks shall not be this Section.
located adjacent to or abutting a lot
zoned R-1, R-5, R-8, R-10, R-14 or RM-I.
996
City of Renton
4-31-10.2 4-31-10.3
13. Minimum Lot Area: The minimum lot 5. Light And Glare: Due consideration shall
area for the CB Zone is twenty five thousand be given to mitigation of light and glare
(25,000)square feet. impacts upon streets, major public facilities
and major public open spaces.
NOW 14. Sensitive Areas: See Section 4-31-34;
Chapter 32, Title IV; Chapter. 8, Title VIII; F. Conflicts: In the event that there is a conflict
Section 4-31-35;Chapter 19,Title IV; Section between either the development standards or
4-31-31; and Chapter 6, Title IV of the City special development standards listed above
Code. (Ord. 4404, 6-7-1993; amd. 4593, 4-1- and the standards and regulations contained
1996) in another ordinance(s), the Zoning Adminis-
trator shall determine which ordinance shall
E. Conditional Use Permit For Excess Height: prevail based upon the intent of the zones.
In consideration of a request for conditional Life, safety and public health ordinances are
use permit for a building height in excess of assumed to prevail. (Ord.4404, 6-7-1993)
fifty five feet (55'), the Hearing Examiner or
Zoning Administrator shall consider the fol-
lowing factors in addition to the criteria in 4-31-10.3:NEIGHBORHOOD COMMERCIAL
Section 4-31-36 of this Chapter, among all ZONE (CN):
other relevant information.
A. Purpose: The purpose of the Neighborhood
1. Location Criteria: Proximity of arterial Commercial Zone (CN) is to provide for
streets that have sufficient capacity to accom- mixed-use neighborhood commercial centers
modate traffic generated by the development. located outside downtown Renton. The
Developments are encouraged to locate in Neighborhood Commercial Zone is intended
areas served by transit. to provide suitable pedestrian-oriented envi-
ronments for neighborhood-scaled retail and
2. Comprehensive Plan: The proposed use commercial development,not to exceed thirty
shall be compatible with the general purpose, five thousand (35,000) gsf/use without a con-
goals, objectives and standards of the Com- ditional use permit. It is intended that uses
prehensive Plan, the Zoning Ordinance and in a neighborhood commercial center be
any other plan,program,map or ordinance of scaled and oriented to serve the needs of the
the City. (Ord. 4404,6-7-1993) adjacent neighborhood abutting the center.
3. Effect On Adjacent Properties: Buildings B. Permitted Uses:
in excess of fifty feet (50') in height shall not
result in substantial or undue adverse effects 1. Primary Uses:
on adjacent property. When a building in
excess of fifty feet (50') in height is proposed a. Retail:
adjacent to or abuts a lot zoned R-1,R-5, R-8,
R-10, R-14 or RM-I, then setbacks shall be (1) Apparel and accessories.
equivalent to the requirements of the adja-
cent residential zone if the setback standards (2) Books, music, stationery and art
exceed the requirements of the CS Zone. supplies.
(Ord.4593,4-1-1996)
(3) Eating and drinking establish-
4. Building Height And Bulk: ments.
a. Buildings near public open spaces (4) Fabrics and related supplies.
should permit visual access and, where feasi-
ble,physical access to the public open space. (5) Financial and real estate.
b. Whenever practicable, buildings (6) Flowers,plants and floral supplies.
should be oriented to minimize the shadows
they cause on publicly accessible open spaces. (7) Food and groceries.
*611.01
1297
City of Renton
4-31-10.3 4-31-10.3
(8) Furniture, appliances, home fur- and portables existing as of the effective date
nishings. hereof(site plan review is required for expan-
sions of 10 percent or less).
(9) Hobbies,toys and games.
i. Utilities:Utilities, small.
(10) Mini-marts.
j. Care Facilities: Convalescent centers
(11) Newsstands. and nursing homes.
(12) Pharmacies. k. Multi-Family Residences: Existing
multi-family.
(13) Photographic and electronic sup-
plies. 2. Secondary Uses:
(14) Sporting goods. a. Adult Motion Picture Studios, Peep
Shows, Panoramas And Places of Adult
(15) Used goods and antiques. Entertainment:
(16) Variety stores. (1) Subject to the provisions of Section
4-31-30 of the City Code.
(17) Video sales and rental.
b. Amusement Arcades: Amusement
b. Services: Arcade, subject to:
(1) Family day care, day care centers, (1) Size and location of these uses will
and adult day care/health programs, be reviewed as part of site plan ap-
Categories I and II. (Ord. 4404, 6-7- proval.
1993;amd. Ord. 4680,9-22-1997)
(2) Maximum size of five thousand
(2) Mini day care.(Rep.by Ord.4494,2- (5,000)square feet gross floor area.
6-1995)
c. New Schools: New public and private
(3) Existing self-service storage. elementary and secondary school portables
up to four(4) per site and subject to site plan
c. Apartments Or Townhouses: Apart- review.
ments or townhouses at ten to fifteen (10 to
15) dwelling units per acre. Commercial and d. Gas Stations/Mini-Marts: Gas station
residential uses may be located within the with mini-mart, subject to:
same structure. Residential only structures
must be unified with existing or planned (1) Size and location of these uses will
commercial uses by similar design themes, be reviewed as part of site plan ap-
pedestrian access and compatible lighting proval.
and signage.
e. Offices: Office, subject to:
d. Residences: Retirement residence.
e. Group Homes: Group homes II.
f. Adult Homes:Adult family home.
g. Parks And Trails: Neighborhood, com-
munity and regional parks, trails and open
space existing as of the effective date hereof.
h. Existing Schools: Existing public and
private elementary and secondary schools
1297
City of Renton
4-31-10.3 4-31-10.3
(1) Size and location of these uses will (1) Size and location of these uses will
be reviewed as part of site plan ap- be reviewed as part of the site plan
proval. approval.
(2) The total gross square footage of 1. Auto Supplies: Auto supply stores sub-
these uses shall not exceed fifty percent ject to:
(50%) of the gross square footage of the
site; and, (1) Size and location of these uses will
be reviewed as part of the site plan
f. Parks: New neighborhood and com- approval.
munity parks subject to:
m. Gas Stations: Gasoline service stations
(1) Site plan approval. subject to:
(2) Consistent with the City Compre- (1) Size and location of these uses will
hensive Parks, Recreation and Open be reviewed as part of the site plan
Space Master Plan and Trails Master approval.
Plan.
n. Art Schools And Studios: Schools and
g. Health Clubs: Health club/fitness studios for art, crafts, photography, dance
center/sports club, subject to: and music:
(1) Size and location of these uses will (1) No outdoor facilities or storage.
be reviewed as part of site plan ap-
proval. (2) Retail sales of products or merchan-
dise produced on the premises;
h. Liquor Stores: Liquor stores, subject to: providing, the sales area does not ex-
ceed thirty three percent (33%) of the
(1) Size and location of these uses will gross floor area of the use. (Ord. 4404,
4460, be reviewed as part of site plan ap- 6-7-1993)
proval.
o. Community Facilities: The following
i. Social Services: Social services, subject development standards, in addition to those
to: in subsection D of this Section, shall apply to
all uses having a P suffix designation. Where
(1) Size and location of these uses willthese standards conflict with those generally
be reviewed as part of site plan ap- applicable, these standards shall apply:
proval.
(1) Height:
j. Veterinary Clinics: Veterinary clinic,
subject to: (A) Publicly owned structures
housing such uses shall be permitted an
(1) Size and location of these uses will additional fifteen feet (15') in height
be reviewed as part of site plan ap- above that otherwise permitted in the
proval. zone if "pitched roofs", as defined
herein, are used for at least sixty per-
(2) No outside kennels, stables or runs. cent(60%) or more of the roof surface of
both primary and accessory structures.
k. Building Materials: Building, hardware
and garden materials subject to: (B) In addition, in zones where the
maximum permitted building height is
less than seventy five feet (75'), the
996
City of Renton
4-31-10.3 4-31-10.3
maximum height of a publicly owned b. Food Preparation: Food preparation, for
structure housing a public use may be on-site sales purposes only.
increased as follows, up to a maximum
height of seventy five feet (75') to the c. Hand-Crafted Items: Hand crafting of
highest point of the building: products, for on-site sales purposes only.
(i)When abutting a public street, d. Warehousing: Warehousing and storage
one additional foot of height for of products in conjunction with retail sales.
each additional one and one-half
feet (1'/z') of perimeter building e. Recycling/Collection Stations: Recycling/
setback beyond the minimum collection stations; provided, the structure is
street setback required at street not located within any required setback
level unless such setbacks are and/or landscaped area.
otherwise discouraged (e.g., inside
the downtown core area in the CD 4. Administrative Conditional Uses:
Zone);
a. Auto Repair: Automobile repair and
(ii)When abutting a common service.
property line, one additional foot
of height for each additional two b. Auto Rental: Automotive rental and
feet (2') of perimeter building leasing.
setback beyond the minimum re-
quired along a common property c. Parking Garages: Commercial parking
line; and garages.
(iii) On lots four (4) acres or d. Parking Lots: Commercial parking lots.
greater, five (5) additional feet of
height for every one percent (1%) e'. Certain Heights: Heights exceeding the
reduction below a twenty percent maximum height of thirty five feet (35') by
(20%) maximum lot area coverage less than twenty feet (20'). See also Section
by buildings, for public amenities 4-31-10.2E, Conditional Use Permit For Ex-
such as recreational facilities, cess Height, of this Chapter.
and/or landscaped open space
areas, etc., when these are open f. Medical/Dental: Medical and dental
and accessible to the public during office.
the day or week. (Ord. 4523,
6-5-1995) g. Parks, Trails And Open Space: New
regional parks, new trails and open space.
p. Temporary Uses: Temporary use, as
defined in Section 4-31-19E of this Chapter. h. Rental Services: Rental services without
(Ord. 4560, 11-13-1995) outside storage.
3. Accessory Uses: In the Neighborhood Com- i. Increase In Maximum Area: Requests for
mercial Zone (CN), the following uses are increases in the maximum area per use of
allowed where incidental to a permitted use thirty five thousand (35,000) gsf, up to twen-
and shall not exceed thirty three percent ty percent (20%) or seven thousand (7,000)
(33%) of the gross floor area: gsf, or forty two thousand (42,000)gsf.
a. Apparel Fabrication: Apparel, fabric and j. Taverns: Taverns.
leather goods fabrication, for on-site sales
purposes only. k. Utilities: Utilities, medium.
996
City of Renton
4-31-10.3 4-31-10.3
5. Hearing Examiner Conditional Uses: accessory or conditional use shall be
prohibited, except those uses determined by
a. Additional Uses: Additional uses as the Zoning Administrator to be: 1) in keeping
identified in the Conditional Use Ordinance, with the purpose and intent of the Zone; and
Section 4-31-36 of this Chapter. 2) similar in nature to a specifically listed
primary, secondary, accessory or conditional
b. Churches, Etc.: Churches, synagogues, use.
temples.
D. Development Standards: In the Neighbor-
c. Towers: Communications, broadcast and hood Commercial Zone (CN) the following
relay towers. development standards shall apply, except as
otherwise provided in this Section:
d. Dance Establishments: Dance halls and
cabarets. 1. Size Of Use: The maximum gross floor
area of any single commercial use on a site
e. Group Homes: Group homes II for seven shall not exceed thirty five thousand (35,000)
(7) or more persons. gross square feet, except by conditional use
permit. This restriction does not apply to
f. Heights: Heights exceeding the residential uses. (Ord. 4404, 6-7-1993)
maximum height of thirty five feet (35') by
more than ten feet(10')'. 2. Setbacks: Setbacks in the CN Zone shall
be required as follows:
g. Medical: Hospitals.
a. Front/Street Setback:
h. New Schools: New public and private
elementary and secondary schools. (1) Minimum Setback:
i. Organizations: Service clubs and or- (A)A minimum setback of ten feet
ganizations. (10')is required.
j. Increases In Maximum Area: Requests (B) The minimum setback may be
for increases in the maximum area per use of reduced down to zero feet (0') through
thirty five thousand (35,000) gsf, up to forty the site plan review process provided
percent (40%) or fourteen thousand (14,000) that blank walls are not located within
gsf. Note: In no case shall a conditional use the reduced setback.
permit be granted for any increase in area
for more than forty percent (40%) or fourteen (2) Maximum Setback: On lots abutting
thousand (14,000) gsf. more than one street, the maximum
setback requirement shall only be ap-
k. Communications: Telegraph and other plied to the primary street as deter-
communications. mined by the reviewing official. For
additions to existing structures, the
1. Utilities: Utilities, large. maximum setback requirements shall
only apply when the addition is subject
m. Existing Schools: Existing public or to site plan review.
private elementary or secondary school ex-
pansions of more than ten percent(10%). (A)A maximum setback of fifteen
feet (15') shall be required of the street-
n. Change In Use: Any change in use side facade of the structure.
proposed for existing school property.
(B) The maximum setback may be
C. Prohibited And Unclassified Uses: Any use modified by the reviewing official
not specifically listed as primary, secondary, through the site plan review process if
1. See Section 4-31-10.2E, Special Conditional Use Requirements.
Nome
996
City of Renton
AIM.
4-31-10.3 4-31-10.3
the applicant can demonstrate that the (ii) One or more of the criteria
site plan meets the following criteria: would not be furthered or would be
*4811100
impaired by compliance with the
(i) Orient development to accom- maximum setback; or
modate the pedestrian and create
a pedestrian environment through (iii)Any function of the use which
such measures as: providing serves the public health, safety or
pedestrian walkways, encouraging welfare would be materially im-
pedestrian amenities and suppor- paired by the required setback.
ting alternatives to single oc-
cupant' vehicle (SOV) transpor- b. Rear And Side/Interior Setbacks: None
tation; and shall be required except as listed in Special
Requirements provisions below in subsection
(ii) Create an attractive and D2c.
interesting streetscape with a
strong and defined streetfront c. Special Requirements: If a CN lot abuts
through such measures as: or is adjacent to a lot zoned R-1, R-5, R-8,
promoting visible landmarks, R-10, R-14 or RM-I, then there shall be a
fostering distinctive architecture, fifteen foot (15') setback subject to the
mitigating the visual dominance of landscaping provisions in subsection D7c(1)
extensive and unbroken parking or 7c(2). (Ord. 4593, 4-1-1996)
along the streetfront and
modifying building orientation to 3. Height: In no case shall building height
offset large setbacks (e.g., using exceed the limits specified in Section 4-31-17,
varied setbacks, locating separate .Airport Zoning, of this Chapter.
smaller buildings near the
streetfront); and a. General:
(iii) Promote safety and visibility (1)A maximum of thirty five feet(35').
through such measures as: dis-
couraging the creation of hidden b. Special Height Allowances:
spaces, minimizing conflict bet-
ween pedestrians and traffic and (1) Heights may exceed the maximum
ensuring adequate setbacks to height with a conditional use permit.
accommodate required parking
and/or access that could not be (2)When a building is adjacent to a lot
provided otherwise. zoned primarily for a residential use on
the City Zoning Map and designated as
(C) The reviewing official may also residential on the City Comprehensive
modify the maximum setback re- Plan, the building may exceed the
quirement if the applicant can height allowed in the adjacent residen-
demonstrate that the preceding criteria tial zone by a maximum of fifteen feet
cannot be met; however, those criteria (15') upon approval by the Zoning Ad-
which can be met shall be addressed in ministrator.
the site plan:
4. Lot Coverage: Lot coverage for buildings
(i) Due to factors including but not are listed below:
limited to unique site design re-
quirements or physical site a. Lot coverage for buildings shall not
constraints such as sensitive areas exceed sixty five percent (65%) of the total
or utility easements; or lot area.
996
City of Renton
4-31-10.3 4-31-10.3
b.Lot coverage may be increased up to (2) If the CN lot abuts a lot zoned R-1,
seventy five percent (75%) of the total lot R-5, R-8,R-10, R-14 or RM-I, then there
*we area if parking is provided within the buil- shall be a fifteen foot (15') sight-
ding or within a parking garage. (Ord. 4404, obscuring landscaped strip. A ten foot
6-7-1993) (10') sight-obscuring landscaping strip
may be allowed through the site plan
5. Parking: Parking of vehicles related to the process provided that a solid six foot(6')
commercial uses shall not be allowed on high barrier wall is provided within the
residential streets. See Chapter 14, Title IV landscaped strip and a maintenance
of this City Code. (Ord. 4593, 4-1-1996) agreement or easement for the
landscape strip is secured. A solid bar-
6. Signs: See Chapter 20., Title IV of this City rier wall shall not be located closer
Code. (Ord. 4404, 6-7-1993) than five feet (5') to an abutting lot
zoned R-1, R-5, R-8, R-10, R-14 or RM-I.
7. Landscaping/Improvements:
These provisions may be modified by
a. Street Frontage: Lots abutting public the Hearing Examiner where the ap-
streets shall have a minimum landscaping plicant can show that the same or bet-
strip of ten feet (10') except where reduced ter results will occur because of creative
through the site plan review process. design solutions, unique aspects or use,
etc., that cannot be fully anticipated at
b. Pedestrian Connection: A pedestrian this time.
connection shall be provided from a public
entrance to the street unless the reviewing (3)If the CN lot abuts or is adjacent to
official determines that the requirement a lot zoned R-1, R-5, R-8, R-10, R-14 or
would unduly endanger the pedestrian. RM-I, then all outdoor storage, loading,
repair, maintenance or work areas shall
c. Special Requirements: be screened by a fence or landscaping or
some combination thereof as deter-
(1) If the CN lot is adjacent to a lot mined by the reviewing official. Loading
zoned R-1, R-5, R-8, R-10, R-14 or RM-I, docks shall not be located adjacent to or
then there shall be a minimum fifteen abutting a lot zoned R-1, R-5, R-8, R-10,
foot (15') sight-obscuring landscaped R-14 or RM-I.
strip. The Hearing Examiner may
modify the sight obscuring provision in These provisions may be modified by
order to provide reasonable access to the Hearing Examiner where the ap-
the property. plicant can show that the same or bet-
ter results will occur because of creative
If the street is designated arterial in design solutions, unique aspects or use,
the Transportation Element of the City etc., that cannot be fully anticipated at
Comprehensive Plan, nonsight- this time.
obscuring landscaping shall be provided
unless otherwise determined by the (4) Garbage, refuse or dumpster areas
Hearing Examiner. shall not be located within fifty feet
(50') of a lot zoned R-1, R-5, R-8, R-10,
These provisions may be modified by R-14 or RM-I except by approval of the
the Hearing Examiner where the ap- Hearing Examiner. In no case shall the
plicant can show that the same or bet- garbage, refuse or dumpster area be
ter results will occur because of creative located within the required setback.
design solutions, unique aspects or use, (Ord. 4593, 4-1-1996)
etc., that cannot be fully anticipated at
this time.
996
City of Renton
4-31-10.3 4-31-10.3
8. Surface Mounted Equipment: All on-site 2. Comprehensive Plan: The proposed use
utility surface mounted equipment shall be shall be compatible with the general purpose,
NIS
screened from public view. goals, objectives and standards of the
Comprehensive Plan, the Zoning Ordinance
9. Roof-Top Equipment: All operating equip- and any other plan, program, map or or-
ment located on the roof of any building shall dinance of the City. (Ord. 4404, 6-7-1993)
be enclosed so as to be shielded from view,
except for telecommunication equipment. 3. Effect On Adjacent Properties: Buildings
in excess of thirty five feet (35') in height
10. Outdoor Storage: shall not result in substantial or undue ad-
verse effects on adjacent property. When a
a. Outdoor storage must be screened from building in excess of thirty five feet (35') in
adjacent properties and public rights of way. height is proposed adjacent to or abuts a lot
zoned R-1, R-5, R-8, R-10, R-14 or RM-I, then
b. Products or bulk materials covered by thesetbacks shall be equivalent to the re-
buildings with roofs but without sides shall quirements of the adjacent residential zone if
be considered outside storage and subject to the setback standards exceed the re-
the screening provisions of this Section. quirements of the CN Zone. (Ord. 4593,
4-1-1996)
11. Refuse And Recyclables Collection And
Storage: All recyclables collection and 4. Building Height And Bulk:
storage, garbage, refuse or dumpsters con-
tained within specified areas shall be a. Buildings near public open spaces
screened, except for access points, by a fence should permit visual access and, where
or landscaping or some combination thereof. feasible, physical access to the public open
space.
12. Minimum Lot Area: The minimum lot
area for the CN Zone is five thousand (5,000) b. Whenever practicable, buildings should
square feet. be oriented to minimize the shadows they
cause on publicly accessible open spaces. `rr
13. Sensitive Areas: See Section 4-31-34;
Chapter 32, Title IV; Chapter 8, Title VIII; 5. Light And Glare: Due consideration shall
Section 4-31-35; Chapter 19, Title IV; Section be given to mitigation of light and glare
4-31-31; and Chapter 6, Title IV of this City impacts upon streets, major public facilities
Code. and major public open spaces.
E. Conditional Use Permit For Excess Height: F. Conflicts: In the event that there is a conflict
In consideration of a request for conditional between either the development standards or
use permit for a building height in excess of special development standards listed above
thirty five feet(35') the Hearing Examiner or and the standards and regulations contained
Zoning Administrator shall consider the in another ordinance(s), the Zoning Ad-
following factors in addition to the criteria in ministrator shall determine which ordinance
Section 4-31-36 of this Chapter, among all shall prevail based upon the intent of the
other relevant information. zones. Life, safety and public health ordinan-
ces are assumed to prevail. (Ord. 4404,
1. Location Criteria: Proximity -of arterial 6-7-1993)
streets which have sufficient capacity to
accommodate traffic generated by the
development. Developments are encouraged
to locate in areas served by transit.
*14110
996
City of Renton
4-31-10.4 4-31-10.4
4-31-10.4:ARTERIAL COMMERCIAL ZONE (9) Flowers, plants and floral supplies.
(CA):
(10) Group homes I.
A. Purpose And Exceptions:
Niro/ (11) Food and groceries.
1. Purpose:The purpose of the Arterial Com-
mercial Zone(CA)is to provide suitable envi- (12) Hobbies,toys and games.
ronments for"strip"commercial development.
The CA Zone provides for a wide variety of (13) Jewelry.
retail sales and personal/professional services
primarily oriented to automobile traffic along (14) Liquor.
designated major arterial streets.This zoning
designation is located in areas designated as (15) Mini-marts.
Employment Area—Commercial in the Com-
prehensive Plan. (16) Newsstands.
2. Exception: The purpose of this exception (17) Office and business supplies, in-
is to help create a regional auto mall that has eluding retail sales of computers.
a cohesive appearance for improved retail
activity. The excepted CA areas are bound by (18) Personal medical supplies.
Grady Way South, Rainier Avenue South, I-
405 and Lind Avenue South(Area A) and the (19) Pharmacies and drug stores.
area bound by Grady Way South, Shattuck
Avenue South,Railroad right-of-way, and the (20) Photographic and electronic sup-
western CA boundary east of Lind Avenue plies.
South(Area B). See subsection F of this Sec-
tion for specific requirements and opportuni- (21) Sporting goods.
ties. (Ord. 4520, 6-5-1995)
(22) Used goods and antiques.
B. Permitted Uses:
(23) Video sales and rentals.
1. Primary Uses:
410r+►` b. Services:
a. Retail:
(1) Amusement arcades.
(1) Apparel and accessories.
(2) Auction houses.
(2) Auto supplies.
(3) Automobile repair and service.
(3) Auto, boat, motorcycle, recreational
vehicle•and equipment, including rental (4) Bowling centers.
and leasing.
(5) Business services, including retail
(4) Books, music, stationery and art computer services, retail printing and
supplies. xerography.
(5) Building, hardware and garden ma- (6) Car washes. (Ord. 4404, 6-7-1993)
terials (including small trees, shrubs,
flowers, supplies and tools within an en- (7) Family day care, day care centers,
closed area). and adult day care/health programs,
Categories I and II.(Ord.4494,2-6-1995;
(6) Department and variety stores. amd. Ord.4680, 9-22-1997)
(7) Eating and drinking establishments. (8) Dance halls and cabarets.
(8) Fabrics and related supplies. (9) Drive-in theaters.
1297
City of Renton
4-31-10.4 4-31-10.4
(10) Financial and real estate. a. Adult Entertainment:Adult entertain-
ment business subject to the provisions of
(11) Funeral homes. Section 4-31-30 and Title V, Chapter 12 of
this City Code. (Ord.4595,4-8-1996)
(12) Hotels and motels.
b. Multi-Family Residential: Multi-fam-
(13) Laundromats. ily residential are permitted subject to the
following conditions:
(14) Miscellaneous minor repairs (TV,
electrical appliances,upholstery, etc.). (1) Maximum density shall be twenty
(20)dwelling units per acre.
(15) Parks, new and existing neighbor-
hood, community and regional; new and (2) Multi-family residential uses lo-
existing trails and open spaces. cated in a structure that is restricted
solely to residential use shall be subject
(16) Personal services such as barber to the development standards.as speci-
shop,beauty parlor, fled in the Residential Multi-Family
Suburban Zone(RM-C),Section 4-31-8D
(17) Pet shop and grooming. of this Chapter.
(18) Photography and photographic re- (A) Projects reviewed under site
production. plan review procedures,Section 4-31-33,
may be required to build a ten foot (10')
(19) Professional and business schools. high ceiling for the first story of a build-
ing constructed solely for residential
(20) Professional sports teams/promot- use, in order to maintain the long-term
ers. potential for conversion to commercial
usage. (Ord. 4513, 5-1-1995)
(21) Rental services not involving exte-
rior storage. (3) Maximum density shall be twenty
(20)dwelling units per acre.
(22) Existing public or private elemen-
tary and secondary schools and porta- c. Professional And Business Services:
bles existing as of the effective date
hereof (site plan review is required for (1) Size and location will be reviewed as
expansions of 10 percent or less). part of site plan approval.
(23) Sports arenas, auditoriums and d. Furniture, Home Appliances: Furni-
exhibition halls(except school facilities). ture,appliances,home furnishings.
(24) Health clubs/fitness centers/sports (1) Size and location will be reviewed as
clubs. part of the site plan approval.
(25) Taverns. e. Parking Lots: Commercial parking lots
and garages are permitted subject to provid-
(26) Veterinary clinics without outside ing:
kennels,runs or stables.
(1) Peripheral landscaping which does
(27) Theaters. not obscure views into the garage struc-
ture in order to maintain visual secu-
c. Utilities, small. rity.
2. Secondary Uses Permitted Subject To (2) Increased lighting for security.
Conditions: (Ord. 4404, 6-7-1993)
(3) Limited curb cuts and traffic access.
1297
City of Renton
4.31-10.4 4-31-10.4
(4) Size and location shall be reviewed is less than seventy five feet (75'), the
as part of site plan approval. maximum height of a publicly owned
structure housing a public use may be
f. Research And Development: Research, increased as follows, up to a maximum
err► development and testing, subject to site plan height of seventy five feet (75') to the
review. highest point of the building:
g. Medical: Dental, medical and optical (i) When abutting a public
labs subject to site plan review. street,one additional foot of height
for each additional one and one-
h. Gas Stations: Gasoline service stations half feet(1-1/2')of perimeter build-
and gas stations with mini-marts subject to: ing setback beyond the minimum
street setback required at street
(1) Size and location shall be reviewed level unless such setbacks are oth-
as part of site plan approval. erwise discouraged(e.g., inside the
downtown core area in the CD
i. Retail Sales: Rental services with out- Zone);
side storage subject to site plan review.
(ii) When abutting a common
j. Art,Dance, Music: Schools and studios property line, one additional foot of
for art,crafts, photography,dance and music: height for each additional two feet
(2') of perimeter building setback
(1) No outdoor facilities or storage. beyond the minimum required
along a common property line;and
(2) Retail sales of products or merchan-
dise produced on the premises providing (iii) On lots four (4) acres or
the sales area does not exceed thirty greater, five (5) additional feet of
three percent (33%) of the gross floor height for every one percent (1%)
area of the use. reduction below a twenty percent
(20%) maximum lot area coverage
k. Elementary And Secondary Schools: by buildings, for public amenities
New public or private elementary and sec- such as recreational facilities, and/
ondary school portables,up to four(4)per site or landscaped open space areas,
and subject to site plan review. (Ord. 4404, 6- etc.when these are open and acces-
7-1993) Bible to the public during the day or
week. (Ord. 4523, 6-5-1995)
1. Community Facilities: The following
development standards, in addition to those m. Temporary Uses: Temporary use, as
in subsection D of this Section, shall apply to defined in Section 4-31-19E. (Ord. 4560, 11-
all uses having a P suffix designation. Where 13-1995)
these standards conflict with those generally
applicable,these standards shall apply: n. Vehicle Sales: The sale of buses,
trucks, and recreational vehicles when lim-
(1) Height: ited to the area south of S.W. Grady Way and
west of SR 167/Rainier Avenue S. Repairs of
(A) Publicly owned structures these vehicles are allowed as an accessory
housing such uses shall be permitted an use to sales. (Ord. 4609, 5-20-1996)
additional fifteen feet (15') in height
above that otherwise permitted in the o. Card Rooms: Card rooms when ancil-
zone if "pitched roofs", as defined lary to a permitted primary use where food
herein, are used for at least sixty per- and beverages are served on the premises
cent (60%) or more of the roof surface of and located in an area with an Employment
both primary and accessory structures. Area—Valley land use designation as shown
on the City's Comprehensive Plan Land Use
(B) In addition, in zones where Map, and located south of I-405. (Ord. 4691,
the maximum permitted building height 12-1-1997)
erre 1297
City of Renton
4
4-31-10.4 4-31-10.4
3. Accessory Uses: In the Arterial Commer- d. Community Facilities: Community
cial Zone, the following uses are allowed facilities.
where incidental to a permitted primary or.
secondary use and shall not exceed thirty e. Convalescent centers and nursing
three percent(33%)of the gross floor area: homes.
a. Apparel Fabrication: Apparel, fabric f. Group homes I and group homes II for
and leather goods fabrication, for on-site seven(7)or more persons.
sales purposes only.
g. Heights exceeding the maximum
b. Food Preparation: Food preparation, height of fifty feet (50') by more than twenty
for on-site sales purposes only. five feet (25'). See also Section 4-31-10.2E,
Conditional Use Permit for Excess Height, of
c. Hand-Crafted Items: Hand crafting of this Chapter.
products,for on-site sales purposes only.
h. Helipads, only as an accessory use.
d. Electronics: Computer and electronics
assembly and packaging. i. Wholesale and retail horticultural
nurseries.
e. Warehousing: Warehousing and stor-
age of products in conjunction with retail j. Hospitals.
sales.
k. Commercial outdoor recreation or
f. Recycling/Collection Stations: Recy- entertainment uses.
cling collection stations; provided, the struc-
ture is not located within any required 1. Telegraph and other communications
setback and/or landscaped area. facilities.
4. Administrative Conditional Uses: m. Recycling centers and drop or collec-
tion centers.
a. Bus/Taxi Areas: Bus terminals, taxi
headquarters, except exterior storage and
long-term parking of commercial vehicles.
b. Hobby Kennels: Hobby kennel. See
Section 4-31-37 of this Chapter.
c. Veterinary Clinics: Veterinary clinics
with outside kennels,runs or stables.
d. Utilities:Utilities, medium.
e. Monuments: Monuments, tombstones
and gravestones.
5. Hearing Examiner Conditional Uses:
a. Additional Uses: Additional uses as
identified in the Conditional Use Ordinance,
Section 4-31-36 of this Chapter.
b. Entertainment:Amusement park.
c. Towers: Communications broadcast
and relay towers.
1297
City of Renton
4-31-10.4 4-31-10.4
n. Self-service storage facilities that are D. Development Standards: In the Arterial
one story in height and contained entirely Commercial Zone the following development
OW within one building. standards shall apply, except as otherwise
provided in this Section: (Ord. 4404,
o. Special schools for technical and in- 6-7-1993)
dustrial processes.
1. Setbacks: Setbacks in the CA Zone shall
p. Utilities, large. be required as follows:
q. Transit centers, a. Front - Street Setback: A minimum
setback of ten feet (10') is required. The
r. Not for profit gambling casinos including, minimum setback may be reduced down to
• games of chance and/or bingo. zero feet (0') through the site plan review
process provided that blank walls are not
s. Feed stores. located within the reduced setback.
t. Churches, synagogues and temples. b. Rear And Side - Interior Setbacks: None
shall be required except as listed in special
u. Service clubs and organizations. requirements provisions below in subsection
Dic.
v. New public or private elementary and
secondary schools. c. Special Requirements: If a CA lot abuts
or is adjacent to a lot zoned R-1, R-5, R-8,
w. Existing public or private elementary or R-10, R-14 or RM-I, then there shall be a
secondary school expansions of more than fifteen foot (15') setback subject to the
ten percent (10%). landscaping provisions in subsection D6c(1)
or 6c(2) of this Section. (Ord. 4593, 4-1-1996)
x. Any change in use proposed for existing
school property. (Ord. 4404, 6-7-1993) 2. Height:
11we y. Light manufacturing, including as- a. Limits: In no case shall building height
sembly and warehousing of prefabricated exceed the limits specified in Section 4-31-17,
parts and finished parts; also including Airport Zoning, of this Chapter.
minor finishing work as part of the assembly
process. b. General: A maximum of fifty feet (50').
z. Automobile body shops, including pain- c. Special Height Allowances:
ting, when conducted entirely within an
enclosed structure. (Ord. 4465, 8-15-1994) (1)Heights may exceed the maximum
height with a conditional use permit.
C. Prohibited Uses And Unclassified Uses: In
the Arterial Commercial Zone (CA), the fol- (2)When a building is adjacent to a lot
lowing uses are prohibited: zoned primarily for a residential use on
the City Zoning Map and designated as
1. Any use not specifically listed as primary, residential on the City Comprehensive
secondary, accessory or conditional use shall Plan, the building may exceed the
be prohibited; except those uses determined height allowed in the adjacent residen-
by the Zoning Administrator to be: a) in tial zone by a maximum of twenty feet
keeping with the purpose and intent of the (20') upon approval by the Zoning Ad-
Zone; and b) similar in nature to a specifical- ministrator.
ly listed primary, secondary, accessory or
conditional use.
Ilikerre
996
City of Renton
4-31-10.4 4-31-10.4
3. Lot Coverage: Lot coverage for buildings is These provisions may be modified by
listed below: the Hearing Examiner where the ap-
plicant can show that the same or bet-
a. Lot coverage for buildings shall not ter results will occur because of creative
exceed sixty five percent (65%) of the total design solutions, unique aspects or use,
lot area. etc., that cannot be fully anticipated at
this time.
b. Lot coverage may be increased up to
seventy five percent (75%) of the total lot (2) If the CA lot abuts a lot zoned R-1,
area if parking is provided within the buil- R-5, R-8, R-10, R-14 or RM-I, then there
ding or within a parking garage. (Ord. 4404, shall be a fifteen foot (15') sight-
6-7-1993) obscuring landscaped strip. A ten foot
(10') sight-obscuring landscaping strip
4. Parking: Parking of vehicles related to the may be allowed through the site plan
commercial uses shall not be allowed on process provided that a solid six foot(6')
residential streets. See Chapter 14, Title IV high barrier wall is provided within the
of this City Code. (Ord. 4593, 4-1-1996) landscaped strip and a maintenance
agreement or easement for the
5. Signs: See Chapter 20, Title IV of the City landscape strip is secured. A solid bar-
Code. (Ord. 4404, 6-7-1993) rier wall shall not be located closer
than five feet (5') to an abutting lot
6. Landscaping/Improvements: zoned R-1,R-5, R-8, R-10, R-14 or RM-I.
a. Street Frontage: Lots abutting public These provisions may be modified by
streets shall have a minimum landscaping the Hearing Examiner where the ap-
strip of ten feet (10'), except where reduced plicant can show that the same or bet-
through the site plan review process. ter results will occur because of creative
design solutions, unique aspects or use,
b. Pedestrian Connection: A pedestrian etc., that cannot be fully anticipated at
connection shall be provided from a public this time.
Nuid
entrance to the street unless the reviewing
official determines that the requirement (3) If the CA lot abuts or is adjacent to
would unduly endanger the pedestrian. a lot zoned R-1, R-5, R-8, R-10, R-14 or
RM-I, then all outdoor storage, loading,
c. Special Requirements: ' repair, maintenance or work areas shall
be screened by a fence or landscaping or
(1) If the CA lot is adjacent to a lot some combination thereof as deter-
zoned R-1, R-5, R-8, R-10, R-14 or RM-I, mined by the reviewing official. Loading
then there shall be a minimum fifteen docks shall not be located adjacent to or
foot (15') sight-obscuring landscaped abutting a lot zoned R-1, R-5, R-8, R-10,
strip. The Hearing Examiner may R-14 or RM-I.
modify the sight-obscuring provision in
order to provide reasonable access to These provisions may be modified by
the property. the Hearing Examiner where the ap-
plicant can show that the same or bet-
If the Street is designated arterial in ter results will occur because of creative
the Transportation Element of the City design solutions, unique aspects or use,
Comprehensive Plan, nonsight- etc., that cannot be fully anticipated at
obscuring landscaping shall be provided this time.
unless otherwise determined by the
Hearing Examiner. (4) Garbage, refuse or dumpster areas
shall not be located within fifty feet
996
City of Renton
4-31-10.4 4-31-10.4
(50') of a lot zoned R-1, R-5, R-8, R-10, criteria in Section 4-31-36 of this Chapter,
R-14 or RM-I except by approval of the and all other relevant information.
Hearing Examiner. In no case shall the
garbage, refuse or dumpster area be 1. Location Criteria: Proximity of arterial
located within the required setback. streets that have sufficient capacity to ac-
(Ord. 4593, 4-1-1996) commodate traffic generated by the develop-
ment. Developments are encouraged to locate
7. Surface Mounted Equipment: All on-site in areas served by transit. All transit
surface mounted utility equipment shall be facilities must be incorporated into the site
screened from public view. design.
8. Roof-Top Equipment: All operating equip- 2. Comprehensive Plan: The proposed use
ment located on the roof of any building shall shall be compatible with the general purpose,
be enclosed so as to be shielded from view, goals, objectives and standards of the
except for telecommunication equipment. Comprehensive Plan, the Zoning Ordinance
and any other plan, program, map or or-
9. Outdoor Storage: dinance of the City. (Ord. 4404, 6-7-1993)
a. Permitted outdoor storage must be 3. Effect On Adjacent Properties: Buildings
screened from adjacent properties and public in excess of fifty feet (50') in height shall not
rights of way. result in substantial or undue adverse effects
on adjacent property. When a building in
b. Products or bulk materials covered by excess of fifty feet (50') in height is proposed
buildings with roofs but without sides shall adjacent to or abuts a lot zoned R-1, R-5,
be considered outside storage and subject to R-8, R-10, R-14 or RM-I, then setbacks shall
the screening provisions of this Section. be equivalent to the requirements of the
adjacent residential zone if the setback stan-
c. Exterior retail sales of autos, boats and dards exceed the requirements of the CA
motorcycles are not considered outdoor Zone. (Ord. 4593, 4-1-1996)
NSW storage.
4. Building Height And Bulk:
10. Refuse And Recyclables Collection And
Storage: All recyclables collection and a. Buildings near public open spaces
storage, garbage, refuse or dumpsters con- should permit visual access and, where
tained within specified areas shall be feasible, physical access to the public open
screened, except for access points, by a fence space.
or landscaping or some combination thereof.
b. Whenever practicable, buildings should
11. Sensitive Areas: See Section 4-31-34; be oriented to minimize the shadows they
Chapter 32, Title IV; Chapter 8, Title VIII; cause on publicly accessible open spaces.
Section 4-31-35; Chapter 19, Title IV; Section
4-31-31; and Chapter 6, Title IV of this City 5. Light And Glare: Due consideration shall
Code. (Ord. 4404, 6-7-1993; amd. Ord. 4593, be given to mitigation of light and glare
4-1-1996) impacts upon streets, major public facilities
and major public open spaces. (Ord. 4404,
E. Conditional Use Permit For Excess Height: 6-7-1993)
In consideration of a request for conditional
use permit for a building height in excess of F. Exception: Automall, in Areas A and B,
forty five feet (45') the Hearing Examiner or described under CA, Purpose And Excep-
Development Services Division shall consider tions, subsection A of this Section, the fol-
the following factors in addition to the lowing criteria shall apply:
/abirs''' 996
City of Renton
•
4-31-10.4 4-31-10.4
1. Permitted Uses (Area A Only): Primary South shall provide a fifteen foot (15')
uses are auto, motorcycle and passenger wide landscape strip along street
truck sales. Secondary uses are licensing frontages. The landscape strip shall
bureaus, car rentals, public parking or other include a minimum thirty inch (30")
uses determined by the Zoning Administrator high berm and red maples (Acer
that directly support dealerships. rubrum) planted twenty five feet (25')
on center. Unimproved portions of the
2. Development Standards (Areas A And B, right of way may be used in com-
For Dealerships Only): (Ord. 4520, 6-5-1995) bination with abutting private property
to meet the required fifteen foot (15')
a. Automall Improvement Plan (Areas A landscape strip width.
And B): All development shall coordinate
with the Automall Improvement Plan (4) Administrative modification of
adopted by Resolution No. 3182. The landscape requirements is applicable
Automall Improvement Plan addresses only to the landscape standard in sub-
potential street vacations, right-of-way section F2b(3) of this Section.
improvements, area gateways, signage,
landscaping, circulation and shared access. c. Landscaping (Area B Only): Automobile
sales developing in Area B must meet the
b. Landscaping(Area A Only): landscaping standards in subsection D6 of
this Section.
(1) A minimum of two and five-tenths
percent (2.5%) of the gross site area d. Wheel Stops: If frontage landscaping is
shall be provided as on-site relocated then permanent wheel stops or
landscaping. This landscaping shall be continuous curbs must be installed a
consolidated and located at site entries, minimum of two and five-tenths feet (2.5')
building fronts, or other visually from sidewalks to prevent bumper overhang
prominent locations, as approved of sidewalks.
through site plan review.
e. Service Areas: Service areas shall not *4100,
(2) In the Green River Valley, an ad- face public street frontage.
ditional two percent (2%) of natural
landscaping shall be required for f. Parking: Customer parking shall be
developed sites as per the Soil Conser- designated and striped near entry drives and
vation Service Environmental visible from public streets. Where possible,
Mitigation Agreement. These areas customer parking shall be combined with
should not be dispersed throughout a adjacent dealership customer parking and
site, but should be aggregated in one shared access.
portion of the property. Where possible,
the required two percent (2%) g. Pedestrian Access: Provide direct, clear
landscaping for adjacent properties and separate pedestrian walks from
• should be contiguous. The boundaries of sidewalks to building entries and internally
the Green River Valley, for purposes of from buildings to adjacent retail properties.
this Section, are generally defined as (Ord. 4608, 5-20-1996)
the Green River on the west, S.W. 43rd
Street on the south, the base of Talbot 3. Right-Of-Way Improvement Plan (Areas A
Hill Road to the east, and the Bur- And B): Once completed, all development
lington Northern railroad tracks on the shall coordinate with a right-of-way
north. improvement plan. A right-of-way
improvement plan shall be completed by the
(3) Lots which abut Lind Avenue S.W., City, in coordination with adjacent property
S.W. Grady Way and Rainier Avenue owners, and shall address area gateways,
996
City of Renton
•
4-31-10.4 4-31-10.5
signage, landscaping and shared access. (1) The following general personal ser-
(Ord.4520, 6-5-1995) vices:
4. Financial Incentives (Area A Only): All (A) Beauty shops.
street vacation fees and compensation for the
right-of-way may be waived by the City (B) Barber shops.
Council for developing properties in Area A
when: (C) Shoe repair. (Ord. 4404, 6-7-
1993)
a. The properties are designated to be
vacated on the Automall Improvement Plan (2) Family day care, day care centers,
Map, and adult day care/health programs,
Categories I and II. (Ord. 4494, 2-6-
b. The application for street vacation con- 1995; amd. Ord. 4680, 9-22-1997)
forms to the Administrative Procedure For
Right-of-Way Vacation, Section 9-14-11 of (3) Eating and drinking establish-
this City Code,and ments.
c. The uses proposed conform to subsec- (4) Utilities, small.
tion Fl of this Section, Primary Uses
Automall Exception. (Ord.4608, 5-20-1996) (5) Existing neighborhood, community
and regional parks, trails and open
G. Conflicts: In the event that there is a conflict spaces as of the effective date hereof.
between either the development standards or
special development standards listed above, (6) Single-family residences existing le-
and the standards and regulations contained gaily as of the effective date hereof.
in other ordinance(s),the Zoning Administra-
tor shall determine which ordinance shall 2. Secondary Uses:
prevail based upon the intent of the zones.
Life, safety and public health ordinances are a. Multi-Family: Multi-family, at five (5)
assumed to prevail. (Ord. 4520, 6-5-1995) dwelling units per acre, subject to:
Niow (1) Size and location of these uses will
4-31-10.5:CONVENIENCE COMMERCIAL be reviewed as part of site plan ap-
ZONE (CC): proval.
A. Purpose: The purpose of the Convenience (2) These uses are permitted when lo-
Commercial Zone(CC)is to provide for small- cated in a mixed-use building of cora-
scale convenience retail/commercial centers mercial and residential uses.
intended to provide for basic retail and service
needs of the adjacent area. Uses serving a (3) No residential uses are allowed on
larger area may be appropriate if they also the first floor.
serve the residents of the immediate area and
are compatible with the scale and character of b. Flowers, Plants: Flowers, plants and
the neighborhood in which they are located. floral supplies, subject to:
(Ord.4473,9-12-1994)
(1) Size and location of these uses will
B. Permitted Uses: be reviewed as part of site plan ap-
proval.
1. Primary Uses:
c. Laundromat:Laundromat, subject to:
a. Retail Sales:
(1) Size and location of these uses will
(1) Mini-mart. be reviewed as part of site plan ap-
proval.
b. Services:
1297
City of Renton
•
4-31-10.5 4-31-10.5
d. News:Newsstand, subject to: level unless such setbacks are oth-
erwise discouraged (e.g., inside the
(1) Size and location of these uses will downtown core area in the CD
be reviewed as part of site plan ap- Zone);
proval. 4400
(ii)When abutting a common prop-
e. Videos: Video sales and rental, subject erty line, one additional foot of
to: height for each additional two feet
(2') of perimeter building setback
(1) Size and location of these uses will beyond the minimum required
be reviewed as part of site plan ap- along a common property line;and
proval.
(iii) On lots four (4) acres or
f. Parks: New neighborhood parks sub- greater, five (5) additional feet of
ject to: height for every one percent (1%)
reduction below a twenty percent
(1) Site plan review. (20%) maximum lot area coverage
by buildings, for public amenities
(2) Consistency with the City Compre- such as recreational facilities, and/
hensive Parks, Recreation and Open or landscaped open space areas,
Space Master Plan and Trails Master etc., when these are open and
Plan. (Ord.4404, 6-7-1993) accessible to the public during the
day or week. (Ord.4523, 6-5-1995)
g. Community Facilities: The following
development standards, in addition to those h. Temporary Uses: Temporary use, as
in subsection D of this Section, shall apply to defined in Section 4-31-19E. (Ord. 4560, 11-
all uses having a P suffix designation. Where 13-1995)
these standards conflict with those generally
applicable,these standards shall apply: 3. Accessory Uses:In the Convenience Commer-
cial(CC)Zone,the following uses are allowed
(1) Height: where incidental to a permitted use and shall
not exceed thirty three percent (33%) of the ,
(A) Publicly owned structures gross floor area:
housing such uses shall be permitted an
additional fifteen feet (15') in height a. Apparel Fabrication: Apparel, fabric
above that otherwise permitted in the and leather goods fabrication, for on-site
zone if "pitched roofs", as defined sales purposes only.
herein, are used for at least sixty per-
cent (60%)or more of the roof surface of b. Food Preparation: Food preparation,
both primary and accessory structures. for on-site sales purposes only.
(B) In addition, in zones where c. Hand-Crafted: Hand crafting of prod-
the maximum permitted building height ucts,for on-site sales purposes only.
is less than seventy five feet (75'), the
maximum height of a publicly owned d. Storage: Storage of products in con-
structure housing a public use may bejunction with retail sales.
increased as follows, up to a maximum
height of seventy five feet (75') to the e. (Rep.by Ord.4680, 9-22-1997)
highest point of the building:
4. Administrative Conditional Uses:(Ord. 4404,
(i) When abutting a public street, 6-7-1993)
one additional foot of height for
each additional one and one-half a. Gas Stations: Gas station with one or
feet (1-1/2') of perimeter building more of the following associated uses: mini-
setback beyond the minimum mart, auto repair, one self-service drive-
street setback required at street through car wash. (Ord. 4439, 2-28-1994)
1297 ‘01004
City of Renton
4-31-10.5 4-31-10.5
b. Increase In Maximum Area: Requests C. Prohibited Uses And Unclassified Uses: Any
for increases over the maximum area per use uses not specifically listed as primary,second-
of five thousand (5,000) gsf, of up to ten per- ary,accessory or conditional uses shall be pro-
cent(10%)or five hundred(500)gsf. hibited; except those uses determined by the
fir✓ Zoning Administrator to be: 1) in keeping
c. Utilities:Utilities,medium. with the purpose and intent of the zone; and
2)similar in nature to a specifically listed pri-
d. Recycling/Collection Stations: Recy- mary, secondary accessory or conditional use.
cling collection stations.(Ord.4404,6-7-1993) In addition, the operation and conduct of any
licensed premises or facility used to play
e. Offices: Professional and personal social card games as governed by RCW 9.36,.
offices, subject to: the Gaming Act, as amended, shall also be
prohibited. (Amd. Ord. 4691, 12-1-1997)
(1) The total gross floor area of each use
in any one site shall not exceed three D. Development Standards: In the Convenience
thousand(3,000) square feet. Commercial(CC)Zone the following develop-
ment standards shall apply, except as other-
(2) The following criteria: wise provided in this Section:
(A) Activities with a limited need 1. Size: The maximum gross floor area of
for walk-in clientele; and any single commercial use on a site shall not
exceed five thousand (5,000) gross square
(B) Activities for which a reduc- feet, except by conditional use permit. This
tion in parking standards to one space restriction does not apply to residential uses.
per five hundred (500) square feet of (Ord. 4404, 6-7-1993)
gross floor space could be justified. (Ord.
4473, 9-12-1994) 2. Setbacks: Setbacks in the CC Zone shall
be required as follows:
5. Hearing Examiner Conditional Uses:
a. Front/Street Setback:
a. Additional Uses: Additional uses as
identified in the Conditional Use Ordinance, (1) Minimum Setback:
r Section 4-31-36 of this Chapter.
(A) A minimum setback of ten
b. Towers: Communications broadcast feet(10')is required.
and relay towers.
(B) The minimum setback may
c. Parks And Trails:New community and be reduced down to zero feet(0')through
regional parks,trails and open space. the site plan review process provided
that blank walls are not located within
d. Increase In Maximum Area: Requests the reduced setback.
for increases over the maximum area per use
of five thousand(5,000)gsf,up to twenty per- (2) Maximum Setback:On lots abutting
cent(20%)or one thousand(1,000)gsf.(Note: more than one street,the maximum set-
In no case shall a conditional use permit be back requirement shall only be applied
granted for any increase in area for more to the primary street as determined by
than twenty percent (20%) or one thousand the reviewing official. For additions to
(1,000)gsf.) existing structures, the maximum set-
back requirements shall only apply
e. Utilities:Utilities,large. when the addition is subject to site plan
review.
f. Churches, Etc.: Churches, synagogues
and temples. (A) A maximum setback of fifteen
feet (15') shall be required of the street-
g. Organizations: Service clubs and orga- side facade of the structure.
nizations.
`'— 1297
City of Renton
4-31-10.5 4-31-10.5
(B) The maximum setback may requirements provisions below in subsection
be modified by the reviewing official D2c.
through the site plan review process if
the applicant can demonstrate that the c. Special Requirements:• If a CC lot
site plan meets the following criteria: abuts or is adjacent to a lot zoned R-1,R-5,R-
8, R-10, R-14 or RM-I, then there shall be a
(i) Orient development to the fifteen foot (15') setback subject to the land-
pedestrian through such measures scaping provisions in subsection D7c(1) or
as:providing pedestrian walkways, 7c(2)of this Section.(Ord. 4593,4-1-1996)
encouraging pedestrian amenities
and supporting alternatives to sin- 3. Height: A maximum of thirty five feet
gle occupant vehicle (SOV) trans- (35').
portation;and
a. In no case shall building height exceed
(ii) Create a low-scale streetscape the limits specified in Section 4-31-17, Air-
through such measures as: foster- port Zoning,of this Chapter.
ing distinctive architecture and
mitigating the visual dominance of
extensive and unbroken parking
along the street front; and
(iii) Promote safety and visibility
through such measures as:discour-
aging the creation of hidden spaces,
minimizing conflict between pedes-
trians and traffic and ensuring ade-
quate setbacks to accommodate
required parking and/or access that
could not be provided otherwise.
(C) The reviewing official may
also modify the maximum setback
requirement if the applicant can demon- Nome
strate that the preceding criteria cannot
be met; however, those criteria which
can be met shall be addressed in the site
plan:
(i) Due to factors including but
not limited to the unique site
design requirements or physical
site constraints such as sensitive
areas or utility easements;or
(ii) One or more of the criteria
would not be furthered or would be
impaired by compliance with the
maximum setback;or
(iii) Any function of the use which
serves the public health, safety or
welfare would be materially
impaired by the required setback.
b. Rear And Side/Interior Setbacks:None
shall be required except as listed in special
1297
City of Renton
4-31-10.5 4-31-10.5
4. Lot Coverage: Lot coverage for buildings unless otherwise determined by the
fro are listed below: Hearing Examiner.
a. Lot coverage for buildings shall not These provisions may be modified by
exceed sixty five percent (65%) of the total the Hearing Examiner where the ap-
lot area. plicant can show that the same or bet-
ter results will occur because of creative
b. Lot coverage may be increased up to design solutions, unique aspects or use,
seventy five percent (75%) of the total lot etc., that cannot be fully anticipated at
area if parking is provided within the buil- this time.
ding or within a parking garage. (Ord. 4404,
6-7-1993) (2) If the CC lot abuts a lot zoned R-1,
R-5, R-8, R-10, R-14 or RM-I, then there
5. Parking: Parking of vehicles related to the shall be a fifteen foot (15') sight-
commercial uses shall not be allowed on obscuring landscaped strip. A ten foot
residential streets. See Chapter 14 of this (10') sight-obscuring landscaping strip
Title. (Ord. 4593, 4-1-1996) may be allowed through the site plan
process provided that a solid six foot(6')
6. Signs: See Chapter 20 of this Title. (Ord. high barrier wall is provided within the
4404, 6-7-1993) landscaped strip and a maintenance
agreement or easement for the
7. Landscaping/Improvements: Lots abutting landscape strip is secured. A solid bar-
public streets shall have a minimum rier wall shall not be located closer
landscaping strip of ten feet(10'). than five feet (5') to an abutting lot
zoned R-1, R-5, R-8, R-10, R-14 or RM-I.
a. Street Frontage: Lots abutting public
streets shall have a minimum landscaping These provisions may be modified by
strip of ten feet (10'), except where reduced the Hearing Examiner where the ap-
through the site plan review process. plicant can show that the same or bet-
ter results will occur because of creative
b. Pedestrian Connection: A pedestrian design solutions, unique aspects or use,
connection shall be provided from a public etc., that cannot be fully anticipated at
entrance to the street unless the reviewing this time.
official determines that the requirement
would unduly endanger the pedestrian. (3) If the CC lot abuts or is adjacent to
a lot zoned R-1, R-5, R-8, R-10, R-14 or
c. Special Requirements: RM-I, then all outdoor storage, loading, -
repair, maintenance of work areas shall
(1) If the CC lot is adjacent to a lot be screened by a fence or landscaping or
zoned R-1, R-5, R-8, R-10, R-14 or RM-I, some combination thereof as deter-
then there shall be a minimum fifteen mined by the reviewing official. Loading
foot (15') sight-obscuring landscaped docks shall not be located adjacent to or
strip. The Hearing Examiner may abutting a lot zoned R-1, R-5, R-8, R-10,
modify the sight obscuring provision in R-14 or RM-I.
order to provide reasonable access to
the property. These provisions may be modified by
the Hearing Examiner where the ap-
If the street is designated arterial in plicant can show that the same or bet-
the Transportation Element of the City ter results will occur because of creative
Comprehensive Plan, nonsight- design solutions, unique aspects or use,
obscuring landscaping shall be provided etc., that cannot be fully anticipated at
this time.
fire
996
City of Renton
4-31-10.5 4-31-11.1
(4) Garbage, refuse or dumpster areas ces are assumed to prevail. (Ord. 4404,
shall not be located within fifty feet 6-7-1993) +'
(50') of a lot zoned R-1, R-5, R-8, R-10,
R-14 or RM-I except by approval of the
Hearing Examiner. In no case shall the 4-31-11.1: LIGHT INDUSTRIAL ZONE (IL):
garbage, refuse or dumpster area be
located within the required setback. A. Purpose: The purpose of the Light Industrial
(Ord. 4593, 4-1-1996) Zone (IL) is to provide areas for low intensity
manufacturing, industrial services,
8. Surface Mounted Equipment: All on-site distribution and storage in areas designated
utility surface mounted equipment shall be as Employment Area - Industrial in the
screened from public view. Comprehensive Plan. Uses allowed in this
District are generally contained within buil-
9. Roof-Top Equipment: All operating equip- dings, and material or equipment used in
ment located on the roof of any building shall production are not stored outside. Activities
be enclosed so as to be shielded from view, in this District do not generate external
except for telecommunication equipment. emissions such as smoke, odor, noise,
vibrations or other nuisances outside the
10. Outdoor Storage: Outdoor storage is not building. Compatible uses which directly
permitted. serve the needs of other uses in the district
are also allowed.
11. Refuse And Recyclables Collection And
Storage: All recyclables collection and B. Permitted Uses:
storage, garbage, refuse or dumpsters con-
tained within specified areas shall be 1. Primary Uses:
screened, except for access points, by a fence
or landscaping or some combination thereof. a. Manufacturing:
12. Minimum Lot Area: The minimum lot (1) Breweries, distilleries and wineries.
area for the CC Zone is five thousand (5,000)
square feet. (2) Manufacturing, assembling and
packaging of articles, products or mer-
13. Sensitive Areas: See Section 4-31-34; chandise from preprocessed natural or
Chapter 32, Title IV; Chapter 8, Title VIII; synthetic materials:
Section 4-31-35; Chapter 19, Title IV; Section
4-31-31; and Chapter 6, Title IV of the City (A) Apparel and other textile
Code. products.
14. Building Orientation: All commercial (B) Computer and office equip-
uses shall have their primary entrance and ment.
shop display windows oriented toward the
street frontage. (C) Electronic and other electric
equipment.
E. Conflicts: In the event that there is a conflict
between either the development standards or (D) Food and kindred products
special development standards listed above processing(excluding slaughterhouses).
and the standards and regulations contained
in another ordinance(s), the Zoning Ad- (E) Leather and leather goods.
ministrator shall determine which ordinance
shall prevail based upon the intent of the (F) Optical lenses and eyeglasses.
zones. Life, safety and public health ordinan-
(G) Signs and advertising.
996
City of Renton
4-31-11.1 4-31-11.1
(3) Printing, publishing and allied in- (20) Warehousing and storage.
dustries.
(21) Bulk retail and wholesale outlets.
b. Services:
Naw' (22) Utilities, small.
(1) Auction houses.
(23) Wholesale/retail horticultural
(2) Automobile and truck (commercial nurseries.
and noncommercial) sales, rentals and
repair establishments and body shops. c. Existing Schools: Existing public and
private elementary and secondary schools
(3) Car washes. and portables existing as of the date of this
Ordinance (site plan review is required for
(4) Commercial laundries and dry expansions of 10 percent or less). (Ord 4404,
cleaning plants. 6-7-1993)
(5) Vocational schools. 2. Secondary Uses: The following uses are
permitted subject to the following conditions:
(6) Contractors' and manufacturers'
representatives. a. Offices: Administrative/headquarters
office:
(7) Contractors' construction office and
storage of materials and equipment. (1) These offices shall be associated
with a primary permitted use on the
(8) Express delivery and hauling activi- same site or a contiguous site.
ties with cargo handling at a central ter-
minal. (2) The office uses may be developed in
conjunction with, or subsequent to, the
(9) Hobby kennels. industrial use.
(10) Kennels. (3) The office uses may serve the ad-
ministrative needs of employees com-
(11) Lumberyards. pany-wide including those employees lo-
cated on other sites.
(12) Medical/dental laboratories.
b. Theaters: Location shall be limited to
(13) Mobile home, trailer and recre- those parcels abutting a Commercial Arterial
ational vehicle sales, rental and repair (CA) Zone in the S.W. 41st/S.W. 43rd corri-
establishments. dor.
(14) Existing neighborhood, commer- c. Adult Entertainment: Adult entertain-
cial and regional parks, trails and open ment business subject to the provisions of
space. Section 4-31-30 and Title V, Chapter 12 of
this City Code.
(15) Recycling collection stations or
centers. The following uses are permitted in conjunc-
tion with a primary use when operated pri-
(16) Rental services. marily for employees of the industrial zone in
which they are located and with consider-
(17) Research, development and test- ation given to community need (i.e., suitable
ing. location).
(18) School district support facilities. d. Auto:Automobile service.
(19) Veterinary clinics with kennels. e. Eateries: Eating and drinking estab-
lishments.
No""' 1297
City of Renton
4-31-11.1 4-31-11.1
f. Gas: Gasoline service stations. level unless such setbacks are oth-
erwise discouraged(e.g.,inside the
g. Transportation: Taxi and other indi- downtown core area in the CD
vidual transportation. Zone);
h. Parks And Trails: New neighborhood, (ii) When abutting a common
community and regional parks, trails and property line,one additional foot of
open space subject to: height for each additional two feet
(2') of perimeter building setback
(1) Site plan approval. beyond the minimum required
along a common property line;and
(2) Consistency with the City Compre-
hensive Parks, Recreation and Open (iii) On lots four (4) acres or
Space Master Plan and Trails Master greater, five (5) additional feet of
Plan. height for every one percent (1%)
reduction below a twenty percent
i. Utilities:Utilities,medium. (20%) maximum lot area coverage
by buildings, for public amenities
j. School Portables: New public or pri- such as recreational facilities, and/
vate elementary and secondary school porta- or landscaped open space areas,
bles,up to four(4) per site and subject to site etc., when these are open and
plan review. (Ord. 4404, 6-7-1993) accessible to the public during the
day or week.(Ord.4595,4-8-1996)
k. Community Facilities: The following
development standards, in addition to those 1. Temporary Uses: Temporary use, as
in subsection D of this Section, shall apply to defined in Section 4-31-19E. (Ord. 4560, 11-
all uses having a P suffix designation. Where 13-1995)
these standards conflict with those generally
applicable,these standards shall apply: m. Card Rooms: Card rooms when ancil-
lary to a permitted primary use where food
(1) Height: and beverages are served on the premises
and located in an area with an Employment
(A) Publicly owned structures Area—Valley land use designation as shown
housing such uses shall be permitted an on the City's Comprehensive Plan Land Use
additional fifteen feet (15') in height map, and located south of I-405. (Amd. Ord.
above that otherwise permitted in the 4691, 12-1-1997)
zone if "pitched roofs", as defined
herein, are used for at least sixty per- 3. Accessory Uses: In the Light Industrial
cent(60%) or more of the roof surface of Zone (IL) the following uses are allowed
both primary and accessory structures. where incidental to a permitted use:
(B) In addition, in zones where a. Buildings or structures which are ordi-
the maximum permitted building height narily associated with the permitted uses
is less than seventy five feet (75'), the when not exceeding fifty percent(50%) of the
maximum height of a publicly owned gross floor area of the primary light indus-
structure housing a public use may be trial use.
increased as follows, up to a maximum
height of seventy five feet (75') to the b. Outside storage of materials, vehicles,
highest point of the building: equipment, products and containers is per-
mitted;provided,the storage area is screened
(i) When abutting a public from all adjacent property designated for res-
street,one additional foot of height idential, public, commercial or office use on
for each additional one and one- the City Comprehensive Plan. Screening
half feet(1-1/2')of perimeter build- shall consist of an existing structure, a solid
ing setback beyond the minimum wall or sight-obscuring fence a minimum of
street setback required at street six feet(6')in height up to a maximum of ten
1297
City of Renton
4-31-11.1 4-31-11.1
feet (10') or as required by the Bulk Storage a. Additional Uses: Additional uses as
Ordinance, Section 4-31-29 of this Chapter. identified in the Conditional Use Ordinance,
Outside storage shall not be permitted in any Section 4-31-36 of this Chapter.
setback area.
err b. Heights: Heights exceeding fifty feet
c. Retail uses where ordinarily incidental (50').
to and associated with the primary permitted
use and not exceeding thirty three percent c. Churches, Etc.: Churches, synagogues
(33%)of the gross floor area of such a use. and temples.
d. A security building may be allowed in d. Repealed.
the nonlandscaped portion of the required
open space; provided, the building does not e. Hazardous Waste: Off-site hazardous
contain more than one hundred fifty (150) waste treatment and/or storage facilities.
square feet.
f. Helipads: Helipads, as an accessory
e. Restaurant, cafeteria or recreational use only.
facilities(for employee use only)may be oper-
ated in conjunction with a permitted primary g. Utilities: Utilities,large.
use.
h. New Schools: New public or private
f. Caretaker's residence for security or elementary and secondary schools.
maintenance personnel when located on the
premises where they are employed; provided, i. Existing Schools: Existing public or
there is only one residence per permitted private elementary and secondary school
establishment. expansions of more than ten percent(10%).
g. Storage of petroleum or natural gas or j. Change In Use:Any change in use pro-
any of their by-products, when the total stor- posed for existing school property.
age capacity is less than fifty thousand
(50,000) gallons, or other applicable unit of k. Organizations: Service clubs and orga-
measure. nizations.
h. On-site hazardous waste treatment C. Prohibited and Unclassified Uses: In the
and storage facilities, subject to Section 4-31- Light Industrial Zone (IL) the following uses
29 of this Chapter. are prohibited:
4. Administrative Conditional Uses: 1. Residential uses, except for one security
or maintenance personnel residence as pro-
a. Outdoor Operations: Any principally vided above under primary and secondary
permitted use whose operations are predomi- uses.
nantly conducted out of doors rather than
completely enclosed within a building. 2. Refining, manufacture or bulk storage of
petroleum, or any of its by-products, except
b. Day care centers and adult day as provided above under primary and second-
care/health programs, Categories I and II. ary uses.
(Amd. Ord. 4680,9-22-1997)
3. Residential uses except as provided above
c. Cinema: Movie production and distri- under primary and secondary uses.
bution.
4. Any use not specifically listed as a pri-
d. Storage:Self-service storage. mary,secondary,accessory or conditional use,
except those determined by the Zoning
5. Hearing Examiner Conditional Uses: Administrator to be: 1) in keeping with the
intent of the Zone; and 2)similar in nature to
Now 1297
City of Renton
4-31-11.1 4-31-11.1
a specifically listed primary,secondary,acces- shall be required for developed sites as per the
sory, or conditional use, shall be prohibited. Soil Conservation Service Environmental
Mitigation Agreement. These areas should
D. Development Standards: In the Light Indus- not be dispersed throughout a site,but should
trial Zone (IL), the following development be aggregated in one portion of the property.
standards shall apply, except as otherwise Where possible,the required two percent(2%)
provided by this Chapter: (Ord. 4404, 6-7- landscaping for adjacent properties should be
1993) contiguous. The boundaries of the Green
River Valley for purposes of this Section are
1. Setbacks: generally defined as the Green River on the
west, S.W. 43rd Street on the south,the base
a. Front/Street Setbacks: of Talbot Hill to the east, and the Burlington
Northern railroad tracks on the north.
(1) Along all streets designated arterial
by the Transportation Element of the d. No recycling collection stations or cen-
Comprehensive Plan, a setback of ters shall be located within any required
twenty feet (20') is required. Along all landscaping area. (Ord. 4404, 6-7-1993)
other streets, a setback of fifteen feet
(15')is required. e. Lots abutting arterial streets shall
have a minimum landscaping strip of ten per-
MINIMUM cent (10%) of lot depth or twenty feet (20'),
STREET TYPES SETBACK whichever is less. Lots abutting nonarterial
streets shall have a minimum landscaping
Arterials 20' strip of ten percent (10%) of lot depth or fif-
All others 15' teen feet (15'), whichever is less. In no case,
however, shall the landscaping strip be less
b. Rear And Side/Interior Setbacks:None than ten feet(10').
shall be required except as listed in special
requirements provisions below in subsection f. Special Requirements:
Dlc.
(1) If the IL lot is adjacent to a lot zoned
c. Special Requirements: If an IL lot designated R-1, R-5, R-8, R-10, R-14 or Noe
abuts or is adjacent to a lot zoned R-1, R-5,R- RM-I, then there shall be a minimum
8, R-10, R-14 or RM-I, then there shall be a fifteen foot (15') sight-obscuring land-
twenty foot (20') setback subject to the land- scaped strip.The
scaping provisions in subsection D2f(1) or
2f(2)below. (Ord.4593,4-1-1996)
2. Landscaping:
a. All portions of the site not covered by
buildings, structures, required parking, ac-
cess, circulation or service areas shall be
maintained as permeable areas and improved
with native, drought-resistant vegetative
cover.Areas set aside for future development
on a lot may be hydro-seeded. An adequate
means of irrigation shall also be provided.
b. All outdoor storage, garbage, refuse or
dumpster areas shall be screened by a fence
or landscaping or some combination thereof
as determined by the Zoning Administrator.
c. In the Green River Valley, an addi-
tional two percent(2%)of natural landscaping
1297
City of Renton
4-31-11.1 4-31-11.1
Hearing Examiner may waive the sight These provisions may be modified by
obscuring provision in order to provide the Hearing Examiner where the ap-
reasonable access to the property plicant can show that the same or bet-
located on the adjacent street. ter results will occur because of creative
design solutions, unique aspects or use,
If the street is designated arterial in etc., that cannot be fully anticipated at
the City Comprehensive Plan, non- this time.
sight-obscuring landscaping shall be
provided unless otherwise determined (4) Garbage, refuse or dumpster areas
by the Hearing Examiner. shall not be located within fifty feet
(50') of a lot zoned R-1, R-5, R-8, R-10,
These provisions may be modified by R-14 or RM-I except by approval of the
the Hearing Examiner where the ap- Hearing Examiner. In no case shall the
plicant can show that the same or bet- garbage, refuse or dumpster area be
ter results will occur because of creative located within the required setback.
design solutions, unique aspects or use, (Ord. 4593, 4-1-1996)
etc., that cannot be fully anticipated at
this time. 3. Lot Size: No lot less than thirty five
thousand (35,000) square feet shall be
(2) If the IL lot abuts a lot zoned R-1, created in the IL Zone after September 1,
R-5, R-8, R-10, R-14 or RM-I, then there 1985.
shall be a fifteen foot (15') sight-
obscuring landscaped strip. A ten foot 4. Lot Coverage: The maximum area covered
(10') sight-obscuring landscaping strip by buildings shall not exceed sixty five per-
may be allowed through the site plan cent(65%) of the lot.
process provided that a solid six foot(6')
high barrier wall is provided within the 5. Height: A maximum height of fifty feet
landscaped strip and a maintenance (50'), except as provided above in Section
agreement or easement for the 4-31-11.1B5 of this Chapter. For uses located
landscape strip is secured. A solid bar- within the Federal Aviation Administration
tier wall shall not be located closer airport zones designated under Section
than five feet (5') to an abutting lot 4-31-17 (Airport Zoning) of this Chapter, in
zoned R-1, R-5, R-8, R-10, R-14 or RM-I. no case shall building height exceed the
maximum allowed by that Section. (Ord.
These provisions may be modified by 4404, 6-7-1993)
the Hearing Examiner where the ap-
plicant can show that the same or bet- 6. Parking: Parking of vehicles related to the
ter results will occur because of creative commercial uses shall not be allowed on
design solutions, unique aspects or use, residential streets. See Chapter 14, Title IV
etc., that cannot be fully anticipated at of this City Code. (Ord. 4593, 4-1-1996)
this time.
7. Signs: See Chapter 20, Title IV of this City
(3) If the IL lot abuts or is adjacent to a Code.
lot zoned R-1, R-5, R-8, R-10, R-14 or
RM-I, then all outdoor storage, loading, 8. Sensitive Areas: See Section 4-31-34;
repair, maintenance or work areas shall Chapter 32, Title IV; Chapter 8, Title VIII;
be screened by a fence or landscaping or Section 4-31-35; Chapter 19, Title IV; Section
some combination thereof as deter- 4-31-31; and Chapter 6, Title IV of the City
mined by the reviewing official. Loading Code.
docks shall not be located adjacent to or
abutting a lot zoned R-1, R-5, R-8, R-10, E. Conflicts: In the event that there is a conflict
R-14 or RM-L between either the development standards or
996
City of Renton
4-31-11.1 4-31-11.2
•
special development standards listed above (2) Commercial stables.
and the standards and regulations contained y
in another ordinance(s), the Zoning Ad- (3) Construction office and material and
ministrator shall determine which ordinance equipment storage.
shall prevail based upon the intent of the
zones. Life, safety and public health ordinan- (4) Existing neighborhood, community
ces are assumed to prevail. (Ord. 4404, and regional parks, trails and open
6-7-1993) space.
(5) Farm produce refrigeration and
4-31-11.2: MEDIUM INDUSTRIAL ZONE (IM): storage.
A. Purpose: The purpose of the Medium In- (6) Heavy equipment wholesale sales,
dustrial Zone (IM) is to provide areas for storage and repair.
medium-intensity industrial activities invol-
ving manufacturing, processing, assembly (7) Individual transportation/taxi.
and warehousing in areas designated as
Employment Area - Industrial in the (8) Movie production/distribution
Comprehensive Plan. Uses in this District facilities.
may require some outdoor storage and may
create some external emissions of noise, (9) Professional sports teams and
odor, glare, vibration, etc., that are largely promoters.
contained on site. Compatible uses which
directly serve the needs of other uses per- (10)Research, development and testing.
mitted within the District are also allowed.
(11) Self-service storage.
B. Permitted Uses:.
(12)Transportation, communication and
1. Primary Uses: utilities.
a. All uses listed as primary in the IL (13)Warehousing.
Zone.
d. Lumber, coal and fuel yards.
b. Manufacturing, processing, assembling
and warehousing of: e:Bulk retail and wholesale outlets.
(1) Bicycles. f. Wholesale greenhouse/nurseries (retail
sales permitted).
(2) Fabricated metal products.
g. Commercial garages.
(3)Measuring and controlling equip-
ment. h. Commercial parking lots.
(4) Printing, publishing and allied i. Agricultural crop sales.
products.
j. Utilities, small. (Ord. 4404, 6-7-1993)
(5)Wood products and cabinet shops.
2. Secondary Uses: The following uses are
c. Services: permitted subject to the following conditions:
(1) Coating, engraving and allied ser- a. Offices: Administrative/headquarters
vices. office:
larie
996
City of Renton
•
4-31-11.2 4-31-11.2
(1) These offices shall be associated (1) No freestanding structures.
with a primary permitted use on the
same site or a contiguous site. (2) Single drive-up window in conjunc-
tion with a branch operation.
(2) The office uses may be developed in
conjunction with, or subsequent to, the i. Gas: Gasoline service stations subject
industrial use. to site plan approval.
(3) The office uses may serve the ad- j. Recreation: Recreation facilities sub-
ministrative needs of employees com- ject to site plan approval.
pany-wide including those employees lo-
cated on other sites. k. Retail Uses: Retail uses which are inci-
dental to a permitted primary use and occupy
b. Theaters: Location shall be limited to no more than thirty three percent (33%) of
those parcels abutting a commercial arterial the gross floor area.
zone (CA) in the S.W. 41st/S.W. 43rd corri-
dor. 1. Community Facilities: The following
development standards, in addition to those
c. Adult Entertainment:Adult entertain- in subsection D in this Section, shall apply to
ment business subject to the provisions of all uses having a P suffix designation. Where
Section 4-31-30 and Title 5, Chapter 12 of these standards conflict with those generally
this City Code. applicable,these standards shall apply:
The following uses are permitted in conjunc- (1) Height:
tion with a primary permitted use when oper-
ated primarily for employees of the industrial (A) Publicly owned structures
zone in which they are located and with con- housing such uses shall be permitted an
sideration given to community need (i.e., additional fifteen feet (15') in height
suitable location). above that otherwise permitted in the
zone if "pitched roofs", as defined
d. Eateries: Eating and drinking estab- herein, are used for at least sixty per-
lishments: cent(60%) or more of the roof surface of
both primary and accessory structures.
(1) No drive-through service.
(B) In addition, in zones where
(2) Limited external signage. the maximum permitted building height
is less than seventy five feet (75'), the
(3) No freestanding buildings. maximum height of a publicly owned
structure housing a public use may be
e. Business: General business services. increased as follows, up to a maximum
height of seventy five feet (75') to the
f. Personal:Personal offices. highest point of the building:
g. Parks And Trails: New neighborhood, (i) When abutting a public street,
community and regional parks and trails and one additional foot of height for
open space subject to: each additional one and one-half
feet (1-1/2') of perimeter building
(1) Site plan approval. setback beyond the minimum
street setback required at street
(2) Consistency with the City Compre- level unless such setbacks are oth-
hensive Parks, Recreation and Open erwise discouraged (e.g.,inside the
Space Master Plan and Trails Master downtown core area in the CD
Plan. Zone);
h. Finance:Financial institutions:
lirre 1297
City of Renton
4-31-11.2 4-31-11.2
(ii)When abutting a common prop- ture, a solid wall or sight-obscuring fence a
erty line, one additional foot of minimum of six feet(6')in height up to a max-
height for each additional two feet imum of ten feet (10') or as required by the
(2') of perimeter building setback bulk storage ordinance,Section 4-31-29 of this
beyond the minimum required Chapter. Outside storage shall not be permit- "%NO
along a common property line;and ted in any setback area. (Ord. 4432, 12-20-
1993)
(iii) On lots four (4) acres or
greater, five (5) additional feet of d. Caretaker's residence for security or
height for every one percent (1%) maintenance personnel when located on the
reduction below a twenty percent premises where they are employed; provided,
(20%) maximum lot area coverage there is only one residence per permitted
by buildings, for public amenities establishment.
such as recreational facilities, and/
or landscaped open space areas, e. Storage of petroleum or natural gas, or
etc., when these are open and any of their by-products, when the total stor-
accessible to the public during the age capacity is less than fifty thousand
day or week. (Ord. 4570, 12-18- (50,000) gallons, or other applicable unit of
1995) measure.
m. Temporary Uses: Temporary use, as f. Temporary buildings used for con-
defined in Section 4-31-19E. (Ord. 4560, 11- struction purposes for a period not to exceed
138-1995) the duration of construction.
n. Card Rooms: Card rooms when ancil- g. On-site hazardous waste treatment
lary to a permitted primary use where food and storage facilities, subject to Section 4-31-
and beverages are served on the premises 29 of this Chapter.
and located in an area with an Employment
Area—Valley land use designation as shown 4. Administrative Conditional Uses:
on the City's Comprehensive Plan Land Use
Map, and located south of I-405. (Amd. OH. a. Building Materials: Brick, tile or terra
4691, 12-1-1997) cotta manufacture and storage.
3. Accessory Uses: In the Medium Indus- b. Concrete: Concrete batching plant.
trial Zone(IM)the following uses are allowed
where incidental to permitted primary or sec- c. Stone, Clay: Manufacture of stone,
ondary uses: clay,glass and concrete.
a. Buildings or structures which are ordi- d. Tanning/Curing: Tanning, curing or
narily associated with the permitted medium storage of rawhides or skins.
industrial use when not exceeding fifty per-
cent(50%)of the gross floor area of such use. e. Utilities:Utilities,medium.
b. A gatehouse or guardhouse in the non- 5. Hearing Examiner Conditional Uses:
landscaped portion of the required setback;
provided, the building does not contain more a. Additional Uses: Additional uses as
than one hundred fifty (150) square feet. identified in the Conditional Use Ordinance,
(Ord. 4404,6-7-1993) Section 4-31-36 of this Chapter.
c. Outside storage of vehicles/trucks/ b. Minerals, Etc.: Cement, lime, gypsum
trailers,materials,products and containers is manufacture.
permitted provided the storage area is
screened from all adjacent property desig- c. Churches, Etc.: Churches, synagogues
nated for residential, public, commercial or and temples.
office use on the City Comprehensive Plan.
Screening shall consist of an existing struc- d. Helipad: Commercial helipad.
1297
City of Renton
4-31-11.2
4-31-11.2
e. Day Care: Day care centers and adult use,except those uses determined by the Zon-
day care/health programs, Categories I and ing Administrator to be: 1) in keeping with
II. (Amd. Ord.4680,9-22-1997) the intent of the Zone; and 2) similar in
nature to a specifically listed primary, sec-
"'lar►` f. Hazardous Waste: Off-site hazardous ondary, accessory, or conditional use shall be
waste treatment and storage facilities. prohibited.
g. Wrecking Activities:Salvage,wrecking D. Development Standards: In the Medium
and disposal activities, such as auto wrecking Industrial Zone (IM) the following develop-
yards, sewage disposal and treatment plants, ment standards shall apply, except as other-
dump and solid industrial waste materials. wise provided by this Ordinance: (Ord. 4404,
6-7-1993)
h. Auto Towing/Impounding: Tow truck
operations and auto impoundment yard. 1. Setbacks:
i. Soap: Soap and compound manufac- a. Front/Street Setbacks:
ture.
(1) Along all streets designated arterial
j. Explosives: Storage of explosives, by the Transportation Element of the
Comprehensive Plan, a setback of
k. Fuel:Fuel dealers. twenty feet (20') is required. Along all
other streets, a setback of 15 feet(15')is
1. Gas Storage: Storage of petroleum or required.
natural gas, or any of their by-products as an
accessory use, when the total storage capac- MINIMUM
ity is greater than fifty thousand(50,000)gal- STREET TYPE SETBACK
Ions, or other applicable unit of measure.
Arterials 20'
m. Utilities:Utilities,large. All others 15'
n. Waste Recycling: Waste recycling and b. Rear And Side/Interior Setbacks:None
transfer facilities. shall be required except as listed in special
loose requirements provisions below in subsection
o. Organizations: Service clubs and orga- Dlc.
nizations.
c. Special Requirements: If an IM lot
C. Prohibited and Unclassified Uses: In the abuts or is adjacent to a lot zoned R-1,R-5,R-
Medium Industrial Zone (IM) the following 8, R-10, R-14 or RM-I, then there shall be a
uses are prohibited: fifty foot(50')setback subject to the landscap-
ing provisions in subsection D5e(1) or 5e(2)
1. Oil, shellac, varnish or turpentine manu- below.(Ord.4593, 4-1-996)
facturing.
2. Lot Area: No lot less than thirty five
2. Paper and pulp manufacturing. thousand (35,000) square feet shall be cre-
ated in the IM Zone after September 1, 1985.
3. Refining, manufacture or bulk storage of (Ord. 4404, 6-7-1993)
petroleum, or any of its by-products except as
provided in Section 4-31-29 of this Chapter. 3. Parking: Parking of vehicles related to
the commercial uses shall not be allowed on
4. Rubber manufacture from crude material. residential streets. See Chapter 14, Title IV
of this City Code.(Ord. 4593,4-1-1996)
5. Residential uses except as provided
under Accessory Uses above. 4. Signs: See Chapter 20, Title IV of the
City Code.
6. Any use not specifically listed as a pri-
mary, secondary, accessory or conditional 5. Landscaping:
isiorre
1297
City of Renton
4-31-11.2 4-31-11.2
a. All portions of the site not covered by If the street is designated arterial in the
buildings, structures, required parking, City Comprehensive Plan, nonsight-ob-
access, circulation or service areas shall be scuring landscaping shall be provided
maintained as permeable areas and unless otherwise determined by the
improved with native, drought-resistant veg- Hearing Examiner.
etative cover.Areas set aside for future devel-
opment on a lot may be hydro-seeded. An These provisions may be modified by the
adequate means of irrigation shall also be Hearing Examiner where the applicant
provided. can show that the same or better results
will occur because of creative design so-
b. All outdoor storage, garbage, refuse or lutions, unique aspects or use, etc., that
dumpster areas shall be screened, except for cannot be fully anticipated at this time.
access points, by a fence or landscaping or
some combination thereof as determined by (2) If the IM lot abuts a lot zoned R-1,
the Zoning Administrator. R-5, R-8,R-10,R-14 or RM-I,then there
shall be a fifteen foot(15') sight-obscur-
c. In the Green River Valley, an addi- ing landscaped strip. A ten foot (10')
tional two percent(2%)of natural landscaping sight-obscuring landscaping strip may
shall be required for developed sites as per the be allowed through the site plan process
Soil Conservation Service Environmental provided that a solid six foot (6') high
Mitigation Agreement. These areas should barrier wall is provided within the land-
not be dispersed throughout a site,but should seeped strip and a maintenance agree-
be aggregated in one portion of the property. ment or easement for the landscape
Where possible,the required two percent(2%) strip is secured. A solid barrier wall
landscaping for adjacent properties should be shall not be located closer than five feet
contiguous. The boundaries of the Green (5')to an abutting lot zoned R-1, R-5, R-
River Valley for purposes of this Section are 8,R-10,R-14 or RM-I.
generally defined as the Green River on the
west, S.W. 43rd Street on the south, the base These provisions may be modified by the
of Talbot Hill to the east, and the Burlington Hearing Examiner where the applicant
Northern railroad tracks on the north. can show that the same or bet-
d. Lots abutting arterial streets shall Noire
have a minimum landscaping strip of ten per-
cent (10%) of lot depth or twenty feet (20'),
whichever is less. Lots abutting nonarterial
streets shall have a minimum landscaping
strip of ten percent (10%) of lot depth or fif-
teen feet (15'), whichever is less. In no case,
however, shall the landscaping strip be less
than ten feet(10').
e. Special Requirements:
(1) If the IM lot is adjacent to a lot zoned
R-1, R-5, R-8, R-10, R-14 or RM-I, then
there shall be a minimum fifteen foot
(15') sight-obscuring landscaped strip.
Any modification of such setback shall
be granted by the Hearing Examiner us-
ing the criteria for modifying landscape
requirements. The Hearing Examiner
may waive the sight-obscuring provision
in order to provide reasonable access to
the property located on the adjacent
street.
1297
City of Renton
4-31-11.2 4-31-12
ter results will occur because of creative 4-31-12: HEAVY INDUSTRIAL ZONE (IH):
Nitir design solutions, unique aspects or use,
etc., that cannot be fully anticipated at A. Purpose: The purpose of the Heavy In-
this time. dustrial Zone (IH) is to provide areas for
high intensity industrial activities involving
(3) If the IM lot abuts or is adjacent to heavy fabrication, processing of raw
a lot zoned R-1, R-5, R-8, R-10, R-14 or materials, bulk handling and storage,
RM-I, then all outdoor storage, loading, construction and heavy transportation in
repair, maintenance or work areas shall areas designated as Employment Area -
be screened by a fence or landscaping or Industrial in the Comprehensive Plan. Uses
some combination thereof as deter- in this District may require large outdoor
mined by the reviewing official. Loading areas in which to conduct their operations
docks shall not be located adjacent to or and produce environmental impacts beyond
abutting a lot zoned R-1, R-5, R-8, R-10, their own sites that require their isolation
R-14 or RM-I. from more sensitive land uses. Compatible
uses which directly serve the needs of other
These provisions may be modified by uses permitted within the District are also
the Hearing Examiner where the ap- allowed.
plicant can show that the same or bet-
ter results will occur because of creative B. Permitted Uses:
design solutions, unique aspects or use,
etc., that cannot be fully anticipated at 1. Primary Uses:
this time.
a. Manufacturing, Processing And As-
(4) Garbage, refuse or dumpster areas sembling:
shall not be located within fifty feet
(50') of a lot zoned R-1, R-5, R-8, R-10, (1)Abrasive products.
R-14 or RM-I except by approval of the
Hearing Examiner. In no case shall the (2)Airplanes.
liore garbage, refuse or dumpster area be
located within the required setback. (3)Automobiles.
(Ord. 4593, 4-1-1996)
(4)Asphalt plants.
6. Sensitive Areas: See Section 4-31-34;
Chapter 32, Title IV; Chapter 8, Title VIII; (5) Boats.
Section 4-31-35; Chapter 19, Title N; Section
4-31-31; and Chapter 6, Title IV of this City (6) Breweries and distilleries.
Code.
(7) Concrete batching.
E. Conflicts: In the event that there is a conflict
between either the development standards or (8)Electric powered metal recycling
special development standards listed above plant.
and the standards and regulations contained
in another ordinance(s), the Zoning Ad- (9) Electronic and electrical products.
- ministrator shall determine which ordinance
shall prevail based upon the intent of the (10)Fabricated metal products.
zones. Life, safety and public health ordinan-
ces are assumed to prevail. (Ord. 4404, (11)Food and kindred products.
6-7-1993)
(12) Forest products.
(13) Forging.
996
City of Renton
4-31-12 4-31-12
(14) Foundries. (4) Commercial stables.
(15) Heavy machine shops. (5) Contractors' construction services
(office and storage of materials and
(16) Machinery for general industry and equipment).
mining, agriculture, construction or
service industries. (6) Gasoline service stations.
(17) Military vehicles. (7) Heavy equipment sales, storage and
repair.
(18) Miscellaneous manufacturing es-
tablishments. (8) Hobby kennels.
(19) Paint. (9) Kennels. (See also Sections 4-31-2K1
and 4-31-37C2 of this Chapter.)
(20) Printing ink.
(10) Lumber, coal and fuel yards.
(21) Printing, publishing and allied
industries. (11) Mobile home, trailer and recre-
ational vehicle sale/rental and repair
(22) Recycling processing centers. establishments.
(23) Rubber and miscellaneous plastic (12) Railroad yards.
products.
(13) Rental services such as heavy
(24) Stone, clay and glass products, equipment, construction equipment,
concrete products, pre-cast building heavy hauling vehicles, trailers and
components, gypsum products and recreational vehicles.
structural clay products.
(14) Recycling collection and processing
(25) Stone cutting and engraving. stations or centers.
(26) Quarrying. (15) Research, development and testing.
(27) Transportation equipment manu- (16) Self-service storage.
facturing and/or assembly.
(17) Utilities, small.
(28) Truck terminals and associated
warehousing facilities. (18) Tow truck operations and auto
impoundment yards.
(29) Large-scale recycling.
(19) Warehousing.
b. Services: Service uses as follows:
(20)Bulk retail and wholesale outlets.
(1) Airplane, automobile, boat and
motorcycle sales and repair. c. Parks And Trails: Existing parks, trails
and open space. (Ord. 4404, 6-7-1993)
(2) Car washes.
2. Secondary Uses: The following uses are
(3) Coating, engraving and allied ser- permitted subject to the following conditions:
vices.
a. Administrative/Headquarters Office:
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City of Renton
4-31-12 4-31-12
(1) These offices shall be associated h. Community Facilities: The following
with a primary permitted use on the development standards, in addition to those
same site or a contiguous site. in subsection D of this Section, shall apply to
all uses having a P suffix designation. Where
" ✓ (2) The office uses may be developed in these standards conflict with those generally
conjunction with, or subsequent to, the applicable,these standards shall apply:
industrial use.
(1) Height:
(3) The office uses may serve the ad-
ministrative needs of employees cora- (A) Publicly owned structures
pany-wide including those employees lo- housing such uses shall be permitted an
cated on other sites. additional fifteen feet (15') in height
above that otherwise permitted in the
b. Adult Entertainment:Adult entertain- zone if "pitched roofs", as defined
ment business subject to the provisions of herein, are used for at least sixty per-
Section 4-31-30 and Title V, Chapter 12 of cent(60%) or more of the roof surface of
this City Code. both primary and accessory structures.
The following uses are permitted in conjunc- (B) In addition, in zones where
tion with a primary use when operated pri- the maximum permitted building height
marily for employees of the industrial zone in is less than seventy five feet (75'), the
which they are located and with consider- maximum height of a publicly owned
ation given to community need (i.e., suitable structure housing a public use may be
location). increased as follows, up to a maximum
height of seventy five feet (75') to the
c. Eating And Drinking Establishments: highest point of the building:
(1) No drive-through service. (i) When abutting a public
street, one additional foot of height
(2) Limited external signage. for each additional one and one-
half feet(1-1/2')of perimeter build-
(3) No freestanding buildings. ing setback beyond the minimum
street setback required at street
d. Financial Institutions: level unless such setbacks are oth-
erwise discouraged(e.g., inside the
(1) No freestanding structures. downtown core area in the CD
Zone);
(2) Single drive-up window in conjunc-
tion with a branch operation. (ii) When abutting a common
property line, one additional foot of
e. Recreation:Recreation facilities. height for each additional two feet
(2') of perimeter building setback
f. Retail Uses:Retail uses which are inci- beyond the minimum required
dental to a permitted primary use and occupy along a common property line;and
no more than thirty three percent (33%) of
the gross floor area. (iii) On lots four (4) acres or
greater, five (5) additional feet of
g. New Parks And Trails: New parks, height for every one percent (1%)
trails and open space subject to: reduction below a twenty percent
(20%) maximum lot area coverage
(1) Consistency with the City Compre- by buildings, for public amenities
hensive Parks, Recreation and Open such as recreational facilities, and/
Space Master Plan and Trails Master or landscaped open space areas,
Plan. etc., when these are open and
• accessible to the public during the
(2) Site plan approval. day or week.(Ord. 4595,4-8-1996)
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4-31-12 4-31-12
i. Temporary Uses: Temporary use, as f. Temporary buildings used for con-
defined in Section 4-31-19E. (Ord. 4560, 11- struction purposes for a period not to exceed
13-1995) the duration of construction.
j. Card Rooms: Card rooms when ancil- g. On-site hazardous waste treatment
lary to a permitted primary use where food and storage facilities, subject to Section 4-31-
and beverages are served on the premises 29 of this Chapter.
and located in an area with an Employment
Area—Valley land use designation as shown 4. Administrative Conditional Uses:
on the City's Comprehensive Plan Land Use
Map, and located south of I-405. (Ord. 4691, a. Building Materials: Brick, tile or terra
12-1-1997) cotta manufacture and storage.
3. Accessory Uses: In the Heavy Industrial b. Utilities:Medium utilities.
Zone (IH) the following uses are allowed
where incidental to permitted primary or sec- c. Gas:Natural gas storage.
ondary uses:
d. Soaps: Soap and compound manufac-
a. Buildings or structures which are ordi- ture.
narily associated with the permitted indus-
trial use and do not exceed fifty percent(50%) e. Tanning/Curing: Tanning, curing or
of the gross floor area of such use. storage of rawhides or skins.
b. A gatehouse or guardhouse in the non- 5. Hearing Examiner Conditional Uses:
landscaped portion of the required setback;
provided, the building does not contain more a. Additional Uses: Additional uses as
than one hundred fifty (150) square feet. identified in the Conditional Use Ordinance,
(Ord.4404,6-7-1993) Section 4-31-36 of this Chapter.
c. Outside storage of vehi- b. Minerals, Etc.: Cement, lime, gypsum
cles/trucks/trailers, materials, products and manufacture.
containers is permitted provided the storage
area is screened from all adjacent property c. Cleaners: Disinfectant manufacture.
designated for residential,public, commercial
or office use on the City Comprehensive Plan. d. Day Care: Day care centers and adult
Screening shall consist of an existing struc- day care/health programs, Categories I and
ture, a solid wall or sight-obscuring fence a II.(Amd. Ord. 4680,9-22-1997)
minimum of six feet (6') in height up to a
maximum of ten feet (10') or as required by e. Organizations: Service clubs and orga-
the bulk storage ordinance,Section 4-31-29 of nizations.
this Chapter. Outside storage shall not be
permitted in any setback area. (Ord. 4432, f. Churches, Etc.: Churches, synagogues
12-20-1993) and temples.
d. Caretaker's residence for security or g. Utilities:Utilities,large.
maintenance personnel when located on the
premises where they are employed;provided, h. Chemicals: Manufacturing and pro-
there is only one residence per permitted cessing of chemicals and allied products.
establishment.
i. Wrecking activities: Salvage,wrecking
e. Storage of petroleum or natural gas or and disposal activities, such as auto wrecking
any of their by-products, when the total stor- yards, sewage disposal and treatment plants,
age capacity is less than fifty thousand dump and solid industrial waste materials.
(50,000) gallons, or other applicable unit of
measure. j. Gas Storage: Storage of petroleum or
natural gas,or any of their by-products as an
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City of Renton
4-31-12 4-31-12
accessory use, when the total storage capac- b. Special Setback Requirement: A fifty
ity is greater than fifty thousand(50,000)gal- foot (50') wide setback, including a ten foot
Ions,or other applicable unit of measure. (10') wide sight-obscuring landscaping strip
and a six foot (6') high solid fence, shall be
err' k. Explosives: Storage of explosives, required along the common property line if an
except where incidental to a permitted pri- IH lot is adjacent to a lot designated residen-
mary or secondary use. tial on the City Comprehensive Plan. A
twenty foot(20') setback, including a five foot
1. Hazardous Waste: Off-site hazardous (5')wide landscaping strip and a solid six foot
waste treatment and storage facilities. (6') high barrier, shall be required along the
property line if an IH lot is adjacent to a lot
C. Prohibited and Unclassified Uses: In the designated for commercial, office or pub-
Heavy Industrial Zone (IH), the following lic/quasi-public use on the City Comprehen-
uses are prohibited: sive Plan.
1. Oil, shellac, varnish or turpentine manu- 2. Lot Area: No lot less than thirty five
facturing. (35,000)square feet shall be created in the IH
Zone after September 1, 1985.
2. Paper and pulp manufacturing.
3. Parking: See Chapter 14, Title IV of the
3. Refining, manufacture or bulk storage of City Code.
petroleum, or any of its by-products except as
provided in subsections Blb and B3 of this 4. Signs: See Chapter 20, Title IV of the
Section. City Code.
4. Rubber manufacture from crude mate- 5. Landscaping:
rial.
a. All portions of the site not covered by
5. Residential uses except as provided in buildings, structures, required parking,
subsection B3 of this Section. access, circulation or service areas shall be
maintained as permeable areas and improved
6. Any use not specifically listed as a pri- with native, drought-resistant vegetative
mary,secondary,accessory or conditional use, cover.Areas set aside for future development
except those determined by the Zoning on a lot may be hydro-seeded. An adequate
Administrator to be: 1) in keeping with the means of irrigation shall also be provided.
intent of the Zone;and 2)similar in nature to
a specifically listed primary,secondary,acces- b. All outdoor storage, garbage, refuse or
sory,or conditional use,shall be prohibited. dumpster areas shall be screened, except for
access points, by a fence or landscaping or
D. Development Standards: In the Heavy Indus- some combination thereof as determined by
trial Zone (IH), the following development the Zoning Administrator.
standards shall apply, except as otherwise
provided by this Ordinance: c. In the Green River Valley, an addi-
tional two percent(2%)of natural landscaping
1. Setbacks: shall be required for developed sites as per the
Soil Conservation Service Environmental
a. Setbacks Abutting Public Streets:Min- Mitigation Agreement. These areas should
imum landscaped setbacks on the following not be dispersed throughout a site,but should
types of streets shall be: be aggregated in one portion of the property.
Where possible,the required two percent(2%)
STREET TYPE MINIMUM SETBACK landscaping for adjacent properties should be
contiguous. The boundaries of the Green
Arterials 20' River Valley for purposes of this Section are
All others 15' generally defined as the Green River on the
west, S.W. 43rd Street on the south, the base
fir►'
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City of Renton
4-31-12 4-31-13
of Talbot Hill to the east, and the Burlington c. Family day care and adult day
Northern railroad tracks on the north. care/health programs, Category I. (Amd. Ord
4680, 9-22-1997)
6. Tow Truck Operations And Impound-
ment Yards: These uses shall be screened d. Adult family home.
with a solid wall or sight-obscuring fences not
less than six feet (6') and not more than ten e. Utilities, small.
feet(10')in height.
f. Group homes II.
7. Recycling Collection Stations Or Centers:
These uses shall be located outside any g. Existing public or private elementary
required landscaping area. and secondary schools and portables existing
as of the date of this Ordinance (site plan
8. Hobby Kennels: A maximum of eight (8) review is required for expansions of 10 per-
adult dogs or cats may be permitted after sat- cent or less).
isfaction of the requirements in Section 4-31-
37 of this Chapter. 2. Secondary Uses:
9. Sensitive Areas: See Section 4-31-34; a. Recycling/Collection Stations: Recy-
Chapter 32, Title IV; Chapter 8, Title VIII; cling/collection stations (temporary); pro-
Section 4-31-35;Chapter 19, Title IV; Section vided, the following conditions have been
4-31-31; and Chapter 6, Title IV of the City complied with:
Code.
(1) The collection station is accessory to
E. Conflicts: In the event that there is a conflict a public or quasi-public use.
between either the development standards or
special development standards listed above (2) The collection station is portable
and the standards and regulations contained and temporary (not to exceed 90 calen-
in other ordinance(s), the Zoning Administra- dar days out of each year).
tor shall determine which ordinance shall
prevail based upon the intent of the Zones. (3) The collection station is not located
Life, safety and public health ordinances are on any public right-of-way unless a
assumed to prevail. (Ord.4404,6-7-1993) rights-of-way use permit is granted by
the Board of Public Works.
4-31-13: MANUFACTURED HOME PARK (4) The property owners or managers
ZONE (T): shall keep the area surrounding the re-
cycling station maintained and clean of
A. Purpose:The Manufactured Home Park Zone debris.
(T) is intended to protect established MHP's
and to expand the variety of affordable hous- b. Community Gardens: New community
ing types available within the City limits gardens subject to:
(this zoning designation may be permitted in
an area designated as Single-Family(SF)and (1) Site plan review.
as Single-Family 4 (SF4) in the Comprehen-
sive Plan). c. School Portables: New public or pri-
vate elementary and secondary school porta-
B. Permitted Uses: bles,up to four (4)per site and subject to site
plan review. (Ord.4404, 6-7-1993)
1. Primary Uses:
d. Community Facilities: The following
a. Manufactured or mobile homes. development standards, in addition to those
in subsection D below, shall apply to all uses
b. Designated manufactured homes. having a"P" suffix designation. Where these
standards conflict with those generally appli-
cable, these standards shall apply:
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City of Renton
4-31-13 4-31-13
(1) Height: a. Buildings/Structures:.Buildings/struc-
tures, recreational and community facilities
(A) Publicly owned structures and uses normally associated with mobile
housing such uses shall be permitted an home parks located adjacent to or on the
Nose additional fifteen feet (15') in height same lot as the mobile home park. Residen-
above that otherwise permitted in the tial accessory structures shall only be allowed
zone if "pitched roofs", as defined on residential lots in conjunction with an
herein, are used for at least sixty per- existing primary residential use.
cent (60%) or more of the roof surface of
both primary and accessory structures. b. Home Occupations: Home occupations,
subject to approval by the Zoning Adminis-
(B) In addition, in zones where trator and the standards of Section 4-31-19G
the maximum permitted building height of this Chapter.
is less than seventy five feet (75'), the
maximum height of a publicly owned c. Single-Family Residential: Mobile
structure housing a public use may be home single-family residential building.
increased as follows, up to a maximum
height of seventy five feet (75') to the d. Household Pets:.A maximum of three
highest point of the building: (3)pets per dwelling unit are allowed.
(i) When abutting a public 4. Administrative Conditional Uses:
street, one additional foot of height
for each additional one and one- a. Recreational Vehicles: Recreational
half feet(1-1/2')of perimeter build- vehicle spaces in a manufactured home park;
ing setback beyond the minimum provided, the total number of RV spaces does
street setback required at street not exceed five percent(5%)of the total num-
level unless such setbacks are oth- ber of mobile home spaces and in no case
erwise discouraged(e.g., inside the shall exceed a total of six(6)spaces.
downtown core area in the CD
Zone); b. Temporary Uses: Temporary uses (i.e.,
temporary/seasonal uses, job shacks, model
(ii) When abutting a common homes), subject to approval.
Imre property line, one additional foot of
height for each additional two feet c. Utilities:Utilities,medium.
(2') of perimeter building setback
beyond the minimum required d. Variable Lot Standards: Variable lot
along a common property line; and standards from those specified in this Zone.
(iii) On lots four (4) acres or 5. Hearing Examiner Conditional Uses:
greater, five (5) additional feet of
height for every one percent (1%) a. Additional Uses: Additional uses as
reduction below a twenty percent identified in the Conditional Use Ordinance,
(20%) maximum lot area coverage Section 4-31-36 of this Chapter.
by buildings, for public amenities
such as recreational facilities, b. Day Care: Day care centers and adult
and/or landscaped open space day care/health programs,Category II. (Amd.
areas, etc., when these are open Ord. 4680,9-22-1997)
and accessible to the public during
the day or week. (Ord. 4523, 6-5- c. Churches Etc.: Churches, temples and
1995) synagogues.
e. Temporary Uses: Temporary use, as d. New Schools: New public or private
defined in Section 4-31-19E. (Ord. 4560, 11- elementary and secondary schools.
13-1995)
e. Group Homes: Group homes II for
3. Accessory Uses: seven(7)or more residents.
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City of Renton
4-31-13 4-31-13
f. Utilities:Utilities,large.
g. Community Facilities: Community
facilities.
Noglie
h. Recreational Vehicles: Recreational
vehicle spaces in a manufactured home park
exceeding five percent (5%) of the total num-
ber of mobile home spaces or more than six
(6)total RV spaces.
i. Household Pets: Over three (3) pets
per dwelling unit.
j. Organizations: Service clubs and social
organizations.
k. Existing Schools: Existing public or
private elementary and secondary school
expansions of more than ten percent(10%).
1. Change In Use:Any change in use pro-
posed for existing school property.
C. Prohibited And Unclassified Uses:
1. Any use not specifically listed as a pri-
mary,secondary,accessory or conditional use,
except those uses determined by the Zoning
Administrator to be: 1) in keeping with the
intent of the Zone;and 2)similar in nature to
a specifically listed primary,secondary,acces-
sory,or conditional use shall be prohibited. v
D. Development Standards For Individual Man-
ufactured Homes Spaces: In the Manufac-
tured Home Park Zone the following
development standards shall apply:
1. Number Of Residential Structures Per
Lot: No more than one primary residential
dwelling is allowed on each approved mobile
home space.
2. Number Of Detached Accessory Build-
ings:
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City of Renton
•
4-3143 4-31-13
a. On parcels at least three thousand 6. Allowed Projections Into Setbacks:
yam, (3,000) square feet in size, only one detached
building or structure is allowed; provided, a. Fireplace Structures, Windows: Fire-
the lot coverage requirement is not exceeded. place structures, bay or garden windows,
enclosed stair landings, and similar struc-
b. On parcels of at least six thousand tures as determined by the Zoning Adminis-
(6,000) square feet a maximum of one addi- trator may project twenty four inches (24")
tional detached accessory building is allowed; into any setback; provided, such projections
provided, the lot coverage requirement is not are:
exceeded.
(1) Limited to two (2) per facade.
3. Setbacks: Manufactured homes and at-
tached accessory structures: (2) Not wider than ten feet (10').
a. Front Yard: A minimum depth of ten b. Fences: Fences, rockeries and retaining
feet(10'). walls with a height of forty eight inches (48")
or less may be constructed within any re-
b. Rear Yard: A minimum depth of five feet quired setback; provided, that they are locat-
(5') ed outside of the twenty foot(20') sight-trian-
gle specified in Section 4-31-15C of this
c. Side Yards: Chapter. Fences six feet (6') or less in height
may be located within the rear and side yard
(1) Interior Lots: A minimum depth of setback areas but must be reduced to forty
five feet (5'). two inches (42") to locate within the front
yard setback.
(2) Corner Lots: The side yard along a
street shall not be less than ten feet c. Uncovered porches and decks not ex-
, (10') in depth; provided, that for pre- ceeding eighteen inches (18") above the fin-
existing legal lots less than fifty feet ished grade may project to the property line.
(50') in width, the side yard along a
street shall be a minimum of ten feet d. Eaves may not project more than twenty
(10'). four inches (24") into an interior or street
setback.
4. Setbacks, Detached Accessory Structures:
7. Height:
a. Detached accessory buildings shall have
a minimum of five feet(5') side and rear yard a. The height of a dwelling or structure
setback; provided, that garages and carports shall neither exceed two (2) stories nor thirty
shall be setback from the property line a feet (30') in height and shall not conflict with
sufficient distance to provide a minimum of the airport height restrictions of Section
twenty four feet (24') of back out room either 4-31-17 of this Chapter.
on-site or counting an alley or other right of
way. Detached structures must be sited a b. Accessory buildings and/or structures
minimum of six feet (6') from any residential shall not exceed fifteen feet(16')in height.
structure and shall not be allowed within
required front or side yards along streets. 8. Lot Coverage: The maximum area covered
by buildings (including both the primary
5. Setbacks, Other Uses: manufactured home structure and all en-
closed accessory structures) shall not exceed
a. To be determined through the site plan fifty percent (60%b) of the total lot area. Addi-
review process. tionally, accessory structures such as carport
canopies or patio covers having less than
296
City of Renton
•
4-31-13 4-31-13
fifty percent (50%) perimeter wall enclosure illumination of all roadways and walkways
may cover up to an additional ten percent within the park. (Ord. 4404, 6-7-1993) r
(10%) of the lot.
all
4. Density:
9. Parking: See Chapter 14, Title IV of the
City Code. Attached and detached garages a. Maximum Density: Net density shall not
and carports shall be setback from the prop- exceed ten(10) units per acre.
erty line a sufficient distance to provide a
minimum of twenty four feet (24') of back out b. Minimum Density: Net density shall not
room either on-site or counting an alley or be less than five (5) units per acre. (Note:
other right of way. See Exceptions, Section 4-31-13G of this
Chapter.)
10. Landscaping: Each lot shall be land-
scaped. 5. Minimum Manufactured Home Area: The
lot area shall not be less than three thou-
11. Patio Or Deck: A concrete patio or deck of sand (3,000) square feet for each individual
not less than one hundred twenty five (125) manufactured home area. (Ord. 4548,
square feet with a minimum width of eight 8-21-1995)
feet (8') shall be provided for each mobile
home park lot created after the effective date 6. Lot Width: A minimum of forty feet (40')
hereof. These structures will be counted for interior lots and a minimum of fifty feet
toward the maximum lot coverage. (50') for corner lots.
12. Signs: See Chapter 20, Title IV of the 7. Lot Depth: A minimum lot depth of seven-
City Code. (Ord. 4404, 6-7-1993) ty five feet(75').
E. Development Standards For New Manufac- 8. Screening: A solid wall or view obscuring
tured Home Park Development Or Redevel- fence, hedge or equivalent barrier not less
opment: In the Residential Manufactured than five feet (5') in height shall be estab-
Homes Zone (RMH) the following develop- lished and maintained around the entire NS
ment standards shall apply: (Ord. 4548, perimeter of the park except for openings for
8-21-1995) walkways and driveways. Dumpsters shall be
screened.
1. Minimum Site Area: The minimum site
shall be two(2)developable and usable acres. 9. Landscaping: Landscaping shall be provid-
ed on both the individual lots and the re-
2. Access: There shall be at least two (2) mainder of the mobile home park site accord-
places of access to every park, one of which ing to a landscape plan approved by the
must be on a principal, minor or collector Hearing Examiner. All landscaping must be
arterial as defined by the "Arterials and sprinkled.
Street Plan".
10. Unoccupied Recreational Vehicle Park-
3. On-site Streets, Walkways And Illumina- ing: A screened parking area for boats, camp-
tion: On-site private streets: Asphalt or con- ers, travel trailers, etc., shall be provided in
crete streets and concrete curbing shall be a secluded portion of the park at a ratio of
provided to each lot. The minimum width of one space for every ten (1:10) lots.
private streets within the park shall be thir-
ty feet (30'). Concrete sidewalks of at least 11. Recreation Area: A minimum of ten per-
five feet (5') in width shall be placed along at cent (10%) of the total area of the park shall
least one side of each street. An internal be reserved and used for a playground-recre-
street lighting plan must be approved by the ation area.
Zoning Administrator showing adequate
296
City of Renton
4-31-13 4-31-14
12. Public Street Improvements: On or off- c. In the event the applicant can show that
,,. site street improvements shall conform to the minimum density cannot be achieved due to
provisions and requirements of Chapter 34, lot configuration, lack of access or physical
Title IV of the City Code. constraints, minimum density requirements
may be reduced by the reviewing official.
13. Utilities: City sewer and water service
shall be provided. All utilities serving the d. Minimum density requirements shall
park shall be under ground. not apply to the renovation or conversion of
an existing structure. (Ord. 4548, 8-21-1995)
14. Sensitive Areas: See Section 4-31-34;
Chapter 32, Title IV; Chapter 8, Title VIII; H. Conflicts: In the event that there is a conflict
Section 4-31-35; Chapter 19, Title IV; Section between either the development standards or
4-31-31; and Chapter 6, Title IV of the City special development standards listed above
Code. and the standards and regulations contained
in other ordinance(s), the.Zoning Administra-
15. Additional Manufactured Home Stan- tor shall determine which ordinance shall
dards: See Ordinance. prevail based upon the intent of the Zones.
Life, safety and public health ordinances are
F. Maintenance: The mobile park shall be kept presumed to take precedence. (Ord. 4404,
in good repair and landscaped areas main- 6-7-1993)
tained. (Ord. 4404, 6-7-1993)
G. Exceptions: 4-31-14: FREEWAY/ARTERIAL STREET SET-
BACK RESTRICTIONS:
1. Pre-Existing Legal Lots: Nothing herein
shall be determined to prohibit the construe- A. In addition to the building and landscaping
tion of a single-family dwelling or manufac- setback requirements specified elsewhere in
tured home and its accessory buildings on a this Title, all buildings, structures and/or
pre-existing legal lot provided that all set- uses of every type and description abutting
Nikore back, lot coverage, height limits and parking or fronting on a freeway or major or second-
requirements for this Zone can be satisfied. ary arterial as defined in the Arterial Street
Map of the six (6) year street improvement
2. Minimum Density: plan of the City shall maintain a ten foot
(10') landscaped setback from the street
a. The minimum density requirements property line or a twenty foot (20') land-
shall not apply to the subdivision, short plat scaped setback from the back of the side-
and/or development on a legal lot one-half walk, whichever is less. Where no sidewalk
(1/2) gross acre or less in size as of March 1, exists, a minimum of a ten foot (10') land-
1995. scaped setback shall be maintained from the
street property line.
b. Phasing, shadow platting or land re-
serves may be used to satisfy the minimum 1. Signs may be allowed within the setback
density requirements if the applicant can specified above by revocable permit which
demonstrate that these techniques would shall be issued by the Board of Public Works
allow the eventual satisfaction of minimum upon a finding that the sign lends itself to
density requirements through future devel- the general character of the street, adjoining
opment. The applicant must demonstrate land uses, and maintains the public interest,
that the current development would not safety and welfare.
preclude the provision of adequate access
and infrastructure to future development. 2. Arterial streets within the Central Busi-
ness District bounded by the Cedar River,
FAI 405 Freeway, South 4th Street, Shattuck
Now
296
City of Renton
4-31-14 4-31-15
Avenue South, South Second and Logan
Avenue South shall be exempt from the set-
back requirement specified above.
B. As a part of the off-site street improvements,
landscape planting shall be installed and
maintained by the property owner between
the sidewalk and the landscape setback spec-
ified in the public street subsection A above.
(Ord. 3543, 5-4-1981)
4-31-15: FRONT, SIDE AND REAR YARDS:
Nuife
296
City of Renton
4-31-15 4-31-15
A. Front Yard: Where any front yard is re- a. These regulations are intended to regu-
w ,, quired, no building shall be hereafter erected late the material and height of fences and
or altered so that any portion thereof shall hedges, particularly in front yards and in
be nearer the front property line than the yards abutting public rights of way, in order
distance indicated by the depth of the re- to promote traffic and public safety and to
quired front yard. maintain aesthetically pleasing neighbor-
hoods. The following regulations are intend-
1. Exceptions: Eaves, cornices, steps, terrac- ed to provide and maintain adequate site
es, platforms and porches having no roof distance along public rights of way at inter-
covering, and being not over forty two inches sections and to encourage safe ingress and
(42") high may be built within a front yard. egress from individual properties. These
When forty percent (40%) or more, on front regulations also encourage the feeling of
foot basis, of all property on one side of a spaciousness along neighborhood streets and
street between two (2) intersecting streets at minimize the closed city atmosphere which
the time of the passage of this Code has been tall fences along public rights of way can
built up with buildings having a minimum create.
front yard of more or less depth than that
established by the Code, and provided, that b. A property owner wishing to vary the
the majority of such front yards do not vary height restrictions or placement of a fence or
more than six feet (6') in depth, no building hedge on a lot may make written application
shall be built within or shall any portion, to the Building and Zoning Department for
save as above excepted, project into such an administrative review of the situation.
minimum front yard; provided, further, that The Department's staff shall review the ap-
no new buildings be required to set back plication and prepare a written determina-
more than thirty five feet (35') from the tion based upon criteria listed in these regu-
street line in the R-2 or R-3 Residential Dis- lations.
tricts, nor more than two feet (2') farther
than any building on an adjoining lot and c. The provisions and conditions of this
that this regulation shall not be so interpret- Section regulating height are not applicable
*w"'' ed as to reduce a required front yard to less to fences or barriers required by State law or
than ten feet (10') in depth. (Ord. 1472, by the zoning provisions of this Code to sur-
2-18-53) round and enclose public safety installations,
school grounds, public playgrounds, private
B. Side Yard: Where any specified side yard is or public swimming pools and similar instal-
required no building shall be hereafter erect- lations and improvements.
ed or altered so that any portion thereof
shall be nearer to the side lot line than the 2. Definitions:
distance indicated by the width of the re-
quired side yard. CLEAR VISION AREA: The area bounded by
the street property lines of corner lots and a
1. Exceptions: Eaves and cornices may ex- line joining points along said street lines
tend over the required side yard for a dis- twenty feet (20') from their point of intersec-
tance of not more than two feet (2'). Accesso- tion.
ry buildings when erected so that the entire
building is within a distance of thirty feet CORNER LOT: A lot that generally abuts
(30') from the rear lot line may also occupy two (2) or more streets except it may abut
the side yard of an inside lot line. (Ord. 1905, one street if such street changes its axis
8-15-61) more than forty five degrees (45°) along that
portion of the lot which it abuts.
C. Fences and Hedges:
INTERIOR LOT: A lot that generally abuts
1. Purpose: or has frontage on only one street, although
1293
City of Renton
4-31-15 4-31-15
on through lots that run from one block face required front yards may be a
to another, such lots could abut two (2) maximum of seventy two inches
streets. (72") in height.
3. General Requirements: iii. Rear Lot Line: A fence or hedge
a maximum of seventy two inches
a. Measurement to Fence Height: (72") may be located on the rear
lot line.
(1) The height shall be measured from
the top elevation of the top board rail or iv. Fences, walls or hedges along
wire to the ground. In cases where a rear lot lines of interior lots abut-
wall is used instead a fence, height ting alleys shall contain an access
shall be measured from the top surface gate to the alley.
of the wall to the ground on the high
side of the wall. A berm may not be (B) Corner Lots:
constructed with a fence on it unless
the total height of the berm plus the i. Front Yard Setbacks: Fences,
fence is less than the maximum height walls or hedges a maximum of
allowable for the fence if the berm were forty two inches (42") in height
not present. may be allowed on any part of the
clear vision area. Fences, walls, or
(2) Where the finished grade is a differ- hedges a maximum of forty eight
ent elevation on either side of a fence inches (48") in height, may be
the height may be measured from the allowed within any part of the
side having the highest elevation. front yard setback when located
outside of any clear vision area on
(3) Where a traffic vision hazard is said lot.
created, the City may require a modifi-
cation to the height limitations and ii. Interior Side Lot Line: Fences,
location of fences, hedges or walls to the walls or hedges a maximum of
degree necessary to eliminate the haz- seventy two inches (72") in height
ard. may be located on interior side lot
lines to the point where they inter-
b. Height Limitations: sect the required front yard set-
back, in which case they shall be
(1) Residential Uses: governed by (B)i above.
(A) Interior Lots: iii. Side Lot Line Abutting Street:
Fences, walls or hedges a maxi-
i. Front Yard Setbacks: Fences, mum of forty two inches (42") in
walls or hedges a maximum of height within any clear vision area
forty eight inches (48") in height and forty eight inches (48") in
may be allowed within the re- height elsewhere.
quired front yard subject to these
provisions. iv.. Rear Lot Line: Fences, walls or
hedges a maximum of seventy two
ii. Side Lot Lines: Fences, walls or inches (72") in height may be lo-
hedges on interior lot lines of cated along the rear lot line except
required front yards shall not the fence shall be limited to forty
exceed forty eight inches (48") in eight inches (48") in height where
height. Fences, walls or hedges on they intersect the width of the
interior side lot lines not within required side yard setback of the
1293
City of Renton
4-31-15 4-31-16
side street and where the fence tions as provided in the respective
abuts the front yard of an interior Code sections.
lot.
4. Special Review Process:
(v) Fences, walls, or hedges
along rear lot lines of interior lots a. Persons wishing to have one of the fol-
• abutting alleys shall contain an lowing types of fences may submit a letter of
access gate to the alley. justification, site plan and typical elevation
together with the permit fee to the Plan-
(2) Commercial, Industrial And Other ning/Building/Public Works Department:
Uses: A maximum of eight feet (8') any-
where on the lot provided the fence does (1) Fences exceeding forty eight inches
not stand in or in front of any required (48") within front yard setbacks but not
landscaping or pose a traffic vision hoz- within a clear vision area.
ard.
(2) Solid fences along side property
(3) Fence Types: lines abutting arterial streets.
(A) Electric Fences: (3) Electric fences.
(i) Electric fences are permitted b. The Planning/Building/Public Works
by special review in all residential Department shall approve the issuance of
zones in cases where large domes- special fence permits provided that:
tic animals are being kept provided
additional fencing or other barrier (1) Fences, walls and hedges above
is erected along the property lines. forty eight inches (48")when all setback
from the street property line four inches
(ii) All electric fences shall be (4")from every one inch(1")of increased
posted with permanent signs a height sought (over 48", up to a maxi-
minimum of thirty six (36) square mum of 72").
inches in area at intervals of fif-
teen feet (15') stating that the (2) Fences along property lines abutting
%of fence is electrified. a side street which is an arterial may be
a maximum of seventy two inches (72")
(iii) Electric fences and any in height. This fence must be located to
related equipment and appliances the rear of the required front yard.In ad-
must be installed in accordance dition, driveways will not be allowed to
with the manufacturer's specifica- access through this fence.The location of
tions and in compliance with the the fence exceeding forty two inches
National Electrical Code. (42")in height along property lines,par-
ticularly the front and side lot lines
(B) Barbed Wire Fences: Barbed along flanking arterial streets, does not
wire may only be used on top of fences obstruct views of on-coming traffic at in-
at least six feet(6')high for commercial, tersections or driveways.
industrial,utility and public uses.
5. Compliance: Fences which do not comply
(C) Other: with these regulations must be brought into
compliance within six (6) months from the
(i) Bulk Storage Fences:See Sec- date of notice of fence violation from the City.
tion 4-31-29 of this chapter. (Ord.4056,4-13-1987)
(ii) Fences for mobile home
parks, subdivisions or planned 4-31-16: COMMERCIAL OFFICE ZONE
unit development and for sites (CO):
which are mined, graded or exca-
vated may vary from these regula- A. Purpose: The Commercial Office Zone(CO)is
established to provide areas appropriate for
Slaw' 1297
City of Renton
4-31-16 4-31-16
professional, administrative, medical, and regulations,if the property has one or more of
business offices and/or related uses. Office the following: an existing valid site plan or
uses of various intensities are allowed in any Council-approved time extension to an
these areas to create an Employment Center. existing site plan,as well as any same or sim-
In addition, a mix of secondary uses which ilar site plan as defined in Section 4-31-33F
provide retail and service support to the of this Chapter, Major Adjustments, for
employees of these areas are allowed subject which the application has been made prior to
to special conditions. Limited light industrial the lapse of an approved site plan, and which
activities, which can effectively blend in with application is diligently pursued. In no case
an office environment,are included as second- will an existing or approved site plan, or the
ary uses as are medical institutions,convales- uses under it, continue to be recognized
cent centers, nursing homes and retirement under prior zoning regulations if construction
residences. In keeping with adopted land use has not commenced by the year 2001. (Ord.
policies,the zone allows a mix of uses subject 4432, 12-20-1993)
to special development standards, which are
intended to ensure a qualitative working i. Family Day Care.(Ord.4494,2-6-1995)
environment.(Ord.4649, 1-6-1997)
j. Day Care Center. (Ord. 4678, 8-18-
B. Permitted Uses: 1997)
1. Primary Uses: k. Adult day care/health programs, Cate-
gories I and II. (Ord. 4680,9-22-1997)
a. Offices:
2. Secondary Uses: These uses are permit-
(1) Administrative/headquarters. ted with consideration given to community
need(i.e.,suitable location)and subject to the
(2) Professional. following conditions: (Ord.4404, 2-6-1995)
(3) Medical and dental. (Ord. 4649, 1-6- a. Adult Entertainment:Adult entertain-
1997) ment business subject to the provisions of
Section 4-31-30 and Title V, Chapter 12 of
b. Business Services: General business this City Code. (Ord.4595,4-8-1996)
services. *4400
b. Convalescent Centers/Nursing Homes
c. Business Schools:Business and profes- and Retirement Residences not associated
sional schools. with a Medical Institution:
d. Existing Schools: Existing public or (1) Located within the Center Institu-
private elementary and secondary schools tion (CI) Comprehensive Plan designa-
and portables existing as of the effective date tion.
hereof(site plan review required for expan-
sions of ten percent(10%)or less). (2) Signage:for lots within one hundred
feet (100') of residential zoned proper-
e. Utilities:Utilities, small. ties, external signage shall be subject to
the provisions of Section 4-20-12G.
f. Parks And Trails: Existing neighbor-
hood, community and regional parks, trails c. Eating And Drinking Establishments:
and open space.
(1) No drive-through service.
g. Theater: Theaters. (Ord. 4404, 6-7-
1993) (2) Signage:for lots within one hundred
feet (100') of residential zoned proper-
h. Existing Use Designation: Property ties, external signage shall be subject to
located within the Commercial Office Zone the provisions of Section 4-20-12G.
shall be given an existing proposed develop-
ment designation, which will vest the prop- (3) No freestanding buildings; must be
erty to the prior Office Park (O-P) zoning housed in a"primary use" structure.
1297 *N
City of Renton
4-31-16 4-31-16
(4) Intended and designed to serve im- (2) No greater than ten thousand
mediate market area (i.e., contiguous (10,000)square feet in size.
CO zone). •
(3) Adequate on-site parking, joint
Nome d. Financial Institutions: parking may be permitted within five
hundred feet (500') subject to standards
(1) No freestanding structures; must be of the parking and loading ordinance
housed in a"primary use"structure. (see Chapter 14, Title IV of the City
Code).
(2) Three (3) drive-up windows in con-
junction with a branch operation and in- i. Retail Sales Of Convenience Goods
tegrated into the exterior wall of a"pri- And Personal Services:
mary use"structure.
(1) No drive-through service.
(3) Intended and designed to serve im-
mediate market area (i.e., contiguous (2) Signage:for lots within one hundred
CO zone). feet (100') of residential zoned proper-
ties, external signage shall be subject to
e. Light Industrial: the provisions of Section 4-20-12G.
(1) Research, development and testing. (3) No freestanding buildings; must be
housed in a"primary use"structure.
(2) Electronics manufacturing and as-
sembly. (4) Intended and designed to serve im-
mediate market area (i.e., contiguous
(3) Manufacturing, assembling and CO zone).
packaging of articles, products or mer-
chandise from pre-processed natural or j. Schools And Studios For Art, Crafts,
synthetic materials. Photography,Dance and Music:
f. Medical Institutions: (1) No outdoor facilities or storage.
lup"' (1) Located within the Center Institu- (2) Retail sales of products or merchan-
tion (CI) Comprehensive Plan designa- dise produced on the premises providing
tion. the sales area does not exceed thirty
three percent (33%) of the gross floor
g. Mini-Marts: area of the use.
(1) No drive-through service. k. Health Clubs/Fitness Centers/Sports
Clubs:
(2) Signage:for lots within one hundred
feet (100') of residential zoned proper- (1) No external signage.
ties, external signage shall be subject to
the provisions of Section 4-20-12G. (2) No outdoor facilities.
(3) No freestanding buildings; must be (3) Intended and designed to serve im-
housed in a"primary use"structure. mediate market area (i.e., contiguous
CO zone).
(4) Intended and designed to serve im-
mediate market area (i.e., contiguous 1. New Parks And Trails: New neighbor-
CO zone). hood, community and regional parks, trails
and open space subject to the following:
h. Service And Social Organizations:
(1) Site plan review.
(1) Gaming activities not permitted.
'441400# 997
City of Renton
4-31-16 4-31-16
(2) Consistent with the City of Renton (i) When abutting a public
Comprehensive Parks, Recreation and street, one additional foot of height for
Open Space Master Plan and Trails each additional one and one-half feet(1-
Master Plan. 1/2') of perimeter building setback
beyond the minimum street setback *4410
m. Commercial Parking: Commercial required at street level unless such set-
Parking Garages subject to: backs are otherwise discouraged (e.g.,
inside the downtown core area in the
(1) Site plan review. CD Zone);
n. New Schools: New public or private (ii) When abutting a common
elementary and secondary school portables, property line, one additional foot of
up to four(4)per site and subject to site plan height for each additional two feet(2')of
review.(Ord. 4404, 6-7-1993) perimeter building setback beyond the
minimum required along a common
o. Existing Retail Uses:Retail uses exist- property line;and
ing at the time of adoption of this Code.
(iii) On lots four (4) acres or
(1) Expansion of existing retail struc- greater, five(5) additional feet of height
tures subject to site plan review. for every one percent (1%) reduction
below a twenty percent(20%)maximum
(2) Construction of new retail build- lot area coverage by buildings,for public
ings, on the same site as existing retail amenities such as recreational facilities,
buildings, subject to site plan review. and/or landscaped open space areas,
etc., when these are open and accessible
p. Indoor Storage: Indoor storage if part to the public during the day or week.
of a mixed office/light industrial or mixed (Ord.4523, 6-5-1995)
office/manufacturing complex. (Ord. 4432,
12-20-1993) r. Temporary Uses: Temporary use, as
defined in Section 4-31-19E.
q. Community Facilities: The following
development standards, in addition to those s. Lodging:Hotels: subject to:
in subsection D,below, shall apply to all uses *4010
having a "P" suffix designation. Where these (1) A location in the Employment Area
standards conflict with those generally appli- — Valley land use designation. (0th.
cable,these standards shall apply: 4560, 11-13-1995, amd. Ord. 4649, 1-6-
1997;amd. Ord.4665, 5-19-97)
(1) Height:
3. Accessory Uses:In the Commercial Office
(A) Publicly owned structures Zone, the following uses are allowed where
housing such uses shall be permitted an incidental to a permitted primary or second-
additional fifteen feet (15') in height ary use and shall not exceed thirty three per-
above that otherwise permitted in the cent (33%) of the gross floor area, except for
zone if "pitched roofs," as defined floor area that is devoted to food prepared
herein, are used for at least sixty per- wholly for retail sales on-site:
cent(60%)or more of the roof surface of
both primary and accessory structures. a. Food preparation.
(B) In addition, in zones where b. Electrical power generation and cogen-
the maximum permitted building height eration facilities for medical institutions
is less than seventy five feet (75'), the when located on-site more than one hundred
maximum height of a publicly owned (100)feet from any property zoned for private
structure hosing a public use may be residential use and producing less than ten
increased as follows, up to a maximum (10)megawatts of electricity.
height of seventy five feet (75') to the
highest point of the building: c. Parking garages.
997
City of Renton
•
4-31-16 4-31-16
d. Private conference centers. use, except for master planned office
parks over five(5)acres in size for which
e. Recreational facilities; indoor or out- a maximum number of carts will be de-
door. termined by the Zoning Administrator.
f. Recycling collection stations, i. Outdoor Storage: Outdoor storage if
the structure is not located within any associated with a permitted use and if appro-
required setback and/or landscaped area. priately screened, limited to fifteen feet (15')
in height or one story.(Ord. 4649, 1-6-1997)
g. Storage (interior) of goods and materi-
als ordinarily associated with a permitted j. Indoor Storage: Indoor storage acces-
use. (Ord. 4649, 1-6-1997) sory to a permitted use will be allowed to ex-
ceed the thirty three percent(33%)floor area.
4. Administrative Conditional Uses: limit as a conditional use where adverse im-
pacts are appropriately mitigated and the use
a. Utilities:Utilities,medium. is part of a mixed tenancy and/or use develop-
ment where the average amount of indoor
b. Services: Personal, . recreational and storage, accessory to all permitted uses, does
repair services and retail uses, subject to the not exceed thirty three percent(33%)of the to-
standards of Section 4-31-16D2,below. tal development's gross floor area.
c. Additional Uses: Additional uses as k. Garages: Accessory parking garages
identified in Section 4-31-36 of this Chapter. will be allowed to exceed thirty three percent
(33%)of the gross floor area limit, as a condi-
d. Parking: Commercial parking lots. tional use, where adverse impacts are appro-
priately mitigated and said parking is consis-
e. Optical:Optical lens and eyeglass labo- tent with the State Commute Trip Reduction
ratories. Those laboratories with associated Act.
retail sales are subject to the standards of Sec-
tion 4-31-16D2,below. (Ord.4649, 1-6-1997) 1. Lock-ups:Municipal Jails:
f. Height And Bulk: Changes in height, (1) A location west of Interstate 405
rro bulk. (Ord.4404, 6-7-1993) and south of Grady Way.
g. Day Care Center: (Rep. by Ord. 4678, (2) The use must be housed in a building
8-18-1997) containing other primary municipal
functions.
h. Food Vendors: Espresso carts and
other temporary food vendors which serve (3) The jail must be owned by and oper-
adjacent employees subject to the following ated by or for the City of Renton. (Ord.
conditions: 4432, 12-20-1993; amd. Ord. 4665, 5-19-
1997)
(1) No signage other than that located
on the cart itself. 5. Hearing Examiner Conditional Uses:
(2) Cart location must be pedestrian a. Additional Uses: Additional uses as
oriented and not street oriented. identified in the Conditional Use Permit,Sec-
tion 4-31-36D of this Chapter.
(3) Cart location cannot be on required
landscaping or parking areas unless in a b. Towers: Communications broadcast
Park and Ride lot,where no more than a and relay towers.
single parking space may be taken up
by the cart. c. Community facilities: Community
facilities.
(4) No more than two (2) espresso or
other temporary vendors per primary
1297
City of Renton
4-31-16 4-31-16
d. Gasoline Service: Gasoline service sta- and 2) similar in nature to a specifically
tion. listed primary, secondary, accessory or condi-
tional use.
e. Gasoline Station: Gas station with
mini mart. 5. Off-site hazardous waste treatment and *4410
storage facilities.
f. Helipads: Helipads, only as an acces-
sory use. 6. The operation and conduct of any
licensed premises or facility used to play
g. Height: Height allowances of up to social card games as governed by RCW 9.46,
sixty feet(60')above the maximum allowed in the Gaming Act, as amended. (Ord. 4691, 12-
this Zone as provided for in subsection D4 of 1-1997)
this Section.
D. Development Standards: In the CO Zone, the
h. Recycling/Collection: Recycling collec- following development standards shall apply,
tion center. except as otherwise provided by this Section.
i. Utilities:Utilities, large. 1. Site Plan Approval: Site plan approval
shall be required for all developments within
j. Churches, Etc.: Churches, synagogues the CO Zone. A building site plan shall be
and temples. filed and approved in accordance with the
City Code prior to issuance of any building
k. Organizations: Service clubs and orga- permits. Each building or other development
nizations. permit issued shall be in conformance with
the approved site plan.
1. New Schools: New public or private
elementary and secondary schools. 2. Standards For Retail And Selected Ser-
vice Uses: For those service and retail uses
m. Existing Schools: Existing public or identified in Section 4-31-16B of this Chap-
private elementary or secondary school ter,the following standards shall apply:
expansions of more than ten percent(10%).
a. The design of structures, including
n. Change In Use:Any change in use pro- signs, shall be generally consistent in charac- *►'
posed for existing school property. ter with surrounding uses. No drive-up win-
dows or outside automobile service shall be
C. Prohibited And Unclassified Uses: In the CO permitted, except as allowed for financial
Zone,the following uses are prohibited: institutions in Section 4-31-16B2 above.
1. Residential uses, except as provided in b. No exterior display of merchandise
subsection B above. shall be permitted.
2. Automobile, motorcycle, truck, boat, c. Retail and service uses shall be devel-
mobile home, trailer and recreational vehicle oped as part of larger office structures. Such
sales,- rental, repair, service and storage retail or service uses shall not stand alone
activities. Repair and maintenance of vehi- and shall not occupy more than twenty five
des may be permitted if incidental to a per- percent (25%) of any one floor of a building
witted use or specifically permitted above. whose primary use is office.
3. Any outdoor storage or display of materi- d. Direct arterial access to individual
als or products. uses shall occur only when alternative access
to local or collector streets or consolidated
4. Any use not specifically listed as primary,
secondary, accessory or conditional use shall
be prohibited; except those uses determined
by the Zoning Administrator to be: 1)in keep-
ing with the purpose and intent of the Zone;
1297
City of Renton
4-31-16 4-31-16
access with adjacent uses is not feasible. a. Lot coverage for buildings shall not
(Ord. 4404, 6-7-1993) exceed sixty five percent(65%)of the total lot
area, except with an approved Master Site
3. Setbacks: Setbacks in the CO Zone shall Plan.
*Nue be required as follows:
b. Lot coverage may be increased up to
a. Front Yard: A minimum of fifteen feet seventy five percent (75%) of the total lot
(15'). area if parking is provided within the build-
ing or within a parking garage, except with
b. Street Setback: an approved Master Site Plan. (Ord. 4404, 6-
7-1993;amd. Ord. 4649, 1-6-1997)
Maximum Building
Height Minimum Setback* 7. Parking: Parking of vehicles related to
Less than 25' 15' the commercial uses shall not be allowed on
25'—80' 20' residential streets. See Chapter 14, Title IV
Over 80' 30' of this City Code. (Ord. 4593,4-1-1996)
*Except with approved Master Site Plans.
8. Signs: See Chapter 20, Title IV of the
c. Rear and Side Yards: None shall be City Code.
required except in the landscaping section
below. (Ord. 4593, 4-1-1996; amd. Ord 4649, 9. Sensitive Areas: See Section 4-31-34;
1-6-1997) Chapter 32, Title N; Chapter 8, Title VIII;
Section 4-31-35; Chapter 19, Title N; Section
4. Height: 4-31-31; and Chapter 6, Title N of the City
Code. (Ord. 4404, 6-7-1993)
a. General: A maximum of two hundred
and fifty feet(250'). 10. Landscaping/Improvements:
b. Special Height Allowances: a. Street Frontage: Lots abutting public
streets shall have a minimum landscaping
(1) Heights may exceed the maximum strip of ten feet (10'), except where reduced
r height by up to fifty feet (50') with bo- through the site plan review process.
*tonuses for plazas and other amenities,
subject to a Hearing Examiner condi- b. Pedestrian Connection: A pedestrian
tional use permit. connection shall be provided from a public
entrance to the street unless the Hearing
(2) When a building is adjacent to a lot Examiner determines that the requirement
designated as residential on the City would unduly endanger the pedestrian.
Comprehensive Plan, the building may
exceed the height allowed in the adja- c. Special Requirements:
cent residential zone by a maximum of
twenty feet(20'). (1) If the CO lot is adjacent to a lot
zoned R-1, R-5,R-8, R-10, R-14 or RM-I,
c. For uses located within the Federal then there shall be a fifteen foot (15')
Aviation Administration airport zones desig- sight-obscuring landscaped strip. The
nated under Section 4-31-17(Airport Zoning) Hearing Examiner may waive the sight-
of this Chapter, in no case shall the height of obscuring provision in order to provide
any use or structure exceed the maximum reasonable access to the property.
allowed by that Section.
If the street is designated arterial in the
5. Lot Area: Minimum lot size shall be Transportation Element of the City
twenty five thousand(25,000)square feet. Comprehensive Plan, nonsight-obscur-
ing landscaping shall be provided unless
6. Lot Coverage: Lot coverage for buildings otherwise determined by the Hearing
are listed below: Examiner.
" rr 397
City of Renton
4-31-16 4-31-16
These provisions may be modified by the 11. Surface Mounted Equipment: All on-site
Hearing Examiner where the applicant surface mounted utility and mechanical
can show that the same or better results equipment shall be screened from public
will occur because of creative design so- view.
lutions, unique aspects or use, etc.,that
cannot be fully anticipated at this time. 12. Roof-Top Equipment: All operating
equipment located on the roof of any building
(2) If the CO lot abuts a lot zoned R-1, shall be enclosed so as to be shielded from
R-5,R-8, R-10,R-14 or RM-I,then there view, except for telecommunication equip-
shall be a fifteen foot (15') sight-obscur- went.
ing landscaped strip. A ten foot (10')
sight-obscuring landscaping strip may 13. Refuse And Recyclables Collection And
be allowed through the site plan process Storage: All garbage, refuse or dumpsters
provided that a solid six foot (6') high contained within specified areas shall be
barrier wall is provided within the land- screened, except for access points, by a sight-
scaped strip and a maintenance agree- obscuring fence or landscaping or some com-
ment or easement for the landscape bination thereof.
strip is secured. A solid barrier wall
shall not be located closer than five feet E. Conflicts: In the event that there is a conflict
(5')to an abutting lot zoned R-1, R-5,R- between either the development standards or
8,R-10,R-14 or RM-I. special development standards listed above
and the standards and regulations contained
These provisions may be modified by the in another ordinance(s),the Zoning Ad-
Hearing Examiner where the applicant
can show that the same or better results
will occur because of creative design so-
lutions, unique aspects or use, etc., that
cannot be fully anticipated at this time.
(3) If the CO lot abuts or is adjacent to
a lot zoned R-1, R-5, R-8, R-10, R-14 or
RM-I, then all outdoor storage, loading,
repair,maintenance or work areas shall
be screened by a fence or landscaping or
some combination thereof as deter-
mined by the reviewing official. Loading
docks shall not be located adjacent to or
abutting a lot zoned R-1,R-5, R-8, R-10,
R-14 or RM-I.
These provisions may be modified by the
Hearing Examiner where the applicant
can show that the same or better results
will occur because of creative design so-
lutions, unique aspects or use, etc., that
cannot be fully anticipated at this time.
(4) Garbage, refuse or dumpster areas
shall not be located within fifty feet(50')
of a lot zoned R-1, R-5, R-8, R-10, R-14
or RM-I except by approval of the Hear-
ing Examiner. In no case shall the gar-
bage,refuse or dumpster area be located
within the required setback. (Ord. 4593,
4-1-1996)
397
City of Renton
4-31-16 4-31-18
ministrator shall determine which ordinance C. Use Restrictions: Notwithstanding any other
shall prevail based upon the intent of the provisions of this Code, no use may be made
*we zones. Life, safety and public health ordinan- of land within any airport approach zone or
ces are assumed to prevail. (Ord. 4404, airport turning zone in such a manner as to
6-7-1993) create electrical interference with radio com-
munication between the airport and aircraft,
making it difficult for fliers to distinguish
4-31-17: AIRPORT ZONING: between airport lights and others, result in
glare in the eyes of fliers using the airport,
A. Zones: In order to regulate the use of proper- impair visibility in the vicinity thereof, or
ty in the vicinity of the airport, all of the otherwise endanger the landing, taking off,
land within two (2) miles south and one mile or maneuvering of aircraft.
east and west of, or that part of the area that
is within the City limits, whichever is D. Hazard Marking And Lighting: Any permit
nearest the boundaries of the airport, is or variance granted as provided in this Chap-
hereby divided into airport approach, tran- ter and affecting the airport approach, tran-
sition and turning zones. The boundaries sition or turning zone shall be so conditioned
thereof are shown on the Renton Airport as to require the owner of the structure or
Approach Plan numbered No. 1, dated March tree in question to permit the City, at its
1, 1956, which plan is made a part hereof. own expense, to install, operate and main-
tain thereon such markers and lights as may
B. Height Limits: Except as otherwise provided be necessary to give adequate notice to
in this Code, no structure or tree shall be aircraft of the presence of such airport
erected, altered, allowed to grow or be main- hazard. (Ord. 1542, 4-17-1956)
tained in any airport approach zone or air-
port turning zone to a height in excess of the
height limit herein established for such zone. 4-31-18: COURTS: In all buildings hereafter
For the purposes of this regulation, the fol- erected or structurally altered, all win-
lowing height limits are hereby established dows shall open upon a yard, court, street or alley
for each of the zones in question: (Ord. 1542, as hereafter provided. In no event shall any yard
4-17-1956) or court be made to serve two (2) buildings
hereafter erected, or any existing building and a
1. Approach Zones (Shaded Dark Red On building hereafter erected.
Plan): Height limitation to be one foot (1') in
height for each forty feet (40') lateral Every court shall be open and unobstructed to the
separation from a line which is two hundred sky from the floor level of the lowest story in a
feet (200') south from the "Displaced building in which there are windows from rooms
Threshold" at Station No. 10+00 as shown on or apartments abutting the said court and served
revised Renton Airport Approach Plan, No. by the said court, except that a cornice, belt
1-R, dated May 17, 1960, which approach
plan is filed herewith and by this reference is
made a part hereof. (Ord. 1829, 5-17-1960)
2. Approach Transition Zone (Shaded Light
Red On Plan): Height limit to be one foot (1')
in height for each seven feet (7') of lateral
separation from the Renton airport boun-
dary.
3. Airport Turning Zone: Any object over one
hundred fifty feet (150') in height is an
obstruction.
996
City of Renton
'‘41•10'
4-31-18 4-31-19
course or similar projection on the building may B. Special Permits: Recognizing that there are
extend into an "outer court" two inches (2") for certain uses of property that may be detri-
each foot in width of such court, and may extend mental to the public health, safety, morals,
into an "inner court" one inch (1") for each such and general welfare, and not permitted by
foot in width of such court. right in the zone where proposed, depending
upon the facts, of each particular case, a
A. Inner Court: An inner court shall be of a limited power to issue permits for such uses
width of not less than four feet (4'), nor less is vested in the Hearing Examiner following
than sixteen percent (16%) of the court recommendation by the Building Depart-
height; provided further, that in no case ment. The standards of review and procedur-
shall a width of more than twenty feet (20') al requirements shall be the same as a condi-
be required. A minimum court length of one tional use permit. (Ord. 3592, 12-14-1981)
and one-half (1'/2) times the court width is
required. C. Steep Topography (Garage Location): The
Building Department may, in specific cases
B. Outer Court: An outer court shall be of width where the topography of the premises or the
of not less than four feet (4'), nor less than location of buildings existing prior to the
ten percent (10%) of the court height, provid- passage of this Code make compliance with
ed further that in no case shall a width of the provisions governing the location of pri-
more than ten feet(10')be required. vate garages impossible, grant a special
permit for a private garage to be located
C. Ventilation And Light: Every room used for nearer to the street line than the main struc-
habitation shall have openings to the exteri- ture, but in any case where such location is
or with an area through which light may within a required front or side yard, the
pass of not less than one-eighth (1/e) of the highest point of a building so located shall
floor area. Exterior doors and windows shall not be more than thirty inches (30") above
open to the extent of not less than five per- the average level of the ground on the side
cent (5%) of the floor area. farthest from the street line. Likewise, the
Building Department may, upon proper ap-
Now Windows shall face unobstructed, uncovered, plication, grant a special permit for the loca-
horizontal areas of at least the extent of the tion of a garage on the low side of the street
glass area of all the windows opening there- nearer to the street line than the main build-
on, but no dimension of which is less than ing. (Ord. 2630, 4-26-1971, amd. Ord. 3592,
five feet (5'). (Ord. 1472, 12-18-1953) 12-14-1981)
D. Interpretation: It shall be the duty of the
4-31-19: ADMINISTRATION; INTERPRETA- Hearing Examiner to interpret the provisions
TION AND PERMITS: of this Chapter in such a way as to carry out
the intent and purpose of the plan thereof, as
A. Minimum Requirements: In interpreting and shown by the maps fixing districts, accompa-
applying the provisions of this Chapter, the nying and made part of this Code, in cases
requirements herein shall be considered the where the street layout actually on the
minimum for the promotion of the public ground varies from the street layout as
health, safety, morals and general welfare; shown on the maps aforesaid. (Ord. 2630,
therefore, where this Chapter imposes a 4-26-1971; amd. Ord. 3101, 1-17-1977, eff.
greater restriction upon the use of the build- retroactive to 1-1-1977)
ings or premises, or upon the height of build-
ings, or requires larger open spaces than are E. Temporary Use:
imposed or required by other laws, ordinanc-
es, rules or regulations, the provisions of this 1. Purpose: A temporary use permit allows a
Chapter shall control. (Ord. 2630, 4-26-1971) use or structure on a short-term basis. Such
uses or structures may be allowed subject to
296
City of Renton
•
4-31-19 4-31-19
modified development standards which would (1) Said sign shall indicate:
not be appropriate for permanent uses in the (A) There is an application for a
zoning designation.
temporary use permit; and
2. Permitted Temporary Uses:
(B) A description of the temporary
a. Occupancy of a temporary structure use.
(existing home, mobile home or travel trailer
with adequate water and sewer/septic ser-
vice) on the same lot while a residential (2) Said sign shall be posted on the site
building is being constructed or while a dam- within forty eight (48) hours of the
aged residential building is being repaired, time application is made and shall re-
and when a valid residential building permit main on the site until the end of the
is in force. The permit may be granted for up appeal period.
to one hundred eighty (180) days, or upon
expiration of the building permit, whichever (3) Said sign shall meet the approval of
first occurs. the Planning/Building/Public Works
Administrator or his/her designee.
b. Model homes and trailers used for the
purpose of real estate sales and/or rental (4) Failure to post or maintain the sign
information, located within the subdivision shall result in denial or revocation of
or residential development to which they the temporary use permit.
pertain.
(5) The City will have signs available
c. Contractor's office, storage yard, and for applicant's use. Applicant shall pay
equipment parking and servicing on or near a twenty five dollar ($25.00) security
the site or in the vicinity of an active con- deposit for the sign, which deposit will
struction project. be refunded when the sign is returned
in good condition.
d. Circuses, carnivals, fairs, or similar
transient amusement or recreational activi- c.Additional application requirements are
ties. specified by the Planning/Building/Public
Works Department in the document entitled
e. Temporary parking lots/areas. "Submittal Requirements for Temporary Use
Permit Application".
f. The Planning/Building/Public Works
Administrator or designee may authorize d. Except for sign requirements in subsec-
additional temporary uses not listed in this tion E3b above, the Planning/Building/Public
subsection, when it is found that the pro- Works Administrator may waive specific
posed uses are in keeping with the intent application requirements determined to be
and purpose of this Section. unnecessary for review of an application. The
Planning/Building/Public Works Administra-
3. Application Requirements: tor may waive the permit application fee for
public service activities and nonprofit organi-
a. Temporary use permit applications on zations.
private property shall include a letter from
the owner of the subject property granting 4. Application Process: The Plan-
permission for the temporary usage on the ningBuilding/Public Works Administrator or
property. designee shall, in consultation with appropri-
ate City departments, review and decide
b. Applicant shall post a sign on the prop- upon each application for a temporary use
erty. permit. The Planning/Building/Public Works
296
City of Renton
4-31-19 4-31-19
Administrator or designee may approve, b. Each site occupied by a temporary use
modify, or condition an application for a tem- shall have access to or provide for restroom
porary use permit. facilities (may be a temporary facility) and
garbage disposal; electrical hookups will be
5. Decision Criteria: The Planning/Build- required as needed.
ing/Public Works Administrator or designee
may approve,modify,or condition an applica- 7. Time Limitation:
tion for a temporary use permit, based on
consideration of the following factors: a. Except as specified below in subsection
En, a temporary use permit is valid for up to
a. The temporary use will not be materi- ninety (90) calendar days from the effective
ally detrimental to the public health, safety, date of the permit, unless the Plan-
or welfare, nor injurious to property or ningBuilding/Public Works Administrator or
improvements in the vicinity of the tempo- designee establishes a shorter time frame.
rary use;
b. The Planning/Building/Public Works
b. Adequate parking facilities and vehicle Administrator or designee may approve a
ingress and egress are provided to serve the temporary use permit for up to one year for
temporary use and any existing uses on the temporary sales or rental offices in subdivi-
site; sions, multi-family or nonresidential projects
or other longer-term uses.
c. Hours of operation of the temporary
use are specified, and would not adversely c. A maximum of one, one year extension
impact surrounding uses; may be granted for uses referred to in subsec-
tion E7b above.
d. The temporary use will not cause nui-
sance factors such as noise, light, or glare 8. Removal Of Temporary Use: Each site
which adversely impacts surrounding uses; occupied by a temporary use shall be left free
of debris, litter, or other evidence of the tem-
e. If applicable, the applicant has porary use upon completion of removal of the
obtained the required right-of-way use per- use.
mit;
9. Abatement Of Temporary Use: Prior to
f. The temporary use permit may initiate the approval of a temporary use permit, the
permits and inspections from both Fire Pre- applicant shall submit to the PlanningBuild-
vention and/or Development Services Divi- ing/Public Works Administrator or designee,
sion to ensure that the temporary use is in an irrevocable, signed and notarized state-
compliance with Fire/Building Codes. ment granting the City permission to sum-
marily abate the temporary use, and all
6. Conditions Of Approval: physical evidence of that use, if it has not
been removed as required by the terms of the
a. The Planning/Building/Public Works permit. The statement shall also indicate
Administrator or designee may establish con- that the applicant will reimburse the City for
ditions as may be deemed necessary to any expenses incurred in abating a tempo-
ensure land use compatibility and to mini- rary use under the authority of this Section.
mize potential impacts on nearby uses.These
include but are not limited to, requiring that 10. Revocation Of Temporary Use Permit:
notice be given to adjacent property owners Should the Planning/Building/Public Works
prior to approval,time and frequency of oper- Administrator or the Administrator's desig-
ation, temporary arrangements for parking nee determine that information has been pro-
and traffic circulation, requirement for vided to the City which was false,incomplete,
screening or enclosure, and guarantees for or has changed, such that the decision crite-
site restoration and cleanup following tempo- ria in subsection E5 of this Section are incor-
rary uses. rect, false, or have not been met, or the
temporary use actually being used is differ-
ent than or greater than that applied for,or if
397
City of Renton
4-31-19 4-31-19
the use itself is a nuisance,unhealthy,unsafe Title upon application to the Development
or poses a substantial risk of harm to persons Services Division where no approval or per-
or property,then the Planning/Building/Pub- mit is required for the proposed development
lic Works Administrator may revoke the tern- which must be granted by the Examiner pur-
porary use permit upon ten(10)days'written suant to Chapter 36, Title IV. The Board of
notice, unless an emergency exists, in which Adjustment shall have no authority to vary
case the Planning/Building/Public Works the terms or conditions of any permit,recom-
Administrator may declare such an emer- mendation or decision issued by the Hearing
gency and immediately revoke the temporary Examiner.
use permit.
c. Administrative Variances: The Plan-
11. Security: The Planning/Building/Public ning/Building/Public Works Administrator,
Works Administrator or designee may or his/her designee, shall have the authority
require security in conformance with Section to grant variances from the following devel-
9-12-11E3 to assure compliance with the pro- opment standards when no other permit or
visions of the temporary use permit as approval requires Hearing Examiner review:
approved. The amount of the security will be
determined by the Planning/Building/Public (1) Residential land uses — Lot width,
Works Administrator or designee, but in no lot depth, setbacks, allowed projections
case shall it be less than one thousand dollars into setbacks, and lot coverage;and
($1,000.00). The security may be used by the
City to abate the use and/or facilities. (2) Commercial land industrial land
uses — Screening of surface mounted
12. Appeals: Within ten (10) days of equipment and screening of roof-top
approval,denial,or revocation of a temporary equipment.
use permit, the applicant or any other
aggrieved party may file an appeal to the 2. Application And Notice: A property
Hearing Examiner. The conduct of such owner, or his duly authorized agent, may file
appeal shall proceed pursuant to the Hearing an application for a variance which applica-
Examiner's Ordinances.Appeals of the Hear- tion shall set forth fully the grounds therefor
ing Examiner's decision will be made to the and the facts deemed to justify the granting
City Council. of such variance. Notice of the application
shall be given pursuant to Code Section 4-36-
13. Penalties: Unless otherwise specified, 8.
penalties for any violations of any of the pro-
visions of this Code shall be in accord with a. Hearing Continuation: If for any rea-
Chapter 33, Title IV of the City Code. (Ord. son testimony in any manner set for public
4560, 11-13-1995) hearing, or being heard, cannot be completed
on date set for such hearing, the person pre-
F. Variances: siding at such public hearing or meeting may,
before adjournment or recess of such matters
1. Authority And Applicability: under consideration, publicly announce the
time and place to and at which said meeting
a. Hearing Examiner Variances: The will be continued, and no further notice of
Hearing Examiner shall have the authority any kind shall be required.
to grant variances from the provisions of this
Title where the proposed development 3. Review Criteria: The Reviewing Official
requires or required any permit or approval shall have authority to grant a variance upon
as set forth in Chapter 36 of Title IV. making a determination in writing that the
conditions specified below have been found to
b. Board Of Adjustment Variances: The exist:
Board of Adjustment shall have authority to
grant variances from the provisions of this a. That the applicant suffers undue hard-
ship and the variance is necessary because of
special circumstances applicable to subject
property, including size, shape, topography,
1. See Title IV,Chapter 8 of this Code.
397
City of Renton
•
4-31-19
4-31-19
location or surroundings of the subject prop- Examiner shall expire pursuant to the provi-
erty, and the strict application of the Zoning sions of Chapter 8, Title N. (Ord. 3463, 8-11-
Code is found to deprive subject property 1980;amd. Ord. 4648, 1-6-1997)
owner of rights and privileges enjoyed by
*owe other property owners in the vicinity and G. Home Occupation:
under identical zone classification;
1. Definition: Any commercial use con-
b. That the granting of the variance will ducted entirely within a dwelling or garage
not be materially detrimental to the public and carried on by persons residing in that
welfare or injurious to the property or dwelling unit which is clearly incidental and
improvements in the vicinity and zone in secondary to the use of the dwelling as a resi-
which subject property is situated; dence.
c. That approval shall not constitute a 2. Purpose: The City recognizes the need for
grant of special privilege inconsistent with some citizens to use their place of residence
the limitation upon uses of other properties for limited nonresidential activities. A home
in the vicinity and zone in which the subject occupation business in a lawfully established
property is situated; dwelling unit may be permitted under the
provisions of this Section. The provisions of
d. That the approval as determined by this Section do not apply to adult or child day
the Reviewing Official is a minimum vari- care businesses. Applicable regulations for
ance that will accomplish the desired pur- day care are found in the WAC or within
pose. State Department of Social and Health Ser-
vice standards. It is the intent of this Section
4. Conditions Of Approval: The Reviewing to:(Amd.Ord. 4680, 9-22-1997)
Official may prescribe any conditions upon
the variance deemed to be necessary and a. Preserve the character of residential
required. neighborhoods and guarantee all residents
freedom from excessive noise, excessive traf-
5. Appeals: Property owners or his/her fic, nuisance, fire hazard and other possible
authorized agent within three hundred (300) adverse effects of home occupations.
feet of the subject property may appeal the
"' granting of an administrative variance deci- b. Establish qualification standards for
sion, or a property owner, or his/her duly home occupations.
authorized agent may appeal the denial of an
administrative variance decision to the Hear- 3. Application, Review And Appeal Proce-
ing Examiner, pursuant to Code Section 4-8- dures: A business license must be obtained
10A8. The processing of such appeal will be from the City Finance and Information Ser-
governed by Code Section 4-8-11B. vices Department. The following conditions
must be met to obtain a business license for
6. Expiration: Any variance granted by the all home occupations:
Reviewing Official,unless otherwise specified
in writing, shall become null and void and in a. Application: Submission of a complete
the event that the applicant or owner of the application to the Finance and Information
subject property for which a. variance has Services Department for a business license.
been requested has failed to commence con- That Department shall refer the application
struction or otherwise implement effectively to the Zoning Administrator for review of the
the variance granted within a period of two proposed use under this Code Section.
(2)years after such variance has been issued.
For proper cause shown, an applicant may b. Compliance: Compliance with all con-
petition the Reviewing Official for an exten- ditions placed on the home occupation by the
sion of the two (2)year period, specifying the Zoning Administrator to satisfy the general
reasons therefor. The Reviewing Official may purpose of this Section. In addition to the
extend the time limit, but such extension provisions set forth herein, the Zoning
shall not exceed one additional year in any Administrator may, in approving, condition-
event. Any variance granted by the Hearing ing or denying the application, consider the
limy
1297
City of Renton
4-31-19 4-31-19
cumulative impacts of the proposed home g. Space: The business shall not occupy
occupation in relation to other City-approved more than twenty five percent (25%) of the
home occupations in the immediate vicinity. floor space of the gross floor area of the resi-
dence, and, in no event, more'than five hun-
c. Appeal: The applicant or a citizen may dred(500)square feet.
appeal the decision of the Zoning Administra-
tor pursuant to City Code Section 4-8-11B. h. Outdoor Storage: The outdoor storage
or display of materials, goods, products or
d. If the Zoning Administrator approves equipment is prohibited.
the home occupation section of the business
license application, the Finance and Informa- i. Flammable Liquids: A permit must be
tion Services Department may issue the obtained for storage,handling or use of Class
license provided that all other requirements I flammable or combustible liquids if
have been met. required for the proposed business.
4. Qualification Standards: j. Fire Extinguisher: A minimum rated
2-A 10 BC fire extinguisher is required on the
a. Primary Residence: The property on premises.
which the business is located must be the pri-
mary residence of the business owner. k. City Codes:The home occupation must
meet all City codes and ordinances for type of
b. Retail Sales And Storage: No retail business being conducted.
sales shall be allowed, except for sales of
products made on the premises. Incidental 1. Building Alterations: Any alterations
supplies necessary for business operations to the building shall be conducted pursuant
may be kept if not for sale. Products may be to the issuance of a permit from the Plan-
sold wholesale and stored for wholesale dis- ning/Building/Public Works Department.
tribution.
m. Accessory Structures:Existing garages
c. Parking: There shall be no expansion with adequate access may be used for home
of parking, including the addition of on-site occupations; provided, that the property still
or off-site parking spaces, to support the complies with the parking requirements of „ +
home occupation. the zone. Other accessory structures,such as
d. Employees: The home occupation shall
not employ more than one nonresident of the
dwelling unit. An employee for these pur-
poses means one individual, not a full-time
equivalent. In addition, home occupations
may use professional services such as accoun-
tants.
e. Mechanical/Electrical Equipment:
There shall be no use of mechanical or electri-
cal equipment that would change the struc-
ture or create visible or audible interference
in radio or television receivers or cause fluctu-
ations in line voltage outside the dwelling
unit.
f. Environmental Impacts: There shall
be no noise,vibration, smoke, gas, dust, odor,
heat or glare produced by the business which
would exceed that normally associated with a
dwelling.
*401010
1297
City of Renton
4-31-19 4-31-19
carports and toolsheds shall not be used for determine if the information in the applica-
"'`✓ any activities associated with the business tion is correct and if the property can accom-
other than storage. Such storage shall be modate a home occupation without changing
completely enclosed and not be visible from the residential character of the premises.
outside the accessory structure.
c. Comment Period: A fourteen (14) day
n. Signage: There shall be no exterior or comment period shall be allowed before a
window signage, display, or advertising ex- decision is made by the Zoning Administrator
cept for one nonelectric and nonilluminated to approve or disapprove the home occupa-
sign attached flush to the wall or window of tion section of the business license applica-
the building with the face of the sign in a tion.
plan parallel to the plane of the wall or win-
• dow. The allowed building sign may not be d. License Renewal: Prior to renewing a
larger than two (2) square feet in area. The business license the City may reinspect the
sign material and appearance must be har- property to evaluate whether the business is
monious with the architecture of the home. operating in a manner consistent with the
Pursuant to City Code Section 4-20-3C6, a requirements of this Section.
permit is not required for the allowed build-
ing sign. e. Limitation of Use: No more than one
home occupation may be operated within a
o. Prohibited Uses: The occupations listed dwelling unit with customer visits.
below are prohibited since they change the
residential character of the structure and f. Limitation of Customer Visits: There
shall not be considered incidental and sec- shall not be more than eight (8) customer
ondary to the use of the residence for dwell- visits per day defined as a person coming to
ing purposes: receive service or pick up goods. There shall
be no more than one customer on the premis-
(1)Kennels and other boarding for pets. es at any one time. A family arriving in one
vehicle or together is considered the same as
(2)Automobile and associated mechani- one customer.
cal repairs.
g. Limitation of Hours: Customer visits to
(3) Businesses which dispense regulated a home occupation shall be between the
substances. hours of eight o'clock (8:00) A.M. and eight
thirty o'clock(8:30) P.M.
5. Customer Visits or Deliveries:
6. Garage Sales: "Garage sales" as defined in
a. Notification to Neighbors: If a home City Code Section 4-31-2 shall not be consid-
occupation will have customer visits, more ered as an allowable home occupation. Ex-
than six (6) business related deliveries per emptions and conditions for garage sales
week, or any external indication of commer- shall include:
cial activity, property owners within three
hundred feet (300') of the home occupation a. Incidental garage sales consisting of no
must be notified of the application. The ap- more than one such sale per calendar quar-
plicant is responsible for providing current ter, and no more than three (3) within the
mailing labels and postage to the Develop- same calendar year and with no such sale
went Services Division which will then send continuing for more than two (2) days, shall
the notification. be exempt from this Section.
b. Inspection: The Zoning Administrator or b. Garage sales shall be supervised and are
designated staff may inspect the property the responsibility of the occupant or the
prior to approval of the business license to tenant who occupies the dwelling unit. This
New
495
City of Renton
4-31-19 4-31-19
person shall not permit vehicles to impede b. Penalty: Any person conducting any
the passage of traffic on any roads or streets "garage sale" as defined herein in City Code
in the area of the person's property. Section 4-31-2 of this Chapter without being
properly licensed therefor or who shall vio-
c. Goods are not to be displayed in public late any of the other terms and regulations of
rights of way. this Section 4-31-19G, shall upon conviction,
be fined not less than twenty five dollars
d. Signs advertising such sales shall not be ($25.00) nor more than one hundred dollars
attached to any public structures, signs or ($100.00) or to be imprisoned for a period of
traffic control devices nor to any utility not to exceed ten (10) days for each violation.
poles. Signs may only be placed on property (Ord. 4493, 1-23-95)
owned by the person conducting the sale or
on property where an owner gives consent to H. Administrative Conditional Uses:
post such sign. All such signs shall be re-
moved twenty four (24) hours after the sale 1. The Zoning Administrator shall have the
is completed. authority to permit administrative condition-
al uses where the proposed use or develop-
e. A garage sale which violates one or more ment requires any such permit as set forth in
of the above conditions shall be considered a the Zoning Code.
business and must be brought into compli-
ance with all requirements for business uses, 2. A property owner, or his duly authorized
including compliance with the Zoning Code. agent, may file an application for an admin-
istrative conditional use permit, which shall
f. Any person found to be in violation of set forth fully the grounds and the facts
this Section shall be informed in writing by justifying the granting of the conditional use
the Planning/Building/Public Works Depart- permit. Notice of the application shall be
ment of the violation and shall be given four- given by mailing to all property owners with-
teen (14) days to comply with this Section. in three hundred feet (300') of the property
Following this action, if a subsequent garage on which the use will be located. A fourteen
sale is conducted in violation of this Section, (14) day comment period shall be provided
each day the sale is conducted shall be con- prior to any final action by the City of the
sidered a separate violation and shall be application for the administrative conditional
subject to the following penalty. use permit.
7. Enforcement: 3. The Zoning Administrator shall have au-
thority to grant the administrative condition-
a. Investigation: If, after conducting an al use permit upon making a determination,
investigation the Zoning Administrator finds in writing, that the use is consistent with
that the operation of such home occupation is Section 4-31-36C, Criteria for Conditional
in violation of the provisions of this Section Use, of this Chapter.
and/or the terms and conditions subject
thereto, he or she shall refer the findings to 4. Where a use or development requires re-
the City Finance and Information Services view under Site Plan Review (Section 4-31-33
Director who may revoke the home occupa- of this Chapter), the site plan review and
tion business license pursuant to Section administrative conditional use permit shall
5-5-3G. be combined.
Notwithstanding the revocation powers of 5. Within ten (10) days of the issuance of an
the Finance and Information Services Direc- administrative conditional use permit, any
tor, penalties for any violation of any of the party of record who has filed comments with
provisions of this Section shall be in accord the Zoning Administrator, or the property
with Chapter 33 of Title IV.
495
City of Renton
4-31-19 4-31-19
owner, may file an appeal to the Hearing the Planning/Building/Public Works Depart-
Examiner. (Ord. 4404, 6-7-1993) ment shall receive and keep the summary of
the meeting in its files for future reference.
I. Public Use Notification Procedures: The
owner of any property designated with a "P" Any use so designated with a "P" suffix shall
suffix shall be required to give written notice be allowed to develop pursuant to the special
to the owners of all property within a three development standards for such uses con-
hundred foot (300') radius of the site in- tained in Section 4-31-4.1 through Section
volved, as well as all residents and/or busi- 4-31-25.2 of Chapter 31, Title IV, of this
nesses with a three hundred foot (300') radi- Code as well as under the Master Site Plan
us of the site or facility, at least sixty (60) Ordinance'. (Ord. 4523, 6-5-1995)
days in advance of any of the following:
J. Conditional Approval Permits-Nonconform-
1.A proposed change of use of the premises; ing Uses/Structures:
2. A proposed change of the major tenant 1. Purpose And Intent: The purpose of this
and/or tenant group using the premises if conditional approval permit is to allow non-
such a change is determined by the Plan- conforming uses and/or structures that be-
ningBuilding/Public Works Administrator or came nonconforming as a consequence of
designee to have probable major adverse Code amendments in June 1993 and thereaf-
impacts to the immediate surrounding area; ter, to be reestablished and/or rebuilt in
or certain zoning districts where they would
normally be prohibited because the costs
3. Any proposed change of ownership of the associated with reestablishing the use and/or
premises. structure exceed fifty percent (50%) of their
most recently assessed or appraised value
Such notice shall not be required if the pro- prior to the loss or damage. Such permits
posed change has been identified in a master would be issued when the continuance of the
site plan adopted pursuant to the Master use or structure is determined to be in the
Site Plan Ordinance. The notice shall also public interest and such uses/structures are:
invite these neighboring property owners, a) found to be compatible with other existing
residents and/or business persons to attend and potential uses/structures in the general
an informational meeting in the area, hosted area; or, b) can be made to be compatible
by the owner of the property or their repre- with the application of appropriate condi-
sentative. The notices shall indicate that a tions. Such a permit, if granted, typically
summary of the meeting shall occur at least would carry conditions with it pertaining to
thirty (30) days in advance of any of the how the damaged structure would be allowed
above three (3) actions. At least fourteen (14) to redevelop.
days in advance of the information meeting
the agency hosting the meeting shall give Damaged existing legal nonconforming uses
general notice of it and the availability fol- and/or structures where the costs associated
lowing the meeting of the below referenced with reestablishing the use and/or structure
meeting summary in a local newspaper hav- do not exceed fifty percent (50%) of their
ing broad circulation in the area. This meet- most recently assessed value, prior to the
ing is intended to explain the proposed loss or damage, are allowed to be reestab-
changes and invite citizen input. A summary lished or rebuilt as a matter of right.
of the meeting shall be compiled and circu-
lated within seven (7) days of the meeting to 2. Applicability: Any existing building or
all in attendance who request in writing to structure that was legally established and
receive the summary as well as parties that has been continuously occupied, or a use that
do not attend the meeting but request in has been continuously in existence on the
writing to receive the summary in response site but is now nonconforming because of a
to the above-referenced notices. In addition, change in City Codes in June 1993 or there-
►
Y 1. See Title 4 Chapter 35 of this Code.
496
City of Renton
4-31-19 4-31-19
after, may apply for a conditional approval a nonconforming structure shall be appeal-
permit. Uses or structures that cannot sub- able to the Hearing Examiner as an adminis-
stantiate that they were legal at the time trative determination. Any appeal from a
they were established shall not be eligible for Hearing Examiner's decision, whether an
this permit. appeal from an administrative determination
or an original decision on a nonconforming
3. Exception: Any legally established use, shall be appealable to the City Council
single-family dwelling damaged by fire or an upon written appeal filed within fourteen
act of God may be rebuilt on the same site, (14) calendar days of the Examiner's decision
subject to all relevant fire and life safety and upon payment of the applicable appeal
codes, without a conditional approval permit. fee.
4. Conditional Approval Permit Review Pro- 5. Review Criteria For Nonconforming Uses:
cedures: For all applications received after The Hearing Examiner and/or City Council
January 1, 1996, the Hearing Examiner shall shall consider the following factors, among
hear all requests for conditional approval all other relevant information, when consid-
permits for nonconforming uses. Conditional ering a request for a conditional approval
permit applications for nonconforming struc- permit for a nonconforming use. In order to
tures shall typically be heard by the Plan- grant the permit, at least three (3) of the
ningBuilding/Public Works Administrator or these factors shall be complied with.
his or her designee, unless such applications
are coupled with conditional permit applica- a. Community Need: There shall be a corn-
tions for nonconforming uses that are being munity need for the proposed use at its pres-
heard by the Hearing Examiner or City ent location. In the determination of commu-
Council. The approving body may grant, with nity need, consideration shall be given to the
or without conditions, or deny a requested following factors, among all other relevant
conditional permit pursuant to Chapter 8, information:
Title IV, of the City Code. The approving
body may, for example, limit the term and (1)The continuance of the nonconform-
duration of the conditional approval permit ing use should not result in either the
as well as impose conditions. Conditions detrimental overconcentration of a
imposed by the approving body shall reason- particular use within the City or within
ably assure that nuisance or hazard to life or the area surrounding the site.
property will not develop. A conditional ap-
proval permit for a nonconforming use and/or (2)That the existing location is or can
structure may, for example, be conditioned be made suitable for the existing use.
upon the provision and/or guarantee by the
applicant that necessary public improve- b. Effect On Adjacent Property: The exist-
ments, facilities, utilities and/or services ing nonconforming use has not resulted in
needed to support the use/structure will be undue adverse effects on adjacent properties
provided, or the provision of other features from noise, traffic, glare, vibration, etc. (i.e.,
that would make the use/structure more does not exceed normal levels in these areas -
compatible with its surroundings. Conditions emanating from surrounding permitted us-
imposed relating to the duration of a permit es).
for a use or structure should also reflect
reasonable amortization periods for any c. Historic Significance: The existing use
substantial upgrades to the premises that was associated with a historical event or
are required by City Code. activity in the community and as a result has
historical significance.
Any decision of the Planning/Building/Public
Works Administrator or his or her designee d. Economic Significance: The existing use
to grant, deny, or condition an application for provides substantial benefit to the communi-
496
City of Renton
4-31-19 4-31-20
ty because of either the employment of a City's Building Code, the building or struc-
,, large number of people in the community, ture and surrounding premises have general-
the generation of considerable retail and/or ly been well maintained and is not consid-
business/occupation tax revenues to the City, ered to be a threat to the public health, wel-
or it provides needed affordable housing. fare, or safety, or it could be retrofitted so as
not to pose such a threat.
e. Timeliness With Existing Plans And
Programs: Because of the anticipated market e. Departure From Zoning Code: If noncon-
timing for permitted uses in the zone, reten- forming with the provisions of the City's
tion of the existing nonconforming use would development regulations, the building or
not impede or delay the implementation of structure does not pose a threat to the public
the City's Comprehensive Plan. health, welfare or safety, or could be modi-
fied so as not to pose such a threat.
6. Conditional Approval Permit Review Crite-
ria For Nonconforming Structures: The Plan- 7. Application Procedure: Application for a
ning/Building/Public Works Administrator or conditional permit for a legal nonconforming
his or her designee shall consider the follow- use or structure shall be submitted and re-
ing factors, among all other relevant infor- viewed pursuant to Chapter 8, Title IV, of
mation, when considering a request for a the City Code. The complete application shall
conditional approval permit for a noncon- be as specified on the appropriate Plan-
forming structure. In order to grant the per- ningBuilding/Public Works document and
mit, he/she shall find that at least three (3) shall, at minimum, include a plan of the site
of the following criteria have been satisfied: drawn to scale showing the actual dimen-
sions and shape of the existing site, and the
a. Architectural And/Or Historic Signifi- exact sizes and locations of existing struc-
cance: The damaged structure represents a tures and uses, whether damaged or not. It
unique regional or national architectural shall also include the dates these struc-
style or an innovation in architecture be- tures/uses were established. The plan should
cause of its style, use of materials, or func- also show existing landscaping, off-street
tional arrangement, and is one of the few parking, signs, ingress and egress, and adja-
remaining examples of this. cent land uses. The application should also
include drawings, photographs, or other
b. Architectural Compatibility With Sur- visual aids that show the relationship of the
rounding Uses: The nonconforming building existing structure or building to its sur-
or structure was part of a unified streetscape roundings and may include studies or reports
of similar structures that is unlikely to be that support the applicant's contention that
replicated unless the subject structure is the existing nonconforming use or structure
rebuilt per, or similar to, its original plan. is compatible with the surrounding area and
its uses. Any other relevant information
c. Potential Of Site For Redevelopment: requested by the Planning/Building/Public
Redevelopment of the site with a conforming Works Department shall be included in the
structure is unlikely either because the size application. (Ord. 4584, 2-12-1996)
of the existing lot may be too small to be
economical, or because the characteristics of
adjacent permitted uses (that might normally 4-31-20: BOUNDARIES AND DISTRICTS: The
be expected to expand to such a site) current- boundaries of the various districts shall
ly might preclude their expansion. Typically, be shown on the use and area maps accompanying
economic hardship would not be considered and hereby made a part of this Code.
for a variance, but is a consideration here.
A. The said district boundaries are, unless oth-
d. Condition Of Building/Structure: If erwise indicated, the center lines of streets,
nonconforming as to the provisions of the alleys or lot lines as shown on the said maps.
k
496
City of Renton
4-31-20 4-31-23
Where the location of the boundaries in such thereon and referral to and report from the
districts, as indicated on these maps, are City Hearing Examiner, change by ordinance
shown to be other than street, alley or lot the zoning classifications as shown on the
lines, then such boundary shall be construed district maps.
to be distance one hundred twenty feet (120')
from and parallel with the frontage street B. The Council may upon its own motion after
line, unless shown to be otherwise by a dis- public hearing and referral to and report
tance in figures. from the City Planning Commission, amend,
supplement or change by ordinance the regu-
B. Where the street layout actually on the lations herein established.
ground varies from that shown on the Use
District maps,the designations shown on the C. An application for a rezone of property may
maps shall be applied by the Planning Com- be made by the property owner, or somebody
mission to the street as actually laid out so authorized on his behalf on forms provided
as to carry out the intent and purpose of the by and filed with the Planning/ Build-
zoning plan of that district. (Ord. 1472, ing/Public Works Department. Such applica-
12-18-1953; amd. Ord. 3101, 1-17-1977, eff. tion shall be referred to the Hearing Examin-
1-1-1977) er for hearing as required by Chapter 8,Title
IV. All petitions for a rezone shall be accom-
panied by a plat in duplicate, drawn to scale,
4-31-21: ENFORCEMENT: showing the actual dimensions of the tract to
be changed, the size, the use and location of
A. Duty Assigned: It shall be the duty of the existing buildings and buildings to be erected
Building Inspector (or Official) in charge of and such other pertinent information as may
issuing building permits and inspection of be required by the Planning/Building/Public
buildings to see that this Chapter is enforced Works Department. (Ord. 3463, 8-11-1980;
through the proper legal channels. He shall Ord. 3592, 12-14-1981)
issue no permit for the construction or alter-
ation of any building or part thereof unless D. A petition for a change of zoning classifica- ` +
the plans, specifications and intended use of tion, seeking the same or substantially same
such building conform in all respects with relief as a prior petition, cannot be refiled or
the provisions of this Chapter. resubmitted with the Hearing Examiner or
the City Council, for a period of twelve (12)
B. Plats: All specifications for building permits months from the date of final disapproval or
shall be accompanied by a plat in duplicate rejection of such prior petition. (Ord. 3463,
drawn to scale, showing the actual dimen- 8-11-1980)
sions of the lot to be built upon, the size, the
use and location of existing buildings and
buildings to be erected, and such other infor- 4-31-23: COMPLETION AND RESTORATION
mation as may be necessary to provide for OF EXISTING NONCONFORMING
the enforcement of this Chapter. A careful USES/STRUCTURES:
record of such application and plats shall be
kept in the office of the Building Inspector or A. Pending Permits Valid: Nothing herein con-
proper enforcement official. (Ord. 1472, tained shall require any change in the plans,
12-18-1953; amd. Ord. 3101, 1-17-1977, eff. construction, or designated or intended use
1-1-1977) of a building for which a building permit has
heretofore been issued, or which has been
submitted to the Building Official before the
4-31-22: AMENDMENTS: effective date of amendments to the develop-
ment regulations.
A. The Council may upon proper petition or
upon its own motion, after a public hearing
496
City of Renton
4-31-23
4-31-23
B. Nonconforming Structures: Any building or result in or increase any nonconforming
Noe structure legally existing at the time of en- condition.
actment of this Code may remain, although
such structure does not conform with the 4. Extension: The structure shall not be
provisions of this Code, provided the follow- extended unless the extension is conforming
ing conditions are met: or it is consistent with the provisions of a
conditional approval permit issued for it. The
1. Vacant, Abandoned, Or Amortized Struc- extension of a lawful use to any portion of a
tures: The structure is not abandoned, va- nonconforming building or structure which
cant, or extensively damaged. Nonconforming existed prior to the enactment of this Code
buildings or structures which do not have shall not be deemed the extension of such
historic significance and have been vacant nonconforming structure.
for two (2) or more years, or abandoned, or
are sufficiently old at the time that they are 5. Restoration: Nothing in this Chapter shall
severely damaged so as to have had suffi- prevent the reconstruction, repairing, re-
cient time to amortize most or all of their building and continued use of any noncon-
initial economic value, shall not be allowed forming building or structure damaged by
to be redeveloped or reestablished. fire, explosion, or act of God, subsequent to
the date of these building regulations and
2. Unsafe Structures: The structure is kept subject to the following conditions:
in a safe condition. Nothing in this Chapter
shall prevent the strengthening or restoring a. Legal Structures With Conditional Ap-
to a safe condition of any portion of a build- proval Permits: The work shall generally not
ing or structure declared unsafe by a proper exceed one hundred percent (100%) of the
authority. latest appraised value of the building or
structure closest to the time such damage
3. Alterations: Any alterations must comply occurred; restoration or reconstruction work
with the following requirements: exceeding one hundred percent (100%) of this
, value shall either be a condition of granting
a. Structures With Conditional Approval the conditional approval permit or necessary
Permits: The cost of the alterations shall to conform to the regulations and uses speci-
generally not exceed an aggregate cost of one fied in this Chapter.
hundred percent (100%) of the value of the
building or structure, unless: 1) the building b. Other Nonconforming Legal Structures:
or structure is made conforming by the alter- The work shall not exceed fifty percent (50%)
ations; or 2) the alterations were imposed as of the latest assessed or appraised value of
a condition of granting a conditional approv- the building or structure at the time such
al permit. Alterations shall not result in or damage occurred; otherwise, any restoration
increase any nonconforming conditions un- or reconstruction shall conform to the regula-
less they were specifically imposed as a con- tions and uses specified in this Chapter.
dition of granting a conditional approval
permit. c. Illegal Structures: These shall be discon-
tinued.
b. Other Legal Nonconforming Structures:
The cost of the alterations of all other legal C. Nonconforming Uses: Any lawful use existing
nonconforming structures shall not exceed an at the time of enactment of this Code may be
aggregate cost of fifty percent (50%) of the continued, although such use does not con-
value of the building or structure, based form with the provisions of the building reg-
upon its most recent assessment or apprais- ulations, provided the following conditions
al, unless the amount over fifty percent are met:
(50%) is used to make the building or struc-
ture more conforming. Alterations shall not
14rrr+
496
City of Renton
4-31-23 4-31-24
1. Abandonment: The use is not abandoned. b. Other Legal Nonconforming Uses: The
A legal nonconforming use (of a building or work shall not exceed fifty percent (50%) of
premises) which has been abandoned shall the latest appraised value of the building or
not thereafter be resumed. Abandoned uses structure at the time such damage occurred.
shall not be eligible for a conditional approv- Uses which were in conformance with the
al permit. A nonconforming use shall be Code at the time it was enacted or at the
considered abandoned when: time they were built or developed, but which
became nonconforming on adoption of the
a. The intent of the owner to discontinue development regulations or amendments to
the use is apparent, and discontinuance for a it.
period of one year or more shall be prima
facie evidence that the nonconforming use c. Illegal Uses: Uses which were not in
has been abandoned, or conformance with the Code or the develop-
ment regulations in effect on the date they
b. It has been replaced by a conforming were established (illegal uses). These uses
use, or shall be discontinued. (Ord. 4584, 2-12-1996)
c. It has been changed to another use un-
der permit from the City or its authorized 4-31-24: CERTIFICATE OF OCCUPANCY:
representative.
A. Certificate Required: No vacant land shall be
2. Relocation: The use is not relocated. A occupied or used and no building hereafter
legal nonconforming use of a building or erected shall be occupied or used, nor shall
premises which has been vacated and moved the use of a building be changed from a use
to another location, or discontinued, shall not limited to one district to that of any other
be allowed to reestablish itself except in district as defined by this Chapter until a
compliance with the building regulations. certificate of occupancy shall have been is-
sued by the Building Inspector. No permit for
3. Changes: The use is not changed to a dif- excavation for any building shall be issued
ferent nonconforming use. The nonconform- before the application has been made for
ing use of a building or structure shall not be certificate of occupancy.
changed to another nonconforming use.
B. Land: Certificate of occupancy for the use of
4. Restoration: Nothing in this Chapter shall vacant lands or the change in the use of land
prevent the restoration or continuance of a as herein provided, shall be applied for be-
nonconforming use damaged by fire, explo- fore any such land shall be occupied or used,
sion, or act of God, subsequent to the date of and a certificate of occupancy shall be issued
these building regulations, or amendments within ten(10) days after the application has
thereto, subject to the following conditions: been made, providing such use is in confor-
mity with the provisions of these regulations.
a. Legal Nonconforming Uses With Condi-
tional Approval Permits: The work shall C. Nonconforming Uses: Upon a written request
generally not exceed one hundred percent of the owner, the Building Inspector shall
(100%) of the latest appraised value of the issue a certificate of occupancy for any build-
building or structure housing the use closest ing or land existing at the time this Code
to the time such damage occurred; restora- takes effect, certifying, after inspection,the
tion or reconstruction work exceeding one use of the building or land and whether such
hundred percent (100%) of this value shall use conforms to the provisions of the Code.
either be a condition of granting the condi- Where a plat as above provided is not al-
tional approval permit or necessary to con- ready on file, an application for a certificate
form to the regulations and uses specified in of occupancy shall be accompanied by a sur-
this Chapter.
'VS
496
City of Renton
4-31-24 4-31-25.1
vey in duplicate form such as is required for mentally sensitive features of these sites,
a permit. (Ord. 1472, 12-18-1953) this Zone is divided into three (3) sections:
POR 1, 2 and 3. POR 1 and 2 share the same
D. Certificate Of Occupancy: When an existing uses and development standards, but differ
structure or use is being replaced elsewhere in heights allowed. POR 1 is applied to the
on a lot, the structure being replaced, if property known as the Stoneway Concrete
remaining during the interim, shall not be Site. POR 2 is applied to the property known
considered as countable or measurable devel- as the Port Quendall Site. POR 3 has a dif-
opment under the provisions of this Code ferent set of uses and standards, and is ap-
when: that structure has been condemned as plied to the site known as the NARCO Site.
a threat to the public health, welfare, or
safety and cannot be reoccupied; or, the ap- B. Permitted Uses:
plicant has provided the City with sureties
and/or other devices satisfactory to the City
Attorney, to ensure compliance with lot cov-
erage and other possible requirements prior
to the issuance of a certificate of occupancy
for the replacement structure(s); or, within a
reasonable period thereafter. Unless the
Council or Hearing Examiner makes a deter-
mination that such a surety device should be
provided no such device shall be required for
a publicly owned or operated use having a
"P" suffix designation. (Ord. 4523, 6-5-1995)
4-31-25.1: PLANNED OFFICE/RESIDENTIAL 1
AND 2 ZONE (POR 1 AND 2):
A. Purpose: The
p purpose of the Planned Of-
fice/Residential 1 and 2 Zone (POR 1 and 2)
is to provide for a mix of intensive office and
residential activity in a high quality, master
planned development which is integrated
with the natural environment. Certain con-
venience retail and service uses intended to
serve employees and residents of the devel-
opment may also be permitted as secondary
or conditional uses. Policies governing these
uses are primarily contained in Chapter 4,
Section V - Office/Residential Centers, of the
City's adopted Comprehensive Plan. The
scale and location of these sites will typically
denote a gateway into the City and should be
designed accordingly (see also Chapter 9,
Section IV — Gateways). Since the sites func-
tion as gateways, the site planning should
incorporate features of interest and use for
the users.
In order to address differing site conditions,
and recognizing the gateway and environ-
496
City of Renton
•
4-31-25.1 4-31-25.1
1. Primary Uses: b. Retail And Service Uses:All of the fol-
lowing retail and service uses shall be subject
a. Existing Industrial/Manufacturing Fa- to these conditions:
cilities: Existing industrial or manufacturing
*ilare facilities, with modification or expansion al- (1) Market Area: Intended and de-
lowed which does not increase production ley- signed to serve the immediate market
els. area(i.e., contiguous POR Zone).
b. Parks, Trails and Open Space: Exist- (2) Primary Use Structures: No free-
ing neighborhood, community and regional standing buildings; must be housed in a
parks,trails and open space. "primary use"structure.
c. Existing Schools: Existing public or (3) Signage:Limited external signage.
private elementary and secondary schools
and portables existing as of the date of this (4) Consistent With Surrounding Uses:
Ordinance (site plan review is required for The design of structures, including
expansions of 10 percent or less). signs, shall be generally consistent in
character with surrounding uses. No
d. Group Homes: Group homes II. drive-up windows or outside automobile
service shall be permitted unless other-
e. Hotels/Convention Centers: Hotel/con- wise specified below.
vention center when combined with office
and/or residential uses on site. (5) Display of Merchandise:No exterior
display or storage of merchandise shall
f. Offices: be permitted.
(1) Administrative/headquarters. (6) Retail:
(2) Business. (A) Apparel and accessory stores.
(3) Medical and dental clinics. (B) Book, stationery,art supply.
1%10' (4) Professional.
(C) Eating and drinking estab-
lishments.
g. Residential Townhouse or Multi-Fam-
ily: Residential uses at densities of between (D) Food stores, gross floor area
sixteen (16) and twenty five (25) dwelling of no less than eleven thousand(11,000)
units per acre. These uses may also be square feet and no more than twenty
located in a mixed use building of commercial five thousand(25,000)square feet.
and residential uses.
(E) Marinas, in accordance with
h. Residences:Retirement residences. provisions of the Shoreline Master Pro-
gram, Chapter 19, Title IV of the City
i. Utilities: Utilities, small. (Ord. 4404, Code.
6-7-1993)
(F) Newsstands.
j. Family day care and adult day
care/health programs,Category I.(Ord. 4494, (G) Pharmacies.
2-6-1995;amd. Ord.4680, 9-22-1997)
(H) Taverns.
2. Secondary Uses:
(7) Services:
a. New Schools: New public or private
elementary and secondary school portables, (A) Bed and breakfast/boarding
up to four(4)per site and subject to site plan and lodging houses.
review.
1297
City of Renton
4-31-25.1 4-31-25.1
(B) Community facilities. (i) When abutting a public
street,one additional foot of height
(C) Business and professional for each additional one and one-
schools. half feet(1-1/2')of perimeter build-
ing setback beyond the minimum
(D) Day care centers and adult street setback required at street
day care/health programs, Category II. level unless such setbacks are oth-
(Amd. Ord. 4680,9-22-1997) erwise discouraged (e.g.,inside the
downtown core area in the CD
(E) Miscellaneous repair/service Zone);
facilities, including watches, jewelry,
TV, electrical, upholstery. (ii) When abutting a common
property line,one additional foot of
(F) Personal services such as bar- height for each additional two feet
ber shop,beauty parlor. (2') of perimeter building setback
beyond the minimum required
(G) Health clubs/fitness cen- along a common property line;and
ters/sport clubs. No outdoor facilities.
(iii) On lots four (4) acres or
(H) Financial institutions, no greater, five (5) additional feet of
more than three(3)drive-up windows in height for every one percent (1%)
conjunction with a branch operation and reduction below a twenty percent
integrated into the exterior wall of a (20%) maximum lot area coverage
"primary use" structure. by buildings, for public amenities
such as recreational facilities, and/
c. Parks: New neighborhood and commu- or landscaped open space areas,
nity parks. (Ord. 4404, 6-7-1993) etc., when these are open and
accessible to the public during the
d. Community Facilities: The following day or week. (Ord.4523,6-5-1995)
development standards, in addition to those
in subsection D below, shall apply to all uses e. Temporary Uses: Temporary use, as
having a"P" suffix designation. Where these defined in Section 4-31-19E. (Ord. 4560, 11-
virol
standards conflict with those generally appli- 13-1995)
cable,these standards shall apply:
3. Accessory Uses: In the Planned
(1) Height: Office/Residential Zone, the following uses
are allowed where incidental to a permitted
(A) Publicly owned structures primary or secondary use and shall not exceed
housing such uses shall be permitted an thirty three percent (33%) of the gross floor
additional fifteen feet (15') in height area except for floor area that is devoted to
above that otherwise permitted in the food prepared wholly for retail sales on-site:
zone if "pitched roofs", as defined
herein, are used for at least sixty per-
cent(60%) or more of the roof surface of
both primary and accessory structures.
(B) In addition, in zones where
the maximum permitted building height
is less than seventy five feet (75'), the
maximum height of a publicly owned
structure housing a public use may be
increased as follows, up to a maximum
height of seventy five feet (75') to the
highest point of the building:
*00
1297
City of Renton
4-31-25.1 4-31-25.1
a. Food preparation. g. New Schools: New public or private
Igoe elementary and secondary schools.
b. Hand crafting of products.
h. Parks And Trails: New regional parks,
c. Parking garages, excluding commercial trails and open space.
parking garages.
i. Recycling/Collection: Recycling collection
d. Private conference centers. centers.
e. Recycling collection stations; provided, j. Research: Research, development and
the structure is not located within any re- testing.
quired setback and/or landscaped area.
k. Utilities: Utilities, large.
f. Storage of products in conjunction with
retail sales. 1. Churches, Etc.: Churches, synagogues
and temples.
4. Administrative Conditional Uses:
m. Organizations: Service clubs and orga-
a. Additional Uses: Additional uses as nizations.
identified in Conditional Use Permit, Section
4-31-36D of this Chapter. n. Existing Schools: Existing public or
private elementary or secondary school ex-
b. Care Facilities: Convalescent centers pansions of more than ten percent (10%).
and nursing homes.
o. Change In Use: Any change in use pro-
c. Group Homes: Group homes II for seven posed for existing school property.
(7) or more persons.
C. Prohibited And Unclassified Uses: In the
d. Utilities: Utilities, medium. Planned Office/Residential Zone, the follow-
ing uses are prohibited:
5. Hearing Examiner Conditional Uses:
1. All other uses.
a. Additional Uses: Additional uses as
identified in the Conditional Use Permit, 2. Bulk storage of products, or the exterior
Section 4-31-36D of this Chapter. storage of products in a manner which would
be construed as bulk storage except for the
b. Towers: Communications broadcast and fact they do not exceed the minimum area
relay towers. requirements of the Bulk Storage Facilties,
Section 4-31-29 of this Chapter.
c. Electronics: Electronics assembly and
packaging only. 3. Manufacturing activities except those
specified above.
d. Gas Stations: Gasoline service stations.
4. Off-site hazardous waste treatment and
e. Helipads: Helipads, only as an accessory storage facilities.
use.
5. Travel trailers or recreational vehicles for
f. Industrial Expansion: Major modification habitation.
and/or expansion of industrial uses, which
increase production, existing as of the effec- D. Development Standards: In the POR Zone
tive date hereof. the following development standards shall
apply except as otherwise provided by this
Section.
"Nov'
296
City of Renton
4-31-25.1 4-31-25.1
1. Master Development Plan: All contiguous (2) Provision of five (5) affordable units
properties with POR zoning within the same per fifty (50) units, which meet the
ownership shall be included in a Master provisions of the housing element of the
Development Plan for the entire Zone to be Comprehensive Plan;
approved by the Zoning Administrator. Site
plans for each phase of the project shall (3)Provision of an additional twenty
comply with the approved Master Plan. The five foot (25') setback from the shoreline
Master Development Plan shall consist of a above that required by the Shoreline
conceptual and flexible land use plan depict- Management Act;
ing the general location and relationships of
the following: (4)Establishment of view corridors
from upland boundaries of the site to
a. Critical areas. the shoreline;
b. Focal points within the project (e.g., (5)Water related uses; if the applicant
public plazas, art work, etc.). wishes to reach these bonus objectives
in a different manner, a system of floor
c. General location and size of buildings. area ratios may be established for the
property to be determined at the time of
d. Major access points/gateways (both into site plan review.
the site and into the City).
Furthermore, the Master Plan must
e. Phasing of development. address the impact of this height on
neighboring area and mitigate these
f. Private and public open space provisions. impacts.
g. Public access to water and/or shoreline b. POR 2: Ten (10) stories and/or one hun-
areas. dred twenty five feet (125'); provided, the
master plan includes a balance of building
h. Public transit. height, bulk and density. Nwl0
i. Recreation areas. c. Height: Height for POR 1 and 2 shall not
exceed the limits specified in Section 4-31-17,
j. Vehicle and pedestrian circulation and Airport Height Restrictions, of this Chapter.
access to public streets.
3. Transfer Of Density: For POR 2, if a sig-
k. View corridors. nificant public benefit above City Code re-
quirements can be provided for a portion of
2. Height: the property which may be contaminated, a
transfer of density may be allowed to other
a. POR 1: Ten (10) stories and/or one hun- portions of the site.
dred twenty five feet (125'). Additional
height may be allowed; provided, the appli- 4. Lot Coverage:
cant can demonstrate provision of the follow-
ing significant public benefits: a. Lot coverage for buildings shall not
exceed sixty five percent (65%) of the total
(1) Provision of continuous pedestrian lot area.
access to the shoreline consistent with
requirements of the Shoreline Manage- b. Lot coverage may be increased up to
ment Act and fitting a circulation pat- seventy five percent (75%) of the total lot
tern within the site; area if parking is provided within the build-
ing or within a parking garage.
296
City of Renton
4-31-25.1 4-31-25.2
5. Site Access: Direct arterial access to indi- 12. Surface Mounted Equipment: All on-site
Now' vidual structures shall occur only when al- surface mounted utility and mechanical
ternative access to local or collector streets equipment shall be screened from public
or consolidated access with adjacent uses is view.
not feasible.
13. Roof-Top Equipment: All operating equip-
6. Density: In POR 1 and 2 shall be sixteen ment located on the roof of any building shall
to twenty five (16 - 25) du/acre. be enclosed so as to be shielded from view,
except for telecommunication equipment.
7. Bonus In POR 1: A bonus density of not
more than five (5) du/acre may be allowed; 14. Outdoor Storage:
provided, there is a balance of height, bulk
and density established through At floor area a. Permitted outdoor storage must be
ratio system and/or a master plan to be de- screened from adjacent properties and public
cided at the time of site plan review. rights of way.
8. Bonus In POR 2: A bonus density of not b. Materials covered by buildings with
more than two (2) du/acre for each provision roofs but without sides shall be considered
may be allowed; provided, there is a balance outside storage and subject to the screening
of height, bulk and density established ad- provisions of this Section.
dressing the following public benefits:
15. Refuse And Recyclables Collection And
a. Provision of continuous pedestrian ac- Storage: All garbage, refuse or dumpsters
cess to the shoreline consistent with require- contained within specified areas shall be
ments of the Shoreline Management Act and screened, except for access points, by a fence
fitting a circulation pattern within the site. or landscaping or some combination thereof.
p b. Provision of an additional twenty five 16. Sensitive Areas: See Section 4-31-34;
litre
foot (25') setback from the shoreline above Chapter 32, Title IV; Chapter 8, Title VIII;
that required by the Shoreline Management Section 4-31-35; Chapter 19, Title IV; Section
Act. 4-31-31; and Chapter 6, Title IV of the City
Code.
c. Establishment of view corridors from
upland boundaries of the site to the shore- E. Conflicts: In the event that there is a conflict
line. between either the development standards or
special development standards listed above
d. Water related uses. If the applicant and the standards and regulations contained
wishes to reach these bonus objectives in a in other ordinance(s), the Zoning Administra-
different system, a system of floor area ratios tor shall determine which ordinance shall
may be established for the property to be prevail based upon the intent of the Zones.
determined at the time of site plan review as Life, safety and public health ordinances are
approved by Council. assumed to prevail. (Ord. 4404, 6-7-93)
9. Affordable Housing: Provision for afford-
able units must meet the provisions of the 4-31-25.2: PLANNED OFFICE/RESIDENTIAL
housing element of the Comprehensive Plan. ZONE (POR 3):
10. Parking: See Chapter 14, Title IV of the A. Purpose: The purpose of the Planned Of-
City Code. fice/Residential (3) District is to provide for a
mix of land uses including commercial busi-
11. Signs: See Chapter 20, Title IV of the ness offices, and corporate/regional head-
City Code. quarters; research and development with
Nome
995
City of Renton
4-31-25.2 4-31-25.2
associated light assembly and warehousing, requirements of the Bulk Storage Ordinance,
or other light manufacturing compatible with Section 4-31-29 of this Chapter.
the Aquifer Protection Ordinance; supporting
retail and service uses; water-related facili- 2. Manufacturing activities except those
ties and uses; and multi-family densities of specified in the Master Development Plan.
between sixteen and twenty five (16-25) du.
per acre located appropriately on the site. 3. Off-site hazardous waste treatment and
Master planning of uses in this district is storage facilities.
intended to provide flexibility and to encour-
age development of a well integrated mixed 4. Travel trailers or recreational vehicles for
use district sensitive to the natural environ- habitation.
ment, surrounding development patterns and
consistent with the intent of the Comprehen- 5. Other uses restricted or prohibited by
sive Plan. specific City, State and Federal laws and
regulations.
Several areas in the City remain in large
single ownerships, representing unique indi- D. Development Standards: In the Planned
vidual sites of high economic potential. They Office/Residential (POR 3) Zone, the follow-
are generally located in areas with sensitive ing development standards shall apply ex-
environmental characteristics. Appropriate cept as otherwise provided by this Section:
land uses in these area and market forces
governing future uses may not be well de- 1. Master Development Plan: To assure coor-
fined and need additional detailed review. dinated development consistent with the
(Ord. 4404, 6-7-93) intent of this Chapter, prior to any develop-
ment the property owner or their legal repre-
B. Permitted Uses: sentatives shall submit a Master Develop-
ment Plan for all contiguous properties in
1. Determination Of Uses: Uses permitted in single ownership, or for contiguous proper-
this Zone shall be determined during review ties whose owners have agreed to participate
and approval of a Master Development Plan; in the Master Development Plan. The proper-
provided, they are consistent with the pur- ty owner shall submit the following informa-
pose of this Zone and the intent of the Com- tion to the City:
prehensive Plan. Family day care is permit-
ted outright without the requirement for a. A legal description of all contiguous
Master Development Plan approval. (Ord. property in each ownership, and any cove-
4494, 2-6-95) nants or restrictions that apply to that prop-
erty.
2. Existing Uses: Existing industrial uses
within this zoning district shall be allowed to b. Location and dimensions of rights of
continue under the requirements of the IH way and easements for streets and utilities.
Zone until modified by a Master Develop-
ment Plan or discontinued. c. Location and description of natural fea-
tures and critical or resource areas.
C. Prohibited Uses: In the Planned Of-
fice/Residential Zone (POR 3), the following d.Approximate location and square footage
uses are prohibited: of proposed structures.
1. Bulk storage of products, or the exterior e. Types of land uses proposed and approx-
storage of products in a manner which would imate square footage for each type of land
be construed as bulk storage except for the use. The land uses may be expressed as gen-
fact they do not exceed the minimum area eral categories of land use.
995
City of Renton
4-31-25.2 4-31-25.2
f. Proposed dimensional standards includ- c. Traffic impacts from single-occupancy
ing building heights, lot coverage for build- vehicles on adjacent neighborhoods shall be
ings and building setbacks. minimized, and the Plan should promote
multi-modal transportation alternatives.
g. General locations and dimensions of
vehicular and pedestrian circulation facilities d. The Plan shall provide an overall urban
including parking and loading facilities. design concept that is internally consistent,
harmonious with adjacent neighborhoods,
h. A conceptual open space and landscap- and incorporates the highest quality site and
ing plan generally indicating proposed open building design principles.
space and landscaped areas, public access to
shorelines, location of trails and recreation e. The Plan shall incorporate public and
areas, focal points or other design features. private open spaces to protect existing natu-
ral systems and provide adequate areas for
i. A preliminary transportation manage- passive and active recreation by the occu-
ment plan. pants of the site.
j. Approximate development phasing f. The Plan shall include high quality land-
schedule. scaping that softens the appearance of struc-
tures on the site and enhances the overall
k. Environmental checklist as required by design.
the State Environmental Policy Act.
g. The Plan shall include adequate provi-
2. Process For Review And Approval Of A sions for screening of surface-mounted or
Master Development Plan: The City Council roof-top mechanical equipment, outdoor stor-
shall have final authority for approval of a age, loading areas and refuse and recycling
Master Development Plan. Following a public collection areas.
hearing and recommendation by the Hearing
Examiner, they shall review and approve, h. The Plan shall be consistent with all
"ita" modify or deny the Master Development other codes and regulations of the City.
Plan.
5. Amendments To Master Development
3. Applicability Of Master Development Plan: Plan: The Plan is intended to be conceptual
Upon approval by the City Council, the Mas- and flexible. To provide for changes that may
ter Development Plan shall constitute the occur as the plan is implemented in each
zoning regulations for the properties includ- phase, amendments may be reviewed as
ed within the Plan. follows:
4. Criteria For Adoption Of A Master Devel- a. Minor Amendments: Changes in the
opment Plan: The Master Development Plan design and location of buildings, landscaped
shall meet the following criteria: areas, parking areas, internal private
streets, utilities and other site facilities or
a. The Plan shall be consistent with the redistribution of allowed square footage
policies and objectives of the Comprehensive among permitted land uses, shall be re-
Plan. viewed under the provisions of the Site Plan
Review Ordinance.
b. The proposed uses shall be considered in
relationship to surrounding uses and the site b. Major Amendments: Changes in the
environment. specified land uses, dimensional standards
Nome
995
City of Renton
4-31-25.2 4-31-25.2
for buildings, i.e., heights, setbacks, public
access, etc., and reduction of open spaces or v
landscaped areas shall be reviewed and ap-
proved by the City Council.
6. Transferability: Within an approved Mas-
ter Development Plan, development attribut-
able to a specific property that may be con-
995
City of Renton
4-31-25.2 4-31-28
strained by sensitive areas or other factors, E. Record Of Decision: Whenever a variance is
can be transferred to other properties in approved by the Board of Adjustment, the
**me separate ownership; provided, this transfer is Building Department shall forthwith make
consistent with the objectives of the Compre- an appropriate record and shall inform the
hensive Plan and the intent of this Ordi- administrative department having jurisdic-
nance. tion over the matter. (Ord. 3463, 8-11-80;
amd. Ord. 3592, 12-14-81)
E. Conflicts: In the event that there is a conflict
between either the development standards or
special development standards listed above 4-31-27: MINING, EXCAVATION AND GRAD-
and the standards and regulations contained ING:
in other ordinances(s), the Zoning Adminis-
trator shall determine which ordinance shall A. Special Permit Required: The Hearing Exam-
prevail based upon the intent of the Zones. iner may grant a special permit, after a pub-
Life safety and public health ordinances are lic hearing thereon in any zone, to allow the
assumed to prevail. (Ord. 4404, 6-7-93) drilling, quarrying, mining or depositing of
minerals or materials, including but not
limited to petroleum, coal, sand, gravel, rock,
4-31-26: BOARD OF ADJUSTMENT: clay, peat and topsoil. A special permit shall
be required on each site of such operation.
A. Powers And Duties: The Board of Adjustment
shall have the authority to hear applications B. Standards: To grant a special permit, the
for variances pursuant to Section 4-31-19F of Hearing Examiner shall make a determina-
this Chapter. tion that the proposed activity would not be
unreasonably detrimental to the surrounding
B. Board Of Adjustment Shall Announce Find- area. The Hearing Examiner shall use the
ings And Decisions: Not more than thirty standards established in that certain Mining,
(30) days after the termination of the pro- Excavation and Grading Ordinance, being
ceedings of the public hearing on any vari- Ordinance No. 2820, which said ordinance is
Nair ance, the Board of Adjustment shall an- hereby incorporated, by reference, as if fully
nounce its findings and decision. If a vari- set forth. (Ord. 2821, 1-14-74; amd. Ord.
ance is granted, the record shall show such 3101, 1-17-77, eff. 1-1-77)
conditions and limitations, in writing, as the
Board of Adjustment may impose.
4-31-28: OPEN SPACE, AGRICULTURAL
C. Notice Of Decision Of Board Of Adjustment: AND TIMBER LANDS; CURRENT
Following the rendering of a decision on a USE ASSESSMENT:
variance application, a copy of the written
order by the Board of Adjustment shall be A. There is hereby fixed and established an
mailed to the applicant at the address shown application fee in the sum of thirty dollars
on the application and filed with the Board ($30.00) for processing any application by
of Adjustment and to any other person who any owner in pursuance of chapter 84.34
requests a copy thereof. ROW, (Open Space, Agricultural and Timber
Lands - Current Use Assessment) which fee
D. Effective Date Of Decision; Appeal To Court: is payable to the City upon filing of the ap-
The action of the Board of Adjustment shall plication by any such owner and said fee
be final and conclusive, unless within ten shall be delivered by the King County Asses-
(10) days from the date of the action the sor to the City upon referral of any such
original applicant or an adverse party ap- application to the legislative body of the
plies to King County Superior Court for a City. Such fee shall be deposited in the gen-
writ of review. (Ord. 3463, 8-11-80) eral fund of the City.
1295
City of Renton
•
4-31-28 4-31-29
B. If any such application is not approved by 1. Bulk storage facilities may be allowed only
the City, said application fee shall be refund- by special permit as specified in Section ,
ed by the City Treasurer unto the applicant- 4-31-19B of this Chapter. The fee for the
owner. special permit for bulk storage facilities is
specified in the fee schedule set out in Sec-
C. The City further adopts, by reference herein, tion 5-1-1 of this Code. (Ord. 3653, 8-23-82)
the Open Space Taxation Act Rules as pro-
mulgated by the Department of Revenue, 2. The Hearing Examiner is designated as
State of Washington, on the date of October the official agency of the City for the conduct
23, 1970, or as same may be amended from of public hearings; and the Building Depart-
time to time. (Ord. 2844, 4-1-74) ment is responsible for the general adminis-
tration and coordination. The Building De-
partment shall establish administrative
4-31-29: BULK STORAGE FACILITIES: procedures, which shall include, but are not
limited to: Preparation of application forms,
A. Intent: The intent of the regulation of bulk determining completeness and acceptance of
storage facilities is to allow such facilities in application, and establishment of interde-
a location and manner so they are compatible partmental review routing procedures. (Ord.
with adjacent properties and beneficial to the 2962, 9-8-75; amd. Ord. 2967, 9-22-75; amd.
City and in accordance with the State Envi- Ord. 3101, 1-17-77, eft'. 1-1-77; Ord. 3592,
ronmental Policy Act. It is further the intent 12-14-81)
to insure that the safety, health, welfare,
aesthetics and morals of the community are 3. The responsibility of producing informa-
maintained at a high level. Due to the tion and data to establish that the proposed
unique characteristics and problems inherent bulk storage facility complies with the stan-
in making bulk storage facilities compatible dards set forth in this Section shall be on the
with surrounding properties and environ- applicant. (Ord. 2962, 9-8-75; amd. Ord.
ment, the City Council finds that special 2967, 9-22-75)
review of bulk storage facilities is required to
insure the intent of these regulations; and 4. The Building Department shall be respon-
the City Council expressly finds that in the sible for determining whether an application
Green River Valley, City of Renton and sur- is a bulk storage facility as defined herein.
rounding areas there has been a loss in air Such decision may be appealed to the City
quality and that a potential exists for a con- Council within ten (10) calendar days after
tinuing deterioration in this air quality due such determination upon proper written
in part to the unique meteorological and notice filed with the City Council. (Ord.
topographic characteristics such as the chan- 2962, 9-8-75; amd. Ord. 2967, 9-22-75; Ord.
neling and holding of air masses by inver- 3592, 12-14-81)
sions and the surrounding hills. This degra-
dation in air quality adversely affects the C. Height: The maximum height of all storage
liveability and desirability of the City and is containers and stock piles of bulk materials
injurious to the health and well-being of its and/or products shall be forty feet (40') or
citizens. Those uses classified as a recog- that of the structure height of the underlying
nized higher risk have higher standards zone if more restrictive. The storage of bulk
applied to them including, but not limited to, materials in containers above manufacturing
landscaping, traffic and access and hazard- plants shall not be considered as bulk stor-
ous materials. These regulations are to sup- age, but shall be classified as part of the
plement and be in addition to existing ordi- supporting structure. No roof shall extend
nances and code provisions. (Ord. 2962, beyond five percent (5%) slopes drawn from
9-8-75; amd. Ord. 2967, 9-22-75) forty foot (40') high vertical surfaces contigu-
ous to the base of the structure. Only acces-
B. Special Permit And Administration: sory items such as, but not limited to: anten-
1295
City of Renton
4-31-29 4-31-29
nas, ladders, light fixtures, railings, vent (See following page- for beginning of Land-
pipes and safety or health related items shall scaped Figures 4-31-29E1a through e)
Nilo" be excluded from the determination of struc-
ture height.
D. Setbacks: All structures and bulk storage,
except security fences, opaque screens and
signs shall be located at least sixty feet (60')
from all public right of ways, wildlife habitat,
public areas, parks and waterways which
include, but are not limited to rivers, lakes,
streams and drainage channels. In all other
instances the setbacks shall be at least twen-
ty feet(20') from the property line.
E. Landscaping and Screening: The intent of
landscaping and screening is to minimize the
visual impact of bulk storage as viewed from
adjacent or nearby properties or facilities
and to enhance the image of the industrial
areas and the City. (Ord. 2962, 9-8-75; amd.
Ord. 2967, 9-22-75)
1. Recognized Higher Risk Storage: Those
bulk storage uses which are considered as
having a recognized higher risk shall have a
barrier as specified in Section 4-31-290 of
this Chapter, Hazardous Materials, with a
screen that is at least eighty percent (80%)
opaque on top of the barrier and setback at
least twenty feet (20') from the property line.
The barrier shall have a maximum height of
four feet (4') when measured as in Section
4-31-2903 of this Chapter. The combined
height of the four foot (4') (maximum)barrier
and screen shall be at least twenty five per-
cent (25%) of the height of the bulk storage;
provided, such combination is at least eight
feet (8') high. An optional security fence shall
have at least a twenty foot (20') setback. All
areas between the property lines and the
screen shall be landscaped except for ingress
and egress areas and except when a second
bulk storage facility has a contiguous side or
rear property line with an existing bulk stor-
age facility constructed to the standards
specified in Section 4-31-29 of this Chapter.
The landscape plan shall be prepared by a
licensed landscape architect and approved by
the Building Department.
1293
City of Renton
4-31-29 4-31-29
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City of Renton
4-31-29 4-31-29
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City of Renton
4-31-29
4-31-29
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City of Renton
4-31-29 4-31-29
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1293
City of Renton
4-31-29 4-31-29
2. Other Bulk Storage: Those bulk storage three (3) year period, or d) such other writ-
uses not included in Section 4-31-29E1 above ten commitments that will assure satisfacto-
shall have a screen including gates and shall ry maintenance of landscaping for a three (3)
be at least eighty percent (80%) opaque sur- year period. Any of the four(4) options above
rounding the property area. Said screen shall are to be approved as to legal form prior to
be at least twenty five percent (25%) as high acceptance by the City. Landscaping is to be
as the bulk storage containers or stock piles; maintained in a healthy, neat manner and
provided, said screen is at least eight feet(8') shall be subject to periodic inspection by the
high. The screen and optional security fence City.
shall be setback at least twenty feet (20')
from all property lines except that for those F. Signs: The only identification signs permit-
bulk storage facilities whose total ownership ted shall be one sign per street frontage that
is less than two and one-half(2'/2) contiguous shall be four feet (4') in height or less, with a
acres in area, the Hearing Examiner may maximum of two (2) faces and no more than
reduce this setback up to fifty percent (50%) thirty (30) square feet per face. Such signs
for good cause and upon proper written ap- may be illuminated by external lights. Exit
plication. All areas between the property and entrance signs four (4) square feet in
lines and the screen shall be landscaped area or less may be placed at street entranc-
except for ingress and egress areas and ex- es. (Ord. 2962, 9-8-75; amd. Ord. 2967,
cept when a second bulk storage facility has 9-22-75)
a contiguous side or rear property line that
abuts an existing bulk storage facility con- G. Locational Criteria: The Hearing Examiner
structed to the standards specified in Section shall review the impact of the proposed use
4-31-29 of this Chapter; provided, there is at to determine whether it is compatible with
least a twenty foot (20') landscaped strip. the proposed site and general area. The
The landscape plan is to be approved by the Hearing Examiner may require any applica-
Building Department. A landscaped berm ble bulk standard to be up to fifty percent
may be used by itself or in combination with (50%) more strict than specified to alleviate a
a screen; provided, the required height is potential problem, providing it shall be
+a,e met. The slopes of said berm shall be at least shown: (Ord. 2962, 9-8-75; amd. Ord. 2967,
two feet (2') horizontal to one foot (1') verti- 9-22-75; amd. Ord. 3101, 1-17-77, eff. 1-1-77)
cal. There shall be a flat area on top of the
berm with a minimum width of two feet (2'). 1. That because of special circumstances
A retaining wall may be substituted for the applicable to subject property, including size,
internal side of the berm; provided, the re- topography, location or surroundings and
taining wall is approved by a licensed engi- special characteristics applicable to subject
neer. (Ord. 3653, 8-23-82) facilities including height, surface drainage,
toxic substances, traffic and access, sound,
3. Landscaping Maintenance: The mainte- liquid waste, light and glare, odorants, flam-
nance of landscaping shall be assured prior mable and explosive materials and gaseous
to the issuance of a building permit by re- wastes, the strict application of the Zoning
quiring one of the following options: a) the Code and bulk storage regulations is found to
posting of a performance bond for one hun- deprive neighboring properties of rights and
dred fifty percent (150%) of the estimated privileges enjoyed by other properties in the
cost of maintenance of landscaping for a vicinity and under identical zone classifica-
three (3) year period, b) the depositing with tion.
the City Clerk of a certified or cashier's
check for one hundred fifty percent (150%) of 2. That the application of more strict stan-
the estimated cost of maintenance of land- dards will not be materially detrimental to
scaping for a three (3) year period, c) filing the subject facility and will maintain the full
with the City Clerk a copy of a service con- rights, privileges and environment of neigh-
tract for maintenance .of landscaping for a boring properties.
1293
City of Renton
Alimw
4-31-29 4-31-29
3. That the application of such modifications apply to all air contaminants specifically
shall be supported by documented evidence listed therein. Nomil
of a clear and compelling nature to justify
such stricter standards. (Ord. 2962, 9-8-75; 2. Those toxic substances not specifically
amd. Ord, 2967, 9-22-75) listed in regulation 1 of the PSAPCA, but
released into the ambient air shall be in
In the case of hardships affecting the subject accordance with the fractional quantities set
property, variances to these bulk standards forth in Sections 4-31-29A3, and 4-31-29A5 of
may be granted by the Hearing Examiner this Chapter and for those toxic substances
subject to the conditions of Section 4-31-26C listed in the most current publication enti-
of this Chapter. (Ord. 2962, 9-8-75; amd. tied Threshold Limit Values, of the American
Ord. 2967, 9-22-75; amd. Ord. 3101, 1-17-77, Conference of Governmental Hygienists
eff. 1-1-77) (ACGIH).
H. Surface Drainage: The intent of this stan- 3. The concentration of a single toxic sub-
dard is to protect property from damage and stance measured in an air sample shall not
loss due to flooding, erosion and deposition exceed one-fiftieth (1/50) of the threshold limit
caused by the adverse alteration of natural value or ceiling "C" limit value at the lot
drainage flow patterns and rates, and to lines or one one-hundredth (1/100) of the
promote development practices which en- threshold limit value or ceiling "C" limit
hance the quality, benefits and enjoyment of value at the lot-district line. The concentra-
the natural water courses. tions of two (2) or more substances shall be
considered as in the publication of ACGIH.
1. Surface drainage shall be approved by the
Public Works Department and shall comply 4. Those carcinogenic substances listed in
with the design specifications set forth in the threshold limit values having no listed
latest editions or revisions of Standard Spec- threshold limit value shall not be detectable
ifications for Municipal Public Works Con- by the most sensitive method in air samples
struction by the Washington State Chapter taken at the lot or lot-district lines.
American Public Works Association, and
Highway Hydraulics Manual by the Wash- 5. The samples shall be taken by a qualified
ington State Highway Commission, Depart- person as per the publication of the ACGIH
ment of Highways. and the concentrations of toxic substances
shall be measured in a certified laboratory or
I. Toxic Substances: The intent of this standard facility at the request of the administrative
is to extend to the general public basic pre- official.
cautions used in industry dealing with the
exposure of workers to toxic materials. As a J. Traffic and Access Control: The intent of this
requisite to protecting the public health and standard is to promote the safety of travel on
welfare, and especially as that public in- public streets in industrial areas where
cludes the very young and other sensitive dense and variable traffic flows cause addi-
members, the environment should be kept tional hazards to persons and property and
free of unnecessary concentrations of these to provide for uninterruptable access to all
toxic substances by using the best practica- properties and neighbors of a potential major
ble control and process technology in all fire, emergency or hazard.
phases of manufacture and handling and by
a sincere commitment to good housekeeping 1. All lots used by an industry of recognized
practices. higher risk shall be served on at least two(2)
sides by accesses dimensional equal to an
1. The ambient air quality standards speci- industrial access street. Such accesses shall
tied in Regulation 1 of the Puget Sound Air be continuously open to City departments for
Pollution Control Agency (PSAPCA) shall clearing or repair at the owner's expense.
'441100
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City of Renton
4-31-29 4-31-29
2. When on-site emergency access is required high level of aesthetic design and further-
for fire or other -emergency equipment, a more shall be reviewed and approved by the
err✓ through route shall be provided and main- Building Department. (Ord. 2962, 9-8-75,
tained in a free and open condition at all amd. Ord. 2967, 9-22-75; amd. Ord. 3592,
times, with an exit from the lot different 12-14-81)
from the entrance and separated by at least
three hundred feet (300') when not on oppo- 8. All on-site surfaces used for daily traffic
site sides of the lot. within the lot or as a part of the traffic flow
pattern required in Section 4-31-29J3 of this
3. A definitive traffic flow pattern shall be Chapter shall be paved and maintained in a
provided on the property for all traffic, both good condition with an asphalt surfacing, or
truck and automobile, such that all traffic its equivalent if approved by the administra-
shall cross lot lines travelling in a forward tive official, to prevent the generation of dust
direction. Curbcuts shall be kept to a mini- or the tracking of mud onto public rights of
mum on both number and width consistent way. Storage areas not intended for maneu-
with the property traffic flow pattern. vering space shall be paved with a surface
satisfactory to the Hearing Examiner to meet
4. Necessary transportation between differ- the requirements of this Chapter and mini-
ent parts of the same building or complex of mize dust and control storm water drainage.
buildings when located on one continuous lot (Ord. 3653, 8-23-82)
shall be by private access routes, confined to
the property so as to not cause unnecessary K. Sound: The intent of this standard is to es-
congestion or hazards on public streets. Such tablish maximum sound levels for industrial
on-site access routes shall be located at a sources as received in other properties of the
distance of at least ten feet (10'), or on the same or different environmental use designa-
property side of any required planting strip, tion. This is accomplished by implementing
from all pedestrian sidewalks or edge of the sound level requirements of the Washing-
public right of way. ton Administrative Code as it applies to
industrial sources of sound and all sound
.44r 5. Provisions shall be made for the separa- receptors.
tion of parking of private automobiles from
any space or area used for maneuvering, 1. The regulation of industrial sounds as set
parking or loading or any truck, vehicle or forth in chapter 173.60 of the Washington
trailer either while attached to or unattached Administrative Code (WAC), Maximum Envi-
from any mover. ronmental Noise Levels, is hereby incorpo-
rated by reference.
6. Any fire or emergency access, including
but not limited to Section 4-31-29J2 of this 2. The Classifications for Use Districts (Zon-
Chapter shall conform with the recommenda- ing Codes) of the City of Renton shall be
tions of the Renton Fire Department and assigned the Environmental Designation for
together with a traffic flow pattern, when Noise Abatement(EDNA) Codes as follows:
required, shall be clearly defined on a site
plan. (Ord. 2962, 9-8-75, amd. Ord. 2967, EDNA Class A; S-1, G, GS-1, G-9600,
9-22-75) G-8400 SR-1, G-7200,
G-6000, R-1, R-2, SR-2, R-3,
7. Overpasses extending over a public right R-4, T, P-1
of way shall be limited to pedestrian foot
traffic except that conduits for the transmis- EDNA Class B; B-P, B-1
sion of information may be included if con-
cealed within the primary structure of the EDNA Class C; L-1, M-P, H-1
overpass. The design, lighting and landscap-
ing of such structures shall clearly exhibit a
fir/
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City of Renton
4-31-29 4-31-29
3. The sound level of an industrial (EDNA 4-31-29K1. All maximum sound level values
Class C) sound source when measured in the for impulsive sounds shall be reduced five (5)
prescribed ,manner and location shall not decibels when measured with a A-weighted
exceed those values given in Schedule network.
Schedule 4-31-29K1
PERMITTED SOUND LEVELS IN RECEIVING EDNA CLASSES
FROM EDNA CLASS C (INDUSTRIAL)SOURCE
EDNA CLASS MAXIMUM DURATION IN APPLICABLE
OF RECEPTOR SOUND LEVEL' ANY ONE-HOUR HOURS'
(dB(A)) PERIOD (min)
A 60 Continually 7am - 10pm
A 65 15 I
A 70 5 }152 I
A 75 1'/2 7am - 10pm
A 50 Continually 10pm - 7am
A 55 15 I
A 60 5 }152
A 65 1'/2 10pm - 7am
B 65 Continually All
B 70 15
B 75 5 1152 I
B 80 1'/2 All
C 70 Continually All
C 75 15 I
C 80 5 1152 I
C 85 11/2 All
1. Source: Chapter 173-60, Washington Administrative Code "Maximum Environmental Noise
Levels".
2. Total not to exceed 15 minutes in any one hour.
3. The lower noise levels in EDNA Class A apply on all hours of the weekends and holidays.
4. The hours of lower sound levels shall be liquid industrial wastes by unacceptable
extended in EDNA Class A environments for methods and in unapproved areas.
all hours of the weekend, from midnight
Friday to midnight Sunday, and the follow- 1. The discharge of all waterless liquid waste
ing holidays, as officially observed by the shall be subject to the conditions of Section
City: New Year's Day, Independence Day, 4-31-29L3 of this Chapter and/or disposed of
Labor Day, Thanksgiving Day and Christmas by a liquid waste disposal company.
Day.
2. The discharge of any water containing
L. Liquid Waste: The intent of this standard is liquid, gas or solid wastes in solution and/or
to preserve and enhance the quality of the as a mixture into any part of the natural
environment and protect the public health water system shall comply with the stan-
and welfare by preventing the disposal of dards and compatibility requirements of the
1293
City of Renton
4-31-29 4-31-29
Washington State Department of Ecology or ter when contaminated with chemicals, oils
any successor department or agency thereof. or other toxic substances.
*41010` The administrative official shall be supplied
with a true copy of any and all discharge M. Light and Glare: The intent of this standard
permits issued to the facility by the State of is to afford the public the safety of adequate
Washington Department of Ecology. lighting while avoiding unnecessary glare
and exposure to excessive outdoor illumine-
3. All wastes discharged into a sewerage tion which may create a hazard or unreason-
system shall comply with the applicable ably interfere with the relaxation and enjoy-
regulations of the City and the municipality ment of public open spaces, right of ways and
of metropolitan Seattle sewerage system normal residential activities and pursuits.
governing the control and disposal of indus-
trial waste. 1. Illumination levels shall be measured with
a photoelectric photometer (light-meter)
4. All liquid wastes undisposable by treat- having a spectral response similar to that of
ment, after treatment, or by sewerage system the human eye, following the standard spec-
shall be disposed of on a scheduled basis tral luminous efficiency curve adopted by the
clearly related in both rate and magnitude International Commission of Illumination.
with the industrial process or source gener-
ating the waste. 2. The illumination from all sources located
on a lot shall have the maximum value of
5. Upon the request of the administrative eleven (11) lumens per square meter outside
official the industry shall provide substantial of lot lines and six (6) lumens per square
proof of having disposed of liquid waste, meter outside the district line. In all cases of
falling in the categories of Section 4-31-29L4 conflict the district line value shall apply.
of this Chapter equal to or greater than
eighty percent (80%) in either volume or 3. The intrinsic brightness of any source
weight of the amount generated during the visible beyond the district lines shall have a
previous six (6) months of operation. Should maximum value of fifty (50) candles per
the generation of such liquid waste be on a square centimeter.
sporadic basis then the industry shall pro-
vide the administrative official with written 4. Intermittent, rotating or flashing lights of
evidence of substantial compliance with this an intrinsic brightness greater than two (2)
subsection. candles per square centimeter and with a
frequency greater than once in any five (5)
6. The release of odorants or gaseous wastes second time period shall not be visible be-
from liquid wastes awaiting disposal shall be yond district lines unless for the sole purpose
prevented by using adequate means of stor- of alarm or giving warning.
age and all other reasonable means neces-
sary. N. Odorants: The intent of this standard is to
prevent the occurrence of certain offensive
7. Any treatment of liquid waste solely for odors in the environment by limiting the
the purpose of disposal shall be permitted concentration of chemical compounds which
when the generation of any solid or gaseous are known to produce strong olfactory re-
wastes is adequately handled in compliance sponses. This standard does not attempt to
with these standards and all other rules and determine the intrinsic or subjective good or
regulations of State and regional agencies. bad qualities of an odor, but only that the
Such treatment shall employ the best practi- concentration of specific constituent corn-
cable control currently available to industry. pounds are above adopted values which have
Liquid waste shall include surface run-off been accepted for the health and well-being
waters as per Section 4-31-29H of this Chap- of the general public.
Niro'
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City of Renton
4-31-29 4-31-29
1. The concentration of specific compounds sample each at the beginning and end of the
listed in Schedule 4-31-29N1 shall not exceed test period and one sample near the time
the odor threshold values in two (2) consecu- midway through the sample period. The
tive air samples. Three (3) air samples are to administrative official may establish the
be taken over a two (2) hour period, one time of the sample period.
Schedule 4-31-29N1
ODORANT CONCENTRATIONS FOR SPECIFIC
CHEMICALS IN CLEAN AMBIENT AIR
ODOR THRESHOLD'
No. POLLUTANT
(ppm) mg/m3)
1 Acetone 320 770
2 Acrolein 15 15
3 Allyl disulfide 0.0001 0.00006
4 Allyl mercaptan 0.00005 0.00015
5 Ammonia 0.037 0.026
6 Amyl alcohol 10 35
7 Apiole 0.0063 0.057
8 Benzene 60 180
9 i-Butanol 40 120
10 n-Butanol 11 33
11 i-Butylacetate 4 17
12 n-Butylacetate 7 35
13 n-Butylformate 17 70
14 Butyric acid 0.00028 0.000001
15 Camphor 16 100
16 Carbon disulfide 7.7 23
17 Carbontetrachloride 200 .260
18 Chlorine 0.01 0.029
19 Diacetyl 0.025 0.088
20 1,2-Dichloroethane 110 450
21 Diethylketone 9 33
22 Dimethylamine 6 11
23 Dimethyl sulphide 0.02 0.051
24 Dioxane 170 620
25 Ethanol 50 93
26 Ethylacetate 50 180
27 Ethyleneglycol 25 90
28 Ethyl mercaptan 0.000016 0.00004
29 Ethyl selenide 0.000062 0.00035
30 Ethyl selenomercaptan 0.0000018 0.000008
31 Ethyl sulphide 0.00025 0.00092
32 Heptane 220 930
1293
City of Renton
4-31-29
4-31-29
Schedule 4-31-29N1
litre ODORANT CONCENTRATIONS FOR SPECIFIC
CHEMICALS IN CLEAN AMBIENT AIR
ODOR THRESHOLD'
No. POLLUTANT
(ppm) mg/m3)
33 Hydrogen selenide 3 10
34 Hydrogen sulphide 0.0011 0.0015
35 Iodoform 0.00037 0.0061
36 Ionone 0.000000059 0.00000046
37 Methanol 5900 7800
38 Methylacetate 200 550
39 Methylenechloride 150 550
40 Methylethylketone 25 80
41 Methylformate 2000 5000
42 Methyleneglycol 60 190
43 Methyl-i-butylketone 8 32
44 Methyl mercaptan 0.0011 0.0022
45 Methylpropylketone 8 27
46 Octane 150 710
47 Ozone 0.1 0.2
48 Phenol 3 12
49 i-Propanol 40 90
50 n-Propanol 30 80
51 i-Propylacetate 30 140
52 n-Propylacetate 20 70
*ro,, 53 Propyl mercaptan 0.000075 0.00023
54 Pyridine 0.012 0.04
55 Skatole 0.000000075 0.0000004
56 Sulphur dioxide 30 79
57 Tetrachloroethylene 50 320
58 Tetrahydrofuran 30 90
59 Toluene 40 140
60 1,1,1-Trichloroethane 400 2100
61 Trichloroethylene 80 440
62 Trimethylamine 4 96
63 Valerie acid 0.00062 0.0026
64 Vanillin 0.000000032 0.0000002
65 Xylene 20 100
1. ppm is parts per million at 20°C and 760 torr
mg/m3 is milligrams per cubic meter
1293
City of Renton
4-31-29 4-31-29
2. The location for taking the three (3) sam- 1. An industry shall not impose economic
pies shall remain fixed during the test period burdens such as, but not limited to higher
and shall be at a point outside lot lines, at insurance rates and/or operational limita *44104
-
ground level or habitable elevations and a tions upon neighboring facilities due to its
safe and reasonable place consistent with the location and hazardous nature. All necessary
location of the reported violation. modifications shall be made to both such
characteristics and the site plan so as to not
3. Monitoring shall be undertaken only upon impact neighboring facilities.
receipt of a complaint made by a person who
resides, owns property, or is employed in the 2. An industry or facility storing for its own
area affected by the complained of odors, use or redistribution any highly flammable
unless the area is designated as a public use toxic or polluting liquid of a capacity equal to
area whereupon all complaints will be ac- or greater than the lesser of that quantity
cepted. sufficient to result in a flow across lot lines
or a quantity of fifteen (15) cubic inches per
4. When more than one concentration is square foot of total lot area shall construct a
listed for a substance in these standards, the permanent continuous barrier surrounding
more stringent shall apply. all buildings, structures and facilities which
could contribute to the flow. The storage in
5. The samples shall be taken by a qualified liquid form of those materials which are
person and the concentrations of odorants normally in a gas phase at ambient tempera-
shall be measured in a certified laboratory or ture and atmospheric pressures shall be
facility at the request of the administrative contained within a barrier unless determined
official. by the administrative official that dispersion
of the resulting gas or aerosol would be less
6. Nothing in this standard shall be con- hazardous. The capacity of the space within
strued to impair any cause of action or legal the barrier shall be one hundred percent
remedy therefor of any person, or the public (100%) of the maximum possible volume of
for injury or damages arising from the emis- stored liquid and the top of the barrier shall
sion of any odorant in such place, manner or be at least one foot (1') above this liquid ,
concentration as to constitute air pollution or level. The barrier shall be designed and con-
a common law nuisance. structed in such a manner that there is no
visible leakage on or below any portion of the
0. Hazardous Materials: The intent of this exterior surface of the barrier which is below
standard is to provide adequate separation the level of the confined liquid after a forty
between highly flammable or explosive mate- eight(48) hour period. A report on a test of a
rials used in industries of a recognized high- typical barrier section constructed to full
er risk and the neighboring properties and scale shall be prepared by a licensed engi-
public areas, total containment of all highly neer and submitted as proof of the design.
flammable, toxic and polluting liquid materi-
als, limits for the stored quantity of highly 3. The barrier shall be of earthen material
flammable and explosive materials as a func- with two (2) sloping sides extending to grade
tion of property area, and all other reason- level without any vertical cuts or retaining
able safety measures deemed necessary for walls. The top of the barrier shall be flat.
the protection of people, property, and the The barrier shall have a maximum vertical
environment from the threat and destruction height of four feet (4') when measured be-
of fire and/or explosion, and to prevent en- tween the grade level at the internal toe to
cumbering adjoining properties with burdens the top. The slope of the sides and width of
which are related to the hazards of highly the top shall be according to accepted engi-
flammable and explosive materials. neering design for holding ponds. The design
of the barrier shall minimize the likelihood
of damage by major earthquakes whose epi-
1293 NIS
City of Renton
•
4-31-29
4-31-29
centers are located in the Pacific Northwest. a remote station protecting signaling system,
Nome
All ingress into and egress from the inner in accordance with the specifications of the
side of the barrier shall be over the barrier National Fire Code, Volume 7, of the Nation-
top. The roadway shall be constructed so as al Fire Protection Association.
to not weaken the barrier or decrease its
resistance to earthquake damage. When the 6. The manufacture and/or storage of explo-
barrier and landscaped berm are one and the sives or blasting agents shall comply with
same structure no vertical cuts or retaining the quantities and locations set forth in
walls shall be allowed in the common struc- Schedule 4-31-2901 as per type of explosive,
ture. quantity to be manufactured and/or stored
and the distances from the lot lines. The
4. On-site fire suppression systems shall be quantities are the maximum amount that
fully automatic with manual overrides from shall be allowed for any one company, facility
at least two (2) locations outside the barrier. or site. The stated distances are the mini-
The fire suppression system shall be connect- mum that shall be allowed.
ed to central dispatch of the City by means of
Schedule 4-31-2901
QUANTITY AND DISTANCE FOR EXPLOSIVE
MATERIAL MANUFACTURE AND STORAGE
QUANTITY
EXPLOSIVE DISTANCE FROM LOT LINES
MATERIAL' POUNDS POUNDS FEET
OVER NOT
OVER
Explosive - Class A 0 5 280
Blasting Agents 0 5 280
5 10 360
10 20 440
20 30 500
Explosive 0 5 210
Class B and C 5 10 270
10 20 330
20 30 380
30 40 420
40 50 450
1. Definitions and classification as per "Washington State Explosive Act", WAC
70.74, as amended by Chapter 72, Laws of 1970.
6. The manufacture and/or storage of explo- Washington State Explosives Act, chapter
sives, blasting agents and similar such sub- 70.74 of the Washington Administration
stances shall comply with all other condi- Code.
tions and regulations set forth in Title 7,
Chapter 6, Explosives of the Revised and
Complied Ordinances of the City and in the
Norm`
1293
City of Renton
4-31-29 4-31-29
7. The best practicable control shall be used tensity and requiring the use of the best
for the prevention of fires and explosions, for practicable control of the emission of air- I
the detection of fires and other related haz- borne contaminants to achieve and maintain
ards, and for the protection of life and prop- a healthful environment of clean air.
erty from fires, explosions and their related
effects. 1. Process methods and procedures currently
available in industry which are known to
8. The dyke required by the Uniform Fire cause fewer in number and lesser quantities
Code (with a minimum holding capacity of of air contaminants, shall be used in all
one hundred percent [100%] of the single cases. In addition the best practicable control
largest tank) and the barrier required by the shall be used for the control and removal of
bulk storage regulations (with a holding air contaminants.
capacity of 100 percent of the total capacity
of all tanks plus 1 foot) shall be separated by 2. Compliance with Section 4-31-29P1 of this
at least one hundred feet (100') for the safety Chapter does not relieve the owner or opera-
of firefighting personnel. Such separation tor of the facility of the responsibility of
shall be measured from the external toe of meeting the requirements of regulation 1 of
the dyke to the internal toe of the barrier or the Puget Sound Air Pollution Control Agen-
from the setback line when the internal toe cy.
of the barrier is closer to the property line
than the required setback. 3. It shall be the responsibility of the devel-
oper of the facility to ascertain the informs-
9. The requirements for a barrier, landscap- tion required in Section 4-31-29P1 of this
ing and opaque screen and/or berm are en- Chapter and to report such finding to the
couraged to be combined into a single config- administrative official.
uration similar to that shown in Figure
4-31-29E1b. The required opaque screen may 4. The emission of specific substances into
be satisfied by a properly designed security the air shall be limited to the total annual
fence. and spatial density, relative to land use for
each facility as set forth in Schedule
10. All exposed ground surfaces within struc- 4-31-29P1.
tures intended for the containment of spills
shall be impervious to those stored and/or 5. A facility shall be capable of achieving a
handled liquids which may result in the condition of near-zero discharge during an
contamination of the underlying soil. The alert or higher stage of operational and tech-
ground surface within the barrier shall be nical means to reach the lowest physically
impervious unless all potential points of spill possible quantity of emissions during the
have intermediate containment structures. entire alert period. It shall be the responsi-
Contaminating liquids shall also include bility of the administrative official to enforce
solid chemicals when readily soluble in water a reduction in the process weight to comply
and transportable into the subsoil by dissolu- with this restriction.
tion in surface water. The impervious area in
the case of such contaminated surface water 6. All ground surfaces not included in devel-
shall be determined by intercept points in an opmental coverage, left in an undisturbed
approved drainage system. condition of natural flora, or required land-
scaping which may contribute to the amount
P. Gaseous and Particulate Emissions: The of airborne particulate matter shall be'suit-
intent of this standard is to limit the unnec- ably covered by hydroseeding or the equiva-
essary generation of all air contaminants, to lent with grasses or other vegetation to pre-
decrease the annual emissions from station- vent the generation of dust.
ary sources and all related transfer opera-
tions on the site by controlling land use in-
*440
1293
City of Renton
4-31-29 4-31-29
7. All new facilities or expansion of existing may designate and.employ a licensed engi-
facilities, unless exempted by the limitations neer of his choice to make an independent
in Schedule 4-31-29P1, shall provide an ini- study and report as to the type and quantity
tial report covering the emission of those of emissions which are or may be discharged
specific substances listed in Schedule from the source. The administrative official
4-31-29P1. The report shall cover the first shall be authorized to enter and inspect the
three (3) months of operation and shall be facility upon a showing of need and upon the
filed with the administrative official within owner's permission or upon court order.
thirty (30) days after the end of the reporting
period. The report shall enumerate all sourc- 11. The site of bulk storage facilities emit-
es by type or category contributing ten per- ting any of those substances listed in Sched-
cent (10%) or more of the total emission for ule 4-31-29P1 shall comply with the following
each specific substance. The total of all limitation on location. No new facility or
sources contributing less than ten percent expansion of an existing facility shall be
(10%) individually may be grouped as one permitted within five thousand feet (5,000')
entry and if so shall specify the number of of an existing bulk storage facility if their
sources included. The report shall contain combined emission for any of the listed sub-
such information or analyses as will disclose stances exceeds two (2) times the permitted
the reported values of the emissions which annual emission of the substance for a single
are or may be discharged by such source. The facility. The emissions of applicable existing
report shall be certified by a licensed engi- facilities shall be reduced as per Section
neer. 4-31-29P12 of this Chapter.
8. Each emission greater than twenty per- 12. All existing bulk storage facilities on the
cent (20%) of the annual weight per facility effective date of this Ordinance and emitting
or spatial density, computed on an annual more than the maximum permitted emission
basis, as reported in Section 4-31-29P7 of of any listed substance shall be assumed as
A this Chapter shall be reported thereafter on having the maximum permitted emission for
.i a quarterly basis until such time as the total the purpose of calculating the locational
%meweight of the specific emission drops below density of facilities as specified in Section
and remains below the twenty percent (20%) 4-31-29P11 of this Chapter. For the purpose
specified above. Such reports shall be due of this standard existing bulk storage facili-
and filed with the administrative official ties shall include those facilities for which
within thirty (30) days after the end of the substantial construction, other than site
reporting quarter. The beginning and ending preparation, is in progress and as deter-
dates of each quarter shall be established by mined by the administrative official.
the administrative official.
13. All existing facilities qualifying under
9. Each facility subject to this standard shall Section 4-31-29P12 of this Chapter shall
be responsible for notifying the administra- comply with the emission standards set forth
tive official of all new initial emissions of a in Schedule 4-31-29P1 of this Chapter within
substance listed in Schedule 4-31-29P1 and three (3) years of the effective date of this
all increases in emissions of that specific Ordinance. A one time extension of up to two
substance for existing sources, above the (2) years may be granted by the administra-
twenty percent (20%) level specified in Sec- tive official upon the showing of good cause
tion 4-31-29P8 of this Chapter. Such notifica- why compliance cannot be achieved within
tion will be in a report as per Section the specified time period.
4-31-29P7 of this Chapter.
14. Emission control shall be required of
10. In addition to such reports as required in those specific substances for which a report
Sections 4-31-29P7, 4-31-29P8 and 4-31-29P9 is required as per Section 4-31-29P8 of this
of this Chapter, the administrative official Chapter. Sources and/or points of emissions
1140.0
1293
City of Renton
4-31-29 4-31-29
within the lot lines shall be suitably con- shall include, but is not limited to vapor
trolled to result in a reduction or recovery of recovery systems for volatile liquids and `''
emissions with an overall efficiency for the hoods or fully enclosed buildings with ex-
facility of ninety percent (90%) or greater haust fans and filters or their equivalent for
when compared to the uncontrolled facility transfer operations generating airborne
and when the equipment and technology are particulates. Such emission control shall be
readily available. Sources and points of emis- required even though the emissions of the
sion shall include the carrier vehicle and bulk storage facility are below the maximum
transfer mechanism when actively engaged permitted levels. (Ord. 1962, 9-8-75; amd.
in loading or unloading operations. Control Ord. 2967, 9-22-75)
Schedule 4-31-29P1
TOTAL ANNUAL EMISSION AND SPATIAL DENSITY
OF SPECIFIC SUBSTANCES
MAXIMUM
WEIGHT PER SPATIAL LIMITATIONS
SUBSTANCE MEASURED AS FACILITY DENSITY'
(Tons/Year) (Units/Acre)
Carbon 100.0 9.00 Tons None
Hydrocarbons
Watervapor
Sulfur Oxides
Ts annual nfacility patialhe densityemissioshall beper re uivalent toand
Nitrogen
Dioxide the allowable emissions and ambient
air concentrations established in
Carbon Regulation I of the Puget Sound Air
Monoxide Pollution Control Agency.
Photochemical
Oxidants
Suspended
Particulates
Arsenic
1. Fractions of an acre shall be alloted an equivalent portion of the emission and rounded
out to the nearest significant figure as shown in the table.
1293
City of Renton
4-31-30
4-31-31
4-31-30: ADULT MOTION PICTURE STU- A. Findings of Fact: The City Council of the
DIOS, PEEP SHOWS, PANORAMS City finds that:
AND PLACES OF ADULT ENTERTAINMENT:
1. The flood hazard areas of the City are
A. Adult motion picture theaters, peep shows, subject to periodic inundation which results
panorams and places of adult entertainment in loss of life and property, health and safety
are prohibited: (Ord. 4261, 2-26-90) hazards, disruption of commerce and govern-
mental services, extraordinary public expen-
1. Within one thousand feet (1,000') of any ditures for flood protection and relief, and
residential zone (RC, SFL, SF, MR, MF, POR impairment of the tax base, all of which
or T) or any single-family or multiple-family adversely affect the public health, safety and
residential use. (Ord. 4404, 6-7-93) general welfare.
2. One thousand feet (1,000') of any public or 2. These flood losses are caused by the cumu-
private school. lative effect of obstructions in areas of spe-
cial flood hazards which increase flood
3. One thousand feet (1,000') of any church heights and velocities, and when inadequate-
or other religious facility or institution. ly anchored, damage uses in other areas.
Uses that are inadequately floodproofed,
4. One thousand feet (1,000') of any public elevated, or otherwise protected from flood
park or P-i Zone. damage.also contribute to the flood loss.
B. The distances provided in this Section shall B. Statement of Purpose: It is the purpose of
be measured by following a straight line, this Ordinance to promote the public health,
without regard to intervening buildings, from safety and general welfare, and to minimize
the nearest point of the property parcel upon public and private losses due to flood condi-
which the proposed use is to be located, to tions in specific areas by provisions designed:
the nearest point of the parcel of property or
the land use district boundary line from 1. To protect human life and health;
which the proposed land use is to be separat-
ed. 2. To minimize expenditure of public money
and costly flood control projects;
C. Violation of the use provisions of this Section
is declared to be a public nuisance per se, 3. To minimize the need for rescue and relief
which shall be abated by City Attorney by efforts associated with flooding and generally
way of civil abatement procedures only, and undertaken at the expense of the general
not by criminal prosecution. public;
D. Nothing in this Section is intended to autho- 4. To minimize prolonged business interrup-
rize, legalize or permit the establishment, tions;
operation or maintenance of any business,
building or use which violates any City ordi- 5. To minimize damage to public facilities
nance or statute of the State of Washington and utilities such as water and gas mains,
regarding public nuisances, sexual conduct, electric, telephone and sewer lines, streets
lewdness or obscene or harmful matter or the and bridges located in areas of special flood
exhibition or public display thereof. (Ord. hazard;
4261, 2-26-90)
6. To help maintain a stable tax base by
providing for the sound use and development
4-31-31: FLOOD HAZARDS: of areas of special flood hazard so as to mini-
mize future flood blight areas;
1293
City of Renton
4-31-31 4-31-31
7. To ensure that potential buyers are noti- Rate Map (FIRM). The base flood depths
fled that property is in an area of special range from one to three (3') feet; a clearly
flood hazard; and, defined channel does not exist; the path of
flooding is unpredictable and indeterminate;
8. To ensure that those who occupy the areas and, velocity flow may be evident. AO is
of special flood hazard assume responsibility characterized as sheet flow and AH indicates
for their actions. ponding.
C. Methods of Reducing Flood Losses: In order AREA OF SPECIAL FLOOD HAZARD: The
to accomplish its purposes, this Ordinance land in the flood plain within a community
includes methods and provisions for: subject to one percent(1%) or greater chance
of flooding in any given year. Designation on
1. Restricting or prohibiting uses which are maps always includes the letters A or V.
dangerous to health, safety and property due
to water or erosion hazards, or which result BASE FLOOD: The flood having a one per-
in damaging increases in erosion or in flood cent (1%) chance of being equalled or exceed-
heights or velocities; ed in any given year. Also referred to as the
"100-year flood". Designation on maps always
2. Requiring that uses vulnerable to floods, includes the letters A or V.
including facilities which serve such uses, be
protected against flood damage at the time of DEVELOPMENT: Any man-made change to
initial construction; improved or unimproved real estate, includ-
ing but not limited to buildings or other
3. Controlling the alteration of natural flood structures, mining, dredging, filling, grading,
plains, stream channels and natural protec- paving, excavation or drilling operations
tive barriers, which help accommodate or located within the area of special flood haz-
channel flood waters; ard.
4. Controlling filling, grading, dredging and FLOOD or FLOODING: A general and tem-
other development which may increase flood porary condition of partial or complete inun-
damage; and dation of normally dry land areas from:
5. Preventing or regulating the construction 1. The overflow of inland or tidal waters
of flood barriers which will unnaturally di- and/or
vert flood waters or may increase flood haz-
ards in other areas. 2. The unusual and rapid accumulation of
runoff of surface waters from any source.
D. Definitions: Unless specifically defined be-
low, words or phrases used in this Ordinance FLOOD INSURANCE RATE MAP (FIRM):
shall be interpreted so as to give them the The official map on which the Federal Insur-
meaning they have in common usage and to ance Administration has delineated both the
give this Ordinance its most reasonable ap- areas of special flood hazard and the risk
plication. premium zones applicable to the community.
APPEAL: A request for a review of any ac- FLOOD INSURANCE STUDY: The official
tion pursuant to this Ordinance, or of the report provided by the Federal Insurance
interpretation of any provision of this Ordi- Administration that includes flood profiles,
nance by any City official. The provisions of the flood boundary-floodway map and the
Chapter 8, Title IV shall apply. water surface elevation of the base flood.
AREA OF SHALLOW FLOODING: A desig- FLOODWAY: The channel of a river or other
nated AO or AH Zone on the Flood Insurance watercourse and the adjacent land areas that
1293
City of Renton
4-31-31 4-31-31
must be reserved in order to discharge the placement of a manufactured home on a
base flood without cumulatively increasing foundation. Permanent construction does not
the water surface elevation more than one include land preparation, such as clearing,
foot (1'). grading and filling; nor does it include the
installation of streets and/or walkways; nor
LOWEST FLOOR: The lowest floor of the does it include excavation for a basement,
lowest enclosed area (including basement). footings, piers, or foundation or the erection
An unfinished or flood resistant enclosure, of temporary forms; nor does it include the
usable solely for parking of vehicles, building installation on the property of accessory
access or storage, in an area other than a buildings, such as garages or sheds not occu-
basement area, is not considered a building's pied as dwelling units or not part of the main
lowest floor; provided, that such enclosure is structure.
• not built so as to render the structure in
violation of the applicable nonelevation de- STRUCTURE: A walled and roofed building
sign requirements of this Chapter found at including a gas or liquid storage tank that is
subsection G2a(2) of this Section. principally above ground.
MANUFACTURED HOME: A structure, SUBSTANTIAL IMPROVEMENT: Any re-
transportable in one or more sections, which pair, reconstruction, or improvement of a
is built on a permanent chassis and is de- structure, the cost of which equals or exceeds
signed for use with or without a permanent fifty percent (50%) of the market value of the
foundation when connected to the required structure either:
utilities. For flood plain management purpos-
es the term "manufactured home" also in- 1. Before the improvement or repair is start-
cludes park trailers, travel trailers and other ed, or
similar vehicles placed on a site for greater
than one hundred eighty (180) consecutive 2. If the structure has been damaged and is
days. For insurance purposes the term "man- being restored, before the damage occurred.
*Iritme ufactured home" does not include park trail- For the purposes of this definition "substan-
ers, travel trailers and other similar vehicles. tial improvement" is considered to occur
when the first alteration of any wall, ceiling,
MANUFACTURED HOME PARK or SUBDI- floor, or other structural part of the building
VISION: A parcel (or contiguous parcels) of commences, whether or not that alteration
land divided into two (2) or more manufac- affects the external dimensions of the struc-
tured home lots for rent or sale. ture.
NEW CONSTRUCTION: Structures for The term does not, however, include either:
which the "start of construction" commenced 1) any project for improvement of a structure
on or after the effective date hereof. to comply with existing State or local health,
sanitary, or safety code specifications which
START OF CONSTRUCTION: Includes sub- are solely necessary to assure safe living
stantial improvement and means the date conditions, or 2) any alteration of a structure
the building permit was issued; provided, the listed on the National Register of Historic
actual start of construction, repair, recon- Places or a State Inventory of Historic Plac-
struction, placement or other improvement es.
was within one hundred eighty (180) days of
the permit date. The actual start means VARIANCE: A grant of relief from the re-
either the first placement of permanent con- quirements of this Chapter which permits
struction of a structure on a site, such as the construction in a manner that would other-
pouring of slab or footings, the installation of wise be prohibited by this Chapter.
piles, the construction of columns, or any
work beyond the stage of excavation; or the E. General Provisions:
,mow
495
City of Renton
4-31-31 4-31-31
1. Lands to Which this Section Applies: This 5. Interpretation: In the interpretation and
Section shall apply to all areas of special application of this Section, all provisions
flood hazards within the jurisdiction of the shall be:
City. (Ord. 4071, 6-1-87)
a. Considered as minimum requirements;
2. Basis for Establishing the Areas of Special
Flood Hazard: The areas of special flood b. Liberally construed in favor of the gov-
hazard identified by the Federal Insurance erning body; and
Administration in a scientific and engineer-
ing report entitled the Flood Insurance Study c. Deemed neither to limit nor repeal any
for the City of Renton, dated September 29, other powers granted under State statutes.
1989, and any subsequent revision, with
accompanying flood insurance maps is hereby 6. Warning and Disclaimer of Liability: The
adopted by reference and declared to be a degree of flood protection required by this
part of this Section. The flood insurance Section is considered reasonable for regulato-
s t u d y is on file at the Plan- ry purposes and is based on scientific and
ningBuilding/Public Works Department, 200 engineering considerations. Larger floods can
Mill Ave. So., Renton, Washington 98055. and will occur on rare occasions. Flood
(Ord. 4497, 2-13-95) heights may be increased by manmade or
natural causes. This Section does not imply
3. Penalties for Noncompliance: No structure that land outside the areas of special flood
or land shall hereafter be constructed, locat- hazards or uses permitted within such areas
ed, extended, converted or altered without will be free from flooding or flood damages.
full compliance with the terms of this Section This Section shall not create liability on the
and other applicable regulations. Violation of part of the City, any officer or employee
the provisions of this Section by failure to thereof, or the Federal Insurance Adminis-
comply with any of its requirements (includ- tration, for any flood damages that result
ing violations of conditions and safeguards from reliance on this Section or any adminis-
established in connection with conditions) trative decision lawfully made hereunder. ,,, +
shall constitute a misdemeanor. Any person
who violates this Section or fails to comply F. Administration:
with any of its requirements shall upon con-
viction thereof be fined not more than five 1. Establishment of Development Permit:
hundred dollars ($500.00) or be imprisoned
for not more than one hundred eighty (180) a. Development Permit Required: A devel-
days or both, for each violation and in addi- opment permit shall be obtained before con-
tion shall pay all costs and expenses involved struction or development begins within any
in the case. Nothing herein contained shall area of special flood hazard established in
prevent the City from taking such other subsection E2 above. The permit shall be for
lawful action as is necessary to prevent or all structures including manufactured
remedy any violation. homes, as set forth in the "Definitions", and
for all development including fill and other
4.Abrogation and Greater Restrictions: This activities, also as set forth in the "Defini-
Section is not intended to repeal, abrogate or tions".
impair any existing easements, covenants, or
deed restrictions. However, where this Sec- b. Application for Development Permit:
tion and another ordinance, easement, cove- Application for a development permit shall
nant or deed restriction conflict or overlap, be made on forms furnished by the Plan-
whichever imposes the more stringent re- ning/Building/Public Works Department and
strictions shall prevail. may include, but not be limited to: plans in
duplicate drawn to scale showing the nature,
location, dimen-
*100
495
City of Renton
4-31-31 4-31-31
sions and elevations of the area in question; the floodway,-4o assure that the en-
4existing or proposed structures, fill, storage croachment provisions of subsection
of materials, drainage facilities and the loca- G3a of this Section are met.
•
tion of the foregoing. Specifically, the follow-
ing information is required: b. Use of Other Base Flood Data: When
base flood elevation data has not been pro-
(1) Elevation in relation to mean sea vided in accordance with subsection E2 of
level of the lowest floor (including base- this Section, Basis for Establishing the Areas
merit) of all structures; of Special Flood Hazard, the Building Official
shall obtain, review and reasonably utilize
(2)Elevation in relation to mean sea any base flood elevation and floodway data
level to which any structure has been available from a Federal, State or other
floodproofed; source, in order to administer subsections
G2, Specific Standards, and G3, Floodways,
(3) Certification by a registered profes- of this Section.
sional engineer or architect that the
floodproofing methods for any nonresi- c. Information to be Obtained and Main-
dential structure meet the floodproofing tained:
criteria in subsection G2b of this Sec-
tion; and (1) Where base flood elevation data is
provided through the flood insurance
(4) Description of the extent to which a study or required as in subsection F3b
watercourse will be altered or relocated of this Section, obtain and record the
as a result of proposed development. actual elevation (in relation to mean
sea level) of the lowest floor (including
2. Designation of the Local Administrator: basement) of all new or substantially
The Director of the Building and Zoning improved structures and whether or not
Department ("Building Official") is hereby the structure contains a basement.
appointed to administer and implement this
%se Ordinance by granting or denying develop- (2)For all new or substantially im-
ment permit applications in accordance with proved floodproofed structures:
its provisions.
(A) Verify and record the actual
3. Duties and Responsibilities of the Building elevation (in relation to mean sea level),
Official: The duties of the Building Official and
shall include, but not be limited to:
(B) Maintain the floodproofing
a. Permit Review: certifications required in subsection
F1b3 of this Section.
(1)Review all development permits to
determine that the permit requirements (3) Maintain for public inspection all
of this Ordinance have been satisfied; records pertaining to the provisions of
this Ordinance.
(2)Review all development permits to
determine that all necessary permits d. Alteration of Watercourses:
have been obtained from those Federal,
State or local governmental agencies (1) Notify adjacent communities and the
from which prior approval is required; State of Washington Department of
Ecology prior to any alteration or relo-
(3) Review all development permits to cation of a watercourse and submit
determine if the proposed development evidence of such notification to the
is located in the floodway. If located in Federal Insurance Administration.
1010.0`
1293
City of Renton
4-31-31 4-31-31
(2) Require that maintenance is provid- (E) The necessity to the facility of
ed within the altered or relocated por- a waterfront location,where applicable;
tion of said watercourse so that the
flood carrying capacity is not dimin- (F) The availability of alternative
ished. locations for the proposed use which are
not subject to flooding or erosion dam-
e. Interpretation of FIRM Boundaries: age;
Make interpretations where needed, as to
exact location of the boundaries of the areas (G) The compatibility of the pro-
of special flood hazard (for example, where posed use with existing and anticipated
there appears to be a conflict between a development;
mapped boundary and actual field condi-
tions). The person contesting the location of (H) The relationship of the pro-
the boundary shall be given a reasonable posed use to the comprehensive plan
opportunity to appeal the interpretation as and flood plain management program
provided in subsection F4 of this Section. for that area;
4. Appeals;Variance Procedure: (I) The safety of access to the
property in times of flood for ordinary
a. Variances: and emergency vehicles;
(1) The Board of Adjustment or the (J) The expected heights, velocity,
Hearing Examiner, whichever is afford- duration, rate of rise and sediment
ed jurisdiction under the provisions of transport of the flood waters and the
Section 4-31-19F of the City Code, as effects of wave action, if applicable,
amended, shall hear and decide appeals expected at the site; and,
and requests for variances from the
requirements of this Ordinance. (K) The costs of providing govern-
mental services during and after flood N
(2) In passing upon such an application conditions, including maintenance and
for a variance, the Hearing Examiner or repair of public utilities and facilities
Board of Adjustment, as the case may such as sewer, gas, electrical, and water
be, shall consider all technical evalua- systems, and streets and bridges.
tions, all relevant factors, standards
specified in other sections of this Ordi- (3) Upon consideration of the factors of
nance; and: subsection F4a(1) above and the purpos-
es of this Ordinance, the Hearing Ex-
(A) The danger that materials may aminer or Board of Adjustment, as the
be swept onto other lands to the injury case may be, may attach such condi-
of others. tions to the granting of variances as it
deems necessary to further the purpos-
(B) The danger to life and property es of this Ordinance.
due to flooding or erosion damage;
b. Conditions for Variances:
(C) The susceptibility of the pro-
posed facility and its contents to flood (1) Generally, the only condition under
damage and the effect of such damage which a variance from the elevation
on the individual owner; standard may be issued is for new con-
struction and substantial improvements
(D) The importance of the services to be erected on a lot of one-half (1/2)
provided by the proposed facility to the acre or less in size contiguous to and
community; surrounded by lots with existing struc-
1293
City of Renton
4-31-31 4-31-31
tures constructed below the base flood address small lots in densely populated
Nisof level, providing items (A) through (K) in residential neighborhoods. As such,
subsection F4a(2) of this Section have variances from the flood elevations
been fully considered. As the lot size should be quite rare.
increases the technical justification
required for issuing the variance in- (7)Variances may be issued for nonresi-
creases. dential buildings in very limited cir-
cumstances to allow a lesser degree of
(2) Variances may be issued for the floodproofing than watertight or dry-
reconstruction, rehabilitation, or resto- floodproofing, where it can be deter-
ration of structures listed in the Na- mined that such action will have low
tional Register of Historic Places or the damage potential, complies with all
State Inventory of Historic Places, with- other variance criteria except subsec-
out regard to the procedures set forth in tion F4b1 of this Section, and otherwise
this Section. complies with subsections Gla and Glb
of the General Standards of this Sec-
(3) Variances shall not be issued within tion.
a designated floodway if any increase in
flood levels during the base flood dis- (8)Any applicant to whom a variance is
charge would result. granted shall be given written notice
that the structure will be permitted to
(4) Variances shall only be issued upon be built with a lowest floor elevation
a determination that the variance is the below the base flood elevation and that
minimum necessary, considering the the cost of flood insurance will be corn-
flood hazard, to afford relief. mensurate with the increased risk re-
sulting from the reduced lowest floor
(5) Variances shall only be issued upon: elevation.
(A) A showing of good and suffi- c. Appeals: Pursuant to Chapter 8, Title
low
cient cause; IV, of the City Code, the Hearing Examiner
shall hear and decide appeals when it is
(B) A determination that failure to alleged there is an error in any requirement,
grant the variance would result in ex- decision, or determination made by the
ceptional hardship to the applicant; Building Official in the enforcement or ad-
ministration of this Ordinance.
(C) A determination that the
granting of a variance will not result in d. Writ of Review: Those aggrieved by any
increased flood heights, additional decision of either the Hearing Examiner or
threats to public safety, extraordinary Board of Adjustment pursuant to this subsec-
public expense, create nuisances, cause tion E4 of this Section, or any taxpayer, may,
fraud on or victimization of the public within twenty (20) calendar days from the
or conflict with existing local laws or day of the decision, obtain a writ of certiorari
ordinances. from the King County Superior Court for the
purpose of review of the action taken.
(6)Variances as interpreted in the
national flood insurance program are e. Records: The Building Official shall
based on the general zoning law princi- maintain the records of all appeal actions
ple that they pertain to a physical piece and report any variances to the Federal In-
of property; they are not personal in surance Administration upon request.
nature and do not pertain to the struc-
ture, its inhabitants, economic or finan- G. Provisions for Flood Hazard Reduction:
cial circumstances. They primarily
1293
City of Renton
4-31-31 4-31-31
1. General Standards: In all areas of special (2) New and replacement sanitary sew-
flood hazards, the following standards are age systems shall be designed to mini-
required: mize or eliminate infiltration of flood
waters into the systems and discharge
a. Anchoring: from the systems into flood waters; and
(1) All new construction and substantial (3) On-site waste disposal systems shall
improvements shall be anchored to be located to avoid impairment to them
prevent flotation, collapse, or lateral or contamination from them during
movement of the structure. flooding.
(2) All manufactured homes must like- d. Subdivision Proposals:
wise be anchored to prevent flotation,
collapse or lateral movement and shall (1) All subdivision proposals shall be
be installed using methods and practic- consistent with the need to minimize
es that minimize flood damage. Anchor- flood damage;
ing methods may include, but are not
limited to, use of over-the-top or frame (2)All subdivision proposals shall have
ties to ground anchors (Reference public utilities and facilities such as
FEMA's Manufactured Home Installa- sewer, gas, electrical and water systems
tion in Flood Hazard Areas guidebook located and constructed to minimize
for additional techniques). flood damage;
b. Construction Materials and Methods: (3)All subdivision proposals shall have
adequate drainage provided to reduce
(1) All new construction and substantial exposure to flood damage; and
improvements shall be constructed with
materials and utility equipment resis- (4) Where base flood elevation data has
tant to flood damage. not been provided or is not available
from another authoritative source, it
(2) All new construction and substantial shall be generated for subdivision pro-
improvements shall be constructed posals and other proposed developments
using methods and practices that mini- which contain at least fifty (50) lots or
mize flood damage. five (5) acres (whichever is less).
(3) Electrical, heating, ventilation, e. Review of Building Permits: Where
plumbing and air-conditioning equip- elevation data is not available either through
ment and other service facilities shall the flood insurance study or from another
be designed and/or otherwise elevated authoritative source (subsection F3b of this
or located so as to prevent water from Section), applications for building permits
entering or accumulating within the shall be reviewed to assure that proposed
components during conditions of flood- construction will be reasonably safe from
ing. flooding. The test of reasonableness is a local
judgment and includes use of historical data,
c. Utilities: high water marks, photographs of past flood-
ing, etc., where available. Failure to elevate
(1)All new and replacement water at least two feet (2') above grade in these
supply systems shall be designed to zones may result in higher insurance rates.
minimize or eliminate infiltration of
flood waters into the system; 2. Specific Standards: In all areas of special
flood hazards where base flood elevation data
has been provided as set forth in subsection
1293
City of Renton
4-31-31 4-31-31
E2 of this Section, Basis for Establishing the tight with walls substantially imperme-
,,,. Areas of Special Flood Hazard, or subsection able to the passage of water;
F3b of this Section, Use of Other Base Flood
Data, the following provisions are required: (2) Have structural components capable
of resisting hydrostatic and hydrody-
a. Residential Construction: namic loads and effects of buoyancy;
(1) New construction and substantial (3) Be certified by a registered profes-
improvement of any residential struc- sional engineer or architect that the
ture shall have the lowest floor, includ- design and methods of construction are
ing basement, elevated to or above base in accordance with accepted standards
flood elevation. of practice for meeting provisions of this
subsection based on their development
(2) Fully enclosed areas below the low- and/or review of the structural design,
est floor that are subject to flooding are specifications and plans. Such certifica-
prohibited, or shall be designed to auto- tions shall be provided to the Building
matically equalize hydrostatic flood Official.
forces on exterior walls by allowing for
the entry and exit of floodwaters. De- (4)Nonresidential structures that are
signs for meeting this requirement elevated, not floodproofed, must meet
must either be certified by a registered the same standards for space below the
professional engineer or architect or lowest floor as described in subsection
must meet or exceed the following mini- G2a(2) of this Section.
mum criteria:
(5)Applicants floodproofing nonresiden-
(A)A minimum of two (2)openings tial buildings shall be notified that
having a total net area of not less than flood insurance premiums will be based
one square inch for every square foot of on rates that are one foot (1') below the
enclosed area subject to flooding shall floodproofed level (e.g., a building con-
be provided. structed to the base flood level will be
rated as 1 foot below that level). (Ord.
(B) The bottom of all openings 4071, 6-1-87)
shall be no higher than one foot (1')
above grade. c. Manufactured Homes: All manufactured
homes to be placed or substantially improved
(C) Openings may be equipped within Zones A1-30, AH and AE shall be
with screens, louvers, or other coverings elevated on a permanent foundation such
or devices; provided, that they permit that the lowest floor of the manufactured
the automatic entry and exit of home is at or above the base flood elevation
floodwaters. and be securely anchored to an adequately
anchored foundation system in accordance
b. Nonresidential Construction: New con- with the provisions of subsection Gla(2) of
struction and substantial improvement of this Section. This subsection applies to man-
any commercial, industrial or other nonresi- ufactured homes to be placed or substantially
dential structure shall either have the lowest improved in an expansion to an existing
floor, including basement, elevated to the manufactured home park or subdivision. This
level of the base flood elevation; or, together subsection does not apply to manufactured
with attendant utility and sanitary facilities, homes to be placed or substantially improved
shall: in an existing manufactured home park or
subdivision except where the repair, recon-
(1) Be floodproofed so that below the struction or improvement of the streets,
base flood level the structure is water- utilities and pads equals or exceeds fifty
*tool
1293
City of Renton
ter.
4-31-31 4-31-33
percent (50%) of the value of the streets, A. A minimum of ten feet (10') landscaped strip
utilities and pads before the repair, recon- is required between the property lines along '
410
struction or improvement has commenced. public rights of way and the fence. The land-
(Ord. 4236, 8-28-89) scaping shall be of size and variety so as to
provide an eighty percent (80%) opaque
3. Floodways: Located within areas of special screen.
flood hazard established in subsection E2 of
this Section are areas designated as B. The entire perimeter must be fenced by a
floodways. Since the floodway is an extreme- minimum of an eight foot (8') high sight
ly hazardous area due to the velocity of flood obscuring fence. Gates may be left un-
waters which carry debris, potential projec- screened for security purposes.
tiles and erosion potential, the following
provisions apply: C. Storage areas may be surfaced with crushed
rock or similar material to the approval of
a. Prohibit encroachments, including fill, the Public Works Department to minimize
new construction, substantial improvements dust, control surface drainage and provide
and other development unless certification suitable access. (Ord. 3653, 8-23-82)
by a registered professional engineer or ar-
chitect is provided demonstrating that en-
croachments shall not result in any increase 4-31-33: SITE PLAN REVIEW:
in flood levels during the occurrence of the
base flood discharge. (Ord. 4071, 6-1-87) A. Purpose and Intent: The purpose of site plan
approval shall be to assure that the site plan
b. Construction or reconstruction of resi- of proposed uses is compatible with existing
dential structures is prohibited within desig- and potential uses and complies with plans,
nated floodways, except for i) repairs, recon- policies and regulations of the City. Site plan
struction or improvements to a structure elements subject to this Section include, but
which do not increase the ground floor area; are not limited to, site layout, building orien-
and ii) repairs, reconstruction or improve- tation, pedestrian and vehicular access,
ments to a structure, the cost of which does signage, landscaping, natural features of the
not exceed fifty percent (50%) of the market site, screening and buffering, parking and
value of the structure either a) before the loading arrangements and illumination. Site
repair, reconstruction or repair is started, or planning is the horizontal and vertical ar-
b) if the structure has been damaged, and is rangement of these elements so as to be
being restored, before the damage occurred. compatible with the physical characteristics
Work done on structures to comply with of a site and with the surrounding area. Site
existing health, sanitary or safety codes or to plan review does not include design review,
structures identified as historic places shall which addresses the aesthetic considerations
not be included in the fifty percent(50%). of architectural style, exterior treatment and
colors. Site plan review should occur at an
c. If subsection G3a of this Section is early stage in the development of a project,
satisfied, all new construction and substan- when the scale, intensity and layout of a
tial improvements shall comply with all ap- project are known, but before final building
plicable hazard reduction provisions of this plans are completed. The intent of site plan
Ordinance. (Ord. 4236, 8-28-89) approval shall be:
1. To protect neighboring owners and uses by
4-31-32: OUTSIDE STORAGE FACILITIES: - assuring that reasonable provisions have
Outside storage lots shall be effectively been made for such matters as sound and
screened by a combination of landscaping and sight buffers, light and air and those other
fencing. aspects of site plans which may have sub-
stantial effects on neighboring land uses;
1293
City of Renton
4-31-33 4-31-33
2. To promote the orderliness of community (PNR) Zones, secondary uses and other uses
growth, protect and enhance property values specified within each zoning district, all
and minimize discordant and undesirable development with the Valley Planning Area
impacts of development both on and off-site; and for all hazardous waste treatment and
storage facilities. For all development in the
3. To promote coordination of public or quasi- Light Industrial (L-1) and Heavy Industrial
public elements, such as walkways, drive- (H-1) Zones that fall within Zone 1 or Zone 2
ways, paths and landscaping within seg- of an Aquifer Protection Area. (Ord. 4404,
ments of larger developments and between 6-7-93)
individual developments;
2. In all zones, the following types of devel-
4. To ensure convenience and safety of vehic- opment shall be exempt from the require-
ular and pedestrian movement within the ments of site plan review: (Ord. 3981, 4-7-86)
site and in relation to adjacent areas;
a. Interior remodel of existing buildings or
5. To protect the desirable aspects of the structures; provided:
natural landscape and environmental fea-
tures of the City by minimizing the undesir- (1)The alterations conform with any
able impacts of proposed developments on prior approved site plan; and
the physical environment;
(2)The alterations do not modify the
6. To minimize conflicts that might otherwise existing site layout.
be created by 'a mix of uses within allowed
zones; In addition, facade modifications such as the
location of entrances/exits; the location of
7. To provide for quality, multiple family or windows; changes in signage; or aesthetic
clustered housing while minimizing the im- alterations shall be exempt. (Ord. 4008,
pacts of high density, heavy traffic genera- 7-14-86)
tion and intense demands on City utilities
and recreational facilities; b. Planned unit developments (PUD's).
8. To promote the creation of "campus-like" c. Conditional use permits.
and "park-like" settings in appropriate zones;
d. Off-premises signs (billboards).
9. To provide a mechanism to more effective-
ly meet the purposes and intent of the State e. All development categorically exempt
Environmental Policy Act; from review under the State Environment
Policy Act (RCW 43.21C and WAC 197-11)
10. To supplement other land use regulations and under the City Environmental Ordinance
by addressing site plan elements not ade- (Title IV, Chapter 6).
quately covered elsewhere in the City Code
and to avoid violation of the purpose and f. Minor new construction, repair, remod-
intent of those codes. (Ord. 3981, 4-7-86) eling and maintenance activities that would
otherwise be exempt from SPA if they were
B. Applicability: not located within the shoreline master pro-
gram jurisdiction.
1. For all development in the Industrial
Light (IL), Commercial Office (CO) and Pub- 3. For development proposed on only a por-
lic Use (P-1) Zones and CC, CN, CM, CA, CB tion of a particular site, an applicant may
and the Mixed Residential (MR), Manufac- choose to submit a site plan application for
tured Housing Park (T), Multi-Family (MF) either the entire site or the portion of the
and Planned Neighborhood Residential site. In the latter case, the application shall
1293
City of Renton
4-31-33 4-31-33
state clearly the area of the site and the completed mailing labels and postage. ("Adja-
proposed development, including phases, for cent" shall mean all contiguous properties,
which site plan approval is being requested. with the assumption that railroads and pub-
In every case, the site plan application and lic rights of way, except limited access roads,
review shall cover at least that portion of the do not exist.) The notices shall state the
site which is directly related to or may be nature and location of the proposed develop-
impacted by the actual proposed develop- ment, the public approvals that are required
ment, as determined by the Environmental and the opportunities for public comment. A
Review Committee. fourteen (14) day public comment period
shall be provided prior to any final action by
C. Site Plan Review Procedures: the City on a site plan application, whether
or not a public hearing is required.
1. All site plan applications shall be reviewed
in the manner described below and in accord- 5. Comments from the reviewing depart-
ance with the purposes and criteria of this ments shall be made, in writing, within four-
Section. The Building and Zoning Depart- teen (14) days. Unless a proposed site plan is
went may develop additional review proce- subsequently modified, the recommendations
dures to supplement those required in this of the reviewing departments shall constitute
subsection. the final comments of the respective depart-
ments with regard to the proposed site plan.
2. Applicants are encouraged to consult early Lack of comment from a department shall be
and informally with representatives of the considered a recommendation for approval of
Building and Zoning Department and other the proposed site plan. However, all depart-
affected departments. This consultation ments reserve the right to make later com-
should include a general explanation of the ments of a code compliance nature during
requirements and criteria of site plan review, building permit review. This includes such
as well as the types of concerns that might requirements as exact dimensions, specifics-
be anticipated for the proposed use at the tions or any other requirement specifically
proposed site. (Ord. 3981, 4-7-86) detailed in the City Code.
3. Upon receipt of a completed application in 6. After the departmental comment period,
the form specified in Section 4-31-33G below, the Building and Zoning Department shall
the Building and Zoning Department shall notify the applicant of any negative corn-
route the application for review and comment ments or conditions recommended by the
to various City departments and other juris- departments. When significant issues are
dictions or agencies with an interest in the raised, this notification should also normally
application. This routing should be combined involve a meeting between the applicant and
with circulation of environmental informs- appropriate City representatives. The appli-
tion under the Renton ordinance (Title IV, cant shall have the opportunity to respond to
Chapter 6)and SEPA. (Ord. 4008, 7-14-86) the notification either by submitting a re-
vised site plan application, by submitting
4. Whenever a completed site plan applica- additional information, or by stating, in
tion is received, the Building and Zoning writing, why the recommendations are con-
Department shall be responsible for provid- sidered unreasonable or not acceptable.
ing public notice of the pending site plan
application. This public notice shall be in the 7. Whenever a revised site plan or new infor-
form of three (3) signs placed on or near the mation is received from an applicant, the
subject property and clearly visible from the Building and Zoning Department may recir-
largest public street serving the property and culate the application to concerned depart-
a public notice mailed to all adjacent proper- ments. Consulted departments shall respond,
ty owners at the applicant's expense. The in writing, within ten (10) days with any
applicant shall be responsible for providing additional comments. In general, the City's
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City of Renton
4-31-33 4-31-33
environmental determination of significance uses in the zoning districts, but would other-
or nonsignificance pursuant to Chapter 6, wise be exempt from the site plan review
litre Title IV, will not be issued until after final requirements, public notice of the proposed
departmental comments on the site plan or action and public hearing shall not be re-
revised site plan are received. (Ord. 3981, quired. (Ord. 4551, 9-18-95)
4-7-86)
9. Whenever a public hearing is required, the
8. Upon receipt of final departmental com- Planning/Building/Public Works Department
ments and after the close of the public corn- shall coordinate with the Hearing Examiner
ment period, the Environmental Review in setting a hearing date for the site plan
Committee shall determine the necessity for application. After conducting at least one
a public hearing on the site plan for those public hearing on the site plan application,
projects that have not been reviewed as part the Hearing Examiner shall render a written
of a master site plan pursuant to Chapter 35, decision pursuant to the provisions of Chap-
Title IV, of the City Code. A public hearing ter 8, Title IV. The time limits of Chapter 8,
before the Hearing Examiner shall be re- Title IV, shall apply. In all cases, the public
quired for projects not reviewed pursuant to hearing for site plan review should be con-
Chapter 35, Title IV, if: ducted concurrently with any other required
hearing, such as rezone or subdivision, if the
a. Unresolved Concerns: The Environmen- details of the development are sufficiently
tal Review Committee determines that based defined to permit adequate review.
on departmental comments or public input
there are significant unresolved concerns 10. When the Environmental Review Com-
that are raised by the proposal; or mittee determines that a public hearing is
not required, the proposed site plan shall be
b. Hearing Request: The applicant has deemed approved, subject to any environ-
requested a public hearing; or mental mitigating measures that may be a
part of the City's declaration of significance
c. Size: The proposed project is larger than or nonsignificance.
any one of the following:
D. Site Plan Review Criteria: The Hearing Ex-
- One hundred (100) multiple family residen- aminer and City staff shall review and act
tial units; upon site plans based upon comprehensive
planning considerations and the following
- One hundred thousand (100,000) square criteria. These criteria are objectives of good
feet of gross floor area in the IL or CO Zone site plans to be aimed for in development
or other zones in the Valley Planning Area; within the City. However, strict compliance
with any one or more particular criterion
- Twenty five thousand (25,000) square feet may not be necessary or reasonable. These
of gross floor area in the CC, CN, CD, CA, criteria also provide a frame of reference for
CS, CO or P-1 Zones outside the Valley Plan- the applicant in developing a site, but are
ping Area; not intended to be inflexible standards or to
discourage creativity and innovation. The
-Four(4) stories or sixty feet(60') in height; site plan review criteria include, but are not
limited to, the following:
-Three hundred (300) parking stalls; or
1. General Criteria:
-Ten (10) acres in size.
a. Conformance with the comprehensive
d. Adjacent To Single-Family Zone: Any plan, its elements and policies;
commercial property is adjacent to a single-
family zone. b. Conformance with existing land use
regulations;
e. Exception For Secondary Use: Where
site plan review is required for secondary
1295
City of Renton
4-31-33 4-31-33
c. Mitigation of impacts to surrounding perception of greater height or bulk than
properties and uses; intended under the spirit of the Zoning Code;
d. Mitigation of impacts of the proposed e. Effective location, design and screening
site plan to the site; of parking and service areas in order to pro-
mote efficient function of such facilities, to
e. Conservation of area-wide property provide integrated facilities between uses
values; when beneficial, to promote "campus-like" or
"park-like" layouts in appropriate zones and
f. Safety and efficiency of vehicle and pe- to prevent unnecessary repetition and con-
destrian circulation; flict between uses and service areas or facili-
ties;
g. Provision of adequate light and air;
f. Mitigation of the unnecessary and avoid-
h. Mitigation of noise, odors and other able impacts of new construction on views
harmful or unhealthy conditions; from existing buildings and future develop-
able sites, recognizing the public benefit and
i. Availability of public services and facili- desirability of maintaining visual accessibili-
ties to accommodate the proposed use; and ty to attractive natural features and of pro-
moting "campus-like" or "park-like" settings
j. Prevention of neighborhood deterioration in appropriate zones;
and blight.
g. Provision of effective screening from
2. Mitigation Of Impacts To Surrounding public streets and residential uses for all
Properties And Uses: permitted outdoor storage areas (except auto
and truck sales), for surface mounted utility
a. Mitigation of undesirable impacts of equipment, for rooftop equipment, and for all
proposed structures and site layouts that refuse and garbage containers, in order to
could impair the use or enjoyment or poten- promote a "campus-like" or "park-like" set-
tial use of surrounding uses and structures ting where appropriate and to preserve the
and of the community; effect and intent of screening or buffering
**0101
otherwise required by the Zoning Code;
b. Mitigation of undesirable impacts when
an overscale structure, in terms of size, bulk, h. Consideration of placement and design
height, and intensity, or site layout is per- of exterior lighting in order to avoid exces-
mitted that violates the spirit and/or intent sive brightness or glare to adjacent proper-
of the Zoning Code and impairs the use, ties and streets.
enjoyment or potential use of surrounding
properties; 3. Mitigation Of Impacts Of A Proposed Site
Plan To The Site:
c. Provision of a desirable transition and
linkage between uses and to the street, utili- a. Building placement and spacing to pro-
ty, walkway and trail systems in the sur- vide for privacy and noise reduction; orienta-
rounding area by the arrangement of land- tion to views and vistas and to site ameni-
scaping, fencing and/or other buffering tech- ties, to sunlight and prevailing winds and to
niques, in order to prevent conflicts and to pedestrian and vehicle needs;
promote coordinated and planned benefit
from and access to, such elements; b. Consideration of placement and scale of
proposed structures in relation to the open-
d. Consideration of placement and scale of ness and natural characteristics of a site in
proposed structures in relation to the natural
characteristics of a site in order to avoid
over-concentration of structures on a particu-
lar portion of a site such that they create a
Nig
1295
City of Renton
4-31-33 4-31-33
order to avoid over concentration or the im- f. Promotion of the safety and efficiency of
pression of oversized structures; the internal circulation system, including the
location, design and dimensions of vehicular
c. Preservation of the desirable natural and pedestrian access points, drives, park-
landscape through retention of existing vege- ing, turnarounds, walkways, bikeways and
tation and limited soil removal, insofar as emergency access ways;
the natural characteristics will enhance the
proposed development; g. Separation of loading and delivery ar-
eas from parking and pedestrian areas;
d. Use of existing topography to reduce
undue cutting, filling and retaining walls in h. Provisions for transit and carpool facili-
order to prevent erosion and unnecessary ties and access where appropriate; and
storm water runoff and to preserve stable
natural slopes and desirable natural vegeta- i. Provision for safe and attractive pedes-
tion; trian connections between parking areas,
buildings, public sidewalks and adjacent
e. Limitation of paved or impervious sur- properties.
faces, where feasible, to reduce runoff and
increase natural infiltration; 5. Signage:
f. Design and protection of planting areas a. Employment of signs primarily for the
so that they are not susceptible to damage purpose of identification;
from vehicles or pedestrian movements;
b. Management of sign elements, such as
g. Consideration of building form and size, location and arrangement so that signs
placement and landscaping to enhance year-- complement the visual character of the sur-
round conditions of sun and shade both on- rounding area and appear in proportion to
site and on adjacent properties and to pro- the building and site to which they pertain;
mote energy conservation.
c. Limitation of the number of signs to
4. Circulation and Access: avoid visual clutter and distraction;
a. Provision of adequate and safe vehicu- d. Moderation of surface brightness or
lar access to and from all properties; lighting intensity except for that necessary
for sign visibility; and
b. Arrangement of the circulation pattern
so that all ingress and egress movements e. Provision of an identification system to
may occur at as few points as possible along allow for quick location of buildings and
the public street, the points being capable of addresses. (Ord. 3981, 4-7-86)
channelization for turning movements;
6. Aquifer Protection Area (APA): Prior to
c. Consolidation of access points with the issuance of any permit in an Aquifer
adjacent properties, when feasible; Protection Area, a finding must be made that
the proposal will not impact the quantity or
d. Coordination of access points on a quality of water in the aquifer on a short-
superblock basis so that vehicle conflicts and term basis, long-term basis, or cumulatively
vehicle/pedestrian conflicts are minimized; in conjunction with other existing or pro-
posed uses.
e. Orientation of access points to side
streets or frontage streets rather than direct- a. The required finding shall be made by
ly onto arterial streets, when feasible; the Hearing Examiner for all proposals
which are subject to approval by the Hearing
1293
City of Renton
4-31-33 4-31-33
Examiner pursuant to Section 4-8-10 of this 2. The Hearing Examiner shall have the
Title. All other findings shall be made by the power to place reasonable conditions on or **41010
Water Utility Engineer. modify a site plan in order to satisfy the
general purposes of this Section and to
b. The required finding shall be based on achieve consistency with the review criteria.
the activities to be conducted, substances However, strict compliance with any one or
that will be stored, handled, transported, more particular criterion may not be neces-
treated, used or produced and the potential sary or reasonable. Such conditions or modi-
for these activities or substances to degrade fications may include, but are not limited to,
the ground water quality. screening, buffering, building location and
orientation, paving, landscaping, vegetation
7. Hazardous Waste Treatment and Storage removal, grading and contouring. The Hear-
Facilities: ing Examiner shall also have the power to fix
the location and configuration of driveways,
a. Above-ground hazardous waste treat- walkways, parking and loading areas, emer-
ment and storage facilities shall be con- gency access, curbs, planting areas and
structed with containment controls which signs. When only a portion of a site is pro-
will prevent the escape of hazardous wastes posed for development, such power to condi-
in the event of an accidental release from the tion, modify or fix shall be exercised only for
facility. Such controls shall conform with all that area which is directly related to or may
adopted Federal, State and local design and be impacted by the actual proposed develop-
construction standards. ment.
b. Underground hazardous waste treat- 3. To the extent necessary to meet the site
ment and storage facilities shall comply with review criteria and to the extent necessary to
Chapter 2 of Title VII, the Underground compensate for the impacts attributable to
Storage Tank Ordinance. the proposed development, the Hearing Ex-
aminer may impose additional requirements,
c. Hazardous waste treatment and storage including:
facilities shall comply with article 80 of the
Uniform Fire Code as adopted by ordinance a. Preparation of a landscape plan by a
by the City. licensed landscape architect;
d. A hazardous waste spill contingency b. Preparation of a grading, drainage and
plan for immediate implementation in the erosion control plan;
event of a release of hazardous wastes at the
facility shall be reviewed and approved by c. Preparation of a vegetation preservation
the Renton Fire Department prior to issu- plan;
ance of any permits.
d. Improvements to identified or planned
e. The location of all on-site and off-site public rights of way, including paving, curbs,
facilities must comply with the state siting gutters, sidewalks, lighting, turn lanes, sig-
criteria as adopted in accordance with RCW nalization, bikeways or pedestrian paths;
70.105.210. (Ord. 4186, 11-14-88) and
E. Authority for Approval and Modification: e. Provision of or improvements to public
facilities and utilities.
1. The Hearing Examiner shall approve a
site plan if the applicant demonstrates that 4. In all cases, if an applicant can demon-
the proposed site plan is consistent with the strate that a site plan can be made consis-
general purposes of this Section and with the tent with the review criteria and general
review criteria. purposes by alternative modifications to the
1293
City of Renton
4-31-33 4-31-33
site plan, the Hearing Examiner shall accept 2. A completed environmental checklist when
;_, the alternative modifications as conditions of required.
approval and approve the site plan. If a pub-
lic hearing on the site plan application has 3. A written description addressing the scope
already been closed, the modifications pro- of the project, the nature and size of each use
posed by the applicant shall be administered and a timetable for development, including
according to Section 4-31-33F below. phases.
5. If the Hearing Examiner finds that the 4. A vicinity map, drawn at a scale of one
site plan application cannot be made consis- inch equals two hundred feet (1" = 200'),
tent with the general purposes and review showing site boundaries and existing roads
criteria of this Section by requiring reason- and accesses within the boundary of the site.
able conditions, then the site plan shall be
denied. 5. A fully dimensioned site plan of the entire
site or applicable portion thereof drawn at a
6. The authority to condition or deny site scale of one inch equals twenty feet (1" = 20')
plan applications should be exercised to the (or other scale required by the Building and
minimum extent necessary to protect the Zoning Department) showing:
public interest and welfare as expressed in
the purposes of this Section. (Ord. 3981, a. Subject property (all property lines
4-7-86) dimensioned) and abutting streets existing
and proposed);
F. Major Adjustments: Major adjustments to an
approved site plan require an amended appli- b. Location of the subject site with regards
cation pursuant to Sections 4-31-33C through to the nearest street intersections, including
G of this Section. The review and approval intersections opposite the subject property;
shall rest with the approval body which ap-
proved the original site plan. Major adjust- c. Location of existing driveways adjacent
ments involve a substantial change in the to the subject property or on the opposite
*to '" basic site design plan, intensity, density, use side of the street facing the subject property;
and the like generally involving more than a
ten percent(10%) change in area or scale. d. All existing public improvements, in-
cluding but not necessarily limited to: curb,
G. Contents of Application: Each application for gutter and sidewalk; median islands; street
site plan review shall include an original trees; street lights; fire hydrants; utility
plus six (6) copies of required forms together poles, etc., including those adjacent to the
with seven (7) copies of all plans and supple- subject site;
mental information.
e. Location of existing and proposed fenc-
1. A completed site plan application form. ing or retaining walls, free-standing signs,
Information on the application shall include easements, refuse areas and on-site utility
the title, location and legal description of the structures;
proposed development, together with the
names, addresses and telephone numbers of f. Location and size of proposed struc-
the recorded owners of the land and the tures, storage areas, buffer areas, yards,
applicant, and when applicable, the name, open spaces and landscaped areas;
address, telephone number and seal of any
architect, planner, designer or engineer re- g. Proposed use of structures and gross
sponsible for the preparation of the plan and floor area;
any authorized representative of the appli-
cant. h. A circulation plan illustrating all access
points for the site and the size and location
'fir''
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City of Renton
4-31-33 4-31-33
of all driveways, streets and roads .and the I. Time Limits: The final approval of a site plan
location, size and design of parking and load- shall expire within two (2) years of the date
ing areas; of approval. A single two (2) year extension
may be granted for good cause by the approv-
i. Generalized grading plan, if the pro- al body which approved the original site
posed grade differential on-site will exceed plan. The approval body may, however, de-
twenty four inches (24") from top of curb or termine at its discretion that a public hear-
adjacent properties; ing may be required for such extension. (Ord.
4008, 7-14-86)
j. Generalized utilities plan, drainage and
stormwater runoff provisions; and J. Phasing: The Hearing Examiner may grant
site plan approval for large projects planned
k. Topographic features and contours to be developed or redeveloped in phases over
(existing and proposed), at intervals not a period of years exceeding the normal time
greater than five feet (5') and existing limits of subsection I above. Such approval
streams, lakes, marshes and other natural shall include clearly defined phases and
features. specific time limits for each phase. If the
time limits of a particular phase are not
6. Copies of generalized architectural eleva- satisfied, then site plan approval for that
tions of all proposed buildings and struc- phase and subsequent phases shall expire.
tures. The Hearing Examiner shall also determine
if such a phased project will be eligible for
7. A graphic depicting proposed building any extensions of the time limits. As long as
signs, if known. the development of a phased project conforms
to the approved phasing plan, the zoning
8. A landscaping plan indicating the pro- regulations in effect at the time of the origi-
posed location and density of trees (decidu- nal approval shall continue to apply. Howev-
ous or evergreen), shrubs and ground cover er, all construction shall conform to the Uni-
and major existing trees. This information form Building Code and Uniform Fire Code
may be combined with the site plan. regulations in force at the time of building
permit application.
9. Any other information deemed pertinent
by the Building and Zoning Department; K. Appeals: The final decision by the Environ-
provided, that the Department may also mental Review Committee on whether a site
waive any of the above requirements when it plan application requires a public hearing
is obvious from the scope or nature of the may be appealed within fourteen (14) days to
proposal that the information is not signifi- the Hearing Examiner pursuant to Section
cant or helpful to an informed decision. 4-8-11B of this Title. The final decision by
the Hearing Examiner on a site plan applica-
10. A fee as specified by ordinance. (Ord. tion requiring a public hearing may be ap-
4008, 7-4-86) pealed to the City Council within fourteen
(14) days pursuant to Section 4-8-16 of this
H. Building Permits: No building permit shall Title. (Ord. 3981, 4-7-86)
be issued for any use requiring site plan
approval pursuant to this Section until the L. Applicability to Secondary Uses: Where sec-
Environmental Review Committee has deter- ondary uses are required to file an applica-
mined that a public hearing is not required tion for a site plan review by the provisions
or the Hearing Examiner has approved or of the Zoning Ordinance, but would other-
approved with conditions the site plan appli- wise be exempt from the site plan review
cation. All building permits issued shall be in requirements, the decisions of the Zoning
compliance with the approved site plan. Administrator shall not be subject to public
(Ord. 3981, 4-7-86)
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City of Renton
4-31-33 4-31-34
notice and comments'or the requirement for a b. Location and size of area.
public hearing. (Ord. 4404, 6-7-93)
c. Buildings (structures) new and existing.
4-31-34: LANDSCAPING: d. Property lines.
A. Purpose and Intent: Landscaping require- e. Parking, circulation, walks.
ments are established to provide minimum
landscaped standards necessary to maintain f. Setback lines.
and protect property values and enhance the
image and appearance of the City. These g. Legal description (attached to plan).
requirements apply to all uses except single-
family and two-family residential uses. h. Topography existing and proposed con-
tours.
B. Site/Landscaping Plan Review: Site plans
and landscaping plans shall be required with i. Identify abutting streets, alleys and
applications for building permits. The plan other rights of way.
must be approved for issuance of a building
permit. All approved landscaping shall be j. North arrow.
completed on site before the issuance of an
occupancy permit. 2. Landscaping Plan: Landscaping plans
must include:
C. Deferred Landscape Improvements: A devel-
oper may wish to defer specific on-site and a. Scale: 1" = 20' unless greater detail is
off-site landscaping improvements for more required, then 1" = 10'.
than ninety (90) days after obtaining a certif-
icate of occupancy due to seasonal planting b. Location and size of planting areas. The
difficulties or plant shortages or to the fact width of a landscaping area when curbed,
that the project is impacted by a pending shall be measured from inside to inside of
' public works project. In such a case, a writ- the curbs.
ten application shall be made to the Board of
Public Works no later than fifteen (15) days c. Location, size, spacing and names of
prior to occupancy and procedures of Section proposed and existing plants, trees and/or
4-14-4L of this Title shall apply. Upon such other vegetation, decorative rocks or similar
application, the Board of Public Works may landscaping improvements.
defer landscaping for up to one year unless
the project is impacted by a pending public d. Planting details soil mix, planting
works project, in which case the Board shall depth and width, staking and bark mulch
determine an appropriate period of time for depth. (Ord. 3718, 3-28-83)
deferral of landscaping improvements. A
performance bond as provided in Section 3. Underground Sprinkling System Plan:
4-31-4L of this Chapter must be provided in Underground sprinkling systems shall be
favor of the City at the time the deferral is installed and maintained in all landscaped
approved. areas. The sprinkler system shall provide full
water coverage of the planted areas as speci-
D. Site/Landscape/Sprinkler System Plan Re- feed on the plan. Underground sprinkling
quirements: system plans must include:
1. Site Plan: Site plans must include: a. Scale: 1" = 20'.
a. Scale: 1" = 10' for sites less than one b. Location and size of sprinklers. (Ord.
acre; 1" = 20' for sites over one acre. 3988, 4-28-86)
1293
City of Renton
4-31-34 4-31-34
E. Amended Landscaping Plan: The approved 5. General Requirements:
landscaping requirements may be modified
upon request to the Building and Zoning a. Existing desirable vegetation should be
Department. The plans may be approved, preserved where applicable.
denied or returned to the applicant with
suggestions for changes that would make b. Stripping of vegetative slopes where
them acceptable. harmful erosion and run-off will occur shall
be avoided.
F. Landscape Requirements Specific:
c. Areas of fragile natural environments
1. Existing Plant Material: Existing trees should be protected from development and
and other vegetation on the site of a pro- encroachment.
posed development may be used where prac-
tical if the quality is equal to or better than d. If practicable, unique features within
available nursery stock. the site should be preserved and incorporat-
ed into the site development design (such as
2. Green River Valley: Any development in springs, streams, marshes, significant vege-
the Green River Valley shall provide a mini- tation, rock out-croppings and significant
mum of two percent (2%) of the total site for ravines).
landscaping suitable for wildlife habitat.
This landscaping is in addition to any other G. Maintenance:
landscaping requirements by this Section or
any other ordinance. 1. Landscaping required by this Section shall
be maintained by the owner and/or occupant
3. Shorelines Master Program: Any develop- and shall be subject to periodic inspection by
ment within the protected shorelines area the Building and Zoning Department. Plant-
shall be required to meet the standards and ings are to be maintained in a healthy, grow-
requirements of the City Shorelines Master ing condition and those dead or dying shall
Plan. be replaced within six (6) months. Property
owners shall keep the planting areas reason-
4. Slopes: ably free of weeds and litter.
a. General: The faces of cut and fill slopes 2. The Building Director or his designated
shall be developed and maintained to control representative, is authorized to notify the
against erosion. This control may consist of owner or his agent that any installed land-
effective planting. The protection for the scaping as required by the Building and
slopes shall be installed within thirty (30) Zoning Department, is not being adequately
days of grading completion and prior to a maintained and the specific nature of the
request for final project approval. Where failure to maintain. The Building and Zoning
slopes are not subject to erosion due to the Department shall send the property owner or
erosion-resistant character of the materials his agent two (2) written notices, each with a
such protection may be omitted with the fifteen (15) day response period. The notices
permission of the Public Works Department; shall specify the date by which said mainte-
provided, that this protection is not required nance must be accomplished and shall be
by the rehabilitation plan. addressed to the property owner or agent's
last known address.
b. Other Devices: Where necessary, check
dams, cribbing, riprap or other devices or H. Violation: Violation of this Section shall be a
methods shall be employed to control erosion misdemeanor punishable as provided in this
and sediment, provide safety and control the Code. Each and every day or portion thereof
rate of water run-off. during which violation of any of the provi-
sions of this Section is committed, continued
' jP
1293
City of Renton
4-31-34
4-31-35
or permitted, shall constitute a separate 2. Physical Hazards: Areas identifiable as a
offense. (Ord. 3718, 3-28-83) severe landslide hazard or areas where other
severe hazards are anticipated including
erosion, seismic, flood and coal mine subsi-
4-31-35: GREENBELT REGULATIONS: dence.
A. Purpose and Intent: Greenbelt areas are 3. Utility Easements and Rights of Way:
characterized by severe topographic, ground Major electricity, water and gas transmission
water, slope instability, soil or other physical line easements and rights of way.
limitations that make the areas unsuitable
for intensive development. Provisions for 4. Other Criteria: Wetlands, stream corridors
public enjoyment of greenbelt areas are en- and flood control works.
couraged; however, greenbelt designations do
not imply public ownership or the right of The actual presence or absence of the criteria
public access. The purpose of these regula- illustrated above in greenbelt areas, as de-
tions is to supplement the policies contained termined by qualified professional and tech-
in the Comprehensive Plan regarding nical persons, shall govern the treatment of
greenbelts by the control of development, by an individual building site or parcel of land
minimizing damage due to landslide, subsi- requiring compliance with these regulations.
dence or erosion, by protecting wetlands and
fish-bearing waters, and providing physical C. Vegetation Removal: There shall be no re-
relief between expanses of similar land uses. moval of vegetation within a greenbelt until
a permit is issued pursuant to Section
Implementation of these regulations will 4-31-35D below except for normal mainte-
protect the public against avoidable losses nance with written approval by the Building
due to maintenance and replacement of pub- and Zoning Department for such activities as
lic facilities, property damage, subsidy cost of trimming of vegetation or removal of danger-
public mitigation of avoidable impacts, and ous or diseased plant materials.
costs for public emergency rescue and relief
►` operations. These regulations supplement D. Development Standards: Whenever a pro-
but do not replace the underlying zoning posed development requires a building per-
regulations for specific properties. These mit, grading permit, shoreline substantial
regulations will provide responsible City development permit, conditional use permit,
officials with information to condition or variance, rezone, planned unit development,
deny public or private projects to protect subdivision or short subdivision, and one or
potentially hazardous areas and to avoid the more of the greenbelt criteria as defined in
necessity of preparing environmental impact Section 4-31-35B above is present on the site
statements in cases where there will not be of the proposed development, studies by
significant adverse environmental effects, qualified professionals may be required. The
thus expediting governmental approval pro- City shall send written notification to the
cesses. applicant whenever such studies are re-
quired. The City may approve, approve with
B. General Provisions: Greenbelt regulations conditions, or deny any such proposal to
apply to areas that are first designated as carry out the purposes of this Section.
greenbelt on the City's Comprehensive Land
Use Map and also identified as containing Whenever a proposed development involves
one or more of the following physical criteria: only one single family dwelling, which is not
part of a larger development proposal, the
1. Steep Slope Areas: Areas with slopes that City shall not require special studies or re-
exceed twenty five percent (25%). ports by the applicant.
Nrime
1293
City of Renton
4-31-35 4-31-35
1. Steep Slope Areas: These regulations ap- d. The maximum nonresidential buildable
ply to land form features of a site between area shall be reduced to one-fourth (1/4), and
significant and identifiable changes in slope. for each one percent(1%) of slope in excess of
twenty five percent (25%), the remaining
a. Definitions (see Exhibit "A" for an illus- buildable area shall be reduced by an addi-
tration of these definitions): tional five percent (5%).
(1) Slope shall be defined as the average e. Greenbelt areas between twenty five
slope of the lot or portion thereof in percent (25%) and forty percent (40%) slope
percent between significant changes in shall be subject to special review to assure
slope, determined by observation on stable building conditions, safe and conve-
simple slopes, or more precisely by the nient access and minimum disruption of the
formula: natural physical features of the land. The
City may require the applicant to furnish a
S = 100 I L report by a licensed engineer to evaluate the
A site. However, the City may waive the re-
quirement for special studies where suffi-
(2)Where "I" is the contour interval in cient information is otherwise available to
feet but not greater than ten feet (10'); approve, approve with conditions, or deny
"L" is the combined length of the con- the development permit.
tour lines in scale feet; and "A" is the
net area between significant changes in 2. Physical Hazards: Greenbelts established
slope of the lot in square feet. upon these criteria should be developed only
with great caution and development should
(3)A significant change in slope shall be based on sound engineering and technical
be defined as a bench or plateau at knowledge. The King County Sensitive Areas
least fifteen feet(15') in width. Map Folio dated March, 1980, is hereby
adopted by reference to assist in the determi-
b. Development is prohibited on slopes nation of and evaluation of physical hazard
greater than forty percent (40%). areas as prescribed by this Section.
c. In greenbelt areas with between twenty a. As a general rule, development should
five percent (25%) and forty percent (40%) not increase the risk of hazard either on or
slope the maximum residential density shall off-site. Where detailed technical information
be: is provided illustrating that development can
be safely accommodated, development that is
(1) One unit per acre, and for each one compatible with the degree of hazard and
percent(1%) of slope in excess of'twenty with surrounding uses may be allowed. Pro-
five percent (25%), an additional nine vided, any such development retains at least
hundred (900) square feet in lot area seventy five percent (75%) of the site in open
per dwelling unit shall be required. space or is landscaped compatibly with the
physical hazards.
(2) When the current zoning designa-
tion exceeds one dwelling unit per acre b. The City may require site specific stud-
the allowable development density in ies, completed by a qualified soils engineer or
the steep slope area shall be reduced to engineering geologist or other qualified pro-
one-fourth (1/4), and for each one per- fessionals, which shall include specific rec-
cent (1%) of slope in excess of twenty ommendations for mitigating measures
five percent (25%), the remaining allow- which should be required as a condition of
able dwelling unit density shall be re- any approval for such development. The
duced by an additional five percent recommendations may include, but are not
(5%). limited to, construction techniques, design,
14001
1293
City of Renton
•
4-31-35 4-31-35
drainage, or density specifications, or season- g. Roadways and• streets; provided, that
al constraints on development. Upon review any street aligned parallel with the greenbelt
litas' of these studies, the development permit should involve the minimum intrusion upon
shall be conditioned to mitigate adverse the greenbelt while providing for enhance-
environmental impacts and to assure that ment through compatible landscaping.
the development can be safely accommodated
on the site and is consistent with the purpos- 4. Other Greenbelts: Wetlands, stream corri-
es of this Section. The City may waive the dors and flood control facilities designated
requirement for special studies where suffi- greenbelt shall be subject to the development
cient information is otherwise available to standards of the City's Shoreline Master
approve, approve with conditions, or deny Program urban environment where those
the development permit. shoreline regulations would not otherwise
apply.
3. Utility Easements and Rights of Way: A
limited number of low intensity uses consis- F. Other Allowable Uses:
tent with the existing zoning and utility use
may be permitted within utility greenbelts 1. Nothing in these regulations shall limit
such that the proposed development meets the construction of one single-family home on
the intent of providing a definitive geograph- a pre-existing platted lot, subject to meeting
is relief between adjoining existing or antici- any engineering requirements necessary to
pated land use. Allowable uses include: safely construct such a residence.
a. Any structures or activity directly asso- 2. Where the provisions of these regulations
ciated with the supply or service of utilities; limit construction of public or private utili-
ties or appurtenant structures, approval for
b. Agriculture; such construction may be granted by approv-
al of a conditional use permit subject to a
c. Residential open spaces; showing of necessity and compatibility of the
use with these regulations. (Ord. 3849,
d. Recreational activities and facilities; 10-8-84)
(Ord. 3849, 10-8-84)
(See following page for Exhibit A)
e. Parking associated with adjoining land
uses; provided, that no more than the follow-
ing percentage of the greenbelt area is cov-
ered with impervious surfaces and the re-
mainder is compatibly landscaped or re-
tained in a natural state:
Twenty five percent (25%), if the most re-
strictive adjacent zoning is RC, SFL or SF;
Fifty percent (50%), if the most restrictive
adjacent zoning is MR, MF, PNR, T or P-1;
Sixty five percent (65%), if the most restric-
tive adjacent zoning is CC, CN, CB, CA, CM,
CO, LI, LM, LH, POR. (Ord. 4404, 6-7-93)
f. Production of resources; provided, that
the area is rehabilitated consistent with the
greenbelt definition;
1293
City of Renton
4-31-35 4-31-35
EXHIBIT A
Steep Slope Illustration
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•44•1.�1111i1i l3L . IA S I
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it
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ait
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71
a O
i 11.1 • i' 12 to O
IOU Marta wau OM
1293
City of Renton
AIM
4-31-36 4-31-36
4-31-36: CONDITIONAL USE PERMIT: result in substantial or undue adverse effects
on adjacent property. The following site re-
+' A. Purpose: The purpose of a conditional use quirements shall be required: (Ord. 3599,
permit is to allow certain uses in districts 1-11-82)
from which they are normally prohibited by
this Chapter when the proposed uses are a. Lot Coverage: Lot coverage in residen-
deemed consistent with other existing and tial districts (SF and MR) shall not exceed
potential uses within the general area of the fifty percent (50%) of the lot coverage of the
proposed use. Except as provided in this zone in which the proposed use is to be locat-
Section, a conditional use permit may not ed. Lot coverage in all other zones shall con-
reduce the requirements of the zone in which form to the requirements of the zone in
the use is to be located. which the proposed use is to be located. (Ord.
4404, 6-7-93)
B. Conditional Use Permit: The Hearing Exam-
iner may grant, with or without conditions, b. Yards: Yards shall conform to the re-
or deny the requested conditional use permit quirements of the zone in which the proposed
pursuant to Chapter 8, Title IV of the City use is to be located. Additions to the struc-
Code. The Hearing Examiner may limit the ture shall not be allowed in any required
term and duration of the conditional use yard.
permit. Conditions imposed by the Hearing
Examiner shall reasonably assure that nui- c. Height: Building and structure heights
sance or hazard to life or property will not shall conform to the requirements of the zone
develop. in which the proposed use is to be located.
Spires, belltowers, public utility antennas or
C. Criteria for Conditional Use: The Hearing similar structures may exceed the height
Examiner shall consider the following fac- requirement upon approval of a variance.
tors, among all other relevant information: Building heights should be related to sur-
rounding uses in order to allow optimal sun-
1. Comprehensive Plan: The proposed use light and ventilation, and minimal obstruc-
r shall be compatible with the general purpose, tion of views from adjacent structures.
goals, objectives and standards of the Com-
prehensive Plan, the Zoning Ordinance and 4. Compatibility: The proposed use shall be
any other plan, program, map or ordinance of compatible with the residential scale and
the City. character of the neighborhood. (Ord. 3599,
1-11-82)
2. Community Need: There shall be a com-
munity need for the proposed use at the 5. Parking: Parking under the building struc-
proposed location. In the determination of ture should be encouraged. Lot coverage may
community need the Hearing Examiner shall be increased to as much as seventy five per-
consider the following factors, among all cent (75%) of the lot coverage requirement of
other relevant information: the zone in which the proposed use is located
if all parking is provided under ground or
a. The proposed location shall not result within the structure. (Ord. 3903, 4-22-85)
in either the detrimental over concentration
of a particular use within the City or within 6. Traffic: Traffic and circulation patterns of
the immediate area of the proposed use. vehicles and pedestrians relating to the pro-
posed use and surrounding area shall be
b. That the proposed location is suited for reviewed for potential effects on, and to en-
the proposed use. sure safe movement in the surrounding area.
3. Effect on Adjacent Properties: The pro- 7. Noise, Glare: Potential noise, light and
posed use at the proposed location shall not glare impacts shall be evaluated based on the
1293
City of Renton
4-31-36 4-31-36
location of the proposed use on the lot and gas or other hydrocarbon substances) togeth-
the location of on-site parking areas, outdoor er with the necessary buildings, apparatus or
recreational areas and refuse storage areas. appurtenances incident thereto.
8. Landscaping: Landscaping shall be provid- c. Educational institution, public or pri-
ed in all areas not occupied by buildings or vate.
paving. The Hearing Examiner may require
additional landscaping to buffer adjacent d. Government offices and facilities (Fed-
properties from potentially adverse effects of eral, State and local).
the proposed use.
e. Hospital, sanitarium or similar uses.
9. Accessory Uses: Accessory uses to condi-
tional uses such as day schools, auditoriums f. Public or nonprofit library or museum.
used for social and sport activities, health
centers, convents, preschool facilities, conva- g. Nursery or greenhouse.
lescent homes and others of a similar nature
shall be considered to be separate uses and h. Park, playground or recreational or
shall be subject to the provisions of the use community center.
district in which they are located.
i. Philanthropic institution.
10. Conversion: No existing building or struc-
ture shall be converted to a conditional use j. Private club, fraternal or nonprofit orga-
unless such building or structure complies, nization.
or is brought into compliance, with the provi-
sions of this Chapter. k. Public utility use or structure.
11. Public Improvements: The proposed use I. Radio or television transmitter. (Ord.
and location shall be adequately served by 3599, 1-11-82)
and not impose an undue burden on any
public improvements, facilities, utilities and 2. Less Restricted Uses: The Hearing Exam-
services. Approval of a conditional use per- iner may permit a less restricted use in a
mit may be conditioned upon the provision more restricted district as follows; provided,
and/or guarantee by the applicant of neces- such use, due to its limited nature, modern
sary public improvements, facilities, utilities devices or building design will be no more
and/or services. objectionable than the uses permitted in such
district:
D. Additional Uses Permitted:
a. Any B-1 District use in the P-1 District.
1. Uses Prohibited Elsewhere: The Hearing
Examiner may grant a conditional use permit b. Any L-1 District use in the B-1 District.
for the following uses in districts from which
they are prohibited where such uses are c. Any H-1 District use in the L-1 District.
deemed essential or desirable to the public (Ord. 3953, 11-4-85)
convenience or welfare, and are in harmony
with the various elements or objectives of the 3. Hazardous Waste Treatment and Storage
Comprehensive Plan: Facilities:
a. Cemetery, columbarium, crematory or a. Off-Site Facilities. The Hearing Exam-
mausoleum. iner may grant a conditional use permit for
an off-site hazardous waste treatment and
b. Development of natural resources (ex- storage facility in any zone which allows
cluding the drilling for or producing of oil, industrial and manufacturing uses that pro-
1293
City of Renton
4-31-36
4-31-37
cess or handle hazardous substances; provid- 4-31-37: STANDARDSyAND REVIEW CRITE-
ed, that the use conforms with the criteria RIA FOR KEEPING ANIMALS:
'parr" set forth in Section 4-31-36C above and the
following criteria: A. Purpose and Intent: Since the nature of
growth by definition generates greater com-
(1) The location must comply with the petition by both humans and animals for less
State siting criteria as adopted in accor- available space, it is imperative that all
dance with RCW 70.105.210. types be located appropriately and managed
effectively to insure compatibility and har-
(2) The location of the hazardous waste mony. In particular, animals need to be mon-
treatment and storage facility is subject itored to lessen the impacts of noise, odor
to site plan review and the applicable and potential nuisance not only on-site but
criteria set forth in Section 4-31-33 of more particularly to adjacent properties.
this Chapter.
Animal owners keep their animals for a vari-
b. On-Site Facilities. The Hearing Exam- ety of reasons, including but not limited to
iner may grant a conditional use permit for companionship, affection and protection.
an on-site hazardous waste treatment and
storage facility in any zone, except residen- In order that lovers of animals may coexist
tial, that allows the processing or handling of harmoniously with those who don't, some
hazardous substances; provided, that the use general guidelines require statement.
conforms with the criteria set forth in Sec-
tion 4-31-36C above and the following crite- The keeping of animals by an owner/tenant
ria: where permitted in the zoning districts, shall
comply with the requirements of this Section.
(1)The location must comply with the It is assumed that an animal owner either
State siting criteria as adopted in accor- lives on the property where an animal is kept
dance with RCW 70.105.210. or has arranged with a tenant to care for the
animal. Household pets as defined in Section
q (2)The location of the hazardous waste 4-31-2H7 of this Chapter are permitted use
treatment and storage facility as sub- in all zones in the City and as such are not
ject to site plan review and the applica- regulated by this Section; provided, they
ble criteria set forth in Section 4-31-33 number three (3) or less.
of this Chapter. (Ord. 4186, 11-14-88)
These regulations shall apply to existing and
E. Application Procedure: Application for a future cases where an owner/tenant is keep-
conditional use permit shall be submitted ing animals. In cases where the keeping of
and reviewed pursuant to Chapter 8, Title IV animals does not comply with these regula-
of the City Code. The application shall in- tions, the situation shall be classified as a
clude a site plan drawn to scale showing the nonconforming use. The owner/tenant shall
actual dimensions and shape of the proposed be allowed to keep the number of animals
site, the exact sizes and locations of existing existing at the time the Section becomes
buildings and structures, if any, and of the effective. Property owners/tenants who lose
proposed building or alteration. The plan an animal after the effective date of this
shall show proposed landscaping, off-street Section shall not be allowed to replace the
parking, signs, ingress and egress and adja- animal with a similar type of animal. Fur-
cent land uses. Any additional information thermore, for the purposes of this Code,
requested by the Building Department shall nonconforming use rights belong to a proper-
be included in the application. (Ord. 3599, ty owner and are not attached to the proper-
1-11-82) ty and therefore are not transferable from
one property owner to another with the sale
of the property. In those situations where the
lirrioe
1293
City of Renton
ammiumw
4-31-37 4-31-37
keeping of animals does not comply with minimize odor and the potential for the in-
these regulations and the situation is not festation of insects or the spread of disease. NIS
classified as a nonconforming use, then the
owner shall have to comply with the Code 4. Electric and barbed wire fences may be
regulations. used to confine animals; provided, the condi-
tions of Section 4-31-15C of this Chapter,
For associated uses such as kennels, corn- Fences and Hedges, are met.
mercial horse and pony boarding, riding
stables, and schools the conditional use crite- C. Requirements for Kennels:
ria of Section 4-31-36 of this Chapter shall be
applicable. However, this does not include 1. Hobby Kennels (4-8 Animals):
the commercial horse racing facilities and
activities of Longacres. In addition, special a. General Criteria.
review criteria for all types of kennels to be
considered by the zoning administrator and (1)All open-run areas shall be sur-
Hearing Examiner are included below: rounded by a six foot (6') fence located a
minimum of ten feet (10') from all prop-
B. General Requirements for Keeping Animals: erty lines.
1. Shelter: Shelter shall be provided in clean (2)All dogs and cats shall be kept and
structures located a minimum of twenty five maintained in a manner which confines
feet (25') from any property line. Private their movement and activity to the
barns and stables shall be located a mini- premises of the owners.
mum of fifty feet(50') from any property line.
All structures, corrals, feeding, exercising, (3)All dogs and cats shall be kept in
training, riding or other facilities associated such a manner so as not to create any
with commercial horse and pony boarding, objectionable noise, odor, or otherwise
riding stables, and schools shall be located a cause annoyance or become a public
minimum of fifty feet (50') from any property nuisance to the health, safety or gener-
line. al welfare of any person.
2. Conditions: (4)Provision shall be made for the re-
moval of animal and food wastes, to
a. All animals shall be kept and main- keep the kennel free from the infesta-
tained in a manner which confines their tion of insects or rodents or disease,
movement and activity to the premises of the and from obnoxious or foul odors.
owner/tenant.
(5)Shelter shall be provided in clean
b. All animals shall be kept in such a structures located only in the rear yard
manner so as not to create any objectionable unless the Building and Zoning Depart-
noise, odor or otherwise cause to annoy or ment, based upon information provided
become a public nuisance to the health, safe- by an owner/tenant, determines that a
ty or general welfare of any person. side yard would be a better location for
the shelter. The shelter shall be located
c. The keeping of wild or dangerous ani- ten feet (10') from side and rear proper-
mals is prohibited. ty lines.
3. Animal Waste: Animal waste shall be b. Review Process:
properly disposed of, and any accumulated
animal waste must not be stored within the (1)The Building and Zoning Depart-
shelter setback area. Steps must be taken to ment, in reviewing a hobby kennel li-
cense application, may require sound-
1293
City of Renton
4-31-37 4-31-37
proofing as it deems necessary to insure censes of Title V (Business Regula-
the compatibility of the hobby kennel tions).
err'' with the surrounding neighborhood.
Factors to be considered in determining (2) License-Waiting Period Following
such compatibility are: Revocation or Refusal to Renew: For a
period of one year after the date of
(A) The proposed location of the revocation or refusal to renew, licenses
hobby kennel will not have an adverse shall not be issued for hobby kennels to
effect on adjacent properties. applicants who have previously had
such license revoked or renewal re-
(B) Past history of animal control fused. In addition, the applicant must
complaints relating to the dogs and cats meet the requirements of this Section
of the applicant at the address for or any provisions of the animal control
which the hobby kennel license is ap- authority.
plied.
2. Kennel (9 or More Animals):
(C) Facility specifications/ dimen-
sions in which the dogs and cats are to a. General Criteria:
be maintained.
(1) Shelter shall be provided for ani-
(D) Animal size, type and charac- mals in clean structures which shall be
teristics of breed. kept structurally sound, maintained in
good repair, contain the animals, and
(E) The zoning classification of the restrict entrance of other animals.
premises on which the hobby kennel is These structures, together with associ-
maintained. ated runs, shall be located a minimum
of fifty feet (50') from any property line
(F) Compliance with the require- and must be located in a rear yard.
ments of this Section.
(2) Suitable food and bedding shall be
(2) The Building and Zoning Depart- provided and stored in facilities ade-
ment, when satisfied that all require- quate to provide protection against
ments for hobby kennels are met shall infestation or contamination by insects
approve the issuance of the hobby ken- or rodents. Refrigeration shall be pro-
nel license. The zoning administrator vided for the protection of perishable
shall provide documentation to the foods.
Finance Department that the proposed
kennel complied with the requirements (3) Provision shall be made for the re-
of this Section. moval of animals and food wastes, bed-
ding, and debris disposal in order to
c. Licenses: keep the kennel free from the infesta-
tion of insects, rodents, or disease and
(1) The applicant shall pay a one-time from obnoxious or foul odors.
fee of twenty dollars ($20.00). This
license shall be valid as long as the (4) Conditions for Indoor Facilities:
operator is in compliance with the City Applicants for kennels must show that
requirements and has not had this indoor facilities have a sufficient heat-
license revoked or renewal refused. In ing and cooling system to provide a
addition, all animals shall be individu- moderate temperature through the
ally licensed according to the regula- year; a sufficient ventilation system to
tions found in Chapter 4, Animal Li- circulate the air; an adequate natural
or artificial lighting system to allow
1293
City of Renton
4-31-37 4-31-37
inspection and cleaning at any time of c. Conditional Use Permits; Waiting Peri-
the day and that interior wall and ceil- od Following Revocation or Refusal to Renew:
ing surfaces are constructed of materi-
als which are resistant to the absorp- (1) For a period of one year after the
tion of moisture and odors. date of revocation, or refusal to renew,
conditional use permits shall not be
(5) Conditions of Outdoor Facilities: issued for kennels to applicants who
Outdoor facilities will be constructed to have previously had such permits re-
provide shelter from the weather and yoked or renewal refused. In addition,
associated elements while providing the applicant must meet the require-
sufficient space for animal movement ments of this Section or any provisions
and exercise. Adequate drainage must of the animal control authority.
be provided to prevent water buildup
and subsequent damage and to facili- D. Enforcement:
tate waste removal. Adequate fences or
retaining walls must be constructed to 1. Enforcement Responsibility: Responsibility
contain animals and prevent intrusion for enforcement of the provisions of this
by others. Section shall be as follows:
b. Review Process: The Hearing Examiner, a. Animal Control Officer: All those mat-
in reviewing kennels, may require additional ters related to care, maintenance, and indi-
setbacks, fencing, screening, or soundproof- vidual licensing. (Ord. 3927, 7-15-85)
ing requirements as he deems necessary to
insure the compatibility of the kennel with b.Building and Zoning Department: All
the surrounding neighborhood. Factors to be those matters concerning land use and zon-
considered in determining such compatibility ing and any violations of those sections iden-
are: tified in Section 4-33-4 of this Title. (Ord.
4351, 5-4-92)
(1) Statements regarding approval/
disapproval of surrounding neighbors Any doubt regarding responsibility will be
relative to maintenance of a kennel at administratively determined.
the address applied for.
2. Fines:
(2)Past history of animal control com-
plaints relating to the dogs and cats of a. Violation of land use permits granted
the applicant at the address for which are subject to fines established in this Code.
the kennel is applied for.
b. All other violations of police regulations
(3)Facility specifications/dimensions in shall be administered in accordance with
which the dogs and cats are to be main- Title VI, Chapter 6, Police Regulations of the
tained. City.
(4)Characteristics of animals to be E. Location of Animals in Zoning Districts:(Ord.
kept: size, type. 3927, 7-15-85)
(5)The zoning classification of the pre-
mises on which the kennel is main-
tained.
(6) Compliance with the requirements
of this Section.
NoMO
1293
City of Renton
4-31-37 4-31-37
Table 4-31-37E
ANIMAL CATEGORY ZONING DISTRICTS
RC, SF MR MFP, P-1 CN CB CA IL IM IH
SFL NR,T
Household Pets(3); P P P P
Four or more P* ACU ACU ACU
Small Animals; P* P* CU
over limit CU CU
Medium Animals; P* P* CU
over limit CU CU
Large Animals; P* P* CU
over limit CU CU
Hobby Kennels L L L ACU L L P
Kennel P P P P
Stables(Commercial) P P P
Veterinary facilities and/or P P P ACU P P
kennels
Beekeeping(Registered) P P
SYMBOLS:
P—Permitted
P*—Permitted with an acreage limit
L*—License/Building and Zoning Administrator
'e ACU—Conditional Use/Administrative
CU—Conditional Use/Hearing Examiner
Explanations:
1.A maximum of twenty(20)small farm animals may be permitted outright on one acre.For keeping more than
twenty(20)animals on lots less than one acre,a conditional use permit shall be required.
2.There shall be a minimum of one-fourth(1/4)acre per animal for goat or sheep or similar-sized animals.A
maximum of four(4)may be permitted outright on one acre.For keeping more than four(4)animals on lots less
than one acre,a conditional use permit shall be required.
3.Acreage limitation for the following animals:
a.Horses:There shall be a minimum of one-half(1/2)acre per horse.A maximum of two(2)horses may be
permitted outright on one acre.On lots with less than one acre and at least one-third(1/3)acre,a conditional use
permit shall be required.
b.Cows:There shall be a minimum of one acre per cow.A maximum of one cow may be permitted outright on
one acre. On lots with less than one acre and at least one-third(1/3)acre,a conditional use permit shall be
required.
4.On property of one acre,it is permitted to keep two(2)horses or one cow or four(4)goats and twenty(20)small
farm animals.However,only one of these large farm animal categories may be grouped together with the small
farm animals.(Ord.3927,7-15-85)
1297
City of Renton
4-31-38 4-31-39
4-31-38: RESOURCE CONSERVATION
ZONE:
(Rep.By Ord.4501,3-6-95)
4-31-39: VIOLATIONS DECLARED
NUISANCE AND PENALTIES:
Violations of any provisions of the per-
mitted use or prohibited use sections of the Zoning
Code are hereby declared a nuisance and may be
enjoined by a court of competent jurisdiction. Pen-
alties for any violations of this Chapter may be
imposed pursuant to Chapter 33 of Title W, or
where appropriate by both injunction and civil
penalty.(Ord.4351, 5-4-92;amd. Ord. 4688, 11-10-
97)
1297
City of Renton
4-32-1 4-32-1
CHAPTER 32
WETLANDS MANAGEMENT
Nate
SECTION: portant areas for scientific study and na-
tural resource education.
4-32- 1: Findings of Fact and Purpose
4-32- 2: General Provisions 2. Development in wetlands results in in-
4-32- 3: Lands to Which This Chapter Applies creased soil erosion and sedimentation of
4-32- 4: Allowed and Regulated Activities downstream water bodies, including naviga-
4-32- 5: Review Procedures for Projects With ble channels; degraded water quality due to
Wetlands increased turbidity and loss of pollutant
4-32- 6: Standards for Permit Approvals removal processes such as sediment trap-
4-32- 7: Densities and Separate Tracts ping, nutrient removal and chemical detoxi-
4-32- 8: Nonconforming Activities fication; the elimination or degradation of
4-32- 9: Temporary Emergency Permit fisheries and wildlife habitat from water
Procedure quality degradation, increased peak flow
4-32-10: Judicial Review rates, decreased summer low flows, changes
4-32-11: Amendments in the hydrologic regimen; loss of storm-
4-32-12: Severability water retention and slow release capacity
4-32-13: Assessment Relief resulting in flooding, degraded water
4-32-14: Violations Declared Nuisance quality, changes in the streamflow regimen
4-32-15: Definitions of watersheds; and loss of groundwater
4-32-16: Effective Date recharge and discharge areas.
4-32-17: SEPA Relationship
3. Buffer areas surrounding wetlands are
essential to maintenance and protection of
wetland functions and values. Buffer areas
protect wetlands from degradation by: sta-
bilizing slopes and preventing erosion; fil-
4-32-1: FINDINGS OF FACT AND PUR- tering suspended solids, nutrients and
POSE: harmful toxic substances; moderating the
impacts of stormwater runoff; moderating
A. Findings of Fact: The City Council of the the impacts of stormwater runoff; moderat-
City of Renton, Washington hereby finds ing microclimate; supporting and protecting
that: wetland plant and animal species and biotic
communities; and reducing disturbances to
1. Wetlands are valuable and fragile natur- wetland resources cased by the activities of
al resources with significant development humans and domestic animals.
constraints due to flooding, erosion, soil
liquefaction potential and septic disposal 4. The loss of the social and ecological
limitations. In their natural state, wetlands services provided by wetlands results in a
provide many valuable social and ecological detriment to public safety and welfare;
services, including: protecting water re- replacement of such service, if possible, can
sources by filtering out water pollutants, require considerable public expenditure.
providing biological and chemical oxygen
demand, recycling and storing nutrients, 5. Considerable acreage of these important
serving as settling basins for naturally natural resources has been lost or degraded
occurring sedimentation and providing are- by draining, dredging, filling, excavating,
as for groundwater recharge. Wetlands building, polluting and other acts inconsis-
provide essential habitat for many species tent with the natural uses of such areas.
of fish, wildlife and vegetation. Wetlands Remaining wetlands are in jeopardy of be-
provide open space visual relief from in- ing lost, despoiled, or impaired by such
tense development in urbanized areas, and acts.
recreation opportunities; and serve as im-
492
hiliiiik
4-32-1 4-32-2
A) It is therefore necessary, to ensure maxi- 2. Protect the public from:
mum protection for the health, safety and
welfare of Renton's citizens, for the City to a. Preventable maintenance and re-
discourage alterations of wetlands and placement of public facilities needed when
development activities in wetlands that wetland functioning is impaired;
may adversely affect wetland functions and
values, to encourage restoration of already b. Costs associated with repair of
disturbed wetland systems, and to en- downstream properties resulting from ero-
courage creation of new wetland areas. sion and flooding due to the loss of water
storage capacity provided by wetlands;
B. Policy and Purpose: It is the policy of the
City to balance community desires for eco- c. Unnecessary costs for public emer-
nomic development and affordable housing gency rescue and relief operations; and
with the responsibility to retain the City's
remaining wetlands by encouraging higher d. Potential litigation on improper
intensity development in areas already construction practices occurring in wetland
supported by infrastructure and encourag- areas;
ing lower intensity development in areas
containing wetlands. It is the City's policy 3. Alert appraisers, assessors, owners and
to encourage restoration of disturbed and potential buyers or lessees to the develop-
low value wetlands and to provide maxi- ment limitations of wetlands;
mum protection for those high value wet-
lands remaining in the City. As such, it is 4. Provide City officials with information to
the policy of the City to require buffers of evaluate, approve, condition or deny public
natural vegetation around wetlands and to or private development proposals.
encourage site planning to protect and
minimize damage to wetlands wherever 5. Prevent the loss of wetlands acreage and
possible. The City supports the concept of functions and strive for a net gain over
no net loss of wetland acreage, values and present conditions; and
functions by protecting high value wet-
lands, and requiring restoration of dis- 6. Assist or further the implementation of
turbed wetlands or creation of new wet- the policies of the Growth Management Act, Nowl
lands to offset losses that are unavoidable. the State Environmental Policy Act, chap-
In particular, the City encourages land ter 43.21C RCW, City Comprehensive Plan,
development projects which seek to improve Site Plan Review Ordinance (4-31-33),
the hydrologic and wildlife habitat func- Storm and Surface Water Drainage Or-
tions of low value wetlands. dinance (4-22), Mining, Excavation and
Grading Ordinance (4-10), Shoreline Master
In addition, it is the intent of the City that Program (4-19), and all other present and
activities in or affecting wetlands not future City functional, environmental and
threaten public safety, cause nuisances, or community plans and programs.
destroy or degrade natural wetland func-
tions and values. The purposes of this
Chapter are to protect the public health, 4-32-2: GENERAL PROVISIONS:
safety and welfare by preventing and man-
aging the adverse environmental impacts of A. Abrogation and Greater Restrictions: It is
development within and adjacent to wet- not intended that this Chapter repeal,
lands. The purposes of this Chapter are to: abrogate or impair any existing regulations,
easements, covenants or deed restrictions.
1. Preserve, protect and restore wetlands However, where this Chapter imposes
by regulating development within them and greater restrictions, the provisions of this
around them; Chapter shall prevail unless specifically
492 *44110
4-32-2 4-32-3
provided otherwise in this Chapter. Regulat- to impact the wetland in question. A wetland
ed activities approved prior to the passage of delineation is required for any portion of a
"`' this Chapter but which are not in conformity wetland on the subject property that will be
with the provisions of this Chapter are sub- impacted by the permitted activities. The
ject to the provisions of Section 4-32-8, "Non- study shall be waived by the Department
conforming Activities". Administrator when the application is for a
single-family residence on an existing lot, or
B. Administration and Interpretation: The re- when the applicant provides satisfactory
sponsibility for the administration, enforce- evidence that a road, building or other barri-
ment and interpretation of this Chapter shall er exists between the wetland and the pro-
be with the Planning/Building/ Public Works posed activity, or when the buffer area need-
Department. The Department Administrator ed or required will not intrude on the
as referenced in this Chapter is the Depart- applicant's lot, or when the property owner
ment Administrator or his/her designee(s). agrees to maintain the buffer in its existing
or an improved state as determined by the
The provisions of this Chapter shall be held City.
to be minimum requirements. Application
and interpretation of the provisions shall be 3. All proposed activities in regulated
liberally construed to serve the purposes of wetlands and wetland buffers shall comply
this Chapter. with the requirements of this Chapter. Ex-
pansion or alteration of existing activities
C. Scope: It is the City's intent to approve pro- shall also comply with the requirements of
jects and/or permit conduct of a regulated this Chapter.
activity (see Section 4-32-4) in a wetland
area only when they conform to this Chapter 4. The City is authorized to adopt written
or the City's interpretation of this Chapter. procedures for the purpose of carrying out
Prior to any development or alteration to a the provisions of this Chapter. The City shall
property containing a wetland as defined in not grant any approval or permit any regu-
• Section 4-32-3C of this Chapter, the owner or lated activity in a wetland or wetland buffer
Iliale designee must obtain a wetland development prior to fulfilling the requirements of this
permit. (Ord. 4346, 3-9-92) Chapter. Such approvals/permit include, but
are not limited to, the following: site plan
approval, conditional use, planned unit de-
4-32-3: LANDS TO WHICH THIS CHAPTER velopment, building permit, filling and grad-
APPLIES: ing permit, land clearing and tree cutting
permit, right-of-way use permit, shoreline
A. Applicability: substantial development permit, shoreline
variance; shoreline conditional use permit,
1. This Chapter applies to any use or devel- shoreline environmental redesignation (if
opment proposed on public or private proper- wetlands are involved), unclassified use per-
ty or rights of way within a regulated mit, variance, zone reclassification, subdivi-
wetland or within a required buffer zone for sion, special use permit, utility and other use
a regulated wetland pursuant to Sections permit, or any subsequently adopted permit
4-32-3C and 4-32-3E of this Chapter. or required approval not expressly exempted
by this Chapter.
2. The applicant shall be required to conduct
a study to determine the classification of the B. Maps and Inventory: The approximate loca-
wetland if the subject property or project tion and extent of wetlands in the City is
area is within twenty five feet (25') of a displayed on the Renton Wetland Inventory
wetland even if the wetland is not located on Map. The Map is to be used as a guide to the
the subject property but it is determined that general location and extent of wetlands. For
alterations of the subject property are likely the purpose of regulation, the wetland edge
995
City of Renton
4-32-3 '
4-32-3
should be determined pursuant to Section A final wetlands delineation is valid for two
4-32-3C. "Wetlands" which are defined in (2) years. Extensions for additional years can '46001
Section 4-32-3C but not shown on the Renton be approved by the Department Administra-
Wetlands Inventory, are presumed to exist in tor if an application is proceeding in a timely
the City and are also protected under all the manner through the permit process.
provisions of this Chapter.
D. Wetlands Classification System: The follow-
C. Wetlands Definition and Determination of ing classification system is hereby adopted
Regulatory Edge: (Ord. 4346, 3-9-92) for the purposes of regulating wetlands in
the City. Wetlands buffer widths, replace-
1. Wetlands are those lands transitional ment ratios and avoidance criteria shall be
between terrestrial and aquatic systems that based on the following rating system.
are inundated or saturated by ground or
surface water at a frequency and duration 1. Very High Quality Wetlands: Category 1
sufficient to support and, under normal cir- wetlands are wetlands greater than two
cumstances, do support a prevalence of vege- thousand two hundred (2,200) square feet
tation typically adapted for life in saturated which meet one or more of the following
soil conditions. For the purpose of regulation, criteria:
the exact location of the wetland edge shall
be determined by the wetlands specialist a. The presence of species listed by Federal
hired at the expense of the applicant through or State government as endangered or
the performance of a field investigation using threatened, or the presence of essential habi-
the procedures provided in the following tat for those species;
manuals:
b. Wetlands having forty percent (40%) to
Federal Interagency Committee for Wetland sixty percent (60%) permanent open water
Delineation, 1987, Federal Manual for Iden- (in dispersed patches or otherwise) with two
tifying and Delineating Jurisdictional (2) or more vegetation classes;
Wetlands. U.S. Army Corps of Engineers,
U.S. Environmental Protection Agency, U.S. c. Wetlands equal to or greater than ten NIS
Fish and Wildlife Service, USDA Soil Conser- (10) acres in size and having three (3) or
vation Service, Washington D.C. Cooperative more vegetation classes, one of which is open
Technical Publication, 76 pages plus appen- water;
dices.
d. The presence of plant associations of
Wetlands created or restored as a part of a infrequent occurrence; or at the geographic
mitigation project are regulated wetlands. limits of their occurrence, or
Wetlands intentionally created for purposes
other than wetland mitigation, including, but e. Wetlands assigned the Unique/Out-
not limited to, stormwater management, standing#1 rating in the current King Coun-
wastewater treatment or landscape ameni- ty Wetlands Inventory 1991 or as thereafter
ties are not considered regulated wetlands. amended.
(Ord. 4538, 6-26-95)
2. High Quality Wetlands: Category 2
2.Where the applicant has provided a delin- wetlands are wetlands greater than two
eation of the wetland edge, the City shall thousand two hundred (2,200) square feet
review and may render adjustments to the which meet one or more of the following
edge delineation. In the event the adjusted criteria:
edge delineation is contested by the appli-
cant, the City shall at the applicant's ex- a. Wetlands greater than two thousand two
pense, obtain the services of an additional hundred (2,200) square feet that are not
qualified wetlands specialist to review the Category 1 or 3 wetlands;
original study and render a final delineation.
995
City of Renton
4-32-3 4-32-3
b. Wetlands that have heron rookeries or c. All other wetlands not classified as Cat-
NNW rapter nesting trees, but are not Category 1 egory 1 or 2 such as smaller, high quality
wetlands; wetlands.
c. Wetlands of any size located at the head- E. Wetland Buffer Definition and Determina-
waters of a watercourse, but are not Catego- tion of Regulatory Edge: Buffers are desig-
ry 1 wetlands; nated areas adjacent to a regulated wetland
which protect the wetland from changes in
d. Wetlands assigned the Significant #2 the location of the wetland edge. Wetland
rating in the current King County Wetlands buffers minimize the short and long term
Inventory 1991 or as thereafter amended; impacts of development on properties adja-
cent to wetlands, preserve important wildlife
e. Wetlands having minimum existing habitat, allow for infiltration and water qual-
evidence of human related physical alter- ity improvement, protect buildings, roads
ation such as diking, ditching or channeliza- and other infrastructure as well as property
tion. owners from flood damage in years of high
precipitation. Wetland buffer zones shall be
3. Lower Quality Wetlands: Category 3 required of all proposed regulated activities
wetlands are wetlands greater than five adjacent to regulated wetlands. Any wetland
thousand (5,000) square feet which meet one created or restored as compensation for ap-
or more of the following criteria: proved wetland alterations shall include the
standard buffer required for the class of the
a. Wetlands that are severely disturbed. wetland being replaced. All buffers shall be
Severely disturbed wetlands are wetlands measured from the wetland boundary as
which meet the following criteria: surveyed in the field pursuant to the require-
ments of Section 4-23-3C. (Ord. 4346, 3-9-92)
(1) Are characterized by hydrologic
isolation, human-related hydrologic F. Standard Buffer Zone Widths: The width of
yam,,. alterations such as diking, ditching, the required wetland buffer zone shall be
channelization and/or outlet modifica- determined according to the wetland catego-
tion; and ry. The buffer zone required for all regulated
wetlands is determined by the classification
(2) Have soils alterations such as the of the wetland.
presence of fill, soil removal and/or
compaction of soils; and Wetland Category Standard Buffer
(3) May have altered vegetation. 1) Category 1 100 feet
(Very High Quality)
b. Wetlands that are newly emerging.
Newly emerging wetlands are: 2) Category 2 50 feet
(High Quality)
(1) Wetlands occurring on top of fill
materials; and 3) Category 3 25 feet
(Lower Quality)
(2) Characterized by emergent vegeta- - disturbed
tion, low plant species richness and - newly emerging
used minimally by wildlife. These - other.
wetlands are generally found in the (Ord. 4478, 10-24-94)
areas such as the Green River Valley
and Black River Drainage Basin.
Notre
1294
City of Renton
4-32-3 4-32-3
G. Increased Wetland Buffer Zone Width: The project and subsequent corrective actions if
City's Department Administrator may re- adverse impacts to regulated wetlands are
quire increased standard buffer zone widths discovered; or
in unique cases - i.e., endangered species,
very fragile areas, when a larger buffer is 2. The project includes a buffer enhancement
necessary to protect wetlands functions and plan using native vegetation and substanti-
values. This determination shall be support- ates that the enhanced buffer will be equal to
ed by appropriate documentation provided by or improve the functional attributes of the
the City showing that increased buffers are buffer. An enhanced buffer shall not result in
reasonably related to protection of the func- greater than a twenty five percent (25%)
tions and values of the regulated wetland. reduction in the buffer
Such determination shall be attached as a
condition of project approval and shall dem-
onstrate that:
1. A larger buffer is necessary to maintain
viable populations of existing species; or
2. The wetland is used by species listed by
the Federal or the State government as
threatened, endangered and sensitive species
and State listed priority species, essential
habitat for those species or has unusual
nesting or resting sites such as heron rooker-
ies or raptor nesting trees or evidence there-
of; or
3. The adjacent land is susceptible to severe
erosion and erosion control measures will not
effectively prevent adverse wetland impacts;
or
4. The adjacent land has minimal vegetative
cover or slopes greater than fifteen percent
(15%).
H. Reduction of Standard Wetland Buffer Zone
Width: The Department Administrator may
approve a reduction in the standard wetland
buffer zone widths on a case-by-case basis
where it can be demonstrated by the appli-
cant that:
1. The adjacent land is extensively vegetated
and has less than fifteen percent (15%)
slopes and that no direct or indirect, short-
term or long-term, adverse impacts to regu-
lated wetlands, as determined by the City,
will result from a regulated activity. The
City's determination shall be based on specif-
ic site studies by recognized experts. The
City may require long-term monitoring of the
NiorgiO
1294
City of Renton
4-32-3
4-32-4
H2) width, and the reduced buffer shall not be that they are conducted using best manage-
less than twenty five feet (25') wide. ment practices as specified by industry
standards or applicable Federal agencies or
" ✓ Such determination and evidence shall be scientific principles, wetland impacts are
included in the application file and public minimized and that disturbed areas are
notification shall be given as specified in immediately restored; and provided further
the City Code. that forest practices and conversions shall
be governed by chapter 76.09 RCW and its
I. Standard Wetland Buffer Width Averaging: rules; and further provided they are given
Standard wetland buffer zones may be prior written confirmation of their allowed
modified by averaging buffer widths. Wet- activity status by the Department Ad-
land buffer width averaging shall be al- ministrator:
lowed only where the applicant demon-
strates all of the following: 1. Conservation or preservation of soil,
water, vegetation, fish and other wildlife.
1. The averaging is necessary to avoid
denial of reasonable use to the applicant 2. Passive recreation, including walkways
caused by circumstances peculiar to the and trails, and open space.
property; and
3. Nondestructive education and research.
2. That the wetland contains variations in
sensitivity due to existing physical charac- 4. Normal and routine maintenance and
teristics; and repair of any existing public or private uses
and facilities where no alteration of the
3. That only low intensity land uses would wetland or additional fill materials will be
be located adjacent to areas where buffer placed. The use of heavy construction
width is reduced, and that such low inten- equipment shall be limited to utilities and
sity land uses are guaranteed by covenant, public agencies that require this type of
deed restriction, easement or other legally equipment for normal and routine main-
binding mechanism; and tenance and repair of existing utility or
public structures and rights of way. In
ire 4. That width averaging will not adversely every case, wetland impacts shall be mini-
impact the wetland function and values; mized and disturbed areas shall be restored
and during and immediately after the use of
construction equipment.
5. That the total area contained within the
wetland buffer after averaging is no less 5. Normal and routine maintenance, opera-
than that contained within the required tion and repair of existing parks and trails,
standard buffer prior to averaging. In no streets, roads, rights of way and associated
instance shall the buffer width be reduced appurtenances, facilities and utilities where
by more than fifty percent (50%) of the no alteration or additional fill materials
standard buffer or be less than twenty five will be placed other than the minimum
feet (25') wide. alteration and/or fill needed to restore
those facilities to meet established safety
standards. The use of heavy construction
4-32-4: ALLOWED AND REGULATED AC- equipment shall be limited to utilities and
TIVITIES: public agencies that require this type of
equipment for normal and routine main-
A. Allowed Activities Within Wetlands and tenance and repair of existing utility struc-
Buffers: The following activities shall be tures and rights of way. In every case,
allowed within a wetland or wetland buffer wetland impacts shall be minimized and
to the extent that they are not prohibited disturbed areas shall be restored during
by any other chapter or law and provided and immediately after the use of construc-
tion equipment.
492
4-32-4 4-32-4
A) 6. The harvesting of wild foods in a man- 10. Any wetland and/or buffer restoration
ner that is not injurious to natural repro- or other mitigation activities which have
duction of such foods and provided the been approved by the City.
harvesting does not require tilling of soil,
planting of crops or alteration of the wet- 11. With respect to Category 3 wetlands,
land. development having no feasible alternative
location, provided all associated impacts are
7. Existing and ongoing agricultural ac- mitigated pursuant to Section 4-32-6 of this
tivities including farming, horticulture, Chapter.
aquaculture and/or irrigation. Activities on
areas lying fallow as part of a conventional 12. Regional stormwater management facili-
rotational cycle are part of an ongoing ties to be operated and maintained under
operation. Activities which bring a wetland the direction of the City Storm Water Utili-
area into agricultural use are not part of ty that are proposed and designed consis-
an ongoing operation. An operation ceases tent with the Washington State Depart-
to be ongoing when the area on which it ment of Ecology Wetlands and Stormwater
was conducted has been converted to anoth- Management Guidelines.
er use or has lain idle so long that modifi-
cations to the hydrological regime are B. Additional Allowed and Regulated Activities
necessary to resume operations. in a Wetland Buffer: Except as otherwise
specified, all required wetland buffer zones
Note: Grazing of animals is not allowed shall be retained in their natural condition.
within a wetland or its buffer. Where buffer disturbance has occurred dur-
ing construction or other activities, reveg-
8. Site investigative work necessary for etation with native vegetation may be re-
land use application submittals such as quired. Only the allowed activities specified
surveys, soil logs, percolation tests and in Section 4-32-4A will be permitted in a
other related activities. Investigative work buffer. The following activities may be
should not disturb any more than five per- permitted with administrative review and
cent (5%) of the wetland. In every case, approval by the Department Administrator:
wetland impacts shall be minimized and ,
disturbed areas shall be immediately re- 1. Any activities having minimal adverse
stored. impacts as determined by the responsible
official on buffers and no adverse impacts
9. New surface water discharges to wetland on regulated wetlands, provided all as-
Categories 1, 2 and 3, or buffers of Cate- sociated buffer impacts are mitigated;
genies 1, 2 and 3, from detention facilities,
pre-settlement ponds or other surface water 2. Stormwater management facilities in-
management structures; provided, that the cluding stormwater dispersion outfall sys-
discharge meets the requirements of the terns designed to minimize impacts to the
Storm and Surface Water Drainage Ordi- buffer and wetland where the site topo-
nance (Chapter 22), provided the discharge graphy requires their location within the
will not result in significant changes in the buffer to allow hydraulic function, provided
water temperature or chemical character- the standard buffer zone area associated
istics of the wetland water sources and, with the wetland classification is retained
provided there is no increase in the exist- pursuant to Section 4-32-3F, and is sited to
ing rate of flow unless it can be demon- reduce impacts between wetland and sur-
strated that the change in hydrologic re- rounding activities.
gime would result in greater wetland func-
tions and values. Where differences exist C. Exempt Activities: The following activities,
between these regulations and Chapter 22, once provided with a certificate of exemp
these regulations will take precedence. tion, are exempt from the provisions of this
Chapter:
492
4-32-4 4-32-4
C) 1. Any activity affecting a single, hydrologi- work does not increase the footprint of the
cally isolated Category 1 or 2 wetland no structure lying within the wetland or wet-
greater than two thousand two hundred land buffer by more than one thousand
(2,200) square feet within a property boun- (1,000) square feet and provided that no
dary. portion of the new work occurs closer to
the wetland than the existing structure.
2. Any activity affecting hydrologically Existing, new or rebuilt accessory struc-
isolated Category 3 wetland no greater tures associated with single-family lots
than five thousand (5,000) square feet with- such as fences, gazebos, storage sheds, play
in a property boundary. houses are exempt from this Chapter.
3. Remodeling, restoring, replacing or re- 8. Existing activities which have not been
moving structures, facilities and other im- changed, expanded or altered, provided they
provements in existence on the date this comply with the applicable requirements of
Chapter becomes effective and that do not Section 4-32-8.
meet the setback or buffer requirements of
this Chapter provided the work complies Any activity, other than those specified in
with the criteria in Section 4-32-8 of this Section 4-32-4A or Section 4-32-4B or de-
Chapter. fined as "exempt activities" in this Section
4-32-4C, may be allowed and regulated as
4. Relocation out of wetland areas of natur- determined by the Department Administra-
al gas, cable, communication, telephone and tor and may not be conducted in a wetland
electric facilities, lines, pipes, mains, equip- or wetland buffer except with the prior
ment and appurtenances, (not including written approval of the Department Ad-
substations), with an associated voltage of ministrator. All allowed activities are sub-
fifty five thousand (55,000) volts or less, ject to the standards of Section 4-32-6.
only when required by a local governmental
agency, and with the approval of the City. Except in the case of public emergencies all
general exemptions require that a certifi-
5. Within existing and improved public road cate of exemption be obtained from the
rights of way, installation, construction, Department Administrator. Requirements
replacement, operation or alteration of all for a general exemption include an environ-
natural gas, cable, communication, tele- mental review pursuant to Washington
phone and electric facilities, lines pipes, Administrative Code 197-11-300, and ad-
mains, equipment or appurtenances, traffic ministrative review and approval by the
control devices, illumination, walkways and City's Department Administrator prior to
bikeways. If activities exceed the existing construction.
improved area or the public right of way,
this exemption does not apply. D. Emergency Activities (see Section 4-32-9):
Emergency activities are those which are
6. Overbuilding (enlargement beyond exist- undertaken to correct emergencies that
ing project needs) or replacement of exist- threaten the public health, safety and wel-
ing utility systems and replacement and/or fare pursuant to the criteria in Section
rehabilitation of existing streets, provided 4-32-7. An emergency means that an action
the work does not increase the footprint of must be undertaken immediately or within
the structure, line or street by more than a time frame too short to allow full com-
ten percent (10%) within the wetland and/ pliance with this Chapter, to avoid an im-
or buffer areas. mediate threat to public health or safety,
to prevent an imminent danger to public or
7. New construction of a single-family resi- private property, or to prevent an imminent
dence and/or garage or construction activity threat of serious environmental degrada-
connected with an existing single-family tion.
residence and/or garage provided that the
492
4-32-5
4-32-5
4-32-5: REVIEW PROCEDURES FOR PRO- wetland and its buffer;
JECTS WITH WETLANDS:
d. The exact locations and specifics-
A. Procedures: When an application is sub- tions for all activities associated with site
witted for any building permit or land use development including the type, extent and
review and/or to obtain approval of a use, method of operations;
development or construction, the location of
the wetland areas and buffers on the site e. Elevations of the site and adjacent
shall be indicated on the plans submitted lands within the wetland and its buffer at
based upon an inventory provided by a contour intervals of no greater than five
qualified wetland specialist. When a regu- feet (5') or at a contour interval ap-
lated wetland or associated buffer is iden- propriate to the site topography and accep-
titled, the following procedures apply. The table to the City;
Department Administrator may waive any
of the following if the size and complexity f. Top view and typical cross-section
of the project does not warrant a step in views of the wetland and its buffer to
the proceeding. scale;
1. Request for Determination of Applicabili- g. The purposes of the project and, if
ty: Any person seeking to determine wheth- a variance is being requested, an explana-
er a proposed activity or land area is sub- tion of why the proposed activity cannot be
ject to this Chapter may request in writing located at another site;
a determination from the City. Such a
request for determination shall contain the h. If wetland mitigation is proposed, a
information requirements specified by the mitigation plan which includes baseline
Department Administrator of the Planning/ information, environmental goals and objec-
Building/Public Works Department. Unless tives, performance standards, construction
the City waives one or more of the follow- plans, a monitoring program and a contin-
ing information requirements at the pre- gency plan.
application conference, applications for
projects with wetlands pursuant to Section i. If wetland changes are proposed, the 'voile
4-32-3C under this Chapter shall include: applicant shall evaluate alternative meth-
ods of developing the property using the
a. A description of the project and following criteria in this order:
maps at a scale no smaller than one inch
equals two hundred feet (1" = 200') showing (1) Avoid any disturbances to the
the entire parcel of land owned by the wetland or buffer;
applicant and the wetland boundary sur-
veyed by a qualified wetlands ecologist, and (2) Minimize any wetland or buffer
pursuant to Section 4-32-3C; impacts;
b. A description of the vegetative (3) Compensate for any wetland or
cover of the wetland and adjacent area buffer impacts;
including identification of the dominant
plant and animal species; (4) Restore any wetlands or buffer
impacted or lost temporarily; and
c. A site plan for the proposed activity
at a scale no smaller than one inch equals (5) Create new wetlands and buffers
two hundred feet (1" = 200') showing the for those lost.
location, width, depth and length of all
existing and proposed structures, roads, This evaluation shall be submitted to the
stormwater management facilities, sewage Department Administrator. Any proposed
treatment and installations within the alteration of wetlands shall be evaluated by
`411104
492
4-32-5 4-32-5
the Department Administrator using the 3. Result in no net loss of wetland or buffer
"kyr above hierarchy. area and function and value from that ap-
proved in the original project plan;
j. Such other information as may be need-
ed by the City, including but not limited to 4. Will be made prior to detailed engineering
an assessment of wetland functional charac- and design, such as during site plan review,
teristics, including a discussion of the meth- short plat, preliminary plat approval or the
odology used; a study of hazards if present preapplication phase of planned unit devel-
on site, the effect of any protective measures opment; and
that might be taken to reduce such hazards;
and any other information deemed necessary 5. Will be documented and entered as part of
to verify compliance with the provisions of the official wetland permit file.
this Chapter.
D. Waivers: Requirements of this Chapter may
2. Preapplication Consultation: Any person be waived upon determination by the Depart-
intending to develop properties known or ment Administrator that all impacts on
suspected to have wetlands present is strong- wetlands would be mitigated as part of an
ly encouraged to meet with the appropriate approved area-wide wetlands plan that,
City department representative during the when taken as a whole over an approved
earliest possible stages of project planning or schedule or staging of plan implementation,
ordinance requirements before major commit- will meet or exceed the requirements of this
ments have been made to a particular land Chapter(see Section 4-32-6C).
use and/or project design. Effort put into a
preapplication consultation and planning will E. Alternates: The Provisions of this Code are
help applicants create projects which will be not intended to prevent the use of any mate-
more quickly and easily processed. rial or method of construction not specifically
prescribed by this Code, provided any alter-
B. Fees: See City Code Section 5-1-1. (Applica- nate has been approved and its use autho-
tion will be reviewed and approved pursuant rized by the Department Administrator.
to the provisions in this Chapter.)
1. The Department Administrator may ap-
C. Modifications: Whenever there are practical prove any such alternate, provided she/he
difficulties involved in carrying out the pro- finds that the proposed design is satisfactory
visions of this Chapter, the Department and complies with the provisions of this Code
Administrator may grant modifications for and that the material, method or work of-
individual cases provided he/she shall first fered is, for the purpose intended, at least
find that a specific reason makes the strict the equivalent of that prescribed in this Code
letter of this Code impractical, and that the in environmental protection, safety and effec-
minor modification is in conformity with the tiveness.
intent and purpose of this Code, and that
such modification: 2. The Department Administrator shall re-
quire that sufficient evidence or proof be
1. Will still meet the objectives of environ- submitted to substantiate any claims that
mental protection, safety, function and main- may be made regarding its use. The details
tainability intended by the Code require- of any action granting approval of an alter-
ments, based upon sound scientific judgment; nate shall be written and entered in the files
of the Code enforcement agency.
2. Will not be injurious to other property(ies)
in the vicinity; F. Tests:
1. Whenever there is insufficient evidence of
compliance with any of the provisions of this
1294
City of Renton
4-32-5 4-32-5
Code or evidence that any action does not the following standards set forth in this
conform to the requirements of this Code, the Section: (Ord. 4478, 10-24-94) *4411101
Department Administrator may require tests
as proof of compliance to be made at no ex- 1. The Hearing Examiner, in granting ap-
pense to this jurisdiction. proval of a variance, must determine:
2. Test methods shall be as specified by this a. That the applicant suffers undue hard-
Code or by other recognized and accepted ship and the variance is necessary because of
test standards. If there are no recognized special circumstances applicable to the sub-
and accepted test methods for the proposed ject property, including the size, shape, to-
alternate, the Department Administrator pography, location or surroundings of the
shall determine test procedures. subject property, and the strict application of
the Zoning Code is found to deprive subject
G. Appeals to the Interim Ordinance: Any deci- property owner of rights and privileges en-
sion of the City in the administration of this joyed by other property owners in the vicini-
Chapter, such as the administrative determi- ty and other identical zone classification; and
nations or modifications, may be appealed to
the Hearing Examiner. Appeals may be filed b. That the granting of the variance will
pursuant to the process described in the City not be materially detrimental to the public
Code, Section 4-8-11. The Hearing Examiner welfare or injurious to property or improve-
shall give substantial weight to any discre- ments in the vicinity and zone in which the
tionary decision of the City rendered pursu- property is situated; and
ant to this Chapter. Decisions of the Hearing
Examiner on appeals of administrative deter- (1) That no economically viable alterna-
minations under this interim ordinance may tive with less impact on the wetland
be appealed to the City Council, within twen- and its buffer is physically and/or legal-
ty (20) days of the Examiner's decision. ly possible; and
There shall be no further fee for this appeal.
Subsequent appeals shall be to Superior (2) That there is no feasible on-site leitO
Court. (Ord. 4346, 3-9-92) alternative to the proposed activities,
including reduction in density, phasing
H. Wetland Variance Procedures: If an appli- of project implementation, change in
cant feels that the strict application of this timing of activities, revision of road and
Chapter would deny all reasonable use of the lot layout, and/or related site planning
property containing a wetland or associated considerations, that would allow a rea-
buffer, or would deny installation of public sonable economic use with less adverse
transportation or utility facilities determined impacts to wetlands and wetland buff-
by the public agency proposing these facili- ers; and
ties to be in the best interest of the public
health, safety and welfare, the public agency, (3) That the proposed activities will
the applicant of a development proposal may result in minimum alteration or will be
apply for a wetland variance. An application designed to improve the wetland's func-
for a wetland variance shall be filed with the tional characteristics and its existing
Department Administrator. Requirements for hydrology, topography, vegetation and
a wetland variance include an environmental fish and wildlife resources; and
review pursuant to WAC 197-11-300 (SEPA).
A wetland variance for Category 3 (lower (4) That the proposed activities will not
quality) wetlands will be decided by the De- jeopardize the continued existence of
partment Administrator. A wetland variance endangered, threatened or sensitive
for other than Category 3 wetlands shall be species as listed by the Federal govern-
decided by the Hearing Examiner based on ment or the State; and
r
1294
City of Renton
4-32-5 4-32-5
(5)That the proposed activities will not
cause significant degradation of ground-
water orsurface-water quality; and
(6) That the applicant has taken deli-
`fir►"
1294
City of Renton
.moi
4-32-5 4-32-5
H1b6) berate measures to minimize wetland government facilities are granted a vari-
impacts, including but not limited to ance under this Section, they will meet the
err► the following: following additional conditions:
- Limiting the degree or magnitude of (1) Competing public policies have
the regulated activity; and been evaluated and it has been deter-
mined by the Department Administra-
- Limiting the implementation of the tor that the public's health, safety,
regulated activity; and and welfare is best served;
- Using appropriate and best available (2) Each facility must conform to the
technology; and Comprehensive Land Use Plan and
with any adopted public programs and
- Taking affirmative steps to avoid or policies;
reduce impacts; and
(3) Each facility must serve establish-
- Using sensitive site design and sit- ed, identified public needs; and
ing of facilities and construction stag-
ing areas away from regulated wet- (4) No practical alternative exists to
lands and their buffers; and meet the needs.
- Involving public natural resource d. That the approval as determined by
management agencies early in site the Hearing Examiner is a minimum vari-
planning; and ance that will accomplish the desired pur-
pose.
- Providing protective measures such
as siltation curtains, hay bales and e. That in determining whether or not
other siltation prevention measures, to grant a variance, the following factors
scheduling the regulated activity and have been considered and balanced against
site maintenance to avoid interference the public need for the regulation:
with wildlife rearing, resting and
nesting, or fisheries spawning ac- (1) If there is an available, feasible,
tivities; and and effective measure to protect the
wetland outside of this Chapter;
- Creating a separate sensitive .area
tract or tracts for areas determined to (2) The extent of the problem being
be wetland buffer in field investiga- resolved by this Chapter;
tions and determined to be impacted
by the permitted activity. (3) The contribution of the land being
regulated to the problem;
(7) That there will be no damage to
nearby public or private property and (4) The degree to which this wetlands
no threat to the health or safety of Chapter solves the problem presented
people on or off the property; and by the proposal;
(8) That the inability to derive reason- (5) The amount and percentage of
able economic use of the property is value lost by application of this Chap-
not the result of actions by the ap- ter;
plicant in segregating or dividing the
property and creating the un- (6) The quality of the wetland to be
developable condition after the effec- impacted;
tive date of this Chapter.
(7) The extent of remaining uses for
c. That if new government and quasi- the parcel;
492
4-32-5 4-32-6
Hie) (8) The past, present, and future uses or corporation to violate any of the provi-
of the property; and sions of this Code. Any person, firm or cor-
poration violating any of the provisions of
(9) The extent to which the landowner this Code shall upon conviction be guilty of
could predict the effects of this Chap- a misdemeanor, and each such person shall
ter on the property. be deemed guilty of a separate offense for
each and every day or portion thereof dur-
2. The Hearing Examiner may prescribe ing which any violation of any of the provi-
any conditions upon the variance deemed to sions of this Code is committed, continued
be reasonably necessary and required to or permitted; and upon conviction of any
mitigate wetland or buffer impacts. Any such violation such person shall be punish-
variance granted by the Hearing Examiner, able by a fine of not more than five hun-
unless otherwise specified in writing, shall dred dollars ($500.00), or by imprisonment
become null and void in the event that the for not more than ninety (90) days, or by
applicant or owner of the subject property both such fine and imprisonment.
for which a variance has been requested
has failed to commence construction or 2. Civil penalties as prescribed by or-
otherwise implement effectively the vara- dinance or any other method allowed by
ance granted within a period of two (2) law, may be used by the City for any viola-
years after such a variance has been is- tions of this Chapter.
sued. For proper cause shown, an applicant
may petition the Hearing Examiner during
the variance procedure, for an extension of 4-32-6: STANDARDS FOR PERMIT AP-
the two (2) year period, specifying the rea- PROVALS:
sons therefor. The time may be extended
but not exceed one additional year in any A. General Standards: Permit approval by the
event. Any variance granted by the Hearing Department Administrator for projects
Examiner shall expire pursuant to the involving wetlands or wetland buffers shall
provisions of Chapter 8, Title IV of the be granted only if the approval is consis-
Renton Municipal Code. tent with the provisions of this Chapter.
Additionally, approvals shall only be grant-
I. Enforcement: The Planning/Building/Public ed if: 80000
Works Administrator, (the Department Ad-
ministrator) or his/her duly authorized 1. A proposed action avoids adverse impacts
representative, shall have the power and to regulated wetlands or their buffers or
authority to enforce the provisions of this takes affirmative and appropriate measures
Chapter. For such purposes he/she shall to minimize and compensate for un-
have the power of a law enforcement of- avoidable impacts; and
facer.
2. The proposed activity results in no net
The Department Administrator shall have loss of regulated wetland area, value, or
the power to render interpretations of this function in the drainage basin where the
Chapter and to adopt and enforce rules and wetland is located; or
regulations supplemental to this Chapter as
he/she may deem necessary in order to 3. Denial of a permit would deny all rea-
clarify the application of the provisions of sonable use of the property and a variance
this Code. Such interpretations, rules and process is successfully completed to deter-
regulations shall be in conformity with the mine conditions for permitting of activity
intent and purpose of this Chapter. requested. (See Section 4-32-5H)
J. Violation and Penalties: B. Compensating for Wetlands Impacts: As a
condition of any permit allowing alteration
1. It shall be unlawful for any person, firm of wetlands and/or wetland buffers, or as
an enforcement action pursuant to Section
492
4-32-6 4-32-6
B) 4-32-7B the City shall require that thethe protection and management, of the
applicant engage in the restoration or crea- compensation area to avoid further develop-
tion of wetlands and their buffers (or fund- ment or degradation and to provide for
ing of these activities) in order to offset the long-term persistence of the compensation
impacts resulting from the applicant's or area; and
violator's actions.
d. Provide for project monitoring and
1. Any person who alters regulated wet- allow annual City inspections.
lands shall restore or create equivalent
areas or greater areas of wetlands than C. Wetlands Creation.
those altered in order to compensate for
wetland losses. Enhancement of wetlands is 1. Where feasible, created wetlands shall be
not considered adequate mitigation because a higher category than the altered wetland.
it does not contribute to "no-net-loss" of In no cases shall they be lower.
wetland acreage.
2. Requirements for wetland creation as
2. The applicant shall develop a plan that compensation areas shall be determined
provides for land acquisition, construction, according to the function, acreage, type and
maintenance and monitoring of replacement location of the wetland being replaced.
wetlands that recreate as nearly as possible Compensation requirements should also
the wetland being replaced in terms of consider time factors, the ability of the
acreage, function, geographic location and project to be self sustaining and the pro-
setting, and that are equal to or larger jected success based on similar projects.
than the original wetlands. The overall goal Wetland functions and values shall be cal-
of any compensatory project shall be no net culated using the best professional judg-
loss of wetlands function and acreage and ment of a qualified wetland ecologist using
to strive for a net resource gain in wet- the best available techniques. Multiple or
lands over present conditions. Compen- cooperative compensation projects may be
satory mitigation shall follow an approved proposed for one project in order to best
mitigation plan pursuant to Section 4-32-6D achieve the goal of no net loss.'4109' and shall meet the following minimum must be within the same drainage basin.
performance standards. The applicant shall:
3. Acreage Replacement Ratio. The follow-
s. Demonstrate sufficient scientific ing ratios apply to all Category 1, 2, or 3
expertise, the supervisory capability, and wetlands for creation which is in-kind, on-
the financial resources to carry out the or off-site, timed prior to alteration, and
project; and has a high probability of success. The re-
quired ratio must be based on the wetland
b. Demonstrate the capability for mon- category and type that require replacement.
itoring the site and to make corrections Ratios are determined by the probability of
during this period if the project fails to recreating successfully the wetland and the
meet projected goals; and inability of guarantees of functionality,
longevity, and duplication of type and/or
c. Protect and manage, or provide for functions.
(See following page for table)
'bottom"'
492
4-32-6 4-32-6
C3) Wetland Category Vegetation Type Wetlands Replacement Ratio
Category 1 Forested 6 times the area altered.
(Very High Quality) Scrub-shrub 3 times the area altered.
NNW
Emergent 2 times the area altered.
Category 2 Forested 3 times the area altered.
(High Quality) Scrub-shrub 2 times the area altered.
Emergent 1.5 times the area altered.
Category 3 Forested 1.5 times the area altered.
(Lower Quality) Scrub-shrub 1.5 times the area altered.
Emergent 1.5 times the area altered.
4. The City may increase the ratios under managed by the City, shall review and
the following circumstances: uncertainty as verify the WET (or equivalent) reports.
to the probable success of the proposed Dependent upon the results of the functions
restoration or creation; significant period of and values evaluation, a Category 3 wet-
time between destruction and replication of land may be replaced by assuring that all
wetland functions; projected losses in func- the functions and values are replaced in
tional value; or off-site compensation. These another location, within the same basin.
ratios may also be increased when wetland
replacement is required for remedial ac- D. Wetlands Restoration:
tions resulting from illegal alterations. The
requirement for an increased replacement 1. Any applicant proposing to alter wet-
ratio will be determined through SEPA lands may propose to restore existing dis-
review. turbed wetlands, with priority for on-site
restoration and then, within the drainage
5. The City may decrease the ratios for basin, in order to compensate for wetland
Category 3 emergent wetlands to 1.0 times losses. Restoration activities must include
the area altered provided the applicant has restoring lost hydrologic, water quality and
successfully replaced the wetland prior to biologic functions.
its filling and has shown that the replace-
ment is successfully established for twelve Applicants proposing to restore wetlands
(12) months. shall identify how the restoration plan
conforms to the overall goals and require-
6. If the applicant can aggregate two (2) or ments of the local wetlands protection pro-
more Category 3 wetlands, ranging in size gram and established regional goals of no
from five thousand (5,000) square feet to net loss of wetlands.
ten thousand (10,000) square feet, into one
wetland, the replacement ratio shall be 2. A wetlands restoration compensation pro-
reduced to 1:1. ject shall be approved pursuant to Sections
4-32-6A and 4-32-6B. The following ratio
7. The applicant, at his expense, may select applies to all Categories 1, 2 or 3 wetlands
to use the Wetlands Evaluation Technique for all vegetation types unless otherwise
(WET) (Adamus) or a nationally recognized approved pursuant to Section 4-32-6F and/
equivalent method to establish the func- or Section 4-32-6G for restoration which is
tions and values for the Category 3 wetland in-kind, on- or off-site, timed prior to al-
being replaced in lieu of replacement by teration, and has a high probability of
acreage only. A third party review, funded success. The required ratio is based on the
by the applicant, and hired and wetland category and type that require
restoration:
492
•
4-32-6 4-32-6
Wetland Category Vegetation Type Wetlands Restoration Ratio
Category 1 Forested 6 times the area altered.
(Very High Quality) Scrub-shrub 3 times the area altered.
Emergent 2 times the area altered.
Category 2 Forested 3 times the area altered.
(High Quality) Scrub-shrub 2 times the area altered.
Emergent 1.5 times the area altered.
Category 3 Forested 1.5 times the area altered.
(Lower Quality) Scrub-shrub 1.5 times the area altered.
Emergent 1.5 times the area altered.
E. Compensation for Vegetation Type: In-kind greater than lost wetland functional values;
compensation shall be provided except where or
the applicant can demonstrate to the satisfac-
tion of the Department Administrator that: e. Established regional goals for flood
storage, flood conveyance, habitat or other
1. The wetland system is already signifi- wetland functions have been addressed and
cantly degraded and out-of-kind replacement strongly justify location of compensatory
will result in a wetland with greater func- measures at another site.
tional value;
2. Any off-site compensation approved by
2. Scientific problems such as exotic vegeta- the City shall occur within the same drainage
tion and changes in watershed hydrology basin as the wetland loss occurred. In the
make implementation of in-kind compensa- City, the drainage basins are the Black River
tion impossible or unacceptable;or (includes the Green River Valley), Lower
Cedar River, Lake Washington and May
3. Out-of-kind replacement will best meet Creek.
identified regional goals (e.g., replacement of
historically diminished wetland types). 3. In selecting compensation sites, the City
encourages applicants to pursue siting coni-
F. Compensating for Wetland Location: pensation projects in disturbed sites which
were formerly wetlands, and especially those
1. On-site compensation shall be provided areas which would result in a series of inter-
except where the applicant can demonstrate connected wetlands.
that:
4. Timing: Compensatory projects shall be
a. The hydrology and ecosystem of the substantially completed and approved by the
original wetland and those adjacent land City prior to the issuance of an occupancy
and/or wetlands which benefit from the permit. Construction of compensation
hydrology and ecosystem will not be substan- projects shall be timed to reduce impacts to
tially damaged by the on-site loss;and existing wildlife and flora. The Department
Administrator may elect to require a surety
b. On-site compensation is not feasible device for completion of construction.
due to problems with hydrology, soils, or
other factors;or G. Cooperative Wetlands Basin Planning, Miti-
gation, Banks, or Special Area Management
c. Compensation is not practical due to Plans(SAMP):
potentially adverse impact from surrounding
land uses;or - Mitigation banks are defined as sites
which may be used for restoration, creation
d. Existing functional values at the site of and/or mitigation of wetland alternatives
the proposed restoration are significantly from a different piece of property than the
398
City of Renton
4-32-6 4-32-6
property to be altered within the same drain- approved by the City. The proponent shall
age basin. submit a Final Wetland Mitigation Plan for
the approval of the Development Services
- Special area management programs are Division prior to the issuance of building or
those wetland programs agreed upon through construction permits for the development.
an interjurisdictional planning process The proponent shall receive written approval
involving the U.S. Army Corps of Engineers, of the mitigation plan by the City's Depart-
the Washington State Department of Ecol- ment Administrator prior to commencement
ogy, any affected counties and/ or cities, pri- of any wetland restoration or creation activ-
vate property owners and other parties of ity.Unless the City,in consultation with qual-
interest. The outcome of the process is a ified wetland specialists, determines, based
regional wetlands permit representing a plan on the size and scope of the development pro-
of action for all wetlands within the special posal,the nature of the impacted wetland and
area. the degree of cumulative impacts on the wet-
land from other development proposals, that
1. The City encourages, and will facilitate the scope and specific requirements of the
and approve cooperative projects wherein a mitigation plan may be reduced from what is
single applicant or other organization with listed below,the mitigation plan shall contain
demonstrated capability may undertake a at least the following components:
compensation project under the following cir-
cumstances: 1. Baseline Information: A written assess-
ment and accompanying maps of the impacted
a. Restoration or creation on-site may not wetland including, at a minimum, a wetland
be feasible due to problems with hydrology, delineation by a qualified wetland specialist;
soils, or other factors; or existing wetland acreage; vegetative, faunal
and hydrologic characteristics; soil and sub-
b. Where the cooperative plan is shown to strata conditions; topographic elevations and
better meet established regional goals for compensation site.If the mitigation site is dif-
flood storage, flood conveyance, habitat or ferent from the impacted wetland site, the
other wetland functions. assessment should include at a minimum:
existing acreage; vegetative, faunal and
2. Applicants proposing a cooperative com- hydrologic conditions;relationship within the
pensation project shall: watershed and to existing waterbodies; soil
and substrata conditions; topographic eleva-
a. Submit a joint permit application; tions;existing and proposed adjacent site con-
ditions;buffers;and ownership.
b. Demonstrate compliance with all stan-
dards; 2. Environmental Goals and Objectives: A
written report by a qualified wetland special-
c. Demonstrate that long-term manage- ist shall be provided identifying goals and
ment will be provided;and objectives of the mitigation plan and describ-
ing:
d. Demonstrate agreement for the project
from all affected property owners of record. a. The purposes of the compensation
measures including a description of site selec-
3. Compensation payments received as part tion criteria, identification of compensation
of a mitigation or creation bank must be goals, identification of target evaluation spe-
received prior to the issuance of an occupancy cies and resource functions, dates for begin-
permit. ning and completion, and a complete
description of the structure and functional
H. Mitigation Plans: All wetland restoration, relationships sought in the new wetland. The
compensation, and/or creation projects goals and objectives shall be related to the
required pursuant to this chapter either as a functions and values of the original wetland
permit condition or as the result of an enforce- or, if out-of-kind, the type of wetland to be
ment action shall follow a mitigation plan pre- emulated;and
pared by qualified wetland specialists
398
City of Renton
4-32-6 4-32-6
b. A review of the available literature scaled cross-sectional drawings, topographic
and/or experience to date in restoring or cre- maps showing slope percentage and final
ating the type of wetland proposed shall be grade elevations, and any other drawings
provided.An analysis of the likelihood of suc- appropriate to show construction techniques
cess of the compensation project at duplicat- or anticipated final outcome. The plan shall
ing the original wetland shall be provided provide for elevations which are appropriate
based on the experiences of comparable for the desired habitat type(s)and which pro-
projects, preferably those in the same drain- vide sufficient hydrologic data. The City may
age basins, if any. An analysis of the likeli- request such other information as needed to
hood of persistence of the created or restored determine the adequacy of a mitigation plan.
wetland shall be provided based on such fac-
tors as surface and ground water supply and 5. Monitoring Program: A program outlin-
flow patterns, dynamics of the wetland eco- ing the approach for monitoring construction
system, sediment or pollutant influx and/or and development of the compensation project
erosion, periodic flooding and drought, etc., and for assessing a completed project shall be
presence of invasive flora or fauna, potential provided in the mitigation plan. Monitoring
human or animal disturbance, and previous may include, but is not limited to:
comparable projects,if any.
a. Establishing vegetation plots to track
3. Performance Standards: Specific criteria changes in plant species composition and
shall be provided for evaluating whether or density over time;
not the goals and objectives of the project are
achieved and for beginning remedial action or b. Using photo stations to evaluate vege-
contingency measures. Such criteria may tation community response;
include water quality standards, survival
rates of planted vegetation, species abun- c. Sampling surface and subsurface
dance and diversity targets, habitat diversity waters to determine pollutant loading, and
indices, or other ecological, geological or changes from the natural variability of back-
hydrological criteria. These criteria will be ground conditions (pH, nutrients,heavy met-
evaluated and reported pursuant to subsec- als);
tion H5, Monitoring Program, of this Section.
An assessment of the projects success in d. Measuring base flow rates and storm
achieving the goals and objectives of the miti- water runoff to model and evaluate hydro-
gation plan should be included along with an logic and water quality predictions;
evaluation of the need for remedial action or
contingency measures. e. Measuring sedimentation rates;and
4. Detailed Techniques and Plans: Written f. Sampling fish and wildlife populations
specifications and descriptions of compensa- to determine habitat utilization, species
tion techniques shall be provided including abundance and diversity.
the proposed construction sequence, grading
and excavation details, erosion and sediment A description shall be included outlining how
control features needed for wetland construe- the monitoring data will be evaluated by
tion and long-term survival, a planting plan agencies that are tracking the progress of the
specifying plant species,quantities,locations, compensation project. A monitoring report
size, spacing, and density; source of plant shall be submitted giuzrterly for the first year
materials, propagates, or seeds; water and and annually thereafter, and at a minimum,
nutrient requirements for planting; where should document milestones, successes,prob-
appropriate, measures to protect plants from lems, and contingency actions of the compen-
predation; specification of substrata stockpil- sation project.The compensation project shall
ing techniques and planting instructions; be monitored for a period necessary to estab-
descriptions of water control structures and lish that performance standards have been
water-level maintenance practices needed to met, but not for a period less than five (5)
achieve the necessary hydroperiod character- years.
istics; etc. These written specifications shall
be accompanied by detailed site diagrams,
398
City of Renton
4-32-6 4-32-6
6. Contingency Plan: Identification of poten- ditions of the permit and the requirements of
tial courses of action,and any corrective mea- this Chapter; and
sures to be taken when monitoring or
evaluation indicates project performance b. Upon the posting by the applicant of a
standards are not being met. maintenance surety device.
7. Permit Conditions: Any compensation Until such written release of the surety
project prepared for mitigation pursuant to device, the principal or surety cannot be
this Section and approved by the City shall released.
become part of the application for project
approval. J. Maintenance Surety Device: The City shall
require the holder of a development permit
8. Demonstration of Competence: A demon- issued pursuant to this Chapter to post cash
stration of financial resources, administra- or other security acceptable to the City such
tive, supervisory, and technical competence as letter of credit or irrevocable set-aside let-
and scientific expertise of sufficient standing ter in an amount and with surety and condi-
to successfully execute the compensation tions sufficient to guarantee that structures,
project shall be provided. A compensation improvements, and mitigation required by
project manager shall be named and the qual- the permit or by this Chapter perform satis-
ifications of each team member involved in factorily for a minimum of five(5)years after
preparing the mitigation plan and imple- they have been completed. The City shall
menting and supervising the project shall be release the maintenance surety device upon
provided, including educational background determining that performance standards
and areas of expertise, training and experi- established for evaluating the effectiveness
ence with comparable projects. (Amd. Ord. and success of the structures, improvements,
4703,2-2-98) and/or compensatory mitigation have been
satisfactorily met for the required period. For
I. Surety Devices and Penalties: mitigation projects, the performance stan-
dards shall be those contained in the miti-
1. Performance Surety Device: The City
shall require the applicant of a wetlands per-
mit proposal to post a performance surety vr `
device acceptable to the City such as a letter
of credit,irrevocable set-aside letter of cash in
an amount equivalent to one and one-half(1-
1/2) times the estimated cost of the perfor-
mance and with surety and conditions suffi-
cient to fulfill the requirements of Section 4-
32-6B and, in addition, to secure compliance
with other conditions and limitations set forth
in the permit. The amount and the conditions
of the surety device shall be consistent with
the purposes of this Chapter. The amount of
the security can be modified to reflect more
current data particularly a signed contract.In
the event of a breach of any condition of any
permit protected by a surety device, the City
may institute an action in a court of compe-
tent jurisdiction upon such surety device and
prosecute the same to judgment and execu-
tion. The City shall release the surety device
upon determining that:
a. All activities, including any required
compensatory mitigation, have been com-
pleted in compliance with the terms and con-
398
City of Renton
•
4-32-6 4-32-7
J) gation plan developed pursuant to Section by wetlands. Development of the trans-
4-32-6B and approved during the permit ferred density shall be confined to buildable
review process. The maintenance surety areas of the site, and shall not intrude on
device applicable to a compensation project other sensitive areas such as landslide, ero-
shall not be released until the Department sion, coal mine areas or their buffers.
Administrator determines that performance
standards established for evaluating the B. Wetlands Management Tracts:
effect and success of the project have been
met. 1. As a condition of any approval issued
pursuant to this Chapter for any proposed
K. Suspension or Revocation of Permits: In plat, the property owner shall be required
addition to other penalties provided for to create a separate wetland management
elsewhere, the City may suspend or revoke tract or tracts containing the areas deter-
a permit if it finds that the applicant or mined to be wetland and/or wetland buffer
permittee has not complied with any or all in field investigations performed pursuant
of the conditions or limitations set forth in to Section 4-32-3. Wetland management
the permit, has exceeded the scope of work tracts are legally created tracts containing
set forth in the permit, or has failed to wetlands and their buffers that shall re-
undertake the project in the manner set main undeveloped. Wetland management
forth in the approved application. tracts are an integral part of the lot in
which they are created, are not intended
for separate sale, lease or transfer, and
4-32-7: DENSITIES AND SEPARATE shall be included in the area of the parent
TRACTS: lot for purposes of subdivision method and
minimum lot size.
A. Limited Density Credit Transfer: For devel-
opment proposals on lands containing wet- 2. Protection of Wetland Management
land buffers, the City shall allow density Tracts: The City shall require, as a condi-
credits for buffer areas to provide incen- tion of any permit issued pursuant to this
tives for the preservation of wetlands and Chapter for any proposed plat, that the
1 wetland buffers, flexibility in design, and wetland management tract(s) created pur-
" re consistent treatment of different types of suant to this Section be protected by one of
development proposals. Up to one hundred the following methods:
percent (100%) of the density credit will be
allowed for the buffer areas if: a. The permit holder shall convey an
irrevocable offer to dedicate to the City or
1. The project meets the applicable waste other public or nonprofit entity specified by
disposal requirements; the City, an easement for the protection of
the wetland and/or its buffer; or
2. The project is compatible with surround-
ing development; and b. The permit holder shall-establish
and record a permanent and irrevocable
3. The project meets all requirements of deed restriction on the property title of all
the Site Plan Review Ordinance (City Code lots containing a wetland management tract
Section 4-31-33). or tracts created as a condition of this
permit. Such deed restriction(s) shall prohi-
The density credit can only be transferred bit the development, alteration, or distur-
within the development proposal site. To bance of vegetation and wetland within the
the extent that application of the formula wetland management tract except for pur-
may result in substandard lot sizes, such poses of habitat enhancement as part of an
lots may be allowed if meeting applicable enhancement project which has received
codes. The City shall not allow credit for prior written approval from the City, and
density for the portions of the site occupied from any other agency with jurisdiction
over such activity.
Nape 492
4-32-7 4-32-9
B) 3. Marking During Construction: The loca- quire as a permit condition that such fenc-
tion of the outer extent of the wetland ing be provided if, subsequent to approval
buffer and areas not to be disturbed pur- of the development proposal, domestic graz-
Nilliiille
suant to an approved permit shall be ing animals are in fact introduced.
marked with barriers easily visible in the
field to prevent unnecessary disturbance by
individuals and equipment during the de- 4-32-8: NONCONFORMING ACTIVITIES:
velopment or construction of the approved
activity. A. A legally nonconforming, regulated activity
or structure that was in existence or ap-
4. Responsibility for maintaining the wet- proved or has obtained a draft environ-
land management tracts shall be held by a mental impact statement and actively pur-
homeowners association, adjacent lot own- sues development prior to the passage of
ers, the permit applicant or designee, or this Chapter and to which significant econ-
other appropriate entity, as approved by omic resources have been committed pur-
the City. suant to such approval but which is not in
conformity with the provisions of this
5. The following note shall appear on the Chapter may be continued provided that:
face of all plats, short plats, PUDs, or
other approved site plans containing sepa- 1. No such legal nonconforming activity or
rate wetland management tracts, and shall structure shall be expanded, changed, en-
be recorded on the title of record for all larged or altered in any way that infringes
affected lots: further on the wetlands that increases the
extent of its nonconformity with this Chap-
NOTE: All owners of lots created by or ter without a permit issued pursuant to the
benefitting from this City action abutting a provisions of this Chapter;
wetland management tract are responsible
for maintenance and protection of the 2. Except for cases of on-going agricultural
tracts. Maintenance includes insuring that uses, if a nonconforming activity is discon-
no alterations occur within the tract and tinued for up to five (5) years, any resump-
that all vegetation remains undisturbed tion of the activity shall conform to this
unless the express written authorization of Chapter;
the City has been received.
3. Except for cases of on-going agricultural
6. The common boundary between a wet- use, if a nonconforming use or activity or
land management tract and the adjacent structure is destroyed by human activities
land must be permanently identified. This or an act of God, it shall not be resumed or
identification shall include permanent wood reconstructed except in conformity with the
or metal signs on treated or metal posts. provisions of this Chapter;
Suggested wording is as follows:
4. Activities or adjuncts thereof that are or
Protection of this natural area is in your become nuisances shall not be entitled to
care. Alteration or disturbance is prohibited continue as nonconforming activities.
by law. Please call the City of Renton for
more information. (Tel. No. 235-2552)
4-32-9: TEMPORARY EMERGENCY PER-
Sign locations and size specifications shall MIT PROCEDURE:
be approved by the City. The City shall
require permanent fencing of the wetland A. Temporary Emergency Permit Review Cri-
management tract or tracts when there is a teria: Notwithstanding the provisions of
substantial likelihood of the presence of this Chapter or any other City laws to the
domestic grazing animals within the devel- contrary, the Department Administrator
opment proposal. The City shall also re- may issue a temporary emergency wetlands
NIid
492
4-32-9 4-32-13
A) permit if the action meets requirements of minated at any time without process upon
Section 4-32-4C and if: a determination by the Department Admin-
istrator that the action was not or is no
1. The Department Administrator deter- longer necessary to protect human health
mines that an unacceptable threat to life or or the environment.
severe loss or property will occur if an
emergency permit is not granted; and 6. Temporary permits shall be used only in
extreme cases and not to justify poor
2. The anticipated threat or loss may occur planning by an agency or applicant.
before a permit can be issued or modified
under the procedures otherwise required by
this Chapter and other applicable laws. 4-32-10: JUDICIAL REVIEW: Any decision or
order issued by the City pursuant to
B. Temporary Emergency Permit Process: Any this Chapter may be judicially reviewed provided
emergency permit granted shall incorporate, that available administrative appeals pursuant
to the greatest extent practicable and feas- to Section 4-32-5C, have been exhausted; and
ible but not inconsistent with the emergen- such review is commenced by writ of review
cy situation, the standards and criteria within thirty (30) working days after the Hear-
required for nonemergency activities under ing Examiner decision on appeal.
this Chapter and shall:
1. Be limited in duration to the time re- 4-32-11: AMENDMENTS: These regulations
quired to complete the authorized emergen- and the Renton Wetlands Inventory
cy activity, provided that no emergency may from time to time be amended in accor-
permit be granted for a period exceeding dance with the procedures and requirements in
ninety (90) days except as specified in Sec- the general statutes and as new information
tion 4-32-9B5. concerning wetland location, soils, hydrology,
flooding, or wetland plants and wildlife become
2. Require, within this ninety (90) day available.
period, the restoration of any wetland al-
tered as a result of the emergency activity,
except that if more than ninety (90) days 4-32-12: SEVERABILITY: If any clause, sen-
from the issuance of the emergency permit tence, paragraph, section or part of
is required to complete restoration, the this Chapter or the application thereof to any
emergency permit may be extended to corn- person or circumstances shall be adjudged by
plete this restoration. any court of competent jurisdiction to be invalid,
such order or judgment shall be confined in its
3. Issuance of an emergency permit by the operation to the controversy in which it was
City does not preclude the necessity to rendered and shall not affect or invalidate the
obtain necessary approvals from ap- remainder or any part thereof to any other per-
propriate Federal and State authorities. son or circumstances and to this end the provi-
sions of each clause, sentence, paragraph, sec-
4. Notice of the issuance of the emergency tion or part of this law are hereby declared to
permit and request for public comments be severable.
shall be published at least once a week on
the same day of the week for two (2) con-
secutive weeks in a newspaper having a 4-32-13: ASSESSMENT RELIEF: The King
general circulation in the City no later County Assessor should consider wet-
than ten (10) days after the issuance of the land regulations in determining the fair market
emergency permit. If significant comments value of land. Any owner of an undeveloped
are received, the City may reconsider the wetland who has dedicated an easement or en-
permit. tered into a perpetual conservation restriction
with the City or a nonprofit organization to per-
5. The emergency permit may be ter- manently control some or all regulated activities
Niatte
492
4-32-13
4-32-15
in the wetland should have that portion of land and to the chemical, physical and biological
assessed consistent with those restrictions. Such characteristics of wetlands; and
landowner should also be exempted from all
special City assessments on the controlled wet- C. Includes allowing proper use and storage of
land to defray the cost of Municipal improve- fertilizers/pesticides.
ments such as sanitary sewers, storm sewers, COMPENSATION PROJECT: Actions necessary
water mains and streets.
to replace project-induced wetland and wetland
buffer losses, including land acquisition, plan-
4-32-14: VIOLATIONS DECLARED NUI- Hing, construction plans, monitoring and contin-
SANCE: Any violation of the provi- gency actions.
sions of this Chapter shall be, and the same is,
declared to be unlawful and a public nuisance COMPENSATORY MITIGATION: Replacing
and the City Attorney may, in addition to or in project-induced wetland losses or impacts, and
lieu of prosecuting a criminal action hereunder, includes, but is not limited to wetlands restora-
commence an action or actions, for the abate- tion and creation.
ment, removal, and enjoinment thereof, in the
manner provided by law; and shall take such CREATION: Actions performed to intentionally
other steps and shall apply to such court or establish a wetland at a site where it did not
courts as may have jurisdiction to grant such formerly exist.
reliefs as will abate or remove such violation
and restrain and enjoin any person, entity, busi- CONSERVANCY: A Shorelines Master Program
ness, corporation or partnership from continuing land use designation identifying an area to be
or maintaining such violations contrary to the managed to essentially its natural state while
provisions of this Chapter. providing for a moderate to low intensity of land
uses surrounding the area.
4-32-15: DEFINITIONS: For the purposes of LIMITED DENSITY CREDIT TRANSFER: A
this Chapter, the following definitions transfer of allowable density from one portion of
shall apply: the site to another. The density credit is a per-
centage number which represents a credit for ,fir
ALLOWED ACTIVITIES: Those activities regu- housing units which are not allowed to be built
lated by this Chapter and allowed in wetlands in wetland buffer areas. The density credit is
or their buffers or adjacent land. used in a formula found in Section 4-32-7 for
determining the number of residential units
APPLICANT: A person who files an application allowed on the buildable portion of a lot contain-
of permit under this Chapter and who is either ing wetlands or their buffers.
the owner of the land on which that proposed
activity would be located, a contract vendee, a DEVELOPABLE AREA: Land area outside of
lessee of the land, the person who would actual- delineated wetlands and wetland buffers that is
ly control and direct the proposed activity, or otherwise developable, taking into consideration
the authorized agent of such a person. steep slopes, unstable soil, etc.
BEST MANAGEMENT PRACTICES: Conserva- DEPARTMENT: The Planning/Building/Public
tion practices or systems of practices and man- Works Department.
agement measures that:
DEPARTMENT ADMINISTRATOR: The duly
A. Control soil loss and reduce water quality appointed head of the Planning/ Building/Public
degradation caused by nutrients, animal Works Department.
waste, toxins and sediment;
DISTURBED: Wetlands meeting the following
B. Minimize adverse impacts to surface water criteria:
and groundwater flow, circulation patterns,
492
4-32-15 4-32-15
Disturbed (cont.): areas. Activities which bring an area into agri-
cultural use are not part of an ongoing opera-
A. Are characterized by hydrologic isolation, tion. An operation ceases to be ongoing when
++ r hydrologic alterations such as diking, chan- the area on which it is conducted is converted to
nelization, and/or outlet modification; and a nonagricultural use or has lain idle for more
than five (5) years, unless the idle land is regis-
B. Have severe soils alterations such as the tered in a Federal or State soils conservation
presence of large amounts of fill, soil re- program, or unless the activity is maintenance _
moval, and/or compaction of soils. of irrigation ditches, laterals, canals, or drainage
ditches related to an existing and ongoing agri-
DOE: The Washington State Department of cultural activity. Forest practices are not in-
Ecology. cluded in this definition.
EMERGENCIES: Actions that must be under- FORESTED WETLAND: A vegetation community
taken immediately or within a time frame too with at least twenty percent (20%) of the surface
short to allow full compliance with this Chapter, area covered by woody vegetation (trees) greater
to avoid an immediate threat to public health or than twenty feet (20') in height.
safety, to prevent an imminent danger to public
or private property, or to prevent an imminent FEDERAL MANUAL FOR IDENTIFYING AND
threat of serious environmental degradation. DELINEATING JURISDICTIONAL WETLANDS:
The manual prepared by the Federal Interagency
EMERGENT WETLAND: A regulated wetland Committee for Wetland Delineation in 1989.
with at least thirty percent (30%) of the surface
area covered by erect, rooted, herbaceous vegeta- HIGH INTENSITY DEVELOPMENT: Land uses
tion as the uppermost vegetative strata. with higher impacts from density or uses (i.e.
multi-family, industrial, commercial uses).
ENHANCEMENT: Actions performed to improve
the functioning of an existing wetland but which IN-KIND COMPENSATION: To replace wetlands
do not increase the area of a wetland. Enhance- with substitute wetlands whose characteristics
ment is not considered an acceptable form of closely approximate those destroyed or degraded
' mitigation because it contributes to no-net-loss by a regulated activity.
'Ore of wetland acreage.
ISOLATED WETLANDS: Those regulated wet-
ESSENTIAL HABITAT: Habitat necessary for lands which:
the survival of Federally listed threatened, en-
dangered, and sensitive species and State listed A. Are outside of and not contiguous to any
priority species. 100-year floodplain of a lake, river, or
stream; and
EXOTIC: Any species of plants or animals that
are not indigenous to the planning area. B. Have no contiguous hydric soil or hydro-
phytic vegetation between the wetland and
EXISTING AND ONGOING AGRICULTURE: any surface water.
Includes those activities conducted on lands
defined in RCW 84.34.020(2), and those ac- LOW INTENSITY DEVELOPMENT: Land uses
tivities involved in the production of crops or which have fewer impacts from density or uses
livestock; for example, the operation and main- (i.e. large lot single-family, natural open space
tenance of farm and stock ponds or drainage areas).
ditches, operation and maintenance of ditches,
irrigation systems including irrigation laterals, LOW VALUE WETLANDS: Category 3 wetlands.
canals, or irrigation drainage ditches, changes
between agricultural activities, and normal MITIGATION: Includes avoiding, minimizing or
maintenance, repair, or operation of existing compensating for adverse wetland impacts. Miti-
serviceable structures, facilities, or improved gation, in the following order of preference is:
' 492
4-32-15 4-32-15
Mitigation (cont.): ON-SITE COMPENSATION: To replace wetlands
at or adjacent to the site on which a wetland
A. Avoiding the impact altogether by not tak- has been impacted by a regulated activity.
ing a certain action or parts of an action; *401019
OUT-OF-KIND COMPENSATION: To replace
B. Minimizing impacts by limiting the degree wetlands with substitute wetlands whose charac-
or magnitude of the action and its im- teristics do not closely approximate those des-
plementation, by using appropriate tech- troyed or degraded by a regulated activity. It
nology, or by taking affirmative steps to does not refer to replacement 'but-of-category%
avoid or reduce impacts;
PASSIVE RECREATION: Nonorganized, low
C. Rectifying the impact by repairing, reha- impact use such as hiking, walking, picnicking.
bilitating or restoring the affected environ- It does not include organized sport activities
ment; such as baseball, soccer, etc.
D. Reducing or eliminating the impact over PLANT ASSOCIATIONS OF INFREQUENT
time by preservation and maintenance OCCURRENCE: One or more plant species in a
operations during the life of the action; landform type which, because of the rarity of
the habitat or the species involved, or both, or
E. Compensating for the impact by restoring, for other botanical or environmental reasons, do
or providing substitute resources or en- not often occur in King County.
vironments;
PRACTICABLE ALTERNATIVE: An alternative
F. Monitoring the impact and the compen- that is available and capable of being carried
sation project and taking appropriate cor- out after taking into consideration cost, existing
rective measures. Mitigation for individual technology, and logistics in light of overall pro-
actions may include a combination of the ject purposes, and having less impacts to regu-
above measures. lated wetlands. It may include an area not
owned by the applicant which could reasonably
MITIGATION BANK: See definition in Section have been or be obtained, utilized, expanded, or
4-32-6G. managed in order to fulfill the basic purpose of
the proposed activity. ''
NATIVE VEGETATION: Plant species which are
indigenous to the area in question and could PROPONENT: See "Applicant".
reasonably be expected to have occurred on site.
REASONABLE USE: A legal concept that has
NATURAL: A Shorelines Master Program land been articulated by Federal and State courts in
use designation identifying an area as unique regulatory takings issues.
and fragile. It is intended to provide areas of
wildlife sanctuary and habitat preservation. REPAIR OR MAINTENANCE: An activity that
restores the character, scope, size, or design of a
NEWLY EMERGING WETLANDS: Are: serviceable area, structure, or land use to its
previously existing, authorized and undamaged
A. Wetlands occurring on top of fill materials; condition. Activities that change the character,
and size, or scope of a project beyond the original
design and drain, dredge, fill, flood, or otherwise
B. Characterized by emergent vegetation, low alter additional regulated wetlands are not in-
plant species richness and used minimally eluded in this definition.
by wildlife. These wetlands are generally
found in the Black River Drainage Basin. REGULATED ACTIVITY: All existing and pro-
posed activities located within a regulated wet-
OFF-SITE COMPENSATION: To replace wet- land or regulated buffer area.
lands away from the site on which a wetland
has been impacted by a regulated activity. REGULATED WETLAND: See Section 4-32-3C
and 4-32-3E.
492
•
4-32-15 4-32-15
RESTORATION: Actions performed to reestab- presently subjected to extremely intensive land
lish wetland functional characteristics and pro- use pressures, as well as areas planned to ac-
cesses which have been lost by alterations, ac- commodate future intensive urban expansion.
tivities, or catastrophic events within an area
which no longer meets the definition of a wet- UTILITIES: All lines and facilities related to the
land. provision, distribution, collection, transmission
or disposal of water, storm and sanitary sewage,
SCRUB-SHRUB WETLAND: A regulated wet- oil, gas, power, information, telecommunication
land with at least thirty percent (30%) of its and telephone cable, and includes facilities for
surface area covered by woody vegetation less the generation of electricity.
than twenty feet (20') in height at the upper-
most strata. VEGETATION TYPES: Descriptive classes of the
wetlands taxonomic classification system of the
SERVICEABLE: Presently useable. United States Fish and Wildlife Service Clas-
sification of Wetlands and Deepwater Habitats of
SIGNIFICANT #2 RATING: A rating assigned to the U.S. FWS/OBS - 79/31. (Cowardin, et al.,
wetlands in King County that are greater than 1979).
one acre in size; equal to or less than one acre
in size and having three (3) or more vegetation WETLAND: For the purposes of inventory, in-
classes; equal to or less than one acre in size centives, and nonregulatory programs, those
and having a forested vegetation class; or the lands transitional between terrestrial and aqua-
presence of heron rookeries or raptor nesting tic systems where the water table is usually at
trees. or near the surface or the land is covered by
shallow water. For the purposes of regulation,
SMP: City of Renton's Shoreline Master Pro- wetlands are defined by the Federal Manual for
gram. the Regulation and Delineation of Jurisdictional
Wetlands pursuant to this Chapter, Section
SPECIAL AREA MANAGEMENT PROGRAM 4-32-3C. Wetlands created or restored as part of
(SAMP): See Section 4-32-6G. a mitigation project are regulated wetlands.
Wetlands intentionally created for purposes
UNAVOIDABLE AND NECESSARY IMPACTS: other than wetland mitigation, including, but
IIwe Impacts to regulated wetlands that remain after not limited to, stormwater management, was-
a person proposing to alter regulated wetlands tewater treatment or landscape amenities.
has demonstrated that no practicable alternative Drainage ditches are not considered regulated
exists for the proposed project. wetlands.
UNIQUE/OUTSTANDING #1 RATING: A rating WETLAND BUFFERS or WETLAND BUFFER
assigned to wetlands in King County which have ZONES: Areas that surround and protect a wet-
species that are listed as endangered or threat- land from adverse impacts to its functions and
ened, or the presence of critical or outstanding values.
habitat for those species; wetlands having forty
to sixty percent (40% - 60%) permanent open WETLAND CATEGORY: A classification system
water in dispersed patches with two (2) or more used for the purpose of regulating wetlands in
vegetation classes; wetlands equal to or greater the City. The criteria for determining a wet-
than ten (10) acres in size and having three (3) land's category are listed in Section 4-32-3D of
or more wetland classes, one of which is open this Chapter.
water; or the presence of plant associations of
infrequent occurrence. WETLAND EDGE: The boundary of a wetland
as delineated using the Federal Manual for the
URBAN: A Shorelines Master Program land use Regulation and Delineation of Jurisdictional
designation identifying an area for high inten- Wetlands pursuant to this Chapter, Section
sity land uses. It is suitable for those areas 4-32-3C.
*shoo 492
4-32-16 4-32-17
4-32-16: EFFECTIVE DATE: This Chapter
will not apply to any project that has
reached the threshold environment determina-
tion
state (DNS, MDNS) or the preliminary draft
environmental impact statement (PDEIS) stage
as of the effective date of this Chapter.
4-32-17: SEPA RELATIONSHIP: Wetlands as
mapped and identified in the City
Critical Areas Inventory of Wetlands are desig-
nated as environmentally sensitive areas pur-
suant to the State Environmental Policy Act,
WAC 197-11-908, and Title IV, Chapter 6, of the
Renton Municipal Code. The following SEPA
categorical exemptions shall not apply to wet-
lands: WAC 197-11-800: 1, 2, 3, 4, 6, 8, 25.
(Ord. 4346, 3-9-92)
v
492
4-33-1 4-33-4
CHAPTER 33
CIVIL PENALTIES
SECTION: designee may inspect properties as necessary to
determine whether permittees have complied
4-33-1: Purpose with conditions of the respective permits and,
4-33-2: Definitions whenever there is reasonable cause to believe
4-33-3: Authority to Inspect that a permittee is in violation of the provisions
4-33-4: Violation as set forth in this Chapter, may enter upon
4-33-5: Costs and Monetary Penalties such premises at all reasonable times to inspect
4-33-6: Continued Duty to Correct Violation the same or to perform any other duty allowed
4-33-7: Appeal to Superior Court the Code Enforcement Officer by this Code. The
4-33-8: Accrual of Penalty Code Enforcement Officer shall present proper
credentials to the owner or other person in
charge of the premises before demanding entry.
If such entry is refused or if the owner or ten-
4-33-1: PURPOSE: The purpose of this Chap- ant or person in charge of the premises cannot
ter is to establish an efficient system be located, the Code Enforcement Officer or
to enforce the Code and ordinances of the City his/her designee shall have recourse to every
to establish monetary penalties for violations, remedy provided by law to secure entry, includ-
and to provide for a prompt hearing and ing, but not limited to, application for a search
decision on alleged violations. warrant.
4-33-2: DEFINITIONS: In this Chapter, un- 4-33-4: VIOLATION: A failure to comply with
less a different meaning is plainly the requirements of the following
required, the following definitions sections shall be considered a viola-
shall apply: tion:
APPLICABLE DEPARTMENT DIRECTOR: The RCC Title IV, Chapter 4;
director of the department empowered to enforce RCC Title IV, Chapter 5;
a City Code or ordinance, or his/her designated RCC Title IV, Chapter 9;
representative. RCC Title IV, Chapter 10;
RCC Title IV, Chapter 14;
CIVIL VIOLATION: A noncriminal violation of a RCC Title IV, Chapter 15;
provision of a City Code or ordinance. RCC Title IV, Chapter 19;
RCC Title IV, Chapter 20;
CODE ENFORCEMENT OFFICER: Any employ- RCC Title IV, Chapter 21;
ee(s) appointed by the applicable department RCC Title IV, Chapter 22;
director to inspect for Code violations and issue RCC Title IV, Chapter 24;
violation notices. RCC Title IV, Chapter 26;
RCC Title IV, Chapter 27;
PERSON: Any person, firm, partnership, associa- RCC Title IV, Chapter 28;
tion, corporation, company or organization of any RCC Title IV, Chapter 29;
kind, who is either the property owner, is in RCC Title IV, Chapter 31, except as other-
control of the property in any fashion, or is wise identified in Section 4-31-37 therein;
causing, allowing, or participating in the prohi- RCC Title V, Chapter 5;
bited activity. RCC Title VI, Chapter 1, Section 6-1-2;
RCC Title VI, Chapter 14, Sections 6-14-17,
6-14-18, 6-14-19 and 6-14-20;
4-33-3: AUTHORITY TO INSPECT: The RCC Title VIII, Chapter 1;
Code Enforcement Officer or his/her RCC Title IX, Chapter 10;
692
City of Renton
4-33-4 4-33-8
RCC Title IX, Chapter 13; and penalty by use of appropriate legal remedies.
RCC Title IX, Chapter 15. Seeking legal redress by the City shall neither
stay nor terminate the accrual of additional per
Any person who commits a violation, as iden- diem monetary penalties so long as the violation
tified in this Section, shall be guilty of a civil continues. (Ord. 4351, 5-4-92)
infraction on the first offense.
Any person who commits a violation, as iden-
tified in this Section, within one year of a "com-
mitted finding for" the same prior offense, shall
be guilty of a misdemeanor.
4-33-5: COSTS AND MONETARY PENAL-
TIES:
A. The Renton Municipal Court may impose
costs in addition to the penalties set out
below.
B. The amount of the monetary penalty per
day or portion thereof for each violation
shall be as follows:
1. First three (3) days of violation, up to
one hundred dollars ($100.00) per day.
2. Second three (3) days of violation, up to
two hundred dollars ($200.00) per day.
3. Third three (3) days of violation, up to
three hundred dollars ($300.00) per day.
4. Each additional day of violation, up to
five hundred dollars ($500.00) per day.
4-33-6: CONTINUED DUTY TO CORRECT
VIOLATION: Payment of a monetary
penalty pursuant to this Chapter does not re-
lieve a person of the duty to correct the viola-
tion as ordered by the applicable department
director.
4-33-7: APPEAL TO SUPERIOR COURT:
Any appeal of the decision of the Renton Munici-
pal Court shall be governed by the Rules for
Appeal of Decisions of Courts of Limited Juris-
diction (RALJ).
4-33-8: ACCRUAL OF PENALTY: The City
is authorized to collect the monetary
692
City of Renton
4-34-1 4-34-3
CHAPTER 34
Nose
STREET IMPROVEMENTS
SECTION: ADMINISTRATOR: The Administrator of the
Planning/Building/Public Works Department of
4-34- 1: Title the City, or any successor office with responsibili-
4-34- 2: Purpose ty for management of the public properties within
4-34- 3: Definitions the City of Renton, or his/her designee.
4-34- 4: Administering And Enforcing Authority
4-34- 5: Design Standards ALLEY: A public right of way not designed for
4-34- 6: Street Improvement Requirements, general travel and primarily used as means of
Applicability And Exemptions vehicular and pedestrian access to the rear of
4-34- 7: Plan Drafting And Surveying Standards abutting properties.
4-34- 8: Review And Approval Of Plans
4-34- 9: Inspection, Fees And Permits AREA CLASSIFICATION: The area classifications
4-34-10: Bond And Liability Insurance Required "commercial", "industrial", and "residential" shall
4-34-11: Alternates And Modifications mean the following:
4-34-12: Deferrals
4-34-13: Waivers Commercial: That portion of the City with
• 4-34-14: Appeals designated land uses characterized by com-
4-34-15: Violations And Penalties mercial office activities, services and retail
4-34-16: Severability sales. Ordinarily these areas have large
numbers of pedestrians and a heavy demand
for parking space during periods of peak
traffic or a sustained high pedestrian volume
4-34-1: TITLE: This Chapter shall be hereinaf- and a continuously heavy demand for
ter known as the RENTON STREET off-street parking space during business
IMPROVEMENT ORDINANCE. (Ord. 4521, hours. This definition applies to densely
6-5-95) developed business areas outside of, as well
as those that are within, the central part of
the City.
4-34-2: PURPOSE: It is the purpose of this
Chapter to establish design standards Industrial: That portion of the City with
and development requirements for street improve- designated land uses characterized by pro-
ments to ensure reasonable and safe access to duction, manufacturing, distribution or fabri-
developed properties. These improvements include cation activities. Ordinarily these areas have
sidewalks, curbs, gutters, street paving, few pedestrians and a low parking turnover,
monumentation, signage and lighting. (Ord. 4521, but there is a large amount of truck and
6-5-95) trailer traffic. Those portions of the City with
the following zoning designations are consid-
ered for purposes of this Chapter as industri-
4-34-3: DEFINITIONS: Unless the context al: light industrial, medium industrial and
specifically indicates otherwise, the heavy industrial.
meaning of terms used in this Section shall be as
follows: Residential: A residential development or a
mixture of residential and commercial estab-
ACCESS EASEMENT: An easement created for lishments characterized by few pedestrians
the purpose of providing vehicular or pedestrian and a low parking demand for turnover at
access to a property. night. This definition includes areas with
NOW
995
City of Renton
4-34-3 4-34-5
single-family homes, townhouses and apart- are binding upon subsequent owners of the prop-
ments. erty.
116110
COMBINED PUBLIC DETENTION: A storm wa- SIDEWALK: A concrete walkway separated from
ter detention system designed to accommodate the roadway by a curb, planting strip or roadway
runoff from both public streets and private proper- shoulder.
ty.
STREET:
CURB: A vertical curb and gutter section con-
structed from concrete. Arterial: Streets intended for higher traffic
volumes and speeds as designated by the
DEPARTMENT: The Planning/Building/Public Department.
Works Department of the City of Renton.
Collector: A street providing access with
DOWNTOWN CORE AREA: That area bounded by higher traffic volumes than a typical access
the center lines of Smithers Avenue South from street. Collector streets are designated by
South Fourth Place to South Third Avenue and the Department.
Logan Avenue South from South Third Street to
the Cedar River, bounded on the north by Cedar Commercial Access: A nonarterial street
River, east to Mill Avenue South, south to South providing access to commercial land uses.
Fourth Street and west to Smithers Avenue
South. Industrial Access: A nonarterial street pro-
viding access to industrial land uses.
HILLSIDE SUBDIVISION: A subdivision in which
the average slope is twenty percent (20%) or in Residential Access: A nonarterial street pro-
which any street in the subdivision has grades viding access to residential land uses, and
greater than fifteen percent(15%) at any point. not designated as a collector street by the
Department.
NO-PROTEST AGREEMENT: A restrictive cove-
nant signed by the property owner signifying con- UNIFORMITY RATIO: The ratio of the average
sent to the future formation of a local improve- horizontal illumination to the minimum point
ment district by the City of Renton or by property horizontal illumination at the pavement surface.
owners for constructing and paying for street (Ord. 4521, 6-5-95)
improvements.
PAVED: Surfaced with a hard, smooth surface, 4-34-4: ADMINISTERING AND ENFORC-
usually consisting of concrete or asphalt underlain ING AUTHORITY: The Administrator
by a subgrade of crushed rock, of the Planning/Building/Public Works Depart-
ment and/or his/her designated representatives
PAVEMENT WIDTH: Width of paved driving and are responsible for the general administration and
parking surface, including gutters, as measured coordination of this Chapter. (Ord. 4521, 6-5-95)
from face of curb to face of curb, or from edge of
pavement where there are no curbs.
4-34-5: DESIGN STANDARDS:
PEDESTRIAN WALKWAY: A surfaced walkway,
separate from the traveled portion of the roadway, A. Guidelines: The minimum design standards
usually of crushed rock or asphalt, and following for streets are listed in the following Table
the existing ground surface. A. These standards will be used as guidelines
for determining specific street improvement
RESTRICTIVE COVENANT: A restriction on the requirements for development projects, in-
use of land set forth in a formal binding agree- eluding short plats and subdivisions.
ment. Restrictive covenants run with the land and
995
City of Renton
4-34-5 4-34-5
TABLE A
MINIMUM DESIGN STANDARDS FOR RESIDENTIAL ACCESS STREETS
Right-of-Way Width Pavement Sidewalks Other
50 ft. 32 ft. paved Parking 6 ft. sidewalk adjacent Combined public
both sides to curb both sides detention Street
lighting
MINIMUM DESIGN STANDARDS FOR COLLECTOR STREETS
Right-of-Way Width Pavement Sidewalks Other
60 ft. 36 ft. paved Parking 5 ft. sidewalks and 5 Combined public
both sides ft. planting strip on detention Street
both sides lighting
MINIMUM DESIGN STANDARDS FOR COMMERCIAL ACCESS STREETS
Right-of-Way Width Pavement Sidewalks Other
60 ft. 40 ft. paved 5 ft. sidewalks located Combined public
on the property line detention Street
lighting
fir'
MINIMUM DESIGN STANDARDS FOR INDUSTRIAL ACCESS STREETS
Right-of-Way Width Pavement Sidewalks Other
66 ft. 44 ft. paved 5 ft. sidewalks and 5 Combined public
ft. planting strip on detention Street
both sides lighting
B. Arterial Streets: Arterial street rights of way 1. Minimum Clearance: New sidewalks must
shall be sixty feet (60') to one hundred fifty provide a minimum of four feet (4') of hori-
feet(150') in width as may be required by the zontal clearance from all vertical obstruc-
Administrator or his/her designee. The de- tions. Sidewalk widths listed in Table A
sign standards for arterial streets will be include curb width for those sidewalks con-
established on a case by case basis by the structed adjacent to the curb.
Administrator or his/her designee in accor-
dance with the major arterials and streets 2. Downtown Core Area: Greater sidewalk
plan. widths may be required in the Downtown
Core Area as part of site plan review for
C. Sidewalk Widths: specific projects. The Administrator may
require that sidewalks be extended from
995
City of Renton
•
4-34-5 4-34-5
property line to the curb with provisions maximum grade for the private street shall
made for street trees and other landscaping not exceed fifteen percent (15%), except for
requirements, street lighting, and fire hy- within approved hillside subdivisions.
drants.
E. Shared Driveway: A shared private driveway
D. Private Streets: Private streets are allowed may be permitted for access to two (2) lots.
for access to six (6) or less lots, with no more The private access easement shall be a mini-
than four (4) of the lots not abutting a public mum of twenty foot (20') in width, with a
right of way. Private streets will only be minimum of a twelve foot (12') paved drive-
permitted if the proposed private street is way.
not anticipated by the Department to be
necessary for existing or future traffic and/or F. Pavement Thickness: New pavement must
pedestrian circulation through the subdivi- asphalt with a minimum thickness of four
sion or to serve adjacent property. Such pri- inches (4") of asphalt over six inches (6") of
vate streets shall consist of a minimum of a crushed rock. Pavement thickness for new
twenty six foot (26') easement with a twenty arterial or collector streets or widening of
foot (20') pavement width. The private street arterials or collector streets must be ap-
shall not exceed five hundred feet (500') in proved by the Department. Pavement thick-
length, and shall provide a turnaround meet- ness design shall be based on standard engi-
ing the minimum requirements of this Chap- neering design methods. For the purposes of
ter. Appurtenant traffic control devices in- asphalt pavement design, the procedures
eluding installation of traffic and street described by the "Asphalt Institute's Thick-
name signs, as required by the Department, ness Design Manual" (latest edition) will be
shall be provided by the subdivider. The accepted by the Department. Alternate de-
street name signs will include a sign labeled sign procedures or materials may be used if
"Private Street". A restrictive covenant will approved by the Department through the
be required to create the private street, spec- alteration and modification process.
ifying the private street must be installed
prior to recording of the plat unless deferred. G. Alley Standards: The minimum design stan-
No sidewalks are required for private streets, dards for alleys are outlined in the following NIS
however drainage improvements per City Table B. Alleys may be used for vehicular
Code are required, as well as an approved access to the adjacent lots, but are not to be
pavement thickness (minimum of 4 inches considered as primary access for emergency
asphalt over 6 inches crushed rock). The or Fire Department concerns.
TABLE B
MINIMUM ALLEY DESIGN STANDARDS
Zoning Type Right-of-Way Width Paving Width
All residential 16 ft. 14 ft.
Commercial 16 ft. 16 ft.
Downtown Area and industrial 20 ft. 20 ft.
*1610
995
City of Renton
4-34-5 4-34-5
H. Grades: Grades on'arterial streets shall not K. Tangents For Reverse Curves: A tangent of
exceed ten percent (10%), and the grade on at least two hundred feet (200') in length
any public street shall not exceed fifteen shall be provided between reverse curves for
percent (15%), except for within approved arterials; one hundred fifty feet (150') for
hillside subdivisions. collectors and one hundred feet (100') for
residential access streets.
I. Horizontal Curves: Where a deflection angle
of more than ten degrees (10°) in the align- L. Lighting:
ment of a street occurs, a curve of reasonably
long radius shall be introduced, subject to 1. Average Maintained Illumination: The
review and approval of the Administrator. street lighting shall be constructed to pro-
vide average maintained horizontal illumina-
J. Vertical Curves: All changes in grade shall tion as illustrated below. The lighting levels
be connected by vertical curves of a minimum shall be governed by roadway classification
length of two hundred feet (200') unless spec- and area zoning classification. Values are in
ified otherwise by the Administrator, horizontal foot-candles at the pavement sur-
face when the light source is at its lowest
level.
Commercial Industrial Residential
Principal arterial 2.0 2.0 1.0
Minor arterial 1.4 1.2 0.6
Collector street 1.2 0.9 0.6
Local street 0.9 0.6 0.2
V
1. Standards: Minimum standards for dead
2. Uniformity Ratios: Uniformity ratios for end streets, when approved by the Depart-
the street lighting shall meet or exceed 4:1 ment, are as follows:
for light levels of 0.6 foot-candles or more
and 6:1 for light levels less than 0.6 foot- Dead-End Streets - (Minimum Standards)
candles.
For up to 150 ft. No turnaround
3. Guidelines: Street lighting systems shall in length required
be designed and constructed in accordance
with the City publication, "Guidelines and From 150 ft. to Dedicated hammerhead
Standards for Street Lighting Design of Resi- 300 ft. in length turnaround or cul-de-
dential and Arterial Streets". sac required
M. Dead End Streets: Dead end streets are per- From 300 ft. and Cul-de-sac required
mitted where through streets are determined longer
by the Department not to be feasible. For
other circumstances, dead end streets may be Longer than 500 Cul-de-sac required.
approved by the Department or Hearing ft. in length Fire sprinkler systems
Examiner as part of the plat approval or site required (with max. of
plan approval for a proposed development. 700 ft.) for houses
beyond 500 ft.
995
City of Renton
4-34-5 4-34-6
Any cul-de-sac greater than maximum length and lighting on all adjacent rights of ways,
of seven hundred feet (700') will require two and all private street improvements on ac-
(2) means of access, and fire sprinkler sys- cess easements. Such improvements shall
*441110
tems for houses beyond five hundred feet extend the full distance of such property to
(500'). be improved upon and sought to be occupied
as a building site or parking area for the
2. Secondary Access: Secondary access for aforesaid building or platting purposes and
emergency equipment is required when a which may adjoin property dedicated as a
development of three (3) or more buildings public street. The minimum level of street
are located more than two hundred feet improvements required depends upon the
(200') from a public street. project size as listed in Table C. The project
sizes listed shall be for square footage of new
3. Cul-De-Sac Design: Cul-de-sacs shall have building and/or addition to existing build-
a minimum paved radius of forty five feet ings, number of units for apartments, or
(45') with a right-of-way radius of fifty five total number of final lots in the proposed
feet (55')for the turnaround. plat or short plat.
4. Turnaround Design: The hammerhead B. Exemptions: The following exemptions shall
turnaround shall have a design approved by be made to the requirements listed in this
the Administrator and the Fire Department. Section:
(Ord. 4521, 6-5-95)
1. New construction or addition with valua-
tion less than fifty thousand dollars
4-34-6: STREET IMPROVEMENT RE- ($50,000.00).
QUIREMENTS, APPLICABILITY
AND EXEMPTIONS: 2. Interior remodels of any value not involv-
ing a building addition.
A. Applicability: Whenever a permit is applied
for under the provisions of the Uniform 3. The construction of one single-family
Building Code for new construction, or appli- house, or the modification or addition to an
cation made for a short plat or a full subdivi- existing house if the public street adjacent to
sion which is located on a property adjacent the lot under construction is currently used
to public right of way, then the person apply- for vehicular access and improved with pave-
ing for such building permit shall build and ment. If the street does not meet this mite-
install certain street improvements, includ- ria, then the street must be improved to
ing but not limited to: sidewalks, curbs, gut- minimum Fire Department standards.
ters, street paving, drainage, monuments
NINO
995
City of Renton
4-34-6 4-34-6
TABLE C
'41tiorPUBLIC STREET IMPROVEMENT REQUIREMENTS FOR PRIVATE DEVELOPMENT
Right-Of-Way
Project Size Width Pavement Sidewalks Other
2-4 units residential As determined Provide half Provide side- Minimum 20
by subsection pavement width walk on pro- ft. pavement
0-5,000 sq. ft. commercial 4-34-6D per standard ject side to arterial
plus minimum No street (500 ft. maxi-
0-10,000 sq. ft. industrial 10 ft. lighting re- mum)
Curb required on quired
project side
5-20 residential lots As determined Provide full Provide side= Minimum 20
by subsection pavement width walk on pro- ft. pavement
5,000-10,000 sq. ft. commercial 4-34-6D per standard ject side to arterial
Curb required on Street lighting (500 ft. maxi-
10,000-20,000 sq. ft. industrial project side required on mum)
project side
More than 20 units residen- As determined Provide full Provide side- Minimum 20
tial, 10,000 sq. ft. commercial, by subsection pavement width walk on pro- ft. pavement
or 20,000 sq. ft. industrial 4-34-6D per standard ject side and pedestri-
Curb required on Street lighting an walkway
project side required on to arterial
project side
D. Standards: All such improvements shall be
C. Right-Of-Way Dedication: Where the existing constructed to the City standards for Munici-
width for any right of way adjacent to the pal public works construction. Standards for
development site is less than the minimum construction shall be as specified in Table A
standards listed in Section 4-34-5, additional of Section 4-34-5 of this Chapter, and by the
right-of-way dedication will be required for Administrator or his/her duly authorized
the proposed development. The right-of-way representative. All plans and specifications
dedication required shall be one-half (1/2) of for such improvements are to be submitted at
the difference between the existing width the time such application for a building per-
and the minimum required width as listed in mit is made.
Section 4-34-5. In cases where additional
right of way has been dedicated on the oppo- E. Installation of Street Improvements: No
site side of the right of way from the develop- building shall be granted a certificate of final
ment site in compliance with this Section, occupancy, or plat or short plat recorded,
then dedication of the remaining right-of-way until all the required street improvements
width to obtain the minimum width as listed are constructed in a satisfactory manner and
in Section 4-34-5 shall be required. The Ad- approved by the responsible departments
ministrator may waive the requirement for unless those improvements remaining
additional right-of-way dedication where it is unconstructed have been deferred by the
determined by the Administrator that con- Board of Public Works and security for such
struction of full street improvements are unconstructed improvements has been satis-
waived and not anticipated in the future. factorily posted.
Sire 995
City of Renton
4-34-6 4-34-11
F. Latecomer Agreements: Where a develop- The applicant will be required to submit a cost
ment is required to construct street improve- estimate for the improvements. This will be
ments that may also be required by other checked by the Department for accuracy.
developments or by future development of
other parcels in the vicinity, then the devel- Monies derived from the above charges shall be
oper may request establishment of a latecom- deposited to the General Fund. One-half (1/2) of
er agreement to reimburse the developer for the fee is due and payable upon submittal for a
all initial costs of the improvements. The construction permit application, and the remain-
procedure to follow in making application for der is due and payable prior to issuance of the
the latecomer agreement and the steps to be construction permit. (Ord. 4521, 6-5-95)
followed by the City are as detailed in Sec-
tions 9-5-1 through 9-5-16 of the City Code.
(Ord. 4521, 6-5-95) 4-34-10: BOND AND LIABILITY INSURANCE
REQUIRED: Prior to commencing
construction the person constructing the street
4-34-7: PLAN DRAFTING AND SURVEYING improvements shall post a construction bond in an
STANDARDS: The construction permit amount sufficient to cover the cost of conforming
plans for street improvements shall be prepared said construction with the approved construction
and surveyed in conformance with the permit plans. In lieu of a bond, the applicant may
Department's "Construction Plan Drafting Stan- elect to establish a cash escrow account with
dards", surveying standards and the City's "Stan- his/her bank, securing only this obligation and no
dard Specifications for Municipal Construction", other, in an amount deemed by the Administrator
and standard detail documents. (Ord. 4521, to be sufficient to reimburse the City if it should
6-5-95) become necessary for the City to complete the
improvements. The instructions to the escrow
shall specifically provide that after prior written
4-34-8: REVIEW AND APPROVAL OF notice unto the applicant and his/her failure to
PLANS: All street improvement plans correct and/or eliminate existing or potential
prepared shall be submitted for review and ap- hazardous conditions or improperly constructed
proval to the Department. All permits required for improvements, and his/her failure to timely reme- '4100
the construction of these improvements shall be dy same, the escrow shall be authorized without
applied for and obtained in the same manner, fees, any further notice to the applicant or her/his
and conditions as specified in Chapter 10, Title IX consent to disburse the necessary funds unto the
(Public Ways and Property) of the City Code relat- City for the purpose of correcting and/or eliminat-
ing to excavating or disturbing streets, alleys, ing such conditions. After determination by the
pavement or improvements. (Ord. 4521, 6-5-95) Department that all facilities are constructed in
compliance with the approved plans, the construc-
tion bond can be reduced to ten percent (10%) as a
4-34-9: INSPECTION, FEES AND PERMITS: one year maintenance bond. (Ord. 4521, 6-5-95)
The Department shall be responsible for
the supervision, inspection and acceptance of all
street improvements listed in this Chapter, and 4-34-11: ALTERNATES AND MODIFICA-
shall make a charge therefor to the applicant. The TIONS:
charges shall be based on percentage of the esti-
mated construction cost as follows: A. Alternates:
5% of the first$100,000.00 1. The provisions of this Chapter are not
4% of anything over $100,000.00 up to intended to prevent the use of any material
$200,000.00 or method of construction not specifically
3% of any amount over$200,000.00 prescribed by this Chapter, provided any
alternate has been approved and its use
995
City of Renton
4-34-11 4-34-12
authorized by the Administrator or his/her require a cul-de-sac, then the right of way for
designee. the half of the cul-de-sac shall be dedicated,
Niu'" with installation of a temporary hammer-
2. The Administrator may approve any such head turnaround. The property shall also
alternate, provided he/she finds that the dedicate easements to the City for street
proposed design and/or methodology is satis- lighting and fire hydrants. Additional ease-
factory and complies with the provisions of ments shall be provided for the franchise
this Chapter and that the material, method utilities outside of the dedicated right of
or work offered is, for the purpose intended, way. When the adjacent parcel is platted or
at least the equivalent of that prescribed in developed, an additional fifteen feet (15') of
this Chapter in suitability, strength, effec- right of way shall be dedicated from the
tiveness, durability, safety, maintainability developing property. The pavement shall
and environmental protection. then be widened to thirty two feet (32') in
total width, and a curb and six foot (6') wide
3. The Administrator may require that suffi- sidewalk shall be installed on the developing
cient evidence or proof be submitted to sub- side of the street. If the street is a dead-end
stantiate any claims that may be made re- street requiring a cul-de-sac, then the devel-
garding its use. oping parcel shall dedicate the remainder of
the right-of-way for the cul-de-sac and con-
B. Modifications: Whenever there are practical struct the final complete cul-de-sac, includ-
difficulties involved in carrying out the pro- ing curb and sidewalk improvements.
visions of this Section, the administrator
may grant modifications for individual cases D. Reduced Right-Of-Way Dedication Require-
provided she/he shall first find that a special ments For Platting: The Department may
individual reason makes the strict letter of approve a reduction in the required
this Chapter impractical, that the modifica- right-of-way width for residential access
tion is in conformity with the intent and streets for new streets within a short plat or
purpose of this Chapter, and that such modi- subdivision to forty two feet (42') when the
fication: extra area from the reduction is used for the
*irr' creation of an additional lot(s) which could
1. Will meet the objectives and safety, func- not be platted without the reduction; or when
tion, environmental protection and maintain- the platting with the required right-of-way
ability intended by the requirements of this width results in the creation of lots with less
Chapter, based upon sound engineering judg- than one hundred feet (100') in depth. The
ment. Department may require additional ease-
ments be provided for the franchise utilities
2. Will not be injurious to other property(s) outside of the dedicated right of way when
in the vicinity. such a right-of-way reduction is approved. In
no case shall a reduction in the required
C. Half Street Improvements: Half street im- right-of-way width be approved unless it is
provements may be allowed for a residential shown that there will be no detrimental
access street by the Administrator or her/his effect on the public health, safety or welfare
designee when it is determined that the if the right-of-way width is reduced, and that
adjacent parcel of property has the potential the full right-of-way width is not needed for
for future development and dedication of the current or future development. (Ord. 4521,
right of way necessary for the completion of 6-5-95)
the street right of way. The right of way for
the half street improvement must be a mini-
mum of thirty five feet (35') with twenty 4-34-12: DEFERRAL:
eight feet (28') paved. A curb and a six foot
(6') sidewalk shall be installed on the devel- A. Deferral And Security: If a developer wishes
opment side of the street. If the street will to defer certain street improvements listed in
995
City of Renton
4-34-12 4-34-12
this Chapter until after obtaining a certifi- (150%) of the estimated cost of the installa-
cate of occupancy for any structures, or in tion of the deferred improvement.
the case of plats, final plat approval, then
written application shall be made to the C. Acceptable Security: Security acceptable
Board of Public Works. Upon approval by the under this Section may be cash, letter of
Board of Public Works for such deferment, credit, set aside letter; provided, that the
for good cause shown by the applicant, the funds cannot be withdrawn, spent, or com-
applicant shall thereupon furnish security to mitted to any third party, or savings account
the City in an amount equal to one hundred assigned to the City and blocked as to with-
fifty percent (150%) of the estimated cost of drawal by the secured party without the
the installation and required improvements. City's approval. Only if these security devic-
The decision of the Board of Public Works as es are unavailable to the applicant, or the
to the amount of such security shall be con- applicant can show hardship, will the City
clusive. accept a performance bond. Any security
device must be payable to the City upon
B. Time Limit: Such security shall list the exact demand by the City and not conditioned upon
work that shall be performed by the appli- approval or other process involving the appli-
cant and shall specify that all of the deferred cant. Security must be unequivocally commit-
improvements shall be completed within the ted to the project being secured, and cannot
time specified by the Board of Public Works, be available for any other purpose. Any secu-
and if no time is so specified, then not later rity that, according to its terms, lapses upon
than one year. The Board of Public Works a date certain, will cause the deferral to
shall annually review the deferred improve- lapse on that same date unless additional
ments and the amount of the security. adequate substitute security has been posted
Should the Board of Public Works determine prior to the termination date of the prior
that any improvement need not be installed security. Each security document posted with
immediately, then the Board of Public Works the City must be approved by the City Attor-
may extend the deferral for an additional ney, whose decision as to the acceptability of
period of time up to an additional year. Any the security shall be conclusive.
improvement deferred for five (5) years shall
be required to be installed or shall be D. Proceeding Against Security: The City re-
waived, unless the Board of Public Works serves the right, in addition to all other rem-
determines that it is more likely than not edies available to it by law, to proceed
that the improvements would be installed against such security or other payment in
within an additional five (5) year period of lieu thereof. In case of any suit or action to
time, in which case the Board may continue enforce any provisions of this Code, the de-
to defer the improvements year to year sub- veloper shall pay the City all costs incidental
ject to the other conditions contained in this to such litigation including reasonable
Section. Should any improvement be initiat- attorney's fees.
ed before the lapse of a deferral, and the
work is diligently pursued, then the Board of E. Binding Upon Applicant: The requirement of
Public Works may extend the deferral period the posting of any security therefor shall be
for a term equivalent to the time necessary binding on the applicant and the applicant's
to complete construction, but subject, howev- heirs, successors and assigns.
er to continuation of the security. At the
same time as the granting of any additional F. Notification To The Administrator: The
deferral, the security for such deferral shall Board of Public Works shall notify the Ad-
be reviewed and increased or decreased as ministrator in writing of the following: the
the Board of Public Works shall deem neces- improvements deferred, amount of security
sary, but shall remain in an amount equal to or check deposited, time limit of security or
a minimum of one hundred fifty percent check, name of bonding company, and any
other pertinent information.
995 NIS
City of Renton
•
4-34-12 4-34-13
G. Security: lates the property owner will immediately
install the deferred improvements at his or
'err` 1. Whenever security has been accepted by her expense upon a determination of the
the Board of Public Works, then no release of Board of Public Works that the improve-
the owner or developer upon that security ments have become necessary. (Ord. 4521,
shall be granted unless a new party will be 6-5-95)
obligated to perform the work as agreed in
writing to be responsible under the security,
and has provided security. In the instance 4-34-13: WAIVERS:
where security would be provided by a condo-
minium owners association or property own- A. Waiver By The Board Of Public Works: The
ers association, then it shall be necessary for Board of Public Works may grant waiver of
the owners association to have voted to as- the installation of street improvements sub-
sume the obligation before the City may ject to the determination that there is rea-
accept the security, and a copy of the min- sonable justification for such waiver. Any
utes of the owners association duly certified application for such a waiver shall specify in
shall be filed along with the security. detail the reason for such requested waiver
and may contain such evidence including
2. The City shall not be required to permit a photographs, maps, surveys as may be perti-
substitution of one party for another on any nent thereto. Reasonable justification shall
security if the Board of Public Works, after include but not be limited to the following:
full review, feels that the new owner does
not provide sufficient security to the City 1. Required street improvements will alter
that the improvements will be installed when an existing wetlands or stream, or have a
required. negative impact on a shorelines area.
H. Restrictive Covenants: A restrictive covenant 2. Existing steep topography would make
running with the land, signed and properly required street improvements infeasible.
recorded after City Attorney review, may be
*mow accepted as security if the covenant guaran- 3. Required street improvements would have
tees that the property will join in any future a negative impact on other properties, such
limited improvement district established to as restricting available access.
install the required improvements in addi-
tion to the following conditions: 4. There are no similar improvements in the
vicinity and there is little likelihood that the
1. There are no similar improvements in the improvements will be needed or required in
vicinity and there is no likelihood that the the next ten (10)years.
improvements will be needed or required in
the next five (5) years. In no case shall a waiver be granted unless it
is shown that there will be no detrimental
2. There will be no detrimental effect on the effect on the public health, safety or welfare
public health, safety or welfare if the im- if the improvements are not installed, and
provements are not installed. that the improvements are not needed for
current or future development.
3. There is no likelihood that the zoning or
land use on or adjacent to the site will B. Waiver Of Turnaround Requirement: The
change to a higher classification within a five requirement for a turnaround or cul-de-sac
(5) year period, thus increasing the likeli- may be waived by the Administrator with
hood that the improvements will be needed. approval of the Fire Department when the
development proposal will not create an
4. A covenant approved by the Board of Pub- increased need for emergency operations.
lic Works shall contain language that stipu- (Ord. 4521, 6-5-95)
learato
995
City of Renton
4-34-14 4-34-16
4-34-14: APPEALS: Any decisions made in the
administrative process described in this
Section may be appealed to the Hearing Examiner
within fifteen (15) days and filed, in writing, with
the Hearing Examiner or secretary. The Hearing
Examiner shall give substantial weight to any
discretionary decision of the City rendered pursu-
ant to this Chapter. (Ord. 4521, 6-5-95)
4-34-15: VIOLATIONS AND PENALTIES:
Violations of the provisions of this
Chapter will be a civil infraction and punishable
under Chapter 33, Title IV of the City Code. (Ord.
4521, 6-5-95)
4-34-16: SEVERABILITY: If any provision of
this Chapter or its application to any
person or property is held invalid by a court of
competent jurisdiction, the remainder of the Chap-
ter or the application of the provision to other
persons or circumstances shall not be affected.
(Ord. 4521, 6-5-95)
995
City of Renton
4-35-1 4-35-2
CHAPTER 35
**we MASTER SITE PLAN APPROVALS
SECTION: provements on the same site, with or without
a certainty of order of development.
4-35- 1: Purpose And Intent
4-35- 2: Master Site Plan Review Criteria 3. Development in a number of phases when
4-35- 3: Contents Of Application the phases are not predictable or certain of
4-35- 4: Hearing And Appeal the timing of development.
4-35- 5: Administrative Approval Of Individual
Phases 4. Development of a number of buildings or
4-35- 6: Modifications projects under single ownership on geograph-
4-35- 7: Time Limitations For Other Than ically separated parcels within the City.
Governmental Site Plans
4-35- 8: Governmental Site Plan Approvals 5. Governmental projects including but not
4-35- 9: Recognition Of Existing Master Plans limited to projects proposed by any municipal
4-35-10: Vesting corporation established under the laws of the
4-35-11: Appeals Of Administrative Site Plan State, whether or not meeting any other
Approvals category listed above which:
a. Will be developed repetitiously, periodi-
cally, or over an extended time period due to
4-35-1: PURPOSE AND INTENT: size, dispersed locations, periodic needs or
uncertainty of funding, or
A. Purpose: The master site plan process is to
provide a site plan approval at the conceptu- b. Have been identified in the City's Corn-
al stage for those projects, series of projects, prehensive Plan or applicable capital facili-
phased developments or developments occur- ties plan or have been the subject of a public
ring over a long period of time or which are hearing.
of such a size and complexity or duration as
to make independent site plan review bur- B. Intent: This Chapter is to provide a system
densome, difficult or inclined to lead to seg- whereby a conceptual site plan can be ap-
mented and inconsistent conditions and ap- proved without the level of detail necessary
provals. The process is also to provide a plan for site plan approval under City Code Sec-
for the physical and functional interrelation- tion 4-31-33. Once conceptual site plan ap-
ships between uses and facilities on the site, proval has been obtained, individual phases,
and to plan for and mitigate potential im- buildings or developments will be approved,
pacts that could result from large scale site conditioned or denied by administrative
and facility development. Master site plan determination pursuant to the City's Site
review is particularly appropriate to include, Plan Review Ordinance' and this Chapter.
but not be limited to, the following types of (Ord. 4551, 9-18-95)
developments:
1. Development which will occur over a peri- 4-35-2: MASTER SITE PLAN REVIEW CRI-
od of five(5) years or more. TERIA: The master site plan applica-
tion shall provide sufficient detail as to the scale
2. Development which consists of a number of the proposed improvements, the quantity of the
of unconnected buildings, projects or im- various types of spaces to be provided, the use to
which the structures will be put, the bulk and
1. See Section 4-31-33 of the City Code.
w
1295
City of Renton
4111.
4-35-2 4-35-3
general form of the improvements and such fur- a. A fully dimensioned site plan of the
ther detail as to demonstrate the physical and entire site or applicable portion thereof
*4100
functional interrelationships of the proposal. In- drawn at a scale of one inch equals two hun-
formation shall be provided as to the compatibility dred feet (1" = 200') or other scale required
of the proposed development with its surrounding by the City.
areas and what public amenities will be provided,
if any. However, the level of detail must be appro- b. Information on the application shall
priate for the master site plan process leaving include the title, location and legal descrip-
individual details to the administrative site plan tion of the proposed development, together
process. For example, the master site planning with the names, addresses and telephone
approval should include consideration of safety numbers of the recorded owners of the land
and efficiency of vehicle and pedestrian access and the applicant, and when applicable, the
over the entire site. Applicants are encouraged to name, address, telephone number and seal of
consult with staff about creating site specific de- any architect, planner, designer or engineer
velopment standards which would allow subse- responsible for the preparation of the plan
quent development pursuant to City Code to miti- and any authorized representative of the
gate or avoid potential adverse impacts on- or off- applicant.
site through such devices as self imposed limits as
to total bulk for the types of uses, or the ratio of c. A completed environmental checklist
developed space to open space. The intent of such when required.
development standards would be to create concep-
tual site plans of sufficient detail so that a review- d. A written description addressing the
er could determine whether potential detrimental scope of the project, the nature and size of
impacts of the project had been avoided or miti- each use and a timetable for development,
gated through creative site planning, building, including phases.
massing and phasing. (Ord. 4551, 9-18-95)
e. A vicinity map, drawn at a scale of one
inch equals two hundred feet (1" = 200'),
4-35-3: CONTENTS OF APPLICATION: showing site boundaries and existing roads
and accesses within the boundary of the site
A. Nongovernmental Site Plans: and where not contained in the dimensioned
site plan described above.
1. Each application for master site plan re-
view, except for those covered by Section f. Subject property (all property lines
4-35-8, shall include an original plus ten (10) dimensioned) and abutting streets existing
copies of required forms together with eleven and proposed.
(11) copies of all plans and supplemental
information, and shall be accompanied by the g. Location of the subject site with regards
appropriate fee. to the nearest street intersections, including
intersections opposite the subject property.
2.The applicant may wish to provide more
detail than what is required by this ordi- h. Approximate location of building foot-
nance section and may request that the mas- prints and size of proposed structures with
ter site plan approval be combined for public an approximate gross floor area, number of
hearing before the Hearing Examiner with stories and other indices of size and bulk.
the approval of an individual phase of the
master site plan that would otherwise be i. A generalized circulation plan illustrat-
subject to administrative approval pursuant ing proposed vehicular access points for the
to Section 4-35-5. site as well as major vehicular and pedestri-
an/bicycle pathways, parking areas and the
3.The application shall include, where appli- like.
cable:
1295
City of Renton
•
4-35-3 4-35-5
j. A generalized grading plan for those 2. Numerous Geographically Separated Par-
portions of the site where substantial grad- cels: Reserved. (Ord. 4551, 9-18-95)
`44110''" ing is proposed or necessary for the project
and a rough grading plan for the residual
portions of that site upon which grading will 4-35-4: HEARING AND APPEAL:
occur.
A. Hearing: A hearing to consider a master site
k. Generalized utilities plans, drainage plan application, except for master site plans
and stormwater runoff provisions and gener- covered by Section 4-35-8, will be held before
alized wetland plans. the Hearing Examiner following publication
of notice in the same manner as for a site
1. Generalized or proposed topographical plan approval. The Hearing Examiner will
features and contours at intervals not great- have the same authority for approval, denial
er than five feet (5') in existing streams, and modification as granted to him under
lakes, marshes and other natural features. Section 4-31-33E of this Title, except that
the modifications may only relate to the
m. A description of the phasing, proposed master plan itself and the Hearing
number of structures and anticipated num- Examiner's approval should not require site
ber of square feet of developed and occupied specific details such as landscaping, buffer-
space. ing, location of walkways, etc., except to
establish general project criteria as set forth
n. Proposed types of uses to be housed in in Section 4-31-33D1 and 2 of this Title. The
proposed structures. Hearing Examiner may determine that it is
appropriate to issue a master site plan ap-
o. For larger phased projects submittal of proval, approve certain elements of the mas-
the following information may suffice, pend- ter site plan application, or conditionally
ing subsequent site plan review proposed approve and/or defer other elements or issues
schedule for site development including num- for administrative site plan review. For ex-
ber of phases, their approximate duration, ample, the Hearing Examiner could approve
fir✓ the type and quantity of development per the setbacks and approximate square footage
phase, how each phase relates to the other of a building and defer the approval of the
phases and ensures general compliance with exact location to the administrative site plan
City Code, site development standards in- review stage.
cluding ratio of developed space to open
space, percentage of usable open space to be B. Appeals: The final decision of the Hearing
provided, proposed development envelopes Examiner on a master site plan application
(height and coverage) and ratio of uses, if a will be appealable to the City Council within
mixed use development. fourteen (14) days of the Hearing Examiner's
decision, pursuant to Section 4-8-16 of this
The Hearing Examiner may refuse to ap- Title. (Ord. 4551, 9-18-95)
prove any master site plan application if the
Hearing Examiner feels there is inadequate
detail upon which to render such an approval 4-35-5: ADMINISTRATIVE APPROVAL OF
under this Chapter. INDIVIDUAL PHASES:
B. Governmental Site Plans: A. Once a master site plan has been approved
pursuant to Sections 4-35-4 or 4-35-8 and is
1. Large-Scale Or Campus Plans: In addition still in effect, any individual phase, structure
to the contents of the application required for or improvement will be subject to individual
nongovernmental site plans, the application site plan approval pursuant to Section
for governmental site plans shall include five 4-31-33 of this Title, except that the review
copies of any existing capital facilities plan. and approval will be administrative in na-
1295
City of Renton
4-35-5 4-35-7
ture and will not require a Hearing Examin- 4-35-6: MODIFICATIONS: Major modification
er hearing. to an approved master site plan will Naiile
require a hearing before the Hearing Examiner
B. As part of the administrative consideration and an amended application pursuant to this
of approval of individual phases of a master Chapter. Major modifications involve a substantial
site plan, there shall be public notification of change in the concept, intensity, density, use, or
such application announcing that the appli- phasing of the approved master site plan. Minor
cation has been received and that the admin- modifications will be permitted by administrative
istration is accepting public comment for a determination. A minor modification shall be a
period of thirty (30) days. The public notice modification that:
shall be posted and published in the same
manner as would be a Hearing Examiner's A. Involves no more than a ten percent (10%)
notification of public hearing to consider a increase in square footage of the overall floor
site plan approval. area over that proposed in the master site
plan;
C. The administrative review shall be based
upon an application conforming with the B. Will not have a significantly greater impact
requirements and judged upon the criteria of on the environment and facilities than the
Section 4-31-33 of this Title. Approval of the approved plan;
master site plan may have satisfied portions
of Section 4-31-33 of this Title and the de- C. Does not change the boundaries of the origi-
partment administrator or his or her nally approved plan; or
designee has discretion to waive those por-
tions of the requirements of Section 4-31-33 D. Alternatively, complies with the special de-
of this Title that have been satisfied by the velopment standards established under the
master site plan approval. Whenever the Zoning Code such as the "P" suffix develop-
department administrator or his or her ment standards for public facilities.
designee has discretion to note those por-
tions of the requirements of Section 4-31-33 E. Since the master site planning approval is a
of this Title as having been satisfied by the conceptual process without a great deal of ` '
master site plan approval, such sections of detail, substantial flexibility and discretion
the Code shall be detailed and that portion of is granted to allow modifications under this
the approved master site plan wherein the Section. In determining whether a major or
requirements were satisfied shall be cited by minor modification has been proposed, the
the department administrator or his or her department administrator or his or her
designee in the approval of the individual designee will consider if the basic design
phase or phases and waive further consider- plan, overall project, intensity and density
ation of them. There may be three (3) types are not changed. (Ord. 4551, 9-18-95)
of administrative site plan approval: 1) an
approval that the application for individual
site plan approval is consistent with the 4-35-7: TIME LIMITATIONS FOR OTHER
master site plan approval; 2) an approval THAN GOVERNMENTAL SITE
following a minor modification of the site PLANS:
plan approval pursuant to Section 4-35-6;
and 3) an approval following major modifica- A. Validity Of Approval: The master site plan
tion to the master site plan approval pursu- approval granted under Section 4-35-4 shall
ant to Section 4-35-6. Any decision on an be valid for time established within that
administrative site plan approval shall be approval. Normally, master site plan approv-
appealable as an administrative decision al shall be for a period of six (6) to ten ((10)
pursuant to Section 4-8-11 of this Title. (Ord. years. However, for projects of over one hun-
4551, 9-18-95) dred (100) acres, upon a showing of need, the
Hearing Examiner can grant an approval
10400
1295
City of Renton
4-35-7 4-35-9
that will be valid for up to twenty (20) years. extension of an individual phase shall like-
The Hearing Examiner shall establish a wise extend the master site plan approval for
Now duration for the validity of the master site two years, and the master site plan approval
planning approval based upon such factors as as a whole shall receive no more than a five
size, complexity, capital requirements, mar- (5) year extension without prior Hearing
ket necessities and other factors, but should Examiner approval with respect to any indi-
be flexible in establishing the duration of the vidual phase, but the project as a whole shall
approval. receive no more than a five (5) year exten-
sion without prior Hearing Examiner approv-
B. Review Hearing: Whenever a master site al. Such extension may be given by the Hear-
plan approval is granted for more than ten ing Examiner following public notification of
(10) years, there shall be a review hearing of the application for extension, but no public
the approval at the end of ten (10) years. At hearing shall be required for such extension
that time the Hearing Examiner shall con- unless the City, the applicant or some party
duct a public hearing to review the concepts showing the likelihood of actual monetary or
and scope of the project, the development environmental damage requests such a pub-
pattern in the general area, changes in laws, lic hearing. (Ord. 4551, 9-18-95)
and whether or not the project phases are
being developed in the manner and timing as
originally proposed in order to determine 4-35-8: GOVERNMENTAL SITE PLAN AP-
that the approval should remain in effect. PROVALS: Governmental units, in-
The approval shall remain in effect unless cluding but not limited to any municipal corpora-
the Hearing Examiner determines upon tion established under the laws of the State which
clear, cogent, and convincing evidence that are required to plan under the Growth Manage-
there has been a substantial change in cir- went Act or otherwise, and are required to or have
cumstances, whether legal or factual, such developed a capital facilities plan and funding
that the project would not receive approval if plan, may obtain a governmental master site plan
considered initially at the time of the review approval. The application for the governmental
hearing and would not be in the public inter- site plan approval shall consist of the capital
Now est, in which case the master site plan ap- facilities plan and, if appropriate, a financing
proval shall lapse and the project will no plan, together with that information required
longer be considered vested under this Chap- under Section 4-35-3B. The governmental master
ter. Such a determination by the Hearing site plan approval for City projects shall be valid
Examiner would be appealable to the City for six (6) years or the period covered by the capi-
Council as a decision under Section 4-35-4B. tal facilities plan, whichever is shorter. The gov-
ernmental master site plan may be approved
C. Time Limit And Extension: following public hearing by the City Council if
such hearing occurs in conjunction with Council
1. Whenever master site plan approval has consideration of the capital facilities plan required
been given and the approval involves more pursuant to chapter 36.70A. RCW, and by the
than a single phase, then a time limitation Hearing Examiner for other governmental master
shall be established for commencement of the site plan approvals. Any governmental master site
first phase of the project. Subject to exten- plan approval may be extended following any
sions of time as permitted in this Chapter, change to the capital facilities plan, financing,
failure to commence construction of any phasing or duration of the plan if it is determined
individual phase within the time limits per- by the administration that such change is not a
mitted, shall result in loss of master site major modification to the governmental master
plan approval. site plan approval. (Ord. 4551, 9-18-95)
2. A single two (2) year extension of any
individual phase of the master site plan 4-35-9: RECOGNITION OF EXISTING MAS-
approval may be given, which two (2) year TER PLANS: Where there exists plans
Now
1295
City of Renton
4-35-9 4-35-11
of a nature essentially equivalent to a master
plan, which have undergone City scrutiny and *410
have complied with SEPA, and which meet the
general provisions of this Chapter and have un-
dergone a public hearing with proper notification,
then the City may process a request to certify that
existing plan as an existing master plan for the
number of years remaining on the previously ap-
proved plan, just as if it had complied fully with
this Chapter. (Ord. 4551, 9-18-95)
4-35-10: VESTING: The rights of an applicant
under the Comprehensive Plan and
Zoning Code to construct all elements, phases and
improvements shown or described in a master site
plan, if approved, or approved with conditions,
shall vest upon master site plan approval. At the
time of building permit application, or administra-
tive site plan approval, the improvements shall be
designed and approved pursuant to the then exist-
ing codes such as the applicable Building Code,
Fire Code, Plumbing Code and other developmen-
tal codes. (Ord. 4551, 9-18-95)
4-35-11: APPEALS OF ADMINISTRATIVE
SITE PLAN APPROVALS: Any deci-
sion on an administrative site plan approval shall
be appealed as an administrative decision pursu-
ant to Section 4-8-11 of this Title. Any appellant
must be seeking to protect an interest that is
arguably within the zone of interest to be protect-
ed or regulated by this Chapter, must allege an
injury in fact, and that injury must be real and
present rather than speculative. (Ord. 4551,
9-18-95)
1295
City of Renton
4-36-1 4-36-2
CHAPTER 36
RENTON REGULATORY REFORM ORDINANCE
SECTION: procedure is not required by law,the Development
Services Division shall classify the application.
4-36-1: Purpose And Intent
4-36-2: Applicability And Permit Process Types A. Type I, Staff Review And Decision Without
4-36-3: Regulatory Reform Exemptions Public Notice:
4-36-4: Submittal Requirements
4-36-5: Definitions Of Terms Used In Submittal 1. Building and grading permits (SEPA
Requirements For Building,Planning exempt or SEPA/land use permit process
And Public Works Permit completed),
Applications
4-36-6: Review Authority 2. Business licenses for home occupations
4-36-7: Review Procedures without customer visits/deliveries,
4-36-8: Public Notice Requirements
3. Deferrals,
4-36-1: PURPOSE AND INTENT: 4. Lot line adjustments,
The purpose of this Chapter is to estab-
lish standard procedures for all land use and 5. Minor amendments(less than 10 percent)
development applications in order to provide for to a previously approved site plan,
an integrated and consolidated land use permit
and environmental review process. It is further 6. Modifications/deviations/alternates (ad-
the purpose of this Chapter to comply with State ministratively approved) of/to various Code
guidelines under ESHB-1724 for combining and standards,
expediting development review to eliminate
redundancy and minimize delays, to establish 7. Public art exemption certificate,
timelines for notifying the public of land use appli-
`arrr cations, and to revise hearing requirements to 8. Routine vegetation management permits
allow one open record hearing and one closed (SEPA exempt),
record appeal hearing, and for final decisions on
development proposals to be made within one hun- 9. Shoreline exemptions,
dred twenty (120) days of the date of the letter of
completeness except for development specifically 10. Special fence permits,
exempted under this Chapter. (Ord. 4587, 3-18-
1996) 11. Waivers,
12. Other SEPA exempt actions/activities as
4-36-2: APPLICABILITY AND PERMIT outlined in WAC 197-11-800.
PROCESS TYPES:
All applications for development shall B. Type II, Staff Review And Decision With
be subject to the provisions of this Chapter,except Public Notice:
where specifically exempted under Section 4-36-3
herein. 1. Business licenses for home occupations
with customer visits/deliveries,
Development subject to review by the City is clas-
sified and processed using one of the eleven (11) 2. Conditional approval permit for a non-
types of land use permit procedures listed below. conforming structure,
The review process for the types of permit review
procedures are described in Section 4-36-7E of this 3. Short plats of four (4) lots or less (SEPA
Chapter. If the code does not expressly provide for exempt),
review according to one of the eleven (11) types of
permit review procedures, and another specific
397
City of Renton
4-36-2 4-36-2
4. Site plan review (administrative) for sec- F. Type VI, Staff Review, Environmental
ondary uses(SEPA exempt), Review Committee Review And Hearing
Examiner Decision:
5. Temporary use permits(SEPA exempt),
1. Bulk storage special permit,
6. Temporary emergency wetland permit,
2. Conditional use permits (Hearing Exam-
7. Administrative variances. (Ord. 4648, 1- iner)with associated environmental review,
6-97)
3. Fill and grade permit, special,
C. Type III, Environmental Review Committee
(ERC)Review And Staff Decision: 4. Master site plan(overall plan),
1. Binding site plans, 5. Mobile home parks, preliminary and
final,
2. Conditional use permit (administrative)
with associated environmental review, 6. Shoreline conditional use permit (also
requires State Department of Ecology
3. Development permit for work within any approval),
area of special flood hazard,
7. Shoreline variance (also requires State
4. Environmental review for a permit- Department of Ecology approval),
ted/secondary/accessory use not requiring
any other land use review or permit (Com- 8. Short plats of five (5) to nine (9) lots,
mittee determination only—no staff decision (environmental review normally not
necessary), required, unless previously short platted or
on lands covered by water or associated with
5. Master site plan review (individual concurrent construction of more than four(4)
phases), dwelling units),
6. Site plan review (administrative) with 9. Site plan review (Hearing Examiner with
associated environmental review, associated environmental review),
7. Shoreline permit with associated envi- 10. Special permits,
ronmental review,
11. Variances, with associated Hearing
8. Short plats of four (4) or less lots (non- Examiner land use review,
SEPA exempt),
12. Building permits submitted in conjunc-
9. Temporary use permit(subject to SEPA), tion with any of the above.
10. Building permits submitted in conjunc-
tion with any of the above.
D. Type IV, Staff Review And Board Of Adjust-
ment Decision:
1. Variances,Board of Adjustment.
E. Type V, Staff Review And Hearing Examiner
Decision:
1. Conditional approval permit for noncon-
forming use.The City Council may, at its dis-
cretion, hold the public hearings instead of
the Hearing Examiner.
397
City of Renton
4-36-2 4-36-3
G. Type VU, Staff Review, Environmental 4-36-3: REGULATORY REFORM EXEMP-
114.1 Review Committee Review, Hearing TIONS:
Examiner Recommendation And City Council
Decision: A. State Authority: Section 418, subsections 1
and 2 of the State Regulatory Reform Act
1. Preliminary plats, (ESHB-1724, or "the Act") allows a local
government to exclude certain project per-
2. Planned unit developments (PUD), mits from procedure and time limit re-
preliminary and final, quirements. This Section deals with
exemptions from State-mandated notice
3. Rezones, site-specific in conformance with requirements. Permit types listed below may
Comprehensive Plan, and often do have City Code requirements
for review, notification, and appeal beyond
4. Building permits submitted in conjunction State requirements.
with any of the above.
B. Exemptions:
H. Type VIII, Staff Review And City Council
Decision: 1. Section 418, subsection 1 of the Act states
that local governments may determine that
1. Final plats, there are "special circumstances" relative to
certain actions or processes that warrant a
2. Street vacations. different review process than that set forth
in the Act. Therefore, the City exempts the
I. Type IX, Staff Review, Environmental following actions since they typically require
Review Committee Review, And City Council more than one hundred twenty (120) days to
Decision: process or would be deemed emergencies:
1. Development regulation amendments. a. Comprehensive Plan amendments with
or without any other associated land use
1 J. Type X, Staff Review, Environmental Review application such as a rezone,
Committee Review, Planning Commission
Recommendation And City Council Decision: b. Renton Municipal Code amendments,
1. Comprehensive Plan map or text c. Annexations,
amendments,
d. Planned unit developments,
2. Rezones with associated Comprehensive
Plan map amendments, e. Development agreements,
3. Zoning text amendments. f. Environmental impact statements,
K. Type XI, Staff Review, Environmental g. Temporary emergency wetland permit,
Review Committee Review, City Council
Decision And State Boundary Review Board h. Declared emergency under SEPA,
(BRB)Decision:
i. Street vacations.
1. Annexations (10 percent) (no ERC or BRB
review at this stage), 2. The City also exempts the following "a-
pprovals relating to the use of public areas or
2. Annexations (60 percent). (Ord. 4587, facilities" from the notification and
3-18-1996) procedural requirements of section 418, sub-
section 1 of the Act:
996
City of Renton
4-36-3 4-36-4
a. Deferral of off- or on-site improvements, 2. Business licenses for home occupations,
*441101
b. Drainage connection permits, 3. Board of Public Works variances (i.e.,
driveway grade),
c. Driveway construction permit (all
uses/users), 4. Fire installation/construction permits,
d. Driveway relocation permit (all 5. Electrical, mechanical, plumbing, sign and
uses/users), special fence permits,
e. Franchise utility permits, 6. Lot line adjustments,
f. Right-of-way use permit, 7. Final plats,
g. Release of easements, 8. Minor amendments (less than 10 percent)
to a previously approved site plan,
h. Side sewer permit,
9. Occupancy permits,
i. Side sewer cap permit,
10. Open space, agricultural and timber
j. Sidewalk repair permit (all uses/users), lands - current use assessment,
k. Sidewalk/curb/gutter construction per- 11. Public art exemption certificate,
mit(all uses),
12. Routine vegetation management permits
1. Permits to stop City water and/or sewer (SEPA exempt),
service,
13. Shoreline exemptions,
m. Water meter applications,
14. Temporary use permits (SEPA exempt), r
n. Other SEPA exempt actions/activities as but not exempting sign requirements,
outlined in WAC 197-11-800.
15. Water, sewer, storm drainage, roadway
C. Section 418, subsection 2 of the Act allows permits (SEPA exempt),
local governments to exclude certain ap-
provals and building and engineering per- 16. Other SEPA exempt actions/activities as
mits from the public notification and outlined in WAC 197-11-800. (Ord. 4587,
procedural requirements of the Act if they 3-18-1996)
are categorically exempt from environmental
review or if environmental review has al-
ready been completed at an earlier stage. 4-36-4: SUBMITTAL REQUIREMENTS:
However, the Act's one hundred twenty (120)
day maximum processing time would still A. Purpose: In order to comply with the State
apply. Therefore, the City exempts the fol- law, the City is required to detail the re-
lowing actions from the public notification quirements for complete Building, Public
and procedural requirements of the Act since Works and Land Use Permit Applications.
they are typically processed very quickly and
would be considerably delayed by imposition B. Vesting: Is a legal doctrine whereby a valid
of a public comment period(s): and fully complete building application for a
project that is permitted under the zoning or
1. Building and grading permits (SEPA other land use control ordinances in effect on
exempt), the date of the application shall be con-
996
City of Renton
4-36-4 4-36-4
sidered under the building permit ordinance,
zoning or other land use controls in effect on
the date of such valid and fully complete
building application.
Supplemental information required after
acceptance shall not affect the validity of the
vesting for such application.
Revisions requested by an applicant to a
vested, but not yet approved, application
shall be deemed a new application when such
revisions would result in a substantial
change in the basic site design plan, inten-
sity, density, and the like, involving a change
of ten percent (10%) or more in area or scale.
Vesting for the new application shall occur
upon the date of submission of a valid and
fully complete building application for the
changed project.
C. Submittal Requirements For A ' Complete
Application: Unless waived by the Develop-
ment Services Division, the requirements for
a fully complete land use, building, or public
works permit application shall consist of the
information listed on the following tables and
any site-specific information identified in a
preapplication meeting summary:
(see tables on following pages)
losie
996
City of Renton
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4-364 4-36-5
D. Letter Of Completeness: Upon finding an Assessor's records as taxpayers of record for
application complete, the Development Ser- properties representing at least sixty percent
Ilimie vices Division will provide a letter of (60%) of the assessed valuation for the areas
completeness to the applicant and property proposed for annexation. Information requested on
owner(s). the form includes the signatures of all identified
taxpayers of record, the date of signing, a mailing
E. Multiple Permit Applications: Where submit- address, and property identification number of
tal requirements are duplicated for various each parcel. Petitions must conform to RCW sec-
types of permit applications, an applicant tion 35A.01.040.
shall be required to submit only the largest
(not total) number of copies required. For AFFIDAVIT OF INSTALLATION OF PUBLIC
example, an application for a site plan ap- INFORMATION SIGN: A notarized statement
proval with associated variance would re- signed by the applicant or applicant's represen-
quire only twelve (12) copies even though the tative attesting that the required public infor-
submittal chart indicates that site plan ap- mation sign(s) has been installed in accordance
proval requires twelve (12) copies and the with City Code requirements.
variance requires ten(10) copies.
APPLICATION FEE: The appropriate processing
F. Submittal Waiver Process: In order to have fee as required by the Renton Municipal Code.
any of the normally required submittals
waived, the applicant must request such APPLICATION FORM, BUILDING SECTION:
waiver(s) at or after a preapplication meeting The Development Services Division form required
with City staff. Staff will consider the merits for the type of work to be performed (e.g., grading
of the waiver request(s) and will provide the permit application for grading work, sign permit
applicant with a written list of any/all sub- application for installation of a sign, etc.). Infor-
mittals waived. The applicant must submit a mation requested includes the following:
copy of the list of City approved waiver(s) at
the time of formal application. (Ord. 4587, A. King County Tax Assessor's number for the
3-18-1996) property,
err/
B. Legal description of property,
4-36-5: DEFINITIONS OF TERMS USED
IN SUBMITTAL REQUIREMENTS C. Street address, if available,
FOR BUILDING, PLANNING AND PUBLIC
WORKS PERMIT APPLICATIONS: D. Property owner's name, address and phone
number,
10% NOTICE OF INTENT TO ANNEX: A petition
form, supplied by the City, containing the sig- E. Prime contractor's business name, address,
natures of property owners as identified in King phone number, current state contractor
County Assessor's records as taxpayers of record registration number, and
for properties representing at least ten percent
(10%) of the assessed valuation for the areas F. Either the name, address and phone number
proposed for annexation. Information requested on of the lender administering the interim
the form includes the signatures of all identified construction financing, if any, or the name
taxpayers of record, the date of signing, a mailing and address of the firm that has issued a
address, and property identification number of payment bond, if any, on behalf of the prime
each parcel. Petitions must conform to RCW sec- contractor for the protection of the owner, if
tion 35A.01.040. the bond is for an amount fifty percent(50%)
or more than the total construction project.
60% PETITION TO ANNEX: A petition form,
supplied by the City, containing the signatures of APPLICATION FORM, CONSTRUCTION PER-
property owners as identified in King County MIT: The City of Renton form used for all public
Now' 996
City of Renton
4-36-5 4-36-5
works construction projects. Information re- C. Details of stairs, fireplaces and special
quested includes the name, address, and construction, if any,
telephone number for the project applicant and
property owner, legal description, King County D. King County Health Department approval on
Tax Assessor's number, site area, area of imper- plans submitted to the City for dining/
vious surface, description of work, preliminary food-handling establishments,
cost estimate, and, if applicable, water meter size.
E. King County Health Department approval on
APPLICATION FORM, MASTER: The City of plans submitted to the City for public
Renton Development Services Division's combined pools/spas,
Land Use Permit Application form used for most
environmental and land use reviews. Information F. Independent plan review by the State of
requested includes the name, address, and Washington Labor and Industries Electrical
telephone number for the project applicant, all Division for I and E Occupancies,
owners, contact person, tax account number for
the property, and other site information. G. Asbestos assessment by the Puget Sound Air
Pollution Control Agency (PSAPCA) for
APPROVED TESTING AGENCY: An agency as interior demolition, and
determined by the Washington Association of
Building Officials whose purpose is to provide H. Independent review by State Department of
special building inspection(s). Health for hospitals.
ARCHITECTURAL PLANS, COMMERCIAL, IN- ARCHITECTURAL PLANS, SINGLE FAMILY/
DUSTRIAL, MULTI-FAMILY: A twenty four inch DUPLEX: An eighteen inch by twenty four inch
by thirty six inch (24" x 36") plan prepared by an (18" x 24"), minimum, plan drawn at a scale of
Architect licensed in the State of Washington one-fourth inch equals one foot (1/4 = 1') (or other
(unless project exempted by WAC 18.04.410) size or scale approved by the Building Official)
drawn at a scale of one-eighth inch equals one foot clearly indicating the information required by the
(1/8" = 1') or one-fourth inch equals one foot "Permits" section of the currently adopted
(1/4" = 1') (or other size or scale approved by the Uniform Building Code and RCW 19.27 (State
Building Official) clearly indicating the infor- Building Code Act, Statewide amendments),
mation required by the "Permits" section of the including,but not limited to, the following:
currently adopted Uniform Building Code and
RCW 19.27 (State Building Code Act, Statewide A. General building layout and room use,
amendments), including, but not limited to, the
following: B. Window and door size and window ven-
tilating area,
A. General building layout, both existing and
proposed - indicate square footage of rooms, C. Plumbing, duct,and electrical layout,
use of each room or area, window and door
size and ventilation, opening headers, plum- D. Opening headers, size and material,
bing, ducting, and electrical layout, including
penetration protection, UBC occupancy E. Cross section details, as needed, to show
group, and UBC type of construction, typical foundation, floor, wall, ceiling and
roof construction, including connection
B. Cross section details, as needed, to show details,
typical foundation, floor, wall, ceiling and
roof construction; structural members F. Structural members labeled as to size and
labeled as to size and spacing; bracing, block- spacing as well as bracing, blocking,
ing, bridging, special connectors, anchor bridging, special connectors, and anchor
bolts; insulation of walls, floors and bolts,
roof/ceiling,
`rrrl�
996
City of Renton
4-36-5 4-36-5
G. Special details 'as needed, i.e., stairs, C. Proposed hauling/transportation routes,
fireplaces, special construction, and
D. Measures to be implemented to minimize
H. Insulation of walls, slab, floors, and dust, traffic and transportation impacts,
roof/ceiling. erosion, mud, noise, and other noxious
characteristics,
ASSESSMENT INFORMATION: Records obtained
from the King County Assessor's Office for each E. Any specialty hours proposed for construc-
tax lot included in an area proposed for tion or hauling (i.e., weekends, late nights),
annexation. The records display all taxpayers of and
record and assessed value for each tax lot.
F. Preliminary traffic control plan.
CALCULATIONS, SURVEY: A compilation
prepared by a State of Washington licensed land COVENANTS, DRAFT: A proposed, unrecorded
surveyor clearly indicating the dimensions of the written agreement promising performance or non-
boundaries and the closures for each lot, parcel, performance of certain acts or stipulating certain
tract, and block in the plat, short plat, lot line, uses or non-uses of property to be binding upon
and binding site plan and lot line adjustment. current and future property owners, including the
legal description of that area of property to be
COLORED DISPLAY MAPS: Full-size plan sheets encumbered.
of each of the following maps colored with a wide
tip marker in order to clearly define the site's COVENANTS, EXISTING: The recorded
outer property boundary, the area of new limitations on property which may be set forth in
construction and/or proposed new lot lines the property deed and/or identified in a title
(dashed), existing buildings, landscaping areas, report.
and adjacent street names for use in presenting
the project at public hearing and/or to the En- DEEDS (DRAFT) TO CITY FOR ANY LAND TO
vironmental Review Committee: BE DEDICATED: A legal document proposing to
convey ownership of real property and including*tiese: A. Neighborhood detail map, legal description of the area to be dedicated.
B. Site plan, DRAINAGE PLAN/MAP: Plans drawn to scale and
stamped by a State of Washington licensed en-
C. Landscaping plan, and gineer or State of Washington licensed landscape
architect and complying with the requirements of
D. Elevations. Title IV, Chapter 22 of the Renton Municipal Code
and the King County Surface Water Management
CONDITIONAL USE PERMIT JUSTIFICATION: Design Manual as adopted by the City of Renton.
A written description/justification. setting forth
the reasons in favor of the application and addres- DRAINAGE REPORT: A report stamped by a
sing the criteria listed in Section 4-31-36 of the State of Washington licensed engineer or State of
Renton Municipal Code. Washington licensed landscape architect and
complying with the requirements the City of Ren-
CONSTRUCTION MITIGATION DESCRIPTION: ton Drafting Standards, Title IV, Chapter 22 of
A written narrative addressing each of the fol- the Renton Municipal Code and the King County
lowing: Surface Water Management Design Manual
(KCSWDM) as adopted by the City of Renton.
A. Proposed construction dates (begin and end -
dates), EASEMENTS, EXISTING: A recorded document
by the property owner granting one or more
B. Hours of operation, privileges to use the owner's land to and/or for the
use by the public, a corporation or another person
996
City of Renton
I
4-36-5 4-36-5
or entity. Easements may be referenced by proper- each feeder, the total connected load before
ty deed and are identified in the property title applying demand factors, the demand factors
report. used, the computed load after applying *00
demand factors, and the size and type of
EASEMENTS, PROPOSED: A draft document, conductors used.
including proposed legal description, listing to
whom and for what specific purpose or purposes ELEVATIONS, ARCHITECTURAL: A twenty four
the easement is to be granted. inch by thirty six inch (24" x 36") fully dimen-
sioned architectural elevation plan drawn at a
ELECTRICAL PLANS/SPECIFICATIONS: Plans scale of one-fourth inch equals one foot (i/4" = 1')
clearly indicating the information required. by the or one-eighth inch equals one foot (1/8' = 1') (or
WAC 296-46-140(2) and section 1141 of the cur- other size or scale approved by the Building Of-
rently adopted Washington State Energy Code ficial) clearly indicating the information required
(WSEC) accompanied by a written statement by the "Permits" section of the currently adopted
stamped and signed by a Washington State Uniform Building Code and RCW 19.27 (State
registered professional engineer attesting to the Building Code Act, Statewide amendments),
validity of this data and including, but not limited including, but not limited to, the following:
to, the following:
A. Existing and proposed ground elevations,
A. Street address and name of project,
B. Existing average grade level underneath
B. Description of the scope of the electrical proposed structure,
installation or alterations to be done,
including the basis for designation of any C. Height of' existing and proposed struc-
special occupancy or classified location(s), tures-showing finished roof-top elevations
based upon site elevations for proposed
C. Name, address and phone number of contact structures and any existing/abutting
person, structures,
D. Floor plan view of the electrical installation D. Building materials and colors including roof,
or alterations, walls, or other enclosures,
E. Specifications relevant to the electrical E. Fence or retaining wall materials, colors, and
installation, architectural design,
F. Load calculations per National Electric Code F. Architectural design of on-site lighting fix-
(NEC) 220, tures, and -
G. Switchboard and/or panel board schedules, G. Cross section of roof showing location and
height of roof-top equipment (include air
H. Fire alarm and other low voltage system conditioners, compressors, etc.) and proposed
drawings, and screening.
I. One-line riser diagram, including available ENERGY CODE CHECKLIST, NONRESIDEN-
fault current, AIC ratings of switchboards TIAL: The standard Washington State Energy
and/or panel boards, and equipment bracing. Office form requesting the information required
Riser diagrams and load calculations must be under WAC 51-11 detailing building components
complete to the point of connection between to be used to comply with the State
the facilities of the serving utility and the Non-Residential Energy Code.
premises wiring. Details of such diagrams
and calculations must include the square feet ENERGY CODE CHECKLIST, RESIDENTIAL:
of the building or other structure supplied by The standard Washington State Energy Office
vaid
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form requesting the information required under H. Lot lines with all property lines dimensioned
WAC 51-11 and detailing building components to and square footage of each lot,
`'titer be used to comply with the State Residential
Energy Code. I. Lot and block numbers,
ENVIRONMENTAL CHECKLIST: The standard J. Addresses for each lot and new street names
State of Washington form required under WAC in accordance with the House Numbering
197-11-742 and 197-11-960. Ordinance and the Street Grid Ordinance,
EROSION CONTROL PLAN, TEMPORARY: K. Reservations, restrictive covenants, ease-
Drawings of the entire site showing the proposed ments and description of any areas to be
erosion control measures for the project in confor- dedicated to public use with notes stating
mance with the City of Renton drafting standards their purpose, and any limitations, and iden-
(or as approved by the Development Services tifying the grantee and if the grantee is the
Division Plan Review Supervisor) and the King City, a statement of provisions reserving,
County Surface Water Design Manual as adopted granting and/or conveying the area with a
by the City of Renton. description of the rights and purposes,
FINAL PLAT PLAN:A plan prepared by a State of L. Coordinates per City surveying standards for
Washington registered land surveyor in accor- permanent control monuments,
dance with RCW 18.43.010, fully dimensioned,
drawn at a scale of one inch equals forty feet M. Location of all interior permanent control
(1" = 40') on eighteen inch by twenty four inch monuments per City surveying standards,
(18" x 24") plan sheet(s) (or other scale approved
by Development Services Division Director). The N. Statement of equipment and procedures used
original shall be in black ink on stabilized drafting per WAC 332-130-100,
film and shall include the following information
with sufficient detail to meet the requirements of O. Basis of bearing per WAC 332-130-150 1.b.iii,
the City of Renton Subdivision Ordinance:
P. Date the existing monuments were visited
A. Name and location of the subdivision, per WAC 332-103-050 1.f.iv,
B. Space reserved for "City of Renton File Num- Q. Verification that permanent markers are set
ber" (large type) at top of first sheet, at corners of the proposed lots,
C. Space reserved for City of Renton "land R. Statement of discrepancies, if any, between
record number" (small type) at bottom left of bearings and distances of record and those
first sheet, measured or calculated,
D. Legal description of the property, S. Location, dimensions, and square footages of
any existing structures to remain,
E. Date, graphic scale, and north arrow,
T. Location of existing conditions (such as wet-
F. Vicinity Map (a reduced version of the "neig- lands, steep slopes, water courses) on or
hborhood detail map" as defined below), adjacent to the site which could hinder
development,
G. Names, locations, widths and other dimen-
sions of existing and proposed streets, alleys, U. Certification showing that streets, rights of
easements, parks, open spaces and reser- way and sites for public use have been
vations, dedicated,
Some
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V. Certification by a State of Washington (or other size plan sheet or scale approved by the
licensed land surveyor that a survey has Development Services Division Plan Review
been made and that monuments and stakes Supervisor) clearly indicating the following:
will be set, A. Graphic scale and north arrow,
W. Signature and date line(s) for Certification
by the responsible health agencies that the B. Dimensions of all property lines, easements,
methods of sewage disposal and water ser- and abutting streets,
vice are acceptable,
C. Location and dimensions of all on-site struc-
X. Notarized signatures of all property owners, tures and the location of any structures
within fifteen feet(15') of the subject proper-
Y. Signature and date line(s) for King County ty or which may be affected by the proposed
Finance Department, work,
Z. Signature and date line(s) for City of Renton D. Accurate existing and proposed contour lines
Finance and Information Services Director drawn at five foot (5'), or less, intervals
with the following text preceding: "There are showing existing ground and details of ter-
no delinquent special assessments and any rain and area drainage to include surroun-
special assessments for any dedicated ding off-site contours within one hundred
property herein contained have been paid in feet (100') of the site,
full",
E. Location of natural drainage systems,
AA. Signature and date line(s) for the Ad- including perennial and intermittent streams
ministrator of the Planning/Building/Public and the presence of bordering vegetation,
Works Department, and
F. Setback areas and any areas not to be dis-
BB. Signature and date line(s) for the approval of turbed,
the Mayor as attested by the City Clerk. t7.7
G. Finished contours drawn at five foot (5') NS
FLOOR PLANS, GENERAL: A basic line drawing intervals as a result of grading,
plan of the general building layout showing walls,
exits and designated uses indicating the proposed H. Proposed drainage channels and related
locations of kitchens, baths and floor drains, with construction with associated underground
sufficient detail for City staff to determine if an storm lines sized and connections shown, and
oil/water separator or grease interceptor is re-
quired and to determine sizing of side sewer. I. General notes addressing the following (may
be listed on cover sheet):
GEOTECHNICAL REPORT: A study prepared and
stamped by a licensed professional engineer 1. Area in square feet of the entire property.
including soils and slope stability analysis, boring
and test pit logs, and recommendations on slope 2. Area of work in square feet.
setbacks, foundation design, retaining wall design,
material selection, and all other pertinent 3. Both the number of tons and cubic yards
elements. of soil to be added, removed,or relocated.
GRADING PLAN: A twenty two inch by thirty 4. Type and location of fill origin, and des-
four inch (22" x 34") plan drawn by a State of tination of any soil to be removed from site.
Washington licensed engineer or State of
Washington licensed landscape architect at a scale 5. Finished floor elevation(s) of all struc-
of one inch to forty feet (1" to 40') (horizontal feet) tures, existing and proposed.
and one inch to ten feet (1" to 10') (vertical feet)
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HEAT LOSS CALCULATION: A State of B. Location of proposed buildings, parking
Washington Energy Code mandated analysis per- areas, access and existing buildings to
formed to determine the heat loss of a structure in remain,
order to determine the size of the required heating
equipment. C. Names and locations of abutting streets and
public improvements,including easements,
INSTALLER CERTIFICATION: Washington State
Department of Community, Trade and Economic D. Existing and proposed contours at five foot
Development (CTED) approval given to those (5') intervals or less,
contractors authorized to install manufactured
homes and designated by a State registration E. Location and size of planting areas,
number.
F. Location and height for proposed berming,
IRRIGATION SPRINKLER PLANS (UNDER- and
GROUND): A twenty two inch by thirty four inch
(22" x 34") plan drawn at the same scale as, or G. Location and elevations for any proposed
included on, the generalized utilities plan(s) (or landscape-related structures such as arbors,
other size plan sheet or scale approved by the gazebos, fencing,etc.,
Development Services Division Plan Review
Supervisor) clearly indicating the following: H. Location, size, spacing and names of existing
and proposed shrubs, trees, ground covers,
A. Scale and north arrow, and decorative rockery or like landscape
improvements in relationship to proposed
B. Dimensions of all property lines, easements, and existing utilities.
and abutting streets,
LANDSCAPING PLAN, DETAILED: A fully
C. Meter location and size, and dimensioned plan drawn at the same scale as the
project site plan (or other scale approved by the
D. Proposed type, size, and location of sprinkler Development Services Division), clearly indicating
Name) piping, sprinkler heads, and backflow the following:
prevention devices.
A. Date, graphic scale, and north arrow,
LAND RECORD NUMBER: The City of Renton
Technical Services Division's filing number for the B. Location of proposed buildings, parking
final survey document. areas, and access, and existing buildings to
remain,
LAND USE PERMIT CONDITIONS: Environmen-
tal or land use permit requirements which may C. Names and locations of abutting streets and
have been placed upon the project in addition to public improvements,including easements,
any code-mandated requirements in conjunction
with a required environmental determination D. Existing and proposed contours at five foot
and/or a land use permit. Examples of land use (5') intervals or less,
permits include site plan review, conditional use
permits and variances. E. Detailed grading plan,
LANDSCAPING PLAN, CONCEPTUAL: A fully F. Location and dimensions of planting areas,
dimensioned plan drawn at the same scale as the
project site plan (or other scale approved by the G. Location and height for proposed berming,
Development Services Division), clearly indicating
the following: H. Locations, elevations, and details for any
proposed landscape-related structures such
A. Date, graphic scale, and north arrow, as arbors, gazebos, fencing, etc.,
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I. Location, size, and spacing of existing and G. Names, locations, widths and other dimen-
proposed shrubs, trees, ground covers, and sions of existing and proposed streets, alleys,
decorative rockery or like landscape and easements,
improvements in relationship to proposed
and existing utilities, H. Lot lines with all property lines dimensioned
and square footage of each lot,
J. Names of existing and proposed vegetation,
and I. Lot numbers,
K. Detailed planting plan (soil mix, planting J. "Old" lot line(s) and "new" lot line(s) clearly
depth and width, and bark mulch depth). labeled and differentiated by line type and/or
thickness,
LIST OF CURRENT PROPERTY OWNERS: A
listing of all current property owners and their K. Addresses for each lot and new street names
mailing addresses and King County Assessor's in accordance with the House Numbering
account numbers within three hundred feet (300') Ordinance and the Street Grid Ordinance,
of the boundaries of the subject site as obtained
from a title company or the King County Asses- L. Reservations, restrictive covenants, ease-
sor's Office. The list shall include a notarized ments, description of any areas to be
statement from the applicant attesting that the dedicated to public use with notes stating
ownership information provided is current and their purpose, and any limitations, and iden-
accurate. Current shall mean obtained within the tifying the grantee and if the grantee is the
past thirty (30)days unless otherwise approved by City, a statement of provisions reserving,
the Development Services Division. granting and/or conveying the area with a
description of the rights and purposes must
LOT LINE ADJUSTMENT MAP: A drawing of the be shown,
proposed lot line adjustment prepared by a
licensed land surveyor complying with the re- M. Coordinates per City surveying standards for
quirements of Section 9-12-7 of the Renton permanent control monuments, ti
Municipal Code.
N. Location of all interior permanent control
A. Name of the proposed lot line adjustment monuments per City surveying standards,
(e.g., Smith/Larsen Lot Line Adjustment),
O. Statement of equipment and procedures used
B. Space reserved for"City of Renton File Num- per WAC 332-130-100,
her" (large type) at top of first sheet,
P. Basis of bearing per WAC 332-130-150 1.b.iii,
C. Space reserved for City of Renton "land
record number" (small type) at bottom left of Q. Date the existing monuments were visited
first sheet, per WAC 332-103-050 1.f.iv,
D. Legal description for each of the existing R. Verification that permanent markers are set
parcels, at corners of the proposed lots,
E. New legal descriptions for each of the altered S. Statement of discrepancies, ifany, between
parcels, including section, township and bearings and distances of record and those
range, measured or calculated,
F. Date, graphic scale, and north arrow, T. Location, dimensions and square footages of
any existing structures to remain,
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U. Location of existing conditions (such as wet- G. Existing and, if applicable, proposed
lands, steep slopes, water courses) on or Comprehensive Plan map designation,
'Noisof adjacent to the site which could hinder
development, H. Existing and, if applicable, proposed zoning
designation,
V. Certification by a State of Washington
licensed land surveyor that a survey has I. Site area,
been made and that monuments and stakes
have been set, J. Estimated project cost,
W. Notarized signatures of all property owners, K. Whether or not the project site contains any
environmentally sensitive areas, and
X. Signature and date line(s) for the King Coun-
ty Assessor, L. Property legal description.
Y. Signature and date line(s) for the Ad- MECHANICAL PLANS: Plans as required per
ministrator of the Planning/Building/Public section 113 of the currently adopted Uniform
Works Department. Mechanical Code (UMC) and section 1141 of the
currently adopted Washington State Energy Code
MAILING LABELS: Self-adhesive mailing labels (WSEC) along with Statewide amendments.
including the name, mailing address, and King
County Assessor's account numbers (optional) for MONUMENT CARD: A form provided by the City
all property owners within three hundred feet Technical Services Division and filled out by a
(300') of the boundaries of the subject site. surveyor providing information regarding a single
monument, including the section, township and
MAP OF EXISTING SITE CONDITIONS: A plan range, method of location, type of mark found or
drawn at the same scale as, or combined with, the set, manner of reestablishment of the single
grading plan or topography map showing existing monument (if applicable), description, and a
topographical or five foot(5') contours or less, and drawing showing the location of a single
structural and natural features. The plan shall monument and indicating a reference point to that
include major trees, shrubs, large rocks, creeks monument.
and watersheds, buildings, roadways and trails.
NEIGHBORHOOD DETAIL MAP: A map, drawn
MASTER APPLICATION FORM: The standar- at a scale of one inch equals one hundred feet
dized application form .used for the majority of (1" = 100') or one inch equals two hundred feet
land use permit applications including, but not (1" = 200') (or other scale approved by the
limited to, the following: Development Services Division Director). The map
shall show the location of the subject site relative
A. Owner, applicant, and contact person names, to the property boundaries of the surrounding
addresses and telephone numbers, parcels within approximately one thousand feet
(1,000') or approximately two thousand five
B. Notarized signatures of all current property hundred feet (2,500') for properties over five (5)
owners, acres and identifying the subject site with a
darker perimeter line than that of surrounding
C. Name of the proposed project, properties. The map shall also show the: proper-
ty's lot lines, existing land uses, building outlines,
D. Project/property address, City boundaries of the City of Renton (if ap-
plicable), north arrow (oriented to the top of the
E. King County Assessor's tax account number, plan sheet), graphic scale used for the map, and
City of Renton (not King County) street names for
F. Existing and proposed land uses, all streets shown.
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PARKING, LOT COVERAGE, LANDSCAPING PLAT CERTIFICATE: A document prepared by a
ANALYSIS: A listing of the following information title company indicating all parties with an
(may also be included on the first sheet of the site interest in the property and listing all encumbran-
plan): ces.
A. Total square footage of the site, PLUMBING PLAN: Plans as required per section
30.2 of the currently adopted Uniform Plumbing
B. Total square footage of existing area(s) of Code (UPC) and Statewide amendments.
impervious surfacing,
PRELIMINARY PLAT PLAN: A plan prepared by
C. Total square footage of existing naturall a State of Washington registered land surveyor in
undeveloped area, accordance with RCW 18.43.010, fully dimen-
sioned, drawn at a scale of one inch equals forty
D. Square footage (by floor and overall total) of feet (1"= 40') on an eighteen inch by twenty four
each individual building and/or use, inch (18" x 24") plan sheet (or other size or scale
approved by the Development Services Division
E. Total square footage of the footprints of all Director) and including the information required
buildings, by City of Renton Subdivision Ordinance:
F. Percentage of lot covered by buildings or A. Name of the proposed preliminary plat (and
structures, space for the future City file number),
G. Total pavement square footage both existing B. Names and addresses of the engineer,
pavement to remain plus new pavement licensed land surveyor, and all property
proposed to be installed, owners,
H. Square footage of any on-site wetlands, C. Legal description of the property,
I. Parking analysis to include the total number D. Date, graphic scale, and north arrow
of parking spaces required and provided, oriented to the top of the paper/plan sheet,
*4460
number of compact and "ADA accessible"
spaces provided, and parking space dimen- E. Vicinity map (a reduced version of the neigh-
sions, borhood detail map as defined above),
J. Square footage of landscaping for each area, F. Drawing of the subject property with all
for interior parking lot landscaping, and existing and proposed property lines
total, dimensioned, indicating the required yards
(setbacks) with dashed lines,
K. Allowable and proposed building height,
G. Location of the subject site with respect to
L. Building setbacks required by Code, and , the nearest street intersections (including
intersections opposite the subject property),
M. Proposed building setbacks. alleys and other rights of way,
PLAN REDUCTIONS: Eight and one-half inch by H. Names, locations, widths and other dimen-
eleven inch (8h/2' x 11") white, opaque reductions sions of existing and proposed streets, alleys,
of full size plan sheets including elevations, easements, parks, open spaces and reser-
landscape plans, conceptual utility plans, site vations,
plan, and neighborhood detaillvicinity map which
will yield legible photocopies. I. Location and dimensions of any existing and
proposed structures, existing on-site trees,
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existing or proposed fencing or retaining G. Proposed off-site improvements (i.e., installa-
walls,freestanding signs, and easements, tion of sidewalks, fire hydrants, sewer main,
etc.),
J. Location of existing conditions on or adjacent
`ire to the site which could hinder development, H. Total estimated construction cost and esti-
and mated fair market value of the proposed
•
project,
K A legend listing the following included on the
first sheet of the Preliminary Plat Plan: I. Estimated quantities and type of materials
involved if any fill or excavation is proposed,
1. Total area in acres of proposed prelimi-
nary plat, J. Number,type and size of trees to be removed,
2. Proposed number of lots, K. Explanation of any land to be dedicated to
the City,and
3. Zoning of the subject site,
L. For shoreline applications only:
4. Proposed square footage in each lot, and
1. Name of adjacent water area or wetlands,
5. Percentage of land in streets.
2. Nature of existing shoreline—describe:
PROJECT INFORMATION SHEET: An eight and
one-half inch by eleven inch(8 1/2"x 11") sheet of a. Type of shoreline (i.e., lake, stream,
paper listing the following information: lagoon, marsh,bog,floodplain,floodway);
A. Job address, b. Type of beach (i.e., accretion, erosion,
high bank-low bank);
B. Property owner's name,
c. Type of material (i.e., sand, gravel,
C. King County Tax Assessor's number, mud, clay,rock, riprap);and
D. Legal description of property. d. The extent and type of any bulkhead-
ing,and
PROJECT NARRATIVE: A clear and concise
description and summary of the proposed project, 3. The number and location of structures
including the following: and/or residential units (existing and poten-
tial)which might have views obstructed as a
A. Project name, size and location of site, result of the proposed project, and
B. Zoning designation of the site and adjacent M. The proposed number, size, and density of
properties, the new lots, for subdivision applications
only.
C. Current use of the site and any existing
improvements, PROPOSAL DESCRIPTION: A complete,
unabridged copy of the proposal (i.e., draft ordi-
D. Special site features (i.e., wetlands, water nance, resolution, plan or policy) and all attach-
bodies, steep slopes), ments.
E. Statement addressing soil type and drainage PROPOSAL SUMMARY: A concise description of
conditions, the scope,intent and timing of the proposal.
F. Proposed use of the property and scope of the PUBLIC WORKS APPROVAL LETTER: Written
proposed development (i.e., height, square confirmation from the Development Services Divi-
footage, lot coverage,parking,access, etc.), sion Plan Review section that all required
improvements have been substantially installed or
deferred and authorizing the submittal of the final
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4-36-5 4-36-5
plat, final short plat, final binding site plan, or B. Space reserved for "City of Renton file num-
final PUD application. ber"(large type) at top of first sheet,
REZONE JUSTIFICATION: A written statement C. Space reserved for City of Renton "land , '
and other information provided by the applicant to record number" (small type) at bottom left of
support the rezone which may include, but is not first sheet,
limited to: letters, photographs, site development
plans,market research reports, and land use maps D. Legal description of the property,
indicating in a clear and concise manner why the
rezone application should be granted and that the E. Date,graphic scale, and north arrow,
rezone request is timely.
F. Vicinity map(a reduced version of the"neigh-
ROADWAY CONSTRUCTION PLANS:Plans pre- borhood detail map"as defined above),
pared by a State of Washington licensed civil engi-
neer as detailed by the document "City of Renton G. Names, locations, widths and other dimen-
Drafting Standards", unless otherwise approved sions of existing and proposed streets, alleys,
by the Development Services Division Plan Review easements, parks, open spaces and reserva-
Supervisor. tions,
SCREENING DETAIL, REFUSE/RECYCLE: A H. Lot lines with all property lines dimensioned
detailed plan drawing, prepared to scale, showing and square footage of each lot,
location within property boundaries, heights, ele-
vations,and building materials of proposed screen- I. Lot numbers,
ing or of proposed plantings.
J. Addresses for each lot and new street names
SHORELINE CONDITIONAL USE JUSTIFICA- in accordance with the House Numbering
TION: A written statement setting forth the rea- Ordinance and the Street Grid Ordinance,
sons in favor of the shoreline conditional use
permit application and addressing the criteria K. Reservations, restrictive covenants, ease-
listed in section 8 of the City Shoreline Master ments and any areas to be dedicated to public
Program used by the Hearing Examiner in review- use with notes stating their purpose, and any
ing the permit request. limitations, and identifying the grantee. If
the grantee is the City, a statement of provi-
SHORELINE VARIANCE JUSTIFICATION: A sions reserving, granting and/or conveying
written statement setting forth the reasons in the area with a description of the rights and
favor of the Shoreline Variance application and purposes must be shown,
addressing the criteria listed in section 8 of the
City Shoreline Master Program used by the Hear- L. Coordinates per City surveying standards for
ing Examiner when reviewing the variance permanent control monuments,
request.
M. All interior permanent control monuments
SHORT PLAT MAP, FINAL:A plan prepared by a located per City surveying standards,
State of Washington registered land surveyor in
accordance with RCW 18.43.010, fully dimen- N. Statement of equipment and procedures used
sioned, drawn at a scale of one inch equals forty per WAC 332-130-100,
feet(1" =40')on eighteen inch by twenty four inch
(18" x 24") plan sheet(s) (or other scale approved
by the Development Services Division Director).
The original shall be in black ink on stabilized
drafting film and shall include the following infor-
mation with sufficient detail to meet the require-
ments of the City of Renton Subdivision
Ordinance:
A. Name and location of the short plat,
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O. Basis of bearing per WAC 332-130-150 1.b.iii, twenty four inch (18" x 24") plan sheet (or other
size or scale approved by the Development Ser-
e P. Date the existing monuments were visited vices Division Director) and including the infor-
per WAC 332-103-050 1.f.iv, mation required by the City of Renton Subdivision
Ordinance:
Q. Verification that permanent markers are set
at corners of the proposed lots, A. Name of the proposed short plat (and. space
for the future City file number),
R. Statement of discrepancies, if any, between
bearings and distances of record and those B. Names and addresses of the engineer,
measured or calculated, licensed land surveyor, and all property
owners,
S. Location, dimensions and square footages of
any existing structures to remain, C. Legal description of the property,
T. Location of existing conditions (such as wet- D. Date, graphic scale, and north arrow
lands, steep slopes, water courses) on or oriented to the top of the paper/plan sheet,
adjacent to the site which could hinder
development, E. Vicinity map (a reduced version of the "neig-
hborhood detail map" as defined above),
U. Certification by a State of Washington
licensed land surveyor that a survey has F. A drawing of the subject property with all
been made and that monuments and stakes existing and proposed property lines
have been set, dimensioned, indicating the required yards
(setbacks) with dashed lines,
V. Certification by the King County Department
of Health that the proposed septic system(s) G. Location of the subject site with respect to
is acceptable to serve the short plat, the nearest street intersections (including
intersections opposite the subject property),
W. Notarized signatures of all property owners, alleys and other rights of way,
X. Signature and date line(s) for King County H. Names, locations, widths and other dimen-
Assessor, sions of existing and proposed streets, alleys,
easements, parks, open spaces and reser-
Y. Signature and date line(s) for City of Renton vations,
Finance and Information Systems Director
with the following text preceding: "There are I. Location and dimensions of any existing and
no delinquent special assessments and any proposed structures, existing on-site trees,
special assessments for any dedicated existing or proposed fencing or retaining
property herein contained have been paid in walls, free-standing signs, and easements,
full",
J. Location of existing conditions on or adjacent
Z. Signature and date line(s) for the Ad- to the site which could hinder development,
ministrator of the Planning/Building/Public and
Works Department, and for short plats of
five (5) or more lots, signature and date K. A legend listing the following included on the
line(s) for the City of Renton Hearing first sheet of the preliminary plat plan:
Examiner.
1. Total area in acres of proposed short plat,
SHORT PLAT MAP, PRELIMINARY: A fully
dimensioned plan, drawn at a scale of one inch 2. Proposed number of lots,
equals forty feet (1" = 40') on an eighteen inch by
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3. Zoning of the subject site, G. Grading plan showing proposed and existing
contours and site elevations,
4. Proposed square footage in each lot, and
H. Landscaped areas, irrigation meter,
5. Percentage of land in streets.
I. Lighting and sign structures (new and exis-
SIGN PLANS: A twenty four inch by thirty six ting),
inch (24" x 36") plan (or other size plan approved
by the Building Official), drawn to scale, clearly J. Location of garbage containers and recycling
indicating the following: storage,
A. Footing, connections to building, size of sup- K. Fire hydrant locations (new and existing)
ports and materials used in supports and within three hundred feet(300')of building,
sign itself,
L. General notes addressing the following (may
B. Elevation showing size and heights of any be listed on cover sheet):
proposed freestanding or projecting signs -
clearly indicating ground clearance and 1. Full name of the project,
clearance to overhead power lines, and
2. Name, address, and telephone number of
C. Elevation of building facade for any proposed owner and agent(s),
wall signs showing dimensions of the buil-
ding as well as existing and proposed wall 3. Existing zoning of the project site,
signs.
4. Area, in square feet, of the project site,
SITE PLAN, COMMERCIAL, INDUSTRIAL,
MULTI-FAMILY: A twenty four inch by thirty six 5. Reference to the current building code
inch (24" x 36") plan drawn by a State of (i.e., UBC and date of current adopted ver-
Washington licensed architect at a scale of one sion),
inch equals twenty feet (1" = 20') or one inch
equals forty feet(1" = 40') (or other size plan sheet 6. Proposed use of each building (if mul-
or scale approved by the Building Official) clearly ti-family, the number of dwelling units),
indicating the following:
7. UBC occupancy group designation,
A. Scale and north arrow,
8. UBC type of construction of all buildings,
B. Legal description,
9. Height and number of stories of new buil-
C. Location, identification, and dimensions of dings,
all buildings, property lines, setbacks,
streets, alleys and easements, 10. Area of each building in square feet,
D. Condition of all public right of ways and 11. Allowable area calculation,
verification of right to use easements,
12. Occupancy load (maximum capacity) of
E. Off-street parking layouts and driveways, each building,
F. Curbs, gutters, sidewalks, paving, storm 13. Seismic zone of the project site (e.g., Zone
drainage, meters (domestic and fire), and 3),
grease interceptors,
14. Floor, roof, and wind design loads, and
996
City of Renton
4-36-5
4-36-5
15. Identity of special inspection agency 3. Total square footage of all buildings
selected by the owner to perform special (footprint of each building),
litre inspections.
4. Percentage of lot coverage,
SITE PLAN, LAND USE REVIEW:A single fully
dimensioned plan sheet drawn at a scale of one 5. Parking analysis including the total num-
inch equals twenty feet (1" = 20') (or other scale ber of parking spaces required and provided,
approved by the Development Services Division number of compact spaces provided, and
Director)clearly indicating the following: parking space dimensions,
A. Name of proposed project, 6. Square footage of interior parking Iot
landscaping,
B. Date, scale, and north arrow oriented to the
top of the paper/plan sheet, 7. Square footage of all other landscaping,
C. Drawing of the subject property with all 8. Allowable and proposed building height,
property lines dimensioned and names of
adjacent streets, 9. Building setbacks required by Code, and
D. Widths of all adjacent streets and alleys, 10. Proposed building setbacks.
E. The location of all existing public SITE PLAN, SHORELINE: A single fully dimen-
improvements including, but not limited to, sioned plan sheet drawn at a scale of one inch
curbs, gutters, sidewalks, median islands, equals twenty feet (1" = 20') (or other scale
street trees, fire hydrants, utility poles, etc., approved by the Development Services Division
along the full property frontage, Director) clearly indicating the information
requested by the "Site Plan, Land Use" with the
F. Location and dimensions of existing and following additional information:
proposed structures, parking and*strise areas, driveways, existing on-site trees, exis- A. Ordinary high water mark, existing and
ting or proposed fencing or retaining walls, proposed,
free-standing signs, easements, refuse and
recycling areas, free-standing lighting fix- B. Name of water body.
tures, utility junction boxes, public utility
transformers, storage areas, buffer areas, SITE PLAN, SIGN: A twenty four inch by thirty
open spaces, and landscaped areas, six inch (24" x 36") plan drawn at a scale of one
inch equals twenty feet (1" =20') or one inch
G. The location and dimensions of natural equals forty feet(1" = 40') (or other size plan sheet
features such as streams, lakes,marshes and or scale approved by the Building Official) clearly
wetlands, indicating the following:
H. Ordinary high water mark, existing and A. Scale and north arrow,
proposed,if applicable,
B. Location, identification and dimensions of all
I. A legend listing the following must be buildings, property lines, existing and
included on one of the site plan sheets: proposed signs, streets, alleys and ease-
ments, and the setbacks from property lines
1. Total square footage of the site, and easements,
2. Square footage (by floor and overall total) C. Location and dimensions of off-street parking
of each individual building and/or use, layouts and driveways,
°err►°
996
City of Renton •
•
4-36-5 4-36-5
D. Location and dimensions of the landscaped G. Location and footprint size in square feet of
areas, all existing and proposed structures on
property including decks, carports, storage
E. General notes addressing the following (may sheds, and garages,
be listed on cover sheet):
H. Location and dimensions of approaches,
1. Note if any proposed signage will flash or driveways and public sidewalks,
be animated,
I. Elevation at property corners and contour
2. Name, address and telephone number of lines at two foot (2') height intervals,
owner and agent(s), showing proximity to steep slopes,
3. Zoning of the project site, J. Finished floor elevation for properties
located within a flood zone,
4. Street frontage/s (in feet) for the site or,
for multiple tenants building, indicate K. The location, height and length of retaining
frontage of individual tenant space, walls, rockeries, etc.,
5. Type (e.g., freestanding, wall, etc.), size L. Location and distance in feet of nearest fire
and number of all existing signs, hydrant to structure, and
6. Type, size and number of all proposed M. Location of any pool/spa and setback
signs, dimensions to property lines and the location
of the required six foot(6')fence.
7. Reference to the current Uniform Sign
Code (USC and year of current adopted ver- SPECIAL INSPECTION: A building inspection as
sion), and required by the current adopted version of the
Uniform Building Code(UBC).
8. Wind design loads.
STREET LIGHTING PLAN: Drawings showing vim'
SITE PLAN, SINGLE-FAMILY/DUPLEX: An eight the proposed lighting system, including
and one-half inch by eleven inch (81/2" x 11") plan luminaries, junction boxes, electric wiring, and
drawn at a scale of one inch to twenty feet wiring diagrams using the same scale as the
(1" to 20') or one inch to forty feet (1" to 40') (or utility plans (or as approved by the Development
other size plan sheet or scale approved by the Services Division Plan Review Supervisor) and
Building Official)clearly indicating the following: conforming to the City of Renton Drafting Stan-
dards and the City of Renton Street Light Stan-
A. Legal description, dards. -
B. Explanation of scope of work, STRUCTURAL CALCULATIONS: An analysis of
loads, materials, etc., prepared and stamped by a
C. Existing and proposed construction labeled State of Washington licensed professional
and differentiated by pattern or line type, engineer.
D. Dimensions of all property lines and all buil- STRUCTURAL PLANS: Twenty four inch by
ding setbacks to property lines, thirty six inch (24" x 36") plans prepared and
stamped by a State of Washington licensed profes-
E. Dimensions and labels for all streets, alleys, sional engineer drawn at a scale of one-eighth
and/or easements, inch equals one foot (1/8' = 1') or one-fourth inch
equals one foot (1/, = 1') (or other size or scale
F. Lot size in square feet, approved by the Building Official) clearly in-
dicating the information required by the "Permits"
996
City of Renton
4-36-6 4-36-6
section of the currently adopted Uniform Building UTILITIES CONSTRUCTION PLANS:Plans pre-
Code and RCW 19.27 (State Building Code Act, pared by a State of Washington licensed civil engi-
Statewide amendments), including, but not lim- neer as stipulated by the document"City of Renton
ited to,the following: Drafting Standards".
A. Structural members labeled as to size and UTILITIES PLAN, GENERALIZED: A plan
spacingas well as bracing, blocking, bridg- drawn on twenty two inch by thirty four inch (22"
ing, special connectors, and anchor bolts, x 34")plan sheets using a graphic scale of one inch
equals twenty feet (1" = 20') or one inch. equals
B. Cross section details,as needed, to show typi- forty feet(1" =40')(or other scale or size approved
cal foundation, floor, wall, ceiling and roof by the Development Services Division Plan Review
construction; insulation of walls, floors and Supervisor) clearly showing all existing (to
roof/ceiling,and remain) and proposed public or private improve-
ments to be dedicated or sold to the public includ-
C. Details of stairs, fireplaces and special con- ing, but not limited to: curbs, gutters, sidewalks,
struction,if any. median islands, street trees, fire hydrants, utility
poles, refuse areas, freestanding lighting fixtures,
TOPOGRAPHY MAP:A map showing the existing utility junction boxes, public utility transformers,
land contours using five foot(5')intervals at verti- etc., along the full property frontage. The finished
cal intervals of not more than five feet(5'). For any floor elevations for each floor of proposed and
existing buildings the map shall show the finished existing(to remain)structures shall be shown_
floor elevations of each floor of the building.
VARIANCE JUSTIFICATION: A written state-
TRAFFIC STUDY:A report prepared by a State of ment setting forth the reasons in favor of the
Washington licensed engineer containing the ele- application and addressing the criteria listed in
ments and information identified in the City of Section 4-31-19F3 of the Renton Municipal Code
Renton"Policy Guidelines for Traffic Impact Anal- used by the Hearing Examiner/Board of Adjust-
ysis of New Development" in sufficient detail to ment when reviewing the variance request.
define potential problems related to the proposed
development and identify the improvements nec- WSEC TRADEOFF FORM: Manual or Wattsun
essary to accommodate the development in a safe calculations performed to show compliance with
and efficient manner. Chapter 5 of the current adopted version of the
Washington State Residential Energy Code
TREE CUTTING/LAND CLEARING (TREE requirements.
INVENTORY) PLAN: A plan, based on finished
grade, drawn to scale with the northern property WETLAND REPORT/DELINEATION: An analy-
line at the top of the paper clearly showing the fol- sis of the type and extent of wetlands prepared by
lowing: a wetland specialist based upon a field investiga-
tion using the procedures found in the 1987 Fed-
A. All property boundaries and adjacent streets, eral Interagency Committee for Wetland
Delineation Federal Manual for Identifying and
B. Location of all areas proposed to be cleared, Delineating Jurisdictional Wetlands or later
adopted identification and delineation methodol-
C. Types and sizes of vegetation to be removed, ogy.(Ord. 4587,3-18-1996)
altered or retained. This requirement applies
only to trees, six inch (6") caliper "at chest
level" and larger, 4-36-6: REVIEW AUTHORITY:
The regulation of land development is a
D. Future building sites and drip lines of any cooperative activity including many different
trees which will overhang/overlap a construe- elected and appointed boards and City staff. The
tion line,and specific responsibilities of these bodies is set forth
below:
E. Location and dimensions of rights-of-way,
utility lines, and easements. A. Planning/Building/Public Works Administra-
tor Or Designee:The Planning/Building/Pub-
lic Works Administrator or his or her
ire 397
City of Renton
4-36-6
4-36-6
designee shall review and act on the follow- 1. Waivers and deferrals of on- and off-site
ing: improvements,
1. Aquifer protection regulation waivers 2. Revocable permits for the temporary use
and modifications, of public right-of-way,
2. Building and grading permits, 3. Sewer alternates, modifications, and
appeals pursuant to Title VIII of this Code,
3. Conditional approval permits for noncon-
forming structures, 4. Variances from the noise level regula-
tions in Title 8 of this Code.
4. Conditional use permit,administrative,
C. Environmental Review Committee: The
5. Development permit - special flood haz- Environmental Review Committee shall
ard, review and act on the following:
6. Lot line adjustments, 1. Threshold determinations for environ-
mental checklists,
7. Master site plan review (individual
phases), 2. Determinations regarding whether an
optional public hearing is needed for a site
8. Minor modification to previously plan review application.
approved site plan,
D. Board Of Adjustment: The Board of Adjust-
9. Modifications of storm drainage require- ment shall review and act on the following:
ments,
1. Variances not associated with a develop-
10. Modifications/waivers of sewer code ment permit that requires review by the
requirements, Hearing Examiner or administrative vari-
ances,(Ord.4648, 1-6-97)
11. Public art exemption certificate,
2. Building permits submitted in conjunc-
12. Review of business licenses for home tion with the above.
occupations,
E. Hearing Examiner: The Hearing Examiner
13. Routine vegetation management permits, shall review and act on the following:
14. Shoreline exemptions, 1. Appeals of administrative deci-
sions/determinations and ERC decisions,
15. Shoreline permits,
2. Bulk storage special permit,
16. Short plats-four(4)or less,
17. Site plan approval,administrative,
18. Temporary emergency wetland permits,
19. Temporary use permits,
20. Waivers of parking standards,
21. Wetland variances.
B. Board Of Public Works: The Board of Public
Works shall review and act on the following:
397
City of Renton
4-36-6 4-36-7
3. Conditional approval permit for noncon- 9. Release of easements,
forming uses,
10. Rezones with associated Comprehensive
4. Conditional use permit, Plan amendment,
5. Fill and grade permit, special, 11. Rezones with associated Comprehensive
Plan map or text amendment,
6. Master site plan review (overall plan),
12. Street vacations,
7. Mobile home parks, preliminary and final,
13. Zoning Code amendments. (Ord.. 4587,
8. Shoreline conditional use permit, 3-18-1996)
9. Shoreline variance,
4-36-7: REVIEW PROCEDURES:The purpose
10. Short plats - five (5) to nine (9) lots, of this Section is to outline the
procedures and time requirements for the various
11. Site plan review, development applications reviewed by the City. All
development applications are classified and
12.Special permits, processed according to one of eleven (11) types of
permit procedures, as identified in Section 4-36-2
13.Variances associated with a development of this Chapter.
permit that requires review by the Hearing
Examiner, A. Consolidated Review Process: An applicant
may elect to have the review and decision
14.Wetland variances - (involving category 1 process for required permits consolidated
or 2 wetlands), into a single review process. Consolidated
review shall provide for only one open record
15.Building permits submitted in con- hearing and no more than one closed record
junction with any of the above. appeal period. An appeal of an environmen-
tal determination of significance (DS) is
F. City Council: The City Council shall review exempt from limits on the number of appeals.
and act on the following: Where hearings are required for permits
from other local, State, regional, or Federal
1. Annexations, agencies, the City will cooperate to the ful-
lest extent possible with the outside agencies
2. Appeals of Hearing Examiner decisions, to hold a single joint hearing. A flowchart
showing the timeline for processing a corn-
3. Comprehensive Plan map or text bined land use, environmental, and building
amendment, permit application is included in Section
4-37-7F of this Chapter.
4. Dedications of property for public pur-
poses, B. Multiple Permit Applications: Where more
than one land use permit application is re-
5. Development regulations text amendment, quired for a given development, an applicant
may file all related permit applications con-
6. Final plats, currently, pay appropriate fees, and the
processing may be conducted under the con-
7. Preliminary plats, solidated review process. Where required
permits are subject to different types of per-
8. Planned unit developments, preliminary mit review procedures, then all the ap-
and final, plications are subject to the highest-number
Nouse
996
City of Renton
:ten►
4-36-7 4-36-7
procedure, as identified in Section 4-36-2 of be specified in writing to the contact person
this Chapter, and highest level of review and property owner. Within fourteen (14) „fir
authority, as identified in Section 4-36-6 of days of submittal of the information specified
this Chapter, that applies to any of the ap- as necessary to complete an application, the
plications, unless a waiver of submittal applicant will be notified whether the ap-
requirements is granted. plication is complete or what additional in-
formation is necessary.
C. Preapplication Meeting: A preapplication
meeting prior to formal submittal of a 3. A written determination of completeness
development application is recommended but does not preclude the Development Services
not required unless a waiver of submittal Division from requesting supplemental infor-
requirement is requested. The purposes of a mation or studies, if new information is re-
preapplication meeting are: quired to complete review of an application
or if significant changes in the permit ap-
1. To acquaint an applicant with the re- plication are proposed. The Development
quirements of the City's development Services Division may set deadlines for the
regulations and other applicable laws. The submittal of supplemental information.
meeting is not intended to provide an ex-
haustive review of all potential issues. E. Land Use Permit Type Procedures: Table 4
Preapplication review does not prevent or lists the development applications and
limit the City from applying all relevant laws explains the basic steps in the review
at the time of application submittal. process. The table also outlines the
responsible review authority associated with
2. To provide an opportunity for City staff to making recommendations, conducting open
be acquainted with a proposed application record public hearings, open record appeals,
prior to review of a formal application. the responsible official for the permit
decision, and appeal bodies.
a. Preapplication meeting submittal re-
quirements are available through the City of F. Land Use Permit Type Timelines: The folt4141111"
-
Renton Development Services Division. lowing flowcharts, Tables 5-15, indicate
timelines for each of the ten (10) land use
b. An applicant may submit a written re- permit types, as discussed in subsection E
quest for a waiver from formal application above. The timelines include the statutory
submittal requirements under Section 4-36-4 requirements of the Act which require the
of this Chapter which may be considered issuance of a letter of completeness within
during a preapplication meeting. twenty eight (28) days of the application
submittal, an open record hearing within
D. Letter Of Completeness: ninety (90) days of receipt of a complete
application, and final decisions on permits
1. Within twenty eight (28) days after receipt within one hundred twenty (120) days of
of an application, the Development Services receipt of a complete application. In addition,
Division shall provide a written deter- there is a generalized flowchart for the con-
mination that the application is deemed solidated review process.
complete or incomplete according to the sub-
mittal requirements as listed in Section (see tables on following pages)
4-36-4, and any site-specific information
identified after a site visit. In the absence of
a written determination, the application
shall be deemed complete.
2. If an application is determined incomplete,
the necessary materials for completion shall
IC"�►
996
City of Renton
TABLE 4
LAND USE PERMIT PROCEDURES
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LAND USE PERMITS a IX 0 0 0 v n
TYPE 1
Building and Grading Permits' No No No Staff HE CC SC
Business Licenses for Home Occupations (No
customer visits/deliveries) No No No Staff HE CC SC
Deferrals No No No Staff HE CC SC
Lot Line Adjustments No No No Staff HE CC SC
Minor Modification to Previously Approved
Site Plan (<10%) No No No Staff HE CC SC
Modifications, Deviations, Alternates of
various Code standards2 No No No Staff HE CC SC •
Public Art Exemption Certificate No No No Staff HE CC SC
Routine Vegetation Management Permits
(SEPA Exempt) No No No Staff HE CC SC
,, Shoreline Exemptions No No No Staff HE CC SC
Special Fence Permits No No No Staff HE CC SC
Waivers2 No No No Staff HE CC SC
TYPE II
Business Licenses for Home Occupations
(With customer visits/deliveries) Yes No No Staff HE CC SC
Conditional Approval Permit
(Non-Conforming Structures) Yes No No Staff HE CC SC
Short Plats -4 Lots or Less (SEPA Exempt) Yes No No Staff HE CC SC
Site Plan Review (administrative) for Yes No
Secondary Uses (SEPA exempt) No Staff HE CC SC
Temporary Use Permits (SEPA exempt) Yes3 No No Staff HE CC SC
Temporary Emergency Wetland Permit Yes No No Staff HE CC SC
Variances, Administrative Yes No No Staff HE CC SC
TYPE 1114
Binding Site Plans Yes No No Staff HE CC SC
Conditional Use Permit (administrative) Yes No No Staff HE CC SC
Development Permit(Special Flood Hazard) Yes No No Staff HE CC SC
Environmental Review Yes No No ERC HE CC SC
Master Site Plan Approval (Individual Phases) Yes No No ERC HE CC SC
Site Plan Review (administrative)with
Environmental Review Yes No No Staff HE CC SC
'It""'' Shoreline Permit Yes No No Staff DOE CC SC
397
TABLE 4
LAND USE PERMIT PROCEDURES
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LAND USE PERMITS C.)CCI a W a
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Short Plats-4 Lots or Less, with
Environmental Review Yes No No Staff HE CC SC
Temporary Use Permits (subject to SEPA) Yes No No Staff HE CC SC
Building Permits submitted in conjunction with
any of the above Yes No No Staff HE CC SC
TYPE 1V°
Variances, Board of Adjustments
(and Building Permits submitted in conjunction with
above) Yes NA BOA BOA SC
TYPE V •
Conditional Approval Permit %go,
(Non-Conforming Uses) Yes Staff HE HE CC SC
TYPE VI°
Bulk Storage Special Permit Yes Staff HE HE CC SC
Conditional Use Permit(Hearing Examiner) Yes Staff HE HE CC SC
Fill and Grade Permit, Special Yes Staff HE HE CC SC
Master Site Plan Approval (Overall Plan) Yes Staff HE HE CC SC
Mobile Home Parks, Preliminary and Final Yes Staff HE HE CC SC
Shoreline Conditional Use Permits DOE,
Yes Staff HE HE SHB
Shoreline Variances DOE,
Yes Staff HE HE SHB
Short Plats -5 to 9 Lots Yes Staff HE HE CC
Site Plan Review(Hearing Examiner) with
Environmental Review Yes Staff HE HE CC
Special Permits Yes Staff HE HE CC
Variances (associated with Hearing Examiner
land use review) Yes Staff HE HE CC
Building Permits submitted in conjunction with
any of the above Yes Staff HE HE CC
397
TABLE 4
LAND USE PERMIT PROCEDURES
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LAND USE PERMITS a LX a O o O c)
TYPE VIl4
Preliminary Plats - 10 Lots or More Staff,
Yes HE HE CC SC
Planned Unit Developments, (Preliminary and Staff,
Final) Yes HE HE CC SC
Rezones, (Site-specific, not associated with a Staff,
Comprehensive Plan Amendment) Yes HE HE CC SC
Building Permits submitted in conjunction with Staff,
any of the above Yes HE HE CC SC
TYPE VIII4
Final Plats No Staff NA CC SC
Street Vacations8 Yes Staff CC CC SC
TYPE IX4
Development Regulation Text Amendment Yes Staff CC CC SC
TYPE X4
Comprehensive Plan Map or Text Staff, PC,
Amendments Yes PC CC CC SC
Rezones with associated Comprehensive Plan Staff, PC,
Map or Text Amendments Yes PC CC CC SC
Staff, PC,
Zoning Code Text Amendments Yes PC CC CC SC
397
TABLE 4
LEGEND:
Staff- Planning/Building/Public Works Division Staff
ERC - Environmental Review Committee
PC - Planning Commission
BOA- Board of Adjustment
HE - Hearing Examiner
CC -City Council
DOE-WA State Department of Ecology
SC -Superior Court
SHB- Shoreline Hearings Board
NA - Not Applicable
FOOTNOTES:
1. SEPA exempt or for which the SEPA/land use permit process has been completed.
2. Administratively approved.
3. In lieu of the public notice requirements of Section 4-36-8, public notice of a SEPA exempt
temporary use permit shall consist of the on-site installation of a 24" X 30" sign meeting
the requirements of Section 4-31-19. At the discretion of the Administrator, additional
notice may be required.
4. Environmental Review may be associated with Land Use Permits. The
Environmental Review Committee (ERC) is responsible for environmental determinations.
5. Board of Adjustment shall hear variances where not associated with a development
that requires review by the Hearing Examiner, and for those land use actions not
covered by administrative variances.
6. Shoreline Conditional Use Permits and Shoreline Variances also require approval of
the State Department of Ecology (DOE). DOE has up to 30 days to make a decision
on a permit. This time period does not count toward the 120 day maximum time limit for
permit decisions. DOE's decision is followed by a 21 day appeal period, during which.
time no Building Permit for the project may be issued.
7. An Open Record Appeal of an Environmental Threshold Determination must be held
concurrent with an Open Record Public Hearing.
8. Street vacations are exempt from the 120 day permit processing time limit.
sem..
*NO
397
Aurnimarni
GENERALIZED
CONSOLIDATED REVIEW PROCESS
For Combined Land Use, Environmental and(optional) Building
Permit Application
%me
Submit Land Use Application and SEPA Checklist
_
CO cc
CNI -0 y CO
47) CI FT"
E 3 4)
Determination of Technically Complete Application
Max 14 days, Sec.408(2)and 415(2)
Public Notice of Application
14 day Public Comment Period [14-30 calendar days, Sec 415 (2e)]
_
Public Hearing Notice and/or SEPA Determination
published, Consolidated Staff Report Issued
3
MM. 15 calendar days until public hearing, Sec 415(6b)
U
0
.
1411.1e
Open Record Public Hearing
Open Record Appeal Hearing of SEPA
Determination, if applicable
Max. 10 working days,Sec 424(3)
Written Decision Issued
• •
•
Notice of Decision
Deadline for Appeal of Land Use and Building
Permit Decisions
. .
. . _U
. _ _ _ _
Closed Record Appeal Hearing Notice
_
. _
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'1141ii9
NINO
NallMO
4-36-7 4-36-7
G. Time Frame For Final Decision: Final deci- mit decisions associated with a single devel-
sions on all permits and reviews subject to opment application.Appeals pursuant to this
the procedures of this Chapter shall occur section are intended to comply with the Land
within one hundred twenty (120) days from Use Petition Act,Chapter 36.70C RCW.
the date an application is deemed complete,
unless the applicant consents to an extension 1. Time For Initiating Appeal.An appeal to
of such time period. If a project application is Superior Court of a land use decision, as
substantially revised by an applicant, the one defined herein, must be filed within twenty
hundred twenty (120) day time period shall one (21) days of the issuance of the land use
start again after the revised project applica- decision. For purposes of this section, the
tion is determined to be complete. Develop- date on which a land use decision is issued is:
ment applications which are specifically
exempted under Section 4-36-3 of this Chap- a. Three (3) days after a written decision
ter are not subject to this time frame. is mailed by the City or, if not mailed, the
date on which the local jurisdiction provides
H. Exclusions From One Hundred Twenty Day notice that a written decision is publicly
Time Limit: In determining the number of available;
days which have elapsed since the applicant
was notified that the application is complete, b. If the land use decision is made by ordi-
the following periods shall be excluded: nance or resolution by the City Council, sit-
ting in a quasi-judicial capacity, the date the
1. The time period in which an applicant body passes the ordinance or resolution;or
has been requested by the Development Ser-
vices Division to correct plans, perform c. If neither a or b of this subsection
required studies, or provide additional infor- applies, the date the decision is entered into
mation. The period shall be calculated from the public record.
the date the Development Services Division
notifies the applicant of the need for addi- 2. Standing. Those persons with standing to
tional information until: a) the date the Divi- bring an appeal of a land use decision are
sion determines the additional information limited to the applicant, the owner of prop-
satisfies the request for information, or b) erty to which land use decisions are directed,
fourteen (14) days after the date acceptable and any other person aggrieved or adversely
information has been provided to the City, affected by the land use decision or who
whichever is earlier. If the Division deter- would be aggrieved or adversely affected by a
mines that the information submitted is reversal or modification of the land use deci-
insufficient, it shall notify the applicant of sion. The terms "aggrieved" and "adversely
the deficiencies. affected"are defined in RCW 36.70C.060.
2. A period of two hundred fifty (250) days 3. Content Of Appeal Submittal. The con-
for the preparation of a draft environmental tent, procedure and other requirements of an
impact statement (DEIS) following a deter- appeal of a land use decision are governed by
mination of significance. This time frame Chapter 36.70C RCW which is incorporated
shall commence after the final scoping of the herein by reference as if fully set forth.
DEIS is complete.
4. Other Appeals. Appeals to Superior
3. Any time extension mutually agreed Court from decisions other than a land use
upon by the applicant and the Development decision, as defined herein, shall be appealed
Services Division. within the time frame established by ordi-
nance. If there is no appeal time established
I. Appeals: Table 4, Land Use Permit Proce- by an ordinance, and there is no statute spe-
dures, lists the development permits cifically preempting the area and establish-
reviewed by the City and the review author- ing a time frame for appeal, any appeal,
ity responsible for open record appeals,closed whether through extraordinary writ or other-
record appeals and judicial appeals. The City wise, shall be brought within twenty one (21)
has consolidated the permit process to allow days of the decision. (Ord. 4587, 3-18-1996;
for only one(1) open record appeal of all per- amd. Ord. 4660, 3-17-97)
497
City of Renton
4-36-8 4-36-8
4-36-8: PUBLIC NOTICE C. Notice Of Administrative Decisions:Notice of
REQUIREMENTS: administrative decisions, including threshold
environmental determinations, shall be made
A. Applicability: A notice of application is not to all parties of record, project proponent and
required for actions which are classified as a affected government agencies.
Type 1 land use procedure under Section 4-
36-2 of this Chapter and for actions specifi- Notification of administrative decision: The
cally exempted under Section 4-36-3 of this Development Services Division shall notify
Chapter, but is required for all land develop- all parties of record, the project proponent
ment permit applications subject to notice and affected government agencies of any
requirements. administrative decision subject to notice.
Notification must be made by mail; however,
B. Notice Of Development Application: the Development Services Division may also
elect to post the notice of administrative deci-
1. Within fourteen(14) days of issuing a let- sion at or near the project site. The notice
ter of completeness under Section 4-36-6 shall include:
hereof, the City shall issue a notice of devel-
opment application. The notice shall, at mini- 1. A description of the decision(s), including
mum,include the following: any conditions of approval.
a Applicant and/or owner name, 2. A statement explaining where further
information may be obtained.
b. Project name and City file number,
3. Any threshold environmental determina-
c. Date of application acceptance, tion issued for the project. If an application
subject to an administrative approval
d. Project location, requires an environmental threshold deter-
mination, the notice of administrative
e. Project description, approval shall include the threshold determi-
nation and its appeal process.
f. A listing of all permits/approvals
requested, 4. The decision date and a statement that ',
410110
the decision will be final unless an appeal to
g. The date the fourteen (14) day public the Hearing Examiner is filed with the City
comment period expires, Clerk within fourteen (14) days of the date of
the decision.
h. The following, or equivalent, state-
ments: "In order to receive additional infor- D. Notice Of Public Hearing: Notice of a public
mation regarding this particular project, you hearing for all development applications sub-
will need to contact the City's Development ject to notification requirements and all open
Services Division and request to be made a record appeals shall be given as follows:
party of record" and "In order to become a
party of record or to obtain further informa- 1. Time Of Notices: Except as otherwise
tion regarding this project,please contact the required, public notification of meetings,
City of Renton Development Services Divi- hearings, and pending actions shall be made
sion at 200 Mill Avenue South, Renton, WA by:
98055,(206)235-2550",
a. Publication at least ten (10) days
i. The date, time, and place of a public before the date of a public meeting, hearing,
hearing if one has been scheduled: or pending action in the official newspaper if
one has been designated or a newspaper of
2. Three(3) notices of development applica- general circulation in the City,
tion shall be posted on or near the subject
property and mailed to property owners b. Mailing at least ten (10) days before
within three hundred feet(300')of the bound- the date of a public meeting, hearing, or
aries of the subject property. pending action to all parties of record, the
Imo►
497 w
441000
City of Renton
4-36-8
4-36-8
project proponent and affected government 2. A statement explaining where further
agencies, and information may be obtained.
c. Posting of three (3) notices at least ten 3. Any threshold environmental determina-
(10) days before the meeting, hearing, or tion issued and its appeal process.
pending action at or near the project site.
4. The decision date and a statement that
2. Content Of Notice: The public notice shall the decision will be final unless the appropri-
include a general description of the proposed ate land use appeal, writ of review or appeal
project, the action to be taken, a nonlegal from the decision of the City Council is filed
description of the property or a vicinity map with the Superior Court within fourteen (14)
or sketch, the time, date and place of the pub- days of the date of the decision. (Ord. 4587, 3-
lic hearing, where further information may 18-1996)
be obtained, and the following, or equivalent,
statement: "If the hearing on a pending
action cannot be completed on the date set in
the public notice, the meeting or hearing may
be continued to a date certain and no further
notice under this section is required".
E. Notice Of Hearing Examiner Decision: Notice
of Hearing Examiner decisions subject to
notice requirements shall be made by the
Hearing Examiner's office to all parties of
record, the project proponent, the Develop-
ment Services Division, and affected govern-
ment agencies. Notification shall be made by
mail and must include:
1. A description of the decision(s), including
any conditions of approval.
``r• 2. A statement explaining where further
information may be obtained.
3. Any threshold environmental determina-
tion issued and its appeal process.
4. The decision date and a statement that
the decision will be final unless an appeal to
the City Council is filed with the City Clerk
within fourteen (14) days of the date of the
decision.
F. Notice Of City Council Decision: Notice of
City Council decisions subject to notice
requirements shall be made by the City
Clerk's office to all parties of record, the
project proponent, the Development Services
Division, and affected government agencies.
Notification shall be made by mail and must
include:
1. A description of the decision(s), including
any conditions of approval.
1297
City of Renton
CHAPTER 37
RESERVED
Nage
1297
City of Renton
4-38-1 4-38-2
CHAPTER 38
WIRELESS COMMUNICATIONS FACILITIES
SECTION: 3. Encourage users of towers and antennas
to locate them,to the extent possible,in areas
4-38-1: Purpose And Intent where the adverse impact on the community
4-38-2: Definitions is minimal;
4-38-3: Administering And Enforcing Authority
4-38-4: Telecommunications Act Of 1996 4. Encourage users of towers and antennas
4-38-5: Submittal Requirements to configure them in a way that minimizes
4-38-6: Permit Fees the adverse visual impact of the towers and
4-38-7: Development Standards For Antennas: antennas; and
Micro Facilities
4-38-8: Development Standards For Antennas: 5. Enhance the ability of the providers of
Mini Facilities telecommunications services to provide such
4-38-9: Development Standards For Antennas: services to the community quickly,effectively,
Macro Facilities and efficiently.
4-38-10: Development Standards For Support
Structures:Monopole I B. Principal Or Accessory Use: Antennas and
4-38-11: Development Standards For Support towers may be considered either principal,
Structures:Monopole II accessory or conditional uses. A different
4-38-12: Development Standards For Support existing use or an existing structure on the
Structures:Lattice Towers same lot shall not preclude the installation of
4-38-13: Additional Permit Criteria For Wireless an antenna or tower on such lot. For pur-
Communications Facilities poses of determining whether the installation
4-38-14: Conditional Use Permit Review Criteria of a tower or antenna complies with zoning
4-38-15: Airport Restrictions development regulations, including but not
4-38-16: Exemption limited to setback requirements, lot coverage
4-38-17: Obsolescence requirements, and other such requirements,
*,, 4-38-18: Collocation the dimensions of the entire lot shall control,
4-38-19: Radio Frequency Standards even though the antennas or towers may be
4-38-20: Permit Limitations located on leased parcels within such lots.
4-38-21: Alternates And Modifications Towers that are constructed, and antennas
4-38-22: Variances that are installed,in accordance with the pro-
4-38-23: Appeals visions of this Chapter shall not be deemed to
4-38-24: Violations And Penalties constitute the expansion of a nonconforming
4-38-25: Severability use or structure. (Ord. 4666, 6-2-1997; amd.
Ord. 4689, 11-24-1997)
4-38-1: PURPOSE AND INTENT:
4-38-2: DEFINITIONS:
A. Goals: The purpose of this Chapter is to Unless the context specifically indicates
establish general guidelines for the siting of otherwise, the meaning of terms used in this sec-
wireless communications facilities, including tion shall be as follows:
towers and antennas. The goals of this Chap-
ter are to: ACCESSORY ANTENNA DEVICE: An antenna
which is less than twelve (12) inches in height or
1. Encourage the location of towers in non- width, excluding the support structure (examples:
residential areas and minimize the total test mobile antennas and global positioning(GPS)
number of towers throughout the community; antennas).
2. Encourage strongly the joint use of new ANTENNA: Any system of poles, panels, rods,
and existing tower sites; reflecting discs or similar devices used for the
Norio,
1297
City of Renton
4-38-2 4-38-2
transmission or reception of radio frequency sig- building, marketing and lighting of cellular trans-
nals. Antennas include the following types: mission antennas near airports or flight paths.
1. Dish antenna: see parabolic antenna. FCC: The Federal Communications Commission, 'rr
which regulates the licensing and practice of wire-
2. Omni-directional antenna (also known as less, wireline, television, radio and other telecom-
a "whip" antenna) transmits and receives munications entities.
radio frequency signals in a three hundred
sixty (360) degree radial pattern, and which GUYED TOWER: A freestanding or supported
is up to sixteen (16) feet in height and up to wireless communication support structure which
four(4)inches in diameter. is usually over one hundred (100) feet tall, which
consists of metal crossed strips or bars and is
3. Directional antenna (also known as a steadied by wire guys in a radial pattern around
"panel" antenna) .transmits and receives the tower.
radio frequency signals in a specific direc-
tional pattern of less than three hundred LATTICE TOWER: A self-supporting wireless
sixty(360)degrees. communication support structure which consists
of metal crossed strips or bars to support antennas
4. Panel antenna:see directional antenna. and related equipment.
5. Parabolic antenna (also known as a dish MACRO FACILITY: An attached wireless commu-
antenna) is a bowl-shaped device for the nication facility which consists of antennas equal
reception and/or transmission of radio fre- to or less than sixteen(16)feet in height or a para-
quency communications signals in a specific bolic antenna up to one (1) meter(39.37 inches)in
directional pattern. diameter and with an area not more than one hun-
dred (100) square feet as viewed from any one
6. Whip antenna: see omni-directional point.
antenna.
MICRO FACILITY: An attached wireless commu-
ADMINISTRATOR: The Administrator of the nication facility which consists of antennas equal
Planning/Building/Public Works Department of to or less than six (6) feet in height and with an
the City, or any successor office with responsibility area of not more than five hundred eighty (580)
for management of the public properties within square inches (e.g. one (1) foot diameter parabola
the City of Renton, or his/her designee. or two (2) feet x one and one half(1.5) feet panel)
as viewed from any one point. Also known as a
ATTACHED WIRELESS COMMUNICATION Microcell.
FACILITY:A wireless communication facility that
is affixed to an existing structure, for example, an MINI FACILITY: An attached wireless communi-
existing building, tower, water tank, utility pole, cation facility which consists of antennas equal to
etc. which does not include an additional wireless or less than ten (10) feet in height or a parabolic
communication support structure. antenna up to one (1) meter (39.37 inches) in
diameter and with an area not more than fifty(50)
COLLOCATION: The use of a single support square feet as viewed from any one point.
structure and/or site by more than one wireless
communications provider. MONOPOLE I: A wireless communication support
structure which consists of a freestanding support
DEPARTMENT: The Planning/Building/Public structure, less than sixty (60) feet in height,
Works Department of the City of Renton. erected to support wireless communication anten-
nas and connecting appurtenances.
EQUIPMENT SHELTER OR CABINET: A room,
cabinet or building used to house equipment for MONOPOLE II: A wireless communication sup-
utility or service providers. port structure which consists of a freestanding
support structure, sixty (60) feet or greater in
FAA: The Federal Aviation Administration, which height, erected to support wireless communication
maintains stringent regulations for the siting, antennas and connecting appurtenances.
1297
City of Renton
4-38-2
4-38-5
PREAPPLICATION SUBMITTAL: A map and 4-38-3: ADMINISTERING AND
other pertinent information prepared in accor- ENFORCING AUTHORITY:
dance with the same general requirements as the The Administrator and/or his/her desig-
conditional use permit submittal, but submitted nated representatives are responsible for the gen-
Nftiri prior to conditional use permit application. eral administration and coordination of this Chap-
ter. (Ord. 4666, 6-2-1997; amd. Ord. 4689, 11-24-
PREAPPLICATION MEETING:A conference held 1997)
with a project applicant and City representative(s)
in advance of the proposed development project
application. During the conference, the City repre- 4-38-4: TELECOMMUNICATIONS ACT OF
sentative(s) shall inform the applicant of applica- 1996:
ble policies, plans, and requirements as they apply The Federal Telecommunications Act of
to the proposed development project. 1996 requires the City to comply with the follow-
ing conditions.
PROVIDER: A company providing telephone or
other communications service. A. The City zoning requirements may not
unreasonably discriminate among wireless
RELATED EQUIPMENT: All equipment ancillary telecommunications providers that compete
to the transmission and reception of voice and data against one another.
via radio frequencies. Such equipment may
include, but is not limited to, cable, conduit and B. The City zoning requirements may not pro-
connectors. hibit or have the effect of prohibiting the pro-
vision of wireless telecommunications
RESIDENTIALLY ZONED PARCEL: Any parcel service.
of property with one of the following zoning desig-
nations: Resource Conservation (RC), Residential- C. The City must act within a reasonable period
1 DU/AC (R-1), Residential-5 DU/AC (R-5), Resi- of time on requests for permission to place or
dential-8 DU/AC (R-8), Residential-10 DU/AC (R- construct wireless telecommunications facili-
10), and Residential-14 DU/AC(R-14). ties.
SUPPORT STRUCTURE: see Wireless Communi- D. A decision by the City denying a request for
cation Support Structure. permission to install or construct wireless
Name telecommunications facilities must be in
TOWER: see Wireless Communication Support writing and must be based on evidence in a
Structure. written record.
WCF: see Wireless Communication Facility. E. If a wireless telecommunications facility
meets technical emissions standards set by
WIRELESS COMMUNICATION FACILITY the FCC, it is presumed safe. The City may
(WCF): An unstaffed facility for the transmission not deny a request to construct a facility on
and reception of low-power radio signals usually grounds that its radio frequency emissions
consisting of an equipment shelter or cabinet, a would be harmful to the environment or the
support structure, antennas(e.g. omni-directional, health of residents if those emissions meet
panel/directional or parabolic) and related equip- FCC standards. (Ord. 4666, 6-2-1997; amd.
ment,generally contained within a compound. For Ord. 4689, 11-24-1997)
purposes of this Chapter a WCF includes anten-
nas, support structures and equipment shelters,
either separately or in combination. 4-38-5: SUBMITTAL REQUIREMENTS:
WIRELESS COMMUNICATION SUPPORT A. Preapplication Plan Review: For permitted
STRUCTURE: The structure erected to support uses, the applicant may choose to submit a
wireless communication antennas and connecting preliminary sketch (five copies) for prelimi-
appurtenances. Support structure types include, nary staff review prior to submittal of the
but are not limited to, stanchions, monopoles, lat- application. For conditional use permit appli-
tice towers, wood poles or guyed towers. (Ord. cations, the applicant shall submit a prelimi-
4666, 6-2-1997; amd. Ord. 4689, 11-24-1997) nary sketch (five copies) for preliminary staff
*4000,
1297
City of Renton
.�rrrr►
4-38-5 4-38-5
review prior to submittal of the application. 5. Site Plan: A site/landscaping plan show-
The staff shall review this map within four- ing the specific placement of the WCF on the
teen (14) working days and inform applicant site; showing the location of existing struc-
of any preliminary concerns and recommen- tures, trees, and other significant site fea-
IVO
dations for revisions at a scheduled preappli- tures to be retained; and indicating type and
cation meeting. The staff shall also indicate locations of existing and new plant materials
where photosimulations will be required for used to screen WCF components and the pro-
the application submittal, and may choose to posed color(s)for the WCF.
waive submittal requirements for the condi-
tional use permit when deemed appropriate. 6. Applicant Agreement Statement: A
This shall not preclude the staff from making signed notarized statement indicating:
further recommendations at the application
stage. a. The applicant agrees to allow for the
potential collocation of additional WCF
B. Conditional Use Permit And SEPA Review: equipment by other providers on the appli-
In addition to the information listed for a con- cant's structure or within the same site loca-
ditional use permit application in Section 4- tion;and
36-4, the following items shall be required for
a Wireless Communications Facility condi- b. The applicant agrees to remove the
tional use permit application. The following facility within six (6) months after that site's
information shall also be required as part of a use is discontinued or if the facility falls into
SEPA review application for a permitted use disrepair, and restore the site to its pre-exist-
subject to SEPA review: ing condition. If there are two or more users
of a single WCF, then this provision shall not
1. Map Of View Area: A diagram or map become effective until all users cease using
depicting where within a one quarter (1/4) the WCF.
mile radius any portion of the proposed facil-
ity could be seen. 7. Draft Lease Agreement: A draft lease
agreement with the landholder, or separate
2. Photosimulations: Photosimulations of equivalent documentation that:
the proposed facility from affected residential
properties and public rights-of-way at vary- a. Allows the landholder to enter into NS
ing distances. A diagram or map depicting leases with other providers;and
where the photosimulations were taken shall
also be included with the application. b. Specifies that if the provider fails to
remove the facility upon six (6) months of its
3. Service Area: A map showing the service discontinued use, the responsibility for
area of the proposed WCF and an explanation removal falls upon the landholder.
of the need for that facility.
C. Building Permit For Permitted Uses: When
4. Inventory Of Existing Sites:An inventory the proposed Wireless Communications
of the provider's existing facilities with the Facility is a permitted use, the following
Renton city corporate limits, and any other items shall be required with the building per-
facilities outside the city limits that are mit application, in addition to the items
within one-half (1/2) mile of the proposed listed in Section 4-36-4.
facility. The inventory is to include specific
information about the location, height, and 1. Service Area: A map showing the service
design of each facility. The Department may area of the proposed WCF and an explanation
share such information with other applicants of the need for that facility.
applying for administrative approvals or con-
ditional use permits under this Chapter or 2. Inventory Of Existing Sites:An inventory
other organizations seeking to locate anten- of the provider's existing facilities with the
nas within the City, provided, however that Renton city corporate limits, and any other
the Department is not,by sharing such infor- facilities outside the city limits that are
mation, in any way representing or warrant- within one-half (1/2) mile of the proposed
ing that such sites are available or suitable. facility. The inventory is to include specific
1297
City of Renton
4-38-5 4-38-8
information about the location, height, and make charge therefor to the applicant. The charges
design of each facility. The Department may are listed in the Fee Schedule,Chapter 1,Title V of
share such information with other applicants City Code. (Ord. 4666, 6-2-1997; amd. Ord. 4689,
applying for administrative approvals or con- 11-24-1997)
*too ditional use permits under this Chapter or
other organizations seeking to locate anten-
nas within the City, provided, however that 4-38-7: DEVELOPMENT STANDARDS FOR
the Department is not, by sharing such infor- ANTENNAS:MICRO FACILITIES:
mation, in any way representing or warrant-
ing that such sites are available or suitable. A. Definition: MICRO FACILITY: An attached
wireless communication facility which con-
3. Site Plan: A site/landscaping plan show- sists of antennas equal to or less than six (6)
ing the specific placement of the WCF on the feet in height and with an area of not more
site; showing the location of existing struc- than five hundred eighty (580) square inches
tures, trees, and other significant site fea- (e.g. one (1) foot diameter parabola or two (2)
tures to be retained; and indicating type and feet x one and one half (1.5) feet panel) as
locations of existing and new plant materials viewed from any one point. Also known as a
used to screen WCF components and the pro- Microcell.
posed color(s)for the WCF.
B. Permitted Use:Micro Facilities are a primary
4. Applicant Agreement Statement: A permitted use in all zones.
signed notarized statement indicating:
C. Location On Building: A Micro Facility shall
a. The applicant agrees to allow for the be located on existing buildings, poles or
potential collocation of additional WCF other existing support structures. A Micro
equipment by other providers on the appli- Facility may locate on buildings and struc-
cant's structure or within the same site loca- tures provided that the interior wall or ceil-
tion;and ing immediately adjacent to the facility is not
designated residential space.
b. That the applicant agrees to remove
the facility within six (6) months after that D. Height:Micro Facilities shall comply with the
site's use is discontinued or if the facility falls height limitation specified for all zones except
err` into disrepair, and restore the site to its pre- as follows: Micro Facilities may exceed the
existing condition. If there are two or more height limitation by six (6)feet, or in the case
users of a single WCF, then this provision of existing structures the antennas may
shall not become effective until all users extend six (6) feet above the existing struc-
cease using the WCF. ture. Placement of an antenna on a noncon-
forming structure shall not be considered to be
5. Draft Lease Agreement: A draft lease an expansion of the nonconforming structure.
agreement with the landholder, or separate
equivalent documentation that: E. Color:A Micro Facility shall be same color as
the existing building, pole or support struc-
a. Allows the landholder to enter into ture on which it is proposed to be located.(Ord.
leases with other providers; and 4666, 6-2-1997;amd. Ord. 4689, 11-24-1997)
b. Specifies that if the provider fails to
remove the facility upon six (6) months of its 4-38-8: DEVELOPMENT STANDARDS FOR
discontinued use, the responsibility for ANTENNAS:MINI FACILITIES:
removal falls upon the landholder. (Ord.
4666, 6-2-1997; amd. Ord. 4689, 11-24-1997) A. Definition: MINI FACILITY: An attached
wireless communication facility which con-
sists of antennas equal to or less than ten(10)
4-38-6: PERMIT FEES: feet in height or a parabolic antenna up to one
The Department shall be responsible for (1)meter(39.37 inches)in diameter and with
the permitting, inspection and acceptance of all an area not more than fifty(50)square feet as
improvements listed in this Chapter, and shall viewed from any one point.
whir,
1297
City of Renton
4-38-8 4-38-9
B. Permitted Use Or Administrative Conditional with an area not more than one hundred(100)
Use Permit:Mini Facilities are a primary per- square feet as viewed from any one point.
mitted use in the Resource Conservation
(RC), Residential-1 DU/AC(R-1),Residential- B. Administrative Conditional Use Permit/Per-
5 DU/AC (R-5), Residential-8 DU/AC (R-8), mitted Use: Macro Facilities may be allowed
Residential-10 DU/AC (R-10), and Residen- with an administrative conditional use per-
tial-14 DU/AC(R-14)zones, provided that the mit in the Resource Conservation (RC), Resi-
site is over one(1)acre in size,and the facility dential-1 DU/AC (R-1), Residential-5 DU/AC
has minimum setbacks of one hundred feet (R-5), Residential-8 DU/AC (R-8), Residen-
(100) feet from any adjacent residentially tial-10 DU/AC (R-10), and Residential-14
zoned parcel. Mini Facilities may be allowed DU/AC (R-14) zones, provided that the site is
with an administrative conditional use in over one (1) acre in size, and the facility has
these zones if the site is under one (1) acre or minimum setbacks of one hundred (100) feet
the setbacks are less than one hundred (100) from any adjacent residentially zoned parcel.
feet from any adjacent residentially zoned Macro Facilities may be allowed with a Hear-
parcel. Mini Facilities are a primary permit- ing Examiner conditional use in these zones
ted use in all other zones if the facility has a if the site is under one (1) acre or the set-
minimum setback of one hundred (100) feet backs are less than one hundred (100) feet
from any residentially zoned parcel. Mini from any adjacent residentially zoned parcel.
Facilities may be allowed with an administra- Macro Facilities are a primary permitted use
tive conditional use in these zones if the set- in all other zones if the setback for the facility
backs are less than one hundred (100) feet is a minimum of one hundred(100)feet from
from any adjacent residentially zoned parcel. any adjacent residentially zoned parcel.
Macro Facilities may be allowed with an
C. Location On Buildings: A Mini Facility may administrative conditional use permit in
be located on buildings and structures pro- these zones if the setback is less than one
vided that the immediate interior wall or ceil- hundred (100) feet from any adjacent resi-
ing adjacent to the facility is not a designated dentially zoned parcel.
residential space.
C. Location On Building: A Macro Facility may
D. Color:A Mini Facility shall be the same color be located on buildings and structures pro-
as the existing building,pole or support struc- vided that the immediate interior wall or ceil-
ture on which it is proposed to be located. ing adjacent to the facility is not a designated
residential space.
E. Height: Mini Facilities shall comply with the
height limitation specified for all zones except D. Color:A Macro Facility shall be the same color
as follows: Mini Facilities may exceed the as the existing building,pole or support struc-
height limitation by ten (10) feet, or in the ture on which it is proposed to be located.
case of existing structures the antennas may
extend ten (10) feet above the existing struc- E. Height: Macro Facilities shall comply with
ture. Placement of an antenna on a noncon- the height limitation specified for all zones
forming structure shall not be considered to except as follows: Macro Facilities may
be an expansion of the nonconforming struc- exceed the height limitation by sixteen (16)
ture. (Ord. 4666, 6-24997; amd. Ord. 4689, feet, or in the case of existing structures the
11-24-1997) antennas may extend sixteen (16) feet above
the existing structure. Placement of an
antenna on a nonconforming structure shall
4-38-9: DEVELOPMENT STANDARDS FOR not be considered to be an expansion of the
ANTENNAS: MACRO FACILITIES: nonconforming structure. (Ord. 4666, 6-2-
1997; amd. Ord. 4689, 11-24-1997)
A. Definition: MACRO FACILITY: An attached
wireless communication facility which con-
sists of antennas equal to or less than sixteen
(16)feet in height or a parabolic antenna up to
one (1) meter (39.37 inches) in diameter and
1297
City of Renton
4111116
4-38-10
4-38-11
4-38-10: DEVELOPMENT STANDARDS FOR Heavy Industrial (IH)zones if the facility has
SUPPORT STRUCTURES: minimum setbacks of one hundred (100) feet
MONOPOLE I: from any adjacent residentially zoned parcel.
Monopole I Facilities may be allowed with an
'i✓ A. Definition: MONOPOLE I: A wireless corn- administrative conditional use permit in the
munication support structure which consists Commercial Arterial (CA), Commercial Office
of a freestanding support structure, less than (CO), Light Industrial (IL), Medium Indus-
sixty (60) feet in height, erected to support trial (IM) and Heavy Industrial (IH) zones if
wireless communication antennas and con- the minimum setbacks are less than one hun-
neeting appurtenances. dred (100) feet from any adjacent residen-
tially zoned property.
B. Hearing Examiner Conditional Use Permit:
Monopole I Facilities may be allowed with a E. Maximum Height: The maximum permitted
Hearing Examiner conditional use permit in height for a Monopole I Facility shall be less
the Resource Conservation(RC), Residential- than sixty(60)feet for all permitted zones.
1 DU/AC (R-1), Residential-5 DU/AC (R-5),
Residential-8 DU/AC (R-8), Residential-10 F. Antenna Height: Antennas equal to or less
DU/AC (R-10), and Residential-14 DU/AC (R- than fifteen(15)feet in height or up to four(4)
14) zones, provided that the site is over one inches in diameter may be a component of a
(1)acre in size, and the facility has minimum Monopole I Facility. Antennas which extend
setbacks of one hundred (100) feet from any above the wireless communications support
adjacent residentially zoned parcel.Monopole structure shall not be calculated as part of the
I Facilities are prohibited in the Resource height of the Monopole I wireless communica-
Conservation (RC), Residential-1 DU/AC (R- tions support structure. For example, the
1), Residential-5 DU/AC (R-5), Residential-8 maximum height for a Monopole I shall be
DU/AC (R-8), Residential-10 DU/AC (R-10), sixty(60)feet and maximum height of anten-
and Residential-14 DU/AC (R-14)zones if the nas which may be installed on the support
site is less than one (1) acre in size, or has structure could be fifteen (15) feet, making
minimum setbacks of less than one hundred the maximum permitted height of the support
(100) feet from any adjacent residentially structure and antennas seventy-five (75) feet
zoned property. (sixty(60)feet plus fifteen(15)feet).
" ✓' C. Administrative Conditional Use Permit: G. Antennas: Macro facilities are the largest
Monopole I Facilities may be allowed with an attached wireless communication facilities
Administrative conditional use permit in the allowed on a Monopole I Facility.
Residential Multi-Family (RM), Center
Neighborhood (CN), Center Downtown (CD), H. Landscaping: Monopole I Facilities shall be
Center Suburban (CS), Center Office Resi- landscaped in conformance with City Code
dential (COR) and Convenience Commercial Section 4-31-34, Landscaping. A minimum
(CC) zones if the facility has minimum set- landscaping area of fifteen (15) feet shall be
backs of one hundred (100) feet from any required surrounding the facility, or equiva-
adjacent residentially zoned parcel.Monopole lent screening as approved by the Adminis-
I Facilities may be allowed with a Hearing trator. Landscaping shall include trees,
Examiner conditional use permit in the Resi- shrubs and ground cover. The required land-
dential Multi-Family (RM), Center Neighbor- scaped areas shall include an irrigation sys-
hood (CN), Center Downtown (CD), Center tern. (Ord. 4666, 6-2-1997; amd. Ord. 4689,
Suburban (CS), Center Office Residential 11-24-1997)
(COR) and Convenience Commercial (CC)
zones if the minimum setbacks are less than
one hundred(100)feet from any adjacent res- 4-38-11: DEVELOPMENT STANDARDS FOR
identially zoned property. SUPPORT STRUCTURES:
MONOPOLE II:
D. Permitted Use: Monopole I Facilities are a
primary permitted use in the Commercial A. Definition: MONOPOLE II: A wireless cora-
Arterial (CA), Commercial Office (CO), Light munication support structure which consists
Industrial (IL), Medium Industrial (IM) and of a freestanding support structure, sixty(60)
Nov
1297
City of Renton
err►.
4-38-11 4-38-12
feet or greater in height, erected to support II wireless communications support structure
wireless communication antennas and con- shall not be calculated as part of the height of
necting appurtenances. the wireless communications support struc-
ture. For example, the maximum height for a v
Vie
B. Prohibited Zones: Monopole II Facilities are Monopole II facility shall be one hundred fifty
prohibited in the Resource Conservation (150) feet and the maximum height of anten-
(RC),Residential-1 DU/AC (R-1),Residential- nas which may be installed on the support
5 DU/AC (R-5), Residential-8 DU/AC (R-8), structure could be fifteen (15) feet, making
Residential-10 DU/AC (R-10), and Residen- the maximum permitted height of the sup-
tial-14 DU/AC (R-14)zones. port structure and antennas one hundred
sixty-five (165) feet (one hundred fifty (150)
C. Hearing Examiner Conditional Use Permit: feet plus fifteen(15)feet).
Monopole II Facilities may be allowed with a
Hearing Examiner conditional use permit in G. Landscaping: Monopole II Facilities shall be
the Residential Multi-Family (RM), Center landscaped in conformance with City Code
Neighborhood (CN), Center Suburban (CS), Section 4-31-34, Landscaping. A minimum
Center Downtown (CD), Center Office Resi- landscaping area of fifteen (15) feet shall be
dential (COR) and Convenience Commercial required surrounding the facility, or equiva-
(CC) zones.Monopole II Facilities are prohib- lent screening as approved by the Adminis-
ited in these zones if located within three trator. Landscaping shall include trees,
hundred (300) feet of a Resource Conserva- shrubs and ground cover. The required land-
tion (RC), Residential-1 DU/AC (R-1), Resi- scaped areas shall include an irrigation sys-
dential-5 DU/AC (R-5), Residential-8 DU/AC tern. (Ord. 4666, 6-2-1997; amd. Ord. 4689,
(R-8), Residential-10 DU/AC (R-10) or Resi- 11-24-1997)
dential-14 DU/AC (R-14) zone, unless the
Monopole II Facility is to be constructed on
property where wireless communication sup- 4-38-12: DEVELOPMENT STANDARDS FOR
port structures presently operate, and the SUPPORT STRUCTURES:
new Monopole II Facility will not exceed the LATTICE TOWERS:
height of the existing support structures.
A. Definition: LATTICE TOWER: A self-sup-
D. Administrative Conditional Use Permit: porting wireless communication support ,
utiO
Monopole II Facilities may be allowed with structure which consists of metal crossed
an administrative conditional use permit in strips or bars to support antennas and
the Commercial Arterial (CA), Commercial related equipment.
Office (CO), Light Industrial (IL), Medium
Industrial (IM) and Heavy Industrial (IH) B. Prohibited Zones: Lattice Towers are prohib-
zones. Monopole II Facilities are prohibited ited in the Resource Conservation(RC), Resi-
in these zones if located within three hundred dential-1 DU/AC (R-1), Residential-5 DU/AC
(300) feet of a Resource Conservation (RC), (R-5), Residential-8 DU/AC (R-8), Residen-
Residential-1 DU/AC (R-1), Residential-5 tial-10 DU/AC (R-10), and Residential-14
DU/AC (R-5), Residential-8 DU/AC (R-8), DU/AC (R-14) zones.
Residential-10 DU/AC (R-10) or Residential-
14 DU/AC (R-14)zone. C. Hearing Examiner Conditional Use Permit:
Lattice Towers may be allowed with a Hear-
E. Height: The maximum permitted height for a ing Examiner conditional use permit in the
Monopole II Facility shall be thirty-five (35) Residential Multi-Family (RM), Center
feet higher than the regular permitted maxi- Neighborhood (CN), Center Downtown (CD),
mum height for the applicable zoning district, Center Suburban (CS), Center Office Resi-
or one hundred fifty (150) feet, whichever is dential (COR) and Convenience Commercial
less. (CC) zones. Lattice Towers are prohibited in
these zones if located within three hundred
F. Antennas: Macro Facilities are the largest (300) feet of a Resource Conservation (RC),
permitted attached wireless communication Residential-1 DU/AC (R-1), Residential-5
facilities allowed on a Monopole II facility. DU/AC (R-5), Residential-8 DU/AC (R-8),
Antennas which extend above the Monopole
1297
City of Renton
4-38-12 4-38-13
Residential-10 DU/AC (R-10) or Residential- 4-38-13: ADDITIONAL PERMIT CRITERIA
14 DU/AC (R-14) zone. FOR WIRELESS
COMMUNICATIONS FACILITIES:
D. Administrative Conditional Use Permit: Lat- The following criteria shall be met
Note tice Towers may be allowed with an adminis- before a building permit can be granted:
trative conditional use permit in the
Commercial Arterial (CA), Commercial Office A. Visual Impact:
(CO), Light Industrial (IL), Medium Indus-
trial (IM) and Heavy Industrial (IH) zones. 1. Antenna Height: Antennas may not
Lattice Towers are prohibited in these zones extend more than fifteen(15)feet above their
if located within three hundred(300) feet of a supporting structure, monopole, lattice
Resource Conservation (RC), Residential-1 tower, building or other structure.
DU/AC (R-1), Residential-5 DU/AC (R-5),
Residential-8 DU/AC (R-8), Residential-10 2. Existing Character: Site location and
DU/AC (R-10) or Residential-14 DU/AC (R- development shall preserve the preexisting
14) zone. character of the surrounding buildings and
land uses and the zone district to the extent
E. Height: The maximum permitted height for a consistent with the function of the communi-
Lattice Tower shall be thirty-five (35) feet cations equipment. Wireless communication
higher than the regular permitted maximum towers shall be integrated through location
height for the applicable zoning district, or and design to blend in with the existing char-
one hundred fifty (150) feet, whichever is acteristics of the site to the extent practical.
less. Existing on-site vegetation shall be preserved
or improved, and disturbance of the existing
F. Antennas: Macro Facilities are the largest topography shall be minimized, unless such
permitted attached wireless communication disturbance would result in less visual
facilities allowed on a Lattice Tower. Anten- impact of the site to the surrounding area.
nas which extend above the Lattice Tower
wireless communications support structure 3. Screening Of Equipment Shelters and
shall not be calculated as part of the height of Cabinets:Accessory equipment facilities used
the wireless communications support struc- to house wireless communications equipment
ture. For example, the maximum height for a should be located within buildings or placed
'' ✓ Lattice Tower shall be one hundred fifty(150) underground when possible. When they can-
feet and the maximum height of antennas not be located in buildings, equipment shel-
which may be installed on the support struc- ters or cabinets shall be fenced, screened and
ture could be fifteen (15) feet, making the landscaped to screen views from adjacent res-
maximum permitted height of the support idential or commercial zoned properties. Any
structure and antennas one hundred sixty- landscaping shall be in conformance with
five (165) feet (one hundred fifty (150) feet City Code Section 4-31-34, Landscaping.
plus fifteen(15)feet). Accessory equipment facilities located on the
roof of any building shall be enclosed so as to
G. Landscaping: Lattice Towers shall be land- be shielded from view.
scaped in conformance with City Code Sec-
tion 4-31-34, Landscaping. A minimum 4. Exposed Metal Surfaces: Accessory
landscaping area of fifteen (15) feet shall be equipment facilities may not be enclosed with
required surrounding the facility, or equiva- exposed metal surfaces.
lent screening as approved by the Adminis-
trator. Landscaping shall include trees, B. Noise Levels:No equipment shall be operated
shrubs and ground cover. The required land- so as to produce noise in levels above forty-
scaped areas shall include an irrigation sys- five (45) dB as measured from the nearest
tern. (Ord. 4666, 6-2-1997; amd. Ord. 4689, property line on which the attached wireless
11-24-1997) communication facility is located. Operation
of a back-up power generator in the event of
power failure or the testing of a back-up gen-
erator between 8 a.m. and 9 p.m. are exempt
from this standard. No testing of back-up
1297
City of Renton
4-38-13 4-38-15
power generators shall occur between the erning authority may limit the term and
hours of 9 p.m. and 8 a.m. duration of the conditional use permit. Condi-
tions imposed by the governing authority
C. Fencing: Security fencing, if used, shall be shall reasonably assure that nuisance or haz-
painted or coated with a nonreflective color. and to life or property will not develop.
Fencing shall comply with the requirements
listed in City Code 4-31-15(C), Fences and B. Conditional Use Criteria: The governing
Hedges. authority shall consider the following factors
in determining whether to issue a conditional
D. Lighting: Towers shall not be artificially use permit, although the governing authority
lighted, unless required by the FAA or other may waive or reduce the burden on the appli-
applicable authority. If lighting is required, cant of one or more of these criteria if the gov-
the governing authority may review the erning authority concludes that the goals of
available lighting alternatives and approve this Chapter are better served thereby.
the design that would cause the least distur-
bance to the surrounding views. Security 1. Height of the proposed tower.
lighting for the equipment shelters or cabi-
nets and other on-the-ground ancillary equip- 2. Proximity of the tower to residential
ment is also permitted, as long as it is structures and residential district bound-
appropriately down shielded to keep light aries.
within the boundaries of the site.
3. Nature of uses on adjacent and nearby
E. Advertising: No lettering, symbols, images, properties.
or trademarks large enough to be legible to
occupants of vehicular traffic on any adjacent 4. Surrounding topography.
roadway shall be placed on or affixed to any
part of a telecommunications tower, antenna 5. Surrounding tree coverage and foliage.
array or antenna, other than as required by
FCC regulations regarding tower registration 6. Design of the tower, with particular ref-
or other applicable law. Antenna arrays may erence to design characteristics that have the
be located on previously approved signs or effect of reducing or eliminating visual obtru-
billboards without alteration of the existing siveness.
advertising or sign.
7. Proposed ingress and egress.
F. Building Standards: Wireless Communica-
tion Support Structures shall be constructed 8. Potential noise, light and glare impacts.
so as to meet or exceed the most recent Elec-
tronic Industries Association/Telecommuni- 9. Availability of suitable existing towers
cations Industries Association (ELA/TIA) 222 and other structures.
Revision F Standard entitled "Structural
Standards for Steel Antenna Towers and An- 10. Compatibility with the general purpose,
tenna Supporting Structures"(or equivalent), goals, objectives and standards of the Com-
as it may be updated or amended. Prior to is- prehensive Plan, the Zoning Ordinance and
suance of a building permit the building offi- any other plan, program, map or ordinance of
cial shall be provided with an engineer's the City. (Ord. 4666, 6-2-1997; amd. Ord.
certification that the support structure's de- 4689, 11-24-1997)
sign meets or exceeds those standards. (Ord.
4666, 6-2-1997;amd. Ord. 4689, 11-24-1997)
4-38-15: AIRPORT RESTRICTIONS:
4-38-14: CONDITIONAL USE PERMIT A. Airport Regulations:All wireless communica-
REVIEW CRITERIA: tions facilities and attached wireless commu-
nications facilities must comply with the
A. Applicability: The governing authority may Airport Zoning regulations, as listed in City
grant,with or without conditions, or deny the Code 4-31-17.
requested conditional use permit. The gov-
**4104
1297
City of Renton
4-38-15
4-38-18
B. Notice To FAA: A Notice of Proposed Con- unless the applicant demonstrates to the rea-
struction shall be submitted to the FAA a sonable satisfaction of the governing author-
minimum of thirty(30)days prior to the issu- ity that no existing tower or structure can
ance of any building permit for any wireless accommodate the applicant's proposed
communications support structure or antenna. Evidence submitted to demonstrate
attached wireless communications facilities. that no existing tower or structure can accom-
(Ord. 4666, 6-2-1997; amd. Ord. 4689, 11-24- modate the applicant's proposed antenna may
1997) consist of any of the following:
1. No existing towers or structures are
4-38-16: EXEMPTION: located within the geographic area required
to meet applicant's engineering require-
A. Exemptions From Conditional Use Permit: ments.
The following are exempt from the require-
ment of a conditional use permit, and shall be 2. Existing towers or structures are not of
considered a permitted use in all zones where sufficient height to meet applicant's engi-
attached wireless communications facilities neering requirements.
are permitted:Minor modifications of existing
wireless communications facilities, whether 3. Existing towers or structures do not have
emergency or routine, so long as there is little sufficient structural strength to support
or no change in the visual appearance, as applicant's proposed antenna and related
determined by the Administrator. equipment.
B. Amateur Radio, Receive Only Antennas: This 4. The applicant's proposed antenna would
Chapter shall not govern any tower, or instal- cause electromagnetic interference with the
lation of any antenna, that is under seventy antenna on the existing towers or structures,
(70)feet in height and is owned and operated or the antenna on the existing towers or
by a federally licensed amateur radio station structures would cause interference with the
operator or is used exclusively for receive applicant's proposed antenna.
only antennas. (Ord. 4666, 6-2-1997; amd.
Ord. 4689, 11-24-1997) 5. The fees, costs, or contractual provisions
required by the owner in order to share an ex-
'40'"'' isting tower or structure or to adapt an exist-
4-38-17: OBSOLESCENCE: ing tower or structure for sharing are
Any wireless communications facility or unreasonable. Costs exceeding new tower de-
attached wireless communications facility that is velopment are presumed to be unreasonable.
no longer needed and its use is discontinued shall
be reported immediately by service provider to the 6. The applicant demonstrates that there
Administrator. The use of the site is not discontin- are other limiting factors that render existing
ued until the last service provider using the facil- towers and structures unsuitable.
ity ceases use of the facility. Discontinued facilities
shall be decommissioned and removed by the facil- B. Cooperation In Collocation Efforts: A permit-
ity owner within six (6) months of the date it tee shall cooperate with other WCF providers
ceases to be operational or if the facility falls into in collocating additional antennas on support
disrepair, and the site restored to its pre-existing structures and/or on existing buildings pro-
condition. The Administrator may approve an vided said proposed collocators have received
extension of an additional six (6) months if good a building permit for such use at said site
cause is demonstrated by the facility owner. (Ord. from the City.A permittee shall exercise good
4666, 6-2-1997; amd. Ord. 4689, 11-24-1997) faith in collocating with other providers and
sharing the permitted site, provided such
shared use does not give rise to a substantial
4-38-18: COLLOCATION: technical level of impairment of the ability to
provide the permitted use (i.e., a significant
A. Availability Of Suitable Existing Towers Or interference in broadcast or reception capa-
Other Structures:No new wireless communi- bilities as opposed to a competitive conflict or
cations support structure shall be permitted financial burden). Such good faith shall
*two 1297
City of Renton
4-38-18 4-38-21
include sharing technical information to eval- the expense of the applicant or terminate the
uate the feasibility of collocation. In the event permit, at its sole option.
a dispute arises as to whether a permittee
has exercised good faith in accommodating B. Change Of Ownership: The applicant shall
other users, the City may require a third notify the Department of all changes in own-
party technical study at the expense of either ership or operation of the facility within sixty
or both the applicant and permittee. (60)days of the change. (Ord. 4666, 6-2-1997;
amd. Ord.4689, 11-24-1997)
C. Reasonable Efforts: All applicants shall dem-
onstrate reasonable efforts in developing a
collocation alternative for their proposal. 4-38-21: ALTERNATES AND
(Ord. 4666, 6-2-1997; amd. Ord. 4689, 11-24- MODIFICATIONS:
1997)
A. Alternates: The provisions of this Chapter
are not intended to prevent the use of any
4-38-19: RADIO FREQUENCY STANDARDS: material or method of construction not specif-
ically prescribed by this Chapter, provided
A. Verification Of Compliance: The applicant any alternate has been approved and its use
shall comply with Federal FCC standards for authorized by the Administrator or his/her
radio frequency emissions. Within sixty (60) designee.
days after the issuance of its building permit,
the applicant shall submit to the Administra- The Administrator may approve any such
tor a project implementation report which alternate, provided he/she finds that the pro-
provides cumulative field measurements of posed design and/or methodology is satisfac-
radio frequency emissions of all antennas tory and complies with the provisions of this
installed at the subject site and compares the Chapter and that the material, method or
results with established Federal standards. work offered is, for the purpose intended, at
Said report shall be subject to review and least the equivalent of that prescribed in this
approval of the Administrator for consistency Chapter in suitability, strength, effective-
with Federal standards. If on review,the City ness, durability, safety, maintainability and
finds that the WCF does not meet Federal environmental protection.
standards, the City may revoke or modify the
permit. The Administrator may require that suffi-
cient evidence or proof be submitted to sub-
B. Interference With Local TV Or Radio: The stantiate any claims that may be made
applicant shall ensure that the WCF will not regarding its use.
cause localized interference with the recep-
tion of area television or radio broadcasts. If B. Modifications: Whenever there are practical
on review the City finds that the WCF inter- difficulties involved in carrying out the provi-
feres with such reception, and if such inter- sions of this Chapter, the Administrator may
ference is not remedied within thirty (30) grant modifications for individual cases pro-
days, the city may revoke or modify this per- vided she/he shall first find that a special
mit. (Ord. 4666, 6-2-1997; amd. Ord. 4689, individual reason makes the strict letter of
11-24-1997) this Chapter impractical, that the modifica-
tion is in conformity with the intent and pur-
pose of this Chapter, and that such
4-38-20: PERMIT LIMITATIONS: modification:
A. Maintenance: The applicant shall maintain 1. Will meet the objectives and safety, func-
the WCF to standards that may be imposed tion, environmental protection and maintain-
by the City at the time of the granting of a ability intended by the requirements of this
permit. Such maintenance shall include, but Chapter, based upon sound engineering judg-
shall not be limited to, maintenance of the ment.
paint, structural integrity and landscaping. If
the applicant fails to maintain the facility,
the City may undertake the maintenance at
1297
City of Renton
4-38-21
4-38-25
2. Will not be injurious to other property(s) allege an injury in fact, and that injury must be
in the vicinity. (Ord. 4666, 6-2-1997; amd. real and present rather than speculative. (Ord.
Ord. 4689, 11-24-1997) 4666, 6-2-1997; amd. Ord. 4689, 11-24-1997)
4-38-22: VARIANCES: 4-38-24: VIOLATIONS AND PENALTIES:
Violations of the provisions of this
A. Variance Requirements: A variance from the Chapter will be a civil infraction and punishable
requirements of this Chapter may be under Chapter 33, Title IV of the City Code. (Ord.
approved by the Hearing Examiner when 4666, 6-2-1997; amd. Ord. 4689, 11-24-1997)
undue hardship may be created as a result of
strict compliance with the provisions of this
Chapter. In recommending or approving any 4-38-25: SEVERABILITY:
variance, the Hearing Examiner may pre- If any provision of this Chapter or its
scribe conditions that he/she deems neces- application to any person or property is held
sary to or desirable for the public interest. No invalid by a court of competent jurisdiction, the
variance shall be approved or recommended remainder of the Chapter or the application of the
unless the Hearing Examiner finds: provision to other persons or circumstances shall
not be affected. (Ord. 4666, 6-2-1997; amd. Ord.
1. That there are special physical circum- 4689, 11-24-1997)
stances or conditions affecting said property
such that the strict application of the provi-
sions of this Chapter would deprive the appli-
cant of the reasonable use or development of
his land; and
2. That the variance is necessary to insure
such property the rights and privileges
enjoyed by other properties in the vicinity
and under similar circumstances; and
3. That the granting of the variance will not
re be detrimental to the public welfare or injuri-
ous to other property in the vicinity.
B. Applications Required: Application for any
variance shall be submitted in writing by the
applicant at the time the permit application
is submitted to the Department. The applica-
tion shall state fully all substantiating facts
and evidence pertinent to the request.
C. Variance Fees: The appropriate fees shall be
paid at time of application as required in City
Code Section 5-1-1. (Ord. 4666, 6-2-1997;
amd. Ord. 4689, 11-24-1997)
4-38-23: APPEALS:
Any decision made in the administra-
tive process described in this Chapter may be
appealed pursuant to Section 4-8-11 of this Title.
Any appellant must be seeking to protect an inter-
est that is arguably within the zone of interest to
be protected or regulated by this chapter, must
1297
City of Renton
vore °
Nauri
voisE