HomeMy WebLinkAboutORD 5649CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5649
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SECTIONS 4-2-110 AND 4-2-115 OF CHAPTER 2, ZONING DISTRICTS - USES AND
STANDARDS, SECTION 4-3-100 OF CHAPTER 3, ENVIRONMENTAL REGULATIONS
AND OVERLAY DISTRICTS AND SECTION 4-4-080 OF CHAPTER 4, CITY-WIDE
PROPERTY DEVELOPMENT REGULATIONS, OF TITLE IV (DEVELOPMENT
REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL
ORDINANCES OF THE CITY OF RENTON, WASHINGTON", AMENDING THE
REGULATIONS REGARDING RESIDENTIAL FENCE HEIGHTS IN FRONT YARDS,
RESIDENTIAL DESIGN STANDARDS APPLICABILITY, DESIGN GUIDELINES AND
PARKING FOR ACCESSORY DWELLING UNITS.
WHEREAS, the City seeks to have consistency in regulations regarding residential
development, and the City has established Residential Design Regulations and Urban Design
Overlays that provide both predictability and flexibility, and the City seeks to ensure clarity
regarding when those regulations will apply;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. The subsections titled "Setbacks" and "Building Standards" of subsection
4-2-llOA, Development Standards for Residential Zoning Designations (Primary and Attached
Accessory Structures), of Chapter 2, Zoning Districts - Uses and Standards, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington", are hereby amended as shown on Attachment A.
SECTION II. Subsection 4-2-115B, Applicability, of Chapter 2, Zoning Districts - Uses
and Standards, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development
Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton,
Washington", is hereby amended as follows:
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ORDINANCE NO. 5649
B. APPLICABILITY:
L This Section shall apply to all new dwelling units in the following
zones: Resource Conservation (RC), Residential One Dwelling Unit per Acre (R-1),
Residential Four Dwelling Units per Acre (R-4), Residential Eight Dwelling Units
per Acre (R-8), Residential Ten Dwelling Units per Acre (R-10), and Residential
Fourteen Dwelling Units per Acre (R-14). The standards of the Site Design
subsection are required at the time of subdivision application. The standards of
Residential Design subsection are required at the time of application for building
permits. The standards of Residential Design are required for the building for
which the building permit is being issued.
2. Additions and/or expansions to detached or attached dwellings that
are valued at fifty percent (50%) or greater of the most recent assessment or
appraisal shall require that the entire dwelling or structure comply with the
standards of the Residential Design subsection.
SECTION III. Subsections 4-2-115F.2, Open Space, and "Materials and Color" of
subsection 4-2-115F.3, Residential Design, of Chapter 2, Zoning Districts - Uses and Standards,
of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General
Ordinances of the City of Renton, Washington", are hereby amended as shown on Attachment
B.
SECTION IV. Subsection 4-3-100B.2, Conflicts, of Chapter 3, Environmental
Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260
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ORDINANCE NO. 5649
entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended
as follows:
2. Conflicts: Where there are conflicts between the design regulations
requirements ef-tb+s in Ssubsection E_and other sections of the Renton Municipal
Code, the regulations of this Section shall prevail. Where there are conflicts
between the map in subsection B3 of this Section and the text in this Section, the
text shall prevail.
SECTION V. The subsection entitled "Residential Uses Outside of Center Downtown
Zone" of subsection 4-4-080F.10.e, Parking Spaces Required Based on Land Use, of Chapter 4,
City-Wide Development Regulations, of Title IV (Development Regulations) of Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby
amended as shown on Attachment C.
SECTION VI. This ordinance shall be effective upon its passage, approval, and five (5)
days after publication.
PASSED BY THE CITY COUNCIL this 12th day of December , 2011.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 12th day of December 2011.
Denis Law, Mayor
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ORDINANCE NO. 5649
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication: 12/16/2011 (summary)
ORD:1744:ll/29/ll:scr
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ORDINANCE NO. 5649
ATTACHMENT A
4-2-llOA DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY
AND ATTACHED ACCESSORY STRUCTURES)
SETBACKS "
Guidelines for R-10 and R-14: Building setbacks shall ensure separation of homes and private
spaces while allowing high density. Visual functional continuity shall be maintained between
housing units through similar setbacks and/or landscape buffers. Structures and parking areas
may encroach into required setbacks if it can be shown that such encroachment allows
significant trees or tree clusters to be retained. Encroachment shall be the minimum
encroachment necessary to protect specified trees. In no case shall the yard be reduced to 50%
or more of the required setback.
Minimum Front Yard6
RC and R-1 30 ft.
R-4 30 ft.12 except
Exceptions:
LfFor small lot cluster development10, where R-8 standards shall apply.
2. When parking is provided in the rear yard of the lot with access from a public
right-of-way or alley, 20 ft.
Unit with Alloy Accoss Garago: The front yard setback of the primary structure
may bo reduced to 20 ft. if all parking is provided in tho rear yard of tho lot with
accoss from a public right of way or alloy.
3. The Administrator of the Department of Community and Economic
Development or designee may reduce the setback by a maximum of 50% of the
required setback, when all of the following conditions apply:
a. The setback that was required at the time of initial construction was less
than 30 ft.
b. A reduced setback is appropriate given the character of the immediate
neighborhood.
c. There are no other alternative locations that can reasonably accommodate
the request without encroaching into a setback.
R-8 15 ft.
Unit with Alley Access Garage: The front yard setback of the primary structure
may be reduced to 10 ft. if all parking is provided in the rear yard of the lot with
access from a public right-of-way or alley.
R-10 and R-
14
On a Residential Access Street: 8 ft. to building, 5 ft. to porch, or 7 ft. to a stoop.
There shall be an 18 ft. setback from the face of the garage to the back of the
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ORDINANCE NO. 5649
curb and/or to any sidewalk or pathway.
On a Limited Residential Access Street: 0 ft. to building, 5 ft. to porch, or 7 ft. to
a stoop. There shall be an 18 ft. setback from the face of the garage to the back
of the curb and/or to any sidewalk or pathway.
On a Pedestrian Easement or Common Open Space: 4 ft. to the building, or 1 ft.
to porch or stoop.
RM "U" suffix: 5 ft.1819
"T" suffix: 5 ft.
"F" suffix: 20 ft.
Minimum Side Yard
RC 25 ft.
R-1 15 ft.
R-4 5 ft.
R-8 5 ft.
R-10 and R-
14
Detached Units: 4 ft., except when located on a corner lot, then 8 ft. with an 18
ft. setback from the face of the garage to the back of the curb and/or to any
sidewalk or pathway.
Attached Units: 4 ft. for the unattached side(s) of the structure. 0 ft. for the
attached side(s).23
RM "T" suffix - Attached Units: A minimum of 3 ft. for the unattached side(s) of the
structure. 0 ft. for the attached side(s).
Standard Minimum Setbacks for all other suffixes: Minimum setbacks for side
yards:24
Lot width: less than or equal to 50 ft. - Yard setback: 5 ft.
Lot width: 50.1 to 60 ft. - Yard setback: 6 ft.
Lot width: 60.1 to 70 ft. - Yard setback: 7 ft.
Lot width: 70.1 to 80 ft. - Yard setback: 8 ft.
Lot width: 80.1 to 90 ft. - Yard setback: 9 ft.
Lot width: 90.1 to 100 ft. - Yard setback: 10 ft.
Lot width: 100.1 to 110 ft. - Yard setback: 11 ft.
Lot width: 110.1+ft.-Yard setback: 12 ft.
Additional setbacks for structures greater than 30 ft. in elevation: The entire
structure shall be set back an additional 1 ft. for each 10 ft. in excess of 30 ft. to a
maximum cumulative setback of 20 ft.
Additional setbacks for lots abutting Single Family Residential Zones RC, R-1, R-
4, R-8, and R-10: 25 ft. along the abutting side(s) of the property.
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ORDINANCE NO. 5649
Side Yard Along a Street
RC 30 ft.
R-1 20 ft.
R-4 20 ft.12, oxcopt
Exceptions:
L_fFor small lot cluster development10, whore R-8 standards shall apply.
2. The Administrator of the Department of Community and Economic
Development or designee mav reduce the setback bv a maximum of 50% of the
required setback, when all of the following conditions apply:
a. The setback that was required at the time of initial construction was less
than 20 ft.
b. A reduced setback is appropriate given the character of the immediate
neighborhood.
c. There are no other alternative locations that can reasonably accommodate
the request without encroaching into a setback.
R-8 15 ft.for the primary structure
R-10 and R-
14
n/a
RM "U" and "J" suffixes and on all previously existing platted lots which are 50 ft.
or less in width: 10 ft.
All other suffixes with lots over 50 ft. in width: 20 ft.
Minimum Rear Yard
RC 35 ft.
R-1 25 ft.
R-4 25 ft., except
Exceptions:
1. ffor small lot cluster development10, where R-8 standards shall apply.
2. The Administrator of the Department of Community and Economic
Development or designee mav reduce the setback by a maximum of 50% of the
required setback, when all of the following conditions apply:
a. The setback that was required at the time of initial construction was less
than 25 ft.
b. A reduced setback is appropriate given the character of the immediate
neighborhood.
c. There are no other alternative locations that can reasonably accommodate
the request without encroaching into a setback.
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ORDINANCE NO. 5649
R-8 20 ft.
R-10 and R-
14
12 ft., except when rear yard is abutting a common open space, then 4 ft.
RM "U" suffix: 5 ft.1819, unless lot abuts an RC, R-1, R-4, R-8, or R-10 zone, then 25 ft.
"T" suffix: 5 ft.
"F" suffix: 15 ft.
Minimum Freeway Frontage Setback
RC, R-1, R-4,
R-8, R-10,
and R-14
10 ft. landscaped setback from the street property line.
Clear Vision Area
RC, R-1, R-4,
R-8, R-10,
and R-14
In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision
area defined in RMC 4-11-030, Definitions C.
Reciprocal Use Easements
RC, R-1, R-4
and R-8
n/a
R-10, and R-
14
In order to allow for opportunities that maximize space, reciprocal use
easements are allowed. If used, all of the following are required:
1. Reciprocal side and/or rear yard use easements shall be delineated on the site
plan.
2. Residential walls facing a reciprocal side yard shall not have any windows
within 5 feet of ground level or doors entering into the yard space of the abutting
home.
3. The design of use easements should not negatively affect the building
foundations.
4. The layout of each home should be such that privacy is maintained between
abutting houses.
RM n/a
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ORDINANCE NO. 5649
BUILDING STANDARDS
Maximum Building Height, except for uses having a "Public Suffix" (P) designation and public
water system facilities8,9
RC, R-1, R-4, R-
8 and R-10
30 ft.
R-14 Residential and Civic Uses: 30 ft.
Commercial Uses: 20 ft.
RM "U" suffix: 50 ft.
"T" suffix: 35 ft.
"F" suffix: 35 ft.20
Maximum Height for Wireless Communication Facilities
RC, R-1, R-4, R-
8, R-10, and R-
14
See RMC 4-4-140G, Standards for Specific Types of Wireless Facilities
Maximum Building Coverage (Including primary and accessory buildings. Except Accessory
Dwelling Units are not counted toward building coverage)
RC Lots 5 acres or more: 2%. An additional 5% of the total area may be used for
agricultural buildings.
Lots 10,000 sq. ft. to 5 acres: 15%. On lots greater than 1 acre, an additional 5%
of the total area may be used for agricultural buildings.
Lots 10,000 sq. ft. or less: 35%.
R-1 20%
R-4 and R-8 Lots greater than 5,000 sq. ft.: 35% or 2,500 sq. ft., whichever is greater.
Lots 5,000 sq. ft. or less: 50%
R-10 and R-14 n/a
RM "U" suffix: 75%
"T" suffix: 75%
"F" suffix: 35%
A maximum coverage of 45% may be obtained through the Hearing Examiner
site development plan review process.
Maximum Impervious Surface Area
RC Lots 5 acres or more: 20%.
Lots 10,000 sq. ft.: 55%. For each additional 10,000 sq. ft. increase in lot size,
the impervious coverage shall be decreased by 1.75% to a minimum of 20% for
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ORDINANCE NO. 5649
a 5-acre lot.
Lots 10,000 sq. ft. or less: 55%.
R-1 30%
R-4 55%
R-8 75%
R-10 Detached units: 75%
Attached units: 65%
R-14 85%
RM "U" and "T" suffixes: 85%
All other suffixes: 75%
Building Design
RM "U" suffix: Modulation of vertical and horizontal facades is required at a
minimum of 2 ft. at an interval of a minimum offset of 40 ft. on each building
face.
"U" and "T" suffixes: See RMC 4-3-100 for Urban Design Regulations.
Maximum Number of Units per Building
R-10 No more than four (4) dwelling units per building.
R-14 No more than six (6) dwellings units per building.
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ORDINANCE NO. 5fi4Q
ATTACHMENT B
4-2-115F REQUIREMENTS
2. Open Space:
OPEN SPACE: Open space is a significant element in the development of livable communities
and creates opportunities for good health.
Guidelines: All open space shall be designed to preserve existing trees. Except for Native
Growth Protection Areas, all common open space areas shall be designed to accommodate
both active and passive recreational opportunities and be visible and open to the street. Pocket
parks shall be designed to serve four (4) to ten (10) homes. Private yards are located at the rear
or side of homes and can include trees, planting beds, and privacy fences. Reciprocal use
easements can provide greater usability of private yards.
Landscaping:
R-10
and
R-14
See RMC 4-4-070.
Standards for Parks:
R-10
and
For developments that are less than ten (10) net acres: No park is required, but is
allowed.
R-14 For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Standards for Common Open Space:
R-10
and
Developments of three (3) or less-fewer dwelling units: No requirement to provide
common open space.
R-14 Developments of four (4) or more units: Required to provide common open space as
follows:
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for small recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space shall be contiguous, serve a minimum of four (4) homes, and be at
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ORDINANCE NO. 5649
least twenty feet (20') wide.
5. A pedestrian entry easement can be used to meet the requirements if it has a
minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure ten feet by ten feet (10' x 10'). Additionally, the
pea-patch shall include a tool shed and a common area with space for compost
bins. Water shall be provided to the pea-patch. Fencing that meets the
standards for front yard fencing shall surround the pea-patch with a one foot
(1') landscape area on the outside of the fence. This area is to be landscaped
with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for Emergency Vehicle Access.
8. Storm ponds may be used to meet the common open space requirement if
designed to accommodate a fifty (50) year storm and to be dry ninety percent
(90%) of the year.
Standards for Private Yards:
R-10
and
R-14
Developments of three (3) or less fewer detached or townhouse dwelling units: Each
individual lot shall have a private yard that is at minimum six hundred (600) square feet
in size. Backyard patios and reciprocal use easements may be included in the
calculation of private yard.
Developments of four (4) or more detached or townhouse dwelling units: Each
individual lot shall have a private yard that is at least two hundred fifty (250) square
feet in size with no dimension less than eight feet (8') in width.
Development of attached dwelling units (other than townhouses): For developments
R-10
and
R-14
that do not provide private yards, an additional two hundred fifty (250) square feet of
R-10
and
R-14
open space per unit shall be provided. This open space is in addition to the required
R-10
and
R-14
amount of Common Open Space.
Common Open Space or Park Substitutions:
R-10
and
R-14
See RMC 4-1-240.
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ORDINANCE NO. 5649
4-2-115F.3 RESIDENTIAL DESIGN
MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense
of diversity of housing stock in the community.
Guidelines: A diversity of materials and color shall be used on homes throughout the
community. A variety of materials that are appropriate to the architectural character of the
neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of
color or tone.
Standards:
RC and R-
1
n/a
R-4 and
R-8
For subdivisions and short plats, aAbutting homes shall be of differing color. Color
palettes for all new dwellings, coded to the home elevations, shall be submitted for
approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%) of
the street facing facade. If masonry siding is used, it shall wrap the corners no
less than twenty four inches (24").
R-10 and
R-14
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone,
and standard sized brick three and one half inches by seven and one half inches
(3 1/2" x 7 1/2") or three and five eighths inches by seven and five eighths
inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to
detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty-four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as opposed
to vibrant primary colors, shall be the dominant colors. Color palettes for all
new structures, coded to the home elevations, shall be submitted for approval.
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ORDINANCE NO. 5649
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
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ORDINANCE NO. 5649
ATTACHMENT C
4-4-080F.10.e PARKING SPACES REQUIRED BASED ON LAND USE
RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE:
Detached dwellings: A minimum of 2 per dwelling unit, however, 1 per dwelling unit may
be permitted for 1 bedroom or less dwelling units. Tandem parking is
allowed. A maximum of 4 vehicles may be parked on a lot, including
those vehicles under repair and restoration, unless kept within an
enclosed building.
Manufactured homes
within a manufactured
home park:
A minimum of 2 per manufactured home site, plus a screened parking
area shall be provided for boats, campers, travel trailers and related
devices at a ratio of 1 screened space per 10 units. A maximum of 4
vehicles may be parked on a lot, including those vehicles under repair
and restoration, unless kept within an enclosed building.
Congregate residences: A minimum and maximum of 1 per sleeping room and 1 for the
proprietor, plus 1 additional space for each 4 persons employed on the
premises.
Assisted living: A minimum and maximum of 1 space per residential unit of assisted
living, plus dedicated parking spaces for facility fleet vehicles.
Attached dwellings in
RM-U, RM-T, RM-F, R-
14 and R-10 Zones:
A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit;
1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling
unit.
Attached dwellings
within all other zones:
1 per dwelling unit is required. A maximum of 1.75 per dwelling unit is
allowed.
Attached dwelling for
low income:
A minimum of 1 for each 4 dwelling units is required. A maximum of
1.75 per dwelling unit is allowed.
Live-work unit,
residential unit:
A minimum and maximum of 1 per unit.
Accessory Dwelling 1 per unit is required. A maximum of 2 per unit is allowed.
Unit
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