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HomeMy WebLinkAboutORD 5518CITY OF RENTON, WASHINGTON ORDINANCE NO. 5518 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTER 2, ZONING DISTRICTS - USES AND STANDARDS, CHAPTER 3, ENVIRONMENTAL REGULATIONS AND OVERLAY DISTRICTS, CHAPTER 4, CITY-WIDE PROPERTY DEVELOPMENT STANDARDS, CHAPTER 9, PERMITS - SPECIFIC, OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON", TO AMEND THE REGULATIONS REGARDING RESIDENTIAL DEVELOPMENT IN THE R-4, R-8, R-10 AND R-14 ZONES. WHEREAS, the City seeks to encourage the development of quality residential development of varied housing types for a population diverse in age, income, and lifestyle; and WHEREAS, the City seeks to set standards which ensure that new development occurs in a manner that creates a high quality of life for existing and new residents; and WHEREAS, the City seeks to ensure that as density increases, aspects of architectural and site design increase to ensure that density is accommodated in a manner that benefits both existing and new residents; and WHEREAS, this matter was duly referred to the Planning Commission for investigation, study, and the matter having been duly considered by the Planning Commission; and WHEREAS, the City Council held a public hearing on September 23, 2009, and all parties having been heard appearing in support or opposition; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: SECTION I. Subsection 4-2-100B, Tables, 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 to read as follows: ORDINANCE NO. 5518 B. TABLES: There are four (4) separate tables dealing with the following general land use categories and zones: RESIDENTIAL (RC, R-l, R-4, R-8, R-10, R-14, RM) COMMERCIAL (CN, CV, CA) COMMERCIAL (CD, CO, COR) INDUSTRIAL (IL, IM, IH) SECTION II. Subsection 4-2-100C, Interpretation of Tables, 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 to read as follows: C. INTERPRETATION OF TABLES: Development standards are listed under each applicable heading and the zones are listed at the left of each standard. The table cells contain the minimum and, in some cases, maximum requirements of the zone. The small numbers (superscript) in a cell indicate additional requirements or detailed information which is not able to fit in the table format. A blank cell indicates there are no specific requirements. SECTION III. Subsection 4-2-110A, Development Standards for Single Family 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", is hereby ORDINANCE NO. 5518 amended to change the title to "Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures)", and to read as shown in Attachment A. SECTION IV. Subsection 4-2-110B, Development Standards for Single Family Residential Zoning Designations (Detached 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", is hereby amended to change the title to "Development Standards for Residential Development (Detached Accessory Buildings)", and to read as shown in Attachment B. SECTION V. Subsection 4-2-110D, Conditions Associated with Development Standards Table for Single Family Residential Zoning Designations, 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 to change the title to "Conditions Associated with Development Standards Table for Residential Zoning Designations". SECTION VI. Subsection 4-2-110D.l.a of subsection 4-2-110D, Conditions Associated with Development Standards Table for Single Family Residential Zoning Designations, 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 to read as follows: 1. a. Phasing, shadow platting, or land reserves may be used to satisfy the minimum density requirements if the applicant can demonstrate that the current development would not preclude the provision of adequate access and ORDINANCE NO. 5518 infrastructure to future development and would allow for the eventual satisfaction of minimum density requirements through future development. Within the Urban Center, surface parking may be considered a land reserve. SECTION VII. Subsection 4-2-110D.4, Allowed Projections into Setbacks, 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 to read as follows: 4. Allowed Projections into Setbacks: a. Fireplace Structures, Windows: Fireplace structures, bay or garden windows, enclosed stair landings, and similar structures as determined by the Zoning Administrator may project twenty four inches (24") into any setback; provided, such projections are: (i) Limited to two (2) per facade, (ii) Not wider than 10'. b. Fences: Rockeries and retaining walls with a height of forty eight inches (48") or less may be constructed within any required setback; provided, that they are located outside of the twenty foot (20') clear vision area specified in RMC 4-11-030, definition of "clear vision area". See RMC 4-4-040. c. Steps and Decks: Uncovered steps and decks not exceeding eighteen inches (18") above the finished grade may project to any property line. Uncovered steps and decks having no roof covering and not exceeding forty two inches (42") high may be built within the front yard setback. ORDINANCE NO. 5518 d. Eaves: Eaves and cornices: may project up to twenty four inches (24") into any required setback. e. Porches and Stoops: may project into front setbacks up to eight feet (8') and into side setbacks along a street up to five feet (5'). SECTION VIII. Subsection 4-2-110D.7 subsection 4-2-110D, Conditions Associated with Development Standards Table for Single Family Residential Zoning Designations, 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 to read as follows: 7. For pre-existing legal lots having less than the minimum lot width required by this Section, the following chart shall apply for determining the required minimum side yard width along a street: WIDTH OF EXISTING, LEGAL LOT MINIMUM SIDE YARD WIDTH ALONG A STREET RCZONE 150 feet or less 25 ft. R-l ZONE Less than or equal to 50 ft. 50.1 to 51 ft. 51.1 to 52 ft. 52.1 to 53 ft. 53.1 to 54 ft. 54.1 to 55 ft. 55.1 to 56 ft. 56.1 to 57 ft. 57.1 to 58 ft. 10 ft. lift. 12 ft. 13 ft. 14 ft. 15 ft. 16 ft. 17 ft. 18 ft. ORDINANCE NO. 5518 58.1 to 59 ft. 59.1 and greater 19 ft. 20 ft. R-4 or R-8 ZONE Less than or equal to 50 ft. 50.1 to 52 ft. 52.1 to 54 ft. 54.1 to 56 ft. 56.1 to 58 ft. 58.1 or greater 10 ft. lift. 12 ft. 13 ft. 14 ft. 15 ft. SECTION IX. Subsection 4-2-110D, Conditions Associated with Development Standards Table for Single Family Residential Zoning Designations, 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 to add new subsections numbered 18 - 31, to read as follows: 18. Front and rear setbacks in the RM-U Zone may be reduced to zero feet (0') by the Reviewing Official during the site development plan review process provided the applicant demonstrates that the project will provide a compensatory amenity such as an entryway courtyard, private balconies or enhanced landscaping. 19. If the structure located in the RM-U Zone exceeds forty feet (40') in height, a fifteen foot (15') front setback from the property line shall be required of all portions of the structure which exceed forty feet (40'). This requirement may be modified by the Reviewing Official during the site development 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 ORDINANCE NO. 5518 setbacks, brickwork and/or ornamentation) and consideration of the pedestrian environment (e.g., extra sidewalk width, canopies, enhanced landscaping). 20. In the 'F' District, an additional ten feet (10') height for a residential dwelling structure may be obtained through the provision of additional amenities such as pitched roofs, additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent existing residential development. In no case shall the height of a residential structure exceed forty five feet (45'). 21. The Reviewing Official may modify this provision, through the site development plan review process, where it is determined that specific portions of the required landscaping strip may be developed and maintained as a usable public open space with an opening directly to a public entrance. 22. The Reviewing Official may permit, through the site development plan review process, the substitution for the fifteen foot (15') wide landscaping strip, of a ten foot (10') wide landscaped setback and a sight-obscuring solid barrier wall (e.g., landscaping or solid fence), in order to provide reasonable access to the property. The solid barrier wall shall be designed in accord with the site development plan review section and shall be located a minimum of five feet (5') from abutting property(ies) zoned and /or designated for "residential" use. The Reviewing Official may also modify the sight-obscuring landscaping provision, ORDINANCE NO. 5518 through the site development plan review process, if necessary to provide reasonable access to the property. A secured maintenance agreement or easement for the landscape strip is required. 23. Setbacks shall be measured consistent with the "yard requirement" in chapter 4-11 RMC, except in the case of "shadow lots," setbacks shall be measured from the "shadow lot lines" in the same manner as a conventionally subdivided lot. 24. For self storage uses, rear and side yard setbacks shall comply with the Commercial Arterial Zone (CA) development regulations in RMC 4-2-120A, Development Standards for Commercial Zoning Designations. 25. For RM-U properties, perimeter street landscape strips may utilize a mix of hard surfaces, brick, stone, textured/colored concrete, and natural landscape elements, groundcover, shrubs and trees, to provide a transition between the public streetscape and the private development, subject to site plan review, RMC 4-9-200B1, and the general and additional review criteria of RMC 4-9-200E1 and Fl, F2, and F7. In no case shall living plant material comprise less than thirty percent (30%) of the required perimeter landscape strip. 26. Density bonus may allow up to one hundred (100) dwelling units per acre within the RM-U Zone located within the Urban Center Design Overlay and north of South 2nd Street pursuant to requirements in the RMC 4-9-065. 27. See RMC 4-3-100, Urban Design Regulations. ORDINANCE NO. 5518 28. For lots created after November 10, 2004. 29. For lots created after July 11,1993. 30. Minimum density requirements shall not apply to the renovation or conversion of an existing structure. Additionally, in the R-l zone only, minimum density requirements shall not apply to the subdivision or development of a legal lot Vi gross acre or less in size as of March 1,1995. 31. In order to meet the variation requirements of RMC 4-2-115, lot dimensions and setbacks are allowed to be decreased and/or increased, provided that when averaged the applicable lots standards of the zone are met. SECTION X. Subsection 4-2-110E, Illustrations, 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 to place the drawing titled Residential Multi-Family found in Section 4-2-1101 at the end of the section. SECTION XI. Subsection 4-2-110F, 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", is hereby deleted. SECTION XII. Subsection 4-2-110G, Development Standards for Multifamily Residential Zoning Designations (Detached Accessory Buildings) 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 deleted. ORDINANCE NO. 5518 SECTION XIII. Subsection 4-2-110H, Conditions Associated with Development Standards Table for Multi-Family Residential Zoning Designations, 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 deleted. SECTION XVI. Subsection 4-2-1101, Illustrations, 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 deleted. SECTION XV. 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 to add a new section numbered 4-2-115, titled "Residential Design and Open Space Standards", to read as follows: 4-2-115 RESIDENTIAL DESIGN AND OPEN SPACE STANDARDS A. PURPOSE: 1. These Residential Design and Open Space Standards are conceived to implement policies established in the Land Use and Community Design Elements of the Renton Comprehensive Plan, enhance quality of life by encouraging new residential development to produce beautiful neighborhoods of well designed homes, and to mitigate the impacts of density for the neighborhood and the surrounding community. These standards are divided into three areas: a. Site Design: Quality neighborhoods are characterized by well landscaped, safe, pedestrian oriented streets fronted by a variety of housing types. These qualities are enhanced by lots in a variety of sizes and widths and 10 ORDINANCE NO. 5518 by homes which vary in scale and massing, each with a prominent entry and generous fenestration facing the street. Garages, while a necessity to today's lifestyles, should not visually dominate the streetscape. b. Open Space: In order to provide residents with a livable community, private and public open space shall be provided. Public open spaces shall be located so that a hierarchy and/or variety of open spaces throughout the neighborhood is created. c. Residential Design: Key characteristics of attractive neighborhoods include variety of housing architectural styles, enhanced by attention to selection of exterior materials, colors, and architectural detailing. 2. This Section lists elements that are required to be included in all residential development in the zones stated in 4-2-115.B.l. Each element includes both standards, as well as guidelines. In order to provide predictability, standards are provided. These standards specify a prescriptive manner in which the requirement can be met. In order to provide flexibility, guidelines are also stated for each element. These guidelines provide direction for those who seek to meet the required element in a manner that is different from the standards. a. The determination as to the satisfaction of the requirement through the use of the guidelines is to be made by the Reviewing Official. b. When the Reviewing Official has determined that the proposed manner of meeting the design requirement through guidelines is sufficient, the applicant shall have satisfied that design requirement. 11 ORDINANCE NO. 5518 B. APPLICABILITY: This Section shall apply to all new dwelling units in the following zones: Resource Conservation (RC), Residential One Dwelling Unit per Acre (R-l), 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. C. EXEMPTIONS: The design regulations shall not apply to interior remodels of existing buildings or structures provided the alterations do not modify the building facade. D. CONFLICTS: Where there are conflicts between the design regulations of this Section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. E. ADMINISTRATION: 1. Review Process: Applications subject to these design regulations shall be processed as a component of the governing land use process. 12 ORDINANCE NO. 5518 2. Authority: The Reviewing Official shall have the authority to approve, approve with conditions, or deny proposals based upon the provisions of these design regulations. In rendering a decision, the Official will consider proposals on the basis of individual merit, will consider the overall intent of the standards and guidelines, and encourage creative design alternatives in order to achieve the purposes of the design regulations. F. REQUIREMENTS: [The tables contained in subsection "F. Requirements" are attached to this ordinance as Attachment C] SECTION XVI. Subsection 4-3-100B, Applicability, of Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to change the title to "Applicability and Conflicts", and to read as follows: B. APPLICABILITY AND CONFLICTS: 1. Applicability: a. Mapped Overlays: This Section shall apply to all development occurring in design districts as indicated on the Urban Design Districts map, 4-3- 100B.7. To clarify the map, the Center Downtown (CD) Zone is located in District 'A', South Renton is District 'B/ and the Urban Center - North Zones are located within District 'C. District 'C also includes the Commercial/Office/Residential (COR) Zone. Areas within Center Village Land Use Designation zoned Center 13 ORDINANCE NO. 5518 Village (CV) shall comprise District 'D'. Areas within the Center Village Land Use Designation zoned Residential Multi-Family (RMF) shall be in District 'E'. b. Big Box Retail: This Section shall also apply to big-box retail use. In the Commercial Arterial (CA) zone, big-box retail uses are subject to compliance with design regulations applicable to District 'D', except in the Employment Area - Valley (EAV) south of Interstate 405, where big-box retail uses must comply with design standards and guidelines specific to the Urban Center - North (District 'C'). Big-box retail uses in the EAV south of Interstate 405 outside of the CA zone are not subject to Urban Design Regulations. c. CA Zone: This Section shall also apply to all development in the Commercial Arterial (CA) Zone. For the purposes of the design regulations, the zone shall be in District 'D'. 2. Conflicts: Where there are conflicts between the design regulations of this Section and other sections of the Renton Municipal Code, the regulations of this Section shall prevail. Where there are conflicts between the map in subsection B7 of this Section and the text in this Section, the text shall prevail. 3. Urban Design Districts Map: [The Urban Design Districts Map is attached to this ordinance as Attachment D.] SECTION XVII. Subsection 4-4-040D.l.a, Front Yard Setbacks, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to read as follows: 14 ORDINANCE NO. 5518 a. Front Yard Setbacks: Fences, walls or hedges a maximum of forty eight inches (48") in height may be allowed within the required front yard subject to these provisions, except that in the R-10 or R-14 zone, fences in the front yard shall be a maximum of thirty six inches (36"). SECTION XVIII. Subsection 4-4-040D.2, Height Limitations for Corner Lots, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to read as follows: 2. Height Limitations for Corner Lots: a. Front Yard Setbacks: Fences, walls or hedges a maximum of forty two inches (42") in height may be allowed on any part of the clear vision area. Fences, walls, or hedges a maximum of forty eight inches (48") in height may be allowed within any part of the front yard setback when located outside of any clear vision area on said lot, except that in the R-10 or R-14 zone, fences in the front yard shall be a maximum of thirty six inches (36"). b. Interior Side Lot Line: Fences, walls or hedges a maximum of seventy two inches (72") in height may be located on interior side lot lines to the point where they intersect the required front yard setback, in which case they shall be governed by subsection D2a of this Section. c. Side Lot Line Abutting Street: Fences, walls or hedges a maximum of forty two inches (42") in height within any clear vision area and forty eight inches (48") in height elsewhere, except that in the R-10 and R-14 zones, the maximum 15 ORDINANCE NO. 5518 height of the first fifteen feet (15') of the fencing as measured from the front facade shall be a maximum thirty six inches (36") in height. The remainder of the fence or hedge shall be a maximum seventy two inches (72") in height. d. Rear Lot Line: Fences, walls, or hedges a maximum of seventy two inches (72") in height may be located along the rear lot line except the fence shall be limited to forty eight inches (48") in height where they intersect the width of the required side yard setback of the side street and where the fence abuts the front yard of an interior lot. S£HT iK/MSiE 0S '' ~ KttXM/H HOO-1 nH ^'.WMiMirj^ir SECTION XIX. Subsection 4-4-040D, Standards for Residential Uses, of Chapter 4 City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to add three new subsections numbered 5 - 7, to read as follows: 5. Location of Fences in the R-10 and R-14 zones: fences shall be located a minimum of one foot (1') from the parcel line to allow for plantings. 16 ORDINANCE NO. 5518 6. Fencing Material in the R-10 and R-14 zones: fences shall be constructed of wood, simulated wood, iron, or masonry. Solid fences and chain link are prohibited. 7. Special Design Features for Front Yard fences in the R-10 and R-14 zones: front yard fences shall be decorative and help define the semi-private area in the front of the home. The fence shall provide a balance of solid surfaces and voids, such as picket fences or Kentucky rail style fences. SECTION XX. Subsection 4-4-070B.2, Exemptions, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to read as follows: 2. Exemptions: Single family residential building permits, when not a part of a subdivision, are exempt from all but the maintenance provisions of these requirements. In single family residential subdivisions in the RC, R-l, R-4, and R-8 zones, those yards not abutting a public or private street are exempt from landscape regulations. In single family residential subdivisions in the R-10 and R- 14 zones, yards shall be landscaped as detailed in RMC 4-4-070. SECTION XXI. Subsection 4-4-070D.4, Compliance with Zone Standards Required, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to read as follows: 17 ORDINANCE NO. 5518 4. Compliance with Zone Standards Required: See specific zone requirements listed in chapter 4-2 RMC and in this section. SECTION XXII. Section 4-4-070, Landscaping, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to add a new subsection lettered F, titled "Additional Landscape Requirements for Residential Development in the R-10 and R-14 Zones", to read as shown below. The current subsections F through K shall be re-lettered accordingly. F. ADDITIONAL LANDSCAPE REQUIREMENTS FOR RESIDENTIAL DEVELOPMENT IN THE R-10 AND R-14 ZONES: 1. Landscaping, planting, and retention of vegetation shall be provided in order to enhance the visual appearance of the neighborhood, preserve natural wooded character, promote utilization of natural systems, and reduce development impacts to natural or existing storm drainage systems and water resources. 2. The standards portion of this subsection specifies a prescriptive manner to meet the landscaping requirements. The guideline portion of this subsection provides direction for those who seek to meet the required design element in a manner that is different from the standards. The determination as to the satisfaction of the requirement through the use of the guidelines is to be made by the Reviewing Official. 18 ORDINANCE NO. 5518 3. Guideline: Landscaping shall be provided to public and privates spaces in order to create a transition between homes and the street while mitigating the impact of densely built housing. 4. Standards: a. Planting Calculation and Installation: i. If the calculation of the number of plantings results in a fraction of .5 or greater, the applicant shall round up to the next whole number. If the calculation of the number of plantings results in a fraction of .4 or less, the applicant shall round down to the next whole number. Preserved trees may be used to meet the tree requirements in the planting calculations. ii. Noxious weeds, as defined by RCW 17.10.010(1), are not permitted. iii. All shrubs and perennial plants shall be in beds that include a layer that is at least 2 inches in depth of mulch. iv. Ornamental and canopy trees shall include a mulch ring that has a depth of at least 2 inches and is at least 5 feet in radius, measured from the base of the tree. b. Common Open Space and Parks shall be planted with plants and trees that reflect the architectural character and intended use of the open space. A pathway that is at least 3 feet in width shall connect common areas to each other, to neighborhood streets, access lanes, and/or other pedestrian connections. They shall include: 19 ORDINANCE NO. 5518 i. One 2-inch caliper shade or ornamental tree planted for every 1,000 square feet. ii. Shade trees shall be located adjacent to play structures and at other elements in the park, such as sports courts and benches. iii. For common open space, sidewalks or pathways shall be located at the edge of the green, to allow for larger usable open space and easy access to the homes. iv. For common greens, the minimum lawn coverage shall be 50 percent. c. Pedestrian Easements shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade. Shrubs shall be planted in at least 15 percent of the easement space. i. Trees shall be a minimum 2-inch caliper, of a species that is approved by the City of Renton, spaced forty feet (40') on center, and placed so as to not block sight distance or create a safety concern. ii. Shrubs shall be spaced no further than thirty-six inches (36") on center. If native shrubs are used they shall be at least a 2-gallon size and if non- native shrubs are used they shall be at least a 3-gallon size. d. Front yards: Each unit that has a front yard setback that is 15 feet or greater shall have one front yard tree that is at least 2-inch caliper or a height of eight feet (8'). Any portion of a foundation facing a public space shall be planted with shrubs so that there is a continuous row of shrubs with a maximum spacing 20 ORDINANCE NO. 5518 of three feet (3') on center abutting the foundation. If native shrubs are used they shall be at least a 2-gallon size and if non-native shrubs are used they shall be at least a 3-gallon size. e. Side yards along public space shall be planted with shrubs along any fences that face a street or public spaces. Shrubs shall be in a continuous row having a maximum spacing of 3 feet on center. If native shrubs are used they shall be at least a 2-gallon size and if non-native shrubs are used they shall be at least a 3-gallon size. f. Rear yards shall include one tree that is at least 2-inch caliper or a height of eight feet (8") shall be planted a minimum five feet (5') from the property line. Also, shrubs, trees, or vines shall be planted along any fences that face a street or public spaces. Shrubs shall be in a continuous row having a maximum spacing of three feet (3') on center. If native shrubs are used they shall be at least a 2-gallon size and if non-native shrubs are used they shall be at least a 3-gallon size. g. Alleyways shall have the space between an alleyway and fence landscaped with native and drought tolerant shrubs, ground cover, and upright trees, where space and layout allow. h. Utility areas shall be landscaped to minimize their appearance, transformers and other utilities with a three feet (3') high, continuous vegetated screen, except in areas where access is required. Plants shall be evergreen. 21 ORDINANCE NO. 5518 SECTION XXIII. Subsection 4-4-075A, Purpose, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to read as follows: The purpose of these regulations is to provide for ample, but not excessive illumination levels, promote the general public health, welfare, and safety, to discourage light trespass beyond the boundaries of the property on which the light is located, as well as, to accent key architectural elements and landscape features. SECTION XXIV. Section 4-4-075, Lighting, Exterior On-site, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to add a new subsection lettered F, titled "Specific Requirements for Residential Development in the R-10 and R-14 Zones", to read as shown below. The current subsections F, G and H, should be re-lettered accordingly. F. SPECIFIC REQUIREMENTS FOR RESIDENTIAL DEVELOPMENT IN THE R-10 AND R-14 ZONES: 1. Exterior lighting shall be provided in order to enhance visibility and security while accenting key architectural elements and landscape features. 2. The standards portion of this subsection specify a prescriptive manner in which the landscaping requirement can be met. The guideline portion of this subsection provides direction for those who seek to meet the required design 22 ORDINANCE NO. 5518 element in a manner that is different from the standards. The determination as to the satisfaction of the requirement through the use of the guidelines is to be made by the Reviewing Official. 3. Guidelines: Lighting that is appropriate to the architectural character of the neighborhood and of a human scale shall be provided. Lighting shall be minimal where possible to achieve the desired purpose. Light spillover for all lighting, as well as, single source lighting of large areas shall be avoided. 4. Standards: a. Lighting shall be limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features. b. Street lighting on residential access streets and limited residential access streets is required. Lighting facilities and fixtures shall be located outside public right-of-way unless owned, operated and maintained by a power utility franchise. Street lights shall be no taller than 16 feet and placed at regular intervals of no more than 200 feet on internal roadways and installed in accordance with chapter 6 of Title IV. c. Lighting for residential access streets, limited residential access streets, alleyways, common greens, and parks shall be low intensity. Lighting for common greens and parks shall be downlighting. d. All exterior house lighting shall be downlighting or placed beneath building eaves to prevent light projecting upward. 23 ORDINANCE NO. 5518 e. If alley lights are mounted on a garage, they shall be no higher than 8 feet above ground and directed away from adjacent backyards and structures. f. Sidewalks and pathways not otherwise illuminated by street lighting shall be lit with ornamental downlighting fixtures that shall not exceed 12 feet in height. SECTION XXV. Subsection 4-4-080E.2.a, When Permitted, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to read as follows: a. When Permitted: i. If sufficient parking is not available on the premises of the use, a private parking area may be provided off-site, except for single and two (2) family dwellings in the RC, R-l, R-4, and R-8 zones. ii. In the R-10 and R-14 zones, shared parking garages are allowed provided the design standards of RMC 4-2-115 are met. iii. Guest parking associated with single-family and attached dwellings in the R-10 and R-14 zones is also permitted to be provided offsite provided it meets the following criteria: (1) Parking is located on the neighborhood streets or in a parking court accessed by a public roadway, but not located more than 160 ft from the home it is intended to serve. 24 ORDINANCE NO. 5518 (2) Parking is not located in a limited residential access lane right- of-way, except for perpendicular parking associated with private driveways or alleyways. (3) Parking may be accommodated in a tandem driveway space, provided it is not accessed by a private alleyway. SECTION XXVI. Subsection 4-4-080F.10.e, Parking Spaces Required Based on Land Use, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to insert a new row in the section titled "Residential Uses Outside the Center Downtown Zone" The new row shall be titled "Detached and attached dwellings in the R-10 and R-14 zones", and to read as follows: Detached and attached dwellings in the R-10 and R- 14 zones: For units larger than 1,600 sq ft in size, 2 garage stalls per unit plus one guest stall. For units smaller than 1,600 sq ft in size, 1 garage stall per unit plus one guest stall. SECTION XXVII. Subsection 4-9-065D, Bonus Allowances and Review Criteria, of Chapter 9, Permits - Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended so the R-14 zone column of the table reads as shown in Attachment E. SECTION XXVIII. This ordinance shall be effective upon its passage, approval, and five (5) days after publication. 25 ORDINANCE NO. 5518 PASSED BY THE CITY COUNCIL this 14th day of December 2009. Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this 14th day of December 2009. Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: 12/18/2009 (summary) ORD:1614:ll/24/09 •S/KJLL L Denis Law, Mayor 26 Attachment A 4-2-110A Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures) DENSITY (Net Density in Dwelling Units per Net Acre) Minimum Density (for proposed short plats or subdivisions 1, 2, 15 RC, R-l, and R-4 R-8 R-10 R-14 RM none 4 dwelling units per net acre. For parcels over 1/4 gross acre: 4 dwelling units per net acre 30 10 dwelling units per net acre 30 For any subdivision, and/or development: 30 ii\ i/f i- 27 U" suffix : 25 dwelling units per net acre. 27 "J" suffix ': 14 dwelling units per net acre. "F" suffix: 10 dwelling units per net acre. Maximum Density 2,14,15 RC R-l R-4 R-8 R-10 R-14 RM 1 dwelling unit per 10 net acres. 1 dwelling unit per 1 net acre, except that in designated Urban Separators density of up to 1 unit per gross acre may be permitted subject to conditions in RMC 4-3-110, Urban Separator Overlay. Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065. 4 dwelling units per 1 net acre. 13 8 dwelling units per 1 net acre 10 dwelling units per net acre. Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065. 14 dwelling units per net acre, except that density of up to 18 dwelling units per acre may be permitted subject to conditions in RMC 4-9- 065, Density Bonus Review. Assisted living bonus: 1.5 times the maximum density may be allowed subject to conditions of RMC 4-9-065. Affordable housing bonus: Up to 30 dwelling units per acre may be permitted on parcels a minimum of two acres in size if 50% or more of the proposed dwelling units are affordable to low income households with incomes at or below 50% of the area median income. 'U" suffix: 75 dwelling units per net acre. 26'27 Attachment A "T" suffix: 35 dwelling units per net acre 27 "F" suffix: 20 dwelling units per net acre. Assisted living bonus: 1.5_times the maximum density may be allowed subject to conditions of RMC 4-9-065. NUMBER OFDWELUNGJJNITS PER LOT 2 Maximum Number per legal lot RC, Rl, R- 4, and R-8 R-10 and R-14 1 dwelling with 1 accessory dwelling unit. Detached single-family dwellings: 1 dwelling with 1 accessory dwelling unit. Multi-family dwellings: n/a RM n/a LOT DIMENSIONS31 Minimum Lot Size RC 28 R-l 28 R-4 28 R-8 28 R-10 and R-1429 RM 10 acres 1 acre 10,000 sq. ft. for cluster development. 8,000 sq. ft. n'13, except for small lot clusters 10 where R-8 standards shall apply. 4,500 sq. ft. for parcels greater than 1 acre. 5,000 sq. ft. for parcels 1 acre or less No minimum lot size. However, small lot developments of greater than 9 single-family dwellings shall incorporate a variety of home sizes, lot sizes, and unit clusters. n/a Minimum Lot Width RC 28 R-l 28 150 ft. for interior lots. 175 ft. for corner lots. 75 ft. for interior lots. 85 ft. for corner lots. Except for clustered development within designated Urban Separators, R-4 standards shall apply for both interior and corner lots. R-4 28 70 ft. for interior lots. 80 ft. for corner lots. 11, 13 Attachment A R-8 28 R-10 and R-14 RM 29 10 Except for small lot clusters where R-8 standards shall apply. 50 ft. for interior lots. 60 ft. for corner lots. No minimum lot width. "T" Suffix: 14 ft. All other suffixes: 50 ft. Minimum Lot Depth RC 28 R-l 28 200 ft. 85 ft. R-4 28 80 ft ' , except for small lot clusters10 where R-8 standards shall apply. R-8 28 65ft R-10 and R-14 No minimum lot depth RM 29 65 ft. Lot Configuration R-8, R- 10, and R-14 See RMC 4-2-115 SETBACKS4'31 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 Yard RC and R-l 30 ft. Attachment A R-4 R-8 R-10 and R-14 RM 30 ft. ' ' ,except for small lot clusters10 where R-8 standards shall apply. Unit with Alley Access Garage: The front yard setback of the primary structure maybe reduced to 20 ft if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. 15 ft. Unit with Alley Access Garage: The front yard setback of the primary structure maybe 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. 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 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. 'U" suffix: 5 ft. (18'19) "T" suffix: 5 ft. "F" suffix: 20 ft. Minimum Side Yard RC R-l 25 ft. 15 ft. R-4 R-8 15 combined ft. ' is allowed with a minimum of 5 ft. for any side yard. 5 ft is allowed in small lot clusters 10 — — ___ 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. Oft, 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. Attachment A 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. Lots abutting Single Family Residential Zones RC, R-l, R-4, R-8, and R-10: 25 ft. along the abutting side(s) of the property. Side Yard Along a Street RC R-l R-4 R-8 R-10 and R-14 RM 30 ft.' 20 ft.7 20 ft 12'13, except 15 ft. is allowed in small lot clusters 10 15 ft ' for the primary structure n/a "U" and "T" 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 R-l R-4 R-8 R-10 and R-14 RM 35 ft. 25 ft. 25 ft.13, except 20 ft. is allowed in small lot clusters.10 20 ft. 12 ft., except when rear yard is abutting a common open space then, 4 ft. io in "U" suffix: 5 ft., , unless lot abuts an RC, R-l, 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-l, R-4, R-8, R-10, and R-14 10 ft. landscaped setback from the street property line. Attachment A Clear Vision Area RC, R-l, 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. Reciprocal Use Easements RC, R-l, R-4, and R-8 R-10 and R-14 RM n/a In order to allow for opportunities that maximize space, reciprocal use easements are allowed. If used, all of the following is 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. n/a BUILDING STANDARDS Maximum Building Height, except for uses having a "Public Suffix" (P) designation and public water system facilities 8,9 RC, R-l. R-4, R-8, and R-10 R-14 RM 30 ft. Residential and Civic Uses: 30 ft. Commercial Uses: 20 ft. "U" suffix: 50 ft. "T" suffix: 35 ft. "F" suffix: 35 ft.2C Maximum Height for Wireless Communication Facilities RC, R-l, R-4, R-8, R-10, and R-14 SeeRMC4-4-140G Attachment A Maximum Building Coverage (Including primary and accessory buildings. Except Accessory Dwelling Units are not counted toward building coverage) RC R-l R-4 and R-8 R-10 and R-14 RM 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%. 35% Lots greater than 5,000 sq ft: 35% or 2,500 sq ft, whichever is greater. Lots 5,000 sq ft or less: 50% n/a "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 R-10 RM Detached units: 75% Attached units: 60% "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. DESIGN STANDARDS General RC, R-l, R-4, R-8, R-10, and R-14 See RMC 4-2-115 Attachment A R-10 and R-14 Front yards shall have entry walks that are a minimum width of 3 ft. and a maximum width of 4 ft. Properties abutting a less intense residential zone may be required to incorporate special design standards (e.g., additional landscaping, larger setbacks, facade articulation, solar access, fencing) through the site development plan review process. Properties abutting a designated "focal center," as defined in the City's Comprehensive Plan, may be required to provide special design features similar to those listed above through the site development plan review process. LANDSCAPING General R-10 and R-14 RM RC, R-l, R-4, R-8, R- 10, R-14, and RM Residential Uses: See RMC 4-4-070 Commercial or Civic Uses: Lots abutting public streets shall be improved with a minimum 10 ft. wide landscaping strip.21 Setback areas shall be landscaped, unless otherwise determined through the site development plan review process. 2S For RM-U, the landscape requirement does not apply in the Center Downtown, or if setbacks are reduced.18 If abutting a lot zoned RC, R-l, R-4, R-8, or R-10, then a 15 ft. landscape strip shall be required along the abutting portions of the lot. 22 Minimum Off-Site Landscaping Abutting Public Streets 28 8 ft wide irrigated or drought resistant landscape strip; provided, that if there is additional undeveloped right-of-way in excess of 8 ft, this shall also be landscaped. Minimum On- or Off-Site Tree Requirements 28 R-4 and R-8 EXTERIOR LIGHTING At least two (2) trees of a City-approved species with a minimum caliper of VA per tree shall be planted in the front yard or planting strip of every lot prior to occupancy. General Attachment A SCREENING Surface Mounted or Roof Top Equipment, or Outdoor Storage R-10, R- 14, and RM See RMC 4-4-095 Recyclables and Refuse RM See RMC 4-4-090. Utilities R-10 and R-14 Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. DUMPSTER/TRASH/RECYCUNG COLLECTION AREA Minimum Size and/or Location Requirements Guidelines for R-10 and R-14: Trash and recycle shall be located so that they are easily accessible to residents. They shall also be invisible to the general public. R-10 and R-14 RM Both of the following is required: 1. Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. See RMC 4-4-090 See RMC 4-4-090 CRITICAL AREAS General Attachment A RC, R-l, R-4, R-8, R-10, and R-14 See RMC 4-3-050 and 4-3-090 PARKING AND LOADING General R-10 and R-14 Individual driveways shall not serve more than 4 units. However, tandem driveway space used to accommodate parking requirements is allowed on a lot. See RMC 4-4-080 RM See RMC 4-4-080 Required Location for Parking RC, R-l, and R-4 See RMC 4-2-115 R-8 For lots abutting an alley with paved and/or crushed rock surfacing: All parking areas and/or attached or detached garages may not occur in front of the building and/or in the area between the front lot line and the front building line; parking areas and garages must occur at the rear or side of the property, and vehicular access shall be taken from the alley. See RMC 4-2-115 R-10 and R-14 Parking for residents must be located on the lot or in a shared detached garage; when alley access is available, parking shall be provided in the rear yard area. Guest parking may occur on the street or in shared parking areas. For flats, when alley access is not available, parking should be located in the rear yard, side yard or underground, unless it is determined through the modification process for site development plan exempt proposals or the site development plan review process for non- exempt proposals, that parking may be allowed in the front yard or that under building parking (ground level of a residential structure) should be permitted. See RMC 4-2-115 and RMC 4-4-080 RM "U" and "T" suffix lots abutting an alley: all parking shall be provided in the rear portion of the yard, and access shall be taken from the alley. For "U' and "T" suffix lots not abutting an alley: no portion of covered or uncovered parking shall be located between the primary structure and the front property line. Parking structures shall be recessed from the front facade of the primary structure a minimum of 2 Attachment A ft. "F" suffixes: Surface parking is permitted in the side and rear yard areas only. See RMC 4-4-100 SIDEWALKS, PATHWAYS, AND PEDESTRIAN EASEMENTS General R-10 and R-14 All of the following is required: 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. 2. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum 3 ft in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. 3. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: pedestrian entry easements that are at least 15 ft wide plus a 5 ft sidewalk shall be provided. MAIL AND NEWSPAPER BOXES General Guidelines for R-10 and R-14: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the homes. R-10 and R-14 All of the following is required: 1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; and 2. Mailboxes shall be lockable consistent with USPS standard; and 3. Mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and 4. Newspaper boxes shall be of a design that reflects the character of the home. HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT Attachment A General Guidelines for R-10 and R-14: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors. Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and sound insulated. Pool equipment must comply with codes regarding fencing. FENCES AND HEDGES General See RMC 4-4-040 EXCEPTIONS Pre-Existing Legal Lots RC, R-l, R-4, R-8, R-10, and R-14 Nothing herein shall be determined to prohibit the construction of a single family dwelling and its accessory buildings on a pre-existing legal lot provided that all setbacks, lot coverage, height limits, infrastructure, and parking requirements of the zone can be satisfied and provisions of RMC 4-3-050 Critical Areas, can be met. RM Nothing herein shall be determined to prohibit the construction of a single family dwelling and its accessory buildings or the existence of a single family dwelling or two attached dwellings, existing as of March 1,1995, on a pre-existing legal lot; provided, that all setback, lot coverage, height limits, infrastructure, and parking requirements for this zone can be satisfied, and provisions of RMC 4-3-050, Critical Areas, and other provisions of the Renton Municipal Code can be met. Attachment B 4-2-110B Development Standards for Residential Development (Detached Accessory Buildings)5 MAXIMUM NUMBER AND SIZE General RC, R-l, R- 4, R-8, R- 10, R-14 and RM Accessory structures shall only be allowed on lots in conjunction with a primary use. The total floor area of all accessory buildings shall not be greater than the floor area of the primary residential uses. The lot coverage of the primary residential structure along with all accessory buildings shall not exceed the maximum lot coverage of the Zoning District 17 Accessory Dwelling Unit RC, R-l, R- 4, R-8, R- 10, and R- 14 RM 1 unit per lot of record - 800 sq ft 16 n/a Other Types of Accessory Structures Allowed in Addition to Accessory Dwelling Unit RC and R-l R-4 and R-8 R-10 and R-14 2 structures - max. 720 sq. ft. per structure, or 1 structure - max. 1,000 sq. ft. In addition, 1 barn or stable - max. 2,000 sq. ft.; provided the lot is 5 acres or more. 2 structures - max. 720 sq. ft. per structure, or 1 structure - max. 1,000 sq. ft. 1 structure per residential unit - max. 400 sq. ft provided that they are architecturally consistent with the principal structure. Except, greenhouses, sheds, or other similar accessory structures - max. 150 sq. ft. and no taller than 12 ft. HEIGHT Maximum Building Height except for uses having a "Public Suffix" (P) designation 8'9 RC Accessory building -15 ft. Attachment B R-l, R-4, and R-8 R-10 and R-14 Accessory dwelling units - 30 ft. Animal husbandry or agricultural related structures-30 ft Accessory building - 15 ft. Accessory dwelling unit - 30 ft. RM [25 ft., except in the RM-U District where the maximum height shall be determined through the site plan review process. LOCATION General RC, R-l, R- 4, R-8, and R-10 R-14 RM n/a Garages and carports shall only have access from the alley when lots abut an alley. When lots do not abut an alley, garages and carports shall be located in the rear yard or side yard and set back from the front of the primary structure by a minimum of 6 feet. "U" Suffix: Garages and carports shall only have access from the alley when lots abut an alley. When lots do not abut an alley, garages and carports shall be located in the rear yard or side yard. MINIMUM SETBACKS General RC, R-l, R- 4, R-8, R- 10, R-14, and RM 6 ft. from any residential structure. If sited closer than 6 ft., the structure will be considered to be attached. Side Yards for Accessory Buildings RC and R-l R-4, R-8, R-10, R-14 and RM 5 ft. unless located between the rear of the house and the rear property line, then 0 ft. side yard is allowed. 3 ft. unless located between the rear of the house and the rear property line, then 0 ft. side yard is allowed. Side Yards for Accessory Dwelling Units RC 25 ft., except when along a street then 30 ft.7 Attachment B R-l R-4 R-8 R-10 and R-14 RM 25 ft., except when along a street then 20 ft.7 15 combined ft.12,13 is allowed with a minimum of 5 ft. for any side yard, except when along a street then 20 ft12,13. For small lot 10 clusters 5 ft. is allowed except when along a street then 20 ft 5 ft., except when along a street then 15 ft.7 or when part of an attached garage that accesses from the side yard along a street then 20 ft. 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. n/a Rear Yards for Accessory Buildings RC R-l, R-4, R-8, R-10, R- 14, and RM 5 ft. 3 ft., unless located between the rear of the house and the rear property line, then 0 ft. rear yard is allowed. Except for garages, in order to ensure that there is adequate vehicular turning radius, garages on alleys shall be located as follows: 1. 9 ft. garage doors shall be at least 26 ft. from the back edge of the alley, or 2. 16 ft. garage doors shall be at least 24 ft. from the back edge of the alley. Rear Yards for Accessory Dwelling Units RC R-l and R-4 R-8 R-10 and R-14 RM Determined through administrative review, to be no less than 10 ft. and no greater than 35 ft. Determined through administrative review, to be no less than 10 ft. and no greater than 25 ft. Determined through administrative review, to be no less than 5 ft. and no greater than 20 ft. Determined through administrative review, to be no less than 5 ft. and no greater than 10 ft. n/a Front Yard/Side Yard Along Streets RC, R-l, R- 4, R-8, R- 10, R-14, and RM Accessory structures are not permitted within required front yards or side yards along streets. Attachment B Special Setbacks for Animal Husbandry or Agricultural Related Structures RC, R-l, R- 4, R-8, R- 10, and R-14 RM Agricultural related structures - 50 ft. from any property line. Stables and other animal husbandry related structures, see RMC 4-4-010 n/a Clear Vision Area RC, R-l, R- 4, R-8, R- 10, R-14, and RM 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. PARKING General RCand R- 1, R-4, and R-8 R-10 and R-14 Garages and carports must provide a minimum of 24 ft. of back-out room, either on site or counting improved alley surface or other improved right-of-way surface. See RMC 4-4-080 Garages shall beset back a minimum of 10 ft. from the front of the building facade or 7 ft. from the backof a porch or stoop. Garages shall have a minimum 18 foot driveway length from the face of the garage to the back of the sidewalk or access lane, unless accessed by an alleyway. CRITICAL AREAS General RC and R- 1, R-4, and R-8, R-10, and R-14 See RMC 4-3-050 and 4-3-090 Attachment C F. REQUIREMENTS 1. Site Design LOT CONFIGURATION: Variety in the configuration of lots enhances the image of variety of housing stock and helps minimize perceptions of monotony. Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual relationship between housing units, roads, open space, and pedestrian amenities, while also protecting the privacy of individuals. Lots shall be configured to encourage variety within the development. Standards: RC, R-l, and R-4 R-8 R-10 and R-14 n/a One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one (1) per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. Developments of more than nine (9) detached dwellings shall incorporate a variety of home sizes, lot sizes, and unit clusters. GARAGES: The minimization oi Hie visiwil impact of garages contributes to creating communities that are orientated to people and pedestrians, as opposed to automobiles. Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Standards: RC and R-l R-4 and R-8 n/a One of the following is required; the garage is: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. Located so that the roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or Attachment C 4. Located so that the entry does not face a public and/or private street or an access easement, or 5. Sized so that it represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty six-feet (26') across the front shall be setback at least two feet (2'). Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed. One of the following is required; the garage must be: 1. Recessed from the front of the house and/or front porch at least 8 feet (8'), or 2. Detached. Additionally, all of the following is required: 1. Garage design shall be of similar design to the homes, and 2. A minimum eighteen feet (18') driveway length from the face of the garage to the back of the sidewalk or access easement/lane is required, unless accessed by an alley, and 3. If sides of the garage are visible from streets, lanes, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design. If shared garages are allowed, they may share the structure with other homes and all of the following is required: 1. Each unit has garage space assigned to it, and 2. The garage is not be located further than 160 ft. from any of the housing units to which it is assigned, and 3. The garage shall not exceed forty-four feet (44') in width, and shall maintain an eight feet (8') separation from any dwellings. 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 I For developments that are less than ten (10) net acres: no park is required, but is allowed. Attachment C and 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 R-14 Developments of three (3) or less dwelling units: no requirement to provide common open space. 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 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 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 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. Public Trail Improvements Option in Lieu of Common Open Space: The requirements for open space may be reduced where public park or trail improvements are being provided pursuant to this subsection. R-10 and R-14 On-site: on-site public trail improvements may occur as a substitute to common open space requirements on a square footage basis provided the trail can be connected to a trail that is within the Renton Trails and Bicycle Master Plan or an adopted community plan. Trails shall be constructed to standards specified by the Renton Parks and Recreation Department and dedicated to and accepted by the City of Renton as a public trail. 3. Residential Design Attachment C PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is oriented to pedestrians. Features like porches and stoops at the front entry provide opportunity for social interaction and can contribute to a sense of place for residents. Additionally, jjorches work to minimize the appearance of bulk by breaking-up the facade. Guidelines: Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the facade closest to the street. When a home is located on a corner lot (i.e. at the intersection of two roads or the intersection of a road and a common space) a feature like a wrapped porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Standards: RC and R-l R-4 and R-8 n/a One of the following is required: 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or 2. Porch: minimum size five feet (5') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. R-10 and R-14 Both of the following are required: 1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2. The entry shall include one of the following: a. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or b. Porch: minimum five feet (5') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that help to create visual interest. Guidelines: Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Standards: RC and R-l n/a R-4 and R-8 One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. R-10 and R-14 Both of the following are required: 1. The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and 2. A minimum one side articulation that measures at least one foot (!') in depth shall occur for all facades facing streets or public spaces Attachment C WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and when they incorporate architectural elements of the home, they contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the facadeof a home,_they amplify the sensejhat the community that is oriented to people. Guidelines: Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Standards: RC and R-l R-4 and R-8 n/a Windows and doors shall constitute twenty-five (25%) of all facades facing street frontage or public spaces. R-10 and R-14 All of the following are required: 1. Primary windows shall be proportioned vertically, rather than horizontally, and 2. Vertical windows may be combined together to create a larger window area, and 3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one half inches ( VA") minimum head and jamb trim around the door, and 4. Screen doors are permitted, and 5. Primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and 6. Sliding glass doors are not permitted alonga frontage elevation or an elevation facing a pedestrian easement. SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes that have appropriate scale and bulk contribute to the sense of orientation to people. Variety in the character of homes helps to minimize visual monotony while helping to foster a perception of uniqueness of place. Guidelines: A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Standards: RC and R-l n/a R-4 and R-8 A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. Additionally, both of the following are required: 1. A minimum of three (3) differing home models for each ten (10) contiguous abutting homes, and 2. Abutting houses must have differing architectural elevations. Attachment C All of the following are required: 1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and 2. Primary porch plate heights shall be one (1) story. Stacked porches are allowed, and 3. To differentiate the same models and elevations, different colors shall be used, and 4. For single-family dwellings, no more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting. ROOFS: Roof forms and profiles are an important component in the architectural character of homes and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to_create variety, especially for homes of the same model. Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as, roofing that is made of material like gravel and/or a reflective material is discouraged. Standards: RC and R-l R-4 and R-8 R-10 and R-14 n/a One of the following is required for all development: 1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form of the roof (dormers, etc. may have lesser pitch), or 2. Shed roof. Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropriate to the style of the home shall be used. Both of the following are required: 1. Primary roof pitch shall be a minimum six to twelve (6:12). If a gable roof is used, exit access from a third floor must face a public right of way for emergency access, and 2. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant. EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently they work to create desirable shadows thatjielp to create visual interest especially from blank, unbroken wall planes. Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home. Standards: RC and R-l R-4 and R-8 n/a Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2)" from the surface of exterior siding materials. Attachment C R-10 and R-14 The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community. It helps to rrpatP a desirable human scale and a perception of a quality well designed home. Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Standards: RC and R-l R-4 and R-8 R-10 and R-14 n/a If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (334") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (31/2") minimum trim details all windows, and, three and one half inches (31/2") minimum trim details all doors. All of the following are required: 1. Three and one half inches (31/2") minimum trim surrounds all windows and details all doors, and 2. At least one (1) of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and 3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and 4. If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited. 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-l R-4 n/a Abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for Attachment C and approval R-8 Additionally, one (1) 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 (1) 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"). 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 A" x 7 A") or three and five eighths inches by seven and five eighths inches ( 3 V»" x 7 %"). Simulated stone, wood, stone, or brick may be used to detail homes, and R-10 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 and twenty-four inches (24'). The material change shall occur at an internal corner or a logical transition such as aligning with a R-14 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. I o 4. Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match | o the trim color. ORDINANCE NO. 5518 Attachment D ORDINANCE NO. 5518 sSrmDr SE 182nd St November 10, 2009 0 2,500 5,000 ^^•HBEZZZZZZZD Feet 1:55,000 H-\CED\P!3itning\G!S\GIS_j>raiects\i:kKket_ilems' urban center designj)veriavdistric{\tw.ds\ urban de$!gn_distnds_S>.iijiov09.mxd Urban Design Districts Community & Economic Development Alex Pietsch, Administrator Data/GTS Analysis Services Adrtamt A. Johnson, Patrick Roduin City of t Map produced by Ihe City of Renton (c), the City of Renton all rights reserved. Nc warranties of any soil, including but not limited to accuracy, fiinesG or merchantabiiity, accompany this product. f/r.i Attachment E D. BONUS ALLOWANCES AND REVIEW CRITERIA: The following table lists the conditions under which additional density or alternative bulk standards may be achieved: Density and Unit Size Bonus - Purpose: Maximum Additional Units Per Acre: Dwelling Unit Mix/Arrangement: Bonus Criteria: R-14 ZONE The bonus provisions are intended to allow greater flexibility in the implementation of the purpose of the R-14 designation. Bonus criteria encourage higher amenity neighborhoods and affordable housing.. 1 to 4 additional dwelling units per net acre. Densities of greater than 18 units per net acre are prohibited. N/A To qualify for the density bonus, the applicant shall provide either: (i) Alley and/or rear access and parking for 50% of detached or townhouse units, or (ii) Civic uses such as a community meeting hall, senior center, recreation center, or other similar uses as determined by the Administrator, or (iii) A minimum of 2 units of affordable housing per net developable acre (fractional results shall be rounded up to the next whole number). In addition, in order to qualify for a bonus, developments shall also incorporate at leastl of the features described below: (i) Active common recreation amenities such as sports courts, recreation center, pool, spa/jacuzzi. (ii) Surface parking lots containing not more than 6 parking stalls separated from other parking areas by landscaping with a minimum width of 15 feet.