HomeMy WebLinkAboutORD 5124Amends ORDs:
4963,5001,5029
5080,5100
Amended by ORD 5190,5191,
5201,5286 5355
CITY OF RENTON,WASHINGTON
ORDINANCE NO.5124
AN ORDINANCE OF THE CITY OF RENTON,WASHINGTON,
AMENDING SECTIONS 4-2-060, 4-2-070,AND 4-2-080,OF CHAPTER 2,
ZONING DISTRICTS -USES AND STANDARDS,AND SECTION 4-3-100
OF CHAPTER 3,ENVIRONMENTAL REGULATIONS AND OVERLAY
DISTRICTS,AND CHAPTER 11,DEFINITIONS,OF TITLE IV
(DEVELOPMENT REGULATIONS)OF ORDINANCE NO.4260
ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF
RENTON,WASHINGTON"BY REVISING URBAN CENTER DESIGN
OVERLAY REGULATIONS FOR DEVELOPMENT IN THE URBAN
CENTER.
THE CITY COUNCIL OF THE CITY OF RENTON,WASHINGTON,DO ORDAIN
AS FOLLOWS:
SECTION I.Subsection I,Retail,of Section 4-2-060,Zoning Use Table -Uses
Allowed in 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 shown in Attachment A.
SECTION II.The use table subsection entitled "RETAIL"in subsection 4-2-
:070.K,Commercial Arterial (CA),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 shown on Attachment B.
SECTION III.The use table subsection entitled "RETAIL"in Section 4-2-070.N,
Commercial/Office/Residential (COR),of Chapter 2,Zoning Districts -Uses and Standards,of
Title IV (Development Regulations)of Ordinance No.4260 entitled "Code of General
ORDINANCE NO.5124.
Ordinances of the City of Renton,Washington"is hereby amended to read as shown on
Attachment B.
SECTION IV.The use table subsection entitled "RETAn.:'in subsection 4-2-
070.0,Industrial Light (IL),of Chapter 2,Zoning Districts -Uses and Standards,of Title N
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City ofRenton,Washington"is hereby amended to read as shown on Attachment B.
SECTION V.The use table subsection entitled "RETAIL"in Section 4-2-070.P,
Industrial Medium (lM),of Chapter 2,Zoning Districts -Uses and Standards,of Title N
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City ofRenton,Washington"is hereby amended to read as shown on Attachment B.
SECTION VI.The use table subsection entitled "RETAIL"in Section 4-2-070.Q,
Industrial Heavy (ill),of Chapter 2,Zoning Districts -Uses and Standards,of Title N
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City ofRenton,Washington"is hereby amended to read as shown on Attachment B.
SECTION Vll.Section 4-2-080.A.72 of Chapter 2,Zoning Districts -Uses and
Standards,of Title N (Development Regulations)of Ordinance No.4260 entitled "Code of
General Ordinances ofthe City ofRenton,Washington"is hereby amended to read as follows:
72.Big-box retail uses are subject to compliance with Design Regulations applicable
to District 'c'as detailed in RMC 4-3-100,except in the Employment Area -Valley south of
Interstate 405.
Big-box retail uses are not permitted in the NE 4th Street Commercial Corridor,Puget
Commercial Corridor,and NE Sunset Blvd.Commercial Corridor within the Commercial
Arterial (CA)Zone.
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ORDINANCE NO.5124
SECTION vm Section 4-3-100,Urban Center Design Overlay Regulations,of
Chapter 3,Environmental Regulations and Overlay Districts,of Title IV (Development
Regulations)of Ordinance No.4260 entitled "Code of General Ordinances ofthe City of Renton,
Washington"is hereby amended to read as follows:
RMC 4-3-100 URBAN DESIGN REGULATIONS:
A.PURPOSE:
The purpose ofthis Section is to:
1.Establish design review regulations in accordance with policies established in the
Land Use and Community Design Elements ofthe Renton Comprehensive Plan in order to:
a.Maintain and protect property values,
b.Enhance the general appearance of the City,
c.Encourage creativity in building and site design,
d.Achieve predictability,balanced with flexibility,and
e.Consider the individual merits of proposals.
2.Create design standards and guidelines specific to District 'A'(the Downtown
Core)that ensure design quality of structures and site development implementing the City of
Renton's Comprehensive Plan Vision for its Urban Center -Downtown.The Vision is of a
downtown that will continue to develop into an efficient and attractive urban city.The Vision of
the Downtown Core is of mixed-uses with high-density residential living supported by multi-
modal transit opportunities.Redevelopment will be based on the pattern and scale of established
streets and buildings.
3.Create design standards and guidelines specific to District 'B'(the South Renton
Neighborhood)that ensure design quality of structures and site development implementing the
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ORDINANCE NO.5124
City's South Renton Neighborhood Plan.The South Renton Neighborhood Plan,for a
residential area located within the Urban Center -Downtown,maintains the existing,traditional
grid street plan and respects the scale of the neighborhood,while providing new housing at urban
densities.The South Renton Neighborhood Plan supports a residential area that is positioned to
capitalize on the employment and retail opportunities increasingly available in the nearby
Downtown Core.
4.Create design standards and guidelines specific to the Urban Center -North
(District 'C')that ensure design quality of structures and site development that implements the
City of Renton's Comprehensive Plan Vision for its Urban Center -North.This Vision is of an
urban environment that concentrates uses in a "grid pattern"of streets and blocks.The Vision is
of a vibrant,economically vital neighborhood that encourages use throughout by pedestrians.
5.Create design standards and guidelines applicable to the use of "big-box retail"as
defined in RMC 4-11-180,Definitions.
6.Establish two categories of regulations:(a)"minimum standards"that must be
met,and (b)"guidelines"that,while not mandatory,are considered by the Development Services
Director in determining if the proposed action meets the intent of the design guidelines.In the
Urban Center Design Overlay area,specific minimum standards and guidelines may apply to all
three districts,or certain districts only (Districts'A','B',or 'C'),as indicated herein.
B.APPLICABILITY:
1.This Section shall apply to all development in the Urban Center -Downtown and
Urban Center -North.For the purposes of the Design Regulations,the Center Downtown is
District'A',South Renton is District 'B',and the Urban Center -North is District 'C'.Districts
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ORDINANCE NO.5124
A-C are depicted on the Urban Center Design Overlay District Map,shown in subsection 4 of
this Section.
2.This Section shall also apply to big-box retail use where allowed in the
Commercial Arterial (CA),Light Industrial (IL),Medium Industrial (IM),and Heavy Industrial
(IH)zones,except when those zones are located in the Employment Area -Valley south of
Interstate 405.Big-box retail uses within these zones,except in the Employment Area -Valley,
must comply with design standards and guidelines specific to the Urban Center -North (District
'C').
3.Where conflicts may be construed between the RMC 4-3-100,Design Regulations
and other sections of the Renton Municipal Code,the Regulations ofRMC 4-3-100 shall prevail.
4.Urban Center Design Overlay District Map:
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ORDINANCE NO.5124
Economic Development,Neighborhoods and Slfi.legic Planning
Alex Pietsch.Administtalor
G.01:1 R~rjo
8 O<:lobot 2004
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ORDINANCE NO.5124
C.EXEMPTIONS:
The Design Regulations shall not apply to:
1.Interior Remodels:Interior remodels of existing buildings or structures provided
the alterations do not modify the building facade.
2.Aircraft manufacturing:Structures related to the existing use of aircraft
manufacturing in District 'C'.
D.ADMINISTRATION:
1.Review Process:Applications subject to Design Regulations shall be processed
as a component of the governing land use process.
2.Authority:The Director of the Development Services Division shall have the
authority to approve,approve with conditions,or deny proposals based upon the provisions of
the Design Regulations.In rendering a decision,the Director will consider proposals on the
basis of individual merit,will consider the overall intent of the minimum standards and
guidelines,and will encourage creative design alternatives in order to achieve the purposes of the
Design Regulations.
E.SITE DESIGN AND BUILDING LOCATION:
Intent:To ensure that buildings are located in relation to streets and other buildings so
that the Vision of the City of Renton can be realized for a high-density urban environment;so
that businesses enjoy visibility from public rights-of-way;and to encourage pedestrian activity
throughout the district.
1.Site Design and Street Pattern:
Intent:To ensure that the City of Renton Vision can be realized within the Urban Center
Districts;plan districts that are organized for efficiency while maintaining flexibility for future
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ORDINANCE NO.5124
development at high urban densities and intensities of use;create and maintain a safe,convenient
network of streets of varying dimensions for vehicle circulation;and provide service to
businesses.
a.Minimum Standards for Districts 'A'and 'B':Maintain existing grid
street pattern.
b.Minimum Standards for District 'C':
1.Provide a network of public and/or private local streets in addition
to public arterials.
11.Maintain a hierarchy of streets to provide organized circulation
that promotes use by multiple transportation modes and to avoid overburdening the roadway
system.The hierarchy shall consist of (from greatest in size to smallest):
(a)High Visibility Street.A highly visible arterial street that
warrants special design treatment to improve its appearance and maintain its transportation
function.
(b)Arterial Street.A street classified as a principal arterial on
the City's Arterial Street Plan.
(c)Pedestrian-Oriented Streets.Streets that are intended to
feature a concentration of pedestrian activity.Such streets feature slow moving traffic,narrow
travel lanes,on-street parking,and wide sidewalks.
(d)Internal or Local Roads (public or private)
(e)Drive aisles
2.Building Location and Orientation:
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ORDINANCE NO.5124
Intent:To ensure visibility of businesses;establish active,lively uses along sidewalks
and pedestrian pathways;organize buildings in such a way that pedestrian use of the district is
facilitated;encourage siting of structures so that natural light and solar access are available to
other structures and open space;enhance the visual character and definition of streets within the
district;provide an appropriate transition between buildings,parking areas,and other land uses
and the street;and increase privacy for residential uses located near the street.
a.Minimum Standards for Districts 'A'and 'B':Orient buildings to the
street with clear connections to the sidewalk.
b.Minimum Standards for District 'C':
1.Buildings on designated pedestrian-oriented streets shall feature
"pedestrian-oriented facades"and clear connections to the sidewalk (see illustration,RMC 4-3-
100.E.7.a).Such buildings shall be located adjacent to the sidewalk,except where pedestrian-
oriented space is located between the building and the sidewalk.Parking between the building
and pedestrian-oriented streets is prohibited.
11.Buildings fronting on pedestrian-oriented streets shall contain
pedestrian-oriented uses.
111.Non-residential buildings may be located directly adjacent to any
street as long as they feature a pedestrian-oriented fayade.
IV.Buildings containing street-level residential uses and single-
purpose residential buildings shall be set back from the sidewalk a minimum often (10)feet and
feature substaniallandscaping between the sidewalk and the building (see illustration,RMC 4-3-
100.E.7.b).
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ORDINANCE NO.5124
v.Ifbuildings do not feature pedestrian-oriented facades they shall
have substantial landscaping between the sidewalk and building.Such landscaping shall be at
least ten (10)feet in width as measured from the sidewalk (see illustration,RMC 4-3-100.E.7.c).
c.Guidelines Applicable to District 'C':
1.Siting of a structure should take into consideration the continued
availability of natural light (both direct and reflected)and direct sun exposure to nearby
buildings and open space (except parking areas).
11.Ground floor residential uses located near the street should be
raised above street level for residents'privacy.
3.Building Entries:
Intent:To make building entrances convenient to locate and easy to access,and ensure
that building entries further the pedestrian nature of the fronting sidewalk and the urban character
of the district.
a.Minimum Standard for Districts 'A'and 'B':
Entrance Location:A primary entrance of each building shall be located on the facade
facing a street.Such entrances shall be prominent,visible from the street,connected by a
walkway to the public sidewalk,and include human scale elements.
b.Minimum Standards for District 'C':
1.On pedestrian-oriented streets,the primary entrance of each
building shall be located on the facade facing the street.
11.On non-pedestrian-oriented streets,entrances shall be prominent,
visible from surrounding streets,connected by a walkway to the public sidewalk,and include
human-scale elements.
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ORDINANCE NO.5124
111.All building entries adjacent to a street shall be clearly marked
with canopies,architectural elements,ornamental lighting,and/or landscaping.Entries from
parking lots should be subordinate to those related to the street for buildings with frontage on
designated pedestrian-oriented streets (see illustration,RMC 4-3-100.E.7.d).
IV.Weather protection at least four and one-half (4-1/2)feet wide and
proportional to the distance above ground level shall be provided over the primary entry of all
buildings and over any entry adjacent to a street.
v.Pedestrian pathways from public sidewalks to primary entrances,
or from parking lots to primary entrances shall be clearly delineated.
c.Guidelines Applicable to All Districts:
1.Multiple buildings on the same site should provide a continuous
network of pedestrian paths and open spaces that incorporate landscaping to provide a directed
view to building entries.
11.Ground floor units should be directly accessible from the street or
an open space such as a courtyard or garden that is accessible from the street.
111.Secondary access (not fronting on a street)should have weather
protection at least four and one-half (4-1/2)feet wide over the entrance or other similar indicator
of access.
IV.Pedestrian access should be provided to the building from property
edges,adjacent lots,abutting street intersections,crosswalks,and transit stops.
v.Features such as entries,lobbies,and display windows should be
oriented to a street or pedestrian-oriented space;otherwise,screening or decorative features such
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ORDINANCE NO.5124
as trellises,artwork,murals,landscaping,or combinations thereof,should be incorporated into
the street-oriented fac;ade.
d.Guidelines Applicable to District'A':
1.For projects that include residential uses,entries should provide
transition space between the public street and the private residence such as a porch,landscaped
area,terrace,common area,lobby,or similar feature.
11.Features such as entries,lobbies,and display windows should be
oriented to a street;otherwise,screening or art features such as trellises,artwork,murals,
landscaping,or combinations thereof,should be incorporated into the street-oriented facade.
111.Entries from the street should be clearly marked with canopies,
architectural elements,ornamental lighting,or landscaping.Entries from parking lots should be
subordinate to those related to the street for buildings within District'A'.
e.Guidelines Applicable to District 'B':
Front yards should provide transition space between the public street and the private
residence such as a porch,landscaped area,terrace,or similar feature.
f.Guidelines Applicable to District 'C':
For projects that include residential uses,entries should provide transition space between
the public street and the private residence such as a porch,landscaped area,terrace,common
area,lobby,or similar feature.
4.Transition to Surrounding Development:
Intent:To shape redevelopment projects so that the character and value of Renton's
long-established,existing neighborhoods are preserved.
a.Minimum Standards for District 'A':
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ORDINANCE NO.5]24
Careful siting and design treatment is necessary to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height,bulk,and scale.
At least one of the following design elements shall be considered to promote a transition to
surrounding uses:
1.Setbacks at the side or rear of a building may be increased by the
Reviewing Official in order to reduce the bulk and scale of larger buildings so that sunlight
reaches adjacent yards;
11.Building proportions,including step-backs on upper levels;
lll.Building articulation to divide a larger architectural element into
smaller increments;or
IV.Rooflines,roof pitches,and roof shapes designed to reduce
apparent bulk and transition with existing development.
b.Minimum Standards for District 'B':
1.Careful siting and design treatment is necessary to achieve a
compatible transition where new buildings differ from surrounding development in terms of
building height,bulk,and scale.At least one of the following design elements shall be provided
to promote a transition to surrounding uses:
(a)Setbacks at the side or rear of a building increased in order
to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards;or
(b)Building articulation provided to divide a larger
architectural element into smaller pieces;or
(c)Roof lines,roof pitches,and roof shapes designed to reduce
apparent bulk and transition with existing development.
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ORDINANCE NO.5124
11.In areas with older style,steeply-pitched,single-family homes,
similar roof styles are required to achieve more harmonious relationships between new and old
buildings.
c.Minimum Standards for District 'C':
1.For properties along North 6th Street and Logan Avenue North
(between North 4th Street and North 6th Street),applicants shall demonstrate how their project
provides an appropriate transition to the long established,existing neighborhood south of North
6th Street known as the North Renton Neighborhood.
11.For properties located south of North 8th Street,east of Garden
Avenue North,applicants must demonstrate how their project appropriately provides transitions
to existing industrial uses.
5.Service Element Location and Design:
Intent:To reduce the potential negative impacts of service elements (i.e.waste
receptacles,loading docks)by locating service and loading areas away from high-volume
pedestrian areas,and screening them from view in high visibility areas.
a.Minimum Standards for All Districts:
1.Service elements shall be located and designed to minimize the
impacts on the pedestrian environment and adjacent uses.Service elements shall be concentrated
and located where they are accessible to service vehicles and convenient for tenant use (see
illustration,RMC 4-3-1 OO.E.7.e).
11.Garbage,recycling collection,and utility areas shall be enclosed,
consistent with RMC 4-4-090,Refuse and Recyclables Standards and RMC 4-4-095,Screening
and Storage Height/Location Limitations.
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ORDINANCE NO.5124
111.In addition to standard enclosure requirements,garbage,recycling
collection,and utility areas shall be enclosed on all sides,including the roof and screened around
their perimeter by a wall or fence and have self-closing doors (see illustration,RMC 4-3-
lOO.E.7.f).
IV.The use of chain link,plastic,or wire fencing is prohibited.
v.If the service area is adjacent to a street,pathway,or pedestrian-
oriented space,a landscaped planting strip,minimum three feet wide,shall be located on three
sides of such facility.
b.Guidelines Applicable to All Districts:
Service enclosure fences should be made of masonry,ornamental metal or wood,or some
combination of the three.
6.Gateways:
Intent:To distinguish Gateways as primary entrances to districts or to the City;provide
special design features and architectural elements at Gateways;and ensure that Gateways,while
they are distinctive within the context of the district,are compatible with the district in form and
scale.
a.Minimum Standards for District 'C':
1.Developments located at district gateways shall be marked with
visually prominent features (see illustration,RMC 4-3-100.E.7.g).
11.Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles (see illustration,RMC 4-3-100.E.7.h).
111.Visual prominence shall be distinguished by two or more of the
following:
15
,-
ORDINANCE NO.5124
(a)Public art
(b)Monuments
(c)Special landscape treatment
(d)Open space/plaza
(e)Identifying building form
(f)Special paving,unique pedestrian scale lighting,or bollards
(g)Prominent architectural features (trellis,arbor,pergola,or
gazebo)
(h)Signage,displaying neighborhood or district entry
identification (commercial signs are not allowed)
7.Illustrations
Pedestrian-oriented facades:
Primary building entry
must be 13009 the street
transparent window area or 'Nindow ."..--
display along 75%of the ground floor
betoNeen the height of 2 to 6 feel
above the ground
weather protection at least 4 ~feet wide
along at least 7S%01 the facade
Pedestrian-oriented
facade
Property line
a.Pedestrian-oriented facades (See RMC 4-3-1 OO.E.2.b.i)
16
b.
ORDINANCE NO.5124
Raised planters·provide privacy
fer residents while maintaining
views of the street trom units
Trees
c.Buildings without pedestrian-oriented uses (See RMC 4-3-100.E.2.b.v)
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ORDINANCE NO.5124
d.Building entries (See RMC 4-3-100.E.3.b.iii)
e.Service elements located to minimize the impact on the pedestrian environment (See
RMC 4-3-100.E.5.a.i)
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ORDINANCE NO.5124
Roof enclosure
to keep birds out
Concrete pad
f.Service enclosure (See RMC 4-3-100.E.5.a.iii)
El8v~ion
PI",
~
ecrroM.lXltflluelnll
tolll'i'lll
d
Note:Enwreth,t
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g.Distinguishable building form appropriate for gateway locations (See RMC 4-3-
100.E.6.a.i)
19
ORDINANCE NO.5124
h.Gateway landscaping,open space,pedestrian amenities and signage that identifies the
commercial area (See RMC 4-3-1 00.E.6.a.ii)
F.PARKING AND VEHICULAR ACCESS:
Intent:To provide safe,convenient access to the Urban Center;incorporate various
modes of transportation,including public mass transit,in order to reduce traffic volumes and
other impacts from vehicles;ensure sufficient parking is provided,while encouraging creativity
in reducing the impacts of parking areas;allow an active pedestrian environment by maintaining
contiguous street frontages,without parking lot siting along sidewalks and building facades;
minimize the visual impact of parking lots;and use access streets and parking to maintain an
urban edge to the district.
1.Location of Parking:
Intent:To maintain active pedestrian environments along streets by placing parking lots
primarily in back of buildings.
a.Minimum Standards For Districts 'A'and 'B':
No surface parking shall be located between a building and the front
property line or the building and side property line on the street side of a comer lot.
b.Minimum Standards for District 'C':
1.On designated pedestrian-oriented streets:
(a)Parking shall be at the side and/or rear of a building,with
the exception of on-street parallel parking.No more than sixty (60)feet of the street frontage
measured parallel to the curb shall be occupied by off-street parking and vehicular access.
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ORDINANCE NO.5124
(b)On-street parallel parking spaces located adjacent to the site
can be included in calculation of required parking.For parking ratios based on use and zone,see
RMC 4-4-080,Parking,Loading and Driveway Regulations.
(c)On-street,parallel parking shall be required on both sides
of the street.
11.All parking lots located between a building and street or visible
from a street shall feature landscaping between the sidewalk and building;see RMC 4-4-080.F,
Parking Lot Design Standards.
111.Surface parking lots:The applicant must successfully demonstrate
that the surface parking lot is designed to facilitate future structured parking and/or other infill
development.For example,an appropriate surface parking area would feature a one-thousand
and five-hundred (1,500)foot maximum perimeter area and a minimum dimension on one side
of two-hundred (200)feet,unless project proponent can demonstrate future alternative use of the
area would be physically possible.Exception:Ifthere are size constraints inherent in the original
parcel (see illustration,RMC 4-3-100.F.5.a).
c.Guidelines Applicable to All Districts:
In areas of mixed-use development,shared parking is recommended.
d.Guidelines Applicable to District 'C':
1.If a limited number of parking spaces are made available in front
of a building for passenger drop-off and pick-up,they should be parallel to the building fayade.
11.When fronting on streets not designated as pedestrian-oriented,
parking lots should be located on the interior portions of blocks and screened from the
surrounding roadways by buildings,landscaping and/or gateway features as dictated by location.
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ORDINANCE NO.5124
2.Design of Surface Parking:
Intent:To ensure safety of users of parking areas,convenience to businesses,and reduce
the impact of parking lots wherever possible.
a.Minimum Standards for Districts'A'and 'C':
1.Parking lot lighting shall not spill onto adjacent or abutting
properties (see illustration,RMC 4-3-100.F.5.b).
11.All surface parking lots shall be landscaped to reduce their visual
impact (see RMC 4-4-080.F.7,Landscape Requirements).
b.Guidelines Applicable to All Districts:
1.Wherever possible,parking should be configured into small units,
connected by landscaped areas to provide on-site buffering from visual impacts.
11.Access to parking modules should be provided by public or private
local streets with sidewalks on both sides where possible,rather than internal drive aisles.
111.Where multiple driveways cannot be avoided,provide landscaping
to separate and minimize their impact on the streetscape.
3.Structured Parking Garages:
Intent:To more efficiently use land needed for vehicle parking;encourage the use of
structured parking throughout the Urban Center;physically and visually integrate parking
garages with other uses;and reduce the overall impact of parking garages when they are located
in proximity to the designated pedestrian environment.
a.Minimum Standards for District 'C':
1.Parking structures fronting designated pedestrian-oriented streets:
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ORDINANCE NO.5124
(a)Parking structures shall provide space for ground-floor
commercial uses along street frontages at a minimum of seventy-five (75)percent of the frontage
width (see illustration,RMC 4-3-100.F.5.c).
(b)The entire fayade must feature a pedestrian-oriented fayade.
11.Parking structures fronting non-pedestrian-oriented streets:
(a)Parking structures fronting non-pedestrian-oriented streets
and not featuring a pedestrian-oriented fayade shall be setback at least six (6)feet from the
sidewalk and feature substantial landscaping.This includes a combination of evergreen and
deciduous trees,shrubs,and ground cover.This setback shall be increased to ten (l0)feet
adjacent to high visibility streets.
(b)The Director may allow a reduced setback where
the applicant can successfully demonstrate that the landscaped area and/or other design
treatment meets the intent of these standards and guidelines.Possible treatments to
reduce the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
(i)Ornamental grillwork (other than vertical
bars);
(ii)Decorative artwork;
(iii)Display windows;
(iv)Brick,tile,or stone;
(v)Pre-cast decorative panels;
(vi)Vine-covered trellis;
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ORDINANCE NO.5124
(vii)Raised landscaping beds with decorative materials;
or
(viii)Other treatments that meet the intent of this
standard.
(c)Facades shall be articulated architecturally,so as to
maintain a human scale and to avoid a solid wall.Vehicular entrances to non-residential or
mixed-use parking structures shall be articulated by arches,lintels,masonry trim,or other
architectural elements and/or materials (see illustration,RMC 4-3-100.F.5.d).
b.Guidelines Applicable to All Districts:
Parking garage entries should be designed and sited to complement,not subordinate,the
pedestrian entry.If possible,locate the parking entry away from the primary street,to either the
side or rear of the building.
c.Guidelines Applicable to Districts'A'and 'C':
1.Parking garage entries should not dominate the streetscape.
11.The design of structured parking at finished grade under a building
should minimize the apparent width of garage entries.
111.Parking within the building should be enclosed or screened
t?r0ugh any combination of walls,decorative grilles,or trellis work with landscaping.
IV.Parking garages should be designed to be complementary with
adjacent buildings.Use similar forms,materials,and/or details to enhance garages.
v.Residential garage parking should be secured with electronic
entries.
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ORDINANCE NO.5124
VI.Parking structure service and storage functions should be located
away from the street edge and generally not be visible from the street or sidewalks.
d.Guidelines Applicable to District 'B':
1.Attached personal parking garages at-grade should be
individualized and not enclose more than two cars per enclosed space.Such garages should be
architecturally integrated into the whole development.
11.Multiple-user parking garages at-grade should be enclosed or
screened from view through any combination of walls,decorative grilles,or trellis work with
landscaping.
111.All garage parking in this district should be secured with
decorative doors.
IV.Personal parking garages should be individualized whenever
possible with separate entries and architectural detailing in character with the lower density
district.
v.Large multi-user parking garages are discouraged in this lower
density district and,if provided,should be located below grade whenever possible.
VI.Service and storage functions should be located away from the
street edge and generally not be visible from the street or sidewalks.
4.Vehicular Access:
Intent:To maintain a contiguous,uninterrupted sidewalk by minimizing,consolidating
and/or eliminating vehicular access off streets within pedestrian environments and/or designated
pedestrian-oriented streets.
a.Minimum Standards for District 'B':
25
ORDINANCE NO.5124
Parking lots and garages shall be accessed from alleys when available.
b.Minimum Standards for District 'C':
1.Parking garages shall be accessed at the rear of buildings or from
non-pedestrian-oriented streets when available.
11.Surface parking driveways are prohibited on pedestrian-oriented
streets.
111.Parking lot entrances,driveways,and other vehicular access points
on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500)
linear feet as measured horizontally along the street.
c.Guidelines Applicable to District 'A':
1.Parking lots and garages should be accessed from alleys or side
streets.
11.Driveways should be located to be visible from the right-of-way,
but not impede pedestrian circulation on-site or to adjoining properties.Where possible,
minimize the number of driveways and curb cuts.
d.Guidelines Applicable to Area 'B':
1.Garage entryways and/or driveways accessible only from a street
should not impede pedestrian circulation along the sidewalk.
II.Curb cuts should be minimized whenever possible through the use
of shared driveways.
5.Illustrations
26
ORDINANCE NO.5124
~1ob••8::cnl.edby
alO)'$IDl1lollQcllllDC:"'I~---''.
\
PlIloII>ilot:la'1l51l101
lQw~dltlo't1IeriOtol'lWblo;lt
lolhOlmel\lpO&Sit>Ie··
P"aiI"'''~wll>a>l;xww;
/-""sIfeC!ro"
a.Parking and vehicular access in District "C"(See RMC 4-3-1 OO.F.1.b.iii)
DON'T DO THIS
b.Parking lot lighting (See RMC 4-3-100.F.2.a.i)
Parking garage on
second floor
Ground floor commercial space
with pedestrian-oriented facade
c.Parking structure fronting on pedestrian-oriented street with pedestrian-oriented uses and
facades along the ground floor (See RMC 4-3-100.F.3.a.i(a))
27
ORDINANCE NO.5124
Articulation of ----
facade components
to reduce scale
and add visual
interest
Decorative trellis-----
structure for vines
Raised planting
bed adjacent to
sidewalk
d.Parking structure designed to enhance streetscape (See RMC 4-3-100.F.3.a.ii(c))
G.PEDESTRIAN ENVIRONMENT:
Intent:To enhance the urban character of development in the Urban Center by creating
pedestrian networks and by providing strong links from streets and drives to building entrances;
make the pedestrian environment safer and more convenient,comfortable,and pleasant to walk
between businesses,on sidewalks,to and from access points,and through parking lots;and
promote the use of multi-modal and public transportation systems in order to reduce other
vehicular traffic.
1.Pathways through Parking Lots:
Intent:To provide safe and attractive pedestrian connections to buildings,parking
garages,and parking lots.
a.Minimum Standards for District 'C':
1.Clearly delineated pedestrian pathways and/or private streets shall
be provided throughout parking areas.
28
ORDINANCE NO.5124
11.Within parking areas,pedestrian pathways shall be provided
perpendicular to the applicable building fayade,at a maximum distance of one hundred and fifty
(150)feet apart (see illustration,RMC 4-3-1 OO.GA.a).
2.Pedestrian Circulation:
Intent:To create a network of linkages for pedestrians to improve safety and
convenience and enhance the pedestrian environment.
a.Minimum Standards for Districts A and C:
1.Developments shall include an integrated pedestrian
circulation system that connects buildings,open space,and parking areas with the
adjacent street sidewalk system and adjacent properties (see illustration,RMC 4-3-
100.GA.b).
11.Sidewalks located between buildings and streets shall be
raised above the level of vehicular travel.
111.Pedestrian pathways within parking lots or parking modules shall
be differentiated by material or texture from adjacent paving materials (see illustration,RMC 4-
3-100.GA.c).
IV.Sidewalks and pathways along the fayades of buildings
shall be of sufficient width to accommodate anticipated numbers of users.Specifically:
(a)Sidewalks and pathways along the fayades of mixed-use
and retail buildings one hundred (100)or more feet in width (measured along the fayade)shall
provide sidewalks at least twelve (12)feet in width.The walkway shall include an eight (8)foot
minimum unobstructed walking surface and street trees (see illustration,RMC 4-3-100.GA.d).
29
ORDINANCE NO.5124
(b)To increase business visibility and accessibility,
breaks in the tree coverage adjacent to major building entries shall be allowed.
(c)For all other interior pathways,the proposed walkway
shall be of sufficient width to accommodate the anticipated number of users.A ten to twelve
(10-12)foot pathway,for example,can accommodate groups of persons walking four abreast,
or two couples passing one another.An eight (8)foot pathway will accommodate three
individuals walking abreast,whereas a smaller five to six (5-6)foot pathway will accommodate
two individuals.
v.Locate pathways with clear sight lines to increase safety.
Landscaping shall not obstruct visibility of walkway or sight lines to building entries.
VI.All pedestrian walkways shall provide an all-weather walking
surface unless the applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development
b.Guidelines Applicable to All Districts:
1.Delineation of pathways may be through the use of
architectural features,such as trellises,railings,low seat walls,or similar treatment.
11.Mid-block connections are desirable where a strong linkage
between uses can be established.
111.Fences,with the exception of chain link fences,may be
allowed when appropriate to the situation.
c.Guidelines Applicable to District 'C'Only:
30
ORDINANCE NO.5124
1.Through-block cOlU1ections,should be made between buildings,
between streets,and to connect sidewalks with public spaces.Preferred location for through-
block connections is mid-block (see illustration,RMC 4-3-100.GA.e).
11.Between buildings of up to and including two (2)stories in height,
through-block connections should be at least six (6)feet in width.
111.Between buildings three (3)stories in height or greater,
through-block connections should be at least twelve (12)feet in width.
IV.Transit stops should be located along designated transit routes a
maximum of one-quarter mile apart.
v.As an alternative to some of the required street trees,developments
may provide pedestrian-scaled light fixtures at appropriate spacing and no taller than fourteen
(14)feet in height.No less than one (1)tree or light fixture per sixty (60)lineal feet of the
required walkway should be provided.
3.Pedestrian Amenities:
Intent:To create attractive spaces that unify the building and street environments and
are inviting and comfortable for pedestrians;and provide publicly accessible areas that function
for a variety of activities,at all times ofthe year,and under typical seasonal weather conditions.
a.Minimum Standards for District 'C':
1.On designated pedestrian-oriented streets,provide pedestrian
overhead weather protection in the form of awnings,marquees,canopies,or building overhangs.
These elements shall be a minimum of four and one-half (4-1/2)feet wide along at least 75%of
the length of the building faryade facing the designated pedestrian-oriented street,a maximum
31
ORDINANCE NO.5124
height of fifteen (15)feet above the ground elevation,and no lower than eight (8)feet above
ground level.
11.Site furniture provided in public spaces shall be made of durable,
vandal-and weather-resistant materials that do not retain rainwater and can be reasonably
maintained over an extended period of time.
111.Site furniture and amentities shall not impede or block
pedestrian access to public spaces or building entrances.
b.Guidelines Applicable to District 'C':
1.Transit shelters,bicycle racks,benches, trash receptacles,
and other street furniture should be provided.
11.Street amenities such as outdoor group seating,kiosks,
fountains,and public art should be provided.
111.Architectural el~ments that incorporate plants,such as
fa<;ade-mounted planting boxes or trellises or ground-related or hanging containers are
encouraged,particularly at building entrances,in publicly accessible spaces,and at
fa<;ades along pedestrian-oriented streets (see illustration,RMC 4-3-l00.G.4.f).
4.Illustrations
32
ORDINANCE NO.5124
a.Pedestrian walkways within parking lots (See RMC 4-3-100.G.I.a.ii)
b.Integrated pedestrian access system (pathways are shown in solid black lines)(See RMC
4-3-100.G.2.a.i)
c.Parking lot pedestrian interior walkway (RMC 4-3-100.G.2.a.iii)
33
ORDINANCE NO.5124
Weather
protection
Street trees and/or
pedestrian street
lamps every 30'1
8'min
unobstructed
width
12'min
Total sidewalk width
d.Sidewalks along retail building facade (RMC 4-3-100.G.2.a.iv(a))
'"::J
Pedestrian Corridor ~~Pedestrian Corridor ........,
....................i(~••••••••••••lII""""-e.r
~((
e.Through-block pedestrian connections (See RMC 4-3-100.G.2.c)
34
ORDINANCE NO.5124
Recessed entry Seasonal landscaping Transparent windows Weather protection
Pedestrian
oriented
space
Seating
areas
Trees and
street
features
used to
define
pedestrian
area
Pedestrian
oriented
signage
f.Pedestrian amenities incorporated into development (See RMC 4-3-100.G.3.b.iii)
H.LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE:
Intent:To provide visual relief in areas of expansive paving or structures;define logical
areas of pedestrian and vehicular circulation;and add to the aesthetic enjoyment of the area by
the community.To have areas suitable for both passive and active recreation by residents,
workers,and visitors;provide these areas in sufficient amounts and in convenient locations;and
provide the opportunity for community gathering in places centrally located and designed to
encourage such activity.
1.Landscaping:
Intent:Landscaping is intended to reinforce the architecture or concept of the area;
provide visual and climatic relief in areas of expansive paving or structures;channelize and
define logical areas of pedestrian and vehicular circulation;and add to the aesthetic enjoyment of
the area by the community.
a.Minimum Standards for All Districts:
1.All pervious areas shall be landscaped (see 4-4-070,Landscaping).
35
ORDINANCE NO.5124
11.Street trees are required and shall be located between the curb edge
and building,as determined by the City of Renton.
111.On designated pedestrian-oriented streets,street trees shall be
installed with tree grates.For all other streets,street tree treatment shall be as determined by the
City of Renton (see illustration,RMC 4-3-100.H.3.a).
IV.The proposed landscaping shall be consistent with the design intent
and program of the building,the site,and use.
v.The landscape plan shall demonstrate how the proposed
landscaping,through the use of plant material and non-vegetative elements,reinforces the
architecture or concept of the development.
VI.Surface parking areas shall be screened by landscaping in order to
reduce views of parked cars from streets (see RMC 4-4-080.F.7,Landscaping Requirements).
Such landscaping shall be at least ten (10)feet in width as measured from the sidewalk (see
illustration,RMC 4-3-100.H.3.b).Standards for planting shall be as follows:
(a)Trees at an average minimum rate of one (1)tree per thirty
(30)lineal feet of street frontage.Permitted tree species are those that reach a mature height of
at least thirty-five (35)feet.Minimum height or caliper at planting shall be eight (8)feet or two
(2)inch caliper (as measured four (4)feet from the top of the root ball)respectively.
(b)Shrubs at the minimum rate of one (1)per twenty (20)
square feet oflandscaped area.Shrubs shall be at least twelve (12)inches tall at planting and
have a mature height between three (3)and four (4)feet.
36
ORDINANCE NO.5124
(c)Groundcover shall be planted in sufficient quantities to
provide at least ninety (90)percent coverage of the landscaped area within three years of
installation.
(d)The applicant shall provide a maintenance assurance
device,prior to occupancy,for a period of not less than three (3)years and in sufficient amount
to ensure required landscape standards have been met by the third year following installation.
(e)Surface parking with more than fourteen (14)stalls
shall be landscaped as follows:
(i)Required amount:
Total Number of Spaces Minimum Required Landscape Area*
15 to 50
51 to 99
100 or more
15 square feet/parking space
25 square feet/parking space
35 square feet/parking space
*Landscape area calculations above and planting requirements below
exclude perimeter parking lot landscaping areas.
(ii)Provide trees,shrubs,and groundcover in the
required interior parking lot landscape areas.
(iii)Plant at least one (1)tree for every six parking
spaces.Permitted tree species are those that reach a mature height
of at least thirty-five (35)feet.Minimum height or caliper at
planting shall be eight (8)feet or two (2)inch caliper (as measured
four (4)feet from the top of the root ball)respectively.
37
ORDINANCE NO.5124
(iv)Plant shrubs at a rate of five per 100 square feet of
landscape area.Shrubs shall be at least sixteen (16)inches tall at
planting and have a mature height between three (3)and four (4)
feet.
(v)Up to fifty (50)percent of shrubs may be deciduous.
(vi)Select and plant groundcover so as to provide
ninety (90)percent coverage within three years of planting,
provided that mulch is applied until plant coverage is complete.
(vii)Do not locate a parking stall more than fifty (50)
feet from a landscape area.
V11.Regular maintenance shall be provided to ensure that plant
materials are kept healthy and that dead or dying plant materials are replaced.
Vlll.Underground,automatic irrigation systems are required in
all landscape areas.
b.Guidelines Applicable to all Districts:
1.Landscaping should be used to soften and integrate the bulk of
buildings.
11.Landscaping should be provided that appropriately provides either
screening of unwanted views or focuses attention to preferred views.
111.Use oflow maintenance,drought-resistant landscape material is
encouraged.
IV.Choice of materials should reflect the level of maintenance that
will be available.
38
ORDINANCE NO.5124
v.Seasonal landscaping and container plantings are encouraged,
particularly at building entries and in publicly accessible spaces.
VI.Window boxes,containers for plantings,hanging baskets,or other
planting feature elements should be made of weather resistant materials that can be reasonably
maintained.
V11.Landscaping should be used to screen parking lots from
adjacent or neighboring properties.
c.Guidelines Applicable to District 'B':
1.Front yards should be visible from the street and visually
contribute to the streetscape.
11.Decorative walls and fencing are encouraged when architecturally
integrated into the proj ect.
2.Recreation Areas and Common Open Space:
Intent:To ensure that districts have areas suitable for both passive and active
recreation by residents,workers,and visitors and that these areas are of sufficient size for
the intended activity and in convenient locations;create usable,accessible,and inviting
open space that is accessible to the public;and promote pedestrian activity on pedestrian-
oriented streets -particularly at street comers.
a.Minimum Standards for Districts'A'and 'C':
1.Mixed-use residential and attached housing developments
often (10)or more dwelling units shall provide a minimum area of common space or
recreation area equal to fifty (50)square feet per unit.The common space area shall be
aggregated to provide usable area(s)for residents.The location,layout,and proposed
39
ORDINANCE NO.5124
type of common space or recreation area shall be subject to approval by the Director.
The required common open space shall be satisfied with one or more of the elements
listed below.The Director may require more than one of the following elements for
developments having more than one hundred (100) units.
(a)Courtyards,plazas,or multipurpose open spaces;
(b)Upper level common decks,patios,terraces,or roof
gardens.Such spaces above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development.
(c)Pedestrian corridors dedicated to passive recreation and
separate from the public street system;
(d)Recreation facilities including,but not limited to
tennis/sports courts,swimming pools,exercise areas,game rooms,or other similar facilities;or
(e)Children's play spaces.
111.In mixed-use residential and attached residential projects,required
landscaping,driveways,parking,or other vehicular use areas shall not be counted toward the
common space requirement or be located in dedicated outdoor recreation or common use areas.
IV.In mixed-use residential and attached residential projects required
yard setback areas shall not count toward outdoor recreation and common space unless such
areas are developed as private or semi-private (from abutting or adjacent properties)courtyards,
plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable
area accessible to all residents of the development (see illustration,RMC 4-3-100.H.3.c).
v.Private decks,balconies,and private ground floor open space shall
not count toward the common space/recreation area requirement.
40
ORDINANCE NO.5124
VI.In mixed-use residential and attached residential projects other
required landscaping,and sensitive area buffers without common access links,such as pedestrian
trails,shall not be included toward the required recreation and common space requirement.
VB.All buildings and developments with over 30,000 square feet of
non-residental uses (excludes parking garage Doorplate areas)shall provide pedestrian-oriented
space (see illustration,RMC 4-3-100.H.3.d)according to the following formula:
1%of the lot area +1%of the building area =Minimum amount of pedestrian-
oriented space
Vlll.To qualify as pedestrian-oriented space,the following must be
included:
(a)Visual and pedestrian access (including barrier-free access)
to the abutting structures from the public right-of-way or a nonvehicular courtyard,
(b)Paved walking surfaces of either concrete or approved unit
pavmg,
(c)On-site or building-mounted lighting providing at least four
(4)foot-candles (average)on the ground,and
(d)At least three feet of seating area (bench,ledge,etc)or one
individual seat per sixty (60)square feet of plaza area or open space.
IX.The following features are encouraged in pedestrian-oriented space
(see illustration,RMC 4-3-100.H.3.e)and may be required by the Director:
(a)Provide pedestrian-oriented uses on the building favade
facing the pedestrian-oriented space.
41
ORDINANCE NO.5124
(b)Spaces should be positioned in areas with significant
pedestrian traffic to provide interest and security -such as adjacent to a building entry.
(c)Provide pedestrian-oriented facades on some or all
buildings facing the space.
(d)Provide movable public seating.
x.The following are prohibited within pedestrian-oriented
space:
(a)Adjacent unscreened parking lots;
(b)Adjacent chain link fences;
(c)·Adjacent blank walls;
(d)Adjacent dumpsters or service areas;and
(e)Outdoor storage (shopping carts,potting soil bags,
firewood,etc.)that do not contribute to the pedestrian environment.
Xl.The minimum required walkway areas shall not count as
pedestrian-oriented space.However,where walkways are widened or enhanced beyond
minimum requirements,the area may count as pedestrian-oriented space if the Director
determines such space meets the definition of pedestrian-oriented space.
b.Minimum Standards for District 'B':
Attached housing developments shall provide a minimum area of private usable
open space equal to one hundred fifty (150)square feet per unit of which one hundred
(100)square feet are contiguous.Such space may include porches,balconies,yards,and
decks.
c.Minimum Standards for District 'C':
42
ORDINANCE NO.5124
The location of public open space shall be considered in relation to building
orientation,sun and light exposure,and local micro-climatic conditions.
d.Guidelines Applicable to Districts'A'and 'C':
I.Common space areas in mixed-use residential and attached
residential projects should be centrally located so they are near a majority of dwelling units,
accessible and usable to residents,and visible from surrounding units.
11.Common space areas should be located to take advantage of
surrounding features such as building entrances,significant landscaping,unique topography or
architecture,and solar exposure.
111.In mixed-use residential and attached residential projects
children's play space should be centrally located,visible from the dwellings,and away
from hazardous areas like garbage dumpsters,drainage facilities,streets,and parking
areas.
e.Guidelines Applicable to District 'C':
Developments located at street intersection comers on designated pedestrian-oriented
streets are encouraged to provide pedestrian-oriented space adjacent to the street comer to
emphasize pedestrian activity (see illustration,RMC 4-3-100.H.3.f).
3.Illustrations
43
ORDINANCE NO.5124
a.Street tree installed with tree grate (See RMC 4-3-1 OO.H.1.a.iii)
Parking,service,or
storage areas
One tree per
30 lineal feet
10'~
Buffer
b.Parking lot landscaped buffer (See RMC 4-3-100.H.1.a.vi)
44
ORDINANCE NO.5124
c.Visible and accessible common area featuring landscaping and other amenities (See
RMC 4-3-100.H.2.a.iv)
CentraUzedand"';sible
pl!Cle5trian-orientedspace
located al major building
enlfyandcrossroadsl
"
Recessedenlryareas
can qualify as pedestrian-
orienledspaceitlhey
.~meet requiremenlS--.\
\
\
d.Pedestrian-oriented space associated with a large-scale retail building (See RMC 4-3-
lOO.H.2.a.vii)
45
ORDINANCE NO.5124
e.Pedestrian-oriented spaces,visible from the street,including ample seating areas,
~ovable furniture,special paving,landscaping components and pedestrian-oriented uses (See
RMC 4-3-100.H.2.a.ix)
Corner entry
with increased
setback
f.Building setbacks increased at street comers along pedestrian-oriented streets to
encourage provisions for pedestrian-oriented spaces (See RMC 4-3-100.H.2.e).
I.BUILDING ARCHITECTURAL DESIGN:
Intent:To encourage building design that is unique and urban in character,
comfortable on a human scale,and uses appropriate building materials that are suitable
46
ORDINANCE NO.5124
for the Pacific Northwest climate.To discourage standardized franchise retail
architecture.
1.Building Character and Massing:
Intent:To ensure that buildings are not bland and visually appear to be at a
human scale;and ensure that all sides of a building that can be seen by the public are
visually interesting.
a.Minimum Standards for District 'A':
All building facades shall include modulation or articulation at intervals of no
more than forty (40)feet.
b.Minimum Standards for District 'B':
All building facades shall include modulation or articulation at intervals of no
more than twenty (20)feet.
c.Minimum Standards for District 'C':
1.All building facades shall include measures to reduce the apparent
scale of the building and add visual interest.Examples include modulation,articulation,defined
entrances,and display windows (see illustration,RMC 4-3-100.I.5.a).
11.All buildings shall be articulated with one or more of the
following:
(a)Defined entry features;
(b)Window treatment;
(c)Bay windows and/or balconies;
(d)Roofline features;or
(e)Other features as approved by the Director.
47
ORDINANCE NO.5124
lll.Single purpose residential buildings shall feature building
modulation as follows (see illustration,RMC 4-3-100.I.5.b):
(a)The maximum width (as measured horizontally along the
building's exterior)without building modulation shall be forty (40)feet.
(b)The minimum width of modulation shall be fifteen (15)
feet.
(c)The minimum depth of modulation shall be the greater of
six (6)feet or not less than 0.2 multiplied by the height of the structure (finished grade to the top
of the wall).
d.Guidelines Applicable to Districts 'A'and 'B':
1.Building facades should be modulated andlor articulated with
architectural elements to reduce the apparent size of new buildings,break up long blank walls,
add visual interest,and enhance the character of the neighborhood.
11.Articulation,modulation,and their intervals should create a sense
of scale important to residential buildings.
111.A variety of modulations and articulations should be employed to
add visual interest and to reduce the bulk and scale of large projects.
e.Guidelines Applicable to District 'A':
Building modulations should be a minimum of two (2)feet in depth and four (4)feet in
width.
f.Guidelines Applicable to District 'B':
1.Building modulations should be a minimum of two (2)feet deep,
sixteen (16)feet in height,and eight (8)feet in width.
48
ORDINANCE NO.5124
11.Alternative methods to shape a building such as angled or curved
facade elements,off-set planes,wing walls,and terracing will be considered,provided that the
intent of this Section is met.
g.Guidelines Applicable to District 'C':
1.Although streetfront buildings along designated pedestrian-
oriented streets should strive to create a uniform street edge,building facades should generally
be modulated and/or articulated with architectural elements to reduce the apparent size of new
buildings,break up long blank walls,add visual interest,and enhance the character of the
neighborhood.
11.Style:Buildings should be urban in character.
lll.Buildings greater than one hundred and sixty (160 feet)in length
should provide a variety of techniques to reduce the apparent bulk and scale of the fa<;ade or
provide an additional special design feature such as a clock tower,courtyard,fountain,or public
gathering place to add visual interest (see illustration,RMC 4-3-100.I.5.c).
2.Ground-level Details:
Intent:To ensure that buildings are visually interesting and reinforce the intended
human-scale character of the pedestrian environment;and ensure that all sides of a building
within near or distant public view have visual interest.
a.Minimum Standards for All Districts:
1.Untreated blank walls visible from public streets,sidewalks,or
interior pedestrian pathways are prohibited.A wall (including building fa<;ades and retaining
walls)is considered a blank wall if:
49
ORDINANCE NO.5124
(a)It is a ground floor wall or portion of a ground floor wall
over six (6)feet in height,has a horizontal length greater than fifteen (15)feet,and does not
include a window,door,building modulation or other architectural detailing;or
(b)Any portion of a ground floor wall having a surface area of
four hundred (400)square feet or greater and does not include a window,door,building
modulation or other architectural detailing.
11.Where blank walls are required or unavoidable,blank walls shall
be treated with one or more of the following (see illustration,RMC 4-3-100.I.5.d):
(a)A planting bed at least five feet in width containing trees,
shrubs,evergreen ground cover,or vines adjacent to the blank wall;
(b)Trellis or other vine supports with evergreen climbing
vmes;
(c)Archi tectural detailing such as reveals,contrasting
·materials,or other special detailing that meets the intent of this standard;
(d)Artwork,such as bas-relief sculpture,mural,or similar;or
(e)Seating area with special paving and seasonal planting.
lll.Treatment of blank walls shall be proportional to the wall.
IV.Provide human-scaled elements such as a lighting fixture,trellis,or
other landscape feature along the favade's ground floor.
v.Facades on designated pedestrian-oriented streets shall have at
least seventy-five (75)percent of the linear frontage of the ground floor fayade (as measured on a
true elevation facing the designated pedestrian-oriented street)comprised of transparent windows
and/or doors.
50
ORDINANCE NO.5124
VI.Other fa<;ade window requirements include the following:
(a)Building facades must have clear windows with visibility
into and out of the building.However,screening may be applied to provide shade and energy
efficiency.The minimum amount oflight transmittance for windows shall be fifty (50)percent.
(b)Display windows shall be designed for frequent change of
merchandise,rather than permanent displays.
(c)Where windows or storefronts occur,they must principally
contain clear glazing.
(d)Tinted and dark glass,highly reflective (mirror-type)glass
Fa<;ade features
(i)Recess
(ii)Overhang
(iii)Canopy
(iv)Trellis
(v)Portico
(vi)Porch
(vii)Clerestory
Doorway features(b)
and film are prohibited.
b.Guidelines Applicable to Districts 'A'and 'C':
1.The primary building entrance should be made visibly prominent
by incorporating a minimum of one (1)ofthe following architectural features from each category
listed (see illustration,RMC 4-3-100.I.5.e):
(a)
51
ORDINANCE NO.5124
(i)Transom windows
(ii)Glass windows flanking door
(iii)Large entry doors
(iv)Ornamental lighting
(v)Lighted displays
(c)Detail features
(i)Decorative entry paving
(ii)Ornamental building name and address
(iii)Planted containers
(iv)Street furniture (benches,etc)
11.Artwork or building ornamentation (such as mosaics,murals,
grillwork,sculptures,relief,etc.)should be used to provide ground-level detail.
111.Elevated or terraced planting beds between the walkway and long
building walls are encouraged.
c.Guidelines Applicable to District 'B':
Use of material variations such as colors,brick,shingles,stucco,horizontal wood siding,
is encouraged.
3.Building Roof Lines:
Intent:To ensure that roof forms provide distinctive profiles and interest consistent with
an urban project and contribute to the visual continuity of the district.
a.Minimum Standards for Districts 'A'and 'C':
Buildings shall use at least one of the following elements to create varied and interesting
roofprofiles (see illustration,RMC 4-3-100.I.5.f):
52
ORDINANCE NO.5124
1.Extended parapets
11.Feature elements projecting above parapets
111.Projected cornices
IV.Pitched or sloped roofs
(a)Locate and screen roof-mounted mechanical equipment so
that the equipment is not visible within one hundred fifty (150)feet of the structure when viewed
from ground level.
(b)Screening features shall blend with the architectural
character of the building,consistent with RMC 4-4-095.E,Roof-Top Equipment.
(c)Match color of roof mounted mechanical equipment to
color of exposed portions of the roof to minimize visual impacts when equipment is visible from
higher elevations.
b.Guidelines Applicable to District 'B':
1.Buildings containing predominantly residential uses should have
pitched roofs with a minimum slope of one to four (1 :4).Such roofs should have dormers or
intersecting roof forms that break up the massiveness of a continuous,uninterrupted sloping roof.
11.Roof colors should be dark.
c.Guidelines Applicable to District 'C':
Building roof lines should be varied to add visual interest to the building.
4.Building Materials:
Intent:To ensure high standards of quality and effective maintenance over time;
encourage the use of materials that reduce the visual bulk of large buildings;and encourage the
use of materials that add visual interest to the neighborhood.
53
ORDINANCE NO.5124
a.Minimum Standards for all Districts:
1.All sides of buildings visible from a street,pathway,parking area,
or open space shall be finished on all sides with the same building materials,detailing,and color
scheme,or if different,with materials of the same quality.
11.Materials,individually or in combination,shall have an attractive
texture,pattern,and quality of detailing for all visible fayades.
111.Materials shall be durable,high quality,and reasonably
maintained.
b.Minimum Standards for Districts 'A'and 'C':
Buildings shall employ material variations such as colors,brick or metal banding,
patterns,or textural changes.
c.Guidelines Applicable to all Districts:
1.Building materials should be attractive,durable,and consistent
with more traditional urban development.Appropriate examples would include brick,integrally
colored concrete masonry,pre-finished metal,stone,steel,glass,and cast-in-place concrete.
11.Concrete walls should be enhanced by texturing,reveals,snap-tie
patterns,coloring with a concrete coating or admixture,or by incorporating embossed or
sculpted surfaces,mosaics,or artwork.
lll.Concrete block walls should be enhanced with integral color,
textured blocks and colored mortar,decorative bond pattern and/or incorporate other masonry
materials.
54
ORDINANCE NO.5124
IV.Stucco and similar troweled finishes should be used in
combination with other more highly textured finishes or accents.They should not be used at the
base of buildings between the finished floor elevation and four (4)feet above.
c.Guideline Applicable to District 'B':
Use of material variations such as colors,brick or metal banding or patterns,or textural
changes is encouraged.
5.Dlustrations
ffiffi ffiffi
...
'E )'E ~i INTERVAL i INTERVAL i
a.Building modulation and articulation (See RMC 4-3-100.I.l.c.i)
ArtIculatedroolllne-1n this case a
lrat;ilional cornice
b.Single purpose residential building featuring building modulation to reduce the scale of
the building and add visual interest (See RMC 4-3-100.I.I.c.iii)
55
ORDINANCE NO.5124
~w..
160
MaxImum facade length allowed
More than 160'
Facade Is too long
c.Reducing scale of long buildings (See RMC 4-3-1 OO.I.1.g.iii)
Trellis with vines or
other plants
d.Acceptable blank:wall treatments (See RMC 4-3-1 OO.I.2.a.ii)
56
ORDINANCE NO.5124
4'-6"min.
+-----+
RECESS
TRELLIS
OVERHANG
PORTICO
CANOPY
PORCH
e.Building facade features (See RMC 4-3-100.I.2.b.i)
Pitched or slo ed roofs
57
ORDINANCE NO.5124
f.Preferred roof forms (See RMC 4-3-100.1.3 .a).
J.SIGNAGE:
Intent:To provide a means of identifying and advertising businesses;provide
directional assistance;encourage signs that are both clear and of appropriate scale for the project;
encourage quality signage that contributes to the character of the Urban Center;and create color
and interest.
1.Minimum Standards for District 'C':
a.Signage shall be an integral part of the design approach to the building.
b.Corporate logos and signs shall be sized appropriately for their location.
c.Prohibited signs include (see illustration,RMC 4-3-100.J.3.a):
1.Pole signs.
11.Roof signs.
111.Back-lit signs with letters or graphics on a plastic sheet ("can"
signs or "illuminated cabinet"signs).Exceptions:Back-lit logo signs less than ten (10)square
feet are permitted as are signs with only the individual letters back-lit.
d.In mixed-use and multi-use buildings,signage shall be coordinated with
the overall building design.
e.Free-standing ground-related monument signs,with the exception
of primary entry signs,shall be limited to five (5)feet above finished grade,including support
structure.All such signs shall include decorative landscaping (groundcover and/or shrubs)to
provide seasonal interest in the area surrounding the sign.Alternately,signage may incorporate
stone,brick,or other decorative materials as approved by the Director.
f.Entry signs shall be limited to the name of the larger development.
58
ORDINANCE NO.5124
2.Guidelines Applicable to District 'C':
a.Alteration of trademarks notwithstanding,corporate signage should not be
garish in color nor overly lit,although creative design,strong accent colors,and interesting
surface materials and lighting techniques are encouraged.
b.Front-lit,ground-mounted monument signs are the preferred type of
freestanding sign.
c."Blade"type signs,proportional to the building fac;ade on which they are
mounted,are encouraged on pedestrian-oriented streets.
3.Illustrations
Typical "can signs"
are not acceptable
Internally lit letters
or graphics are acceptable
Plastic or
translucent
sheet
Sheet
metal
box
Only the individual
letters are lit
a.Acceptable and unacceptable signs (See RMC 4-3-100.J.1.c)
K.LIGHTING:
Intent:To ensure safety and security;provide adequate lighting levels in pedestrian
areas such as plazas,pedestrian walkways,parking areas,building entries,and other public
places;and increase the visual attractiveness of the area at all times of the day and night.
1.Minimum Standards for Districts'A'and 'C':
59
ORDINANCE NO.5124
a.Lighting shall confonn to on-site exterior lighting regulations located in
RMC 4-4-075,Lighting,Exterior On-Site.
b.Lighting shall be provided on site to increase security,but shall not be
allowed to directly project off site.
c.Pedestrian-scale lighting shall be provided,for both safety and aesthetics,
along all streets,at primary and secondary building entrances,at building facades,and in
pedestrian-oriented spaces.
2.Guidelines Applicable to District 'C':
a.Accent lighting should be provided at focal points such as gateways,
public art,and significant landscape features such as specimen trees.
b.Additional lighting to provide interest in the pedestrian environment may
include sconces on building facades, awnings with down-lighting,decorative street lighting,etc.
L.Modification of Minimum Standards:
1.The Director of the Development Services Division shall have the authority to
modify the minimum standards of the Design Regulations,subject to the provisions ofRMC 4-9-
250.D,Modification Procedures,and the following requirements:
a.The project as a whole meets the intent of the minimum standards and
guidelines in subsections E,F,G,H,I,J,and K of the Design Regulations;
b.The requested modification meets the intent of the applicable design
standard;
c.The modification will not have a detrimental effect on nearby properties
and the City as a whole;
d.The deviation manifests high quality design;and
60
ORDINANCE NO.5124
e.The modification will enhance the pedestrian environment on the abutting
and/or adjacent streets and/or pathways.
2.Exceptions for Districts A and B :Modifications to the requirements in
subsections E2a(i)and E3a(i)of this Section are limited to the following circumstances:
a.When the building is oriented to an interior courtyard,and the courtyard
has a prominent entry and walkway connecting directly to the public sidewalk;or
b.When a building includes an architectural feature that connects the
building entry to the public sidewalk;or
c.In complexes with several buildings,when the building is oriented to an
internal integrated walkway system with prominent connections to the public sidewalk(s).
M.VARIANCE (Reserved)
N.APPEALS:
For appeals of administrative decisions made pursuant to the Design Regulations,see
RMC 4-8-110,Appeals.
SECTION IX.Section 4-11-010 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding two references,to read as follows:
Active recreation:See Recreation,Active
Arterial Street:See Street,Arterial
SECTION X.Section 4-11-020 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding a new definition,to read as follows:
61
ORDINANCE NO.5124
Buffer,Landscape:Landscaped area used to physically separate or screen one use or
property from another so as to visually shield or block views,noise,lights,or other potential
nUIsances.
SECTION XI.Section 4-11-030 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding one new definition and two
references,to read as follows:
Collector Street:See Street,Collector
Common space area (common area,common open space,common space):Land that is
designed and intended for common use or enjoyment and may include such structures and
improvements as are necessary and appropriate.
Corner lot:See Lot Types;Lot,comer
SECTION XII.Section 4-11-040 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding three new definitions,to read as
follows:
Director:The Director of the Development Services Division of the Planning
/BuildinglPublic Works Department of the City of Renton or a designee.
Display window:A window in a building fayade intended for non-permanent display of
goods and merchandise.
Drop-off zone:A sidewalk area abutting a street intended for passengers to enter or exit
vehicles that are temporarily parked for that purpose.
62
SECTION XIII.
ORDINANCE NO.5124
Section 4-11-060 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding one new definition,to read as
follows:
Franchise retail architecture (or generic or corporate architecture):Consists of site
layout,buildings,and signs for businesses (usually large format,chain,or franchise retail
establishments)that are the same style,color,and material regardless of location.Typically,the
employees wear uniforms and the products or food are the same in every facility.
SECTION XIV.Section 4-11-080 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding two new definitions,to read as
follows:
High quality design:A development project that encourages pedestrian activity or adds
pedestrian interest and exhibits a degree of craftsmanship,building detailing,architectural
design,or quality of materials that are not typically found in standard construction.Responds to
site conditions through its orientation,circulation,and/or incorporation of special site features.
Buildings characterized by standard corporate identity elements (e.g.fast food establishments
with signature roofline or fayade features)or standard building plans (e.g.stock plans that are
unable to adapt to site conditions)are not typically considered high quality design.
Human scale:The perceived size of a building relative to a human being.A building is
considered to have good human scale if there is an expression of human activity or use that
indicates the building's size.For example,traditionally sized doors,windows,and balconies are
63
ORDINANCE NO.5124
elements that respond to the size of a human body,so these elements in a building indicate a
building's overall size.
SECTION xv.Section 4-11-090 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding one new definition,to read as
follows:
Integrated walkway circulation:Sidewalks and streets constructed and connected in
such a way as to provide an efficient and safe system for people moving through an area on foot.
SECTION XVI.Section 4-11-130 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding one new definition,to read as
follows:
Main Street:A style of urban commercial development featuring concentrated retail and
service uses along a street designed for use by both pedestrians and vehicles.
SECTION XVII.Section 4-11-140 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding one new definition,to read as
follows:
Naturallight:Interior or exterior light from the sun.
SECTION XVIII.Section 4-11-160 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding four new definitions and two
references,to read as follows:
64
ORDINANCE NO._5_1_2 _4 _
Parking module:A parking area that meets maximum physical dimensions as
delineated in the Urban Center Design Overlay Regulations.
Passive recreation:See Recreation,Passive
Pedestrian-oriented fa~ade:Ground floor facades featuring characteristics that make
them attractive to pedestrians,including transparent window area or window displays along the
ground floor facade,primary building entry,and overhead weather protection along at least
seventy-five percent (75%)ofthe facade.
Pedestrian-oriented space:A publicly-accessible space that includes elements such as
visual and pedestrian access to abutting structures,paved walking surfaces of either concrete or
unit paving,on-site or building-mounted lighting,and public seating areas.
Pedestrian-oriented street:See Street,Pedestrian-oriented.
..Pedestrian-oriented use:Businesses typically frequented by and conveniently located
for use by pedestrians.
SECTION XIX.Section 4-11-180 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding two new definitions,to read as
follows:
Recreation,Active:Leisure-time activities sometimes requiring equipment and taking
place at prescribed places,sites,or fields.Active recreation includes such activities as
swimming,boating,tennis,fishing,soccer,etc.
Recreation,Passive:Activities that involve relatively inactive or less energetic
activities,such as walking,sitting,reading,picnicking,and card,board,or table games.
65
ORDINANCE NO.5124
SECTION XX.Section 4-11-190 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding five new definitions,and one
reference,to read as follows:
Shared parking:Use of a parking area for more than one use.
Solar access:Sunlight exposure on land without impairment by other development.
Street amenities:See Street furniture
Street,Collector:A street classified as a collector street on the City of Renton Arterial
Street Plan.
Street,Pedestrian-oriented:An area with streets and sidewalks specifically designated
as such and intended for use by people walking;with special design and spatial treatment of
building frontages;built at human scale;with uses of interest to and functional for people on
foot;and designed to hold interest for pedestrians by encouraging walking,browsing,and taking
in the scene."Pedestrian-oriented streets"are so designated in the Urban Center -North
(District C).
Street furniture:Objects,such as outdoor seating,kiosks,bus shelters,tree grates,trash
receptacles,and fountains that have the potential for enlivening and giving variety to streets,
sidewalks,plazas,and other outdoor spaces open to,and used by,the public.
Street grid pattern,traditional:A system of platting,or of street design,that features
parallel and perpendicular streets and intersections of streets at right angles that form short
blocks.
66
ORDINANCE NO.5124
SECTION XXI.The definition for "Street,Arterial"of Section 4-11-190 of Chapter
11,Definitions,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:
Street,Arterial:Street intended for higher traffic volume and speed and classified as a
principal or minor arterial on the City of Renton Arterial Street Plan.
SECTION XXII.Section 4-11-200 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding a new definition,to read as follows:
Transportation system,multi-modal:A system of transportation consisting of various
types of conveyances,for example light rail train and bus,or ferry and automobile.
SECTION XXIII.Section 4-11-210 of Chapter 11,Definitions,of Title IV
(Development Regulations)of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding three new definitions,to read as
follows:
Urban character:Attributes such as high residential densities and use intensities in
multi-story buildings with small setbacks.
Urban edge and urban fringe:The interface between high-density residential/high
intensity uses and those that have lower density and intensity and are,therefore,more suburban.
The "urban fringe"is the area where the suburban densities and uses become noticeably less
intense and more rural.
Urban environment:The combination of buildings,structures,and streetscape that,due
to their nature,i.e.multi-storied,continuous fa<;ade,zero side setbacks,form a neighborhood or
section of a city or urban place.
67
SECTION XXIV.
ORDINANCE NO.5124
This ordinance shall be effective upon its passage,
approval,and 30 days after publication.
PASSED BY THE CITY COUNCIL this 7 th day of February
Bonnie 1.Walton,City Clerk
,2005.
APPROVED BY THE MAYOR this 7 th day of_F_e_b_ru_a_r_y ,2005.
J\1J~-w~
Kathy eolker-Wheeler,Mayor
Lawrence J.Warren,City Attorney
Date of Publication:2/11/2005 (s umrnary)
ORD.1162:1110/05:ma
68
4·2.060 ZONING USE TABLE -USES ALLOWED IN ZONING DESIGNATIONS
ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS
USES:RC R·i R-4 R-B RMH R·i0 R·i4 RM IL 1M IH CN CV CA CD CO COR UCN·i UCN·2
A.TilDe ANn
Agriculture P P
Natural resource extraction/recovery H H H H H H H H H H59 H H H H H H H
A A ..nUAI 0,.ANn DI=I 4TI=n II~I=~
Animal husbandry (20 or fewer smaller P51 P51 P51 P51 P51
animals Der acre)
Animal husbandry (4 or fewer medium P51 P51 P51 P51 P51
animals oer acre)
Animal husbandry (maximum of 1 P51 P51 P51 P51 P51
larae animal oer acre)
Greater number of animals than H36 H36 H36 H36 H36
allowed above
SeekeeDlna P35 P35 P35 P35
Kennels AD37 P37 P37 P37
Kennels hobbv AC37 AC37 AC37 AC37 AC37 AC37 AC37 AC37 AC37 AC37 AC37 AC37 AC37 AC37 AC37 AC37
Pets,common household,up to 3 per AC AC AC AC AC AC AC AC AC AC·.AC AC AC AC AC AC AC AC AC
dwelling or business establishment
Stables commercial AD37 AD37
C.RESIDENTIAL
.Detached dwelllna P19 P19 P19 P19 P19 P19
Detached dwelllna lexi$tlna leaal)P P P
Seml-atfached dwelllna P19 ..P19
Attached clwelllnas P50 P50 P19 P18 P73 P18 P16 P19 P74 P87
Flats or townhouses Cexlstlna leaal)·P P P73
Flats or townhouses,no greater than 2 P P P P P P
units total per building (existing legal)
Manufactured Hames
Manufactured homes P19
Manufactured flomes deslanated P19 P19 P19 P19 P19 P19 P19
Mobil homes P19
Amd.Ord 5018 9-22·2003)
D.OTHER RESIDENT1AL,LODGING AND HOME OCCUPATIONS
Accessory dwelllna unit AD7
Adult famllv home P P P P P P P P P P3
Caretaker's residence AC AC AC AC AC AC AC AC
Conareaate residence AD P P3
GrOUD homes II H H3
GrouD homes II for 6 or less P P P P P19 P P P P P3 P
GroUD homes II for 7 or more P H H H H H H H P H H3 AD
Home occuDStlons AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC AC
Retirement residences H H AD P P P3 P39 P P75 P88
:J::I
rt 0
rt ~
PI t:l()
::r'lJl::l f-l
(D IV
::;~rt
:J::I
Blank =Not Allowed
P=Permitted
P#=Permitted (Provided condnlon can be mel)
AC =Accessory Use
AD =Administrative Condnional Use
H=Hearing Examiner Condnional Use
#=Condnlon(s)
N
ZONING USE TABLE
E.SCHOOLS
K-12 education Institution (public or H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H76 H89
Iprlvlrte)
K-12 educlrtlon Institution (public or P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9
Iprlvlrte\.exlstlna
Other hlaher educlrtlon Institution P38 P38 P38 P P P P21 P H88
Schools/studios arts and crafts P P38 P38 P22 P P P
Trade or vocational school P P H H H77
F.PARKS
Parks nelahborhood P P P P P P P P P P P P P P P P P P P
Parks realonallcommunltv.exlstlna P P P P P P P P P P P P P P P P P P P
Parks realonal/communltv.new AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P P
G.OTHER COMMUNITY AND PUBLIC FACILITIES
Communltv Facilities
Cemetery H H H H H H H H H H H H H H H H H
Rellalous institutions H H H H H H H H H H H H H H H H H H H90
Service and SOCial oraanlzatlons H H H H H H H H H H H H H H H H12 H21 H78 H90
Public Facilities
CItv Qovernment offices AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD90
City aovemment facilities H H H H H H H H H H H H H H H H H H H90
Jails existing municipal P
Secure community transition facilities H71 H71
Other government offices and facilities H H H H H H H H H H H H H H H H H H H90
H.OFFICE AND CONFERENCE
Conference centers P38 P38 P38 P38 P P P21 P P91
Medical and dental offices P42 P38 P38 P38 AD17 P22 P P P P P P92
Offices aeneral P42 P13 P13 P13 AD17 P22 P P P P P P93
Veterlnarv offices/clinics P42 P38 P38 P38 P22 P P P38 P P78
I.RETAIL
Adult retail use P43 P43 P43 P43 P43 P43 P43
Bil:l-box retail P72 P72 P72 P72 P79
Drlve-Inldrlve-throuah,retail AC AC Ac AC AC AC AC28 AC78 AC80
Eatlna and drlnklna establishments P1 P1 P1 P1 P1 P1 H33 P42 P P P P22 P22 P P P12 P27 P81 P94
Horticultural nurseries existlna H H H H H H H H H H H H H H H H H H
Horticultural nurseries new H
Retail sales H33 AD P34 P34 P34 P60 P22 P68 P P54 P21 P82 P95
Retail sales outdoor P30 P30 P30 P15 P15 P15
Taverns AD P20 AD P21 P82 P99
Vehicle sales larae P P P P41
Vehicle sales small P P P P20
lAmd.Ord.5001 '2.
J.ENTERTAINMENT AND RECREATION
Entertainment
Adult entertainment business I I I I I T P43 r P43 I P431 I I P43 I P43 I P43 I I
Card room I I I I I I I I P52 I P52 t P52 P52 I I I
::t>'
rt 0
rt :::0
PJ t:1
()::r U1SI-'
(J)N::s ,j:>.
rt
::t>'
Blank =Not Allowed AC =Accessory Use H =Hearing Examiner Conditional Use
w
ZONING USE TABLE
USES:
P=Permitted
P#=Permitted (Provlded cond~lon can be met)
Uses may be further rest rioted by:RMC 4-3-020,Airport RelBled Height and Use Restriction;RMC 4-~,Aquifer Protection Regulations;RMC 4·3-0400,Uses Permitted In the Aulomallimprovement Districts;RMC 4·3-
090,Shoreline Master progrem Requirements
Cultural facilities H H H H H H H H AD AD AD AD AD AD AD AD AD AD AD90
Dance clubs P38 P38 P38 AD22 P20 H P38 H
Dance halls P38 P38 P38 AD22 P20 H P38 H
Gaming/gambling facilities,not·for-H38 H29 H38 H2O H38
:Drofit
Movie theaters P38 P38 P38 P P20 P P12 P83 P94
Sports arenas,auditoriums,exhibition P38 P38 P38 P20 P H84 H96
hRII!lllndnnr
Sports arenas,auditoriums,exhibition P P38 P38 AD20 H84 H96
halls outdoor
Recreation
Golf courses exlstlna P P P P P
Golf courses new H P H H H H
Marinas P P21 H97
Recreational facilities,Indoor,existing P33 P38 P38 P38 P22 P P P65 P21 P78 P94
Recreational facilities Indoor new H
Recreational facilities outdoor P33 P32 P32 P32 H2O H38
K.SERVICES
Services,General
Bed and breakfast house,accessory AD AD AD AD AD AD AD AD P
Bed and breakfast house,professional AD AD AD5 AD P
Hotel P38 P38 P38 P22 P20 P P38 P P P98
Molel P38 P38 P38 P22 P20
Off-site services P42 P38 P38 P38 P38
IOn.H33 P42 P38 P38 P38 P83 P22 P8g P P54 P21 P7R P~~
Drlve-Inldrlve-throuah service AC62 AC62 AC62 AC AC AC AC70 AC61 AC61 AC78 AC80
Vehicle rental small P P P AD P20
Vehicle and eaulement rental larae P38 P29 P29
Dav Care Services
Adult day care 1 AC AC AC AC AC AC AC AC P55 P55 P55 .P22 P22 P22 P P P P78 P100
Adult deY care II H H H H H .H H33 H AD AD H P22 P22 P22 P P12 P21 P78 P100
Dav care centers H25 H25 H25 H25 H25 H25 H33 H25 P54 P54 P54 P22 P22 P22 P P P21 P78 P100
FamilY day cere home AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC AC AC
Healtlicare Services
Convalescent centers I H I H I I I I H I H I H I I I I I P22 I H I P3 l P39 I AO I ADB5 I AD101
Medical.Institutions H H H H H H H H H56 I H56 I H56 H H H H P40 H H H93
L.VEHICLE RELATED ACTIVITIES
BodvshoDS P31 P31 P31 H31
Car washes P P P AD2 P22 P22
IExpress transportation services AD P AD22 AD20
Fuel dealers H59 P
Industrial engine or transmission P31 P31 P31
rebuild
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Blank =Not Allowed AC =Accassory Use H=Hearing Examiner Cond~ional Use
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ZONING USE TABLE
USES:
P=Permitted
P#=Permitted (ProvIded cond~lon can be met)
Uses may be further restricted by:RMC 4·3-020,Airport Related Height and Use Restriction;RMC 4-3-05OC,Aquifer Protection Regulations;RMC 4·3-04OC,Uses Permitted in the Aulomallimprovement Districts;RMC 4·3·
090,Shoreline Master Program Requirements
Parking garage,structured,P P P P22 P20 P3 P P P P102
commercial or Dubllc
Parking ga,rage,surface,commercial P3B P3B P3B P P20 P3 AD
or public
Park and ride dedicated P105 P105 P105 P106 P105 P107 P105 P107
Park and ride shared-use P10B P10B P10B P108 P10B P10B P P P P P109 P107 P P107
Railroad verds P
Taxlstand AD AD
Tow truck operation/auto Impoundment H59 P
yard
Transit centers H3B H3B H38 H2O P H38 P P103
Truck terminals P
Vehicle fuellna stations P P P P P P38
Vehicle fueling stations,existing legal P P P AD P P P3B
110
Vehicle service and repair larae AD P P
Vehicle service and reDSlr small P P P AD2 P P
Wrecking yard,alrto H59 H
Air TransDOrtatlon Uses
AIrPlane manufacturlna H59 P
Airplane manufacturing,accessory AC AC
functions
AIrPlane sales and reoalr P
HellPads accessory to prlmarv use H H38 H38 H2O H H H97
Helloads commercial H H97
MunlcPaI airports H
M.STORAGE
Hazardous material storage,on-site or H24 H24 H24
off-site Includlna treatment
Indoor storage P P P AC11 AC11 AC11 AC11 AC11 AC11
Outdoor storaae P57 P57 P57 AD64 P64
Self-service storage PB P5B P59 P H2B H26 H26
Vehicle storaae AD38
Warehouslna P P P
N.INDUSTRIAL
Industrial General
Assembly and/or packaging operations P P P PB6 P104
Commercial laundries exlstlna P38'P3B P38 P4
Commercial,laundries new P38 P3B P38
Construction/contractor's office P14 P P
Laboratories:light manufacturlna P3B P3B P38 P20 P3 AD54 P P104
Laboratories:research,development P31 P P P20 AD3 AD H P P104
and teatina
ManUfacturing and fabrication,heavy H59 P67 P23
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ZONING USE TABLE
USES:
lJl
Blank =Not Allowed AC =Accessory Use H=Hearing examiner Conditional Use
P=Permitted AD =Admlnlstretlve Cond~lonal Use #=Cond~lon(s)
P#=Permitted (Provlded cond~lon can be met)
Uses may be further restricted by:RMC 4-~,Airport Related Height and Use Restriction;RMC 4-3..Q5OC,Aquifer Prolectfon Regulations;RMC 4-3-04OC,Uses Permitted In the Automall Improvement Districts;RMC 4-~
090,Shoreline Master Program Requirements
Manufacturing and fabrication,P67 P67 P23
medium
Manufacturing and fabrication,light P P P P
Solid WasteJRecYcllna
Recycling colelctlon and processing P14 P38 P38 P38
center
Recycling collection station P P P P P P P P P
Sewage disposal and treatment plants H59 H
Waste recycling and transfer facilities H59 P
O.UTILITIES
Communication broadcast and relay H H H H H H H H H38 H29 H38 H H H H H H
towers
Electrical power generation and H H66 .H66 H66 H66 H66 H66 H66 H66 H66
cogeneration
Utilities small P P P P P P P33 .p P P P P P P P P P P P
Utilities medium AD AD AD AD AD AD AD AD AD AD .AD AD AD AD AD AD AD AD AD
Utilities larae H H H H H H H H H H H H H H H H H H H
P.WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures H46 AD47 AD47 AD47 H46 H46 AD47 H46 AD47 H46
Macro facllltv antennas AD46 AD46 AD46 AD46 AD46 AD46 AD46 P44 P44 P44 P44 P44 P44 P44 P44 p44 P44 H H
Micro facllllltv antennas P P P P P P P P P P P P P P P P P AD AD
Mini facilItY antennas P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 -P44 P44 P44 P P
Minor modifications to existing wireless P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P P
communication facllltiell
Monocole I SUDcort structures H45 H45 H45 H45 H45 H45 H45 AD46 p44 P44 P44 AD46 P44 P44 AD46 P44 AD46
Monopole II support structures H46 AD47 AD47 AD47 H46 H46 AfJ47 H46 AD47 H46
Q.GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC
as defined In Chapter 4-11 RMC,
where not otherwlse IIsted1n Use
Table
R.TEMPORARY USES
Model homes In an approved P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53
residential development:one model
home on an exlstlna lot
Sales/marketing trailers on-site P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P10 P10
Temporary or manufactured buildings P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10
used for construction
Temcorarv uses P53 P53 P53 P53 P53 P53 P53 ·P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53
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Blank =Not Allowed
P=Permitted
P#=Permitted (Provided cond~lon can be met)
AC =Accessory Use
AD =AdministratiVe Conditional Use
H=Hearing examiner Cond~ional Use
#=Cond~lon(s)
ZONING USE TABLE COMMERCIAL ZONING DESIGNATIONS
0"1
(Ord.4736,8-24-1998;Ord.4n3,3-22-1999;Ord.4m,4-19-1999;Ord.4786,7-12-1999;Ord.4802,10-25-1999;Ord 4803,10-25-1999;Ord 4827,1-24-2000;Ord 4840,5-8-2000;Ord
4857,8-21-2000;Ord.4915,8-27-2001;Ord.4917,9-17-2001;Amd.Ord.4963,5-13-2002;Ord.4971,6-10-2002;Ord.4982,9-23-2002;Ord.4999,1-13-2oo3;Ord 5027,11-24-2003)
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ATTACHMENT 'B'
4-2..()70K COMMERCIAL ARTERIAL (CA)
Uses allowed in the CA Zone are as follows:
USES:TYPE:
RETAIL
dult retail use P#43
,ig·box retail P#72
rive.in/drive.through,retail AC
...ating and drinking establishments P
Horticultural nurseries H
~etail sales P#68
1etail sales,outdoor P#15
avems P#20
ehicJe sales,large P#41
Vehicle sales,small P#20
4-2-070N CENTER OFFICE RESIDENTIAL (COR)
Uses allowed in the COR Zone are as follows:
USES:TYPE:
RETAIL
Eating and drinking establishments P#27
Horticultural nurseries H
Retail sales P#21
"avems P#21
4-2-0700 INDUSTRIAL LIGHT (IL)
Uses allowed in the IL Zone are as follows:
USES:TYPE:
RETAIL
dult retail use P#43
iig-box retail P#72
rtve-in/drive.through,retail AC
ating and drinking establishments P
orticultural nurseries H
etail sales P#34
etail sales,outdoor P#30
ehicle sales,large P
Vehicle sales,small P
c:\documents and settingslmary annmy documents\winword\ord\1162 b.doc.doc
4-2-o70P INDUSTRIAL MEDIUM (1M)
Uses allowed in the 1M Zone are as follows:
USES:TYPE:
RETAIL
dult retail use P#43
jig-box retail P#72
)rive-in/drive-through,retail AC
ating and drinking establishments P
orticultural nurseries H
etai!sales P#34
etai!sales,outdoor P#30
ehicle sales,large P
ehicle sales,small p
4-2-o70Q INDUSTRIAL HEAVY (IH)
Uses allowed in the IH Zone are as follows:
USES:TYPE:
RETAIL
!Adult retail use P#43
ig~box retail P#72
Iive-inldrive-through r retail AC
ating and drinking establishments P
orticultural nurseries H
etail sales P#34
etail sales,outdoor P#30
ehicle sales,large P
ehicle sales,small P
c:\documents and setlings\mary ann\my documents\winword\ord\1162 b.doc.doc