HomeMy WebLinkAboutORD 59531
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5953
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SUBSECTIONS 4‐1‐045.F.2, 4‐7‐070.M, 4‐7‐080.K, 4‐7‐080.L, 4‐7‐110.C, 4‐9‐
200.B.1, AND 4‐9‐200.E.3.i; AND THE DEFINITION OF "SUBDIVISION, PHASED" IN
SECTION 4‐11‐190, OF THE RENTON MUNICIPAL CODE, AMENDING
REGULATIONS RELATED TO PHASING AND DURATION OF PLATS, PROVIDING
FOR SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, this matter was duly referred to the Planning Commission for investigation
and study, and the matter was considered by the Planning Commission; and
WHEREAS, pursuant to RCW 36.70A.106, on May 10, 2019, the City notified the State of
Washington of its intent to adopt amendments to its development regulations; and
WHEREAS, the Planning Commission held a public hearing on June 19, 2019, considered
all relevant matters, and heard all parties in support or opposition, and subsequently forwarded
a recommendation to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
SECTION I. All portions of the Renton Municipal Code in this ordinance not shown in
strikethrough and underline edits remain in effect and unchanged.
SECTION II. Subsection 4‐1‐045.F.2 of the Renton Municipal Code is amended as
shown below. All other provisions in 4‐1‐045.F remain in effect and unchanged.
F. DURATION OF APPROVALS:
1. Building Permits: Development of a building shall be based on the
controls contained in the approved permit application. Vesting rights applicable
to building permit applications would expire pursuant to permit expiration periods
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identified in the International Building Code (IBC) and adopted by reference herein
in RMC 4‐5‐050, as it exists or may be amended.
2. Preliminary Plat: Development of an approved preliminary plat shall be
based on the controls contained in the Hearing Examiner’s decision. A final plat
meeting all of the requirements of the preliminary plat approval shall be
submitted within the time frame specified in RMC 4‐7‐080.L five (5) years of the
effective date of the Hearing Examiner’s decision, unless a different time
limitation was specifically authorized in the final approval.
3. Final Plat: The lots in a final plat may be developed by the terms of
approval of the final plat, and the development regulations in effect at the time
the preliminary plat application was deemed complete for a period of five (5) years
from the recording date unless the City finds that a change in conditions creates a
serious threat to the public health, safety or welfare.
4. Conditional Use Permit: The use authorized in a conditional use permit
shall be allowed to develop for a period of two (2) years from the effective date
of the permit approval unless a different time limitation was specifically
authorized in the final approval. The development of an approved conditional use
permit shall be governed by the terms of approval of the permit unless the City
finds that a change in conditions creates a serious threat to the public health,
safety or welfare.
5. Permits Associated with a Preliminary Plat: Permit applications, such as
Planned Urban Developments (PUD) applications that are approved as a
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companion to a preliminary plat application shall remain valid for the duration of
the preliminary and final plat as provided in subsections F2 and 3 of this Section,
as they exist or may be amended.
6. Short Plat: The lots in a short plat may be developed by the terms and
conditions of approval, and the development regulations in effect at the time the
application was deemed complete for a period of five (5) years from the recording
date unless the City finds that a change in conditions creates a serious threat to
the public health, safety or welfare.
7. Shoreline Development Permits: An approved Shoreline Permit shall be
allowed to develop pursuant to the time limitations listed in RMC 4‐9‐190J (Time
Requirements For Shoreline Permits), as it exists or may be amended. The
development of an approved shoreline permit shall be governed by the terms of
approval of the permit unless the City finds that a change in conditions creates a
serious threat to the public health, safety or welfare.
8. All approvals described in this Section shall be vested for the specific
use, density, and physical development identified in the permit approval.
SECTION III. Subsection 4‐7‐070.M of the Renton Municipal Code is amended as
follows:
M. EXPIRATION PERIOD:
If the short plat is not recorded with the King County Recorder’s Office within
five (5) years of the date of approval, the short plat shall be null and void. One
single year extension may be granted to an applicant who files a written request
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with the Administrator at least thirty (30) days before the expiration of the five (5)
year period, provided the applicant demonstrates that he/she has attempted in
good faith to record the short plat within the five (5) year period. The City reserves
the authority to add or alter conditions and requirements when considering
extension requests for approval pursuant to RCW 58.17.140(4).
1. Expiration: A preliminary short plat approval shall lapse unless recorded
with the King County Recorder’s Office within seven (7) years of the date of
preliminary short plat approval if the date of preliminary short plat approval is on
or before December 31, 2014, and within five (5) years of the date of preliminary
short plat approval if the date of preliminary short plat approval is on or after
January 1, 2015.
2. Extension: One (1) single year extension may be granted to an applicant
who files a written request with the Administrator at least thirty (30) days before
the expiration of preliminary short plat approval, provided the Administrator finds
that the applicant has obtained issuance of a construction permit and has made
sustained progress towards final construction, engineering, and surveying
necessary to record a final plat.
3. Authority to Add or Alter Conditions: The City reserves the authority to
add or alter conditions and requirements when considering extension requests for
approval pursuant to RCW 58.17.140
SECTION IV. Subsections 4‐7‐080.K and 4‐7‐080.L of the Renton Municipal Code are
amended as shown below. All other provisions in 4‐7‐080 remain in effect and unchanged.
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K. (Deleted by Ord. 5519, 12‐14‐2009) Phased Subdivision:
The applicant my request a phased subdivision with the preliminary plat
application provided the following is met:
1. The preliminary plat approval must be granted for the entire
subdivision and must delineate the separate divisions which are to be developed
in increments;
2. The phasing plan shall include all land contained within the preliminary
plat, including areas where off‐site improvements are being made;
3. The sequence and timing of development is identified on a phasing
map;
4. Each phase shall consist of a contiguous group of lots that meets all
pertinent development standards on its own. The phase cannot rely on future
phases for compliance with any section of this Title;
5. Each phase provides adequate circulation and utilities;
6. The preliminary plat approval shall be conditioned upon completion of
the proposed phases in a particular sequence and may specify a completion date
for each phase; and
7. All phases shall be recorded within the original life of the preliminary
plat, unless an extension is granted pursuant to RMC 4‐7‐080.L.
L. EXPIRATION PERIOD:
1. Expiration and Extension: A Ppreliminary plat approval shall lapse
unless a final plat based on the preliminary plat, or any phase thereof, is recorded
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with the King County Recorder within seven (7) years of the date of preliminary
plat approval if the date of preliminary plat approval is on or before December 31,
2014, and within five (5) years of the date of preliminary plat approval if the date
of preliminary plat approval is on or after January 1, 2015. five (5) years from the
date of preliminary plat approval.
2. Extension: One (1) single year extension may be granted to an
applicant who files a written request with the Administrator at least thirty (30)
days before the expiration of the original life of the preliminary plat of this five (5)
year period, provided the applicant Administrator finds that the applicant has
obtained issuance of a construction permit and has made sustained progress
towards final construction, engineering, and surveying necessary to record a final
plat. demonstrates that he/she has attempted in good faith to record the final plat
within the five (5) year period.
32. Additional Extension: One additional one‐year time extension beyond
theis Administrator's one‐year extension time period may be granted by the
Hearing Examiner if the applicant can shows need caused by unusual
circumstances or situations that occurred during the prior extension period, which
make it unduly burdensome to file the final plat within the five (5) year time
period. The applicant must file a written request with the Hearing Examiner and
the Administrator for this additional time extension; this request must be filed at
least thirty (30) days prior to the plat expiration date. The request must include
documentation as to the need for the additional extension time period.
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3. Extension Time Increments: Additional time extensions shall be granted
in not greater than one‐year increments.
4. Phased Subdivision: In the case of a phased subdivision, final plat
approval by the Administrator of any phase of the preliminary plat will constitute
an automatic one‐year extension for the filing of the next phase of the subdivision.
45. Authority to Add or Alter Conditions: The City reserves the authority
to add or alter conditions and requirements when considering extension requests
for approval pursuant to RCW 58.17.140(4).
SECTION V. Subsection 4‐7‐110.C of the Renton Municipal Code is amended as shown
below. All other provisions in 4‐7‐110 remain in effect and unchanged.
4‐7‐110 FINAL PLAT PROCEDURES:
A. APPLICATION:
1. Submittal to Department: Application for final plat shall be filed with
the Department on forms prescribed by the Department.
2. Conformance with Preliminary Plat: The final plat shall conform with
only minor modifications to the preliminary plat. The lot configuration and
number of lots must remain unchanged from the approved preliminary plat.
Minor modifications are allowed in lot line locations and dimensions of the new
parcels provided all parcels are in conformance with the lot development
standards of the Zoning Code.
3. Submittal Requirements: Shall be as stipulated in RMC 4‐8‐120. The
final plat shall be prepared by a registered land surveyor in accordance with the
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requirements of the Renton surveying standards. Shall contain data sufficient to
determine readily and reproduce on the ground the location, bearing, and length
of every street, easement line, lot line, boundary line and block line on site. Shall
include dimensions to the nearest one‐hundredth (1/100) of a foot and angles and
bearings in degrees, minutes, and seconds.
4. Fees: Application fees are required as outlined in the City of Renton Fee
Schedule.
B. REFERRAL TO OTHER DEPARTMENTS AND AGENCIES:
The Department shall distribute the final plat to all other departments, utility
agencies and other governmental agencies as warranted.
C. ADMINISTRATOR APPROVAL:
Within thirty (30) days following the date the complete final plat application
has been officially accepted by the Department, the Administrator shall approve,
deny or return the final plat to the applicant for modification or correction. For a
phased subdivision, final plat approval is required for each separate phase of the
preliminary plat, as identified in the preliminary plat approval and consistent with
RMC 4‐7‐080.K.
D. SETTING OF MONUMENTS:
All interior monuments shall be installed prior to the release of any bond.
E. FILING FINAL PLAT:
The Administrator must provide written approval of the final plat prior to its
submission to the Administrator of the Public Works Department. The final plat
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must then be signed by the Public Works Administrator, the Mayor, and the City
Clerk prior to being filed with the King County Recorder’s Office by the City.
F. EXPIRATION OF PLAT AFTER APPROVAL:
If a final plat has not been recorded within six (6) months after approval, the
plat shall expire and be null and void. To revitalize the expired plat, the plat shall
be resubmitted as a preliminary plat. One extension to the six (6) month period
may be granted by the Administrator.
SECTION VI. Subsections 4‐9‐200.B.1 and 4‐9‐200.E.3.i of the Renton Municipal Code
are amended as shown below. All other provisions in 4‐9‐200 remain in effect and unchanged.
B. APPLICABILITY AND AUTHORITY:
1. Master Plan Review: Master plan review is required for all development
within the UC and COR Zones unless specifically exempted in subsection C of this
Section. Master plans review is required are optional in all other zones, except for
CA zoned sites two and one‐half (2.5) acres or greater in area upon which
residential mixed‐use development is proposed, and master plan review is
required for all phased development projects regardless of zone. When existing
parcels are twenty‐five (25) acres or smaller, a master plan incorporating all
abutting lots in common ownership as of December 1, 2003, is required.
2. Site Plan Review:
a. When Required: Site plan review is required for all development in
the IL, CO, CN, CD, CA, CV, COR, UC, R‐10, RMH, RM, and R‐14 Zones, all
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development within the Employment Area (EA) designation, and for the following
types of development, regardless of zone:
i. K‐12 educational institutions.
ii. Parks.
iii. Outdoor recreation facilities.
iv. Rental services with outdoor storage.
v. Hazardous Waste Facilities: All hazardous waste treatment and
storage facilities.
vi. Medical institutions, assisted living, and convalescent care
facilities.
b. Optional: When specifically authorized by the development
standards, site plan review may be used as a means to propose modifications to
development standards for developments otherwise exempt from site plan
review.
3. Authority: The Community and Economic Development Administrator
shall have the authority to approve, approve with conditions, or deny proposals
based on this Section when no other permit or approval requires Hearing
Examiner review.
E. DECISION CRITERIA:
1. Purpose: These criteria provide general guidance for an applicant in
developing a site, but are not intended to discourage creativity and innovation.
2. Level of Detail:
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a. Master Plans: For master plan applications, the Administrator will
evaluate compliance with the review criteria at a level of detail appropriate for
master plans. Master plans will be evaluated for general compliance with the
criteria and to ensure that nothing in the master plan will preclude development
of a site plan in full compliance with the criteria.
b. Site Plans: For site plan applications, the Administrator will analyze
the plan in detail and evaluate compliance with the specific requirements
discussed below.
3. Criteria: The Administrator must find a proposed project to be in
compliance with the following:
a. Compliance and Consistency: Conformance with plans, policies,
regulations and approvals, including:
i. Comprehensive Plan: The Comprehensive Plan, its elements,
goals, objectives, and policies, especially those of the applicable land use
designation, and any applicable adopted Community Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordinance and Development
Agreements; and
iv. Design Regulations: Intent and guidelines of the design
regulations located in RMC 4‐3‐100.
b. Off‐Site Impacts: Mitigation of impacts to surrounding properties
and uses, including:
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i. Structures: Restricting overscale structures and
overconcentration of development on a particular portion of the site;
ii. Circulation: Providing desirable transitions and linkages
between uses, streets, walkways and adjacent properties;
iii. Utilities, Loading and Storage Areas: Locating, designing and
screening storage areas, utilities, rooftop equipment, loading areas, and refuse
and recyclables to minimize views from surrounding properties. Locate utilities
underground consistent with RMC 4‐6‐090;
iv. Views: Recognizing the public benefit and desirability of
maintaining visual accessibility to attractive natural features;
v. Landscaping: Using landscaping to provide transitions between
development and surrounding properties to reduce noise and glare, maintain
privacy, and generally enhance the appearance of the project; and
vi. Lighting: Designing and/or placing exterior lighting and glazing
in order to avoid excessive brightness or glare to adjacent properties and streets.
c. On‐Site Impacts: Mitigation of impacts to the site, including:
i. Structure Placement: Provisions for privacy and noise reduction
by building placement, spacing and orientation;
ii. Structure Scale: Consideration of the scale of proposed
structures in relation to natural characteristics, views and vistas, site amenities,
sunlight, prevailing winds, and pedestrian and vehicle needs;
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iii. Natural Features: Protection of the natural landscape by
retaining existing vegetation and soils, using topography to reduce undue cutting
and filling, and limiting and disconnecting impervious surfaces;
iv. Reducing Parking Impervious Areas: Design parking areas to
minimize impervious surfaces, including but not limited to: (1) breaking up parking
areas and directing stormwater flows to multiple low impact development
features such as bioretention areas; (2) locating parking near trees to provide
storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing
existing parking that exceeds maximum parking ratios in permeable pavement
designed consistent with the Surface Water Design Manual in RMC 4‐6‐030; and
(5) using other low impact development techniques consistent with RMC 4‐6‐030;
and
v. Landscaping: Use of landscaping to soften the appearance of
parking areas, to provide shade and privacy where needed, to define and enhance
open spaces, and generally to enhance the appearance of the project. Landscaping
also includes the design and protection of planting areas so that they are less
susceptible to damage from vehicles or pedestrian movements. Landscaping shall
be consistent with RMC 4‐4‐070.
d. Access and Circulation: Safe and efficient access and circulation for
all users, including:
i. Location and Consolidation: Providing access points on side
streets or frontage streets rather than directly onto arterial streets and
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consolidation of ingress and egress points on the site and, when feasible, with
adjacent properties;
ii. Internal Circulation: Promoting safety and efficiency of the
internal circulation system, including the location, design and dimensions of
vehicular and pedestrian access points, drives, parking, turnarounds, walkways,
bikeways, and emergency access ways;
iii. Loading and Delivery: Separating loading and delivery areas
from parking and pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle
facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian
connections between parking areas, buildings, public sidewalks and adjacent
properties.
e. Open Space: Incorporating open spaces to serve as distinctive
project focal points and to provide adequate areas for passive and active
recreation by the occupants/users of the site.
f. Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
g. Natural Systems: Arranging project elements to protect existing
natural systems where applicable.
h. Services and Infrastructure: Making available public services and
facilities to accommodate the proposed use.
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i. Phasing: Including a detailed sequencing plan with development
phases and estimated time frames, for phased projects. Each phase must be able
to stand on its own without reliance upon development of subsequent phases in
order to meet all development standards of this Title.
j. Stormwater: Providing optimal locations of stormwater infiltrating
low impact development facilities. Avoiding placement of buildings or impervious
areas on soils with infiltration capability to the maximum extent practicable.
SECTION VII. The definition of "Subdivision, Phased" in section 4‐11‐190 is amended as
shown below. All remaining definitions in 4‐11‐190 remain in effect and unchanged.
SUBDIVISION, PHASED: A subdivision which is, or is intended to be, developed
recorded in increments over a period of time. Preliminary plat approval must be
granted for the entire subdivision and must delineate the separate divisions which
are to be developed in increments. The preliminary plat approval shall be
conditioned upon completion of the proposed phases in a particular sequence and
may specify a completion date for each phase. Final plat approval shall be required
for each separate phase of the preliminary plat.
SECTION VIII. If any section, subsection, sentence, clause, phrase or work of this
ordinance should be held to be invalid or unconstitutional by a court or competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other
section, subsection, sentence, clause, phrase or word of this ordinance.
ORDINANCE NO. 5953
SECTION IX. This ordinance shall be in full force and effect five (5) days after publication
of a summary of this ordinance in the City's official newspaper. The summary shall consist of this
ordinance's title.
PASSED BY THE CITY COUNCIL this 18th day of November, 2019.
APPROVED BY THE MAYOR this 18th day of November, 2019.
Denis Law, Mayor
Approved as to form:
~~
Shane Moloney, City Attorney
Date of Publication: 11/22/2019 (Summary)
ORD :2073:10/25/19
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