HomeMy WebLinkAboutShoreline Master Program (1976) i I
TABLE OF CONTENTS
SECTION PAGE
1 INTRODUCTION 1
2 PROCEDURES 8
3 SHORELINES OF THE CITY 19
4 GOALS AND POLICIES 24
5 ENVIRONMENTS 33
6 GENERAL USE REGULATIONS 39
7 SPECIFIC USE REGULATIONS 43
7 .-01 Airport - Seaplane Bases 44
7 . 02 Aquaculture 46
7 . 03 Boat-launching Ramps 47
7 . 04 Bulkheads 48
7 . 05 Commercial Developments i 50
7 . 06 Dredging 51
7. 07 Industrial Development 54
7 . 08 Landfill 55
7 . 09 Marinas 56
7 . 10 Mining 57
7 . 11 Parking 58
7 . 12 Piers and Docks 59
7 . 13 Recreation 62
7 . 14 Residential Development 63
7 . 15 Roads and Railroads 64
7 . 16 Signs 65
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7 . 17 Stream Alteration 66
7 . 18 Trails 67
7 . 19 Utilities 68
8 VARIANCES AND CONDITIONAL USES 73
9 DEFINITIONS 77
- LIST OF FIGURES (MAPS)
3-1 City of Renton SHORELINE MANAGEMENT ACT 22
of 1971
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5- 1 City of Renton ENVIRONMENTS (URBAN) 38
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INTRODUCTION
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SECTION 1. . . INTRODUCTION ,
1 .01 •Background I
' For several years there has been growing concern among
1' citizens , local government and state government about the in-
creasing pressures affecting the utilization of the shorelines
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' within the -state , In general., shorelines are of limited sup- .
, ply and are faced with rapidly increasing demands) for such .
: traditional uses as ports , 'fishing, swimming and scenic views ,
.as well as new demands for recreational subdivisions , private
' housing, commercial and industrial uses . More people , ' higher
, incomes , more leisure time , and general business growth have
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' combined to create a heavy use of the shorelines . 1
In the Fall of 1970, the Washington Environmental Council
circulated an initiative petition known as the Shorelines I °
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Protection Act, or Initiative 43, and gathered .enough signatures
Ito certify it to the legislature meeting in 1971 . Iniative 43 '
' placed the primary responsibility for the planning and ' imple- .
mentation of the ' act with state government . The legislature
then had -the choice of accepting Initiative 43, passing a 'sub-
; stitute. measure , •or taking no action whatsoever . They chose
; the second option and enacted engrossed substitute House Bull
I #584 , which was called the Shoreline Management Act of 1971 , •
and 'it . subsequently became Initiative 43B . Initiative 43B , '
called .for local control- of planning and implementation of the
act. . . . .
In • Novembe.r of 1972 , both measures were 'placed on the '
,ballot , and the state ' s voters selected the Shoreline Management
Act of 1971 (RCW 90 . 48) . This act is based on the philosophy
. ' 1that the shorelines of our state are among our most "valuable"
! and -"fragile" natural resources 'and that unrestricted develop-
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iment of 'these ;resources is not in. the best public interest . '
` . ,Therefore , planning and management are necessary in order 'to '
'prevent the 'harmful effects of uncoordinated and piecemeal ;
;development 'of. our state ' s shorelines . .
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102 Requirements of the Shoreline Management Act
Under the Washington State Shoreline Management Act , local
governments have the primary responsibility for initiating the
planning program and administering the regulatory requirements
oV the act , with the Department of Ecology acting in a suppor-
tive and review capacity. As set forth in the provisions of
the act, local 'governments must fulfill the following basic
requirements :
1 . Administration of a shoreline permit system for
proposed substantial development on wetlands of.
designated water bodies .
2 . Compilation of a comprehensive inventory which in-
cludes a survey of natural characteristics ,, pr-esen:t.
land uses and patterns of ownership .
3 . Development of a master program to provide an objec-
tive guide for regulating the use of shorelines . ,
1 :'03 Compliance in Renton
The Washington State Shoreline Management Act of 1971.
directs all local governments to develop a master program ;for
tie management of all shorelines . lying within its 'corporate
limits . This master program has been prepared to comply with
te requirements of that act and to formulate guidelines . which ..
will regulate the future utilization and development of the
shorelines lying within the corporate limits of the City of
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Renton . " Specifically, this master program affects the shore-
lines of Lake Washington , Cedar River., Green River, Black , River ,
Springbrook Creek and May Creek , and any other shoreline later
coming under the jurisdiction of the act'.
In compliance with the first requirement of the state act ,
and as 'part of this master program, .the City of Renton is estab-
lishing a permit system, under which a permit would have to be
obtained for any substantial development proposed within afore-
melntioned shorelines , within the city limits of Renton . Sub-
stantial development, according to the law , means any develop-
ment on which the fair market value exceeds $ 1 ,000 . 00, or any
development which would interfere with the normal public use
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' of the water or shorelines . As part of that permit system,! .
;. the following are considered general exceptions to• the pert
1mit requirement : 1
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' 1 . Normal maintenance or repair of existing structures .
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2 . • Construction of the normal protective bulkhead
common to single family residences .
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3. 'Emergency - construction necessary to protect property
, ' from damage by the elements .
4 .' Constructionn of barns or similar agricultural
buildings .
. 5 . ' Construction or modification of navigational aids
6 . Construction on wetlands by an owner , lessee or con-
. tract purchaser of a single family residence for his -
1 own use 'or for the use of his family, which residence
1 . does not. exceed a height of thirty-five (35) .feet .
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. above average grade level . . I
7 . , Construction of a dock designed ,for . pleasure craft_
only, for the non-commercial use of the owner of a
single family residence , the cost of which does not
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exceed $2 ,500 . 00 .�. .
• , However, any development which occurs within the city ' s shire-
line , as defined by the act, whether 'it requires a permit or
. not , must be consistent with the intent of the state law. I .
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Under the shoreline permit system herein established, .
administrative. responsibility lies with the Planning Depart- `
ment , , but the permits are reviewed in the event •of dispute by
the' Planning Commission which has the authority to approveior
deny permit applications . Liberal provisions for appeal of
' permit decisions .ar'e also provided. I .
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• In compliance with the second requirement of the act , 1the .
; Renton Planning Department conducted a .compreh.ensive inventory
, of the natural characteristics , present land uses , and patterns
of ownership along the city' s shoreline . ,The inventory was ,
completed in. October.,.. 1972 , and provided a substantial basis
! for the development of this master program. The environments
; and specific use regulations reflect the local conditions that .
are documented in that inventory.
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!In com liance with the third re uirement . of the act , the '
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Cityof Renton, with the help of its local citizens , has
developed a. shoreline master program to serve as a guide for
`regulating use of the city' s shorelines . Included therein is
., a des''crip.tion of the goals , objectives , policies , environments ,
use regulations , and provisions for variances and conditional '
uses ,, that were enacted as part of an overall plan which will '
regul'ate the future utilization and development of the shore
lines lying within the corporate limits of the City of Renton :
• 1 . 04I' Development of the Master Program
,The Shoreline Management Act requires that Renton ' s
Shoreline Management Program serve as an objective guide for
regulating use of the city ' s shorelines . As defined by the act ,
the raster program is to be general , comprehensive , and long- '
rang ., in order to be applicable to all of Renton ' s shorelines .
for a reasonable length of time under changing conditions .
"General" means that the policies , proposals and guidelines are
not directed towards any specific sites . "Comprehensive"' means •
that the program is directed toward all land and water uses , '
theirs impact on the environment and logical estimates of future
growth, and it also means that the program shall recognize the
plans', and programs of other ' governmental units , and adjacent
jurisdictions . "Long range" means that the program is to be
directed at least twenty (20) to thirty (30) years into the
•futur4e , look beyond immediate uses , and follow creative objec-
• tives rather than a simple projection of current trends and
•conditions .
The . basic intent of this master program is to provide for
, the management of our city' s shorelines by planning for and fos-
tering all- reasonable and appropriate uses and to ensure , if
development takes place , that it is done in a manner which will
promote and enhance the best interests of the general public .
• This master program has further been formulated to protect the
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, public interest in the city ' s shorelines and, at the same time ,
to , re'cognize and protect private property rights consistent
•with that public interest . The goals and policies of this
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master program are formulated so. as to enhance the .public use'.
j y so, long as• that public • use, is' :
and en o ment of the shorelines
consistent with, and does not impair, private property rights..
• I;t is recognized that the shorelines of the City of Renton
;are located .within a major urbanized area and that they. are
subject to ever increasing pressures of, additional uses '
!necessitating increased coordination in the management and
.:!development of the shorelines . An attempt has , therefore ,
been made to present a planned,, rational and concerted effo •
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to increase coordinated , and optimum utilization of the shore-
• lines of the City of Renton .
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Additionally, this master program has also been formulated
so as to provide for uses of our shorelines, in the following
order of preference : . j
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1 . Recognize and protect the state-wide interest over;
local interest on shorelines of state-wide signifian'ce ; '
2 . Preserve the natural character of the shorelines ; ; 1 •
I 3 . Result in long-term over short-term benefits ;
.. • 4 . Protect the resources and ecology of the shorelines ;
5 . Increase public access to publicly owned areas of the
shorelines ; 1
�' 6 . .Increase recreational opportunities for the public! in
1 the shorelines ;
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7 . .Provide for any other element deemed appropriater o
necessary. 1
• • It should also be .noted that the Department of Ecology{ has. '
,'desi.g.nated Lake Washington as a "region" for the purpose ,of
!shoreline planning , ' and has appointed a Regional Citizens Advi-
• js.ory Committee to formulate goals and policies affecting Lake
as.hington ' s shorelines . The goals and policies adopted by the
egional Citizens Advisory Committee have been considered in the
formulation of this master program.
This master program should be read in its entirety and; be •
!considered as a whole . The goals and policies and specific; • .
;uses of- this master program were developed in an attempt to pro-
'vide long-range planning which would govern the future
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l utilization and development of our shorelines . Although it is
antici' ated that this master program will need to be revised
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from time to time as additional shorelines are annexed and
become. subject to the provisions of this act , as planned unit
develo,liments are established and as additional experience is
gained working with this act during its initial implementation
period, it is felt that the general goals and policies of this
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master program provide the general guidelines under which
future) utilization and development might occur . We feel con- .
fiden1 that these final guidelines are expressive of the con-
cerns ''of the citizens of the City of Renton for the management
• of the''ir shorelines . This master program has been written
with the spirit of optimism, with the hope that our legacy of
natural grandeur in the City of Renton will be more wisely used
in the brief period of time it is entrusted to us , so that
succeling generations might have it to enjoy.
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PROCEDURES
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SECTION 2 . PROCEDURES
2 . 01 Information Prior to Submitting Application Prior to
submitting an application for a substantial development
permit or an exemption from a substantial development
permit , the applicant should informally discuss a p'ro-
posed development with the Planning Department . This
will enable the applicant to become familiar with the
requirements of this Master Program, Planning Department
procedures , and enforcement procedures .
2 . 02 Substantial Development Permits
2 , 02 . 01 Application Forms and Fees No substantial develop-
! ment shall be undertaken on shorelines of the City ,
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without first obtaining a "substantial development )
permit" from the Planning Department . Application§ for
such permits shall be made on forms and in a procedure
prescribed by the Planning Department . Application forms
may be revised from time to time by the Planning Depart-
ment without prejudice to any existing applications .
Such forms should be designed to obtain for the Planning
Department such information as is necessary to determine
whether such a permit is justified. Applications shall
be made by the property owner, or his authorized agent ,
lessee , contract purchaser, or other person `entitled to
possession of the property , and except for applications
filed by or on behalf of the City or other governmental
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agencies , shall be accompanied by a receipt issued by
the Finance Department showing payment of the applicable
fees 'which are hereby imposed as follows :
FEE VALUE OF DEVELOPMENT
$50 Less than $10 ,000
$75 $ 10 , 000 but less than $50 , 000 ,
$100 $50 , 000 to $ 100 ,000
$150 More than $100 , 000 '
2 . 02 . 02 Publishing and Posting The applicant shall cause to
be published notices thereof once a week for two (2)
consecutive weeks in a newspaper of general circulation
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in the area where said development is proposed; provided,
however•, that the Planning Department shall have the.
right to require additional publications by the applicant
in a newspaper of general circulation in a neighboring
jurisdiction if it appears that the proposed project may
' affect the environment of such neighboring jurisdiction .
Three (3) copies of the notice shall be posted prominently
on the property concerned and in conspicuous public places
within three hundred (300) feet thereof. Each said notice
shall include a statement that any person desiring to pre'-
! sent his views to the Planning Department with regard to
said application may do so in writing to said Department
and any person interested in the Planning Department ' s
laction on an application for a permit may submit his views
in writing or notify the Planning Department in writing of
his interest within thirty (30) days from the last date of
publication of such notice . Such notification or submission
of views to the Planning Department shall entitle said per-
sons to a copy of the action taken on the application .
The applicant shall submit proof of publication to the
Planning Department within ten (10) days after the last
date of publication . An affidavit of publication by the
newspaper shall be sufficient .
2 . 02 . 03 Review Guidelines Unless exempted or authorized through
the variance or conditional use permit provisions of this
master program, no substantial development permit and no
other permit shall be granted unless the proposed develop-
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ment is consistent with the provisions of this Master Pro-
gram, the Shoreline Management Act of 1971 , and the rules
and regulations adopted by the Department of Ecology
thereunder .
2 .02 . 04 ' Burden of Proof on Applicant The burden of proving that
the proposed substantial development is consistent with
ithe criteria which must be met before a permit is granted
Ish all be on the applicant . .
2. 02 . 05 Conditional Approval Should the Planning Director find
that any application does not substantially comply with
1criteria imposed by the Master Program and the Shore-
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line Management Act of 1971 , he may deny such applica-
tion or attach any terms or condition which he deems
suitable and reasonable to effect the purpose and ob-
jective of this master program.
2 . 02 . 06 Administrative Appeals Where an application is denied
or changed, per 2 . 02 . 05 , an applicant may appeal, the
decision denying or changing a "substantial development
permit" to the Planning Commision. The Planning Com-
mission shall have the final authority to interpret
this Master Program for the City of Renton. See
Section 2 . 10 for appeal procedures to the Shoreline
Hearings Board.
2 . 02 „ 07 Notification of City Departments It shall be the duty
of the Planning Department to timely furnish copies of .
all applications and actions taken by said department
unto the Public Works Department and City Clerk, and
such other officials or departments whose jurisdiction
may extend to all or any part of the proposed develop-
ment .
2 . 02 . 08 Bonds The Planning Department may require the applicant
to post a bond in favor of the City of Renton to assure
full compliance with any terms and conditions imposed by
said department on any substantial development permit .
Said bond shall be in an amount to reasonably assure the
City that any deferred improvement will be carried out
within the time stipulated.
2,. 03 Exemptions
2 . 03 . 01 Exemptions from Permit System The following shall not
be considered substantial developments for the purpose
of this Master Program :
A. Any project with a certification from the governor
pursuant to Chapter 80 . 50 RCW;
B . Any development of which the total cost or fair
market value does not exceed $ 1 , 000 , if such devel-
opment does not materially interfere with the normal
public use of the water or shorelines of the state .
C . Normal maintenance or repair of existing structures
or developments , including damage by accident , fire
or elements .
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D. Construction of the normal protective bulkhead
common to single-family residences .
EL Emergency construction necessary to protect pro-
perty from damage by the elements .
F : Construction of a barn or similar agricultural
structure on wetlands .
G . Construction or modification of navigational aids
such as channel markers and anchor buoys .
H., Construction on wetlands by an owner, lessee or
contract purchaser of a single-family residence
for his own use or for the use of his family, which
I residence does not exceed a height of thirty-five
,I feet above average grade level and which meets all
, requirements of the state agency or local government
having jurisdiction thereof, other than requirements
imposed pursuant to this chapter. -
I :i Construction of a dock designed for pleasure craft
I only, for the non-commercial use of the owner of a
single-family residence , the cost of which does not
exceed $2 , 500 .. (Senate Bill 2833)
J . Any development on Shorelines of the City included
within a preliminary or final plat approved by the
, City prior to April 1 , 1971 , if:
(1) The final plat was approved after April 13 ,
1961 , or the preliminary plat was approved
after April 30 , 1969 ; or
(2) Sales of lots to purchasers with reference
to the plat , or substantial development in-
cident to platting or required by the plat ,
occurred prior to April 1 , 1971 ; and
(3) The development to be made without a permit
meets all requirements of the City, other than
requirements imposed pursuant to this Master
Program; and
(4) The development does not involve construction
of buildings , or involves construction on wet-
lands of buildings to serve only as community,
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social , or recreational facilities for the
use of owners of platted lots and the buildings
do not exceed a height of thirty-five (35) feet
above average grade level ; and
(5). The development is completed by June 1 , 1973 .
2 . 03 . 02 Exemption Certificate Procedures Any person claiming
exemption from the permit requirements of this Master
Program as a result of the exemptions specified in
this Section may make application for a no fee
exemption certificate to the Planning Department in
the manner prescribed by said department .
2 . 04 Review of Application
2 . 04 . 01 Review Criteria The Planning Department shall review an
application for a permit based on the following:
A. The application ;
B'. The environmental impact statement , if one is re-
quired;
C . Written comments from interested persons ;
D . Information and comments from other City departments
affected;
E . Independent study by the Planning Department .
F , Evidence presented at a public hearing , should the
Planning Department decide that it would be in the
public, interest to hold a public hearing . The
Planning Department shall have powers to prescribe
rules and regulations for such hearings .
2 . 04 . 02 Additional Information The Planning Department may re-
quire an applicant to furnish information and data in
addition to that contained or required in the applica-
tion forms prescribed. Unless an adequate environmental
statement has previously been prepared for the proposed
development by another- agency, the Planning Department
shall cause to be prepared such a statement , prior to
granting a permit, when the State Environmental Policy
Act of 1971 would require such a statement .
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2 , 04 , 0;3 Administr' tiwe. Standards' In addition `to. the criteria"
H hex.einabove set forth in this ' section,• the Planning.
Department may from—time -to time''promulgate additional
procedures or criteria and such shall become effective,
L, when reduced to writing, and filed With the, City Clerk '
and .as • approved by the City Council and the Department
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1 of Ecology.c , ,
2 . 05 !', pplication to the Permit System to Development Undertaken
• (Prior to June 1 , 1971
2 . 05 . 01 Permit Required Substantial development undertaken on
the shorelines of the City, prior to. June 1 , 1971 , shall
not require a permit except under the following circum- •
stances :
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A. Where the activity was unlawful prior to June 1 ,
1971 ; •
B . Where there has been an unreasonableperiod of
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dormancy in , the project between its inception and
June 1 , 1971 ;
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C . Where the development . is not 'completed prior to '-
June 1 , 1973 ; .
. i D . Where development occurred prior to June 1 , 1971 , ,
on a shoreline and continued on to a different
H lake , river or tributary after June 1 , 1971 , a
permit shall be required for the substantial devel-
opment undertaken after June 1 , 1971 ..
2 . 05 , 0',2 Phasing Substantial development undertaken prior to '
June 1 , 1971 , shall not continue without a permit until
' other phases that were not an integral part ,of the •
• L development being followed at the time construction
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commenced. '
2 . 06 Time Requirements for Substantial Development Permits
2 . 06 . 011 Construction Commencement Construction of , a project for
which a permit has been granted pursuant to this Master
Program must be commenced within two (2) years after the
approval of the permit by the City, or the permit shall '
'I terminate . ' If such progress' has not been made , a new
permit shall be necessary.
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2 . 06 . 02 Construction Completion .A permit authorizing constru•c•-
tion shall extend for a term of no more than five .1(5).
years ; provided however that a project for which a
permit has been granted has not been completed within ,
,I , - five ,(5) years after the approval of the, permit , the .
Planning. Department shall , upon such expiration,
review the permit and upon a showing of good causejmay
' extend the permit for a period up to one (1) year,
otherwise said permit shall terminate ; provided, however,
that ,no permit shall be extended unless the applicant
has requested such review and extension prior to the
expiration date of said permit . 1
, . 06 . 03 , Review Period No construction pursuant to such' permit
shall begin or be authorized and no building, g.ra,ding
or other construction permits or use permits shall ; be
issued by the City until forty-five (45) days from the
date of final approval and grant of. the permit , or
until all review proceedins are terminated is ,suchjwere
. initiated within forty-five (45) days of the date of
final approval by the , Planning Department . .
2 . 06 . 04 .Transferability of Permit If a parcel which has a valid
substantial development permit is . sold to another person
or firm, such, permit, may be transferred -Co the new owner .
upon proper application to the Planning Department : The
PlanningDepartment maytransfer said P permit provided
there will be no change in the proposed development .
. 07 ,Rulings to State Any ruling on an application forla - '
substantial development permit under authority of this
Master Program, whether it be an approval or denial ,
shall concurrently with the transmittal of the ruling to
the applicant , . be filed with the Department of Ecology
and . the' Attorney General by the Planning Department . .
• 2 . 08 Enforcement All provisions of this 'Mas.ter Program ' shall
be enforce by the Public Works Department . .For such
purposes the Public Works Director or his duly authorized
representative shall have the power of a .police officer .
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2 . 09 Rescission of Permits
2 . 09 . 01 Non-compliance with �'Permit Any substantial development
permit issued by the City under the terms of this '
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Master Program may be rescinded or suspended by the
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Public Works Department of the City' upon a finding that
a permittee has not complied with conditions of the per-
mit . If the holder of the permit chooses , he shall be
entitled to a hearing before the Planning Commission,
2 . 09. 02 Notice of Non-Compliance Such rescission and/or modi-
fication of an issued permit shall be initiated by serv-
ing written notice of non-compliance on the permittee
which notice shall be sent by registered or certified
mail , return receipt requested, to the address listed on
the application, or to such other address as the appli-
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cant or permittee may have advised the City; or such
notice may be served on the applicant or permittee in
person or his agent in the g same manner as service of
summons as provided by law.
2 . 09 . 03 Posting In addition to such notice , the Public Works
Department shall cause to have notice posted in three
(3) public places of which one (1) posting shall be at
or within the area described in the permit .
2 . 09 . 041' Public Hearing Before any such permit can be rescind- '
ed or modified, a public hearing may be held at the
permittee ' s written request by the- Planning Commission .
Such written request must be made by said permittee
not later than 14 calendar days following service of
notice upon permittee .
2 . 09 . 0.5„ Final Decision The decision of the Planning Commission
shall be the final decision of the City on all applica-
tions . A written decision shall be transmitted to the
Department of Ecology, the Attorney General ' s office ,
the applicant , and such other departments or boards of
the City as are affected thereby and the legislative
body of the City.
2 . 10 Appeals Any person aggrieved by the granting or denying of
a substantial development permit on shorelines of the City,
o9 by the rescinding of a permit pursuant to the provisions
of this Master Program, may seek review from the Shorelines
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. ' ' Hearing Board by filing a request for the same within )
• thirty (30) days of receipt of the final order,. and by -
j concurrently filing copies of his request with the 1
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Department of Ecol and the Attorney General ° s o££i .e
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Act of 1971 . A copy of any such appeal notice shall lik.e�
wise be filed with the Planning Department and the City
Clerk of the City of Renton .
2 . Ll Penalties '
. 1.11 . 01 Prosecution Every person violating any of the provi'sioris
• ' of this Master Program or the Shoreline , Management :Act
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of 1971 shall be punishable upon conviction by a fine
not exceeding five hundred ($500) dollars , or by
! imprisonment not exceeding ninety (90) days or by
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both such fine and imprisonment., and each days ' ' !
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violation shall constitute a separate punishable, 1
! offense . •
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. 111 . 02 Injunction The City Attorney may bring such injunctive ,
declaratory .or other actions , as are necessary to insure
that no uses are made of the shorelines within theCity
in conflict with the provisions and programs of this
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Master Program or the Shoreline Management , Act of 1971 ,
and to otherwise enforce provisions of this Ordinance
1 and the Shoreline Management Act ' of 1971 .
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2 . 11 . 03 , Public and Private Redress Any person subject to the
1 regulatory program of this Master Program who violates
any provision of this Master Program or the provisions
of a permit issued pursuant thereto shall be liable for '
all damages to public or private property arising from
. 1 such violation, including the cost of restoring the
affected area to its condition prior to such violation .
The City Attorney may bring suit for damages underlthis .
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! ; subsection on behalf of the City. Private persons; shall
have the right to bring suit for damages under this
subsection on their own behalf and on behalf of aljl
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1 persons similarly situated. If liability has been)
' established for the cost of restoring an area affeicted.
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' by violation, the Court shall make provision to assure
thaJt restoration will be accomplished within a reason-
able time at the expense of the violator . In addition
to such relief, including monetary damages , the Court
in its discretion may award attorney ' s fees and costs
of the suit to the prevailing party .
2. .2 Amendments The City initially shall review this Master
Program within three (3) years from its effective date
and thereafter as necessary. Any amendments to this
Master Program shall be reviewed first by the Planning
Commission, which shall conduct at least one (1) public
hearing on the proposed amendment . The Planning Commission
shall make a recommendation to the City Council , which
shall hold at least one (1) public hearing before making
a determination . Any proposed amendment shall be submitted
to the Department of Ecology for approval in accordance
with Section 19 of the Shoreline Management Act of 1971 .
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SHORELINES
OF THE CITY
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SECTION 3 SHORELINES OF THE CITY
i', 3 . 01 Approximately 18 miles of shoreline in the City of
Renton are under the jurisdiction of the Shoreline
Management Act of 1971 . By state standards , the Green
River and Lake Washington are classified as Shorelines`
of State-Wide Significance and comprise approximately
5. 8 miles of the shorelines of ,the City of Renton. In
addition, the shorelines of the Cedar River, Black
River, Springbrook Creek, and May Creek are shorelines
within the City. Each of these 18 miles of shoreline in
the City of Renton are considered an extremely valuable
resource not, only to the City of Renton but also to the _
Seattle Metropolitan Area of which Renton is an integral
part .
1 3 .02 Each shoreline has its own unique qualities which make
it valuable and preference is , therefore, given to the
following uses in descending order of priority (as es-
tablished by Chapter 90 . 5 . 020 RCW) : _
1 . Recognize and protect the state-wide interest
over local interest for shorelines of state-wide
significance;
2 . Preserve the natural character of the shorelines ;
3 . Result in long-term over short-term benefits ;
4 . Protect the resources and ecology of the shore-
, lines;
5 . Increase public access to publicly owned areas
of the shorelines ; and
6 . Increase recreational opportunities for the
public in the, shoreline.
3 .;03 In the City of Renton, the following bodies of water , are
regulated by the Act :
it
1 . Cedar River,
2 . Green River,
3 . Lake Washington,
4 . May Creek from the intersection of May Creek and.
N.E . 31 Street in the southeast quarter of the
Ili
-21-
southeast quarter of Section 32-24N-5E WM down-
stream in a northeasterly direction toits mouth
at Lake Washington,
5 . Springbrook Creek north from S .W. Grady Way to
the Black River,
6 . Black River .
i
;The above information is illustrated in Figure 3-1 .
3 . 04 'The jurisdiction of this Master Program includes shorelines
and wetlands as defined in Section 9 .fl
-
I
If '
II
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. • -22- /j,
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-2n-
GOALS & POLICIES
-25-
SECTION 4 . GOALS AND POLICIES
4 .01 Shoreline Uses and Activities Element
4 . 01 . 01 Goals :
A. Shorelines of the City are to be planned and
coordinated to afford best use of the limited
water resource .
B . Shorelines of the City are to provide natural
amenities within an urban environment .
4 . 01 .02 Policies :
A. Reasonable and appropriate shoreline uses and
activities should be planned for.
(1) Short-term economic gain or convenience in
development should be evaluated in relation-
shiP potentiallong-term lon -term effects on the
shoreline .
'I I
(2) Preference should be given to those uses or
activities which enhance the natural ameni-
ties of the shorelines and which depend on a
shorelines location or provide public access
to the shorelines .
(3) Planning, zoning, capital improvements and
other policy and regulatory standards should
not increase the density or intensity of
shoreline uses or activities except on 'a dem-
onstrated need considering the shorelinies and
then only in accordance with the policies con-
tained herein .
(4) Plans should be developed for shorelines par-
ticularly suited for water-dependent uses or
activities .
(5) Multiple use of shorelines should be planned
where location and integration of compatible
uses or activities are feasible .
(6) Aesthetic considerations should be encouraged
when contemplating new development, extensive
redevelopment of existing facilities or' for
general enhancement of shoreline areas .
-26
II B . Those shoreline uses or activities which are not
water related should be encouraged to relocate
away from the shoreline .
11 C . All shoreline developments shall be designed and
constructed to protect the rights and privacy of
adjacent property owners.
4 . 02 Conservation Element
4 , 02 . 01 :1' Goal : The resou3c.es and amenities of all shorelines
111
L situated in the City of Renton are to be protected
L and preserved for use and enjoyment by present and
1 future generations .
4 . 02 , 02,16 Policies :
A. Existing natural resources should be conserved.
(1) Water qualityand water flow should be main-
tained at a level to permit recreational use ,
provide a suitable habitat for desirable
forms of aquatic life and to satisfy other
required human needs .
(2) Aquatic habitats and spawning ,grounds should
be protected , improved and, if feasible , in-
creased .
(3) Wildlife habitats should be protected, im-
proved and, if feasible , increased .
�I 4 Unique natural areas should be designated and
( ) q
maintained as open space for passive forms
of recreation . Access and use should be restric-
ted if necessary for the conservation of these
areas ..
B . Existing and future activities on all shorelines
within the City of Renton should be designed to
minimize adverse effects on the environment .
II C . The City of •Renton should take aggressive action
I, with responsible governmental agencies to assure
that the discharges from all drainage basins are
considered an integral part of .shoreline planning .
l
4
(1) Soil erosion and `sedimentation which adversely
affect any shorelititin within the City of Renton
• should be prevented or controlled whenever
possible . 4t�
(2) The contamination of exis't'ing watercourses
should be discouraged.
D . Shoreline areas having historical , cultural , ,educa-
tional or scientific value should be identified and
protected.
(1) Public and private cooperation should be en-
coura ed in site g preservation and protection .
(2) Suspected or newly discovered .sites should be
kept free from intrusions for a reasonable
time until their value is determined.
E . Festivals and temporary uses involving public, in-
terest and not substantially or permanently impair-
ing water quality , water flow or unique and fragile
areas may be permitted .
F . All further development of the shorelines of May
1
Creek east of FAI 405 should be compatible with the
existing natural state of the shoreline .
(1) Low density development should be encouraged
to the extent that such development would per-
mit and provide for the continuation of the
existing natural character of the shoreline .
(2) The existing waterway of May Creek east of
FAI 405 should be left in an undeveloped
• natural state as much as possible .
4 .;03 Economic Element
14 .!03. 01 Goal : Existing economic uses and activities on the
shorelines are to be recognized and economic uses or
activities that are water related are to be encouraged .
4 .103. 0.2 Policies :
A. Economic, uses and activities which are not water
related should be discouraged. In those instances
where such uses or activities are permitted
I •
!II
-28-
reasonable public access to and along the water ' s
i
edge should be provided.
'f B . Future economic uses and activities should utilize
the shoreline in an efficient manner .
(1) Economic uses and activities should minimize
and cluster that water-related portion of
their development along the shoreline and
place inland all facilities which do not re-
quire a water ' s edge location .
(2) The length , width, and height of over-water
structures should be limited (to the smallest
Ii reasonable dimensions .
1
I,
(3) Shoreline developments should be designed to
enhance the scenic view .
C . Multiple use of economic developments on the shore-
! should be encouraged to provide public recrea-
tional opportunities wherever feasible .
D . Shoreline facilities for the moorage and servicing
of boats and other vessels should be prohibited
in single family zoned areas wherever
feasible .
(1) 'Commercial dockings and marinas shall meet all
health standards .
(2) Marinas and other economic activities shall be
required to contain and clean up spills or dis-
charges of pollutants associated with boating
activities .
.I
E . The expansion of log raft storage on Lake Washington
should be discouraged .
li
F . Containment and clean-up of pollutants shall .be re-
quired of all economic activities on the shorelines .
4 . 04 'ublic Access Element
4 . 04 . 0' Goal : Increase public accessibility to shorelines while
preserving or improving the natural amenities .
4 . 04 . 02 Policies : -
A . Public access should recognize and be consistent
-29-
i
with private property rights .
B . Just compensation shall be provided to property
owners for land acquired for public use .
C . Public access to and along the water ' s edge should
;II be consistent with public safety and preservation/
conservation of the natural amenities .
D . Regulated public access to and along the water ' s
edge should be available throughout publicly owned
shoreline areas .
E . Public access from public streets shall be made
available over public property or sought by ease-
ment .
F . Future multifamily, planned unit developments,
subdivisions , commercial and industrial developments
shall be required to provide regulated public
access along the water' s edge .
G . Private access to the .publicly owned shoreline
corridor shall not be denied to owners of property
contiguous to - said corridor.
H . When making extensive modifications or extensions
to existing structures , multifamily, planned unit
development , subdivision , commercial and indus-
trial developers should be encouraged to provide
for public access to and along the water' s edge if
physically feasible .
I . Views of the shoreline and water from shoreline
and upland areas should be preserved and enhanced .
Enhancement of views shall not be construed to mean
excessive removal of vegetation .
J . Both passive and active public areas shall be de-
signed and provided .
K . In order to encourage public use of the shoreline
corridor, public parking shall be provided at fre-
quent locations .
L . Preservation or improvement of the natural amenities
shall be a basic consideration in the design of
I i
11
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shoreline areas, to which public access is pro-
vided, including the trail system.
4 .D5 Recreation Element
4 . 05 . 01 Goal : Water-related recreational activities avail-
ble to the public .are to be encouraged .
4 . 05 . 02 Policies :
Water-related recreational activities should be
encouraged ,
(1) Accessibility to the water ' s edge should be
improved .
(2) Shoreline park areas should be increased in
size and number. i
II (3) Areas for recreation of special interest
p 1
should be developed .
',' (4) Both .passive and active recreational areas
shall be provided .
Ir
B. Recreational fishing should be supported, main-
tained and increased .
Cl. The public should be encouraged to buy shoreland
as it becomes available for sale based upon an
established plan declaring public intent .
D . Local jurisdictions should join in a cooperative
effort to expand recreational opportunities through
programs of acquisition, development and mainten-
ance of waterfront areas .
E . Subject to state and federal regulations , the
water ' s depth may be changed to foster recreational
II
aspects .
4 .06 Circ;i lation Element
4 . 06 . 01 Goal : Minimize future motor vehicular traffic and en-
clourage pedestrian traffic within the shorelines .
4 . 06 . 02 Policies :
A . Shoreline roadways should be scenic boulevards
where possible and should be restricted to exist-
ing rights-of-way .
B . Public transportation should be encouraged to
-31-
facilitate access to shoreline 'recreation ' areas .
C . Pedestrian and bicycle pathways., including pro-
visions for maintenance , operation and security,
should be developed.
(1) ' 'Access, points to and along the', shoreline
should be linked 'by pedestrian and bicycle
pathways .
'(2.) Separate' pedestrian and _bicycle pathways
!i should be ; included. in new 'or expanded' bridges .
or scenic boulevards within the shorelines :
(3) Separate p'edestrian'' and' bicycle pathways
should be included in publicly financed; trans-
;' portation systems or rights-of-way, consistent
with 'public interest 'and . safety. ..
D . 'Commercial boating operations , other than.. marinas ,
� I
should 'be discouraged, but ..if permitted,' should, be
limited to 'commercial and industrial areas .
4 . 07 Residential Element
' 4.. 07 . 01 Goal : Existing residential uses •.are . to be recognized
; but future residential development should optimize
regulated 'public access to and along the shorelines ,
cons'istent with private property -rights ..
' 4 07 02 Policies
A . Residential' 'use's over water 'shall not be permitted.
B. Residential development should' be .discouraged in
unique and fragile areas .
C : New residential developments along ,or impinging.
upon the shoreline, should' be permitted only where
sanitary sewer facilities are available .• ' ,
D . ' Multi-family structures' near the shoreline should
be . reasonably 'set back from the ' water' s 'edge .
E . Future shoreline sub-division and planned unit
developments (P . U. D. ) should permit regulated
public access to and along the water' s edge .
F . Low density development should be encouraged in
future residential developments' along the shoreline .
it
-32-
New residential developments should optimize
utilization of open space areas .
All further development of the shorelines of
fl May Creek east of FAI 405 should be compatible with
the existing natural state of the shoreline .
(1) Low density development should be encouraged
to the extent that such development would
1th permit and provide for the continuation of the
existing natural character of the shoreline .
11 (2) The existing waterway of May Creek east of
FAI 405 should be left in an undeveloped state
as much as possible .
Ili
iI
id
-3 3-
ENVIRONMENTS
-34-
SECTION 5 ENVIRONMENTS
5 . 01i Two Environments Two environments , Conservancy and Urban, "
shall be designated to provide a uniform basis to apply
policies and use regulations within distinctively different
shoreline areas . The environmental designation to be given
any specific area shall be based on the existing development
pattern, the biophysical capabilities and limitations of the
area being considered for development and the goals and aspi-
rations of local citizenry. Shorelines have been categorized
according to the natural characteristics and use regulations
have been designated herein.
5". 02 Conservancy Environment
5 . 02 . 01 Designation of the Conservancy Environment
A. Objective The objective in designating a conservancy
environment is to protect , conserve, and manage exist-
ing areas with irreplacable natural or aesthetic fea-
' tures in essentially their native state while providing
for limited use of the area . The conservancy environ-
ment is intended to provide a pleasant break in the sur-
rounding urban community .. This environment shall seek to
satisfy a portion of the present and future needs of
Renton.
B. Areas to be Designated as a Conservancy Environment
(1) Areas of high scenic value .
(2) Valuable areas for wildlife habitat .
(3) Hazardous slope areas .
(4) Floodprone areas .
(5) Areas which cannot provide adequate utilities for
intense development .
' I
(6) Areas with unique or fragile features .
C . Acceptable Activities and Uses Activities and uses
considered to be acceptable in a conservancy environ-
ment are those of a nonconsumptive nature which do not
degrade the existing character of the area. Uses that
are to be predominant in a conservancy environment are
low density residential , passive agricultural uses
-35-
such as pasture or range lands , and passive outdoor
recreation.
5 . 02 . 02 Use, Regulations in the Conservancy Environment
A.. Commercial Uses Commercial uses shall be limited to ,
home occupations , which shall be contained wholly within
the dwelling unit .
B._; Fish and Game Reserve and Breeding Operations Any such
II activity shall be allowed only by the Planning Commission .
C . Industrial Uses All industrial activities are prohibited
in a conservancy environment .
D . Recreation. Uses In the conservancy environment
recreation uses shall be limited to passive recreation.
(1) Permitted Uses
(a) Public hiking and bicycle trails .
(b) Quiet public fishing .
(c) Public wading and swimming spots .
(d) Public areas for nature study.
(e) Public picnic areas .
Uses Allo
wed byPlanningCommission
(2)
(a) Public overnight camping areas .
(b) Eating/drinking establishments .
E . Residential Uses
(1) Permitted Uses Low-density single family residences .
(2) Uses Allowed by Planning Commission Multi-family
residences of two (2) to four (4) units .
(3) Prohibited Use Multi-family -residences of five
(5) units or more .
F . Utilities
(1) Local Service Utilities The necessary local service
utilities shall be permitted for approved activities
and uses within the conservancy environment .
(2) Major Utilities Major Utilities may be allowed
only by approval of the Planning Commission and
only if they cross the conservancy area in the
shortest feasible route .
5 . 02 . 03 Jurisdiction That portion of May Creek east of FAI-405
ana that portion of the south bank of the Cedar River 2 , 500
fet east' of FAI-405 shall be designated conservancy
-36-
(see figure 5--1) .
5003 Urban Environment
5 . 03i. 01 Designation of the Urban Environment
A. Objective The objective of the urban environment is . to
ensure optimum utilization of shorelines within urbanized
areas by providing for intensive public use , especially
access to and along the water ' s edge and by managing
development so that it enhances and maintains shorelines
for a multiplicity of viable and necessary urban uses .
B . High-intensity Land Use The urban environment is an area
of high-intensity land-use including residential ,
commercial , and industrial development . The
environment does not necessarily include all shorelines
within an incorporated city, but is particularly
suitable to those areas presently subjected to
extremely intensive use pressure , as well as areas
planned to accommodate intensive urban expansion.
Shorelines planned for future urban expansion should
present few biophysical limitations for urban activities .
C . Water-Dependent Activities Because shorelines
suitable for urban uses are a limited resource ,
emphasis shall be given to development within already
developed areas and particularly to water-dependent
industrial and commercial uses requiring frontage on
shorelines .
D . Public Access In this master program, priority is also
given to planning for public visual and physical access
to water in the urban environment . Identifying needs
and planning for the acquisition of urban land for per-
manent public access to the water in the urban environ-
ment shall be accomplished through the master program.
To enhance waterfront and ensure maximum public use ,
industrial and commercial facilities shall be redesigned
to permit pedestrian waterfront activities . Where
practicable , various access points ought to be linked
to nonmotorized transportation routes , such as bicycle
and hiking paths .
-37-
5 . 03. 02 Use Regulations in the Urban Environment All uses shall
beiallowedas indicated by Section 7 of the Master
Program.
5 . 03 . 03 Jurisdiction All shorelines of the City not designated
asconservancy are designated as urban (see figure 5-1) .
ji
it
III
.I
-.. - . . ..1
• •
'..38-
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-39-
GENERAL USE
REGULATIONS
-40-
SECTION 6 GENERAL USE REGULATIONS
6 . 01 Applicability: This section shall apply to all Shore-
line uses whenever applicable . Items included here will,.
not necessarily be repeated in Section 7 , Specific Use
Regulations , and shall be used in the evaluation of all
permits .
6 . 02 Environmental Effects
6 . 02 . 01 Pollution and Ecological Disruption : The potential
effects on water quality, water and land vegetation ,
water life and other wild life (including, for example ,
spawning areas , migration and circulation habits , natu-
ral habitats , and feeding ) soil quality and all other
environmental aspects must be considered in the design
plans for any activity or facility which may have
detrimental effects on the environment .
6 . 02 . 02 Burden' on Applicant Applicants for permits must
explain the methods that will be used to abate ,
avoid or otherwise control the harmful effects .
6 . 02 . 03 Erosion : Erosion is to be controlled through the use
of vegetation rather than structural means where
feasible .
6 . 02 . 04 Geology : Important geological factors - such as possible
slide areas - on a site must be considered . Whatever
activityis planned under the application for the devel-
opment PP
. permit must be safe and appropriate in view of
the geological factors prevailing .
6 . 03 Use Compatibility and Aesthetic Effects
6 . 03 . 01 The potential impact of any of the following on adjacent ,
nearby and possibly distant land and shoreline users
shall be considered in the design plans and efforts
made to avoid or minimize detrimental aspects :
A. View obstruction : buildings , smokestacks , machinery,
fences , piers , poles , wires , signs , lights and other
structures ;
-41-
B . Community disturbances : noise , odors , night
lighting, water and land traffic and other
structures and activities ;
C. Design theme : architectural styles , exterior
designs , landscaping patterns and other aspects
of the overall design of a site shall be a uni-
form or coordinated design , planned for the pur-
I pose of visual enhancement as well as for serving
a useful purpose;
D . Visually unpleasant areas : landscaped screening
shall be used to hide from public view any area
that may impinge upon the visual quality of a site ,
for example , disposal bins , storage yards and out-
door work areas ;
E . Outdoor Activities Work areas , storage and other
jl activities on a site in a residential area shall be
in enclosed buildings , as is reasonable possible to
reduce distractions and other effects on surround-
ing areas . Outdoor activities of commercial and in-
dustrial operations shall be limited to those neces-
sary for the operation of the enterprise . Outdoor
areas shall not be used for storage of more than
minimal amounts of equipment , parts , materials ,
products or other objects .
6 . 04 Public Access
6 . 04 . 01 Where possible , space and right-of-way shall be left
available on the immediate shoreline so that trails ,
bike paths , and/or other means of public use may be
developed providing greater shoreline utilization .
6 . 04 . 02 1ny trail system shall be designed to avoid conflict
with private residential property rights .
6 . 04 . 03 No property shall be acquired for public use without
just compensation to the owner.
6 . 05 Facility Arrangement - Shoreline Orientation
6 . 05 . 01 Where feasible , shoreline developments shall minimize
and cluster the water-dependent portion of their
-42-
developments along the shoreline and place inland ail,.
j facilities which do not require a water ' s edge, locatianb
6 . 07 Landscaping
6 . 07 . 01 General
The natural and proposed landscaping should be
representative of the indigenous character of the
specific types of waterway (stream, lake edge ,
marshland) and shall be compatible with the Northwest
image . The scenic, aesthetic , and ecological qualities
of natural and developed shorelines should be
recognized and preserved as valuable resources .
6 . 08 Unique and Fragile Areas Unique features and wildlife
habitats should be preserved and incorporated into the
site . Fragile areas shall be protected from
development and encroachment .
•
-43-
SPECIFIC USE
REGULATIONS
-44-
SECTION 7 SPECTFIC05'E, .REOUTATI`ONS:.
7,. 01 Airport - Seaplane Bases
7 . 01 . 01 Location :
A. Airports A new airport shall not be allowed
to locate within the shoreline . However , an air-
port already located within a shoreline shall be
permitted to upgrade and expand its facilities
provided such upgrading and expansion would not
•
have a substantial detrimental effect on a shoreline .
B. Seaplane Bases
1 , Private Seaplanes may be permitted in ,residen-
tial areas .
2 . Commercial New commercial seaplane bases may
be allowed in public and industrial areas pro-
vided such bases are not contiguous to resi-
dential areas .
7 . 01 . 02 Facilities
A. Airports •
1 . Future hangers shall be no closer than twenty
(20) feet to the water ' s edge and shall be
designed and spaced to allow viewing of airport
activities from the area along the water ' s edges
2 . Tie down areas shall be no closer than twenty
(20) feet to the water ' s edge , for landbased
aircraft .
B. Seaplane Bases
1 . Docks for the mooring of seaplanes are permitted.
Seaplanes may be stored on the dock , or ramps`.
2 . Tie down areas may be provided on seaplane
ramps .
7 . 01 . 03 Landscaping
A . Landscaping shall be required around parking a.te '
in. accord with city ordinances .
• B . The landscaping shall be compatible with the ;
activities and characteristics of aircraft iA 'bat it
-45-
should be wind resistent , low profile and able
to survive under adverse conditions .
7. 01 . 04'I Services Services of aircraft shall conform to FAA
standards which includes fuel , oil spill , clean-up,
it safety and fire fighting equipment , and vehicle and
pedestrian separation.
III' V
III
II
IIII�
'III
III
III
IL .
-46-
7 . 02 Aquaculture
7 . 02 . 01 Location
,A, Aquaculture operations may be located on streams
and rivers .
7 . 02 . 02 Time Facilities shall be allowed on a temporary basis
only.,
7 . 02 . 03 Design and Construction
A. All structures over or in the water shall meet the
following restrictions :
1 . They shall be securely fastened to the shore .
2 . They shall be designed for a minimum of inter-
ference with the natural systems of the water-
way, including for example, water flow and
quality, fish circulation, and aquatic, plant
life .
3 . They should not prohibit or restrict other
human uses of the water, such as swimming
and/or boating .
4,. They shall be set back appropriate distances
from other shoreline uses if potential conflicts
exist .
•Y
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7. 03 Boat-Launching Ramps
•
7. 03. 0.1 Site Appropriateness and Characteristics ' .
A. Water and Shore Characteristics
(1) Water depth should be deep enough off the shore
to allow use by boats .
(2) Water currents and movement and normal wave
action shall be suitable for ramp activity .
B. Topography : The proposed area should not present
major geological or topographical obstacles to
construction or operation of the ramp . Severe
methods should not. be necessary to adapt the site .
7 . 03 . 02 , Dimensions and Location The ramp should be designed
so as to allow for ease of access to the water with
minimal impact on the shoreline and water surface .
7 . 03 . 031 Surface and Construction
'iA. Surface Materials : The surface of the ramp may be
concrete , precast concrete , or other hard permanent
isubstance . Loose materials, such as gravel or
cinders should not be used . The material chosen
shall be appropriate considering the following
conditions :
(1) Soil characteristics , ,
(2) Erosion,
(3) Water currents ,
(4) Waterfront conditions ,
(5) Usage of the ramp , -
(6) Any other pertinent factor or local condition .
B. The material shall be permanent and non-contaminating
to the water .
7 . 03 . 04 Review : Engineering design and site location approval
shall be obtained from the appropriate city department .
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7 . 04 Bulkheads
7. 04. 01 General : All bulkheads are subject to the regulations
set forth in this master program, except that bulk-
heads common to a single-family residence are exempted
from the permit system set forth in this Master Program.
7. 04 . 02 Bulkhead Permitted A bulkhead may be permitted only
when:
A. Required to protect upland areas or facilities ; and
B . Riprap cannot provide the necessary protection ; and
C . The bulkhead design has been approved by a licensed
engineer, and the design has been approved by the
Renton Department of Public Works .
7 . 04. 03 Bulkhead and Fill A bulkhead for the purpose of creat-
ing land by filling behind the bulkhead shall be per-
mitted only when the landfill has been approved. The
application for a bulkhead shall be included in the
application for the landfill in this case .
7 .04 . 04 General Design Requirements
A. The burden rests upon the applicant for the permit
to propose a specific type of bulkhead design
which has been approved by a licensed engineer .
B . All approved bulkheads are to be constructed in
such a manner as to minimize damage to fish and
shell fish habitat . In evaluating the application
for a proposed bulkhead, the Planning Department
is to consider the effect of the bulkheads on pub-
lic access to publicly owned shorelines . Where
possible , bulkheads are to be designed so as not
to detract from the aesthetic qualities of the
shoreline .
C . Bulkheads are to be constructed in such a manner
as to minimize alterations of the natural shore-
line and to minimize adverse effects on nearby
beaches .
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D . In cases where bulkheading is permitted, scienti-
fic information suggests a rock riprap design
should be preferred. The cracks and openings in
such a structure afford suitable habitats for
certain forms, of aquatic life . However, consid-
eration must be given to the fact that such
( cracks and openings above the water line may pro-
lvide resting sites for rat populations .
J I I
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7. 05 Commercial Developments
17 . 05 . 01 Location of developments
A. New commercial developments are to be encouraged
to locate in those areas where current commercial
uses exist .
B. New commercial developments on Lake Washington
which are neither water dependent nor water '
related will not be permitted upon the shoreline
in the absence of a showing of strict economic
necessity by the applicant .
C . Where possible , commercial developments are to in-
corporate recreational opportunities on the shore-
line for the general. public .
D . The applicant for a shoreline development permit
for a new commercial development must indicate in
his application the effect which the proposed com-
mercial development will have upon the scenic view
prevailing in the given area . Specifically, the
applicant must state in his permit what steps have
been taken in the design of the proposed commercial
development to reduce to a minimum interference with
the scenic view enjoyed by any significant number of
people in the area.
7 . 05 . 02 Setback A commercial building shall be located n'o closer
. than twenty-five (25) feet to the water ' s edge , however,
the Planning Commission may reduce this requirement
for good reason for those structures that allow public
access to and along the water ' s edge .
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7. 06 Di edging
7. 06 . 01 Definition The removal of earth or sediment from
the bottom or banks of a body of water.
7 .'06 . 02 Permitted Dredging Dredging is to be permitted only
when :
A. Dredging is necessary for flood control purposes
if a definite flood hazard would exist unless
dredging were permitted.
B. Dredging is necessary to correct problems of materi-
al distribution and water quality when such problems
are adversely affecting aquatic life or recreational
areas .
C . Dredging is necessary to obtain additional water
area so as to decrease the intrusion into the lake
of a public, private or marina dock . This type of
dredging may only be allowed if the following con-
ditions are met :
(1) The water of the dredged area shall not be
stagnant or polluted.
(2) The water of the dredged area shall be capable
of supporting aquatic life .
D . Dredging may be permitted where necessary for the
development and maintenance of public shoreline
parks and of private shoreline to which the public
is provided access . Dredging may be permitted
where additional public access is provided, and/or
where there is anticipated to be a significant im-
provement to fish or wild life habitat ; provided
there is no net reduction upon the surface waters of
the lake .
E. Dredging may be permitted to maintain water depth
and navigability .
7 . 06 . 03 Prohibited Dredging
A. Dredging is prohibited in unique or fragile areas .
B. Dredging solely for the purpose of obtaining fill
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or construction material , which dredging is not
directly related to those purposes permitted in
i I
Subparagraph . 02 above , is prohibited .
7 . 06 . 04 Regulations on Permitted Dredging
A. All proposed dredging operations shall be planned
by a licensed engineer. An approved engineering
report shall be, submitted to the Renton Planning
Department as part of the ' application for a shore-
lines permit.
B . The responsibility rests solely with the applicant
to demonstrate the necessity of the proposed dredg-
ing operation .
C . The responsibility further • rests with the applicant.
to demonstrate that there will be a minimal adverse
effect on aquatic fife and/or on recreational
areas .
D . The timing of any dredging operation shall be '
planned so that it has minimal impact or interfer-
ence with fish migration .
E . Adjacent bank protection :
(1) When dredging bottom material of a body of
water, the banks shall not be disturbed unless
absolutely necessary. The responsibility
rests with the applicant to propose and carry
out practices to protect the banks .
(2) If it is absolutely necessary to disturb the
adjacent banks for access to the dredging
area, the responsibility rests with the appli-
cant to propose and carry out a method of res-
toration of the disturbed area to a condition
minimizing erosian and siltation .
F . Adjacent properties :
(1) The responsibility rests with the applicant to
demonstrate a method of eliminating or prevent-
ing
conditions that may:
(a) create a nuisance to the public or
nearby activity;
1
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(b) damage property in or near the area;
(c) cause substantial adverse effect to
plant, animal , aquatic or human
life in or near the area; or
(d) endanger public safety in or near
the area.
G . The applicant shall demonstrate a method to con-
trol contamination and pollution to water, air
and ground.
H. Disposal of dredged material :
(1) The applicant shall demonstrate a method of
disposing of all dredged material .
1j (2) In no instance shall dredged material be
deposited in a lake or stream.
If (3) In no instance shall dredged material be
stockpiled in a wetland area .
(4). If the dredged material is contaminant or
pollutant in nature, the applicant shall pro-
pose and carry out a method of disposal that
does not contaminate or pollute water, air
or ground.
II
II
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7 . 07 Industrial Development
7 . 07. 01 Industrial developments are to be permitted only when :
A. They are water related or they provide reasonable
public access to and along the water ' s edge ; and,
B . They minimize and cluster those water-related ,
portions of their development along the shoreline
and place inland all facilities which are not water
dependent; and,.
C . Any over water portion is water dependent , is
limited to the smallest reasonable dimensions , and
is approved by the Planning Commission; and,
D . They are designed in such manner as to enhance the
scenic view; and,
E . It has been demonstrated in the permit application
that a capability exists to contain and clean up
spills or discharges of pollutants associated' with
the industrial development.
7 . 07. 02 Industrial structures are to be permitted only when
they are located on land parcels where industrial uses
currently exist or where they are set back more than
twenty-five (25) feet from the water' s edge .
i I
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I �I
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7 . 08 Landfill
7 . 08 . 01 Landfills shall be permitted only in the following
cases :
A. For detached single-family residential uses when
the property is located between two (2) existing
bulkheads the property may be filled to the line
of conformity provided the fill does not exceed
one hundred twenty-five (125) feet in length
along the water' s edge and thirty-five (35) feet
into the water and provided the provisions of
Section 8 . 02 . 01 through 8 . 02 . 05 are satisfac-
torily met ; or,
B . When a bulkhead is built to protect the existing
perimeter land, a landfill shall be approved to
bring the contour up to the desired grade ;. or-
C . When in a public use area, landfill would be
advantageous to the general public; or ,
D . When repairs or modifications are required for
existing bulkheads and fills ; or ,
E . When landfill is required for flood control pur-
poses ; or,
F . Justification for landfill for any other purpose
than those listed in subsections A through E
above will be allowed only with prior approval
of the Renton Planning Commission . • .
4
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{ -56-
7. 09 Marinas
7 . 09 . 01 Definition : The term "marina" shall be a use pro.-
{ viding moorages for pleasure craft which also may
include boat-launching facilities , storage ,, sales and
other related services ,
7 .09 , 02 Marinas shall be permitted only when :
A. Adequate onsite parking is available commensurate
with the moorage facilities provided ..
B. Adequate water area is available commensurate with
the actual moorage facilities provided.
C . The location of the moorage facilities is conve-
nient to public roads .
7 . 09 . 03 Design requirements
A. Marinas are to be designed in the manner that will
minimize adverseeffects on fish and shell fish re-
sources and be aesthetically compatible with
adjacent areas . ' . _
B. Marinas utilized for overnight and long-term moorage
are not to be located in shallow-water embayments
with poor flushing action .
I ,
C . Applications for permits for marina construction
are to be avaluated for compliance with standards
promulgated by Federal , State and Local agencies .
D . Marinas and other commercial boating activities are
to be equipped with receptacles to receive and
adequately dispose of sewage , waste , rubbish, and-
litter from patrons ' boats .
E . Applications for development permits for the con-
struction
of marinas must affirmatively indicate
that the marina will be equipped to contain and
clean Up any spills or discharges of pollutants
associated with boating activities .
' 7 . 09 . 04 Location of Marinas
A. Marinas shall be permitted only upon Lake Washington
and on the Cedar River between its mouth and the
Logan Street Bridge . Marinas must provide
adequate access , parking, and surface water area in
relation to the number of moorage spaces provided.
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7. 10 Mining
7.10. 01 All mining, including surface mining, shall be pro-
hibited.
7. 10 , 02 Surface mining shall mean all or any part of the
process involved in extraction of minerals by re-
moving the overburden and mining directly from the
mineral deposits thereby exposed, including open
pit mining of minerals naturally exposed at the
surface of the earth , mining by the auger method,
and production of surface mining refuse . The sur-
face mining shall not include reasonable excavation
or grading conducted for farming, onsite road
construction , or onsite building construction .
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7; 11 Parking
7. 11 . 01 Public Parking
A. In order to encourage public use of the shore-',
line , public parking is to be provided at fre-
quent locations .
B. Public parking facilities should be discouraged
along the water' s edge ,
C . Public parking facilities are to be designed and
landscaped to minimize adverse impact upon the
shoreline and adjacent lands and upon the water
view.
7 ; 11 . 02 Private Parking
A. Where possible , private parking facilities are to
be located away from the water' s edge .
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7 . 12 Piers and Docks
7 . 12 . 01 Purpose
A. A pier or dock is a structure built over or float-
ing upon the water, used. as a landing or moorage
place for marine transport or for residential
purposes .
B. The use of floating docks in lieu of other types of
docks is to be encouraged in those areas where scen-
ic values are high and where substantial conflicts
with recreational boaters and fishermen will not be
created.
7 . 12 . 02 Allowable Construction -
A. The following permits for construction of piers
or docks will be allowed :
-(1) Piers and docks which provide for public use
or marinas .
(2) Community piers and docks in new major water-
front subdivisions .
(3) Piers and docks which are constructed for
private joint use by two or more waterfront
property owners .
(4) Private single family residence piers and
docks .
(5) Water-dependent commercial and industrial
uses .
B. The responsibility rests upon the applicant to
demonstrate in his application for a
permit the need for the proposed pier or dock .
C . The design of all piers and docks shall be approved
by a licensed engineer or licensed architect .
7 . 12 . 03 Design Criteria for Single-Family Docks
A. Pier type
(1) All piers and docks shall be built of open
pile construction, except that floating docks
may be permitted where there is no danger of
significant damage to an ecosystem, where
scenic values are high, and where one or more
of the following conditions exist :
-60-
a. Extreme water depth, beyond the range of
normal length piling .
b . A soft bottom condition, providing little
support for piling.
c. Ledge rock bottom that renders it not feas-
ible to install piling .
B . Covered moorage , both permanent and temporary, shall
consist of no more than a roof.
C . Dock Size Specifications
(1) The following dock specifications shall be
allowed:
a. The dock may extend thirty (30) feet into
the water or until a depth of eight (8)
feet is reached provided the dock length
does not exceed one hundred (100) feet .
b . The maximum width of a dock shall be
eight (8) feet .
(2) Any greater dimension than those listed above
may be allowed by the Planning Commission for
good reason , which shall include, but is not ,
limited to conditions requiring greater dock '
length and construction .
D . Dock Location and Spacing
(1) No portion of a pier or dock for the sole use
of private , single-family residence may lie
closer than five (5) feet to an adjacent
property line .
(2) Two (2) contiguous waterfront properties may
locate a joint dock facility on either such
property provided there are appropriate
restrictive covenants filed ,for record run-
fling with the land.
7 . 12 . 04 Multifamily Residence Docks
A. Resident Moorage
(1) Moorage at the docks shall be limited to resi-
dents of the subdivision, apartments , condo-
miniums , or similar developments for which the
dock was built .
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B . Maximum Number of Berthing Spaces
(1) The ratio of moorage berths to residential
units shall be a fraction less than one .
7. 12 .05 Use of Buoys and Floats
A. Where feasible, the use of buoys and floats for
moorage should be encouraged as an alternative
to the construction of piers and docks . Such
buoys and floats are to be placed as close to
shore as possible in order to minimize hazards
to navigation .
7 . 12 .06 Commercial and Industrial Docks
A. The following dock specifications shall be
allowed:
(1) Unless otherwise determined or directed by
any State agency having jurisdiction there-
over, the dock may extend into the water
one hundred fifty (150) feet if the depth
of thirty (30) feet is not reached; the dock ,
may be extended until a depth of thirty (30)
feet is reached provided the dock does not
exceed two hundred fifty (250) feet .
(2) The maximum width shall be twelve (12) feet .
(3) If feasible the dock is to be parallel to
the water's edge.
B . Docks shall be placed no closer than thirty (30)
feet to a. side property line.
. _
--., . - i . *,4. ' . • . , , .
, .
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' • -62-
7. 3 Recreation ,
. ; .
7. 3 . 01 Definition : The refreshment of body and mind through ' ,
. ,
forms ' of play, amusement or relaxation. The recrelaion-
al -experience may be active, such as boating, fishing, -.
,
and 'swimming, or may be passive such as enjoying the
• . nitural beauty of the shoreline or its wildlife .
. 1 1
7 . 13 . 02 Public Recreation Public recreation uses shall be
permitted within the shoreline only when the following
i
criteria are considered :. 1 fi
! . A. Accessibility to the waters edge is provided;1 and
B. Recreational development shall be of such variety
as to satisfy the diversity of demands of the local-
,
1 .
community; and
. C . Just compensation is provided to the owner for
property acquired for the public use ; and
i
. D . It is designed to avoid conflicts with private pro-
.
perty rights and create minimum detrimental impact
on the adjoining property; and 1 '
1
1 E . It provides parking spaces to handle the designed
public use and it will be designed to have a mini-
' .
mum impact on the environment .
1
7 . 13. 03 Private Recreation Private recreational uses open to
, -
the public shall be permitted only when the following
standards are met : •
- A. There is reasonable public access to and along the
water ! s edge if necessary to have access to such
-uses ; and
' ( 1 .
B. The primary proposed facility is water dependent ; and ,
C . The secondary proposed facilities are water
oriented; and
...
•
D . The proposed facility will have 'no significant'
detrimental effects on adjacent parcels ; and 1 . ,
1
E . Adequate, screened and landscaped parking facilities
- that are separated from pedestrian paths are pro-
vided.
. .
. 1 .
1
. 1
. ,
• i . , ..
. ,
•
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7. 14 Residential Development
7. 14 . 11 Residential developments shall be allowed only when :
A. Adequate public utilities are available.; and
B. Residential structures are set back inland from
the water' s edge a minimum of 20 feet ; and
C . Density shall not increase beyond the zoning
density outlined in the Renton Urban Area Coin-
.
prehensive Plan . •
7 . 14 . 02 No floating residences are to be allowed.
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7, 15 Roads and Railroads
7 . 15 . 01 Location
A. Major highways , freeways 'and railways are to be
located away from shorelands , except in induls-
trial areas , in order that shoreland roads may
be reserved for slow-moving, recreational
traffic .
7. 15 . 02 Design requirements
A. Where possible, shoreline roadways are to be',
scenic boulevards and are to be restricted to
existing rights-of-way.
B. Roadways located in wetland areas are to be
designed and maintained to prevent soil erosion
and to permit natural movement of ground wafer.
C .. All debris and other waste materials from con-
struction are to be disposed of in such a way
as 'to prevent their. 'entry by erosion into any
water body.
D . Road locations are to be planned to fit the
topography where .possible in order that minimum
alteration of existing natural conditions will be
necessary.
i I
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f i
.
-65-
7. 16 Signs
7 . 16.. 01 Design requirements 5
A . Visual access to water and shoreline from vistas
and viewpoints is not to be impaired by the
placement of signs . Where feasible , signs are
to be constructed against existing buildings or
structures to minimize visual obstruction of the
•
water and shoreline .
B . Outdoor advertising signs are to be limited to
areas of high intensity industrial and commercial
use , are to be stationary, non-blinking, and of
a size commensurate with the structure to which
they are fixed .
C . Off-premises and non-appurtenant signs are pro-
hibited on the shoreline ,
D . Illuminated or free-standing signs , or any signs
extending above rqoflines , are prohibited on the
tfrrgq ;
shoreline except for required navigational aids .
7 . 16 . 02 Design standards
A. Sign restrictions are to conform wi-th the standards
se.t forth on the Renton City Sign Code , which is
hereby incorporated by reference into this Master
Program except as provided in 7 . 16 . 01 .
Ip ._
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. 17 Stream Alteration
7 . 17 . 01 Definition : Stream alteration is the relocation or
change in the flow of a river, stream or creek . A
river, stream or creek are surface water runoff flowing,
in a natural or modified channel . .
7 .17 . 02 Prohibited Stream Alteration
A. Stream alteration is prohibited in unique and fra= :'
gile areas .
B. Stream alteration solely for the purpose of enlarg-
ing the developable portion of a parcel of land or
increasing the economic potential of a parcel of
land is prohibited .
C . Stream alteration is prohibited if it would be ,
significantly detrimental to adjacent parcels .
7 . 17 . 03 Regulations on Stream Alteration
A. All proposed stream alteration shall be designed by
a licensed engineer. The design shall be submitted
to the Planning Department as part of the application ..
B. The responsibility rests solely with the applicant to
demonstrate the necessity of the proposal .
C . The timing and the methods employed will have minimal
adverse effects on acquatic life .
D. Pollution is minimized, including during construction .
E . The project must be designed so that the low flow
is maintained and the escapement of fish at low.
water is possible .
F . No permanent overwater cover or structure shall be
allowed unless they are in the public interest ):
� I
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`:. ails
7A184311 Definition : For the purposes of the Shoreline
Master Program, trails are a non-motorized trans-
portation route designed primarily for pedestrians
and bicyclists .
7, 1S, 02 Permitted uses Trail uses shall be permitted within
the Shoreline when the following standards are met :
A. Provisions for maintenance operation and security
have been provided .
B . They link water access points along the shore-
line or they link water access points along the
'shoreline with upland community facilities .
C . They are designed to avoid conflict with private
property rights and to create the minimum objec-
tionable impact on adjacent property owners .
D . Just compensation is provided to the owner for
property to be acquired bythe, public .
E . They insure the rights and privacy of the adjoin-
ing property owners are protected .
F . Overwater structures required by the trails are
determined to be in the public interest.
G . They are designed with a surface material which '
will, carry the actual user loads and will have 4
a minimum impact on the environment .
i r
7., 19 Utilities .
7. 19 . 01 Landscaping
A. Native Vegetation
1 . The native vegetation shall be maintained
whenever possible .
2 . When utility projects are complete in the
water or wetland, the disturbed area shall be
restored and landscaped as nearly as possible
to the original condition , unless new land
scaping is determine& to be more desirable -
B . All vegetation and screening shall be hardy enough
to withstand the travel of service trucks and
similar traffic in areas where such activity oc!curso
C . Site Screening of Public Utilities When a public
utility building, telephone exchange , sewage pump-
ing operation of a public utility is built in the
shoreline area, the requirements of this Master,
Program shall be met and the following screening
requirements shall be met . If the requirements of
section 7 . 19 . O1A Native Vegetation and the require-
,
ments of this section are in disagreement , the
requirements of this section shall take precedelnce .
1 . If the installation is housed in a building,
the building shall conform architecturally
with the surrounding buildings and area or with
the type of building that will develop due ,to
the zoning district .
2 . An unhoused installation on the ground or a
housed installation that does not conform with
(1) above , shall be sight screened with ever- '
green trees , shrubs, and landscaping planted
in sufficient depth to forman effective and
actual sight barrier within five (5) years .'
3 . An unhoused installation of a dangerous nature ,
such as an electrical distribution substation
shall be enclosed within an eight (8) foot ,
-69-
high open wire fence . Such installations
shall be sight screened with evergreen trees ,
shrubs , and landscaping planted in sufficient
depth to form an effective and actual ' sight
barrier except at entrance gate (s) , within .
five (5) years .
7 ..19 . 02 Special Considerations for Pi_pelines •
A. Pipelines Installation and operation of pipe-
lines shall protect the natural conditions of
adjacent water courses and shorelines .
1 . Water quality is not to be degraded to the
detriment of marine life nor shall water
quality standards be violated ,
2 . Native soils shall be protected from erosion
and natural conditions restored .' Water course
banks and bottoms shall be protected, where
necessary, with suitable surface treatment .
3 . Petro-chemical or toxic material pipelines
shall have automatically controlled shutoff
valve at each side of the water crossing .
4 . All petro-chemical or toxic material pipelines
shall be constructed in accordance with the
regulations of the Washington State Transpor-
"cation Commission and subject to review by the
City Engineering Department .
Major Utilities -- Specifications
7 . 19 . 03
A. Electrical Installations
1 , Overhead High Voltage Power Lines
a . New overhead power lines are prohibited in
scenic areas , recreational areas , public •
roadways and right-of-ways . Overhead
power lines may be' permitted in sensitive
• • - wetlands , when undergrounding is not possible . •
•
b . Structure of overhead power lines shall be
single pole type or other esthetically
compatible design .
-70-
2 . Electrical Distribution Substations Electric-
al distributions shall be at a wetland location
only when there exists no feasible site out of
the wetland area and when the screening re-
quirements of section 7 . 19 . O1C are met .
B . Communications This section applies to telephone
exchanges including radar transmission installa-
tions , receiving antennas for cable television
and/or radio, and any other facility for the trans-
. mission of communication systems . Communication
installations may be permitted in the shoreline area
only when there exists no feasible site out of the
shoreline and water area and when the screening re-
quirements of section 7 . 19 . O1C are met . In an
aesthetic interest, such installations shall be
located as far as possible from residential , recrea-
tional and commercial activities .
I '
C . Pipeline Utilities All pipeline utilities shall
be underground. When underground projects are com-
pleted on the bank of a water body or in the wet-
land of a shoreline, the disturbed area shall be
restored to the original configuration . Under-
ground
utility installations shall be permitted
only when the finished installation shall not im-
pair the appearance of such areas .
i I
D . Public Access All utility companies shall be
encouraged to provide public access to utility owned
shorelines when such areas are not potentially
hazardous to the public . Where utility rights-of
way are located near recreational or public use areas ,
utility companies shall be encouraged to provide said
rights-of-way as parking or other public use areas for
the adjacent public use area.
E . All,-Inclusive Utility Corridor When it is neces-
sary for more than one (1) major utility to go
along the same general route, the common use of a
_71-
single utility right-of-way is strongly encouraged `e°'; '> "'j' '"
When feasible , it would be desirable to include
railroad lines within this right-of-way also .
7. 19 .04 pLocal Service Utilities , Specifications
A. Waterlines Sizes and specifications shall be de-
termined by the Public Works Department in accor-
•
dance with American Water Works Association (AWWA)
guidelines ,
B . Sanitaryof Sewer The existence or use outhouses
or privies is prohibited. All uses shall hook to
the municipal sewer system. There shall be no sep
tic tanks or other onsite sewage disposal systems .
Storm drainage and pollutant dr::inage shall not
enter the sanitary sewer system. During construc-
tion phases , commercial sanitary chemical toilets
may be allowed . only • until proper plumbing facilities,
are completed . All sanitary sewer pipe sizes and .
materials shall be approved by the Renton Public
Works Department and Metro . •
C . Storm Sewers A storm sewer drainage system shall
� . be required. Pre-treatment of storm run-off or
diversion to sanitary sewers may be required to •
keep deleterious substances out of neighboring
water courses.. Storm sewer sizes and .specifi<:ations'
shall be determined by the Public Works Department
•
in accordance with A. P . W,A. guidelines .
D. Discharges of Pollutants and Petroleum Products
1 . Discharges of pollutants into water courses and
ground water shall be subject to the Department
of Ecology, Corps of Engineers , and the Environ-
mental Protection Agency for review of permits
- for discharge .
2 . Oil Separations - these units shall be required
at sites that have oil waste disposal into
sanitary or storm sewer . These units shall be
built to Municipality of Metropolitan Seattle
•
72-
(METRO) or. State of Washiiigto'n Dep'artnient of
Public Health specifications :
3 . Petroleum Bulk Stora1e and Distribution
Petroleum facilities shall receive special
design to reduce their impact on shoreline
management areas. Petroleum facilities shall
install equipment and employ handling tech-
niques that will eliminate oil and petroleum
pollutants . These facilities must obtain per- ,
wits and are subject to review by the State 'De-
partment of Ecology, the Federal Corps of
Engineers and Environmental Protection Agency,
the local Puget Sound Air Pollution Control,
Agency and City of Renton Planning and Engineer-
ing Departments .
7 . 19 . 05 All-Inclusive Utility Tunnels
For the distribution of local utilities , utility tunnels ,
under the street right-of-way are recommended to carry
all local utility services . For new development , the
tunnel could be built at the time of road construction .
The tunnel would include all utility services , both
public and private , necessary forouse in the public right-
of-way , such Rs wiring for street lighting and water lines
for fire hydrants , and all utility services necessary for
the private uses of the area .
1 I '
I ;
4
-7 3-
VARIANCES &
CONDITIONAL USES
-74-
SECTION 8 VARIANCES AND CONDITIONAL USES
8 . 01 Variances and Conditional Use Permits The Renton Plan-
ning Commission shall have authority to grant conditional
use permits and variances in the administration of the
Renton Master Program. The power to grant variances and
conditional use permits should be utilized in a manner
which, while protecting the environment , will assure
that a person will be able to utilize his property in a
fair and equitable manner . It shall be recognized that
a lawful use at the time the Master Program is adopted is
to be considered a permitted use and maintenance and
restoration shall not require a variance or a conditional
use permit . Both variances and conditional use permits
are forwarded to the Department of Ecology and the
Attorney General ' s Office for approval or denial .
8 . 02 Variances Upon proper application , a substantial devel-
opment permit may be granted which is at variance with
the criteria established in the Renton Master Program
where , owing to special conditions pertaining to the
specific piece of property, the literal interpretation
and strict application of the criteria established in
the Renton Master Program would cause undue and unneces-
sary hardship or practical difficulties . The fact that
the applicant might make a greater profit by using his
property in a manner contrary to the intent of the Master
Program is not , by itself, sufficient reason for vari-
ance . The Planning Commission must find each of the
following :
8.. 02 . 01 ` Exceptional or extraordinary circumstances or condi-
tions applying to the subject property or to the in-
tended use thereof that do not apply generally to
other properties on shorelines in the same vicinity.
8. 02 . 02 The variance permit is necessary for the preservation
and enjoyment of a substantial property right of the
applicant possessed by the' owners of other properties
on shorelines in the same vicinity.
-75-
8.02 .03 The variance permit will not be materially
detrimental to the public welfare or injurious
to property on the shorelines in the same
vicinity.
8.02 .04 The variance granted will be in harmony with
the general purpose and intent of this Master
Program.
8.02 .05 The public welfare and interest will be pre-
served; if more harm will be done to the area
by granting the variance than would be done to
the applicant by denying it, the variance will
be denied, but each property owner shall be
entitled to the reasonable use and development
of his lands as long as such use and development
is in harmony with the general purpose and intent
with the Shoreline Management Act of 1971 and the
provisions of this Master Program,
8.03 Conditional Use Upon proper application, a con-
ditionaliuse permit may be granted. The objective
of a conditional use provision is to provide more
control and flexibility for implementing the
regulations of the Master Program. With provisions
to control undesirable effects , the scope of uses
can be expanded to include many uses . Uses classi-
fied as conditional uses can be permitted only after
consideration and by meeting such performance
standards that make the use compatible with other
permitted uses within that area. A conditional use
permit will be granted subject to each of the follow-
ing conditions :
8.03.01 The use must be compatible with other permitted
uses within that area.
-76-
8 .03.02 The use will not interfere with the public
use of public shorelines .
8 .03.03 Design of the site will be compatible with the
surroundings and the City °s Master Program.
8 .03.04 The use shall be in harmony with the general
purpose and intent of the City ° s Master Program.
8 .04 Time Limit Conditional Permits and Variances
shall be deemed to be approved within thirty (30)
calendar days from the date of mailing to the
Department of Ecology and the Attorney General ' s
Office unless written communication is received
by the applicant and the- City indicating other-
wise.
-77-
DEFINITIONS
•
-78- .
' . ' ' •SECTION 9 ' DEFINITIONS
a
For the purpose of, this Master Program, certain terms and their
Jderivations shall be construed as specified in this section' . .
Words in. the singular include the plural, and the plural , the •
„' singular. The words "shall" and "will" are mandatory; the ,word
! "may" is permissive .
' 9 . 01 . Act The Shoreline ' Management Act of 1971 , Chapter
90 . 58 RCW.
9 . 02 Activity ,. A happening associated with a use ; the use, of
energy toward a specific action or pursuit . Examples' of
shoreline activities include but are not limited to fish-
ing, swimming, boating, dredging, fish spawning, wildlife
9 I
nesting, or, discharging of materials . Not, all activities
necessarily require a. shoreline location .
, 9 . 03 Aquaculture , The culture or. .farming of aquatic animals
Hand plants ..
9 . 04 Boat Launching Ramp A facility with an inclined surface
extending into. the water which allows launching of boats .
directly into . the . water from trailers . .
', 9 . 05 Breakwater A protective structure , . usually built off-
shore for the purpose of, protecting the. shoreline or
harbor •areas from wave action . - - . • .
i9 . 06 . "Building. Any structure hay.ing , a roof intended .to bel
. : ,
used. for, the shelter or .enclosure . or, persons , plants ,',
animals or property. . •
9 .07..'Bulkhead' •-'A• wall or embankment used for holding back'
. earth. . . '
9 . 08- Buoy' A. floating object anchored in. a lake , river, etc .- '
to. warn:.. of, rocks , shoals, etc.. . or used for boat. moorage .
'19 . 09 , Circulation - Those means , of transportation' which carry
passengers or goods to , from, over, or along• a corridor . .'9 . 10 : • Corr.idor,. , A strip of- land forming' a passageway between
- two otherwise separate - parts . . • , . ,
;! 9 . 11 Development . A: use: consisting , of the construction of
exterior alteration of structures ; dredginlg; drilling;
dumping; filling; removal of any sand, graivel or minerals ;
i
-79-
bulkheading, driving of piling; placing of obstructions ;
or any other project of a permanent or temporary nature
which interferes with the normal public use of the surface
of the waters overlying lands subject to the act at any
state of water level ,
9 . 12 Dock A fixed .or floating platform extending from the
Ihore over the water.
9 . 13 . Dredging The removal of earth from the bottom or banks
Of a body of water.
9. 14 Economic Development A development which provides a
Service , produces a good, retails a commodity, or engages )
in any other use or activity for the purpose of making
II
inancial gain.
9 . 15 Filood Control Any undertaking for the conveyance , con
iIrol , and dispersal of flood waters .
9 . 16 1loodplain The area subject to a 100-year flood.
9 . 17 hearings Board The shorelines hearings board established
blly the act .
9 . 18 !landfill Creation or maintenance of beach or creation of
I
ry upland area by the deposit of sand, soil , gravel or
dither materials into shoreline areas .
9 . 19 !licensed Engineer A professional engineer, licensed to
practice in the State of Washington.
9 . 20 Marina A use providing moorages for pleasure craft which
!lso may include boat launching facilities , storage , sales
nd other related services .
9 . 21 Iviaster Program The comprehensive shoreline use plan for
ihe City of Renton , and the use regulations , together with
aps , diagrams , charts or other descriptive material and
ext , a statement of desired goals and standards developed
in accordance with the policies enunciated lin Section 2 '
olf the act .
9 . 22 Moorage Any device or structure used to secure a vessel
I
for temporary anchorage , but which is not attached to the
vessels . Examples of moorage are docks or buoys . .
-80-
9 . 23 Multiple-Use The combining of compatible uses within one
development , of which the major use or activity is water
dependent . All uses or activities other than the major
one are directly related and necessary to the major use or
activity.
9 . 24 One-hundred Year Flood The maximum flood expected to occur
during a one-hundred (100) year period.
9 . 25 Open Space A land area allowing view, use or passage which
is almost entirely unobstructed by buildings , paved areas ,
or other man-made structures .
,9 . 26 Pier A general term including docks and similar structures
consisting of a fixed or floating platform extending from the
shore over the water .
'9 . 27 Planned Unit Development Special contractual agreement
between the developer and a governmental body governing
development of land.
9 . 28 Public Access A means of physical approach to and along
the shoreline available to the general public . This, may
also include visual approach .
'9 . 29 Recreation The refreshment of body and mind through forms
of play, amusement or relaxation .. The recreational experi-
ence may be active , such as boating, fishing, and swimming,
or may be passive such as enjoying the natural beauty of
the shoreline or its wildlife .
9 . 30 Residential Uses Developments where persons reside in-
cluding but not limited to single-family dwellings , apart-
ments , and condominiums .
9 . 31 Shorelines All of the, water areas of the City of Renton ,
including reservoirs , and their associated wetlands , togeth-
er with the lands underlying them, except :
A. Shorelines of state-wide significance ;
B. Shorelines on segments of streams upstream of a point
where the mean annual flow is twenty (20) cubic feet
per second or less , and the wetlands associated with
. such upstream segments ; and
C . Shorelines on lakes less than twenty (20) acres in size.
and wetlands associated with such small lakes .
-81-
9 . 32 Shorelines of State-wide Significance Those shorelines ,
described in Section 3 of the act .
9 . 33 Shorelines of the City The total of all "shorelines" andl
"shorelines of state-wide significance" within the City of
Rrnton ,
9 . 34 Structure A combination of materials constructed or
erected on the ground or water, or attached to something .
hiving a location on the ground or water.
9 . 35 Subdivision A parcel of land divided into two or more ,
p .rcels ,
9 . 36 Substantial Development Any development of which the total
dool cllst or fair market value, exceeds one thousand (1 , 000)
llars or any development which materially interferes with
tfe normal public use of the shoreline .
9 . 37 S6bstantial Development Permit The Shoreline Management
sl&bstantial development permit provided for in Section 14
of the Shoreline Management Act of 1971 (RCW 90 . 58 . 140) . ,
9 . 38 - Uaicue and Fragile Areas Those portions of the shoreline
which (1) contain or substantially contribute to the main
tenance of endangered or valuable forms of life ; and
(I) have unstable or potentially hazardous topographic ,
glologic or hydrologic features (such as steep slopes ,
m' rshes) .
9 . 39 Water-Dependent Referring to uses or activities which
nllcessarily require a shoreline location as a major and
integral part of that use or activity.
9. 40 Water-Oriented or Water-Related Referring to uses , activi-
tlliffes or facilities which are not necessarily water-dependent,
bu'� t still incorporate in their design some kind of advan-
tageous use of the water, for example walkways or view
windows .
9 . 41 Wetlands or Wetland Areas Those lands extending landward,
for two hundred (200) feet in all directions , as measured
on a horizontal plane from the mean high-water line and
ail marshes , bogs , swamps , floodways , river deltas , and
f oodplains associated with streams , lakes and tidal
wIters which are subject to the provisions of the act .
1
MAYOR CHARLES J . DELAURENTI
CITY COUNCIL KENNETH D. BRUCE
EARL CLYMER
WILLIAM J . GRANT
ROBERT E . MC BETH
GEORGE J . PERRY
PATRICIA M . SEYMOUR
RICHARD M . STREDICKE
CITIZENS ADVISORY COMMITTEE ROBERT BIGNOLD
ALEX CUGINI , JR .
WILLIAM C . GODDARD
DOROTHY HERBERT
DON kiU 1tLC.
ROBERT E . MC BETH
SHARON NEGLAY
ROBERT J . PHELPS
W. STEWART POPE
ROBERT W . SCHALKLE
ARTHUR D. SCHOLES
Armondo Pavone 0,, ---'
Mayor -
SHORELINE
City Clerk Jason A.Seth,MMC
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City of Renton
Planning Department
March 1976
1055 Soutl,Grady Way, Renton,WA 98057 • 425-430-6510 • Fax 425-430-6516 • rentonwa.gov
CITY O F RE N T (Armond()Pavone
Mayor a�
PLANNING DEPARTMENT
City Clerk Jason A.Seth,MMC
Gordon Y . Ericksen Planning Pi rector
James L . Magstadt Assistant Planning Director
Gary R. Kruger Senior Planner
Michael L . Smith . . Associate Planner
Joan A. Lankford Assistant Planner
Victor R . Feltin Planning Technician
William C. Turner . Planning Technician
Willis Roberts . . . . . . Secretary
Maurita Schwartz . Administrative Clerk
Brenda Gray Clerk Typist *
Participating Planning Department Staff
Gary R. Kruger, Project Planner
r
Willis Roberts
Craig Johnson *
Jeanne Nelson *
Mary Draper *
Alice Deacy *
Mary Lynn Kinkade *
* Temporary Employees February 1976
1055 S< uth Grady Way, Renton,WA 98057 • 425-430-6510 • Fax 425-430-6516 • rentonwa.gov