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Dev Regs Supplemental 12 - May 2001
CODE PUBLISHING, INC. P.O. Box 51164 Seattle, WA 98115-1164 (206) 527-6831 ______________ INSTRUCTION SHEET:RENTON DEVELOPMENT REGULATIONS Renton Municipal Code Title 4 Supplement No. 12/May 2001 Includes Ordinances through 4900 REMOVE PAGES INSERT NEW PAGES Preface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Preface CHAPTER 1: i – iv . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i – iv 20.7 – 20.8 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7 – 20.8 CHAPTER 2: i – ii . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i – ii 161 – 162 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 161 – 162 CHAPTER 8: i – iv . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i – iv 27 – 28.2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 – 28 57 – 58 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 – 58 (Revised 5/01) PREFACE Citation to the Renton Development Regulations: This code contains all the provisions of Title 4 of the Renton Municipal Code and should be cited as RMC; i.e., “see RMC 4-10-010”. An RMC chapter should be cited chapter 4-10 RMC. An RMC section should be cited RMC 4-10-010. Through references should be made as RMC 4-10-010 through 4-10-040. Series of sections should be cited as RMC 4-10-010, 4-10-020, and 4-10-030. Page and section numbering system: The page numbering system for these regulations does not run sequentially from the first page of the document to the last. Instead, page numbering begins with the number of the chapter followed by a page number. Each chapter starts with a Table of Contents listing the provisions found in the chapter by page number. These Table of Contents pages themselves are numbered with lowercase Roman numerals. For example, the first page of the Table of Contents of the first chapter is 1-i; the first page of text of the first chapter is 1-1; the tenth page is 1-10. The first page of the Table of Contents of the second chapter is 2-i; the first page of text is 2-1, and so on to the end of the document. As the Development Regulations are supplemented and pages are added, a decimal numbering and lettering system is used to allow for expansion of existing chapters. A detailed directions page is included with each supplement. The section numbering system used in the Development Regulations operates in the following manner: Legislation: The legislative source of each section is enclosed in parentheses at the end of the applicable section or subsection. References to ordinances are abbreviated and a semicolon between ordinance citations indicates an amendment of the earlier section; thus “(Ord. 4638, 4-4-94; Amd. Ord. 4654, 6-5-94)” refers to Ordinance No. 4638 as amended by Ordinance No. 4654. Index: The Development Regulations index follows Chapter 4-11. The index includes com- plete cross-referencing and is keyed to the section and subsection numbers described above. Errors or omissions: Although considerable care has been used in the production of this code, it is inevitable in so large a work that there will be errors. As users of this code detect such errors, it is requested that a note citing the section involved and the nature of the error be mailed to: Code Publishing Company, P. O. Box 51164, Seattle, WA 98115-1164, so that correction may be made in a subsequent update. Computer access: The code is available in the following computer formats: ASCII text or Folio infobase. 410010 A1a(i) title of Renton Municipal Code chapter of title section of chapter subsections –– This Supplement No. 12 brings the Renton Development Regulations up to date through Ordinance 4900, passed March 19, 2001. 1 - i (Revised 5/01) Chapter 1 ADMINISTRATION AND ENFORCEMENT This Chapter last amended by Ord. 4890, February 5, 2001. SECTION PAGE NUMBER NUMBER 4-1-010 TITLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-1-020 PURPOSE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-1-030 AUTHORITY TO ADOPT REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-1-040 CONFORMITY WITH DEVELOPMENT REGULATIONS REQUIRED (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-1-050 ROLES AND RESPONSIBILITIES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 A. Planning/Building/Public Works Administrator or Designee. . . . . . . . . . . . . . . . 1 1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 B. Board of Public Works . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 C. Environmental Review Committee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 D. Board of Adjustment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 E. Planning Commission. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1. Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 2. Shoreline Master Program Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 3. Area-Wide Zoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 4. Land Use Regulations and Processes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 F. Hearing Examiner. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 2. Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 3. Variances from the provisions of the subdivision regulations relating to a full subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 4. Appeals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 G. City Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 H. Review Authority for Multiple Permit Applications . . . . . . . . . . . . . . . . . . . . . . . 4 4-1-060 COMPREHENSIVE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 A. Purposes of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 B. Description of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 C. Plan Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 1. Required Elements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 2. Optional Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 3. Land Use Element Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 D. Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 4-1-070 CONSISTENCY OF REGULATIONS WITH COMPREHENSIVE PLAN . . . . 6 A. Consistency Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 B. Instruments Implementing the Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . 6 1. Title 4 – Development Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 2. Title 8 – Health and Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 3. Title 10 – Traffic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 4-1-080 INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 A. Conflicts and Overlaps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 SECTION PAGE NUMBER NUMBER (Revised 5/01)1 - ii B. Requirements Listed Are Minimums . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 C. Terminology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 D. Duty of Zoning Administrator – Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4-1-090 LIABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 A. City Officer or Employee Not Liable. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 B. Liability of Owner or Builder Not Reduced . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 C. Disclaimer of Liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4-1-100 ENFORCEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 A. Enforcement Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 4-1-110 VIOLATIONS AND PENALTIES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 A. Violation Unlawful. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 B. Violations of this Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 4-1-120 SEVERABILITY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 4-1-130 TITLE NOT EXCLUSIVE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 4-1-140 BUILDING FEES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 A. Building Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 B. Combination Building Permit Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 C. Building Plan Check Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 D. Nonresidential Energy Code Fees for Alterations without Associated Floor Area (Deleted). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 E. Energy Code Fees for New Nonresidential Projects with Associated Floor Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 1. Envelope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 2. Mechanical Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 3. Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 F. Electrical Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 1. Residential Fees – Single Family and Duplex . . . . . . . . . . . . . . . . . . . . . . . 13 2. Multi-Family, Commercial and Industrial Fees. . . . . . . . . . . . . . . . . . . . . . . 13 3. Temporary Electrical Services – All Uses . . . . . . . . . . . . . . . . . . . . . . . . . . 13 4. Miscellaneous Electrical Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 5. Increase or Decrease of Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 6. Investigations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 7. Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 G. Grade and Fill License Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 1. Grading License Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 2. Grading Plan Check Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 3. Drainage Plan Check Fees Associated with a Grading License . . . . . . . . . 14 4. Solid Waste Fills. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 5. Annual Licenses of Solid Waste Fills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 H. House Moving/Minimum Inspection Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 I. Inspection Fee for Condominium Conversions . . . . . . . . . . . . . . . . . . . . . . . . . 15 J. Manufactured/Mobile Home Installation Fees . . . . . . . . . . . . . . . . . . . . . . . . . . 15 K. Mechanical Permit Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 L. Plumbing Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 M. Sign Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 1. Permanent Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 2. Engineering Review Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 3. Temporary Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 SECTION PAGE NUMBER NUMBER 1 - iii (Revised 5/01) 4. Request for Administrative Modifications of City Center Sign Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 5. Work in Advance of Sign Permit Issuance . . . . . . . . . . . . . . . . . . . . . . . . . 17 N. Swimming Pool/Hot Tub/Spa Installation Fees . . . . . . . . . . . . . . . . . . . . . . . . 17 O. Miscellaneous Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 1. Replacement Permit Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 2. Reinspection Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 3. Plan Review Fees for Electrical, Plumbing, or Mechanical Permits. . . . . . 17 4-1-150 FIRE PREVENTION FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 A. Fire Plan Review and Inspection Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 B. Fire Permit Type. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 4-1-160 SCHOOL IMPACT MITIGATION FEES. . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 A. Findings and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 B. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 C. Impact Fee Program Elements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 D. Fee Calculations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 E. Assessment of Impact Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 F. Exemptions and Credits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1 G. Appeals and Independent Calculations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2 H. The Impact Fee Account, Uses of Impact Fees, and Refunds. . . . . . . . . . . . 20.3 I. Interolcal Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.4 J. Adoption of the District Capital Facilities Plan and Submission of the Annual Updates and Report and Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.4 K. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5 L. Special Fund Created. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5 M. City Not Responsible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5 N. Severability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5 4-1-170 LAND USE REVIEW FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.6 A. Application Type. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.6 B. Joint Land Use Applications. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7 C. Refund of Land Use Application Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7 4-1-180 UTILITY FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7 A. Latecomer’s Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7 1. Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7 2. Segregation and Relief of Latecomer’s Fees . . . . . . . . . . . . . . . . . . . . . . 20.7 a. Segregation of Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7 b. Relief Due to Two (2) Similar Facilities. . . . . . . . . . . . . . . . . . . . . . . . 20.7 c. Relief Due to Future Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7 d. Partial Release of Properties Due to Subdivision. . . . . . . . . . . . . . . . 20.7 B. Public Works Plan Review and Inspection Fees . . . . . . . . . . . . . . . . . . . . . . 20.8 1. Street and Utility Plan Review and Inspection Fees. . . . . . . . . . . . . . . . . 20.8 2. Water Meter Installation Fees – City Installed . . . . . . . . . . . . . . . . . . . . . . 21 3. Meter Processing Fees – Applicant Installed . . . . . . . . . . . . . . . . . . . . . . . 21 C. Public Works Construction Permit Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 1. Water Construction Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 2. Wastewater Construction Permit Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 3. Surface Water Construction Permit Fees. . . . . . . . . . . . . . . . . . . . . . . . . . 22 SECTION PAGE NUMBER NUMBER (Revised 5/01)1 - iv 4. Work in Right-of-Way – Construction Permit . . . . . . . . . . . . . . . . . . . . . . . . 22 5. Franchise Work within Right-of-Way, Easements, and Public Property – Inspection and Plan Review Fees (Cable TV, Natural Gas, Telephone, Electrical) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 D. Release of Easement Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 E. Right-of-Way Use Permit Fees – Revocable Permits for the Use of Excess Public Right-of-Way. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 F. Special Assessment District Charges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 2. Exemptions for Special Assessment District Fees. . . . . . . . . . . . . . . . . . . . 23 a. Segregation of Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 b. Relief Due to Two (2) Similar Facilities . . . . . . . . . . . . . . . . . . . . . . . . . 23 c. Relief Due to Future Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 d. Partial Release of Properties Due to Subdivision . . . . . . . . . . . . . . . . . 23 G. Street and Alley Vacation Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 H. Temporary Surface Water Connection Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 I. System Development Charges (SDC) – Water, Wastewater and Surface Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 1. Type of Land Use. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 2. Charges for Property Not Previously Assessed – Sanitary Sewer. . . . . . . . 25 a. Fund and Method of Payment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 b. System Development Charge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 3. Charges for Property Not Previously Assessed – Surface Water . . . . . . . . 29 a. Fund and Method of Payment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 b. System Development Charge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 c. Credit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 4. Charges for Property Previously Not Assessed – Water . . . . . . . . . . . . . . . 34 a. Fund and Method of Payment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 b. Special Water Utility Connection Charge . . . . . . . . . . . . . . . . . . . . . . . . 34 c. Credit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 4-1-190 MITIGATION FEES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 4-1-200 EXTRA FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 4-1-180A 1 - 20.7 (Revised 5/01) 4-1-180 UTILITY FEES: A. LATECOMER’S FEES: 1. Authorized: The City may impose pri- vate latecomer charges on the developer to recover the costs associated with the cre- ation of the Latecomer Agreement, and the collection and distribution of reimbursement of fees collected for the developer under the agreement. The imposition, collection, pay- ment and other specifics concerning these charges are detailed in Chapter 9-5 RMC, Latecomer’s Agreements. (Ord. 4443, 3-28-1994; Amd. Ord. 4890, 2-5-2001) 2. SEGREGATION AND RELIEF OF LATECOMER'S FEES: a. Segregation of Fees: The City shall grant a segregation of private developer held latecomer’s fees if the property front- ing the improvements legally subdivides by plat, short plat, binding site plan, etc. The burden of establishing the segrega- tion by legal description, number of units and map would be on the party owing the fee and not the City. The subdivider or pe- titioner of the segregation is required to pay a seven hundred fifty dollar ($750.00) processing fee for staff work. b. Relief Due to Two (2) Similar Facil- ities: The Planning/Building/Public Works Administrator, or the Administra- tor’s designee, based on good sound en- gineering practices, will consider relieving a parcel of a latecomer’s fee/assessment if the property has a benefit from either (but not both) of two (2) similar facilities. The Planning/Building/Public Works Ad- ministrator or the Administrator’s desig- nee will make the decision based on engineering and policy decisions as to which facility(s) benefit and/or are utilized by the parcel and the assessment due would be that associated with the utilized facility. If there are no engineering or pol- icy reasons that support the selection of one facility over the other, the City shall give the applicant the choice of facilities to utilize. c. Relief Due to Future Subdivision: At the time the latecomer’s agreement is formed, and as a condition of the latecom- er’s agreement, the City may require that the assessment against a parcel be divid- ed such that a single family residential connection will be assessed based upon the size of a typical single family residen- tial lot in that area. The remainder of the cost attributed to said site will be due at such time as the parcel develops further either by subdivision or increased densi- ty. d. Partial Release of Properties Due to Subdivision: The Planning/Building/ Public Works Administrator or the Admin- istrator’s designee will consider relieving a part of the latecomer’s assessment if a subdivision of the property severed a link- age between a resulting lot and the street frontage (containing latecomer’s im- provement(s)). Relief may be granted so long as a proposed lot does not have di- Procedure Fee Amount Processing fee (Nonrefundable) $500 if amount covered by latecomer’s is $20,000 or less $1,000 if amount covered by latecomer’s is between $20,000 and $100,000 $2,000 if amount covered by latecomer’s is greater than $100,000 Latecomer’s Agreement – Administration, processing and collection fee 15% of total amount to be collected if amount covered by latecomer’s is $20,000 or less 10% if amount covered by latecomer’s is between $20,000 and $100,000 5% if amount covered by latecomer’s is greater than $100,000 Fee to be collected by deduction from each individual latecomer fee payment and the balance forwarded to the holder of the latecomer’s agreement pursuant to RMC 9-5-9, Tender of Fee Segregation pro- cessing fee, if applicable $750 4-1-180B (Revised 5/01)1 - 20.8 rect access to or front footage on the street right-of-way containing improve- ment(s) and will not and cannot benefit from the improvements. (Ord. 4443, 3-28-1994) B. PUBLIC WORKS PLAN REVIEW AND INSPECTION FEES: (For replacements and improvements in the pub- lic right-of-way, easements or public property: streets, drainage, sewer and water service): All developers, municipal or quasi-municipal entities, or utility corporations or companies, except those specifically exempted, shall pay fees under this Section. Excepted entities include City-fran- chised cable TV, natural gas, telephone, and electrical power. Half of this fee must be paid upon application and the remainder when the per- mit(s) is issued. There are additional construction permit fees which are also payable upon issu- ance. The fee will be based upon percentages of the estimated cost of improvements using the fol- lowing formula: (Ord. 4345, 2-17-1992) (Ord. 4345, 2-17-1992) 1. STREET AND UTILITY PLAN REVIEW AND INSPECTION FEES Estimated Construction Cost: The applicant must submit separate, itemized cost estimates for each item of improvement sub- ject to the approval by the Public Works Plan Review Section Fee Amount: $100,000.00 or less 5% of cost Over $100,000.00 but less than $200,000.00 5% of the first $100,000.00, plus 4% of cost over $100,000.00 Over $200,000.00 5% of the first $100,000.00, plus 4% of cost over $100,000.00 but less than $200,000.00, plus 3% of cost $200,000.00 and over 2 - i (Revised 5/01) Chapter 2 LAND USE DISTRICTS This Chapter last amended by Ord. 4900, March 19, 2001. SECTION PAGE NUMBER NUMBER 4-2-010 ZONES AND MAP DESIGNATIONS ESTABLISHED . . . . . . . . . . . . . . . . . . . 1 A.Comprehensive Plan Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 B.Zoning Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 C.Zoning Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 D.Additional Restrictions on Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS . . . . . . . . . . . . . . . . . . . . . 1 A.General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 B.Resource Conservation Zone (RC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 C.Residential-1 du/acre (R-1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 D.Residential-5 du/acre (R-5) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 E.Residential-8 du/acre (R-8) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 F.Residential Manufactured Home Park Zone (RMH). . . . . . . . . . . . . . . . . . . . . . 2 G.Residential-10 du/acre (R-10) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 H.Residential-14 du/acre (R-14) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 I.Residential Multi-Family (RM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 J.Convenience Commercial Zone (CC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 K.Center Neighborhood Zone (CN) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 L.Center Suburban Zone (CS) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 M.Commercial Arterial Zone (CA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 N.Center Downtown (CD) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 O.Commercial Office Zone (CO) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 P.Center Office Residential Zone (COR 1, COR 2 and COR 3) . . . . . . . . . . . . . . 4 Q.Industrial-Light Zone (IL) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 R.Industrial-Medium Zone (IM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 S.Industrial-Heavy Zone (IH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1 T.Public Use Zone (P-1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 4-2-030 ZONING MAP INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 A.Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 B.Differences in Street Layout. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 C.Conflict Between Zoning Map and Chapter Text . . . . . . . . . . . . . . . . . . . . . . . . 5 D.Conflict Between Zoning Map and Legal Description of Rezone Ordinance . . . 5 E.Designation of Special Zoning Categories and Time Limitations. . . . . . . . . . . . 5 F.Yearly Update of Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 4-2-040 ZONING REGULATION INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . 5 A.Wireless Communication Facilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 1. Entire Lot Considered. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 2. Installation Not Considered an Expansion of Nonconformity . . . . . . . . . . . . . 6 4-2-050 PERMITTED LAND USES ESTABLISHED . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 A.Categories of Uses Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 B.Zoning Use Tables Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 SECTION PAGE NUMBER NUMBER (Revised 5/01)2 - ii C.Interpretation of Zoning Use Tables. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 1. Legend . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 2. Other Requirements Applicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 3. Additional Use-Related Conditions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4. Unclassified Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 5. Specifically Prohibited Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 6. Use Table Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4-2-060 ZONING USE TABLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 A. Agriculture, Resource Production and Animal Keeping . . . . . . . . . . . . . . . . . . . . 8 B. Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 C. Retail Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 D. Wholesale Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 E. Cultural, Entertainment and Recreational . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 F. Office and Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 G. Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 H. Transportation Services and Manufactured Home Sales. . . . . . . . . . . . . . . . . . 16 I. Storage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 J. Manufacturing and Industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 K. Commercial/Industrial Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 L. Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 M. Schools – Public and Private . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 N. Miscellaneous Uses and Modifications to Development Standards. . . . . . . . . . 25 O. Prohibited Uses, Specifically Identified . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 4-2-070 ZONING USE TABLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 A. Resource Conservation (RC). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 B. Residential-1 du/ac (R-1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 C. Residential-5 du/ac (R-5) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 D. Residential-8 du/ac (R-8) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 E. Residential Manufactured Homes (RMH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 F. Residential-10 du/ac (R-10) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 G. Residential-14 du/ac (R-14) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 H. Residential Multi-Family (RM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 I. Convenience Commercial (CC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 J. Center Neighborhood (CN) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 K. Center Suburban (CS) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 L. Commercial Arterial (CA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 M. Center Downtown (CD) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 N. Commercial Office (CO). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 O. Center Office Residential (COR) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62 P. Industrial Light (IL) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64 Q. Industrial Medium (IM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68 R. Industrial Heavy (IH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES. . . . . . . . . . . . 77 A.Subject to the Following Conditions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 B.Employment Area Valley . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 C.Downtown Core Area. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92 D.Downtown Pedestrian District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93 4-2-120B 2 - 161 (Revised 5/01)Conflicts: See RMC 4-1-080.SPECIAL REVIEW PROCESSGeneralNA NA NASPECIAL DEVELOPMENT STANDARDSModulation andArticulationNA NA COR 1 Zone: NA.COR 2 Zone: NA.COR 3 Zone: To consider shade/shadow effects and encourage compatibility, the following modulation/articulation require-ments shall apply in the COR 3 Zone.Modulation/Articulation: Buildings that are immediately adjacent to or abutting a public park, open space, or trail shall in-corporate at least one of the features in items 1 through 3, and shall provide item 4:1. Incorporate building modulation to reduce the overall bulk and mass of build-ings; or2. For each dwelling unit, provide at least one architectural projection not less than 2 ft. from the wall plane and not less than 4 ft. wide; or3. Vertical and horizontal modulation of roof lines and facades of a minimum of 2 ft. at an interval of a minimum of 40 ft. on a building face or an equivalent standard which adds interest and quality to the project; and4. Provide building articulation and tex-tural variety.DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONSCDCOCOR 4-2-120B (Revised 5/01)2 - 162 Conflicts: See RMC 4-1-080.(Amd. Ord. 4466, 8-22-1994; Ord. 4631, 9-9-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Ord. 4854, 8-14-2000; Ord. 4900, 3-19-2001)SPECIAL DEVELOPMENT STANDARDS (Continued)Upper Story SetbacksNA NA COR 1 Zone: NACOR 2 Zone: NACOR 3 Zone: To consider shade/shadow effects and encourage compatibility, the following upper story setbacks shall apply in the COR 3 Zone.Upper Story Setbacks: Buildings or por-tions of buildings which exceed 50 ft. in height which are located within 100 ft. of the shoreline shall include upper story setbacks for the facade facing the shore-line and for facades facing publicly acces-sible plazas as follows: The minimum setback for a fifth story and succeeding stories shall be 10 ft. minimum from the preceding story, applicable to each story. Also refer to Building Height require-ments.Projects not meeting the upper story set-backs defined above may be approved through a modification process.34DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONSCDCOCOR 8 - i (Revised 5/01) Chapter 8 PERMITS AND DECISIONS This Chapter last amended by Ord. 4900, March 29, 2001. SECTION PAGE NUMBER NUMBER 4-8-010 PURPOSE AND INTENT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-8-020 APPLICABILITY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-8-030 EFFECT OF PERMIT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4-8-040 PERMIT PROCESSES CLASSIFIED BY TYPE . . . . . . . . . . . . . . . . . . . . . . 1 4-8-050 EXEMPTIONS FROM STATE PROCESS REQUIREMENTS. . . . . . . . . . . . 1 A.State Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 B.Exemptions from State-Mandated 120-Day Review Process for Certain Actions Requiring More Time. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 C.Exemptions from State Notification and Procedural Requirements for Permits Relating to Use of Public Areas/facilities. . . . . . . . . . . . . . . . . . . . . . . . 1 D.Exemptions from State Notification and Procedural Requirements for Permit Applications Not Subject to Environmental Review . . . . . . . . . . . . . . . . 2 4-8-060 SUBMITTAL REQUIREMENTS – GENERAL . . . . . . . . . . . . . . . . . . . . . . . . 2 A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 B.Vesting of Application. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 C.Application Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 D.Complete Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 E.Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 F.Multiple Permit Application Submittal Requirements . . . . . . . . . . . . . . . . . . . . . 3 G.Submittal Waiver Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 H.Letter of Completeness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 4-8-070 AUTHORITY AND RESPONSIBILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 A.Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 B.Specific Responsibilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 4-8-080 PERMIT CLASSIFICATION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 B.Review Process Based upon Application Type . . . . . . . . . . . . . . . . . . . . . . . . . 3 C.Consolidated Review Process for Multiple Permit Applications . . . . . . . . . . . . . 4 1. Optional Process Resulting in a Single Open Record Public Hearing . . . . . 4 2. Review Authority for Multiple Permit Applications . . . . . . . . . . . . . . . . . . . . 4 D.Time Frame Based on Permit Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 E.Time Frames – Maximum Permitted by State . . . . . . . . . . . . . . . . . . . . . . . . . . 4 F.Exclusions from One Hundred Twenty (120) Day Time Limit. . . . . . . . . . . . . . . 4 1. Revisions/Additional Information Required. . . . . . . . . . . . . . . . . . . . . . . . . . 4 2. EIS Preparation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 3. Applicant Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 G.Land Use Permit Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 H.Review Processes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 4-8-090 PUBLIC NOTICE REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 A.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 SECTION PAGE NUMBER NUMBER (Revised 5/01)8 - ii B.Notice of Development Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 C.Notice of Administrative Decisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 D.Notice of Public Hearing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 1. Time of Notices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 2. Content of Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 E.Notice of Hearing Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 F.Notice of City Council Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 4-8-100 APPLICATION AND DECISION – GENERAL. . . . . . . . . . . . . . . . . . . . . . . . . 21 A.Preapplication Meeting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 1. a. Preapplication Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 b. Preapplication Recommended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 2. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 3. Preapplication Submittal Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 4. Waiver of Formal Application Submittal Requirements . . . . . . . . . . . . . . . . 22 B.Submittal of Formal Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 C.Letter of Completeness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 1. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 2. Applications Which are Not Complete . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 3. Additional Information May Be Requested. . . . . . . . . . . . . . . . . . . . . . . . . . 22 D.Notices to Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 E.Report by Development Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 1. Report Content. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 2. Report Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 F.Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 1. Hearing by Examiner Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 2. Constitutes Hearing by Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 3. Hearing Rules. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 4. Closure/Continuation of Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1 5. Application Dismissal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 G.Examiner’s Decision. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 1. Standard Decision Time and Notification Procedure . . . . . . . . . . . . . . . . . . 23 2. Decision Time Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 3. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 4. Reconsideration of Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 H.Expiration of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 I. Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 J.Expiration of Large Scale or Phased Projects . . . . . . . . . . . . . . . . . . . . . . . . . . 24 K.Council Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 1. Council Action Requires Minutes and Findings of Fact . . . . . . . . . . . . . . . . 24 2. Adoption of Examiner’s Findings and Conclusions Presumed. . . . . . . . . . . 24 3. Applications to Be Placed on Council Agenda. . . . . . . . . . . . . . . . . . . . . . . 24 4-8-110 APPEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 A.Scope and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 B.Decision Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 C.General Information Applicable to All Types of Appeals . . . . . . . . . . . . . . . . . . 24 1. Standing (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 2. Time to File (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 3. Required Form for and Content of Appeals . . . . . . . . . . . . . . . . . . . . . . . . . 24 SECTION PAGE NUMBER NUMBER 8 - iii (Revised 5/01) 4. Filing of Appeal and Fee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 5. Facsimile Filings. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 6. Notice of Appeal (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 7. Restrictions on Subsequent Actions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 8. Limit on Number of Appeals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 9. Exhaust of Administrative Remedies (Reserved). . . . . . . . . . . . . . . . . . . . 25 D.Appeals of Administrative Decisions to Board of Public Works . . . . . . . . . . . . 25 E.Appeals to Examiner of Administrative Decisions and Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 1. Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 a. Administrative Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 b. Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 c. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 2. Optional Request for Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 3. Standing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 a. Standing for Filing Appeals of the City’s Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 b. Standing for Appeals of Administrative Determinations other than Environmental. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 c. Special Standing Requirements for Appeals of Administrative Determinations Relative to the Tree Cutting and Land Clearing Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 d. Special Standing Requirements for Appeals of Decisions Relating to Master Site Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 4. Time for Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 a. Appeals of Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . 26 b. Appeals to Examiner of Administrative Determinations Other Than Environmental. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 5. Complaints After Expiration of Appeal Time. . . . . . . . . . . . . . . . . . . . . . . . 26 6. Appeal Procedures – Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . 26 a. Notice to Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 b. Transmittal of Records and Reports. . . . . . . . . . . . . . . . . . . . . . . . . . . 26 c. Notice of Hearing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 d. Content of Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 e. Record Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 f. Electronic Transcript. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 7. Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 a. Substantial Weight . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 b. Examiner Decision Options and Decision Criteria . . . . . . . . . . . . . . . . 27 c. Time for Examiner’s Decision. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 8. Appeal of Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 a. Superior Court . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 b. (Del. by Ord. 4899). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 c. Other Bodies (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 F.Appeals to City Council – Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 1. Time for Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 2. Notice to Parties of Record. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 SECTION PAGE NUMBER NUMBER (Revised 5/01)8 - iv 3. Opportunity to Provide Comments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 4. Transmittal of Record to Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 5. Council Review Procedures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 6. Council Evaluation Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 7. Findings and Conclusions Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 8. Council Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 9. Decision Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 10. Council Action Final . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 G.Appeals to Superior Court . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 1. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 3. Standing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 4. Content of Appeal Submittal. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 5. Time for Initiating Appeal to Superior Court. . . . . . . . . . . . . . . . . . . . . . . . . 29 a. Appeals of Land Use Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 b. Appeal of Environmental Determinations. . . . . . . . . . . . . . . . . . . . . . . . 29 6. Appeals of Other Than Land Use Decisions – Superior Court. . . . . . . . . . . 29 H.Appeals of Shoreline Permit Decisions to Shorelines Hearing Board . . . . . . . . 29 1. Standing for Appeals to Shorelines Hearings Board . . . . . . . . . . . . . . . . . . 29 2. Place and Time for Filing Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 3. City Requires Copy of Appeal Notice. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 4. Limited Utility Extensions and Protective Bulkheads – Appeals. . . . . . . . . . 29 4-8-120 SUBMITTAL REQUIREMENTS – SPECIFIC TO APPLICATION TYPE . . 30 A. Table 4-8-120A – Public Works Permit Submittal Requirements. . . . . . . . . . . . 30 B. Table 4-8-120B – Building Section Permit Submittal Requirements . . . . . . . . . 31 C. Table 4-8-120C – Land Use Permit Submittal Requirements . . . . . . . . . . . . . . 35 D.Definitions of Terms Used in Submittal Requirements for Building, Planning and Public Works Permit Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 4-8-110F 8 - 27 (Revised 5/01) iner all of the records pertaining to the de- cision being appealed, together with such additional written reports as are deemed pertinent. The Examiner may request ad- ditional information from the applicant. c. Notice of Hearing Required: A writ- ten notice of the time and place of the hearing at which the appeal shall be con- sidered by the Examiner shall be mailed to the applicant, all parties of record in the case, and to the officer from whom the appeal is taken not less than ten (10) days prior to the date of the hearing. (Ord. 3454, 7-28-1980) d. Content of Hearing: The Examiner may hear and consider any pertinent facts pertaining to the appeal. (Ord. 3992, 5-19-1986) e. Record Required: For any appeal under this subsection, the City shall pro- vide for a record that shall consist of the following: i. Findings and conclusions; ii. Testimony under oath; and iii. A taped or written transcript. f. Electronic Transcript: The City may require the appellant to provide an elec- tronic transcript. (Ord. 3891, 2-25-1985) 7. Examiner Decision: a. Substantial Weight: The procedural determination by the Environmental Re- view Committee or City staff shall carry substantial weight in any appeal pro- ceeding. (Ord. 3891, 2-25-1985) The Hearing Examiner shall give substantial weight to any discretionary decision of the City rendered pursuant to this Chap- ter/Title. (Ord. 4346, 3-9-1992) b. Examiner Decision Options and Decision Criteria: The Examiner may affirm the decision or remand the case for further proceedings, or it may reverse the decision if the substantial rights of the ap- plicant may have been prejudiced be- cause the decision is: i. In violation of constitutional provi- sions; or ii. In excess of the authority or juris- diction of the agency; or iii. Made upon unlawful procedure; or iv. Affected by other error of law; or v. Clearly erroneous in view of the entire record as submitted; or iv. Arbitrary or capricious. (Ord. 3992, 5-19-1986) c. Time for Examiner’s Decision: The Hearing Examiner shall render a written decision within ten (10) days. (Ord. 4401, 5-3-1993) 8. Appeal of Examiner Decision: a. Appeal of Examiner’s Decision to Council: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or other body, any interested party aggrieved by the Exam- iner’s written decision or recommenda- tion may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calen- dar days from the date of the Examiner’s written report. (Amd. Ord. 4899, 3-19-2001) b. Superior Court: (Deleted by Ord. 4899, 3-19-2001) (Ord. 3454, 7-28-1980) c. Other Bodies: (Reserved) F. APPEALS TO CITY COUNCIL – PROCEDURES: 1. Time for Appeal: Unless a specific sec- tion of State law providing for review of a de- cision of the Examiner requires review thereof by the Superior Court or any other body, any interested party aggrieved by the Examiner’s written decision or recommenda- tion may submit a notice of appeal to the City Clerk, upon a form furnished by the City Clerk, within fourteen (14) calendar days 4-8-110G (Revised 5/01)8 - 28 from the date of the Examiner ’s written re- port. 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the perti- nent documents, including the written deci- sion or recommendation, findings and conclusions contained in the Examiner ’s re- port, the notice of appeal, and additional let- ters submitted by the parties. (Ord. 3658, 9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the ev- idence that the evidence could not reason- ably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is re- quired, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcrip- tion of the hearing record shall be borne by the applicant. In the absence of an entry upon the record of an order by the City Council au- thorizing new or additional evidence or testi- mony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (Ord. 4389, 1-25-1993) 6. Council Evaluation Criteria: The con- sideration by the City Council shall be based solely upon the record, the Hearing Exam- iner ’s report, the notice of appeal and addi- tional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner on an application submitted pursu- ant to RMC 4-1-050F1, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Ex- aminer for reconsideration, or modify, or re- verse the decision of the Examiner accordingly. 8. Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-1-050F2 and F3, and after examina- tion of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be disregarded or modified, the City Council may remand the proceeding to the Examiner for reconsidera- tion, or enter its own decision upon the appli- cation. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Ex- aminer. Each material finding shall be sup- ported by substantial evidence in the record. The burden of proof shall rest with the appel- lant. (Ord. 3658, 9-13-1982) 10. Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection G5 of this Section. (Ord. 4660, 3-17-1997) G. APPEALS TO SUPERIOR COURT: 1. Intent: Appeals pursuant to this Section are intended to comply with the Land Use Pe- tition Act, chapter 36.70C RCW. (Ord. 4587, 3-18-1996, Amd. Ord. 4660, 3-17-1997) 2. Applicability: Any decision or order is- sued by the City pursuant to this Section may be judicially reviewed provided that available administrative appeals, including those listed in RMC 4-9-250D, have been exhausted. (Ord. 4346, 3-9-1992) 3. Standing: Those persons with standing to bring an appeal of a land use decision are limited to the applicant, the owner of property to which land use decisions are directed, and 4-8-120D 8 - 57 (Revised 5/01) a. Information from Site Plan, Level I items a, b, and c, b. A legend listing the following must be included on one of the sheets: • Total square footage of the site, • Square footage (by floor and overall total) of each individual building and/or use, • Total estimated square footage of all buildings (footprint of each building), • Percentage estimate of lot cover- age, • Square footage estimate of all landscaping (total and parking lot), • Allowable and proposed building height, • Building setbacks proposed and required by Code, • Parking analysis, including esti- mated number, size, and type of stalls required, by use; and num- ber of stalls provided, by use, c. General location and size of build- ings and uses, d. Phasing of development, e. Major access points and access to public streets, vehicle and pedestrian cir- culation, public transit stops, f. Critical areas, g. Focal points within the project (e.g., public plazas, art work, gateways both into the site and into the City, etc.), h. Private and public open space provi- sions, and recreation areas, i. View corridors, j. Public access to water and/or shore- line areas. (Ord. 4802, 10-25-1999; Ord. 4850, 7-24-2000; Ord. 4900, 3-19-2001) Site Plan, Shoreline: A single fully dimen- sioned plan sheet drawn at a scale of one inch equals twenty feet (1″ = 20′) (or other scale approved by the Development Services Division Director) clearly indicating the infor- mation requested by the “Site Plan, Land Use” with the following additional information: a. Ordinary high water mark, existing and proposed, b. Name of water body. Site Plan, Sign: A twenty four inch by thirty six inch (24″ x 36″) plan drawn at a scale of one inch equals twenty feet (1″ = 20′) or one inch equals forty feet (1″ = 40′) (or other size plan sheet or scale approved by the Building Official) clearly indicating the following: a. Scale and north arrow, b. Location, identification and dimen- sions of all buildings, property lines, ex- isting and proposed signs, streets, alleys and easements, and the setbacks from property lines and easements, c. Location and dimensions of off-street parking layouts and driveways, d. Location and dimensions of the land- scaped areas, e. General notes addressing the follow- ing (may be listed on cover sheet): i. Note if any proposed signage will flash or be animated, ii. Name, address and telephone number of owner and agent(s), iii. Zoning of the project site, iv. Street frontage(s) (in feet) for the site or, for multiple tenants build- ing, indicate frontage of individual tenant space, v. Type (e.g., freestanding, wall, etc.), size and number of all existing signs, vi. Type, size and number of all pro- posed signs, 4-8-120D (Revised 5/01)8 - 58 vii. Reference to the current Uni- form Sign Code (USC and year of current adopted version), and viii. Wind design loads. Site Plan, Single Family/Duplex: An eight and one-half inch by eleven inch (8-1/2″ x 11 ″) plan drawn at a scale of one inch to twenty feet (1″ to 20′) or one inch to forty feet (1″ to 40′) (or other size plan sheet or scale approved by the Building Official) clearly indi- cating the following: a. Legal description, b. Explanation of scope of work, c. Existing and proposed construction labeled and differentiated by pattern or line type, d. Dimensions of all property lines and all building setbacks to property lines, e. Dimensions and labels for all streets, alleys, and/or easements, f. Lot size in square feet, g. Location and footprint size in square feet of all existing and proposed struc- tures on property including decks, car- ports, storage sheds, and garages, h. Location and dimensions of ap- proaches, driveways and public side- walks, i. Elevation at property corners and contour lines at two foot (2′) height inter- vals, showing proximity to steep slopes, j. Finished floor elevation for properties located within a flood zone, k. The location, height and length of re- taining walls, rockeries, etc., l. Location and distance in feet of near- est fire hydrant to structure, and m. Location of any pool/spa and set- back dimensions to property lines and the location of the required six foot (6′) fence. Source Statement, Fill Material, Aquifer Protection Area: A source statement provid- ing the following information: a. The source location of imported fill; b. Previous land uses of the source lo- cation; c. Whether or not earth materials to be removed from the source location are na- tive, undisturbed soil; d. Whether or not the source location appears on government lists of contami- nated sites including those developed pursuant to the State Model Toxics Con- trol Act and the Federal Comprehensive Environmental Response, Compensa- tion, and Liability Act; e. Results of sampling and analysis pursuant to RMC 4-4-060L4g, Fill Mate- rial, Sample and Analysis Procedures; and f. Whether or not imported fill meets fill quality standards described in RMC 4-4-060L4a, Fill Material, Construction, Demolition and Land Clearing Waste Prohibited, and RMC 4-4-060L4b, Fill Material, Cleanliness of Fill Material. (Ord. 4851, 8-7-2000) Special Inspection: A building inspection as required to property lines and the location of the required six foot (6′) fence. Stream and Lake Data: Stream and lake data include the following information, pre- pared as specified: a. Field Location: The ordinary high water mark shall be flagged in the field by a qualified consultant. The field flagging must be accompanied by a stream or lake reconnaissance report.