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2017 - Exhibit binder #2 - Vested Development Regulations - Quendall Terminalls
QUENDALL TERMINALS ENTITLEMENTS HEARING MASTER PLAN REVIEW BINDING SITE PLAN SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT CITY OF RENTON APRIL 18, 2017 EXHIBIT BINDER #2: VESTED DEVELOPMENT REGULATIONS Quendall Terminals Exhibit Binder#2 Vested Development Regulations (Selected) Table of Contents 1. Renton Comprehensive Plan: COR Designation 2. Renton Zoning Code COR Provisions, 4-2-020 (Purpose) 3. Renton Zoning Code Use Table,4-2-060 4. Renton Zoning Code Use Table Conditions, 4-2-080 5. Renton Shoreline Master Program,4-3-090 6. Renton Zoning Code Design Guidelines for Design District C, 4-3-100 7. Renton Street Standards, 4-6-060 8. Renton Binding Site Plan Provisions, 4-7-230 9. Renton Shoreline Substantial Development Permit,4-9-190 10. Renton Site Development Plan Review(Master Plan),4-9-200 QT Exhibit Binder 2 Table of Contents page 1 ND:19958.002 4814-3151-1878v1 Amended 11/25/09 3) Front setback without frontage street or driveway between building and sidewalk; and 4) Common signage and lighting system. Policy LU-265. Identify and map activity nodes located along principal arterials that are the foundation of the Corridors, and guide the development or redevelopment of these nodes as activity areas for the larger corridors so that they enhance their function. Policy LU-266. Development within defined activity nodes should be subject to additional design guidelines as delineated in the development standards. Policy LU-267. Structures in Commercial Corridor areas that front sidewalks abutting the principal arterial or are located at activity nodes should be eligible for a height bonus and therefore may exceed the maximum allowable height in the district. Policy LU-268. Public amenity features (e.g. plazas, recreation areas) should be encouraged as part of new development or redevelopment. Policy LU-269. Public amenity features (e.g. parks, plazas, recreation areas) should be encouraged (i.e.through incentives or similar means) as part of every high-intensity office development. COMMERCIAL/OFFICE/RESIDENTIAL LAND USE DESIGNATION Purpose Statement:The Commercial/Office/Residential (COR) designation provides opportunities for large-scale office, commercial, retail, and multi-family projects developed through a master plan and site plan process incorporation significant site amenities and/or gateway features. COR sites are typically transitions from an industrial use to a more intensive land use.The sites offer redevelopment opportunities on Lake Washington and/or the Cedar River. Commercial/Office/Residential zoning implements the COR land use designation. Objective LU-CCC: Development at Commercial/Office/Residential designations should be cohesive, high quality, landmark developments that are integrated with natural amenities.The g q Y p intention is to create a compact, urban development with high amenity values that creates a prominent identity. Policy LU-270. Designate Commercial/Office/Residential in locations meeting the following criteria: 1) There is the potential for redevelopment, or a sufficient amount of vacant land to encourage significant concentration of development; 2) The COR site could function as a gateway to the City; 3) COR sites should be located on major transit and transportation routes; and 4) The COR location has significant amenity value, such as water access,that can support landmark development. IX-49 Amended 11/25/09 Policy LU-271. Consistent with the location criteria, Commercial/Office/Residential designations may be placed on property adjacent to, or abutting, residential, commercial, industrial designations or publicly owned properties. COR designations next to higher intensity zones such as industrial, or next to public uses, may provide a transition to less intense designations in the vicinity. Site design of COR should consider the long-term retention of adjacent or abutting industrial or public uses. Policy LU-272. Uses in Commercial/Office/Residential designations should include mixed-use complexes consisting of office, and/or residential uses, recreational and cultural facilities, hotel and convention center type development,technology research and development facilities; and corporate headquarters. Policy LU-273. Commercial uses such as retail and services should support the primary uses of the site and architecturally functionally the be architecturally and integrated into the development. Policy LU-274. Commercial development, excluding big-box, may be a primary use in a Commercial/Office/Residential designation, if: 1) It provides significant economic value to the City; 2) It is sited in conjunction with small-scale, multiple businesses in a "business district;" 3) It is designed with the scale and intensity envisioned for the COR; and 4) It is part of a proposed master plan development. Policy LU-275. Individual properties may have a single use if they can be developed at the scale and intensity envisioned for the COR designation, or if proposed as part of a phased development and multi-parcel proposal that includes a mix of uses. Policy LU-276.Sites that have significant limitations on redevelopment due to environmental, , access, and/or land assembly constraints should be granted flexibility of use combinations and development standards through the master plan process. Policy LU-277.Adjacent properties within a designated COR should be combined for master planning purposes and public review regardless of ownership. Policy LU-278. Master plans should coordinate the mix and compatibility of uses, residential density, conceptual building, site and landscape design, identificatio n of gateway features, signs, circulation, transit opportunities, and phasing regardless of ownership of individual parcels. Policy LU-279. Residential densities at COR designated sites should provide the flexibility to allow for high density residential development,that could support the potential onsite commercial uses and, at the same time, provide for the opportunity for mixed-use developments that can support the City's employment goals. The same area used for commercial and office development may also be used to calculate residential density. IX-50 Amended 11/25/09 Policy LU-280. Commercial/Office/Residential master plans should be guided by design criteria specific to the location, context, and scale of the designated COR. COR Design Guidelines should fully integrate signage, building height, bulk, setbacks, landscaping, and parking considerations for the various components of each proposed project within the COR development. COMMERCIAL NEIGHBORHOOD LAND USE DESIGNATION Purpose Statement: The purpose of the Commercial Neighborhood designation is to provide small scale, low-intensity commercial areas located within neighborhoods primarily for the convenience of residents who live nearby. Uses should be those that provide goods and services. In addition, a limited amount of residential opportunities should be provided. Objective LU-DDD: Commercial Neighborhood designated areas are intended to reduce traffic volumes, permit small-scale business uses, such as commercial/retail, professional office, and services that serve the personal needs of the immediate population in surrounding neighborhoods. Policy LU-281. The Commercial Neighborhood designation should be implemented by Commercial Neighborhood zoning. Policy LU-282. Commercial Neighborhood designated areas should be located: 1) Within one-quarter mile of existing and planned residential areas; 2) To the extent possible, outside of the trade areas of other small-scale commercial uses offering comparable goods and services; and 3) Contiguous to a street no smaller than those classified at the collector level. Policy LU-283. Commercial Neighborhood designated areas should not increase in scale or size to the point of changing the character of the nearby residential neighborhood. Policy LU-284. The small-scale uses of Commercial Neighborhood designated areas should not increase in intensity so that the character of the commercial area or that of the nearby residential area is changed. Policy LU-285. A mix of uses (e.g. convenience retail, consumer services, offices, residential) should be encouraged in small-scale commercial developments within Commercial Neighborhood designated areas. Policy LU-286. Commercial Neighborhood designated areas should consist primarily of retail and/or service uses. Policy LU-287. Products and services related to large-scale motorized machinery, vehicles, or equipment should not be allowed in Commercial Neighborhood designated areas. Nor should IX-51 Amended 11/25/09 uses that result in emissions, noise, or other potential nuisance conditions be allowed in such areas. Policy LU-288. Residential uses should be located above the ground floor, limited to no more than four units per structure and should be secondary to retail and services uses. Policy LU-289. Commercial structures in Commercial Neighborhood designated areas should be compatible with nearby residential areas in height, front yard setbacks, lot coverage, building design, and use. IX-52 Section 4-2-020 Page 1 of 5 4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS: A. GENERAL: Reviewing Official approval of projects in the zones is contingent upon the determination that the proposed developments are consistent with the purpose of the zone and the purpose and intent of the land use designations and guiding policies of the Comprehensive Plan. The Comprehensive Plan Land Use Element policies for each corresponding zone classification and all the Elements of the Comprehensive Plan shall be used together with the purpose statements for each zone and map designation set forth in the following sections to guide interpretation and application of land use regulations within the zones and designations and any changes to the range of permitted uses within each zone through amendments to the code. B. RESOURCE CONSERVATION ZONE (RC): The Resource Conservation Zone (RC) is established to provide a very low-density residential zone that endeavors to provide some residential use of lands characterized by extensive critical areas or lands with agricultural uses. It is intended to implement the Low Density Residential Comprehensive Plan designation. This zone promotes uses that are compatible with the functions and values of designated critical areas and allows for continued production of food and agricultural products. No minimum density is required. The Resource Conservation Zone is also intended to provide separation between areas of more intense urban uses; encourage or preserve very low-density residential uses; reduce the intensity of uses in accordance with the extent of environmentally sensitive areas such as floodplains, wetlands and streams, aquifers, wildlife habitat, steep slopes, and other geologically hazardous areas; allow for small-scale farming to commence or continue; and provide viable uses within urban separators. C. RESIDENTIAL-1 DU/ACRE (R-1): The Residential-1 Dwelling Unit Per Net Acre Zone (R-1) is established to provide and protect suitable environments for residential development of lands characterized by pervasive critical areas where limited residential development will not compromise critical areas. It is intended to implement the Low Density Residential Comprehensive Plan designation. The zone provides for suburban estate single family and clustered single family residential dwellings, at a maximum density of one dwelling unit per net acre, and allows for small scale farming associated with residential use. It is further intended to protect critical areas, provide separation between neighboring jurisdictions through designation of urban separators as adopted by the Countywide Policies, and prohibit the development of incompatible uses that may be detrimental to the residential or natural environment. No minimum density is required. D. RESIDENTIAL-4 DU/ACRE (R-4): The Residential-4 Dwelling Units Per Net Acre Zone (R-4) is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing amenity open spaces. It is intended to implement the Residential Low Density Comprehensive Plan designation. The Residential-4 Dwelling Units Per Net Acre Zone (R-4)will allow a maximum density of four(4) dwelling units per net acre. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Larger lot subdivisions are preferred; however, "small lot clusters" are allowed on sites where open space amenities are created. Resulting development is intended to be superior in design and siting than that which would normally otherwise occur. Small lot clusters may also meet objectives such as the provision of efficient sewer services. (Ord. 5355, 2-25-2008) E. RESIDENTIAL-8 DU/ACRE (R-8): http://www.codepublishing.com/walrenton/html/Renton04/Renton0402/Renton0402020.ht... 2/24/2011 Section 4-2-020 Page 2 of 5 The Residential-8 Dwelling Units Per Net Acre Zone (R-8) is established for single family residential dwellings allowing a range of four (4) to eight (8) dwelling units per net acre. It is intended to implement the Single Family Land Use Comprehensive Plan designation. Development in the R-8 Zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. F. RESIDENTIAL MANUFACTURED HOME PARK ZONE (RMH): The Residential Manufactured Home Park Zone (RMH) is established to promote development that is single family in character and developed to offer a choice in land tenancy. Standards provide for safe and high-quality manufactured home neighborhoods. It is intended to implement the Low Density, Single Family and Medium Density Land Use Comprehensive Plan designation. The RMH Zone is intended to protect established manufactured home parks and to expand the variety of affordable housing types available within the City. (Ord. 5332, 12-10-2007) G. RESIDENTIAL-10 DU/ACRE (R-10): The Residential-10 Dwelling Units Per Net Acre Zone (R-10) is established for medium-density residential development that will provide a mix of residential styles including small lot detached dwellings or attached dwellings such as townhouses and small-scale flats. Development promoted in the zone is intended to increase opportunities for detached dwellings as a percent of the housing stock, as well as allow some small-scale attached housing choices and to create high-quality infill development that increases density while maintaining the single family character of the existing neighborhood. Allowable base densities range from four(4) to ten (10) dwelling units per net acre. The zone serves as a transition to higher density multi- family 7nnes (Ord 5286 5-14-2nn7• Orrl 552n 12-14-2009) H. RESIDENTIAL-14 DU/ACRE (R-14): The purpose of the Residential-14 Dwelling Units Per Net Acre Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi-family developments. Densities range from ten (10)to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. (Ord. 5286, 5-14-2007; Ord. 5520, 12-14- 2009) I. RESIDENTIAL MULTI-FAMILY(RM): 1. Purpose: The RM Zone provides suitable environments for multi-family dwellings. It is further intended to conditionally allow uses that are compatible with and support a multi-family environment. 2. Classifications: The density allowed under this zone will be identified by the suffix that is applied. This zone will normally be applied with one of three (3) suffixes: a. "F" (Multi-Family): The RM-F suffix allows for the development of both infill parcels in existing multi-family districts with compatible projects and other multi-family development. Density ranges from ten (10) to twenty (20) du/acre. b. "T" (Traditional): The RM-T suffix occurs in areas where compact, traditional residential neighborhood development already exists, or in Comprehensive Plan designations where traditional residential neighborhoods are planned in the future. Density ranges from fourteen (14) to thirty five (35) du/acre. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402020.ht... 2/24/2011 Section 4-2-020 Page 3 of 5 c. "U" (Urban Center): The RM-U suffix provides for high-density, urban- scale, multi-family choices. Development standards promote a pedestrian-scale environment and amenities. Density ranges from twenty five (25) to seventy five (75) du/acre. (Amd. Ord. 4971, 6-10-2002; Ord. 5286, 5-14-2007) J. COMMERCIAL NEIGHBORHOOD ZONE (CN): The purpose of the Commercial Neighborhood Zone (CN) is to provide for small- scale convenience retail/commercial areas offering incidental retail and service needs for the adjacent area. Uses serving a larger area may be appropriate if they also serve the residents of the immediate area and are compatible with the scale and character of the neighborhood. This designation is the smallest and least intensive of the City's commercial zones. K. CENTER VILLAGE ZONE (CV): 1. Purpose: The purpose of the Center Village Zone (CV) is to provide an opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban rather than suburban development standards that supports transit- oriented development and pedestrian activity. Use allowances promote commercial and retail development opportunities for residents to shop locally. Uses and standards allow complementary, high-density residential development, and discourage garden- style, multi-family development. 2. Scale and Character: The Center Village Zone (CV) is intended to provide suitable environments for district-scaled retail and commercial development serving more than one neighborhood, but not providing City-wide services. (Ord. 5286, 5-14- 2007) L. COMMERCIAL ARTERIAL ZONE (CA): The purpose of the Commercial Arterial Zone (CA) is to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall District. (Ord. 5191, 12-12-2005; Ord. 5355, 2-25-2008; Ord. 5437, 12-8-2008) M. CENTER DOWNTOWN (CD): The purpose of the Center Downtown Zone (CD) is to provide a mixed-use urban commercial center serving a regional market as well as high-density residential development. Uses include a wide variety of retail sales, services, multi-family residential dwellings, and recreation and entertainment uses. N. COMMERCIAL OFFICE ZONE (CO): The Commercial Office Zone (CO) is established to provide areas appropriate for professional, administrative, and business offices and related uses, offering high- quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. (Ord. 5355, 2- 25-2008) O. COMMERCIAL/OFFICE/RESIDENTIAL ZONE (COR): The purpose of the Commercial/Office/Residential Zone (COR) is to provide for a mix of intensive office, hotel, convention center, and residential activity in a high- quality, master-planned development that is integrated with the natural environment. Commercial retail and service uses that are architecturally and functionally integrated are permitted. Also, commercial uses that provide high economic value may be allowed if designed with the scale and intensity envisioned for the COR Zone. The scale and location of these sites will typically denote a gateway into the City and should be designed accordingly. (Amd. Ord. 5001, 2-10-2003; Ord. 5369, 4-14-2008) P. LIGHT INDUSTRIAL ZONE (IL): http://www.codepublishing.com/wa/renton/htmURenton04/Renton0402/Renton0402020.ht... 2/24/2011 Section 4-2-020 Page 4 of 5 The purpose of the Light Industrial Zone (IL) is to provide areas for low-intensity manufacturing, industrial services, distribution, storage, and technical schools. Uses allowed in this zone are generally contained within buildings. Material and/or equipment used in production are not stored outside. Activities in this zone do not generate external emissions such as smoke, odor, noise, vibrations, or other nuisances outside the building. Compatible uses that directly serve the needs of other uses in the zone are also allowed. Q. MEDIUM INDUSTRIAL ZONE (IM): The purpose of the Medium Industrial Zone (IM) is to provide areas for medium- intensity industrial activities involving manufacturing, processing, assembly and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed. R. HEAVY INDUSTRIAL ZONE (IH): The purpose of the Heavy Industrial Zone (IH) is to provide areas for high-intensity industrial activities involving heavy fabrication, processing of raw materials, bulk handling and storage, construction, and heavy transportation. Uses in this zone may require large outdoor areas in which to conduct operations. Environmental impacts may be produced that affect off-site areas, requiring isolation of the industrial activity from more sensitive land uses. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed. (Ord. 5355, 2-25-2008) S. URBAN CENTER— NORTH ZONES (UC-N1 AND UC-N2): 1. Purpose: The Urban Center— North Zones are established to provide an area for pedestrian-scale mixed-use development that supports the residential and employment goals of Renton's Urban Center— North. The UC-N1 and UC-N2 Zones are intended to attract a wine range of office technology, commercial, d residential ••�+ � v�r, and 1 es1UCt IIIQI uses. The overall mix and intensity of uses within both zones will develop over time. Consequently, decisions made in early phases of redevelopment will need to take into consideration the potential for further infill and intensification of uses. The overall mix and intensity of uses is intended to create an urban rather than suburban character. The form of development is expected to use urban development standards and therefore, setbacks, heights, landscaping, parking, and design standards are to be urban in scale and configured in a layout utilizing the street system to create a human- scale, pedestrian-oriented new center. Uses that support urban center development are allowed. Development is expected to include amenities such as gateways, water access, and open space. High-quality development is anticipated, encompassing a mix of residential neighborhoods, shopping, and employment districts and public facilities. The designation is also intended to allow continuation of airplane manufacturing and accessory airplane manufacturing uses, as land area formerly occupied by those uses is transformed to combinations of retail, service, office, residential, and civic uses. 2. Classifications: The Urban Center North is divided into two zones: a. Urban Center— North 1 (UC-N1): This zone is anticipated to be the first to redevelop from airplane manufacturing and its accessory uses. The district is intended to attract new retail, office, and technology-related uses that co-exist with continued airplane manufacturing in the short run, but provide a standard of development that stimulates further investment and transition of uses in the longer term. Large-scale retail uses are allowed as anchors, which, when combined with smaller pedestrian- oriented development, create a quality regional retail area. Residential uses are allowed in a mixed-use format to support the office/commercial mixed-use center. The UC-N1 Zone establishes a gateway to the overall UC-N designation and provides transition to industrial uses located to the east and low-intensity residential and commercial areas to the south. b. Urban Center— North 2 (UC-N2): This zone allows continued airplane manufacturing and its accessory functions. Upon redevelopment, the UC-N2 zone is http://www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402020.ht... 2/24/2011 Section 4-2-020 Page 5 of 5 anticipated to become the core of the Urban Center— North. New development in the zone is anticipated to create distinctive urban neighborhoods, mixed use employment centers, and significant public open space and amenities. The UC-N2 Zone is distinguished by redevelopment that will be sensitive to and take advantage of proximity to the urban shorelines along Lake Washington and the Cedar River. (Ord. 3722, 4-25-1983; Ord. 4404, 6-7-1993; Ord. 4473, 9-12-1994; Ord. 4502, 3-13 -1995; Ord. 4523, 6-5-1995; Ord. 4537, 6-19-1995; Ord. 4614, 6-17-1996; Ord. 4631, 9-9-1996; Ord. 4649, 1-6-1997; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5027, 11-24-2003; Ord. 5100, 11-1-2004; Ord. 5450, 3-2- 2009) This page of the Renton Municipal Code is current City Website: http://rentonwa.gov/ through Ordinance 5556, passed October 11, 2010. (http://rentonwa.gov/) Disclaimer: The City Clerk's Office has the official version of the City Telephone: (425)430-6502 Renton Municipal Code. Users should contact the City Clerk's Code Publishing Company Office for ordinances passed subsequent to the ordinance cited (http://www.codepublishing.com/) above. http://www.codepublishing.com/walrenton/htmURenton04/Renton0402/Renton0402020.ht... 2/24/2011 3 Section 4-2-060 Page 1 of 6 4-2-060 ZONING USE TABLE—USES ALLOWED IN ZONING DESIGNATIONS: ZONING USE TABLE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR NG UC-N2 A.AGRICULTURE AND NATURAL RESOURCES Agriculture P P Natural resource H H H H H H H H H H59 H H HHH H H extraction/recovery B.ANIMALS AND RELATED USES Beekeeping P35 P35 P35 P35 Kennels AD37 P37 P37 P37 Stables,commercial AD37 AD37 (Amd.Ord.5305,9-17-2007;Ord.5356.2-25-2008) C.RESIDENTIAL Detached dwelling P P PP P P P19 P19 P19 Attached dwellings P19 P19 P19 P73 P73 P P18 P73 P18 P16 P P74 P87 Manufactured Homes Manufactured homes P19 Manufactured homes, P19 P19 P19 P19 P19 P19 P19 designated Mobile homes I I P19 I I (Amd.Ord.5018,9-22-2003;Ord.5191,12-12-2005;Ord.5520, 12-14-2009) D.OTHER RESIDENTIAL,LODGING AND HOME OCCUPATIONS Accessory dwelling unit AD7 AD7 AD7 AD7 AD7 AD7 Adult family home P P PP PPP P P P3 Assisted living AD AD P P P P3 P39 P P75 P88 Caretaker's residence AC AC AC AC AC AC AC AC Congregate residence AD P P3 Group homes I AD H3 Group homes II for 6 or AD P PP PP P P P P3 P less Group homes it for 7 or H HHHHH H P H H3 AD more Home occupations AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC6 AC AC Live-work unit AD AD AD (Amd.Ord.5355,2-25-2008;Ord.5387,6-9-2008;Ord.5469.7-13-2009;Ord.5473,7-13-2009;Ord.5519,12-14-2009) E.SCHOOLS K-12 educational H9 H9 H9 H9 H9 H9 H9 H9 H H H H9 H9 H9 H9 H9 H76 H89 institution(public or private) K-12 educational P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 P9 institution(public or private),existing Other higher education P38 P38 P38 P P P P21 P H88 institution Schools/studios,arts P P38 P38 PPP P and crafts Trade or vocational P P H H H77 school F.PARKS Parks,neighborhood P P P P P P P P P P P P PPP PP PP Parks, P P PPPPP PP PP P PPP PPPP regional/community, existing Parks, AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD P P regional/community,new G.OTHER COMMUNITY AND PUBLIC FACILITIES Community Facilities Cemetery H HHHHH HHHHH HHHH Religious institutions H H HHHHH H H H H H H H H H H H H90 Service and social HHHHHH H H HHH H H H H12 H21 H78 H90 organizations http://www.codepublishing.com/walrenton/htmURenton04/Renton0402/Renton0402060.html 2/25/2011 Section 4-2-060 Page 2 of 6 Public Facilities City government offices AD AD AD AD AD AD AD AD AD AD AD AD AD AD P AD AD AD90 City government H HHHHHH HHHHH H HHHHH H90 facilities Jails,existing municipal P Secure community H71 H71 transition facilities Other government H HHHHHH HHHHH H H H H H H H90 offices and facilities H.OFFICE AND CONFERENCE Conference centers P38 P38 P38 H P38 P P P21 P P91 Medical and dental P42 P38 P38 P38 AD17 P112 P P PP P P92 offices Offices,general P42 P13 P13 P13 AD17 P112 PP PP P P93 Veterinary offices/clinics P P42 P38 P38 P38 P112 P P P38 P P78 (Amd.Ord.5392,6-23-2008) I.RETAIL Adult retail use P43 P43 P43 P43 P43 P43 P43 Big-box retail P72 P72 P72 P72 P79 Drive-in/drive-through, AC AC AC AC AC28 AC AC28 AC78 AC80 retail Eating and drinking P1 P1 P1 P1 P1 P1 AD33 P42 P P P P22 IP P P P12 P27 P81 P94 establishments Fast food restaurants P38 P112 P P113 P81 Horticultural nurseries, AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD existing Horticultural nurseries, AD AD38 new Retail sales IAD33 AD P34 P34 P34 P60 P P68 P P54 P21 P82 P95 Retail sales,outdoor P30 P30 P30 P15 P15 P15 P15 Taverns AD P20 AD P21 P82 P99 'vehicle sales,large P P P P41 Vehicle sales,small P P P P68 (Amd.Ord.5001,2-10-2003;Ord.5124.2-7-2005;Ord.5392,6-23-2008;Ord.5437,12-8-2008;Ord.5519, 12-14-2009) J.ENTERTAINMENT AND RECREATION Entertainment Adult entertainment P43 P43 P43 P43 P43 P43 business Card room P52 P52 P52 P52 Cultural facilities H H HHHHH H AD AD AD AD AD AD AD AD AD AD AD90 Dance clubs P38 P38 P38 AD P20 AD P38 AD Dance halls P38 P38 P38 AD P20 AD P38 AD Gaming/gambling H38 H29 H38 H2O I H38 facilities,not-for-profit Movie theaters P38 P38 P38 AD P20 P P12 P83 P94 Sports arenas, P38 P38 P38 P20 P H84 H96 auditoriums,exhibition halls,indoor Sports arenas, P P38 P38 AD20 H84 H96 auditoriums,exhibition halls,outdoor Recreation Golf courses(existing) P P PPP P Golf courses,new H P HHH H J.ENTERTAINMENT AND RECREATION(Continued) Marinas P P21 H97 Recreational facilities, H P33 P38 P38 P38 P P P P65 P21 P78 P94 indoor,existing Recreational facilities, H H33 P38 P114 P P P94 P115 P21 P78 P94 indoor,new Recreational facilities, P33 P32 P32 P32 H2O H38 outdoor (Arad.Ord.5437,12-8-2008;Ord.5439,12-8-2008;Ord.5466,7-13-2009;Ord.5519.12-14-2009) K.SERVICES Services,General http://www.codepublishing.comlwa/renton/html/Renton04/Renton0402/Renton0402060.html 2/25/2011 Section 4-2-060 Page 3 of 6 Bed and breakfast AD AD AD AD AD AD AD AD P house,accessory Bed and breakfast AD AD AD5 AD P house,professional Hotel P38 P38 P38 P P20 P P38 P P P98 Motel P38 P38 P38 P P20 Off-site services P42 P38 P38 P38 P38 On-site services AD33 P42 P38 P38 P38 P63 P P69 P P54 P21 P78 P99 Drive-in/drive-through AC62 AC62 AC62 AC AC28 AC AC70 AC61 AC61 AC78 AC80 service Vehicle rental,small P P P AD P20 Vehicle and equipment P38 P29 P29 rental,large Day Care Services Adult day care I AC AC AC AC AC AC AC AC P55 P55 P55 P22 P P22 P P P P78 P100 Adult day care II H H H H H33 H AD AD AD P22 P P22 P P12 P21 P78 P100 Day care centers H25 H25 H25 H25 H33 H25 P54 P54 P54 P22 P P22 P P P21 P78 P100 Family day care AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC3 AC AC AC AC Healthcare Services Convalescent centers H H H H P AD P3 P39 AD AD85 AD101 Medical institutions H HHHHH H H56 H56 H56 H H H H P40 H H H93 (Amd.Ord.5519,12-14-2009) L.VEHICLE RELATED ACTIVITIES Body shops P31 P31 P31 AD31 Car washes P P P AD2 P22 Express transportation AD P AD20 services Fuel dealers H59 P Industrial engine or P31 P31 P31 transmission rebuild Parking garage, P P P P P20 P3 P P P P102 structured,commercial or public Parking,surface, P38 P38 P38 P20 P3 AD commercial or public Park and ride,dedicated P105 P105 P105 P106 P105 P107 P105 P107 Park and ride,shared- P108 P108 P108 P108 P108 P108 P P P P106 P109 P107 P P107 use Railroad yards P Taxi stand P AD AD Tow truck operation/auto P36 H59 P impoundment yard Tow truck operations AD51 Transit centers H38 H38 H38 P H2O P H38 P P103 Truck terminals P Vehicle fueling stations P P P P P P38 Vehicle fueling stations, P P P AD110 P P P38 existing legal Vehicle service and AD P P repair,large Vehicle service and P P P AD2 AD2 P repair,small Wrecking yard,auto H59 H Air Transportation Uses Airplane manufacturing H59 P Airplane manufacturing, AC AC accessory functions Airplane sales and P repair Airport,municipal P L.VEHICLE RELATED ACTIVITIES(Continued) Airport-related uses AC Aviation-related uses AC _ Helipads P111 H H38 H38 H H H97 Helipads,commercial H H97 http://www.codepublishing.com/wa/renton/htm1fRenton04/Renton0402/Renton0402060.html 2/25/2011 Section 4-2-060 Page 4 of 6 (Amd.Ord.5403,7-21-2008;Ord.5407,9-15-2008;Ord.5519,12-14-2009;Ord.5522,12-14-2009) WI STORAGE Hazardous material H24 H24 H24 storage,on-site or off- site,including treatment Indoor storage P P P AC11 AC11 AC11 AC11 AC11 AC11 Outdoor storage, P57 P57 P57 P64 existing Outdoor storage,new P57 P57 P64 Self-service storage P8 P58 P59 P H26 H26 Vehicle storage AD38 Warehousing P P P (Amd.Ord.5450,3-2-2009) N.INDUSTRIAL Industrial,General Assembly and/or P P P P86 P104 packaging operations Commercial laundries, P38 P38 P38 P4 existing Commercial laundries. P38 P38 P38 new Construction/contractor's P14 P P office Laboratories:light P38 P38 P38 AD P20 P3 AD54 P P104 manufacturing Laboratories:research, P31 P P H P20 AD3 AD H P P104 development and testing Manufacturing and H59 P67 P23 fabrication,heavy Manufacturing and P67 P67 P23 fabrication,medium Manufacturing and P P P P fabrication,light I I I I I I I I I N.INDUSTRIAL(Continued) Solid Waste/Recycling Recycling collection and P14 P38 P38 P38 processing center Recycling collection PPP P PPPPP station Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory provided condition can be met Use P=Permitted Use H=Hearing Examiner Conditional Use #=Condition(s) Uses may be further restricted by:RMC 4-3-020,Airport Related Height and Use Restrictions;RfviC 4-3-040C,Uses Permitted in the Automat) Improvement District;RMC 4-3-050,Critical Areas Regulations;RMC 4-3-090,Shoreline Master Program Regulations ZONING USE RESIDENTIAL ZONING DESIGNATIONS INDUSTRIAL COMMERCIAL ZONING DESIGNATIONS TABLE USES: RC R-1 R-4 R-8 RMH R-10 R-14 RM IL IM IH CN CV CA CD CO COR UC UC- N1 N2 N.INDUSTRIAL(Continued) Sewage disposal H59 H and treatment plants Waste recycling H59 P and transfer facilities O.UTILITIES Communication H H H H H H H H H38 H29 H38 H H H H H H broadcast and relay towers Electrical power H H66 H66 H66 H66 H66 H66 H66 H66 H66 generation and cogeneration Utilities,small P P P P P P P PP P P P P P P P P P P http://www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402060.html 2/25/2011 1 Section 4-2-060 Page 5 of 6 Utilities,medium AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD AD Utilities,large H H H H H H H IH H �H H H H H H H �H H H P.WIRELESS COMMUNICATION FACILITIES Lattice towers H48 AD47 AD47 AD47 H48 H48 AD47 H48 AD47 H48 support structures Macro facility AD46 AD46 AD46 AD46 AD46 AD46 AD46 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 H H antennas Micro facility PPP PPPPPPP P P P P pp P pp antennas Mini facility P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 AD AD antennas Minor P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P49 P P modifications to existing wireless communication facilities Monopole I AD45 AD45 AD45 AD45 AD45 AD45 AD45 AD46 P44 P44 P44 AD46 P44 P44 AD46 P44 AD46 support structures on private property Monopole I AD45 AD45 AD45 AD45 AD45 AD45 AD45 AD45 P44 P44 P44 P46 P44 P44 AD46 P44 AD46 support structures on public right-of- way Monopole II H48 AD47 AD47 AD47 H48 H48 AD47 H48 AD47 H48 support structures Parabolic AD45 AD45 AD45 AD45 AD45 AD45 AD45 H46 P44 P44 P44 AD46 P44 P44 AD46 P44 AD46 antennas—Large Q.GENERAL ACCESSORY USES Accessory uses AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC AC per RMC 4-2-050 and as defined in chapter 4-11 RMC,where not otherwise listed in Use Table R.TEMPORARY USES Model homes in P53 P10 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 an approved residential development: one model home on an existing lot Sales/marketing P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P10 P10 trailers,on-site Temporary or P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 P10 manufactured buildings used for construction Temporary uses P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 P53 Blank=Not Allowed P#=Permitted AD=Administrative Conditional Use AC=Accessory Use P=Permitted Use provided condition can be met H=Hearing Examiner Conditional Use #=Condition(s) Uses may be further restricted by:RMC 4-3-020,Airport Related Height and Use Restrictions;RMC 4-3-040C,Uses Permitted in the Automall Improvement District;RMC 4-3-050,Critical Areas Regulations;RMC 4-3-090,Shoreline Master Program Regulations (Ord.4736,8-24-1998;Ord.4773,3-22-1999;Ord.4777,4-19-1999;Ord.4786,7-12-1999;Ord.4802,10-25-1999;Ord.4803,10-25-1999; Ord.4827,1-24-2000;Ord.4840,5-8-2000;Ord.4857,8-21-2000;Ord.4915,8-27-2001;Ord.4917,9-17-2001;Amd.Ord.4963,5-13-2002; Ord.4971,6-10-2002;Ord.4982,9-23-2002;Ord.4999,1-13-2003;Ord.5027,11-24-2003;Ord.5080,6-14-2004;Ord.5100,11-1-2004;Ord. 5190, 12-12-2005;Ord.5191,12-12-2005;Ord.5201,4-17-2006;Ord.5241,11-27-2006;Ord.5286,5-14-2007;Ord.5381,5-12-2008) • http://www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402060.html 2/25/2011 Section 4-2-060 Page 6 of 6 This page of the Renton Municipal Code is current through Ordinance 5556,passed City Website:http://rentonwa.gov/(http://rentonwa.gov/) October 11,2010. City Telephone:(425)430-6502 Disclaimer:The City Clerk's Office has the official version of the Renton Municipal Code,Users should Code Publishing Company(http://www.codepublishing.com/) contact the City Clerk's Office for ordinances passed subsequent to the ordinance dted above. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402060.htm1 2/25/2011 ✓ I Section 4-2-080 Page 1 of 15 4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES: A. SUBJECT TO THE FOLLOWING CONDITIONS: 1. Limited to locations within an existing or new golf course or regional park. 2. In addition to the criteria of RMC 4-9-030, Conditional Use Permits, the use must be sited in conjunction with a gas station. Size restrictions apply per use in RMC 4-2-120A. In the CN Zone, the use is limited to operations enclosed within a building, and sited in conjunction with an existing gas station. 3. These uses shall not be located on the ground floor along street frontage in the "Downtown Pedestrian District." See Downtown Pedestrian District Map in RMC 4-2- 080D. 4. Existing commercial laundry uses may be continued and may be re-established for purposes of rebuilding upon unintentional destruction of property. Existing commercial laundry uses may not expand beyond their existing building footprint plus abutting easements, loading, or parking areas. Renovations or alterations within the existing building footprint are permitted. Existing commercial laundry uses may add to the height of buildings provided that the height of the building not exceed forty two feet (42'), and that additional height be used for accessory office to support the commercial laundry uses. Existing offsite warehousing uses accessory to existing commercial laundry uses may be continued but may not be expanded beyond their existing building footprint. 5. Professional bed and breakfast houses are only allowed in the RM-U Zone. 6. Subject to the requirements of RMC 4-9-090, Home Occupations, with the written approval of the property owner, if tenant occupied. 7. Accessory dwelling units (ADUs) are allowed as an accessory use to a detached single-family dwelling. ADUs shall be subject to the development standards applicable to primary structures and consistent with the architectural character of the primary structure. The property owner shall file an affidavit affirming that the owner will occupy the principal dwelling or the ADU. Additionally, prior to the issuance of building permits the owner shall record a notice on the property title. The notice shall bear the notarized signature of all property owners listed on the property title and include: the legal description of the property, a copy of the approved site/floor plan, and the applicability of the restrictions and limitations regarding ADUs in RMC Title IV. No more than fifty (50) total ADUs may be permitted per calendar year. 8. Allowed only in the Residential Multi-Family suffix. Twenty-four(24) hour on-site management required. The manager's unit is not subject to minimum density requirements. No estate, garage or other sales from any leasable spaces. No outdoor storage, including vehicle or trailer storage lots. Self-service storage uses in this zone are subject to the following special development standards: Side and rear setbacks subject to the Commercial Arterial Zone standards of RMC 4-2-120A, Development Standards for Commercial Zoning Designations, in lieu of the RM-F development standards. 9. Development consistent with an approved "Master Plan" is considered to be a permitted use. Other activities which are outright permitted include the addition of up to four (4) new portables, or changes in facilities not exceeding ten percent (10%) of gross floor area. Other proposed activities require a Hearing Examiner conditional use permit. 10. Permitted when approved by the Development Services Division and associated with an active building or construction permit, for a period not to exceed the duration of construction. See RMC 4-9-240. 11. Limited to storage of products in conjunction with retail, service, or office uses. Shall not be located along the building street frontage or in areas visible to the public. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-2-080 Page 2 of 15 12. Shall be developed as part of larger office structures. Shall not stand alone and shall not occupy more than twenty five percent (25%) per building whose primary use is office. 13. a. Administrative Headquarters Office: These offices shall be associated with a permitted industrial use listed in RMC 4-2-0601. The office uses may be developed in conjunction with, or subsequent to, the industrial use. b. General Offices: Excluding administrative headquarters offices, which are permitted consistent with subsection (13)(a) of this Section, general offices are only allowed in the Employment Area Valley (EAV) land use designation; provided that general offices that are accessory to a primary use are permitted outside the EAV. See EAV Map in RMC 4-2-080B. 14. Except that when operations are predominantly conducted out-of-doors rather than completely enclosed within an enclosed structure, an administrative conditional use permit is required. 15. Use is limited to building, hardware, and garden. Except in the CD Zone, size restrictions apply per R1v"IC 4-2-120B and farmers markets are permitted. 16. Residential uses shall not be located along the street frontage on the ground floor in the "Downtown Pedestrian District." 17. a. General Office and Medical/Dental Offices: Size restrictions apply per RMC 4-2-120A. Additionally, the use may only be permitted via administrative conditional use permit subject to the following criteria in addition to conditional use criteria: (i) activities with a limited need for walk-in clientele and (ii) activities for which a reduction in parking standards to one space per five hundred (500) square feet of gross floor space could be justified. b. Administrative Headquarters Office: New administrative headquarters offices are not permitted. For existing, legal administrative headquarters offices greater than three thousand (3 000) square size, andexistenceto an. 1, ,.+ v� .�..luure feet in in prior January I, 1999, the following expansions may be allowed: (i) parking expansion may be allowed; (ii) a one-time expansion of building square footage, not exceeding three thousand five hundred (3,500) square feet, may be permitted subject to site development plan review. This provision allowing expansion of building square footage shall expire on December 1, 2006, consistent with any approved development agreements or covenants. 18. a. General Requirements: Only permitted within a structure containing commercial uses on the ground floor. Commercial space must be reserved on the ground floor at a minimum of thirty feet (30') in depth along any street frontage. Residential uses shall not be located on the ground floor, except for a residential entry feature linking the residential portion of the development to the street. b. Employment Area Valley: Residential uses are not permitted in the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. 19. No new development of this use is allowed. However, existing uses of this type are permitted as an existing legal use per RMC 4-2-05008. 20. Not permitted within the Commercial Arterial (CA) Zone within the Northeast Sunset, Northeast Fourth (4th), and South Puget Commercial Corridor Comprehensive Plan designations. 21. a. General Requirements: Allowed only in conjunction with offices, residences, hotels, and convention centers, or research and development facilities. b. Integration of Uses: The use shall be architecturally and functionally integrated into the development. Except for marinas, the use must be housed in a structure containing one or more of the uses listed in subsection (21)(a) of this Section. The requirements in subsection (21)(b) of this Section may be adjusted through the Master Plan process. 22. Size restrictions apply per use in RMC 4-2-120A. 23. Limited to existing uses. Only those modifications or expansions which do not increase production levels are permitted in the COR Zone. Major modifications, http://www.codepublishing.com/wa/renton/htmURenton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-2-080 Page 3 of 15 production increases, or expansions of existing use require a Hearing Examiner conditional use permit in the COR Zone. 24. Use requires a Hearing Examiner conditional use permit, unless accessory in which case it is outright permitted. Use is not permissible in the area south of 1-405 and north of SW 16th Street, unless accessory, in which case it is outright permitted. Explosives and natural gas storage are not permissible in the IL Zone. 25. A preschool or day care center, when accessory to a public or community facility listed in RMC 4-2-060G, is considered a permitted use. 26. Size restrictions apply per use in RMC 4-2-120A. Must be part of a mixed use development. 27. Shall be architecturally and functionally integrated into the overall development. Freestanding establishments may be permitted only if they are five thousand (5,000) square feet or larger per establishment. These requirements may be adjusted through the Master Plan review process. 28. Accessory drive-through service is permitted only in association with multi- story buildings. The accessory drive-through service shall be located to the side and/or rear of the building, and integrated into the exterior wall. Drive-through lanes shall not be located between the street and the main pedestrian access to the buildings. These requirements may be adjusted through the Site Plan review process. 29. Only allowed in the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. Provided that the use is excluded within the area south of 1-405 and north of SW 16th Street. 30. a. Uses are limited to: Sales of mobile or manufactured homes, building/hardware/garden materials, lumberyards, and monuments/tombstones/gravestones. b. Location Restrictions: i. Building/hardware/garden sales and monuments/tombstones/gravestones sales are only allowed in the Employment Area Valley (EAV) land use designation. However, they are excluded from the area south of 1-405 and north of SW 16th Street. See EAV Map in RMC 4-2-080B. ii. Lumberyards are only allowed in the IM and IH Zones. However, they are excluded from the area south of 1-405 and north of SW 16th Street. 31. Operations must be conducted entirely within an enclosed structure. 32. Outdoor recreation facilities are permitted only in the Employment Area Valley (EAV) land use designation. (See EAV map in RMC 4-2-080B.) However, amusement parks require a Hearing Examiner conditional use permit. 33. Project size limitations of RMC 4-2-110F apply. A preschool or day care center, when accessory to public or community facilities listed in RMC 4-2-060G, is considered a permitted use and not a conditional use. Additional Restrictions within the CV Land Use Designation: Retail uses, eating/drinking establishments, and on-site service uses are prohibited in R-14 areas within the Center Village land use designation unless they are accessory to a school, park, or entertainment and recreational use as allowed in RMC 4-2-060E, F and J. 34. a. Accessory retail uses are permitted where ordinarily incidental to the permitted principal use. b. Principal retail sales uses are only permitted in the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. 35. Provided hives are established on lots a minimum of one acre in size. Setbacks and other limitations apply per RMC 4-4-010, Standards and Review Criteria for Keeping Animals. 36. Vehicles that have been towed must be kept in a building. When not in use, towing trucks must be kept in a building. Tow trucks are limited to Class A, B, and/or E. 37. a. General Requirements: Subject to requirements of RMC 4-4-010, Standards for Animal Keeping Accessory to Residential/Commercial Uses. Additional animals require an Additional Animals Permit per RMC 4-9-100. http://www.codepublishing.com/walrenton/htmURenton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-2-080 Page 4 of 15 b. IL Zone— Kennels: In the IL Zone, when operations are predominantly conducted out of doors rather than completely enclosed within an enclosed structure, an administrative conditional use permit is required. c. IM Zone— Kennels: Within the area south of 1-405 and north of SW 16th Street only indoor kennels are permitted. 38. Only allowed in the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. 39. Requirements for uses not associated with a medical institution: Use must be located within the Commercial Corridor Comprehensive Plan land use designation bordered by S. 37th St., Talbot Rd., Carr Rd., 89th Ave. SE, and the Valley Freeway. 40. Permitted when located within the Commercial Corridor(CC) Comprehensive Plan land use designation. 41. Limited to the area south of 1-405 and west of SR-167/Rainier Avenue S. 42. Permitted only on the ground-floor level as part of a residential project on RM- U zoned properties fronting on South 7th Street. (Amd. Ord. 4971, 6-10-2002) 43. Subject to the provisions of RMC 4-3-010, Adult Retail and Entertainment Regulations, and chapter 5-12 RMC, Adult Entertainment Standards. In the CO zone, uses shall be developed as part of larger office structures, shall not stand alone, and shall not occupy more than twenty five percent (25%) per building whose primary use is office. 44. Permitted; provided, that the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel; if the setback is less than 100' an administrative conditional use permit is required pursuant to RMC 4-9-030J decision criteria. 45. For Monopoles Proposed on Private Property: May be allowed via an administrative conditional use permit pursuant to RMC 4-9-030J decision criteria; that the site is one=half acre inand the facility has minimum _ r-••-••� -•., ......the over acre size the facility has I I II setbacks of one hundred feet (100')from any adjacent residentially zoned parcel; if the setback is less than one hundred feet (100') a Hearing Examiner conditional use permit is required. For Monopoles Proposed on Public Right-of-Way: May be allowed via an administrative conditional use permit pursuant to RMC 4-9-030J decision criteria, and right-of-way use permit, provided, the facility is located on a principal, minor, or collector arterial and has minimum setbacks of one hundred feet (100') from any adjacent residentially zoned parcel; if the setback is less than one hundred feet (100') a Hearing Examiner conditional use permit is required. 46. Eligible for an administrative conditional use permit pursuant to RMC 4-9-030J - decision criteria; provided, that the facility has a minimum setback of one hundred feet (100') from any adjacent residentially zoned parcel; if the setback is less than one hundred feet (100') a Hearing Examiner conditional use permit is required. 47. May be allowed by an administrative conditional use permit pursuant to RMC 4 -9-030J decision criteria, if the monopole II facility is to be constructed on property where wireless communication support structures presently operate, and the new monopole II facility will not exceed the height of the existing support structures. Prohibited if located within three hundred feet (300') of an RC, R-1, R-4, R-8, R-10, or R-14 zone unless the Reviewing Official determines that all residentially zoned property within three hundred feet (300') of the proposed facility is undevelopable due to critical areas regulations (RMC 4-3-050); then the administrative conditional use process shall apply. 48. A Hearing Examiner conditional use permit pursuant to RMC 4-9-030J decision criteria is required. This use is prohibited if located within three hundred feet (300') of an RC, R-1, R-4, R-8, R-10, or R-14 zone, unless the Reviewing Official determines that all residentially zoned property within three hundred feet (300') of the proposed facility is undevelopable due to critical areas regulations (RMC 4-3-050), in which case http_//www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-2-080 Page 5 of 15 the new wireless support structure can be reviewed as a Hearing Examiner conditional use permit. 49. Emergency or routine modifications are permitted when there is minimal or no change in the visual appearance, as determined by the Reviewing Official. 50. Reserved. 51. Tow truck operations must be a shared use with either an auto body shop and/or a vehicle service and repair business. When not in use, towing trucks must be kept in a building. Tow trucks are limited to Class A, B, and/or E. 52. Permitted when ancillary to a permitted use where food and beverages are served on the premises and located in an area with an Employment Area Valley (EAV) land use designation as shown on the City's Comprehensive Plan Land Use Map, and located south of 1-405. In the case of the IM Zone, the location is further limited to IM- zoned areas south of SW 16th Street. Should any court of competent jurisdiction find that the City zoning for card rooms is unconstitutional or illegal, then the City elects to permit the existing card rooms to continue operation as nonconforming legal uses and otherwise bans card rooms. 53. Provided a temporary use permit is obtained consistent with the provisions of RMC 4-9-240, Temporary Use Permits. 54. Allowed outright in the Employment Area Valley (EAV) land use designation. (See EAV Map in RMC 4-2-080B.) Outside the EAV, the use shall be developed as part of larger office structures. Such uses shall not stand alone and shall not occupy more than twenty five percent (25%) per building whose primary use is office. 55. a. Adult day care I on a property with a nonresidential facility is only allowed outright in the Employment Area Valley (EAV). See EAV Map in RMC 4-2-080B. Outside of the EAV, an administrative conditional use permit is required. b. Adult day care I on a property containing a residential use requires an administrative conditional use permit in any location. 56. Except not permissible within the Employment Area Valley (EAV). (See EAV Map in RMC 4-2-080B.) 57. Only allowed in the Employment Area Valley (EAV) land use designation, unless the use is accessory in which case it is allowed outside the EAV. See EAV Map in RMC 4-2-080B. 58. Only allowed in the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. Outside of the EAV, use is allowed as an administrative conditional use. 59. Excluded within the area south of 1-405 and north of SW 16th Street. 60. Subject to the size restrictions of RMC 4-2-120A. Retail sales uses are limited to: flowers/plants and floral supplies; mini-marts; crafts, including supplies and finished products, gift shops, and specialty markets. 61. No drive-through service shall be permitted, except for financial institutions which are permitted three (3) accessory drive-up windows that shall be part of the exterior wall of the financial institution structure. 62. Outside the Employment Area Valley (EAV) land use designation (see EAV Map in RMC 4-2-080B), drive-through is permitted only when accessory to a financial institution. Financial institutions are permitted three (3) accessory drive-up windows that shall be part of the exterior wall of the financial institution structure. Within the EAV, drive-through service is permitted. 63. Subject to the size restrictions of RMC 4-2-120A. On-site services excluding dry cleaning and real estate offices. 64. Limited to storage in association with rental services. In the CV Zone and within one thousand two hundred feet (1,200') of NE 4th Street within the NE 4th Corridor, an administrative conditional use permit is required. Not allowed within one thousand two hundred feet (1,200') of Sunset Boulevard within the Sunset Corridor. Size restrictions apply per RMC 4-2-120A. http://www.codepubli shing.com/wa/renton/html/Renton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-2-080 Page 6 of 15 65. Allowed outright in the Employment Area Valley (EAV) land use designation. (See EAV Map in RMC 4-2-080B.) Outside the EAV, the use is limited to health clubs/fitness centers/sports clubs, which shall be developed as part of larger office structures. Such uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. 66. Requires a Hearing Examiner conditional use permit, except that electrical power generation and co-generation is permitted as an accessory use when located more than one hundred feet (100') from any property zoned for residential use, i.e. RC, R-1, R-4, R-8, R-10, R-14, RM, and producing less than ten (10) megawatts of electricity. In the CO Zone, the use must be accessory to a medical institution. 67. Chemical and allied products manufacturing operations, or operations which are conducted predominantly out of doors, require a Hearing Examiner conditional use permit in the IM Zone, and an administrative conditional use permit in the IH Zone, except that these uses are not permissible in the area south of 1-405 and north of SW 16th Street. 68. Only permitted in the Automall District and Employment Area Valley land use designations. See Automall Map in RMC 4-2-080F and EAV Map in RMC 4-2-080B. 69. Reserved. 70. No drive-through service shall be permitted, except for multi-story financial institutions which are permitted three (3) accessory drive-up windows. The accessory drive-through service shall be located to the side and/or rear of the building, and the windows shall be part of the exterior wall. Drive-through lanes shall not be located between the street and the main pedestrian access to the buildings. These requirements may be adjusted through the Site Plan review process. 71. Only allowed in the Employment Area Valley (EAV) land use designation south of 1-405 subject to a Hearing Examiner Conditional Use Permit. See EAV Map in RMC 4-2-080B. No secure community transition facility (SCTF) shall: a. House more than six persons, excluding resident staff. Any increase in the number of resident beds shall require an entirely new application. b. Be allowed within three hundred thirty feet (330') of any residential zone located within or outside the City limits. c. Be allowed adjacent to, abutting, across a parking lot from, or within the "line of sight"from a "risk potential activity" as defined in RCW 71.09.020, now or as hereafter amended, or risk potential facilities in existence at the time a site is listed for consideration. For the purposes of granting a Conditional Use Permit for siting an SCTF, the Reviewing Official shall consider a permanent, unobstructed visual distance of six hundred feet (600') to be within "line of sight." The Reviewing Official may reduce the distance to less than six hundred feet (600') through the Conditional Use Permit process, if the applicant can demonstrate that a visual barrier exists or can be created that would reduce the line of sight to less than six hundred feet (600'). Risk potential facilities currently include, but are not limited to: • Community and recreation centers, • Churches, synagogues, temples and mosques, • Licensed day care, • Licensed preschool facilities, • Public libraries, • Public parks, • Public and private schools, • School bus stops, • Sports fields, or • Publicly dedicated trails. d. Be located within one mile from any SCTF, work release, prerelease, or similar facility. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-2-080 Page 7 of 15 "Distance" referenced in paragraphs b, c, and d of this section is measured by following a straight line from the nearest point of the building in which the secure community treatment facility is to be located, to the nearest point of the zoning boundary line or property line of the lot on which the buffered use is located. The City may impose conditions to mitigate any potential adverse impact of the SCTF on surrounding uses, except that the Conditional Use Permit conditions may not impose restrictions on the SCTF greater than those set forth in RCW 71.09.285 through 71.09.340 inclusive. 72. All development within the CA Zone, including big-box retail uses, is subject to compliance with design regulations applicable to District `D' as detailed in RMC 4-3- 100. Except in the Employment Area Valley (EAV) south of Interstate 405, big-box retail uses are subject to compliance with design regulations applicable to District 'C' as detailed in RMC 4-3-100. Big-box retail uses in the EAV south of Interstate 405 outside of the CA zone are not subject to Urban Design Regulations. Big-box retail uses are not permitted within the Commercial Arterial (CA) Zone within the Northeast Sunset, Northeast Fourth (4th), and South Puget Commercial Corridor Comprehensive Plan designations. 73. Garden style apartments are prohibited. Within the Center Village Zone, ground floor commercial development at a minimum of seventy five percent (75%) of the frontage of the building is required for all residential projects on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. 74. Flats are only permitted if part of a mixed use structure with ground-floor commercial. 75. Only permitted west of Park Ave. and south of N. 8th Street. 76. Only Grades 9 through 12 permitted. 77. a. Only permitted north of N. 8th Street and as part of a mixed use structure. b. Limited to training related to research and development, arts, computer sciences, business, culinary arts, medical-related fields and/or other knowledge-based industries. 78. No freestanding structures permitted unless architecturally and functionally integrated into an overall shopping center or mixed use development. 79. a. Must function as an anchor to larger retail developments that are planned as part of an integrated and cohesive center. b. Big-box use must be connected to additional structures within a shopping center with supporting retail or service uses structures with common walls, or plazas, or other similar features, excluding pushcarts/kiosks. c. Buildings oriented along Park Avenue must have one or more pedestrian entries on Park Avenue. 80. Drive-through windows must abut a building facade or wall and must be located within the building footprint. 81. No stand-alone structures smaller than five thousand (5,000) square feet, except for pushcarts/kiosks, unless architecturally and functionally integrated into a shopping center or mixed use development. 82. a. Multi-story, stand-alone retail buildings greater than seventy five thousand (75,000) square feet are allowed only with structured parking and a maximum building footprint of sixty five thousand (65,000) square feet. b. No freestanding structures smaller than five thousand (5,000) square feet are permitted, unless architecturally and functionally integrated into overall shopping center or mixed use development. c. Buildings oriented along Park Avenue must have one or more pedestrian entries on Park Avenue. 83. a. Movie facilities with more than four (4) screens must be architecturally and functionally integrated into overall shopping center or mixed use development. b. Buildings oriented along Park Avenue must have one or more pedestrian entries on Park Avenue. http://www.codepublishing.com/wa/renton/htial/Renton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-2-080 Page 8 of 15 84. Permitted subject to the conditional use criteria regarding airport compatibility located in RMC 4-3-020. 85. Only permitted south of N. 8th Street. 86. Limited to airplane manufacturing, biotechnology, life science, information technology (i.e., hardware, software, computer components), or other high technology industry. 87. Not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Permitted as mixed use structures with ground-floor commercial except that parcels may be developed exclusively for attached dwelling units if: a. The entire frontage of the block is residential; b. Support facilities such as exercise facilities, lobbies, etc., face the street frontage and living areas are in the rear; or c. Entries to attached dwelling units are slightly elevated above the sidewalk level. 88. a. Not permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. b. Structured parking is required north of N. 8th Street. c. Buildings oriented to pedestrian streets must have ground-floor commercial uses within them. 89. Not permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. 90. Structured parking required north of N. 8th Street. 91. a. Not permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. b. Structured parking required north of N. 8th Street. P. If located N. Street, then must inmixed use .. ........,,...,.. north of 8th then� ���ua� be located a structure. d. Buildings oriented to pedestrian streets, must have ground-floor commercial uses within them. 92. a. Structured parking required north of N. 8th Street. b. Buildings oriented to pedestrian streets must have ground-floor commercial uses within them. c. Must be located within a mixed use structure. 93. a. Structured parking required north of N. 8th Street. b. Buildings oriented to pedestrian streets must have ground-floor commercial uses within them. 94. a. Must be located within a mixed use structure. b. Structured parking required north of N. 8th Street. 95. a. Multi-story, stand-alone retail buildings greater than seventy five thousand (75,000) square feet are allowed only with structured parking and a maximum building footprint of sixty five thousand (65,000) square feet. b. Structured parking required north of N. 8th Street. c. Stand-alone retail buildings are not allowed east of Lake Washington Boulevard North. 96. a. Not permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Beyond one thousand feet (1,000') of the centerline of the Renton Municipal Airport runway, this use is allowed subject to the conditional use criteria regarding airport compatibility located at RMC 4-3-020. b. Structured parking required north of N. 8th Street. c. Buildings oriented to pedestrian streets must have ground-floor commercial uses within them. 97. The use shall be architecturally and functionally integrated into a larger mixed use development. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-2-080 Page 9 of 15 98. a. Not permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. b. Structured parking is required. c. Buildings oriented to pedestrian streets must have ground-floor commercial uses within them. 99. Must be located within a mixed use structure. 100. a. Not permitted within one thousand feet(1,000') of the centerline of Renton Municipal Airport runway. b. Must be located within a mixed use structure. 101. a. Not permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. b. Permitted only south of N. 8th Street. c. Buildings oriented to pedestrian streets must have ground-floor commercial uses within them. 102. Buildings oriented to pedestrian streets must have ground-floor commercial uses within them. 103. Structured parking is required. 104. a. Limited to airplane manufacturing and related accessory uses, biotechnology, life science, information technology (i.e., hardware, software, computer components), or other high technology industry. b. For uses other than airplane manufacturing and related accessory uses, structured parking required north of N. 8th Street. c. For uses other than airplane manufacturing and related accessory uses, buildings oriented to pedestrian streets must have ground-floor commercial uses within them. 105. Not permitted when west or north of 1-405. 106. Only structured park and rides are permitted in the Center Village Comprehensive Plan designation. 107. Only structured park and rides are permitted. 108. Permitted on existing parking required as accessory parking for a nonresidential use. 109. Not permitted in the area bounded by SW 7th Street, Shattuck Avenue, Airport Way and Hardie Avenue except when part of a mixed-use transit oriented development with structured parking. 110. Limited to existing fueling stations in the Commercial Neighborhood (CN) Zone. 111. Only permitted if the use and operation of the helipad is accessory to the primary residential use and it must comply with all of the following conditions: a. There shall be only one aircraft use per single family residence. b. The use shall be limited to properties abutting Lake Washington with a minimum lake frontage of seventy five feet (75') as measured at the ordinary high water mark. c. The weight of the aircraft in use on the site shall not exceed six thousand (6,000) pounds. d. The helipad shall be approved by the Federal Aviation Administration (FAA), documented with a letter stating"no objection" or"no objection if certain conditions are met" for the establishment of the helipad site as the result of an FAA Aeronautical Study. If the FAA approval states "no objection if certain conditions are met,"the property owner shall maintain documentation that the conditions have been met and shall obtain the proper permits or approvals to meet those conditions, if required by federal, State, or local regulation. Under no circumstances shall a helipad be permitted if the result of the FAA Aeronautical Study is "objectionable." e. The helipad shall be approved by the FAA for arrivals and departures from the water side only. http://www.codepublishing.com/wa/renton/htiiil/Renton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-2-080 Page 10 of 15 f. Arrival or departure of the aircraft shall occur between the hours of 7:00 a.m. and 10:00 p.m. except in case of emergency. A flight log shall be kept to document the time of all flights arriving or departing from the helipad. g. Documentation of compliance with the above conditions shall be provided to the City by the property owner, at the property owner's expense, at the City's request. 112. In the CV Zone, no office and conference uses are allowed for parcels fronting or taking primary access from Edmonds Avenue NE; and fast food restaurants are prohibited from accommodating drive-throughs. 113. Fast food restaurants are prohibited from accommodating drive-throughs. 114. Any single indoor recreational use on a site shall not exceed a maximum gross floor area of three thousand (3,000) square feet. 115. The use is limited to health clubs/fitness centers/sports clubs, which shall be developed as part of larger office structures. Such uses shall not stand alone and shall not occupy more than twenty five percent (25%) of any one floor of a building whose primary use is office. (Ord. 4186, 11-14-1988; Ord. 4404, 6-7-1993; Ord. 4432, 12-20-1993; Ord. 4466, 8- 22-1994; Ord. 4631, 9-9-1996; Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786, 7-12-1999; Ord. 4802, 10-25-1999; Ord. 4803, 10-25- 1999; Ord. 4827, 1-24-2000; Ord. 4840, 5-8-2000; Ord. 4847, 6-19-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord. 5001, 2-10-2003; Ord. 5018, 9-22-2003; Ord. 5027, 11-24-2003; Ord. 5028, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11- 1-2004; Ord. 5124, 2-7-2005; Ord. 5191, 12-12-2005; Ord. 5241, 11-27-2006; Ord. 5286, 5-14-2007; Ord. 5305, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5356, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5381, 5-12-2008; Ord. 5392, 6-23-2008; Ord. 5403, 7-21- 2008; Ord. 5407, 9-15-2008; Ord. 5432, 12-8-2008; Ord. 5436, 12-8-2008; Ord. 5437, 12-8-2008• - - ---- O-rd-. 46..6..,, 7-13.+_7�MvvAv• nvrrwl. v547 1, 7-13v-2009; nVrd. 5473, 7-13-2009; Ord. 5520, 12-14-2009; Ord. 5529, 3-8-2010) B. EMPLOYMENT AREA VALLEY: http://www.codepublishing.com/wa/renton/html/Renton04/Renton0402/Renton0402080.ht... 2/24/2011 Section 4-3-090 Page 1 of 20 4-3-090 SHORELINE MASTER PROGRAM REGULATIONS: A. PROGRAM ADOPTED: The Shoreline Master Program, as issued and prepared by City of Renton Planning Commission, of which one printed copy in book form has heretofore been filed and is of the CityClerk and made available for examination bythe now on file in the office generalpublic,ublic, is hereby adopted ted as the Shoreline Master Program by the City of Renton. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16- 1990 (Res. 2805), Rev. 9-12-1993 (Min.), Ord. 4716, 4-13-1998) The following is an excerpt from the officially adopted Shoreline Master Program. The complete Shoreline Master Program, including policies, should also be consulted. (Ord. 4722, 5-11-1998) B. AUTHENTICATION, RECORD OF PROGRAM: The City Clerk is hereby authorized and directed to duly authenticate and record a copy of the above mentioned Shoreline Master Program together with any amendments or additions thereto, together with an authenticated copy of this Section. (Ord. 3094, 1-10-1977, eff. 1-19-1977) C. AMENDMENTS: Any and all amendments, additions or modifications to said Master Program, shall be by ordinance. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), Rev. 9-12-1993 (Min.), Ord. 4716, 4-13-1998; Amd. Ord. 4633, 9-16-1996) D. PURPOSES AND PRIORITIES: Each shoreline has its own unique qualities which makes it valuable, particularly Shorelines of Statewide Significance, which in Renton include Lake Washington and the Green River. Preference is, therefore, given to the following uses in descending order of priority for shorelines of statewide significance (as established by RCW 90.58.020): 1. Recognize and protect the statewide interest over local interest for shorelines of statewide 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 shorelines. 5. Increase public access to publicly owned areas of the shorelines. (Ord. 3758, 12- 5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), Rev. 9- 12-1993 (Min.), Ord. 4716, 4-13-1998) 6. Increase recreational opportunities for the public in the shoreline. E. REGULATED WATER BODIES: Approximately eighteen (18) miles of shoreline in the City of Renton are under the jurisdiction of the Shoreline Management Act of 1971. These eighteen (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 State Metropolitan Area of which Renton is an integral part. In the City of Renton, the following bodies of water are regulated by the Act: 1. Cedar River. 2. Green River. 3. Lake Washington. 4. May Creek from the intersection of May Creek and N.E. 31st Street in the southeast quarter of the southeast quarter of Section 32-24-5E WM downstream in a northeasterly direction to its mouth at Lake Washington. 5. Springbrook Creek from the Black River on the north to SW 43rd Street on the south. 6. Black River. http://www.codepublishing.com/wa/renton/htruURentan04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 2 of 20 7. The jurisdiction of this Master Program includes shorelines of the State as defined in subsection F of this Section. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12- 1990 (Res. 2787), 7-16-1990 (Res. 2805), Rev. 9-12-1993 (Min.), Ord. 4716, 4-13- 1998) F. STATE OF WASHINGTON CLASSIFICATION OF WATER BODIES: 1. Shorelines of Statewide Significance: By State standards, the Green River and Lake Washington are classified as Shorelines of Statewide Significance, and comprise approximately 5.8 miles of the shorelines of the State regulated by the City of Renton. 2. Shorelines of the State: In addition, the shorelines of the Cedar River, Black River, Springbrook Creek, and May Creek are shorelines within the City. G. THREE (3) ENVIRONMENTS DESIGNATED BY CITY: 1. Names of Environments: Three (3) environments, Natural, Conservancy, and Urban, shall be designated to provide a uniform basis to apply policies and use regulations within distinctively different shoreline areas. 2. Basis for Designation: 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 aspirations of local citizenry. Shorelines have been categorized according to the natural characteristics and use regulations have been designated herein. 3. Map of Environments: The above information is illustrated in the following map. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res.,2787), 7-16-1990 (Res. 2805), Rev. 9-12-1993 (Min.), Ord. 4716, 4-13-1998) http://www.codepublishing.corn/wa/renton/htm1 Renton04/Renton0403/Renton0403090.ht... 2/24/2011 Section 4-3-090 Page 3 of 20 SHORELINE ENVIRONMENTS \y/dr ) I.,, t 1..; t Ylif,;,.-1.=il ,-t ii ' 1 ' " 1 V ,.:,'••', ENVIRONMENTS 1--..-:-:..:.s-zk.'.....',_:;.... 4.-il .( ,t, , j'71 r:11 • I I ,,_, , , Urban =wow i'-: -1 l'..- '':„Its02:-;".\:. . Conservancy imam* '- ssi-Y rAITE MASH -4----' ) ' '-' 7sk, N t I 01 t• 1-7 , ...,, i 3 f, .: a u.ra •it. _LL-7,1., ;•-•-.,,c' ...1 f . I • "h, I I\ .. ! A r.1/1,`(;+ \ '-''N'''''..„. .s. I..... "1 ,0r- - .-.-'‘ -,-- ,,,,-I•sN'r• .- ,. Aira,,_, .,.,,,,, -„, • , r jji \ We WASHINGTON . .il '-'.----. 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NATURAL ENVIRONMENT: http://www.codepublishing.com/wahenton/htnal/Renton04/Renton0403/Renton0403090.ht... 2/24/2011 Section 4-3-090 Page 5 of 20 1. Objective: The objective in designating a Natural environment is to protect and preserve unique and fragile shoreline or wetland environments in their natural state. The Natural environment is intended to provide areas of wildlife sanctuary and habitat preservation. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.) 3-12-1990 (Res. 2787), 7- 16-1990 (Res. 2805) Rev. 9-12-1993 (Min.), Ord. 4716, 4-13-1998) 2. Areas to Be Designated as a Natural Environment: a. Areas that are unique or fragile. b. Floodway areas. 3. Extent of the Natural Environment: That portion of the north bank of the Black River lying west of its confluence with Springbrook Creek shall be designated Natural (see the Shoreline Environment Map in subsection G of this Section). 4. Acceptable Activities and Uses: The only human activity that is acceptable is for floodway drainage or storage. All other human activities including recreation are considered inappropriate. 5. Dedication for Flood Storage: The City of Renton recognizes that preservation of Natural shoreline areas can only be assured through public acquisition. Therefore, where private development is proposed in areas so designated, the City shall require dedication as necessary for flood storage. I. CONSERVANCY ENVIRONMENT: 1. Objective: The objective in designating a Conservancy environment is to protect, conserve, and manage existing areas with irreplaceable natural or aesthetic features in essentially their native state, while providing for limited use of the area. The Conservancy environment is intended to provide a pleasant break in the surrounding urban community. This environment shall seek to satisfy a portion of the present and future needs of Renton. 2. Areas to Be Designated as a Conservancy Environment: a. Areas of high scenic value. b. Valuable areas for wildlife habitat. c. Hazardous slope areas. d. Flood-prone areas. e. Areas which cannot provide adequate utilities for intense development. f. Areas with unique or fragile features. 3. Extent of the Conservancy Environment: That portion of May Creek east of FAI -405 right-of-way and that portion of the south bank of the Cedar River, two thousand five hundred feet (2,500') east of FAI-405 right-of-way, and that portion of Springbrook Creek beginning from approximately S.W. 27th Street on the north to S.W. 31st Street on the south, abutting City-owned wetlands in this area, and for that portion of the west side of the Creek in the vicinity of S.W. 38th Street abutting the City's recently acquired Wetlands Mitigation Bank shall be designated Conservancy (see the Shoreline Environment Map and the Springbrook Creek Shoreline Boundary Map in subsection G of this Section). 4. Acceptable Activities and Uses: Activities and uses considered to be acceptable in a Conservancy environment 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 such as pasture or range lands, and passive outdoor recreation. 5. 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 activity shall be allowed only by the Land Use Hearing Examiner. c. Industrial Uses: All industrial activities are prohibited in a Conservancy environment. d. Recreation Use: In the Conservancy environment, recreation uses shall be limited to passive recreation. http://www.co depublishing.com/walrenton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 6 of 20 i. Permitted Uses: Public hiking and bicycle trails, nonmotorized public fishing, public wading and swimming spots, public areas for nature study, public picnic areas. ii. Uses Allowed by Hearing Examiner: Public overnight camping areas. a. Residential Uses: i. Permitted Uses: Low-density single family residences. ii. Prohibited Uses: Multi-family residences of two (2) units or more. f. Utilities: i. Local Service Utilities: The necessary local service utilities shall be permitted for approved activities and uses within the Conservancy environment and shall be underground per City Code requirements. ii. Major Utilities: Major utilities may be allowed only by approval of the Land Use Hearing Examiner and only if they cross the conservancy area in the shortest feasible route. g. Roads: Necessary roads are permitted subject to the standards of subsection L15 of this Section, Roads and Railroads. J. URBAN ENVIRONMENT: 1. Objective: The objective of the Urban environment is to ensure optimum utilization of shorelines within urbanized areas by providing for public use, especially the water's edge and bymanaging development so that it access to and along g 9 9 P enhances and maintains shorelines for a multiplicity of viable and necessary urban uses. 2. Areas to Be Designated as Urban Environment: a. Areas of 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. On certain shorelines planned for future urban expansion, there should be limitations based on the physical aspects of the site. 3. Extent of the Urban Environment: All shorelines of the State regulated by the City which are not designated as Conservancy or Natural are designated as Urban (see the Shoreline Environment Map in subsection G of this Section). 4. Acceptable Use and Activities: All uses shall be allowed as indicated by subsection L of this Section, Specific Use Regulations. 5. Use Regulations in the Urban Environment: a. Water-Oriented 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-oriented industrial and commercial uses. b. 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 permanent public access to the water in the Urban environment shall be accomplished through the Master Program. To enhance waterfront and ensure maximum public use, industrial and commercial facilities shall be designed to permit pedestrian waterfront activities where practicable, and the various access points ought to be linked to nonmotorized transportation routes such as bicycle and hiking paths. K. GENERAL USE REGULATIONS FOR ALL SHORELINE USES: 1. Applicability: This Section shall apply to all shoreline uses whenever applicable. Items included here will not necessarily be repeated in subsection L of this Section, Specific Use Regulations, and shall be used in the evaluation of all permits. 2. Environmental Effects: a. Pollution and Ecological Disruption: The potential effects on water quality, water and land vegetation, water life and other wildlife (including, for example, spawning areas, migration and circulation habits, natural habitats, and feeding), soil http://www.codepublishing.com/wa/renton/html/Renton04/Renton0403/Renton0403090.ht... 2/24/2011 Section 4-3-090 Page 7 of 20 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. b. Burden on Applicant: Applicants for permits must explain the methods that will be used to abate, avoid or otherwise control the harmful effects. c. Erosion: Erosion is to be controlled through the use of vegetation rather than structural means where feasible. d. Geology: Important geological factors—such as possible slide areas— on a site must be considered. Whatever activity is planned under the application for the development permit must be safe and appropriate in view of the geological factors prevailing. 3. Use Compatibility and Aesthetic Effects: a. 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: i. View Obstruction: Buildings, smokestacks, machinery, fences, piers, poles, wires, signs, lights, and other structures. ii. Community Disturbances: Noise, odors, night lighting, water and land traffic, and other structures and activities. iii. Design Theme: Architectural styles, exterior designs, landscaping patterns and other aspects of the overall design of a site shall be a uniform or coordinated design, planned for the purpose of visual enhancement as well as for serving a useful purpose. iv. 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 outdoor work areas. v. Outdoor Activities: Work areas, storage, and other activities on a site in a residential area shall be in enclosed buildings, as is reasonably possible, to reduce distractions and other effects on surrounding areas. Outdoor activities of commercial and industrial operations shall be limited to those necessary 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. 4. Public Access: a. Where possible, space and right-of-way shall be left available on the immediate shoreline so that trails, nonmotorized bike paths, and/or other means of public use may be developed providing greater shoreline utilization. b. Any trail system shall be designed to avoid conflict with private residential property rights. c. No property shall be acquired for public use without just compensation to the owner. 5. Facility Arrangement—Shoreline Orientation: Where feasible, shoreline developments shall locate the water-dependent, water-related and water-enjoyment portions of their developments along the shoreline and place all other facilities inland. 6. Landscaping: 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. 7. 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. L. SPECIFIC USE REGULATIONS: 1. Airports and Seaplane Bases: a. Airport Location: A new airport shall not be allowed to locate within the shoreline. However, an airport already located within a shoreline shall be permitted to http://www.codepubli shing.com/wa/renton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 8 of 20 upgrade and expand its facilities provided such upgrading and expansion would not have a detrimental effect on the shoreline. b. Location of Seaplane Bases: i. Private Seaplane Bases: A single private seaplane is permitted per residence. ii. Commercial Seaplane Bases: New commercial seaplane bases may be allowed in industrial areas provided such bases are not contiguous to residential areas. c. Airport Facilities: i. Future hangars should be set back a minimum of twenty feet (20') from the ordinary high water mark of the shoreline and shall be designed and spaced to allow viewing of airport activities from the area along the water's edge. ii. Tie-down areas should be no closer than twenty feet (20') from the ordinary high water mark of the shoreline for aircraft. d. Seaplane Bases (Commercial): i. Docks and Tie Down Areas: Docks for the mooring of seaplanes are permitted. Seaplanes may be stored on the dock or ramps. ii. Tie-down areas may be provided on seaplane ramps. e. Landscaping: Landscaping shall be required around parking areas in accordance with City regulations. The landscaping shall be compatible with the activities and characteristics of aircraft in that it should be wind resistant, low profile, and able to survive under adverse conditions. f. Services: Services or aircraft shall conform to FAA standards, which include fuel, oil spill clean-up, safety and firefighting equipment, and vehicle and pedestrian separation. 2. Aquaculture: a. Location: Aquaculture operations may be located on streams and rivers, EXCEPT in Natural and Conservancy environments and along urban areas developed with residential uses. b. Time: Facilities shall be allowed on a temporary basis only. • c. Design and Construction: All structures over or in the water shall meet the following restrictions: i. They shall be securely fastened to the shore. ii. They shall be designed for a minimum of interference with the natural systems of the waterway including, for example, water flow and quality, fish circulation, and aquatic plant life. iii. They should not prohibit or restrict other human uses of the water, such as swimming and/or boating. iv. They shall be set back appropriate distances from other shoreline uses, if potential conflicts exist. 3. Boat-Launching Ramps: a. Site Appropriateness—Water Characteristics: Water depth should be deep enough off the shore to allow use by boats. Water currents and movement and normal wave action shall be suitable for ramp activity. b. Site Appropriateness—Topography: The proposed area should not present major geological or topographical obstacles to construction or operation of the ramp. Site adaptation such as dredging shall be minimized. c. 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. d. Ramp Surface Material: The surface of the ramp may be concrete, precast concrete, or other hard permanent substance. The material shall be permanent and noncontaminating to the water. Loose materials, such as gravel or cinders, will not be used. The material chosen shall be appropriate considering the following conditions: Soil characteristics, erosion, water currents, waterfront conditions, and usage of the ramp. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0403/Renton040 3 090.ht... 2/24/2011 Section 4-3-090 Page 9 of 20 e. Review Required: Engineering design and site location approval shall be obtained from the appropriate City department. 4. Bulkheads: a. Applicability and Exemption: All bulkheads are subject to the regulations set forth in this Master Program, except that bulkheads common to a single family residence are exempted from the permit system set forth in this Master Program and Building Code. b. When Permitted: A bulkhead may be permitted only when: i. Required to protect upland areas or facilities. ii. Riprap cannot provide the necessary protection. iii. The bulkhead design has been engineered by an appropriately State licensed professional engineer, and the design has been approved by the Renton Department of Public Works. c. Associated Fill: A bulkhead for the purpose of creating land by filling behind the bulkhead shall be permitted only when the landfill has been approved. The application for a bulkhead shall be included in the application for the landfill in this case. (See subsection L8 of this Section, Landfills.) d. General Design Requirements: i. The burden rests upon the applicant for the permit to propose a specific type of bulkhead design which has been engineered by an appropriately State licensed professional engineer. ii. 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 Development Services Division shall consider the effect of the bulkheads on public access to publicly owned shorelines. Where possible, bulkheads are to be designed so as not to detract from the aesthetic qualities of the shoreline. iii. Bulkheads are to be constructed in such a manner as to minimize alterations of the natural shoreline and to minimize adverse effects on nearby beaches. iv. In cases where bulkheading is permitted, scientific information suggests a rock riprap design is preferred. The cracks and openings in such a structure afford suitable habitats for certain forms of aquatic life. If there is determined to be a severe rate population, consideration must be given to construction of a solid bulkhead to eliminate cracks and openings typical to a riprap structure. 5. Commercial Developments: a. Location of Developments: i. New commercial developments are to be encouraged to locate in those areas where current commercial uses exist. ii. New commercial developments on Lake Washington which are neither water-dependent, nor water-related, nor water-enjoyment, nor which do not provide significant public access to and along the water's edge will not be permitted upon the shoreline. b. Incorporation of Public Recreational Opportunities: Commercial developments should incorporate recreational opportunities along the shoreline for the general public. c. View Impacts: The applicant for a shoreline development permit for a new commercial development must indicate in his application the effect which the proposed commercial 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. d. Setback: A commercial building should be located no closer than fifty feet (50') to the ordinary high water mark; however, the Land Use Hearing Examiner may reduce this requirement through the variance process for good reason for those structures that allow public access to and along the water's edge. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 10 of 20 6. Dredging: a. Definition: The removal of earth or sediment from the bottom or banks of a body of water. b. Permitted Dredging: Dredging is to be permitted only when: i. Dredging is necessary for flood control purposes, if a definite flood hazard would exist unless dredging were permitted. ii. Dredging is necessary to correct problems of material distribution and water quality, when such problems are adversely affecting aquatic life or recreational areas. iii. 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 conditions are met: The water of the dredged area shall not be stagnant or polluted; and the water of the dredged area shall be capable of supporting aquatic life. iv. Dredging may be permitted where necessary for the development and maintenance of public shoreline parks and of private shorelines 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 improvement to fish or wildlife habitat, provided there is no net reduction upon the surface waters of the lake. v. Dredging may be permitted to maintain water depth and navigability. vi. Dredging is performed pursuant to a remedial action plan, approved under authority of the Model Toxics Control Act or pursuant to other authorization by the Department of Ecology, U.S. Army Corps of Engineer or other agency with jurisdiction. c. Prohibited Dredging: i. Dredging is prohibited in unique or fragile areas (see RMC 4-11-210) except for the purposes identified in subsection L7a of this Section where appropriate Federal and/or State authorization has been received, and any required environmental review and mitigation is conducted. ii. Dredging solely for the purpose of obtaining fill or construction material, which dredging is not directly related to those purposes permitted in subsection L7a of this Section, is prohibited. d. Regulations on Permitted Dredging: i. Report by Engineer Required: All proposed dredging operations shall be planned by an appropriate State licensed professional engineer. An approved engineering report shall be submitted to the Renton Development Services Division as part of the application for a shoreline permit. ii. Applicant's Responsibility: The responsibility rests solely with the applicant to demonstrate the necessity of the proposed dredging operation. iii. Minimal Adverse Effect: The responsibility further rests with the applicant to demonstrate that there will be a minimal adverse effect on aquatic life and/or on recreational areas. iv. Timing: The timing of any dredging operation shall be planned so that it has minimal impact or interference with fish migration. v. Adjacent Bank Protection: 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. If it is absolutely necessary to disturb the adjacent banks for access to the dredging area, the responsibility rests with the applicant to propose and carry out a method of restoration of the disturbed area to a condition minimizing erosion and siltation. vi. Adjacent Properties: The responsibility rests with the applicant to demonstrate a method of eliminating or preventing conditions that may: Create a nuisance to the public or nearby activity. http://www.codepublishing.com/wa/renton/htmURenton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 11 of 20 • Damage property in or near the area. Cause substantial adverse effect to plant, animal, aquatic or human life in or near the area. • Endanger public safety in or near the area. vii. Contamination: The applicant shall demonstrate a method to control contamination and pollution to water, air, and ground. viii. Disposal of dredged material: The applicant shall demonstrate a method of disposing of all dredged material. Dredged material shall not be deposited in a lake or stream except if the material is approved as part of a contamination remediation project approved by appropriate State and/or Federal agencies. In no instance shall dredged material be stockpiled in a shoreland area. If the dredged material is contaminant or pollutant in nature, the applicant shall propose and carry out a method of disposal that does not contaminate or pollute water, air, or ground. 7. Industrial Development: a. When Permitted: Industrial developments are to be permitted only when: i. They are water-dependent, water-related or they provide reasonable public access to and along the water's edge. New industrial developments on Lake Washington which are neither water-dependent, nor water-related shall provide significant public access. ii. They minimize and cluster those water-dependent and water-related portions of their development along the shoreline and place inland all facilities which are not water-dependent; and, iii. Any over-water portion is water-dependent, is limited to the smallest reasonable dimensions, and is approved by the Land Use Hearing Examiner; and, iv. They are designed in such manner as to enhance the scenic view; and, v. 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. b. Setbacks: Industrial structures shall be set back twenty five feet (25') minimum from the ordinary high water mark. 8. Landfills: a. When Permitted: Landfills shall be permitted in the following cases: i. 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 feet (125') in length along the ordinary high water mark and thirty five feet (35') into the water, and provided the provisions of RMC 4-9-19014b(i) through 4-9-19014b(vi) are satisfactorily met; or ii. 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 iii. When in a public use area, landfill would be advantageous to the general public; or iv. When repairs or modifications are required for existing bulkheads and fills; or v. When landfill is required for flood control purposes; or vi. When a landfill is part of a remedial action plan approved by the Department of Ecology pursuant to the Model Toxics Control Act, or otherwise authorized by the Department of Ecology, U.S. Army Corps of Engineers, or other agency with jurisdiction. vii. Justification for landfill for any other purpose than those listed in subsections L8a(i) through (vi) of this Section will be allowed only with prior approval of the Land Use Hearing Examiner. 9. Marinas: http://www.codepub lishing.com/wa/renton/ht11URenton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 12 of 20 a. When Permitted: Marinas shall be permitted only when: i. Adequate on-site parking is available commensurate with the moorage facilities provided. (See subsection L9b(vi) of this Section.) ii. Adequate water area is available commensurate with the actual moorage facilities provided. iii. The location of the moorage facilities is convenient to public roads. b. Design Requirements: i. Marinas are to be designed in the manner that will minimize adverse effects on fish and shellfish resources and be aesthetically compatible with adjacent areas. ii. Marinas utilized to overnight and long-term moorage are not to be located in shallow-water embayments with poor flushing action. iii. Applications for permits for marina construction are to be evaluated for compliance with standards promulgated by Federal, State, and local agencies. iv. 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. v. Applications for development permits for the construction 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. vi. Parking should be provided in accordance with the following ratio: private and public marinas: two (2) per three (3) slips; private marina associated with residential complex: one per (3) slips. vii. Special designated loading areas should be provided near piers in the amount of one parking space per twenty five (25) slips; all other parking areas are to be located one hundred feet (100') from the ordinary high water mark. c. Location of Marinas: i. Marinas shall be permitted only upon Lake Washington. Marinas must provide adequate access, parking, and surface water area in relation to the number of moorage spaces provided. 10. Mining: a. All mining, including surface mining, shall be prohibited. b. Surface mining shall mean all or any part of the process involved in extraction of minerals by removing 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 surface mining shall not include reasonable excavation or grading conducted for farming, on-site road construction, or on-site building construction. 11. Parking: a. Public Parking: In order to encourage public use of the shoreline, public parking is to be provided at frequent locations. Public parking facilities should be discouraged along the water's edge. Public parking facilities are to be designed and landscaped to minimize adverse impact upon the shoreline and adjacent lands and upon the water view. b. Private Parking: Private parking facilities are to be located away from the water's edge where possible. 12. Piers and Docks: a. Purpose: To establish approval and design criteria. b. Fees Prohibited: No fees or other compensation may be charged for use by nonresidents of piers or docks accessory to residences. c. General Design Requirements: i. Minimize Interference: Piers and docks shall be designed to minimize interference with the public use of the water surface and shoreline. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 13 of 20 ii. Floating Docks: The use of floating docks in lieu of other types of docks is to be encouraged in those areas where scenic values are high and where substantial conflicts with recreational boaters and fishermen will not be created. iii. Expansion Encouraged: The expansion of existing piers and docks is encouraged over the construction of new facilities. iv. General Criteria for Approval of Docks and Piers: The responsibility rests upon the applicant to affirmatively demonstrate the need for the proposed pier or dock in his application for a permit. The approval of a new dock or pier or a modification or extension of an existing dock or pier shall include a finding that the following criteria have been met: • The dock or pier length does not extend beyond a length necessary to provide reasonable and safe moorage. • The dock or pier does not interfere with the public use and enjoyment of the water nor create a hazard to navigation. • The dock or pier will not result in the unreasonable interference with the use of adjacent docks and/or piers; and • The dock or pier must comply with the design criteria specified in the following sections. v. Construction Type: 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: • Extreme water depth, beyond the range of normal length piling. • A soft bottom condition, providing little support for piling. • Ledge rock bottom that renders it not feasible to install piling. vi. Safety: All piers and docks shall be constructed and maintained in a safe and sound condition. vii. Protection from Toxic Materials: Applicants for the new construction or extension of piers and docks or the repair and maintenance of existing docks shall use materials and methods which prevent toxic materials, petrochemicals and other pollutants from entering surface water during and after construction. d. Allowable Types of Piers and Docks: Permits for the following construction of piers or docks will be allowed: i. Piers and docks which provide for public recreational access and use or marinas. ii. Community piers and docks in new major waterfront subdivisions. iii. Piers and docks which are constructed for private joint use by two (2) or more waterfront property owners. iv. Private single family residence piers and docks. v. Community piers and docks for multi-family residence including apartments, condominiums, or similar developments. vi. Water-dependent commercial and industrial uses. e. Design Criteria for Single Family Docks and Piers: i. Number: There shall be no more than one pier per developed waterfront lot or ownership. ii. Dock Size Specifications: The following dock specifications shall be allowed: http://www.codepublish i n g.com/wa/renton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 14 of 20 • Length: The dock may extend to a maximum of eighty feet (80') beyond the ordinary high water line into the water or until a depth of twelve feet (12') below the mean low water mark, whichever is reached first. However, in no case shall a dock of less than fifty feet (50') in length be required. • Width: The maximum width of a dock shall be eight feet (8'). • Location: No portion of a pier or dock for the sole use of a private single family residence may lie closer than five feet (5') to an adjacent property line. • Extension: One extension of a dock parallel to the shoreline or one float may be allowed provided such extension is not located closer that five feet (5') from a side lot line or exceed one hundred (100) square feet in size. iii. Joint Use Piers and Docks: • Location: A joint use dock may be constructed for two (2) contiguous waterfront properties and may be located on a side property line or straddling a side property line, common to both properties. • Agreement: A joint use ownership agreement or covenant shall be prepared with the appropriate signatures of the property owners in question and recorded with the King County Assessor's Office. A copy of the recorded agreement shall be provided to the City. Such document should specify ownership rights and maintenance provisions. • Dock Size Specifications: Joint use docks and piers may extend to eighty feet (80') beyond the ordinary high water mark or to a depth of twelve feet (12'), whichever is reached first. • Joint use docks and piers may not exceed a maximum width of twelve feet (12'). • Joint use docks and piers may be allowed one pier extension or float a maximum of one hundred fifty (150) square feet in size for each owner. • Requests for greater dock length may only be submitted as specified below under subsection L12i of this Section once an individual has failed to work with an adjacent property owner in establishing a joint use dock. f. Design Criteria for Multi-Family Residence Docks: i. Resident Moorage: Moorage at the docks shall be limited to residents or owner of the subdivision, apartments, condominiums or similar developments for which the dock was built. ii. Maximum Number of Berthing Spaces: The ratio of moorage berths to residential units shall be one berth for every two (2) dwelling units. iii. Length of Multiple Family Pier or Dock: Multiple family piers and docks shall not exceed a length of one hundred eighty feet (180') into the water beyond the ordinary high water mark, except as may be allowed under subsection L12i of this Section. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 15 of 20 g. Design Criteria for Recreational, Commercial and Industrial Docks: The following dock specifications shall be allowed: i. Length and Depth: Unless otherwise determined or directed by any State agency having jurisdiction, the dock may extend into the water one hundred fifty feet (150'); if the depth of thirty feet (30') is not reached, the dock may be extended until a depth of thirty feet (30') is reached, provided the dock does not exceed two hundred fifty feet (250'); and in the case of a marina adjacent to a designated harbor area, docks and associated breakwaters may extend to the greater of(a) the distance determined pursuant to the foregoing criteria, (b) the inner harbor line, or (c) such point beyond the inner harbor line as is allowed by the terms of a lease, license or other formal authorization approved by the Washington State Department of Natural Resources or other agency with jurisdiction. ii. Width: The maximum width shall be twelve feet (12'). iii. Location: Docks shall be placed no closer than thirty feet (30') to a side property line. iv. Piers or Docks Associated with City Trails: Docks or piers which are associated or linked with City trails shall be no greater than necessary to serve the intended purpose and will be determined by the City on a case-by-case basis. h. Use of Buoys and Floats: i. Buoys and Floats Encouraged: Where feasible, the use of buoys and floats for moorage, as permitted below under subsection L12h(ii) of this Section, may be allowed 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, including reflectors for nighttime visibility. In no case shall a buoy be located further from the shoreline than the allowable length for docks. ii. Requirements: Floats shall be allowed under the following conditions: • Floats shall be anchored to allow clear passage on all sides by small watercraft. • Floats shall not exceed a maximum of one hundred (100) square feet in size. A float proposed for joint use between adjacent property owners may not exceed one hundred fifty (150) square feet per residence. • A single family residence may only have one float. • Floats shall not exceed a length of fifty feet (50') into the water beyond the ordinary high water mark, except public recreation floats. i. Variance to Dock and Pier Dimensions: Requests for greater dock and pier dimensions than those specified above may be submitted as variance applications to the City's Land Use Hearing Examiner. Any greater dimension than those listed above may be allowed by the Land Use Hearing Examiner for good reason, which shall include, but is not limited to, conditions requiring greater dock dimensions. The Examiner, in approving a variance request, shall include a finding that a variance request compiles with: i. The criteria listed in subsection L12c of this Section when approving such requests; and ii. The criteria specified in RMC 4-9-19014. 13. Recreation: a. Definition: The refreshment of body and mind through forms of play, amusement or relaxation. The recreational experience 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. http://www.codepnblishing.com/walrenton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 16 of 20 b. Public Recreation: Public recreation uses shall be permitted within the shoreline only when the following criteria are considered: i. Accessibility to the water's edge is provided consistent with public safety needs and in consideration of natural features. ii. Recreational development shall be of such variety as to satisfy the diversity of demands of the local community; and iii. Just compensation is provided to the owner for property acquired for the public use; and iv. It is designed to avoid conflicts with owner's legal property rights and create minimum detrimental impact on the adjoining property; and v. It provides parking spaces to handle the designed public use, and it will be designed to have a minimum impact on the environment. c. Private Recreation: Private recreational uses open to the public shall be permitted only when the following standards are met: i. There is reasonable public access to the recreational uses, including access along the water's edge where appropriate. In the case of Lake Washington, significant public access shall be provided. ii. The proposed facility will have no significant detrimental effects on adjacent parcels; and iii. Adequate, screened, and landscaped parking facilities that are separated from pedestrian paths are provided. 14. Residential Development: Floating residences are prohibited. Residential developments shall be allowed only when: a. Adequate public utilities are available; and b. Residential structures are set back inland from the ordinary high water mark a minimum of twenty five feet (25') or consistent with setback provisions of the Renton Municipal Code, whichever provides the greater setback; and c. Density shall not increase beyond the zoning density outlined in the Renton Comprehensive Plan and Zoning Code. d. New residential developments shall be encouraged to provide public access. Unless deemed inappropriate due to health, safety or environmental concerns, new multi-family, condominium, planned unit developments, and subdivisions except short plats, shall provide public access along the water's edge; in the case of Lake Washington, significant public access shall be provided. 15. Roads and Railroads: a. Scenic Boulevards: Shoreline roadways should be scenic boulevards where possible b. Sensitive Design: Roadways located in shoreland areas should be limited and designed and maintained to prevent soil erosion and to permit natural movement of groundwater. c. Debris Disposal: All debris and other waste materials from construction are to be disposed of in such a way as to prevent their entry by erosion into any water body. d. Road Locations: Road locations are to be planned to fit the topography, where possible, in order that minimum alteration of existing natural conditions will be necessary. 16. Stream Alteration: a. Definition: Stream alteration is the relocation or change in the flow of a river, stream or creek. A river, stream or creek is surface water runoff flowing in a natural or modified channel. b. Permitted Stream Alteration: i. Unless otherwise prohibited by subsection L16c of this Section, stream alteration may be allowed subject to the regulations in subsection L16d of this Section. http://www.codepublishing.coin/walrenton/html/Renton04/Renton0403/Renton0403 0 90.ht... 2/24/2011 Section 4-3-090 Page 17 of 20 ii. Stream alteration may be permitted if it is part of a public flood hazard reduction/habitat enhancement project approved by appropriate State and/or Federal agencies. c. Prohibited Stream Alteration: i. Stream alteration is prohibited in unique and fragile areas, except if the stream alteration is part of a public flood hazard reduction/habitat enhancement project approved by appropriate State and/or Federal agencies. ii. Stream alteration solely for the purpose of enlarging the developable portion of a parcel of land or increasing the economic potential of a parcel of land is prohibited. iii. Stream alteration is prohibited if it would be significantly detrimental to adjacent parcels. d. Regulations on Stream Alteration: i. Engineering: All proposed stream alterations shall be designed by an appropriately State licensed professional engineer. The design shall be submitted to the Development Services Division as part of the application. ii. Applicant's Responsibility: The responsibility rests solely with the applicant to demonstrate the necessity of the proposal. iii. Timing: The timing and the methods employed will have minimal adverse effects on aquatic life. iv. Pollution: Pollution is to be minimized during and after construction. v. Low Flow Maintenance: The project must be designed so that the low flow is maintained and the escape of fish at low water is possible. vi. Over-Water Cover: No permanent over-water cover or structure shall be allowed unless it is in the public interest. 17. Trails: a. Definition: For the purposes of the Shoreline Master Program, trails are a nonmotorized transportation route designed primarily for pedestrians and bicyclists. b. Permitted Uses: Trail uses shall be permitted within the shoreline, when the following standards are met: i. Provisions for maintenance operation and emergency access have been provided. ii. They link water access points along the shoreline, or they link water access points along the shoreline with upland community facilities. iii. They are designed to avoid conflict with private property rights and to create the minimum objectionable impact on adjacent property owners. (Ord. 3758, 12- 5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9-12- 1993 (Min.), Ord. 4716, 4-13-1998) iv. Just compensation is provided to the owner for property to be acquired by the public. v. They insure the rights and privacy of the adjoining property owners. vi. Over-water structures required by the trails are determined to be in the public interest. vii. They are designed with a surface material which will carry the actual user loads and will have a minimum impact on the environment._, 18. Utilities: a. Native Vegetation: The native vegetation shall be maintained whenever possible. When utility projects are completed in the water or shoreland, the disturbed area shall be restored and landscaped as nearly as possible to the original condition, unless new landscaping is determined to be more desirable. b. Landscaping: All vegetation and screening shall be hardy enough to withstand the travel of service trucks and similar traffic in areas where such activity occurs. c. Screening of Public Utilities: When a public utility building, telephone exchange, sewage pumping operation or a public utility is built in the shoreline area, http://www.codepublishing.com/wa/renton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 18 of 20 the requirements of this Master Program shall be met and the following screening requirements shall be met. If the requirements of subsection L18a of this Section, Native Vegetation, and the requirements of this subsection are in disagreement, the requirements of this subsection shall take precedence. i. 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. installation on the ground or a housed installation that ii. An unhoused does not conform with subsection L18c(i) of this Section shall be sight screened with evergreen trees, shrubs, and landscaping planted in sufficient depth to form an effective and actual sight barrier within five (5) years. iii. An unhoused installation of a dangerous nature, such as an electrical distribution substation, shall be enclosed with an eight foot (8') 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. d. Special Considerations for Pipelines: Installation and operation of pipelines shall protect the natural conditions of adjacent watercourses and shorelines. i. Water quality is not to be degraded to the detriment of marine life nor shall water quality standards be violated. ii. Native soils shall be protected from erosion and natural conditions restored. Watercourse banks and bottoms shall be protected, where necessary, with suitable surface treatment. iii. Petro-chemical or toxic material pipelines shall have automatically controlled shutoff valves at each side of the water crossing. iv. All petro-chemical or toxic material pipelines shall be constructed in accordance with the regulations of the Washington State Transportation Commission and subject to review by the City Public Works Department. e. Major Utilities—Specifications: i. Overhead High Voltage Power Lines: Structure of overhead power lines should be single-pole type or other aesthetically compatible design. Joint use docks and piers may extend to eighty feet (80') beyond the ordinary high water mark or to a depth of twelve feet (12'), whichever is reached first. ii. Electrical Distribution Substations: Electrical distribution substations shall be at a shoreland location only when the applicant proves there exists no other site out of the shoreland area and when the screening requirements of subsection L18c of this Section are met. iii. Communications: This Section applies to telephone exchanges including radar transmission installations, receiving antennas for cable television and/or radio, and any other facility for the transmission of communication systems. Communications 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 requirements of subsection L18c of this Section are met. In an aesthetic interest, such installations shall be located as far as possible from residential, recreational, and commercial activities. iv. Pipeline Utilities: All pipeline utilities shall be underground. When underground projects are completed on the bank of a water body or in the shoreland or a shoreline, the disturbed area shall be restored to the original configuration. Underground utility installations shall be permitted only when the finished installation shall not impair the appearance of such areas. v. Public Access: All utility companies shall be asked to provide pedestrian 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. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 19 of 20 vi. All-Inclusive Utility Corridor: When it is necessary for more than one major utility to go along the same general route, the common use of a single utility right -of-way is strongly encouraged. It would be desirable to include railroad lines within this right-of-way also. f. Local Service Utilities, Specifications: i. Waterlines: Sizes and specifications shall be determined by the Public Works Department in accordance with American Water Works Association (AWWA) guidelines. ii. Sanitary Sewer: The existence or use of outhouses or privies is prohibited. All uses shall hook to the municipal sewer system. There shall be no septic tanks or other on-site sewage disposal systems. Storm drainage and pollutant drainage shall not enter the sanitary sewer system. During construction 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. (Ord. 5450, 3-2-2009) iii. Storm Sewers: A storm sewer drainage system shall be required. Pretreatment of storm runoff or diversion to sanitary sewers may be required to keep deleterious substances out of neighboring watercourses. Storm sewer sizes and specifications shall be determined by the Public Works Department in accordance with A.P.W.A. guidelines. iv. Discharges of Pollutants and Petroleum Products: • Agency Review: Discharges of pollutants into watercourses and groundwater shall be subject to the Washington State Department of Ecology, Corps of Engineers, and the Environmental Protection Agency for review of permits for discharge. • 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 (METRO) or State of Washington Department of Public Health specifications. • Petroleum Bulk Storage and Distribution: Petroleum facilities shall hereafter not be allowed. g. 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 for use in the public right-of-way, such as wiring for street lighting and water lines for fire hydrants and all utility services necessary for the private uses of the area. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9- 12-1993 (Min.), Ord. 4716, 4-13-1998) M. VARIANCES AND CONDITIONAL USES: See RMC 4-9-1901. (Ord. 4722, 5-11-1998) N. AMENDMENTS TO SHORELINE MASTER PROGRAM: 1. Time: The City shall review this Master Program every four (4) years hereafter, or sooner if necessary. (Ord. 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9-12-1993 (Min.), Ord. 4716, 4-13-1998) 2. Review Process: Any amendments to this Master Program shall be reviewed first by the Planning Commission, which shall conduct one public hearing on the proposed amendment. The Planning Commission shall make a recommendation to the City Council, which may hold one public hearing before making a determination. Any proposed amendment shall be submitted to the Washington State Department of Ecology for approval in accordance with the Shoreline Management Act of 1971. (Ord. http://www.codepublishi-ng.com/wa/renton/html/Renton04/Renton0403/Renton0403 090.ht... 2/24/2011 Section 4-3-090 Page 20 of 20 3758, 12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res. 2805), 9-12-1993 (Min.), Ord. 4716, 4-13-1998) O. VIOLATIONS OF THIS CHAPTER AND PENALTIES: Unless otherwise specified, violations of this Chapter are misdemeanors subject to RMC 1-3-1. (Ord. 4722, 5-11-1998; Ord. 5159, 10-17-2005) P. APPEALS: See RMC 4-8-110H. (Ord. 4722, 5-11-1998) This page of the Renton Municipal Code is current City Website: http://rentonwa.gov/ through Ordinance 5556, passed October 11, 2010. (http://rentonwa.gov/) Disclaimer: The City Clerk's Office has the official version of the City Telephone: (425) 430-6502 Renton Municipal Code. Users should contact the City Clerk's Code Publishing Company Office for ordinances passed subsequent to the ordinance cited (http://www.codepublishing.com/) above. http://www.codepublishing.com/wa/renton/htmURenton04/Renton0403/Renton0403 090.ht... 2/24/2011 b 4-3-090N N. AMENDMENTS TO SHORELINE b. Enhance the general appearance of MASTER PROGRAM: f the City; 1. Time:The City shall review this Master c. Encourage creativity in building and Program every four (4)years hereafter,or site design; sooner if necessary. (Ord. 3758, 12-5-19:4, Rev. 7-22-1985(Min.),3-12-1990 (Res. d. Achieve predictability, balanced with 2787), 7-16-1990(Res. 2805),9-12-1 93 flexibility;and (Min.), Ord. 4716, 4-13-1998) e. Consider the individual merits of pro- 2. Review Process:Any ame-dments to posals. this Master Program shall be r: sewed first by the Planning Commission, which shall con- 2. Create design standards and guidelines duct one public hearing on a proposed specific to District'A'that ensure design qual- amendment.The Plannin+,tommission shall ity of structures and site development imple- make a recommendatio to the City Council, menting the City of Renton's Comprehensive which may hold one p •lic hearing before Plan Vision for portions of the Urban Center-- making a determinate gin.Any proposed Downtown zoned Center Downtown and amendment shall be submitted to the Wash- Residential Multi-Family Urban Center. This ington State Depa ment of Ecology for ap- Vision is of a downtown that will continue to proval in accord. ce with the Shoreline develop into an efficient and attractive urban Management A t of 1971. (Ord. 3758, city. The Vision of the Downtown Core is of 12-5-1983,Re 7-22-1985(Min.),3-12-1990 mixed uses with high-density residential liv- (Res.2787), -16-1990 (Res.2805), ing supported by multi-modal transit opportu- 9-12-1993 in.), Ord.4716, 4-13-1998) nities. Redevelopment will be based on the pattern and scale of established streets and O. VIOLA ONS OF THIS CHAPTER AND buildings. (Ord. 5355,2-25-2008) PENALTI S: Unless of erwise specified,violations of this 3. Create design standards and guidelines Chapter re misdemeanors subject to RMG specific to District`l3' (the South Renton 1-3-1. rd. 4722, 5-11-1998; Ord. 5159, Neighborhood) that ensure design quality of 10-17 2005) structures and site development implement- ing the City's South Renton Neighborhood P. APPEALS: Plan.The South Renton Neighborhood Plan, S e RMC 4 8 110H. (Ord. 4722, 5 11 1998) for a residential area located within the Urban Center—Downtown, maintains the existing, traditional grid street plan and respects the 4-3-095 (Deleted by Ord. 5286, scale of the neighborhood, while providing / 5-14-2007) new housing at urban densities.The South Renton Neighborhood Plan supports a resi- dential area that is positioned to capitalize on 4-3-100 URBAN DESIGN the employment and retail opportunities in- REGULATIONS: creasingly available in the Downtown Core. 4. Create design standards and guidelines A. PURPOSE: specific to the Urban Center—North(District The purpose of this Section is to: 'C') that ensure design quality of structures and site development that implements the 1. Establish design review regulations in City of Renton's Comprehensive Plan Vision accordance with policies established in the for its Urban Center North.This Vision is of Land Use and Community Design Elements an urban environment that concentrates uses of the Renton Comprehensive Plan in order in a"grid pattern"of streets and blocks.The to: Vision is of a vibrant, economically vital neighborhood that encourages use through- a. Maintain and protect property values; out by pedestrians. (Revised 5/08) 3-40 4-3-100B 5. Create design standards and guidelines 2. This Section shall also apply to big-box applicable to the use of"big-box retail"as de- retail use where allowed in the Commercial fined in RMC 4-11-180, Definitions. Arterial (CA),Light Industrial (IL), Medium In- dustrial(IM),and Heavy Industrial(IH)zones, 6. Create design standards and guidelines except when those zones are located in the specific to the Center Village commercial Employment Area—Valley south of Interstate core{District'D')that ensure design quality of 405. Big-box retail uses within these zones, structure and site development that imple- except in the Employment Area—Valley, ments the City of Renton's Comprehensive must comply with design standards and Plan Vision for the Center Village designa- guidelines specific to the Urban Center— tion.Uses within this district include business North (District'C'). and professional offices, services, retail, res- taurants,recreational businesses,mixed-use 3. Where conflicts may be construed be- commercial and residential building, and tween the design regulations of this Section multi-family residential.This portion of the and other sections of the Renton Municipal Center Village is intended to provide a vital Code, the regulations of this Section shall business district serving the local neighbor- prevail. Where conflicts may be construed hood and beyond. between the map in subsection B4 of this Section and the text in this Section,the text 7. Create design standards and guidelines shall prevail. specific to the residential portion of the Cen- ter Village(District`E')that ensure design quality of structure and site development that implements the City of Renton's Comprehen- sive Plan Vision for the Center Village desig- nation.A variety of housing options allows economic and lifestyle diversity in the Center Village,with design regulations to tie the of t s range 5 ie�and types together. JC- ;l 8. Establish two(2) categories of regula- tions: (a)"minimum standards"that must be met,and(b) "guidelines"that,while not man- datory,are considered by the Development Services Director in determining if the pro- posed action meets the intent of the design guidelines. Set specific minimum standards and guidelines may apply to all districts, or certain districts only(Districts 'A,''B,''C,' 'D,' or`E'), as indicated herein. (Ord. 5029, 11-24-2003;Ord.5124,2-7-2005;Ord.5286, 5-14-2007) B. APPLICABILITY: 1. This Section shall apply to all develop- ment in the Urban Center— Downtown and Urban Center—North. For the purposes of the design regulations,the Center Downtown is District'A,'South Renton is District`B,'and the Urban Center—North is District 'C.' Dis- tricts'A'through`C'are depicted on the Urban Center Design Overlay District Map,shown in subsection B4 of this Section. 3-41 (Revised 5/08) 4-3-1008 4. Urban Design District: • 11 lL, iz EllM j®aI}r r i !" �4 �4k • • • • .•'.•'..•••:'••.•\. ' _ _ S�A t tt• r r•R;ttuttll t �-�5\ t i1��t(i N.,.q.n f'•,ii•,Fv..‘..--:--,;i,' -n_,.r_t'-I„rtT...„".-,.•s-i•--fD t i l !-S r,4,1 Pa 1`. !'.i. S1'1' I; iC 4 $a1 p `^WAS!{IIVCtTOP! - , ■, is =. 1 • Riot iet 4;. !!f 6 ri�'i. t;,,` 'o'?` �,, _ la itiiii'i@CIE.:' _ A.�/��i . G�' Ci _ t tNPP�tt� �S z14! OMB A=/ xis'... Alit w* © ! CI-i _iis F NMI ‘.>� iJo , . lift. til I ....IT)8..6 r a OHM A till •. ''‘. MIRE t..,,,,o.„,. $ # ,T`(9 j -, .�+ 'r!pC gif�ii �,- � 111111 _. 3't:1 vist ict G sfi TEN a I District ict D r`° xit ' s T st�s Magi ri 'District �i 3➢• i uistrict E• . t'''P pr arct—.- j,) cLr !i;: -_.. t'��,f,�}= o ri t 0-- u thimmE7 / &,?. „rip if; 4'.?ir ir...#: 16 q 1 ON irli It M 1 --.1)1r l9i 1:13g \\,\ ,i..0[14-1 , -Deig-tt-, ----r,_ • 1 Uamr If' — 4')/qt[f =e _it, , D[strlct A= `''', a, J gy I"I M-is 37 MM.- ,.-NW I)rg;:.' —- ' ; EL) . A 11- gitV° 4410 '' _ ---)e \15-u ilEr-HaiTitt6j .41. I District B. \,_� I& - .4 . , (i ainp , .6„-_,_ ------ 1 ,/ , -, ikP -,,,,4-1)4"40 . , tat .....CEDA 2 121VE • ° ,______•. ,..ek444, iqr—wv ..-I.sc,„ , ,... t;rwra ' • , ,! ,.to," . , *--.44 yr, ' lit4j v,_,,_____. , „s tilt i f?i IIiTifCl17 n; - -- --- X•q,..„, .'.4.411m. Urban Design Overlay District Map Y�, I:amontie Development.Neighborhoo is and Strategic Planning ------- City Limits : • Alo.Pl YXb.rkhtrtrtktn of C1 Ecod (Amd.Ord. 4991, 12-9-2002;Ord.5029, 11-24-2003; Ord. 5124,2-7-2005;Ord.5355,2-25-2008) i (Revised 5/08) 3-42 4-3-i OOE 5. This.Section shall apply to all develop- 5029, 11-24-2003;Ord.5124,2-7-2005;Ord. ment in the Center Village Land Use Desig- 5286,5-14-2007) nation as shown on the Comprehensive Plan Land Use Map. For the purposes of the de- E. SITE DESIGN AND BUILDING sign regulations, areas within the Center Vil- LOCATION: ;age Land Use Designation zoned Center Village(CV)shall comprise District'D.'Areas Intent:To ensure that buildings are located in within the Center Village Land Use Designa- relation to streets and other buildings so that tion zoned Residential Multi-Family(RMF) the Vision of the City of Renton can be real- and Residential-14 (R-14)shall be in District ized for a high-density urban environment;so `E.' that businesses enjoy visibility from public rights-of-way;and to encourage pedestrian 6. This Section shall also apply to residen- activity throughout the district. tial and mixed-use residential projects lo- cated in the Sunset, Northeast Fourth Street, 1. Site Design and Street Pattern: Rainier Avenue, and Puget Drive Business Districts. See RMC 4-3-040. Intent:To ensure that the City of Renton Vi- sion can be realized within the Urban Center 7. This Section shall apply to all develop- Districts;plan districts that are organized for ment in the Commercial Office Residential efficiency while maintaining flexibility for fu- (COR)Zone. For the purposes of the design ture development at high urban densities and regulations, the zone shall be in District 'C.' intensities of use;create and maintain a safe, (Ord. 5191, 12-12-2005; Ord.5286, convenient network of streets of varying di- 5-14-2007; Ord. 5331, 12-10-2007; Ord. mensions for vehicle circulation;and provide 5369, 4-14-2008) service to businesses. C. EXEMPTIONS: a. Minimum Standard for Districts`A' The design regulations shall not apply to: and`B': Maintain existing grid street pat- tern. 1. Interior Remodels: Interior remodels of existing buildings or structures provided the b. Minimum Standards for Districts alterations do not modify the building facade. 'C'and 'D': 2. Aircraft Manufacturing:Structures re- i. Provide a network of public and/ lated to the existing use of aircraft manufac- or private local streets in addition to turing in District 'C.' (Ord. 5124, 2-7-2005; public arterials. Ord. 5286, 5-14-2007) ii. Maintain a hierarchy of streets to D. ADMINISTRATION: provide organized circulation that promotes use by multiple transporta- 1. Review Process;Applications subject to Lion modes and to avoid overburden- design regulations shall be processed as a ing the roadway system.The component of the governing land use pro- hierarchy shall consist of(from great- cess. est in size to smallest): 2. Authority: The Reviewing Official shall (a) High Visibility Street. A have the authority to approve,approve with highly visible arterial street that conditions,or deny proposals based upon the warrants special design treat- provisions of the design regulations. In ren- ment to improve its appearance dering a decision, the Official will consider and maintain its transportation proposals on the basis of individual merit,will function. consider the overall intent of the minimum standards and guidelines, and encourage (b) Arterial Street.A street creative design alternatives in order to classified as a principal arterial achieve the purposes of the design regula- on the City's Arterial Street Plan. lions. (Amd. Ord. 4991, 12-9-2002; Ord. 3 -43 (Revised 5/08) 4-3-100E (c) Pedestrian-Oriented ii. Buildings fronting on pedestrian- Streets. Streets that are in- oriented streets shall contain pedes- tended to feature a concentration man-oriented uses. of pedestrian activity.Such streets feature slow moving traf- iii. Nonresidential buildings may be fic,narrow travel lanes,on-street located directly adjacent to any street parking,and wide sidewalks. as long as they feature a pedestrian- - oriented facade. (d) Internal or local roads (pub- lic or private). iv. Buildings containing street-level residential uses and single-purpose 2. Building Location and Orientation: residential buildings shall be set back from the sidewalk a minimum of ten Intent: To ensure visibility of businesses;es- feet (10')and feature substantial tab)lsh active,lively uses along sidewalks and landscaping between the sidewalk pedestrian pathways;organize buildings in and the building (see illustration, such a way that pedestrian use of the district RMC 4-3-100E7b). is facilitated;encourage siting of structures so that natural light and solar a(:ce-ss are avail- v. If buildings do not feature pedes- able to other structures and open space; en- trian-oriented facades they shall hence the visual character and definition of have substantial landscaping be- streets within the district;provide an appropri- tween the sidewalk and building. ate transition between buildings, parking ar- Such landscaping shall be at least eas, and other land uses and the street; and ten feet(10') in width as measured increase privacy for residential uses located from the sidewalk(see illustration, near the street. RMC 4-3-100E7c). Minimum Standards Districts !'`_uide t:ne Applicable to District a. Minimum ll for L/IJ Rf lVR3 U• t..1N1UG111IG I1t+F+lia,auec lV vl.7ll iVl 'A', 'B'and `D': 'C': Siting of a structure should take into consideration the continued availability of i. Orient buildings to the street with natural light(both direct and reflected) clear connections to the sidewalk. and direct sun exposure to nearby build- ings and open space (except parking ar- ii. The front entry of a building shall eas). not be oriented to a drive aisle, but in- stead a public or private street or d. Guideline Applicable to Districts landscaped pedestrian-only court- 'C'and'D':Ground floor residential uses yard. located near the street should be raised above street level for residents'privacy. b. Minimum Standards for District 'C': 3. Building Entries: i. Buildings on designated pedes- Intent:To make building entrances conve- trian-oriented streets shall feature nient to locate and easy to access, and en- "pedestrian-oriented facades"and sure that building entries further the clear connections to the sidewalk pedestrian nature of the fronting sidewalk (see illustration, AMC 4-3-100E7a). and the urban character of the district. Such buildings shall be located adja- cent to the sidewalk, except where a. Minimum Standards for Districts pedestrian-oriented space is located 'A', 'B', 'D'and `E': between the building and the side- walk. Parking between the building i. A primary entrance of each build- and pedestrian-oriented streets is ing shall be located on the facade prohibited. facing a street, shall be prominent, visible from the street,connected by (Revised 5/08) 3-44 4-3-100E a walkway to the public sidewalk,and include human-scale elements. ii. Multiple buildings on the same site shall provide a continuous net- work of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. iii. Ground floor units shall be di- rectly accessible from the street or an open space such as a courtyard or 3-44.1 (Revised 5/08) This page left intentionally blank. (Revised 5/0S) 3-44.2 4-3-100E garden that is accessible from the c. Guidelines Applicable to Districts street. 'A', 'B' and 'C': iv. Secondary access(not fronting i. Multiple buildings on the same on a street) shall have weather pro- site should provide a continuous net- faction at least four and one-half feet work of pedestrian paths and open (4-1/2')wide over the entrance or spaces that incorporate landscaping other similar indicator of access. to provide a directed view to building entries. v. Pedestrian access shall be pro- vided to the building from property ii. Ground floor units should be di- edges, adjacent lots, abutting street rectly accessible from the street or an intersections,crosswalks,and transit open space such as a courtyard or stops. garden that is accessible from the street. b. Minimum Standards for District `C': iii. Secondary access (not fronting on a street)should have weather pro- f. On pedestrian-oriented streets, tection at least four and one-half feet the primary entrance of each building (4-1/2')wide over the entrance or shall be located on the facade facing other similar indicator of access. the street. iv. Pedestrian access should be ii. On non-pedestrian-oriented provided to the building from prop- streets, entrances shall be promi- erty edges, adjacent lots,abutting nent,visible from surrounding street intersections, crosswalks,and streets,connected by a walkway to transit stops. the public sidewalk, and include hu- man-scale elements. v. Features such as entries, lob- bies,and display windows should be iii. All building entries adjacent to a oriented to a street or pedestrian-ori- street shall be clearly marked with ented space;otherwise,screening or canopies,architectural elements, or- decorative features such as trellises, namental lighting,and/or landscap-. artwork, murals, landscaping, or ing. Entries from parking lots should combinations thereof should be in- be subordinate to those related to the corporated into the street-oriented street for buildings with frontage on facade. designated pedestrian-oriented streets (see illustration, RMC d. Guidelines Applicable to Districts 4-3-100E7d). 'A' and'D': iv. Weather protection at least four i. For projects that include residen- and one-half feet (4-1/2') wide and fiat uses, entries should provide tran- proportional to the distance above sition space between the public ground level shall be provided over street and the private residence such the primary entry of all buildings and as a porch, landscaped area, ter- over any entry adjacent to a street. race,common area,lobby,or similar feature. v. Pedestrian pathways from public sidewalks to primary entrances or ii. Features such as entries, lob- from parking lots to primary en- bies,and display windows should be trances shall be clearly delineated. oriented to a street; otherwise, screening or art features such as trel- lises, artwork, murals, landscaping, or combinations thereof should be in- 3 -45 (Revised 7/07) 4-3-100E corporated into the street-oriented iii. Building articulation to divide a facade. larger architectural element into smaller increments;or • iii. Entries from the street should be clearly marked with canopies,archi- iv. Roof lines,roof pitches,and roof tectural elements, ornamental light- shapes designed to reduce apparent ing, or landscaping. Entries from bulk and transition with existing de- parking lots should be subordinate to velopment. those related to the street for build- ings within District'A'. b. Minimum Standards for Districts `B'and `E': Careful siting and design e. Guideline Applicable to Districts treatment are necessary to achieve a `B'and `E: Front yards should provide compatible transition where new build- transition space between the public ings differfrom surrounding development street and the private residence such as in terms of building height, bulk, and a porch, landscaped area, terrace,or scale.At least one of the following design similar feature. elements shall be considered to promote a transition to surrounding uses: f. Guideline Applicable to District `C': For projects that include residential i. Setbacks at the side or rear of a uses,entries should provide transition building may be increased in order to space between the public street and the reduce the bulk and scale of larger private residence such as a porch, land- buildings and so that sunlight soaped area,terrace,common area, reaches adjacent yards; or lobby,or similar feature. ii. Building articulation provided to 4. Transition to Surrounding Develop- divide a larger architectural element meat: into smaller pieces;or intent: To shape redevelopment projects so iii. Roof lines,roof pitches,and roof that the character and value of Renton's long- shapes designed to reduce apparent established, existing neighborhoods are pre- bulk and transition with existing de- served. velopment. a. Minimum Standards for Districts a. Minimum Standards for District 'A' and `D': Careful siting and design `C': treatment are necessary to achieve a compatible transition where new build- i. For properties along North 6th ings differfrom surrounding development Street and Logan Avenue North (be- in terms of building height, bulk and tween North 4th Street and North 6th scale.At least one of the following design Street),applicants shall demonstrate elements shall be considered to promote how their project provides an appro- a transition to surrounding uses: priate transition to the long-estab- lished, existing neighborhood south i. Setbacks at the side or rear of a of North 6th Street known as the building may be increased by the Re- North Renton Neighborhood. viewing Official in order to reduce the bulk and scale of larger buildings and ii. For properties located south of so that sunlight reaches adjacent North 8th Street, east of Garden Av- yards; enue North, applicants must demon- strate how their project appropriately ii. Building proportions, including provides transitions to existing Indus- step-backs on upper levels; trial uses. (Revised 7/07) 3 -46 4-3-100E 5. Service Element Location and Design: 6. Gateways: • Intent:To reduce the potential negative im- Intent:To distinguish gateways as primary pacts of service elements (i.e.,waste recep- entrances to districts or to the City; provide tacles,loading docks)by locating service and special design features and architectural ele- loading areas away from high-volume pedes- ments at gateways; and ensure that gate- than areas, and screening them from view in ways,while they are distinctive within the high visibility areas. context of the district,are compatible with the district in form and scale. a. Minimum Standards for All Dis- tricts: a. Minimum Standards for Districts `C' and `D': i. Service elements shall be located and designed to minimize the im- i. Developments located at district pacts on the pedestrian environment gateways shall be marked with visu- and adjacent uses.Service elements ally prominent features(see illustra- shall be concentrated and located tion,subsection E7g of this Section). where they are accessible to service vehicles and convenient for tenant ii. Gateway elements shall be ori- use (see illustration, RMC ented toward and scaled for both pe- 4-3-100E7e). destrians and vehicles (see illustration, subsection E7h of this ii. Garbage, recycling collection, Section), and utility areas shall be enclosed, consistent with RMC 4-4-090, iii. Visual prominence shall be dis- Refuse and Recyclabfes Standards, tinguished by two (2)or more of the and RMC 4-4-095, Screening and following: Storage Height/Location Limitations. (a) Public art; iii. In addition to standard enclosure requirements, garbage, recycling (b) Monuments; collection, and utility areas shall be enclosed on all sides, including the (c) Special landscape treatment; roof and screened around their pe- rimeter by a wall or fence and have (d) Open space/plaza; self-closing doors (see illustration, AMC 4-3-100E7f). (e) identifying building form; iv. The use of chain link, plastic, or (f) Special paving, unique pedes- wire fencing is prohibited. trian scale lighting, or bollards; v. If the service area is adjacent to (g) Prominent architectural tea- a street, pathway, or pedestrian-ori- tures(trellis, arbor, pergola, or ga- ented space, a landscaped planting zebo); strip, minimum three feet (3')wide, shall be located on three(3)sides of (h) Signage,displaying neighbor- such facility. hood or district entry identification (commercial signs are not allowed). b. Guideline Applicable to All Dis- tricts: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three (3). 3 -47 (Revised 7/07) 4-3-1 ODE 7. Illustrations. a. Pedestrian-oriented facades(see subsection E2b(i)of this Section). •Pedestrian-oriented facade • j f Z. - � �fi ' Property line ' ` f ''."---.''''''••• •••1; ,2 ::::f.--S,•, ' •-•'-.. - '''-.„, $ ....e. Pedestrian-oriented facades: �/' .\�>�,, .'Ll., •• .1 ' 7 Primary building entry `\' must be facing the street ke-..,...... �`„4., .. .... . transparent window area or window ��- display along 75%of the ground floor ' •. , between the height of 2 to 8 feet '\ .\ K••�- above the ground -,. . .-� weather protection at least 4%s feet wide \/ along at least 75%of the facade . •. -( b. Street-level residential (see subsection E2b(iv)of this Section). ( Raised planters provide privacy 1 !!" for residents white maintaining views of the street from units :."�.`. - Trees } t, r r~ice \ fri irr �71�g12 f.I 11-fri ..f -tip 401,,. litroi (Revised 7/07) 3-48 4-3-1 UUl c. Buildings without pedestrian-oriented uses(see subsection E2b(v)of this Section). 1 Combination of evergreen and Building deciduous shrubs and trees ''c-.12.1.4.1 -,--,..,5":<-%. "Sr-W ., � C... Raised planter d. Building entries(see subsection E3b(iii) of this Section). f\ t *• t • '.vim'•� ' �I i. "q�Itt 4 t ! 'L II t , if ! ! aIP I , f '---M------- lkb:.:11. II Brim _ ) �1 �tt I ! 9. 1 i 1 II _,..,_._____' ,____4\-‘114 1 0,_.../,--71 , i , fir 1 _ kik ,.... /,.f.„,„...z i t __,,,11 iii liglik *It -‘, tils "IlV�`'+�. ! il�tjMl�i _ 171 ' . .,v.r... i, , it, ,,u,.. ,,,, ,k rk_ ‘ .M.,4:04--n ° ' 'Irla 3-49 (Revised 7/07) 1 4-3-100E e. Service elements located to minimize the impact on the pedestrian environment (see subsec- tion E5a(i)of this Section). SCREENED MECHANICAL EQUIPMENT DUMPSTER LOCATED AT REAR OF 06 SITE 1 411:41 �/ 111111 ° -I / 'ASH �,: / Roa,M , =I Vr ' ' 11 7 -• / 1. Service enclosure(see subsection E5a(iii)of this Section). Roof enclosure Landscaping . to keep birds out 11..0, .i14vj1,1 1,"iilg*1,0oi.trairl6fIi1..,Ai1.9-;..rtiM.r1il 1i41%1g:4i4i 1;if,4;l1.,ti hijf1l•oi.411 :; I 1il44iiiiia3iiril1Pi $f'� �igr k °: 1 I IlIIk ^..- Self-closing ,1 �- - doors Trellis 'yam Concrete pad I (Revised 7/07) 3-50 4-3-1 UUE; g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i)of this Section). r_0 {l11H1,8111aB in CO CO CO El Q to CD w COU7 Elevation • BalconiesTurret Corner accentuatingroof line 1 = -= plait Ill . J i J Note:Ensure that building does not block viewing triangle at intersections 00000 aalBex*,11m11xn BME Elevation 00000 1111 - I ---- �� nn Distinctive use of materials Canopy Baysvindow .it � r .,��= Plan ��,,,� 1 111(�f[ J J J h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the com- mercial area(see subsection E6a(ii}of this Section). .� s�F���xk �i sixc " � - a. `i.3 -tr s Z 1 s `ai] r '�.. :;s▪ - .-sue..�c� !' ' ".-:,--':$1-'-g:'_?,;74:5:;r:3-7.!:—.,;.-ffi-L_Frili.i.7t ---41:- . •,. tzzw.-4,'.•;. ,..,:'llt-'1?-- 1 * ' Asa . 410 14'0 .�y 4 .. 3 e i„ !▪s'� Pt t ,+„n� �` � 4r _ l�� ,,. Yt q9� {t,3t�t�rl''�tc��• E ma's . s,.F% ' ''-- ,. -! £- F. >▪r -- re" ` li ,..�� ''3� r �^y amir 477I ejt,, '�• we -+, 4- ' f ."'r�!i3ecs.•:s'` t. r.?..d._..__� d .'r, r...__,_.,.. .e.• . .,:..'":_.... (Ord.5029, 11-24-2003; Ord. 5124,2-7-2005; Ord. 5286, 5-14-2007) 3 51 (Revised 7/07) 4-3-100F F. PARKING AND VEHICULAR ACCESS: (c) On-street parallel parking shall be required on both sides of Intent:To provide safe,convenient access to the street. •the Urban Center and the Center Village; in- corporate various modes of transportation, II. All parking lots located between including public mass transit, in order to re- a building and street or visible from a duce traffic volumes and other impacts from street shall feature landscaping be- vehicles; ensure sufficient parking is pro- tween the sidewalk and building;see vided,while encouraging creativity in reduc- RMC 4-4-080F, Parking Lot Design ing the impacts of parking areas;allow an Standards. active pedestrian environment by maintaining contiguous street frontages, without parking iii. Surface Parking Lots: The ap- lot siting along sidewalks and building fa- plicant must successfully demon- cedes; minimize the visual impact of parking strate that the surface parking lot is lots; and use access streets and parking to designed to facilitate future struc- maintain an urban edge to the district. tured parking and/or other infill devel- opment.For example,an appropriate 1. Location of Parking: surface parking area would feature a one thousand five hundred foot intent: To maintain active pedestrian envi- (1,500')maximum perimeter area ronments along streets by placing parking and a minimum dimension on one lots primarily in back of buildings. side of two hundred feet (200'), un- less project proponent can demon- a. Minimum Standard for Districts strate future alternative use of the 'A',`B'and'D': No surface parking shall area would be physically possible. be located between a building and the Exception: If there are size con- front property line or the building and side straints inherent in the original parcel property line nr,the street side of a corner (sap,illustration,suhsantinn F5a of lot. this Section). b. Minimum Standards for District c. Minimum Standards for District 'C': 'E': i. On Designated Pedestrian-Ori- i. No surface parking shall be lo- ented Streets: cated between a building and the front property line or the building and (a) Parking shall be at the side side property line on the street side of and/or rear of a building,with the a corner lot. exception of on-street parallel parking. No more than sixty feet ii. Parking shall be located off an al- (60')of the street frontage mea- ley if an alley is present. sured parallel to the curb shall be occupied by off-street parking d. Guideline Applicable to Districts and vehicular access. 'A', 'B', `C' and'D': In areas of mixed use development,shared parking is rec- (b) On-street parallel parking ommended. spaces located adjacent to the site can be included in calcula- e. Guidelines Applicable to District tion of required parking. For 'C': parking ratios based on use and zone,see RMC 4-4-080, Park- i. If a limited number of parking ing, Loading and Driveway Reg- spaces are made available in front of ulations. a building for passenger drop-off and pick-up,they shall be parallel to the building facade. (Revised 7/07) 3 -52 4-3-100F ii. When fronting on streets not des- uses; and reduce the overall impact of park- ignated as pedestrian-oriented, park- ing garages when they are located in proxim- ing lots should be located on the ity to the designated pedestrian environment. interior portions of blocks and screened from the surrounding road- a. Minimum Standards for Districts ways by buildings, landscaping and/ 'C' and 'D': or gateway features as dictated by lo- cation. i. Parking Structures Fronting Designated Pedestrian-Oriented 2. Design of Surface Parking: Streets: Intent: To ensure safety of users of parking (a) Parking structures shall areas,convenience to businesses, and re- provide space for ground floor duce the impact of parking lots wherever pos- commercial uses along street sible. frontages at a minimum of sev- enty five percent(75%)of the a. Minimum Standards for Districts frontage width (see illustration, 'A', `C' and 'D': subsection F5c of this Section). i. Parking lot lighting shall not spill (b) The entire facade must fea- onto adjacent or abutting properties ture a pedestrian-oriented fa- (see illustration,subsection F5b of cede. this Section). ii. Parking Structures Fronting ii. Ail surface parking lots shall be Non-Pedestrian-Oriented Streets: landscaped to reduce their visual im- pact(see RMC 4-4-080F7, Land- (a) Parking structures fronting scape Requirements). non-pedestrian-oriented streets and not featuring a pedestrian- b. Guidelines Applicable to Districts oriented facade shall be set back 'A', `C'and 'D': at least six feet(6')from the side- walk and feature substantial i. Wherever possible, parking landscaping.This includes a should be configured into small units, combination of evergreen and connected by landscaped areas to deciduous trees,shrubs, and provide on-site buffering from visual ground cover.This setback shall impacts. be increased to ten feet(10') ad- jacent to high visibility streets. ii. Access to parking modules should be provided by public or pri- (b) The Director may allow a vate local streets with sidewalks on reduced setback where the ap- both sides where possible, rather plicant can successfully demon- than internal drive aisles. strate that the landscaped area and/or other design treatment iii. Where multiple driveways can- meets the intent of these sten- not be avoided, provide landscaping dards and guidelines. Possible to separate and minimize their im- treatments to reduce the setback pact on the streetscape. include landscaping components plus one or more of the following 3, Structured Parking Garages: integrated with the architectural design of the building: Intent:To more efficiently use land needed for vehicle parking; encourage the use of (1) Ornamental grillwork(other structured parking throughout the Urban than vertical bars); Center and the Center Village;physically and visually integrate parking garages with other (2) Decorative artwork; 3- 53 (Revised 7/07) 4-3-100F (3) Display windows; try. If possible, locate the parking en- try away from the primary street,to (4) Brick,tile, or stone; either the side or rear of the building. (5) Pre-cast decorative panels; ii. Parking garage entries should not dominate the streetscape. (6) Vine-covered trellis; iii. The design of structured parking (7) Raised landscaping beds at finished grade under a building with decorative materials;or should minimize the apparent width of garage entries. (8) Other treatments that meet the intent of this standard. iv. Parking within the building should be enclosed or screened (c) Facades shall be articulated through any combination of walls, architecturally, so as to maintain decorative grilles,or trellis work with a human scale and to avoid a landscaping. solid wall.Vehicular entrances to nonresidential or mixed use v. Parking garages should be de parking structures shall be artic- signed to be complementary with ad- ulated by arches, lintels, ma- jacent buildings. Use similar forms, sonry trim, or other architectural materials, and/or details to enhance elements and/or materials (see garages. illustration,subsection F5d of this Section). vi. Parking service and storage functions should be located away b. Minimum Standards for District from the street edge and generally `D': not be visible from the street or side- walks. i. Parking structures shall provide space for ground floor commercial d. Guidelines Applicable to Districts uses along street frontages at a min- 'B'and `E'; imum of seventy five percent (75%) of the frontage width(see illustration, i. Attached personal parking ga- subsection F5c of this Section). rages at-grade should be individual- ized and not enclose more than two II. The entire facade must feature a (2)cars per enclosed space. Such pedestrian-oriented facade. garages should be architecturally in- tegrated into the whole development. iii. Facades shall be articulated ar- chitecturally, so as to maintain a hu- ii. Multiple-user parking garages at- man scale and to avoid a solid wall. grade should be enclosed or Vehicular entrances to nonresidential screened from view through any or mixed use parking structures shall combination of walls, decorative be articulated by arches, lintels, ma- grilles, or trellis work with landscap- sonry trim, or other architectural ele- ing. ments and/or materials(see illustration,subsection F5d of this iii. Personal parking garages Section). should be individualized whenever possible with separate entries and c. Guidelines Applicable to Districts architectural detailing in character 'A', 'C' and `D': with the lower density district. i. Parking garage entries should be iv. Large multi-user parking ga- designed and sited to complement, rages are discouraged in this lower not subordinate,the pedestrian en- density district and, if provided, (Revised 7/07) 3-54 4-3-100F should be located below grade ii. Curb cuts should be minimized whenever possible. whenever possible through the use of shared driveways. 4. Vehicular Access: intent:To maintain a contiguous, uninter- rupted sidewalk by minimizing,consolidating and/or eliminating vehicular access off streets within pedestrian environments and/ or designated pedestrian-oriented streets. a. Minimum Standard for Districts`B' and `B': Parking lots and garages shall be accessed from alleys when available. b. Minimum Standards for District `C': i. Parking garages shall be ac- cessed at the rear of buildings or from non-pedestrian-oriented streets when available. ii. Surface parking driveways are prohibited on pedestrian-oriented streets. iii. Parking lot entrances, drive- ways,and other vehicular access points on high visibility streets shall be restricted to one entrance and exit lane per five hundred (500) linear feet as measured horizontally along the street. c. Guidelines Applicable to Districts 'A' and `D': i. Parking lots and garages should be accessed from alleys or side streets. ii. Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on- site or to adjoining properties.Where possible, minimize the number of driveways and curb cuts. d. Guidelines Applicable to Districts 'B' and `E': I. Garage entryways and/or drive- ways accessible only from a street should not impede pedestrian circu- lation along the sidewalk. 3-55 (Revised 7/07) 4-3-100F 5. illustrations. , .a. Parking and vehicular access in District'C (see subsection F1b(111)of this Section). .b,.i4-',-', % Parking lots are accessed by t...i',/•-'"•!.! '''.(1„. a system of local access-streets-•-- --- Parallel parking \ •zt‘ i.•{•:'.- '7.4. M. on loCal aCeeSS \ 1- ••"b' '•••if' V, yo, ..,-7, •••• •' /,.—'streets' 'I \ 4-4f' / .1...%•::' ,v.'... .1,, '''';)•-, / Minimize access\ . ilv Parking tots are sited •N„,-4':,,•'',- towards the'niece , perils from of Me block " •'fi V;, \ -:•‘",,-••• •-....__ Ifigh Vlibility to the extent possibre-- -— .. N 7.A.i • .i.• • ---—Streets 'i:• '•!t'/v .. 10;,.4 4.. \ :1' ...,•,-...J.i:4 \t.3...4...,..;c .-,, i a.?•;;Xl;"/.!.i'i',..': Parking lots ere (,),;">• ca),(' ..':- •-:\ '.11-.? ITI ),p§1....." . •.,:,;•,!...., -,,, ....f, A. 4+.,''''''''N.47.1.11-•:':4Z :--'4f. '''.'.;, '-.."i'' 1. configured to eilovi 4 4,-jt': 1. .., . .- ,v'i: •••.ith .' 'Ik•:.-;k..,';:cs. --..''-:1-`... ,TF:•... ',A.6 S future inti ".•i.'. . \ •-i .' ' ••*.,„ ‘f:l'A'..1 ;:t7fei: '.ij,'.)q e';.. t't'f.• S 1'7' . 'i..,t,, ,..:!;... ‹:., 'L r.:Ze, ',:•,,;• 4';.. IL, if\ ..1 { k t',.„, ,.:14.. ,•',: I:. .9.;,. ..... ,...„, ,„..,, 4, .•0.1 .: ,i .....:.;;..f.4. ..:NI.,,,i . • '-t.li.• t''' VI r„1 • Ni.,,.. '.• ' ' ` ,,. . 4... 'i..Fs, .-.• %:..i:',-_,-k- ;_a, J.,- , :. !:_ , _,..... ', . 7,--, : - • -- \ ''';.E41,.!tkt;!",.• •-• .-....:,...:... .:.7: .4.,.:-.:•...., : ...- ,., .,'' _,:. sop' ' ....'i t , 7'4( ',IN' :\r-Vi:::.; rei-j:',f-•.q.'•-. -•,• ,! ,,';‘tAt.",\FA%,'ZiKe. ..- '1.:0,All::;:e;:5 1. ..(4.14t i,",...V3: •''vX' : -41. 4:.0.!.7;• , !, sef,.... t,.we,.-0, c;%. Mkt-block=elections enhance '4?- 4:':.•i'•• -a.,, •i,w'rl,T!... ,.....„,.. tl;ki,..f.:„..,r oty sl access end PrOVICIO 0 gOC":1 'kr '-'•'4N", —tovnework tor future Inf,..11 development '% ••..7j.ti . 1., . • •7. No puking tots or n. 7., •..,‘,.7,.;., driveways adjacent to a ' ‘•-.•,". ., s, pedestrian-criented street PerWng garage'entrance • .• .• \ deigned to mktimizo impact \-- on pedestrian environment 3-56 (Revised 7/07) 4-3-100F b. Parking lot lighting (see subsection F2a(i) of this Section). w::i`" i;.....3} �>.-,,,, •••,, '•..,5...'”. e w v�'?i;i.:,...7,:5fe iVts ,yit .i.-'-2`. -i..t is��;t•. :i'r"v44_x t r�3k f 11i , 4}a 4t f S s 1J3 S x F♦ <: >>�3,.uy is 3tc4' F .}'.h s ,, .. r 041.' twk- t uvut , ge ".Pf rtsfrF A Fr 9f e!{t Y '. ( r''' ; 5 li r{. ,�.'Frttl tf`x 1 t`.` . k. r �S '. it t`,.F' ii.-? t ` .y ..a l �i+ "' ,m,:Ai l h+- �t s �c �� .}sn`�Y h Fc fvao r•4. ry ,�_e f + '� k f �j; s`r RF t7F..§` �f,}� err r L '�. l) Y x S.,-3 i t A f >i "`y�i a4i� tv? , i,,t,(L ".4£,t}�,9`'7_li, L 9 `tirx•!% `!/• ,,,t°A,r,•;y�1;r�`4 .'�' igti i'a .xt in�,�-,1'l..l?{;� F1 C.40Y"s',l tt.,a*yS'f'tt�tl rP ) r .Fib }x. ' ��e .,d ."graft ,jtr' r3'-r e.,-.s a ,i. „s 1„.: .t,c,.` H - k--i y3,-/ ir, .. •x '•1 mot,'4}' x-,.:` rr+..fro t la,g, ' ,.( ,i ,,,,g * ti ail';. '`0)- VIUku.%•I :,t vt t }s ?. .Ex� rx'JZ ?* Ott,. <F; �tt� s• xAt;; r;,}s ue�. ,4iiriU.s ;l DO THIS >.yll ;;v-.z5 .�,y-r-t s-liC7'r..,�i.,. ,.i" t. ri%'"=+�'i +F't K,Y 1 ti' : rs�. rc }S<i ,' tf' '`%4-9 r F -'-,va<" `�" 17t1tY f l rri 'G�•� l' '7 t _i`}.1�.3r 2,,e a Cl °�...� �1�^ `" } 7y� irY "� F+s � rrF3'ai� 4T'St 'tF r ?: £''�a i`t F t� } {k,`(<"411.. ..fro 1� 1 'F.:( ggy u bb -.t;� `t"t ds 414 ��ppjj e,,A by� a',-_Y'`. '3 s im y„L s 5f £��'. i49t9 Wi� -ge 'k S .'f<'a'tt`Yx?.tr to t � F. r 33 c ''F<l-i r3-7 �t'r . ' , :a.. F.eh! �s} '`»z ,3V s' 7 s -01 Gt�'f+F. -p. tk a nkr"r`ti}rft.'• VA x o �' r yt `' ��?-�'� h' r >.a i rl, ask :},,,,,,„...„, _, :,„„.,,,, . ._., ,,....,„,„"at zk�s l ,.t,;•et`SS,41"�1=411 ) :. 1 , ! i i. _ . . ..... I DON'T DO THIS c. Parking structure fronting on pedestrian-oriented street with pedestrian-oriented uses and fa- cades along the ground floor(see subsection F3a(i)(a)of this Section). -,„`' Parking garage on l: EIII11 >, -�� second;loon / —tom i ,. 1 1 1".......„..--'''"'`,.....' / siNsf 4,,,•___ ,_ 1 ,y.c �_ �:��s aj r �'ly I,r�.'� ,/l•a'"'_ r Ground floor commercial space : '�z with pedestrian-oriented facade 3- 57 (Revised 7/07) 4-3-100G t ca a(see subsection F3a ii c of this Section). d. Parkingstructure designed to enhance stree s ( }( } ) g p Articulation of--- -- �' facade components - I ( `A',� J e e .....4 - : to reduce scale �_ and add visual ,( i ! _ $ interest 'S Pr , I I Y ii yam\ Decorative trellis -— , 1 - 1.# l t,�,'i. k. . \ ` structure for vines I ` j I%.zf,,, '"iQ /4, iv .0 / ff. ''' . :, ret," /I! J.pi, .70 -, . , ..., . ,„ k! .,i 1 / Raised planting - - _ .ull .,,.,ill L_'tom_, .t'>` - ;_ - ,� -,. .1 r: . bed adjacent to .A, .'. ___ --- r _ r sidewalk ..."' �. � `+e+ (Ord. 5029, 11-24-2003; Ord. 5124,2-7-2005; Ord. 5286,5-14-2007) G. PEDESTRIAN ENVIRONMENT: ii. Within parking areas,pedestrian pathways shall be provided perpen- intent:To enhance the urban character of de- dicuiar to the applicable building fa- velopment in the Urban Center and the Cen- cede, at a maximum distance of one ter Village by creating pedestrian networks hundred and fifty feet(150')apart I and by providing strong links from streets and (see illustration, subsection G4a of drives to building entrances;make the pedes- this Section). trian environment safer and more convenient, comfortable, and pleasant to walk between 2. Pedestrian Circulation: businesses, on sidewalks,to and from ac- cess points, and through parking lots;and Intent:To create a network of linkages for pe- promote the use of multi-modal and public destrians to improve safety and convenience transportation systems in order to reduce and enhance the pedestrian environment. other vehicular traffic. a. Minimum Standards for Districts 1. Pathways through Parking Lots: 'A', `C'and `D': Intent:To provide safe and attractive pedes- i. Developments shall include an in- Irian connections to buildings, parking ga- tegrated pedestrian circulation sys- rages,and parking lots. tern that connects buildings, open space,and parking areas with the a. Minimum Standards for Districts adjacent street sidewalk system and 'C'and 'D': adjacent properties(see illustration, subsection G4b of this Section). i. Clearly delineated pedestrian pathways and/or private streets shall ii. Sidewalks located between be provided throughout parking ar- buildings and streets shall be raised eas. above the level of vehicular travel. i (Revised 7/07) 3-58 4-3-100G iii. Pedestrian pathways within onstrate that the proposed surface is parking lots or parking modules shall appropriate for the anticipated num- be differentiated by material or tax- ber of users and complementary to ture from adjacent paving materials the design of the development. (see illustration,subsection G4c of this Section). b. Guidelines Applicable to All Dis- tricts: iv. Sidewalks and pathways along the facades of buildings shall be of i. Delineation of pathways may be sufficient width to accommodate an- through the use of architectural fea- ticipated numbers of users. Specifi- tures, such as trellises, railings, tow cally: seat walls,or similar treatment. (a) Sidewalks and pathways ii. Mid-block connections are desir- along the facades of mixed use able where a strong linkage between and retail buildings one hundred uses can be established. (100) or more feet in width(mea- sured along the facade) shall iii. Decorative fences,with the ex- provide sidewalks at least twelve caption of chain link fences, may be feet(12') in width.The walkway allowed when appropriate to the situ- shall include an eight foot(8') ation. minimum unobstructed walking surface and street trees (see il- c. Guidelines Applicable to District lustration,subsection G4d of this 'C' Only: Section). i. Through-block connections (b) To increase business visibil- should be made between buildings, ity and accessibility, breaks in between streets,and to connect the tree coverage adjacent to sidewalks with public spaces. Pre- major building entries shall be al- ferred location for through-block con- lowed. nections is mid-block(see illustration, subsection G4e of this (c) For all other interior path- Section). ways, the proposed walkway shall be of sufficient width to as ii. Between buildings of up to and commodate the anticipated num- including two (2)stories in height, ber of users.A ten to twelve foot through-block connections should be (10'—12')pathway,for example, at least six feet(6') in width. can accommodate groups of per- sons walking four(4)abreast,or iii. Between buildings three (3) sto- two(2)couples passing one an- ries in height or greater,through- other. An eight foot (8') pathway block connections should be at least will accommodate three(3) indi- twelve feet(12') in width. viduals walking abreast, whereas a smaller five to six foot iv. Transit stops should be located (5'—6') pathway will accommo- along designated transit routes a date two(2) individuals. maximum of one-quarter(0.25) mile apart. v. Locate pathways with clear sight lines to increase safety.Landscaping v. As an alternative to some of the shall not obstruct visibility of walkway required street trees,developments or sight lines to building entries. may provide pedestrian-scaled light fixtures at appropriate spacing and vi. All pedestrian walkways shall no taller than fourteen feet(14') in provide an all-weather walking sur- height. No less than one tree or light face unless the applicant can dem- fixture per thirty(30)lineal feet of the 3-59 (Revised 7/07) 4-3-100G required walkway should be pro- ground elevation, and no lower than vided. eight feet (8')above ground level. 3. Pedestrian Amenities: H. Site furniture provided in public spaces shall be made of durable, Intent: To create attractive spaces that unify vandal-and weather-resistant mate- the building and street environments and are rials that do not retain rainwater and inviting and comfortable for pedestrians; and can be reasonably maintained over provide publicly accessible areas that func- an extended period of time. tion for a variety of activities,at all times of the year,and under typical seasonal weather iii. Site furniture and amenities shall conditions. not impede or block pedestrian ac- cess to public spaces or building en- a. Minimum Standards for District trances. c. Minimum Standards for District`E' I. On designated pedestrian-ori- Only: ented streets, provide pedestrian n..n.4,nn.-l vvc,ucau flnr fLsn i. Site furniture provided in publicVVQtI 1G1 priccion in uic form of awnings,marquees,cano- spaces shall be made of durable, pies,or building overhangs.These vandal-and weather-resistant mate- elements shall be a minimum of four rials that do not retain rainwater and and one-half feet(4-1/2')wide along can be reasonably maintained over at least seventy five percent(75%)of an extended period of time. the length of the building facade fac- ing the designated pedestrian-ori- ii. Site furniture and amenities shall ented street, a maximum height of not impede or block pedestrian ac- fifteen feat(15')above the ground el- cess to public spaces or building en- evation,and no lower than eight feet trances. (8') above ground level. d. Guidelines Applicable to Districts ii. Site furniture provided in public 'C', `D'and `E': spaces shall be made of durable, vandal- and weather-resistant mate- i. Transit shelters, bicycle racks, rials that do not retain rainwater and benches,trash receptacles, and can be reasonably maintained over other street furniture should be pro- an extended period of time. vided. iii. Site furniture and amenities shall ii. Street amenities such as outdoor not impede or block pedestrian ac- group seating, kiosks,fountains,and cess to public spaces or building en- public art should be provided. trances. iii. Architectural elements that in- b. Minimum Standards for District corporate plants,such as facade- mounted planting boxes or trellises or ground-related or hanging con- i. Provide pedestrian overhead tainers are encouraged, particularly weather protection in the form of aw- at building entrances, in publicly ac- flings, marquees, canopies,or build- cessible spaces, and at facades ing overhangs.These elements shall along pedestrian-oriented streets be a minimum of four and one-half (see illustration,subsection G4f of feet(4-1/2') wide along at least sev- this Section). enty five percent(75%)of the length of the building facade, a maximum height of fifteen feet(15')above the (Revised 7/07) 3- 60 4-3-1 UU(a 4. Illustrations. a, Pedestrian walkways within parking lots (see subsection G1a(ii)of this Section). V . ` /// © *- ird Oa s \ / tv st4 , 54' MAX Vii, NNN V/ NN,'"'''.--NN.',0 '-'44d N.' k // / \'4k i • Pedestrian = \ walkways i ../ N \ r b. Integrated pedestrian access system(pathways are shown in solid black lines)(see subsection G2a(i)of this Section). Sd; esa,c along Patrrwaystgm9D+r«dag et. t..$; .at •.. '_ —Ugh rsfit,�tystreet Fayades are at least 12"wide ' "'/ and includes street trees- l . Parkngtotpalha'ay-- v-.• \,' • �a i \!,1,' .ts.b:i..,'''?,,,, AI'„'., ,.'%, Mid-block pathway . s c.anectsusesand -E•'Y„` •'}`. .41 ..�.els,E t� (:: `t t\. . actt,tycetsrxs—, , .x.',s' E.. : t T,•••%t;.i:;y. "4 i L. ?s?:sz,i, . .• .. e- ;. • . ,;r . ,s ;, `4 .^ 1,'' . .• ? f? ' ,lam . V.*.;! / +� J a' i• 'gR $�, n t '�' •`t 1ila'`•' • "• ` atarsr local E esS -,. /fr .. `�' :em�ss „t -*eels'eredceignN to .9*s With sidewalks Peies9iana;(entea s�zt; s .1. '_.,oil et least one side �••. stye el'AM We , y diddIte4s,and skeet tresses �,oi' ' - Interior pathways Thal I;nx storefronts.perking areas. --end res:detitel uses 3-61 (Revised 7/07) 4-3-10OG c. Parking lot pedestrian interior walkway (see subsection G2a(iii) of this Section). 1. 1 PM ~-_=_ ,(,,,,@ 4�;A ' ram. mar 4tt{ 13i i "" _,ate: s--f A eiti ,,, IlriVT7=-,--,_ 41Milimr ,,-E4Q,7 Oa Vk - _-k- . st a !f ,,-.� +.tis�..-. -- g d. Sidewalks along retail building facade(see subsection G2a(iv)(a) of this Section). i Street trees and/or pedestrian street lamps every 30' Weather v protection ;. FF) .,FeTh.:41,kfly--ra4,..-•, •'S"x by e 8' min r, 7 unobstructed width V 12'min Total sidewalk width 1 l (Revised 7/07) 3 -62 4-.-1 uut-t e. Through block pedestrian connections(see subsection G2c(i) of this Section). .,.§, 7C \----------- S. T�,PSy. S m Pedestrian Coroder Pedestrian Corridor a ii r 1 I f. Pedestrian amenities incorporated into development(see subsection G3d(iii)of this Section). Recessed entry Seasonal landscaping Transparent windows weather protection r► "-— — � ir Pedeskrian itil:■ -, - 1�kiMI oriented -`\ `�. �1 ±-N: • space . it tilI11 It-- Seating ► -.. �`+�:�=�'=-�i� : w�'` �1 r areas i!, tit �.�.� ' 1 Trees and — street i_;tt i I Al!J f r moo "+lr/� features ` L? j-;"J Y --,our; '1t��1�1f� pr= usefito M t r.! i_ l`►- ' lil ri o .�4i it pedestrian �� ' ��1,_,J_1. :r�i i „, - ts-\ • area FUDGE iii-" M'ml lot( wr..r+r/lik ir.A ✓{ ' ����,`�._ � z — .__ l " Varied 11111 pavement , C _S`^ - 4 Pedestrian l_ __ , tr oriented --� _ ' _� : - signage • (Ord. 5029, 11-24-2003; Ord.5124, 2-7-2005; Ord.5286, 5-14-2007) H. LANDSCAPING/RECREATION portunity for community gathering in places AREAS/COMMON OPEN SPACE: centrally located and designed to encourage such activity. Intent:To provide visual relief in areas of ex- pansive paving or structures;define logical 1. Landscaping: areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the Intent: Landscaping is intended to reinforce area by the community.To have areas suit- the architecture or concept of the area; pro- able for both passive and active recreation by vide visual and climatic relief in areas of ex- residents,workers, and visitors; provide pensive paving or structures;channelize and these areas in sufficient amounts and in safe define logical areas of pedestrian and vehic- and convenient locations;and provide the op- 3 -63 (Revised 7/07) 4-3.100 t-t ular circulation; and add to the aesthetic en- feet(4')from the top of the root ;oyment of the area by the community. ball) respectively. a. Minimum Standards for All Dis- (b) Shrubs at the minimum rate tricts: of one per twenty(20)square feet of landscaped area.Shrubs i. All pervious areas shall be land- shall be at least twelve inches soaped(see RMC 4-4-070, Land- (12") tall at planting and have a soaping). mature height between three feet (3') and four feet(4'). ii. Street trees are required and shall be located between the curb (c) Ground cover shall be edge and building,as determined by planted in sufficient quantities to the City of Renton. provide at least ninety percent (90%) coverage of the land- iii. On designated pedestrian-ad- soaped area within three(3) ented streets,street trees shall be in- years of installation. stalled with tree grates. For ail other streets,street tree treatment shall be (d) The applicant shall provide as determined by the City of Renton a maintenance assurance de- (see illustration,subsection H3a of vice, prior to occupancy,for a pe- this Section). Hod of not less than three (3) years and in sufficient amount to iv. The proposed landscaping shall ensure required landscape stan- be consistent with the design intent dards have been met by the third and program of the building,the site, year following installation. and use. (e) Surface parking with more v. The landscape plan shall demon- than fourteen (14)stalls shall be strata.how the proposed landscap- landscaped as follows: ing,through the use of plant material and nonvegetative elements, rein- (1) Required Amount: forces the architecture or concept of the development. Total Number Minimum Required Landscape of Spaces Area* vi. Surface parking areas shall be 15 to 50 15 square feet/parking space screened by landscaping in order to reduce views of parked cars from 51 to 99 25 square feet/parking space streets (see RMC 4-4-080F7, Land- 100 or more 35 square feet/parking space soaps Requirements). Such land- scaping shall be at least ten feet(10') *Landscape area calculations above and plant- in width as measured from the side- ing requirements below exclude perimeter park- walk(see illustration,subsection H3b ing lot landscaping areas. of this Section). Standards for plant- ing shall be as follows: (2) Provide trees, shrubs, and ground cover in the required inte- (a) Trees at an average mini- nor parking lot landscape areas. mum rate of one tree per thirty (30)lineal feet of street frontage. (3) Plant at least one tree for Permitted tree species are those every six(6) parking spaces. that reach a mature height of at Permitted tree species are those least thirty five feet (35'). Mini- that reach a mature height of at mum height or caliper at planting least thirty five feet(35'). Mini- shall be eight feet(8')or two inch mum height or caliper at planting (2")caliper(as measured four shall be eight feet(8')or two inch (2") caliper(as measured four (Revised 7/07) 3 -64 4-3-100H feetfromthe root ticulari at buildingentries and in (4') the top of y ball) respectively. publicly accessible spaces. (4) Plant shrubs at a rate of five vi. Window boxes,containers for (5) per one hundred (100) plantings, hanging baskets, or other square feet of landscape area. planting feature elements should be Shrubs shall be at least sixteen made of weather-resistant materials inches (16") tall at planting and that can be reasonably maintained. have a mature height between three feet (3') and four feet (4'). vii. Landscaping should be used to screen parking lots from adjacent or (5) Up to fifty percent(50%)of neighboring properties. shrubs may be deciduous. c. Guidelines Applicable to Districts (6) Select and plant ground B' and 'E': cover so as to provide ninety per- cent(90%)coverage within three I. Front yards should be visible from (3)years of planting; provided, the street and visually contribute to that mulch is applied until plant the streetscape. coverage is complete. ii. Decorative walls and fencing are (7) Do not locate a parking stall encouraged when architecturally in- more than fifty feet(50')from a tegrated into the project. landscape area. 2. Recreation Areas and Common Open vii. Regular maintenance shall be Space: provided to ensure that plant materi- als are kept healthy and that dead or Intent:To ensure that districts have areas dying plant materials are replaced. suitable for both passive and active recre- ation by residents,workers,and visitors and viii. Underground, automatic irriga- that these areas are of sufficient size for the lion systems are required in all land- intended activity and in convenient locations; scape areas. create usable,accessible, and inviting open space that is accessible to the public;and b. Guidelines Applicable to all Dis- promote pedestrian activity on pedestrian-ori- tricts: ented streets particularly at street corners. i. Landscaping should be used to a. Minimum Standards for Districts soften and integrate the bulk of build- 'A', 'C' and 'D': ings. i. Mixed use residential and at- ii. Landscaping should be provided lached housing developments of ten that appropriately provides either (10)or more dwelling units shall pro- screening of unwanted views or to- vide a minimum area of common cuses attention to preferred views. space or recreation area equal to fifty (50)square feet per unit.The corn- iii. Use of low maintenance, mon space area shall be aggregated drought-resistant landscape material to provide usable area(s)for resi- is encouraged. dents.The location, layout, and pro- posed type of common space or iv. Choice of materials should re- recreation area shall be subject to flect the level of maintenance that will approval by the Director.The ro- be available. quired common open space shall be satisfied with one or more of the ele- v. Seasonal landscaping and con- ments listed below.The Director may tainer plantings are encouraged,par- require more than one of the follow- 3 -65 (Revised 7(07) 4-3-100H ing elements for developments hay- v. In mixed use residential and at- ing more than one hundred (100) tached residential projects,other re- units. quired landscaping and sensitive • area buffers without common access (a) Courtyards, plazas, or links, such as pedestrian trails,shall multi-purpose open spaces; not be included toward the required recreation and common space re- (b) Upper level common decks, quirement. patios,terraces,or roof gardens. Such spaces above the street vi. Alt buildings and developments level must feature views or with over thirty thousand (30,000) amenities that are unique to the square feet of nonresidential uses site and are provided as an asset (excludes parking garage floorplate to the development; areas)shall provide pedestrian-ori- ented space (see illustration, sub- (c) Pedestrian corridors dedi- section H3d of this Section) cated to passive recreation and according to the following formula: separate from the public street systenl; i Rio of the lot area + 1%of the build- ing area= Minimum amount of pe- (d) Recreation facilities includ- destrian-oriented space ing, but not limited to,tennis/ sports courts, swimming pools, vii. To qualify as pedestrian-ori- exercise areas, game rooms, or ented space, the following must be other similar facilities; or included: (e) Children's play spaces. (a) Visual and pedestrian ac- cess y(including barrier-free ac- ii.ii. In mixed use residential and at- cess)to the abutting structures tached residential projects, required from the public right-of-way or a landscaping, driveways, parking, or nonvehicular courtyard; other vehicular use areas shall not be counted toward the common space (b) Paved walking surfaces of requirement or be located in dedi- either concrete or approved unit cated outdoor recreation or common paving; use areas. (c) On-site or building-mounted iii. In mixed use residential and at- lighting providing at least four(4) tached residential projects required foot-candles (average)on the yard setback areas shall not count to- ground; and ward outdoor recreation and com- mon space unless such areas are (d) At least three feet(3') of developed as private or semi-private seating area(bench, ledge,etc.) (from abutting or adjacent properties) or one individual seat per sixty courtyards,plazas or passive use ar- (60)square feet of plaza area or eas containing landscaping and open space. fencing sufficient to create a fully us- able area accessible to all residents vill. The following features are en- of the development(see illustration, couraged in pedestrian-oriented subsection H3o of this Section). space(see illustration,subsection H3e of this Section) and may be re- iv. Private decks, balconies, and quired by the Director: private ground floor open space shall not count toward the common space/ (a) Provide pedestrian-ori- recreation area requirement. ented uses on the building fa- (Revised 7/07) 3-66 4-3-1 UUH code facing the pedestrian- be considered in relation to building ori- oriented space. entation, sun and light exposure,and lo- cal micro-climatic conditions. (b) Spaces should be posi- tioned in areas with significant d. Guidelines Applicable to Districts pedestrian traffic to provide inter- 'A', `C'and`D': est and security—such as adja- cent to a building entry. i, Common space areas in mixed use residential and attached residen- (c) Provide pedestrian-oriented tial projects should be centrally Io- facades on some or all buildings cated so they are near a majority of facing the space. dwelling units,accessible and usable to residents,and visible from sur- d) Provide movable public rounding units. seating. ii. Common space areas should be ix. The following are prohibited located to take advantage of sur- within pedestrian-oriented space: rounding features such as building entrances, significant landscaping, (a) Adjacent unscreened park- unique topography or architecture, ing lots; and solar exposure. (b) Adjacent chain link fences; iii. In mixed use residential and at- tached residential projects children's (c) Adjacent blank walls; play space should be centrally lo- cated,visible from the dwellings,and (d) Adjacent dumpsters or ser- away from hazardous areas like gar- vice areas; and bage dumpsters, drainage facilities, streets,and parking areas. (e) Outdoor storage (shopping carts,potting soil bags,firewood, e. Guideline Applicable to District etc.)that do not contribute to the 'C': Developments located at street inter- pedestrian environment. section corners on designated pedes- trian-oriented streets are encouraged to x. The minimum required walkway provide pedestrian-oriented space adja- areas shall not count as pedestrian- cent to the street corner to emphasize oriented space. However, where pedestrian activity(see illustration,sub- walkways are widened or enhanced section H3f of this Section). beyond minimum requirements, the area may count as pedestrian-ori- ented space if the Director deter- mines such space meets the definition of pedestrian-oriented space. b. Minimum Standard for Districts'B' and`E':Attached housing developments shall provide a minimum area of private usable open space equal to one hundred fifty(150)square feet per unit of which one hundred (100) square feet are con- tiguous. Such space may include porches, balconies, yards,and decks, c. Minimum Standard for District`C': The location of public open space shall 3-67 (Revised 7/07) 4-3-1©b'H 3. Illustrations. a. Street tree installed with tree grate(see subsection H1 a(iii)of this Section). . �;� - •• . .rw..•, .• , ...;Wit,.. �'''N% ' � : •• lied.: C......, i.�tt%. y = _• : .• _ 7� ]., f` �;_':.`: ..•`ice:•:\..._,.:'- -� liv`�'ss °.+J`.''.^k-,1 �jyr• Lx.~7ti``�t":SS.;::�.3 ti:;..x sz.,- 1e., 't ; v Y ,I,pF;,.!?f n i!'•�.l et'r,'.'�• '�:;�4.: sFl,".tl% ;�•T✓.,rs�.i t= `:�.r�rtt�n�.s:�.y. /7a'`. t3.a'i J',t y%i..,.^.'°£`i .�. e,:.N1:4 tie,, . ,F 3 r +�- zT.i f- i Jj &jtI! - y, 7 'i.• may„.-_,-...i t..•lei:_`./ ?' •^��i,.�'• =-r Ja' fr%• i'f._.+ram..-.'C i•.-:,�:L�^:]:�t `�� `� r.e.k t/ `•`�� i r r1'rK�.. •`ctrl7",`'•�'•� ' f q... ,ice,—• 3., ...,;. �-••f ^ma�y r �[ ,rj�i// �lf�Fyt iejlsl�L'\t\\` - � � . tw' ^^�,14.6_a�...-4-4 P.,=j t n t t Se.ice' i-4,51 L�6 -4 .. 1,51� ;..Y,!�; �z:�Y�'z'�y,.'�k-11 i�. T-'��.t;:n'.=;-12s:�:��^bS•.s.•c ti`f•�'1 b. Parking lot landscaped buffer(see subsection H1a(vi) of this Section). I- One tree per 30 lineal feet / j' , I I 41 Parking, service, or ,._ , storage areas d, r~ : fiw; Wit' Cr (ice.s_ �. ... 10' , Landscaping Buffer i (Revised 7i07) 3-68 4-3-100H c. Visible and accessible common area featuring landscaping and other amenities(see subsec- tion H2a(iii)of this Section). em r ' ')''' 1 1-3- _ - l f � • r .i. '"%mil'41 - V''' '-- ' L .....\it....1, , _,...0.2._.1 . _0......, , , c.., it j.„......r? t-.„, 4 li , A , PA( - ...-0 ,-.., 'r 1...A...., 0,_ . t :...-_----v•="-----N--- -- --.. ..;-• `.......„ _____.....,<,....., d. Pedestrian-oriented space associated with a large-scale retail building(see subsection H2a(vi) of this Section). d/ f .... A ' Y�•, ,_'> ReceR�d entry areas ia- i � t �, can quart&as pedestrian- .,4jiY i y r r f r t ty`' oriented space If they <4''ik' . \ :• t •` ., Ys,% Z meet requirements—_ :� C s 0 t \ , �.. ;' t: ,, J t, K i C '1t` Centrafrzed and viAle t A 'e'r L {d �{{� pedestriarrodented space " i ' �} S .f _- ,<r. ' r4�., located at major burtding 1. ° _5-'', 1 b , ., \ c.,, :i::,> entry and crossroad$ ` 1 'r'i.; , i\ram. 'Y�j • ti�• '.sue' :.,,�+i�r,;\-rV c J:.. '4,-,-,Kpf7�',`� " r }, A- y y .,.`, ,FZ,14i r:. • t ip �'� f i 4 • ? Q;r. .., ,•*-. .‘k : .,. 4.4, „. 4 a , • ./ [ � � t�• " ' 4 t • / M1 � 'L lf ,t -• f `. • `'� %-� .'. . iYif i ' 0(V1`\ -• +L' ii < � � 1 ,L ` Owe 3-69 (Revi sed 7/07) 4-3-1001 a Pedestrian-oriented spaces,visible from the street,including ample seating areas,movable fur- j niture,special paving, landscaping components and pedestrian-oriented uses(see subsection H2a(viii) of this Section). ++ I..8.itikl\-.--i 1- >714 Xici.e,.i.>,..."11,;`.0l.•„i,.,),t." _ rill i ' "t.,:f.,i1i1rl 1:n ` ' ^l i-7A ififf Otilltit\i k -_, iti,:1-4L-,- N"dam:<,. ,:*7444,..,,,„0, alA )1 ijj 4.1' illYrAi �{l� �G i1,I_ J�!�/�� ��yy 7 Y`. v .l lip .. \, w 3i .r•11f.' ... ; _ ,._.y.,,,,.,..._.____:_,-_-_ . ir,___ _ ___ , ,s,...._- _,-,,,,,_., e-""'"- 4 f. Building setbacks increased at street corners along pedestrian-oriented streets to encourage provisions for pedestrian-oriented spaces (see subsection H2e of this Section). I ( ."\, ' -", Cornera€,.Idin l + + Corner entry with increased f setback ' Pedestrian-oriented space (Ord. 5029, 11-24-2003; Ord.5124, 2-7-2005; Ord. 5286,5-14-2007) I. BUILDING ARCHITECTURAL 1. Building Character and Massing: DESIGN: Intent:To ensure that buildings are not bland Intent:To encourage building design that is and visually appear to be at a human scale; unique and urban in character, comfortable and ensure that all sides of a building, that on a human scale, and uses appropriate can be seen by the public,are visually inter- building materials that are suitable for the Pa- esting. citic Northwest climate.To discourage fran- chise retail architecture. a. Minimum Standard for Districts'A' • and'ID':All building facades shall include (Revised 7l07) 3 -70 4-3-1001 modulation or articulation at intervals of d. Guidelines Applicable to Districts no more than forty feet(40'). 'A', `B', `D'and `E': b. Minimum Standard for Districts'B' i. Building facades should be mod- and`E':All building facades shall include ulated and/or articulated with archi- modulation or articulation at intervals of tectural elements to reduce the no more than twenty feet(20'). apparent size of new buildings,break up long blank wails, add visual inter- c. Minimum Standards for District est,and enhance the character of the `C': neighborhood. 1. All building facades shall include ii. Articulation, modulation, and measures to reduce the apparent their intervals should create a sense scale of the building and add visual of scale important to residential build- interest. Examples include module- logs. lion,articulation,defined entrances, and display windows(see illustration, iii. A variety of modulations and ar- subsection 15a of this Section). ticulations should be employed to add visual interest and to reduce the ii. All buildings shall be articulated bulk and scale of large projects. with one or more of the following: e. Guideline Applicable to Districts (a) Defined entry features; `B' and`E': Building modulations should be a minimum of two feet (2') in depth (b) Window treatment; and four feet(4') in width. (c) Bay windows and/or balco- f. Guidelines Applicable to Districts Hies; 'A'and 'D': (d) Roof line features;or i. Building modulations should be a minimum of two feet(2')deep,six- (e) Other features as approved teen feet(16') in height,and eight by the Director. feet(8')in width. iii. Single purpose residential build- ii. Alternative methods to shape a logs shall feature building modulation building such as angled or curved fa- as follows (see illustration, subsec- cade elements, off-set planes,wing tion 15b of this Section): walls, and terracing will be consid- ered;provided,that the intent of this (a) The maximum width (as Section is met. measured horizontally along the building's exterior) without build- g. Guidelines Applicable to District ing modulation shall be forty feet 'C': (40'). i. Although streetfront buildings (b) The minimum width of mod- along designated pedestrian streets ulation shall be fifteen feet(15'), should strive to create a uniform street edge, building facades should (c) The minimum depth of mod- generally be modulated and/or artic- ulation shall be the greater of six ulated with architectural elements to feet(6')or not less than two- reduce the apparent size of new tenths (0.2) multiplied by the buildings,break up long blank walls, height of the structure (finished add visual interest,and enhance the grade to the top of the wail). character of the neighborhood. 3-71 (Revised 7/07) 4-3-1001 II. Style:Buildings should be urban (a) A planting bed at least five in character. feet(5')in width containing trees, shrubs,evergreen ground cover, iii. Buildings greater than one hun- or vines adjacent to the blank dred and sixty feet(160') in length wall; should provide a variety of tech- niques to reduce the apparent bulk (b) Trellis or other vine sup- and scale of the facade or provide an ports with evergreen climbing additional special design feature vines; such as a clock tower, courtyard, fountain,or public gathering place to (c) Architectural detailing such add visual interest(see illustration, as reveals,contrasting materials, subsection 15c of this Section). or other special detailing that meets the intent of this standard; 2. Ground-Level Details: (d) Artwork, such as bas-relief Intent: To ensure that buildings are visually sculpture, mural,or similar; or interesting and reinforce the intended hu- man-scale character of the pedestrian envi- (e) Seating area with special ronment; and ensure that all sides of a paving and seasonal planting. building within near or distant public view have visual interest. iii. Treatment of blank walls shall be proportional to the wall. a. Minimum Standards for All Dis- tricts: iv. Provide human-scaled elements such as a lighting fixture, trellis, or i. Untreated blank walls visible from other landscape feature along the fa- public streets, sidewalks,or interior cade's ground floor. pedestrian pathways are prohibited. A wall (including building facades v. Facades on designated pedes- and retaining walls)is considered a trian-oriented streets shall have at blank wall if: least seventy five percent (75%)of the linear frontage of the ground floor (a) It is a ground floor wall or facade(as measured on a true eleva- portion of a ground floor wall lion facing the designated pedes- over six feet(6') in height, has a trian-oriented street)comprised of horizontal length greater than fif- transparent windows and/or doors. teen feet(15'), and does not in- clude a window, door, building vi. Other facade window require- modulation or other architectural ments include the following: detailing;or (a) Building facades must have (b) Any portion of a ground clear windows with visibility into floor wall having a surface area and out of the building. However, of four hundred(400)square feet screening may be applied to pro- or greater and does not include a vide shade and energy effi- window, door, building module- ciency.The minimum amount of tion or other architectural detail- light transmittance for windows ing. shall be fifty percent (50%). li. Where blank walls are required (b) Display windows shall be or unavoidable, blank walls shall be designed for frequent change of treated with one or more of the foI- merchandise,rather than perma- lowing(see illustration,subsection nent displays. I5d of this Section): (Revised 7/07) 3-72 4-3-1001 (c) Where windows or store- (4) Street furniture (benches, fronts occur, they must princi- etc.). pally contain clear glazing. ii. Artwork or building ornamenta- (d) Tinted and dark glass, tion (such as mosaics,murals, grill- highly reflective (mirror-type) work,sculptures, relief,etc.) should glass and film are prohibited. be used to provide ground-level de- tail. b. Guidelines Applicable to Districts 'A', `C' and `D': iii. Elevated or terraced planting beds between the walkway and long i. The primary building entrance building walls are encouraged. should be made visibly prominent by incorporating a minimum of one of c. Guideline Applicable to Districts the following architectural features 'B'and `E': Use of material variations from each category listed(see illus- such as colors, brick,shingles,stucco, tration, subsection Ise of this Sec- and horizontal wood siding is encour- tion): aged. (a) Facade Features: 3. Building Roof Lines: (1) Recess; Intent:To ensure that roof forms provide dis- tinctive profiles and interest consistent with (2) Overhang; an urban project and contribute to the visual continuity of the district. (3) Canopy; a. Minimum Standards for Districts (4) Trellis; 'A', `C'and `D': (5) Portico; i. Buildings shall use at least one of the following elements to create var- (6) Porch; led and interesting roof profiles (see illustration,subsection 15f of this Sec- (7) Clerestory. tion): (b) Doorway Features: (a) Extended parapets; (1) Transom windows; (b) Feature elements project- ing above parapets; (2) Glass windows flanking door; (c) Projected cornices; (3) Large entry doors; (d) Pitched or sloped roofs. (4) Ornamental lighting; ii. Locate and screen roof-mounted mechanical equipment so that the (5) Lighted displays. equipment is not visible within one hundred fifty feet(150') of the strue- (c) Detail Features: ture when viewed from ground level. (1) Decorative entry paving; iii. Screening features shall blend with the architectural character of the (2) Ornamental building name building,consistent with AMC and address; 4-4-095E, Roof-Top Equipment. (3) Planted containers; 3- 73 (Revised 5/08) • 4-3-1001 iv. Match color of roof-mounted me- or metal banding, patterns, or textural chanical equipment to color of ex- changes. posed portions of the roof to minimize visual impacts when equip- c. Guidelines Applicable to All Dis- ment is visible from higher eleva- tricts: tions. (Ord. 5355,2-25-2008) i. Building materials should be at- b. Guidelines Applicable to Districts tractive,durable,and consistent with 'B'and `E': more traditional urban development. Appropriate examples would include i. Buildings containing predomi- brick,integrally colored concrete ma- nantiy residential uses should have sorry, pre-finished metal, stone, pitched roofs with a minimum slope steel, glass,and cast-in-place con- of one to four(1:4). Such roofs crete. should have dormers or intersecting roof forms that break up the massive- ii. Concrete walls should be en- ness of a continuous, uninterrupted hanced by texturing, reveals, snap- sloping roof. tie patterns,coloring with a concrete coating or admixture, or by incorpo- II. Roof colors should be dark. rating embossed or sculpted sur- faces,mosaics, or artwork. c. Guideline Applicable to District `C': Building roof lines should be varied Ili. Concrete block walls should be to add visual interest to the building. enhanced with integral color, tex- tured blocks and colored mortar,dec- 4. Building Materials: orelive bond pattern and/or incorporate other masonry materials. intent: To ensure high standards of quality and effective maintenance over time;encour- iv. Stucco and similar troweled fin- age the use of materials that reduce the vi- ishes should be used in combination sual bulk of large buildings; and encourage with other more highly textured fin- the use of materials that add visual interest to ishes or accents.They should not be the neighborhood. used at the base of buildings be- tween the finished floor elevation and a. Minimum Standards for All Dis- four feet(4')above. tricts: d, Guideline Applicable to Districts i. Ail sides of buildings visible from 'B' and `E': Use of material variations a street,pathway, parking area, or such as colors,brick or metal banding or open space shall be finished on all patterns, or textural changes is encour- sides with the same building materi- aged. els,detailing,and color scheme,or if different,with materials of the same quality. ii. Materials, individually or in com- bination,shall have an attractive tex- ture, pattern, and quality of detailing for all visible facades. iii. Materials shall be durable, high quality, and reasonably maintained. b. Minimum Standard for Districts 'A', 'C'and 'D': Buildings shall employ material variations such as colors,brick (Revised 5/08) 3 - 74 4-3-1001 5. Illustrations. a. Building modulation and articulation (see subsection Ilc(i)of this Section). I I I 1 ii I I I 1 --Yr I __ I1 I III ; I I I : = ... ._ zt I i11 I „, I I It 1fi 1j � QD1Ern . _` t; , . ii ,."....„. I 1 I _ _ 1 ALA- �,,<fti yfl',,i_ ..... _ I I I l( �I< )1 i INTERVAL I INTERVAL i b. Single purpose residential building featuring building modulation to reduce the scale of the building and add visual interest(see subsection llc(iil)of this Section). Articulated roof line-In this case a ° .. tracalional cornice `& Wndews and building surfaces s/d add Vsuatiterest and ghee the [1:1 � iwifan9 a human state lg.ill 4`, L Btafd gls'modutaled' (goes in and out to relieve the monotrny of the wide well 0 i 10 114 .17TI tiN..."'4.' ......:,,,,---.,,,,,,,,,,,....,,J144 ii. !..,,*Nt W i'0 01 o a di � ! WI]]� -- - - ig a - 0 II tit [II __. .„ di. 11 ,1 )1 t 1 I it> r ���,5- :�-.b. � - �4L a �^rxr�..� 71 )r l a 1 L i1 . 3 (� 0 d 51'i+ .fit �� ,. p$[ t{}i ��ji7j(��'!I■�y�{{gJ]i�IF1t rt:. ,, }{�,' 2 g';, 6 ; +� it -s i e. .*..1i1r�1• iigii /tlt z.. :�� 4 9ir�6C6'ei 4A514-- :-�4 3- 75 (Revised 7/07) 4-3-1001 c. Reducing scale of long buildings(see subsection llg(iii) of this Section). 160 Maximum facade length allowed W 2 Wco 5 More than 160' Facade is too tong `�!!1'`i11111111{tllRI llll1lllll 16`rt �lllt 111� l}111II! """ 63 t60'orless 160'orless Meets guideline Meets guideline d. Acceptable blank wall treatments (see subsection 12a(ii)of this Section). Z � • Trellis with vines or other plants n . 4111J4 Artwork ar404.- A +.411401 � y ittliti$1:0400jj 4s Min. 5' wide planting "�� ' bed and materials try cover 50% of wail within 3 years (Revised 7/07) 3 -76 e. Building facade features (see subsection I2b(i) of this Section). 4'-6'min. - zo RECESS OVERHANG i CANOPY -: ..:::::!;-:-.1;:::-..:: ,_,-..-:-,:..-, TRELLIS PORTICO PORCH f. Preferred roof forms (see subsection 13a of this Section). Feature elements projecting 1 Extended •ara•ets above •ars.ets f, .„-- <....-4*,,s,.. ,,,..„.....„,,,,,..„..,.... ,Lt",104•• .... 11 ,.... ihhh. i hr 1,411111 ,, 11111111111k Projected cornices Pitched or sic.ed roofs -.....''.."---.,. ... . ,, i.//-,-./)-.,-.-.-)-/I',i'.t' / i; i.,-i--- ��><, ,err '.,../ )\ U I r^ ll Ir (Ord. 5029, 11-24-2003;Ord. 5124,2-7-2005;Ord.5286,5-14-2007) 3-77 (Revised 7/07) 4-3-1 UUJ J. SIGNAGE: 2. Guidelines Applicable to Districts `C' and 'D': Intent:To provide a means of identifying and advertising businesses; provide directional a. Alteration of trademarks notwith- assistance; encourage signs that are both standing, corporate signage should clear and of appropriate scale for the project; not be garish in color nor overly lit,al- encourage quality signage that contributes to though creative design, strong ac- the character of the Urban Center and the cent colors,and interesting surface Center Village;and create color and interest, materials and lighting techniques are encouraged. 1. Minimum Standards for Districts `C' and `D': b. Front-lit,ground-mounted monu- ment signs are the preferred type of a. Signage shall be an integral part of freestanding sign. the design approach to the building. e. Blade type signs, proportional to b. Corporate logos and signs shall be the building facade on which they are sized appropriately for their location. mounted, are encouraged on pedes- trian-oriented streets. c. Prohibited signs include(see illustra- tion,subsection J3a of this Section): i. Pole signs; ii. Roof signs; iii. Back-lit signs with letters or graphics on a plastic sheet(can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)square feet are permit- ted as are signs with only the individ- ual letters back-lit. d. In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. e. Freestanding ground-related monu- ment signs,with the exception of primary entry signs,shall be limited to five feet (5') above finished grade, including sup- port structure.All such signs shall include decorative landscaping (ground cover and/or shrubs)to provide seasonal inter- est in the area surrounding the sign.Al- ternately,signage may incorporate stone, brick,or other decorative materials as ap- proved by the Director. f. Entry signs shall be limited to the name of the larger development. (Revised 7107) 3 - 78 4-:3-1 uuK 3. Illustrations. a. Acceptable and unacceptable signs (see subsection J1c of this Section). Typical "can signs" Internally lit letters are not acceptable or graphics are acceptable ::Zti tip , t Plastic or Sheet Only the individual translucent metal letters are lit sheet box (Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007) K. LIGHTING: • ary building entrances,at building fa- cades, and at pedestrian-oriented Intent:To ensure safety and security;provide spaces. adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways,park- 2. Guidelines Applicable to Districts `C' ing areas, building entries, and other public and `D': places;and increase the visual attractiveness of the area at all times of the day and night. a. Accent lighting should be provided at focal points such as gateways,public art, 1. Minimum Standards for Districts 'A', and significant landscape features such `C' and `D'• as specimen trees. a. Lighting shall conform to on-site ex- b. Additional lighting to provide interest tenor lighting regulations located in RMC in the pedestrian environment may in- 4-4-075, Lighting, Exterior On-Site. elude sconces on building facades, aw- nings with down-lighting, decorative b. Lighting shall be provided on-site to street lighting, etc. (Ord. 5029, increase security, but shall not be al- 11-24-2003; Ord. 5124,2-7-2005; Ord. lowed to directly project off-site. 5286, 5-14-2007) c. Pedestrian-scale lighting shall be provided, for both safety and aesthetics, along all streets,at primary and second- 3-79 (Revised 7/07) 4-3-1 UUL L. MODIFICATION OF MINIMUM N. APPEALS: STANDARDS: For appeals of administrative decisions made pursuant to the design regulations, see RMC 1. The Reviewing Official shall have the au- 4-8-110,Appeals. (Ord.4821, 12-20-1999;Amd. thority to modify the minimum standards of Ord. 4971, 6-10-2002;Ord.5029, 11-24-2003; the design regulations, subject to the provi- Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007) sions of RMC 4-9-250D, Modification Proce- dures, and the following requirements: 4-3-105 (Deleted by Ord. 4992, a. The project as a whole meets the in- 12-9-2002) tent of the minimum standards and guidelines in subsections E, F, 0, H, 1,J, and K of the design regulations; 4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS: b. The requested modification meets the intent of the applicable design sten- A. PURPOSE: dard; The purpose of this Section is to implement the urban separators policies in the Community De- c. The modification will not have a detri- sign Element of,the�e Comprehensive sive Plan and the mental effect on nearby properties and King County Countywide Planning Policies.The the City as a whole; intent is to provide physical and visual distinctions between Renton and adjacent communities, de- d. The deviation manifests high quality fine Renton's boundaries and create contiguous design; and open space corridors within and between urban communities, which provide environmental, vi- e. The modification will enhance the pe- sual, recreational and wildlife benefits. Urban destrian environment on the abutting separators shall be permanent low-density lands and/or adjacent streets and/or pathways. that protect resources and environmentally sensi- tive areas. (Ord. 5132, 4-4-2005) 2. Exceptions for Districts 'A'and 'B': Modifications to the requirements in subsec- B. APPLICABILITY: tions E2a and E3a of this Section are limited This Section shall apply to subdivisions and build- to the following circumstances: ing permits on lands within designated urban sep- arators as shown in the urban separators maps. a. When the building is oriented to an (Ord. 5132, 4-4-2005) interior courtyard, and the courtyard has a prominent entry and walkway connect- ing directly to the public sidewalk;or b. When a building includes an archi- tectural feature that connects the building entry to the public sidewalk;or c. In complexes with several buildings, when the building is oriented to an inter- nal integrated walkway system with prominent connections to the public side- walk(s).(Ord.5124,2-7-2005;Ord.5286, 5-14-2007) M. VARIANCE: (Reserved). (Ord.5124, 2-7-2005; Ord. 5286, 5-14-2007) (Revised 7/07) 3 -80 7 . Print Preview Page 33 of 61 2. Zone 2 Requirements: a. Wastewater Disposal —Zone 2: i. New developments (residential and nonresidential) shall, as a condition of the building permit, be required to connect to a central sanitary sewer system prior to occupancy. New single family residential development on existing lots may use an on-site sewage disposal system in lieu of connection to a central sanitary sewer system when the Wastewater Utility has determined that, according to its codes and policies, a central sanitary sewer is unavailable. Approval of the use of an on-site sewage disposal system for such development shall be conditional upon the signing of a covenant running with the land to connect to a central sanitary sewer within two (2) years of its availability as determined by the Wastewater Utility, according to its codes and policies. ii. Sanitary sewers shall be constructed in accordance with prevailing American Public Works Association (APWA) standards with respect to minimum allowable infiltration and exfiltration. b.Additional Zone 2 Requirements: For properties located in Zone 2 of an aquifer protection area, additional requirements pertaining to sewers are specified in the following sections of the Renton Municipal Code: RMC 4-3-050C1a, Aquifer Protection Areas—Compliance with Regulations; RMC 4-3-050H6b, Pipeline Requirements—Zone 2; RMC 4-4-03007, Construction Activity Standards—Zones 1 and 2; and RMC 4-3- 050D2b, Potential to Degrade Groundwater. (Ord. 4367, 9-14-1992; Ord. 4851, 8-7- 2000) 4-6-050 STREET PLAN ADOPTED: That certain arterials and street plan is hereby adopted as a part of and in further implementation of the City's Comprehensive Plan for the physical development of the City of Renton. (Ord. 2199, 12-20-1965) 4-6-060 STREET STANDARDS: A. PURPOSE: It is the purpose of this Section to establish design standards and development requirements for street improvements to ensure reasonable and safe access to public and private properties. These improvements include appropriately scaled sidewalks related to the urban context, a range of landscape buffers, curbs, gutters, street paving, monumentation, signage, and lighting, to be developed with complete streets principles. Complete streets principles are to plan, design, and operate streets to enable safe and convenient access and travel for all users including pedestrians, bicyclists, transit riders, and people of all ages and abilities, as http://www.codepublishing.com/wa/renton/cgi/menuCompile.pl 6/9/2014 Print Preview Page 34 of 61 well as freight and motor vehicle drivers, and to foster a sense of place in the public realm with attractive design amenities. (Ord. 4521, 6-5-1995; Ord. 5517, 12-14-2009) B. ADMINISTERING AND ENFORCING AUTHORITY: The Community and Economic Development Administrator is responsible for the general administration and coordination of this section. (Ord. 5450, 3-2-2009; Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012) C. APPLICABILITY: The standards in this section will be used for all public and private street improvements within the City of Renton. Whenever a building permit is applied for or application made for a short plat or a full subdivision, the applicant for such permit and/or application shall build and install certain street improvements, including, butlimited to: lighting 11 abutting not on all aUUttlllg rights-of-way, and all private street improvements on access easements. The minimum design standards for streets are listed in the tables set forth in subsection F2 of this Section. These standards will determine specific street improvement requirements for development projects, including short plats and subdivisions. (Ord. 5450, 3-2-2009; Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012) D.. EXEMPTIONS: The following exemptions shall be made to the requirements listed in this Section: 1. New construction or addition with valuation less than fifty thousand dollars ($50,000.00). 2. Interior remodels of any value not involving a building addition. (Ord. 5676, 12-3-2012; Ord. 5703, 12-9-2013) E. RIGHT-OF-WAY DEDICATION REQUIRED: 1. Dedication Required for Development: Where the existing width for any right-of-way abutting the development site is less than the minimum standards listed in subsection F of this Section, additional right-of-way dedication will be required for the proposed development. 2.Amount of Dedication: The right-of-way dedication required shall be half of the difference between the existing width and the minimum required width as listed in subsection F of this Section. In cases where additional right-of-way has been dedicated on the opposite side of the right-of-way from the development site in compliance with this Section, then dedication of the remaining right-of-way width to obtain the minimum width as listed in subsection F of this Section shall be required. 3. Waiver of Dedication: The Administrator may waive the requirement for additional right-of- way dedication pursuant to RMC 4-9-250C, Waiver Procedures, where it is determined by the http://www.codepublishing.com/wa/renton/cgihnenuCompile.pl 6/9/2014 Print Preview Page 35 of 61 Administrator that construction of full street improvements is not anticipated in the future. (Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012) F. PUBLIC STREET RIGHT-OF-WAY DESIGN STANDARDS: 1. Level of Improvements: The minimum level of street improvements required are listed in the following tables including but not limited to curbs, planting strips, sidewalks, and lighting. a. Street Lighting Exemption: No street lighting is required for the following smaller project sizes: two (2) to four(4) units for residential; zero (0) to five thousand (5,000) square feet commercial; or zero (0) to ten thousand (10,000) square feet industrial. b. Additional Walkway Requirement: A pedestrian walkway to the arterial is required for the following larger project sizes with more than: twenty (20) units residential; ten thousand (10,000) square feet commercial; or twenty thousand (20,000) square feet industrial. 2. Minimum Design Standards for Public Streets and Alleys: All such improvements shall be constructed to the City Standards for Municipal Public Works Construction. Standards for construction shall be as specified in the following table, and by the Administrator. MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS: Minimum Design Standards Functional Classifications: Public Streets and Alleys (see notes) Commercial- Mixed Use, Industrial, & Commercial Neighborhood -Mixed Use Limited Principal Minor Collector & Industrial Residential Residential Arterial Arterial Arterial Access Access Access Alleys Structural See Standard Drawing or Pavement section and may be designed using procedures Design described in the WSDOT Design Manual, latest edition. Average 14,000— 3,000— 3,000— 14,000 0—3,000 0—3,000 0—250 N/A Daily 40,000 20,000 Vehicle Trips (ADT) http://www.codepublishing.coin/wa/renton/cgi/menuCompile.pl 6/9/2014 Print Preview Page 36 of 61 Right-of- 4 lanes— 4 lanes— 2 lanes—83' 2 lanes—69' 2 lanes— 1 lane—45' Res. — Way (R-O- 91' 91' 3 lanes—94' 3 lanes—80' 53' 16' W) 5 lanes— 5 lanes— Corn. 103' 103' — 16' 6 lanes— 6 lanes— 113' 113' 7 lanes— 7 lanes— 125' 125' Sidewalks2 8' both 8' both 8' both sides3 6' both sides 5' both 5' both None sides3 sides3 sides sides Planting 8' between 8' between 8' between 8' between 8' between 8' between None Strips4 curb & curb & curb &walk curb &walk curb &walk curb &walk walk both walk both both sides both sides both sides both sides sides sides Tree grates and hardscape may be substituted for May be reduced if planting strip area if approved by Administrator. approved by 'Administrators IIStreet Required, see Street Trees Standards RMC 4-4-070 N/A II Trees Curbs Curb both Curb both Curb both Curb both Curb both Curb both None sides sides sides sides sides sides Parking Allowed at Allowed at 8' both sides 8' both sides 6' one sides 6' one sides Lanes 8' 8' Bicycle All classifications of Arterials will have None None None N/A Facilities Class I, or Class II, or Class Ill bicycle facility. Paved 4 lanes— 4 lanes— 2 lanes—30' 2 lanes—20' 2 lanes— 1 lane— Res. — Roadway 54' 54' 3 lanes—41' 3 lanes—31' 20' 12'8 12' Width, not 5 lanes— 5 lanes— Corn. including 66' 66' — 16' parking 6 lanes— 6 lanes— 76' 76' 7 lanes— 7 lanes— 88' 88' http://www.codepublishing.com/wa/renton/cgihnenuCompile.pl 6/9/2014 Print Preview Page 37 of 61 Lane 11'travel lanes, 5' bike 10'travel 10'travel lanes 1 travel Res. — Widths9 lanes, and 12' center lanes, 5' bike lane— 12's 12' left turn lanes. lanes, and 11' Corn. center left turn — 16' lanes. Center Center median allowed for boulevard N/A Median treatment and center left turn lane. Width will be width of center left turn lane minus 1 foot from through traffic travel lanes on both sides. Pull-outs with a minimum 25 foot length required for maintenance and emergency vehicles within the median at intervals of 300— 350' Pedestrian Curb bulb-outs required where on-street parking is located. N/A N/A Bulb-outs Intersection 35'turning 35'turning 35'turning 25' turning 25'turning 25'turning N/A Radii10 radius radius radius11 radius11 radius radius At the intersection of two classes of streets, the radius for the higher class street is to be used. Where larger trucks, transit and school buses are anticipated, further design will be required to determine an adequate radius. The minimum curb radius is 15 feet. Cul-de- Limited application per RMC 4-6-060H. Limited application. See N/A sacs RMC 4-6-060H for pavement and R-O-W widths when permitted. Maximum 0.5—8% 0.5—8% 0.5— 10% 0.5 — 15%, greater than 15% only 0.5 — Grades allowed within approved hillside 15% subdivisions. Site Determined 125'from 125' from N/A N/A N/A N/A Access on a case- intersection intersection by-case basis. Street& Street lighting required per RMC 4-6-0601, as it exists or may be amended. N/A Pedestrian Lighting http://www.codepublishing.com/wa/renton/cgi/menuCompile.pl 6/9/2014 Print Preview Page 38 of 61 NOTES AND CONDITIONS: MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS: 1 Minimum design standards may be altered to allow alternative stormwater management and low impact development techniques within the R-O-W by the Department. 2 Sidewalk width will be 12 feet both sides in the City Center Community Planning Area. This sidewalk width includes street tree grates for locating street trees. 3 Sidewalk areas may be required at a wider width to accommodate required multi-use path facilities when a Class I multi-use path is required within a street R-O-W by the Department. The width of a required 5 foot bicycle lane will be transferred to the sidewalk area to create a Class I multi-use path. 4 Maintenance Responsibilities. Unless otherwise agreed upon by the City of Renton, maintenance of landscaping within the planting strip area, including but not limited to elements such as groundcover, turf, softscape, and hardscape, is the responsibility of the adjacent property owner. Maintenance for street trees within the public right-of-way shall be the responsibility of the City of Renton. 15 Planting strips may be reduced if one of the following conditions is met: (a) when R- O-W acquisition is problematic; or(b)when critical areas would be impacted. If approved, a permanent alternative landscaped area should be provided equal or greater than the allowed planting strip area reduction that is in addition to any minimum existing code requirements. 6 A second parking lane may be required by the Administrator. 7 Class II bicycle facilities (bike lanes) included in roadway width for both sides. Bicycle facilities that are shared travel lanes, Class III bicycle facilities, require less roadway width. Class III travel lanes are a minimum of 14 feet. http://www.codepublishing.com/wa/renton/cgi/menuCompile.pl 6/9/2014 Print Preview Page 39 of 61 s Requirement: Either fire sprinklers shall be provided as approved by Fire & Emergency Services or a clear roadway area shall be provided for emergency vehicles midblock. All of the clear area must be 20 feet in width for vehicular movement with a minimum length of 50 feet and maximum length of 100 feet, so as to provide emergency access to homes within 150 feet. Along the clear area only, the planting strip would not be required and the clear area will be in place of the landscaping area. 9 The City may require different lane width dimensions to address safety concerns or to meet state and federal requirements for state routes or grant funding. 10 Turning radius dimensions represent the vehicle turning path. The smallest curb radius should be used while maintaining the specified turning radius. Lane width and the presence of a bike lane and parking lane affect a vehicle's turning path. On streets with more than one lane in that direction of travel, large vehicles may encroach into no more than one-half of the adjacent travel lane to complete the turn. On Arterials and Collector Arterials, encroachment into oncoming travel lanes is unacceptable. The minimum curb radius is 15 feet. 11 Turning radius for streets which include industrial access may increase to 50 feet. (Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012) 3. Length of Improvements: Such improvements shall extend the full distance of such property to be improved upon and sought to be occupied as a building site or parking area for the aforesaid building of platting purposes and which may abut property dedicated as a public street. 4. Additional Alley Standards: Alleys may be used for vehicular access, but are not to be considered as the primary access for emergency or Fire Department concerns. Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. Refer to RMC 4-7-150. 5. Pavement Thickness: New pavement shall be a minimum of four inches (4") of asphalt over six inches (6") of crushed rock. Pavement thickness for new arterial or collector streets or widening of arterials or collector streets must be approved by the Department of Community and Economic Development. Pavement thickness design shall be based on standard engineering procedures. For the purposes of asphalt pavement design, the procedures described by the "Asphalt Institute's Thickness Design Manual" (latest edition) will be accepted by the Department. Alternate design procedures or materials may be used if approved by the Department through the process listed in RMC 4-9-250E. 6. Minimum Sidewalk Measurements: New sidewalks must provide a minimum of four feet (4') of horizontal clearance from all vertical obstructions. Sidewalk widths include the curb width for those sidewalks constructed abutting or attached to the curb. http://www.codepublishing.com/wa/renton/cgi/menuCompile.pl 6/9/2014 Print Preview Page 40 of 61 7. Curves: a. Horizontal Curves: Where a deflection angle of more than ten degrees (10°) in the alignment of a street occurs, a curve of reasonably long radius shall be introduced, subject to review and approval of the Administrator. b. Vertical Curves: All changes in grade shall be connected by vertical curves of a minimum length of two hundred feet(200') unless specified otherwise by the Administrator. c. Tangents for Reverse Curves: A tangent of at least two hundred feet (200') in length shall be provided between reverse curves for arterials; one hundred fifty feet (150') for collectors and one hundred feet (100')for residential access streets. (Ord. 5676, 12-3- 2012) 8. City Center Planning Area and Urban Design Districts—Special Standards: Greater sidewalk widths may be required in the City Center Planning Area and Urban Design Districts as part of site plan development review for specific projects. The Administrator may require that sidewalks be extended from the property line to the curb with provisions made for street trees and other landscaping requirements, street lighting, and fire hydrants. (Ord. 5676, 12-3- 2012) 9. Vehicular Access and Connection Points To and From the State Highway System: a. Chapter 47.50 RCW, Highway Access Management, is hereby adopted by reference to provide for the regulation and control of vehicular access and connection points of ingress to and egress from the state highway system within the incorporated areas of the City of Renton. b. Pursuant to Chapter 47.50 RCW, the provisions of Chapters 468-51 and 468-52 WAC, together with all future amendments, are hereby adopted and incorporated by reference. c. At least one copy of each law, rule or regulation adopted hereby is on file with the City Clerk and available for inspection by the public. (Ord. 5413, 10-13-2008; Ord. 5517, 12- 14-2009) --.— -- _ G. COMPLETE STREETS: 1. Complete Streets: The City of Renton will plan for, design, and construct transportation projects to appropriately provide accommodations for pedestrians, bicyclists, and transit riders of all ages and abilities, and freight and motor vehicles, including the incorporation of such facilities into transportation plans and programs. http://www.codepublishing.coin/wa/renton/cgi/menuCompile.pl 6/9/2014 Print Preview Page 41 of 61 2. Exemptions: Pedestrian and bicycle facilities are not required to be established when it is concluded by the Administrator that application of complete streets principles is unnecessary or inappropriate: a. Where their establishment would be contrary to public safety; or b. When the cost would be excessively disproportionate to the need or probable use; or c. Where there is no identified long-term need; or d. Where the establishment would violate Comprehensive Plan policies; or e. Where the Administrator grants a documented exemption which may only be authorized in specific situations where conditions warrant. Such site-specific exemptions shall not constitute general changes to the minimum street standards established in this Section. (Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012) H. DEAD END STREETS: 1. Limited Application: Cul-de-sac and dead end streets are limited in application and may only be permitted by the Administrator where, due to demonstrable physical constraints, no future connection to a larger street pattern is physically possible. 2. Cul-de-Sacs and Turnarounds When Permitted —Minimum Requirements: Minimum standards for dead end streets, if approved by the Department of Community and Economic Development, are as follows: LENGTH OF STREET TYPE OF TURNAROUND For up to 150' in No turnaround required. length From 150'to Dedicated hammerhead 300' in length turnaround or cul-de-sac required. From 300'to Cul-de-sac required. 500' in length From 500'to Cul-de-sac required. 700' in length Fire sprinkler system required for houses. Longer than Two means of access and 700' in length fire sprinklers required for all houses beyond 500'. http://www.codepublishing.com/walrenton/cgi/menuCompile.pl 6/9/2014 Print Preview Page 42 of 61 3.Turnaround Design: The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 4. Cul-de-Sac Design: Cul-de-sacs shall have a minimum paved and landscaped radius of p forty five feet (45')with a right-of-way radius of fifty five feet (55')for the turnaround. A landscaped center island with a radius of twenty feet (20') delineated by curbing shall be provided in the cul-de-sac. The landscaping shall be maintained by the homeowners' association or adjacent property owners. The cul-de-sac turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 5. Secondary Access Requirement: Secondary access for emergency equipment is required when a development of three (3) or more buildings is located more than two hundred feet (200')from a public street. 6.Waiver of Turnaround: The requirement for a turnaround or cul-de-sac may be waived by the Administrator with approval of Fire and Emergency Services when the development proposal will not create an increased need for emergency operations pursuant to RMC 4-9- 250C, Waiver Procedures. (Ord. 5517, 12-14-2009; Ord. 5676, 12-3-2012) I. STREET AND PEDESTRIAN LIGHTING STANDARDS: 1. Lighting Design: Architectural street lighting standards will be established on a case-by- case basis for streets. 2. Lighting Location: Pedestrian lighting for sidewalks and pathways shall be installed between intersections along streets and at intersection corners for residential streets. All other streets shall meet the lighting levels listed in subsection 13 of this Section, as it exists or may be amended. 3. Average Maintained Illumination: The street lighting shall be constructed to provide average maintained horizontal illumination as illustrated below. The lighting levels shall be governed by roadway classification and area zoning classification. Residential streets shall have minimum light levels of 0.8 foot-candle within the intersections and 0.3 foot-candle along the sidewalks at a six to one (6:1) uniformity ratio. Values are in horizontal foot-candles at the pavement surface when the light source is at its lowest level. Intersection Non-Intersection Crosswalk Uniformity Principal Arterial 1.5 1.3 0.8 4:1 Minor Arterial 1.5 1.2 0.8 4:1 Collector Arterial 1.2 0.9 0.8 4:1 Commercial Access Street 0.9 0.6 0.8 6:1 http://vv-ww.codepublishing.corn/wa/renton/cgi/menuCompile.pl 6/9/2014 Print Preview Page 43 of 61 4. Uniformity Ratios: Uniformity ratios for the street lighting shall meet or exceed four to one (4:1) for light levels of more than 0.6 foot-candles and six to one (6:1) for light levels of 0.6 foot-candles and less. 5. Construction Standards: Street lighting systems shall be designed and constructed in accordance with the City publication, "Guidelines and'Standards for Street Lighting Design of Residential and Arterial Streets." (Ord. 5517, 12-14-2009; Ord. 5675, 12-3-2012) J. PRIVATE STREETS: 1. When Permitted: Private streets are allowed for access to six (6) or fewer lots, provided at least two (2) of the six (6) lots abut a public right-of-way. Private streets will only be permitted if a public street is not anticipated by the Department of Community and Economic Development to be necessary for existing or future traffic and/or pedestrian circulation through the subdivision or to serve adjacent property. 2. Minimum Standards: Such private streets shall consist of a minimum of a twenty six foot (26') easement with a twenty foot(20') pavement width. The private street shall provide a turnaround meeting the minimum requirements of this Chapter. No sidewalks are required for private streets; however, drainage improvements pursuant to City Code are required, as well as an approved pavement thickness (minimum of four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the private street shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. The land area included in private street easements shall not be included in the required minimum lot area for purposes of subdivision. 3. Signage Required: Appurtenant traffic control devices including installation of traffic and street name signs, as required by the Department of Community and Economic Development, shall be provided by the subdivider. The street name signs will include a sign labeled "Private Street." 4. Easement Required: An easement will be required to create the private street. installedprior to recordingof the plat 5. Timingof Improvements: Theprivate street must be nsta P unless deferred. (Ord. 5100, 11-1-2004;-Ord. 5517, 12-14-2009; Ord. 5702, 12-9-2013) K. SHARED DRIVEWAYS—WHEN PERMITTED: A shared private driveway may be permitted for access up to a maximum of four(4) lots. Up to three (3) of the lots may use the driveway as primary access for emergencies. The remainder of the lots must have physical frontage along a street for primary and emergency access and shall only be allowed vehicular access from the shared private driveway. The private access easement shall be a minimum of sixteen feet (16') in width, with a maximum of twelve feet http://www.codepublishing.com/wa/renton/cgi/menuCompile.pl 6/9/2014 Print Preview Page 44 of 61 (12') paved driveway. Minimum turnaround requirements for emergency access to lots ban be found in subsection H of this Section. (Ord. 5517, 12-14-2009). L. TIMING FOR INSTALLATION OF IMPROVEMENTS: No building shall be granted a certificate of final occupancy, or plat or short plat recorded, until all the required street improvements are constructed in a satisfactory manner and approved by the responsible departments unless those improvements remaining unconstructed have been deferred by the Administrator and security for such unconstructed improvements has been satisfactorily posted. (Ord. 5156, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5517, 12-14- 2009; Ord. 5676, 12-3-2012) M. PLAN DRAFTING AND SURVEYING STANDARDS: The construction permit plans for street improvements shall be prepared and surveyed in conformance with the Department's "Construction Plan Drafting Standards", surveying standards and the City's "Standard Specifications for Municipal Construction", and standard detail documents. N. REVIEW OF CONSTRUCTION PLANS: 1. Submittal: All street improvement plans prepared shall be submitted for review and approval to the Department of Community and Economic Development. All plans and specifications for such improvements are to be submitted at the time application for a building permit is made or. forplats, prior to construction (street/utility) permit issuance. 2. Fees and Submittal Requirements: All permits required for the construction of these improvements shall be applied for and obtained in the same manner and same conditions as specified in chapter 9-10 RMC, relating to excavating or disturbing streets, alleys, pavement or improvements. Fees shall be as stipulated in RMC 4-1-180. Money derived from the above charges shall be deposited to the General Fund. Half of the fee is due and payable upon submittal for a construction permit application, and the remainder is due and payable prior to issuance of the construction permit. 3. Cost Estimate Required: The applicant will be required to submit a cost estimate for the improvements. This will be reviewed by the Department of Community and Economic Development for accuracy. (Ord. 5517, 12-14-2009) O. INSPECTIONS: 1. Authority and Fees: The Department shall be responsible for the supervision, inspection and acceptance of all street improvements listed in this Section, and shall make a charge therefor to the applicant. P. LATECOMER'S AGREEMENTS: http://www.codepublishing.corn/walrenton/cgi/menuCornpile.pl 6/9/2014 Print Preview Page 45 of 61 1. Latecomer's Agreements Authorized: Any party extending utilities that may serve other than that party's property may request a latecomer's agreement from the City. Where a development is required to construct street improvements that may also be required by other developments or by future development of other parcels in the vicinity, then the developer may request establishment of a latecomer's agreement to reimburse the developer for all initial costs of the improvements. 2. Process for Latecomer's Agreements: The procedure to follow in making application for the latecomer's agreement and the steps to be followed by the City are as detailed in chapter 9-5 RMC. Q. VARIATIONS FROM STANDARDS: 1.Alternates, Modifications, Waivers, Variances: See RMC 4-9-250. 2. Half Street Improvements: a. When Permitted: Half street improvements may be allowed for a residential access street by the Administrator when it is determined that the adjacent parcel of property has the potential for future development and dedication of the right-of-way necessary for the completion of the street right-of-way. (Ord. 5676, 12-3-2012) b. Minimum Design Standards: The right-of-way for the half street improvement must be a minimum of thirty five feet (35')with twenty feet (20') paved. A curb, planting strip area, and sidewalk shall be installed on the development side of the street according to the minimum design standards for public streets. If the street is permitted a cul-de-sac, then the right-of-way for the half of the cul-de-sac shall be dedicated, with installation of a temporary hammerhead turnaround. The property shall also dedicate easements to the City for street lighting and fire hydrants. Additional easements shall be provided for the franchise utilities outside of the dedicated right-of-way. c. Standards for Completion of the Half Street: When the adjacent parcel is platted or developed, the additional right-of-way width needed to complete the type of street classification shall be dedicated from the developing property. The pavement shall then be widened to the width needed to complete the type of street classification, curb, planting strip, and sidewalk shall be installed on the developing side of the street. If the street is a dead end street requiring a cul-de-sac, then the developing parcel shall dedicate the remainder of the right-of-way for the cul-de-sac and construct the final complete cul-de-sac, including curb, sidewalk, and other required improvements. (Ord. 5517, 12-14-2009) R. DEFERRAL OF IMPROVEMENT INSTALLATION: See RMC 4-9-060. http://www.codepublishing.com/wa/renton/cgi/menuCompile.pl 6/9/2014 �J Section 4-7-230 Page 1 of 7 4-7-230 BINDING SITE PLANS: A. PURPOSE AND INTENT: The purpose of this Section is to allow for: 1. Optional Methods of Subdivision: To provide an optional process for the division of land classified for industrial, commercial, or mixed use zones CN, CV, CA, CD, CO, COR, UC-N1, UC-N2, IL, IM, and IH through a binding site plan as authorized in chapters 58.17 and 64.34 RCW. This method may be employed as an alternative to the subdivision and short subdivision procedures in this Chapter. (Ord. 5369, 4-14- 2008) 2. Alternative Ownership Options or Alternative Standards: To allow for alternative ownership options and/or the ability to modify development standards that are otherwise required by the binding site plan process by allowing binding site plan application with a commercial condominium process pursuant to chapter 64.34 RCW, and/or planned urban development process pursuant to RMC 4-9-150. 3. Procedural Requirements: To specify the administrative requirements for the review and approval of binding site plans that are in addition to the procedural requirements of chapter 4-8 RMC and other applicable provisions of the City development regulations. (Ord. 5100, 11-1-2004; Ord. 5153, 9-26-2005) B. APPLICABILITY: 1. All proposals for binding site plans shall be subject to the provisions of this Section. A binding site plan may be processed in one of thee ways: a. Standard Binding Site Plan: A standard binding site plan creates or alters existing lot lines, subject to the development standards of the underlying zoning district. b. Commercial Condominium with Binding Site Plan: Where the development standards of the underlying zoning district cannot be achieved through a binding site plan, a binding site plan with condominium ownerships allow for greater flexibility in the sale and lease of commercial and industrial sites. This alternative allows the site in question to be treated as a single lot when applying the development standard for the underlying zone. c. Planned Urban Development with Binding Site Plan: Where the development standards of the underlying zoning district cannot be achieved through a binding site plan, a binding site plan merged with a planned urban development allows for greater flexibility in the lot and infrastructure layout and development of the binding site plan provided planned urban development criteria are met including provision of a public benefit. 2. A binding site plan may be reviewed and approved: a. As a separate mechanism for the division of commercial and industrial land; b. Merged with a site plan review under RMC 4-9-200, development agreement under the authority of RCW 36.70B_170, or both a site plan and development agreement per the criteria listed in this Section. A development agreement may include standards and decision criteria that apply to a binding site plan application in lieu of the standards and criteria contained in this Section. Per RCW 36.706.170 through 36.706.210, a development agreement shall not be more permissive than the development standards of the underlying zoning district or other applicable development standards. c. Merged with a planned urban development per RMC 4-9-150. d. Independently for pre-existing developed sites, concurrent with or subsequent to a site development permit application for undeveloped land, or concurrent with or subsequent to a building permit application. (Ord. 5153, 9-26-2005) C. APPROVAL CRITERIA: http://www.codepublishing.cone/wa/renton/html/Renton04/Renton0407/Renton040723 0.ht... 2/24/2011 Section 4-7-230 Page 2 of 7 Approval of a binding site plan or a commercial condominium site shall take place only after the following criteria are met: 1. Legal Lots: The site that is subject to the binding site plan shall consist of one or • more contiguous, legally created lots. Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. The number of lots, tracts, parcels, sites, or divisions shall not exceed the number of lots allowed in the applicable zoning district. New nonconforming lots shall not be created through the binding site plan process. 2. If minimum lot dimensions and building setbacks for each newly created lot cannot be met, the binding site plan shall be processed as a commercial condominium site per subsection D of this Section or merged with a planned urban development application per RMC 4-9-150. 3. Commercial or Industrial Property: The site is located within a commercial, industrial, or mixed-use zone. 4. Zoning Code Requirements: Individual lots created through the binding site plan shall comply with all of the zoning code requirements and development standards of the underlying zoning district. Where minimum lot dimensions or setbacks cannot be met, the binding site plan shall be processed as a commercial condominium site per RMC 4-7-230D. a. New Construction: The site shall be in conformance with the zoning code requirements and development standards of the underlying zoning district at the time the application is submitted. b. Existing Development: If the site is nonconforming prior to a binding site plan application, the site shall be brought into conformance with the development standards of the underlying zoning district at the time the application is submitted. In situations where the site cannot be brought into conformance due to physical limitations itations or other circumstances, the binding site plan shaii not make the site more nonconforming than at the time a completed application is submitted. c. Under either new construction or existing development, applicants for binding site plan may proposed shared signage, parking, and access if they are specifically authorized per RMC 4-4-080E3, 4-4-08017, and 4-4-100E5, and other shared improvements as authorized in other sections of the City's development standards. 5. Building Code Requirements: All building code requirements have been met per RMC 4-5-010. 6. Infrastructure Provisions: Adequate provisions, either on the face of the binding site plan or in a supporting document, have been made for drainageways, alleys, streets, other public ways, water supplies, open space, solid waste, and sanitary wastes, for the entire property covered by the binding site plan. 7. Access to Public Rights-of-Way and Utilities: Each parcel created by the binding site plan shall have access to a public street, water supply, sanitary sewer, and utilities by means of direct access or access easement approved by the City. 8. Shared Conditions: The Administrator may authorize sharing of open space, parking, access, signage and other improvements among contiguous properties subject to the binding site plan and the provisions of RMC 4-4-080E3, 4-4-08017, and 4 -4-100E5. Conditions of use, maintenance, and restrictions on redevelopment of shared open space, parking, access, signage and other improvements shall be identified on the binding site plan and enforced by covenants, easements or other similar properly recorded mechanism. 9. Future Development: The binding site plan shall contain a provision requiring that any subsequent development of the site shall be in conformance with the approved and recorded binding site plan. 10. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan. http://www.codepublishing.com/wairenton/html/Renton04/Renton0407/Renton040723 0.ht... 2/24/2011 Section 4-7-230 Page 3 of 7 11. Suitable Physical Characteristics: A proposed binding site plan may be denied because of flood, inundation, or wetland conditions, or construction of protective improvements may be required as condition of approval. (Ord. 5153, 9-26- 2005) D. ADDITIONAL CRITERIA FOR BINDING SITE PLANS PROPOSING COMMERCIAL CONDOMINIUM SITES OR MERGING WITH PLANNED URBAN DEVELOPMENT APPLICATION: 1. Condominium—Applicability: Where subdivision of a commercial or industrial site will result in individual lots which cannot meet the development standards of the underlying zoning district, the condominium option allows for the conversion of lease space to condominiums without further subdivision of land. These standards are in addition to the requirements of subsection C of this Section. 2. Condominium —Approval: Condominium developments are eligible for binding site plan approval, when the purpose of such approval is to divide the property so that the parcel or tract, or a portion thereof, can be subject to chapter 64.34 RCW (Condominium Act). A condominium can only be recorded either when the development has already been constructed to City standards established through a binding site plan or a building permit for new development has been issued. Binding site plans for condominiums sites shall be in conformance with chapter 64.34 RCW and RMC 4-9-040. The binding site plan shall also include conditions requiring that the condominium is recorded per the provisions of chapter 64.34 RCW. 3. Planned Urban Development: To allow for the ability to modify development standards that are otherwise required by the binding site plan process, a binding site plan application may be merged with a planned urban development application pursuant to RMC 4-9-150. (Ord. 5153, 9-26-2005) E. APPLICATION REQUIREMENTS: 1. General Requirements: All applications for binding site plans must conform to the requirements of RMC 4-8-120. (Ord. 5153, 9-26-2005) F. REQUIRED IMPROVEMENTS: 1. Improvements: The following tangible improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant, before a binding site plan may be recorded: grading and paving of streets and alleys, installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs, together with all appurtenances thereto to specifications and standards of this Code, approved by the Department and in accordance with other standards of the City. A separate construction permit will be required for any such improvements, along with associated engineering plans prepared per the City Drafting Standards. 2. Phasing of Improvements: To satisfy these requirements, the Administrator is authorized to impose conditions and limitations on the binding site plan. If the Administrator determines that any delay in satisfying requirements will not adversely impact the public health, safety or welfare, the Administrator may allow requirements to be satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any phase, or prior to issuing a specific building's certificate of occupancy, or in accordance with an approved phasing plan, or in accordance with plans established by a development agreement or as otherwise permitted or required under City Code. (Ord. 5153, 9-26-2005) G. ACCESS REQUIREMENTS: Access requirements and street design and development standards shall be provided in accordance with RMC 4-6-060, unless superseded by the terms of a development agreement as provided by subsection J of this Section, Merger with Development Agreement. New public roads shall be provided for lot access where determined by the Administrator to be reasonably necessary as a result of the proposed development or to make appropriate provisions for public roads. http://www.codepublishing.com/wa/renton/hunt/Renton04/Renton0407/Renton040723 0.ht... 2/24/2011 Section 4-7-230 Page 4 of 7 Establishment of public roads may also be proposed by the applicant. (Ord. 5153, 9-26 -2005) H. PERMIT PROCEDURES FOR BINDING SITE PLAN APPROVAL: 1. Permit Type: Binding site plans shall be processed as Type II permits in accordance with the procedures in chapter 4-8 RMC for Type II permits and the standards and criteria set forth in this Section, unless the applicant elects to merge the binding site plan application with the site plan review process or combined site plan/planned action review process in which case the binding site plan shall be processed in accordance with the procedures set out in chapters 4-8 and 4_9 RMC. If a binding site plan permit is processed concurrently, but not merged with another permit process, then the binding site plan application shall be processed as a Type II permit. 2. Review Authority: Pursuant to chapter 4-8 RMC, the Responsible Official for a binding site plan application shall be the Administrator, unless the applicant elects to have the binding site plan application merged with a Type III permit site plan application or a development agreement under chapter 36.70B RCW. If a binding site plan application is to be processed with a Type III site plan, then the responsible Reviewing Official shall be the Hearing Examiner. If a binding site plan application is to be processed with a development agreement, the responsible Reviewing Official shall be the City Council. The final decision on a development agreement with an application for a binding site plan shall be made by City Council. No administrative appeal of the City Council decision shall be available. If a binding site plan is merged with a planned urban development application, the review authority shall be determined pursuant to RMC 4-9-150. (Ord. 5153, 9-26-2005; Ord. 5519, 12-14-2009) I. MERGER WITH SITE PLAN: 1. Review Standards for a Previously Approved Site Plan: If a previously approved Site plan is submitted in conjunction with an application for binding site plan approval, the conditions and limitations imposed by the Administrator may, where appropriate, include any conditions and limitations contained in the previously approved site plan. Subsequent site development permits for the land will still be subject to compliance with the zoning, building, and other applicable land use codes and regulations existing at the time of development permit review, unless addressed as part of the binding site plan review and expressly depicted on the binding site plan. 2. Review Standards for Concurrent Site Plan Application: When a binding site plan is being considered concurrently with another land development application, the Administrator will incorporate all conditions and limitations imposed on the concurrent application into the binding site plan. Subsequent site development permits for the land will still be subject to compliance with the zoning, building, and other applicable land use codes and regulations existing at the time of development permit review, unless addressed as part of the binding site plan review and expressly depicted on the binding site plan. J. MERGER WITH DEVELOPMENT AGREEMENT: If a binding site plan is merged with a development agreement, in the event of a conflict between the terms of the development agreement and this Section, the terms of the development agreement shall control. Per RCW 36.706.170 through 36.70B.210, a development agreement shall not be more permissive than the applicable development standards. (Ord. 5153, 9-26-2005) K. REVIEW AUTHORITY DECISION: 1. Action: The responsible Reviewing Official shall review and act upon binding site plans based upon the general criteria in this Section and other criteria applicable to the site plan or development agreement with which the applicant elects to merge the binding site plan application. Every decision made under this Section shall include findings of fact and conclusions to support the decision. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0407/Renton040723 0.ht... 2/24/2011 Section 4-7-230 Page 5 of 7 2. Approval: If the Reviewing Official finds the proposed binding site plan is in conformance to the standards and requirements of this Section, then it shall be approved. 3. Approval with Modifications: If modification(s) are deemed necessary by the Reviewing Official, then they may be added to the binding site plan or a revised binding site plan may be required. The applicant shall be notified of any such modification action. 4. Referral to the Hearing Examiner: Except when a binding site plan is merged with a development agreement, if the Reviewing Official determines that there are sufficient concerns by residents in the area of the binding site plan, or by City staff, to warrant a public hearing, then he/she shall refer the binding site plan to the Hearing Examiner for public hearing and decision by the Hearing Examiner. Notice of the public hearing will be given as for a Type III permit hearing. Binding site plans merged with development agreements shall be approved by City Council pursuant to the requirements of RCW 36.70B.170 et seq. (Ord. 5519, 12-14-2009) 5. Denial: If the binding site plan is denied by the Reviewing Official, the applicant shall be notified in writing of the decision, stating the reasons therefor. 6. Reconsideration: Any party may request that an application, on which the Reviewing Official has made a decision, be reopened by the Reviewing Official if it is found that new information that was not previously available has come to light that might affect the action taken by the Reviewing Official. Requests for reconsideration must be filed within fourteen (14) days of the date of the decision. (Ord. 5153, 9-26- 2005) L. RIGHT-OF-WAY DEDICATION: Where dedication of right-of-way is required for the approved binding site plan or proposed by the applicant, the dedication shall require separate approval by City Council prior to recording of the binding site plan with record of survey. The dedication shall be effective upon recording of the binding site plan with record of survey. M. SURVEY AND RECORDING: Prior to recording, the approved binding site plan shall be surveyed and the final recording forms shall be prepared by a professional land surveyor, licensed in the State of Washington. In addition to the requirements of RMC 4-8-120C, surveys shall include those items prescribed by RCW 58.09.060, Records of survey, contents — Record of corner, information. 1. Administrator Approval: The binding site plan must be signed by the Administrator before it is filed. The final approved binding site plan shall remain with the City until such time as the applicant requests that the binding site plan be recorded. 2. Filing by City Clerk: The approved binding site plan will be sent to the City Clerk by the Department when the binding site plan is final and all prerequisites to filing have been completed. The binding site plan shall be filed by the City Clerk for record in the office of the King County Auditor and shall not be deemed approved until so filed. N. BINDING EFFECT: 1. Vesting: Upon filing of a complete application fora binding site plan, the application shall be considered under the binding site plan ordinance, the zoning, and other development regulations in effect on the date of application for the land uses and development identified in the binding site plan application or identified in a complete site plan review application filed in conjunction with or processed concurrently with a binding site plan application. 2. Legal Lots: Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. 3. Enforceable: Approved binding site plans shall be enforceable by the City. All provisions, conditions and requirements of the binding site plan shall be legally enforceable on the purchaser or on any person acquiring a lease or other ownership interest of any lot, tract, or parcel created pursuant to the binding site plan. The binding http://www.codepub li shing.com/wa/renton/hlinl/Renton04/Renton0407/Renton040723 0.ht... 2/24/2011 Section 4-7-230 Page 6 of 7 site plan shall include a provision requiring that any subsequent development of the site shall be in conformance with the approved binding site plan. A sale, transfer, or lease of any lot, tract, or parcel created pursuant to the binding site plan that does not conform to the requirements of the binding site plan approval, shall be considered a violation of this Section, shall be a nuisance and may be subject to an injunction action in Superior Court or such other remedies provided by City Code. (Ord. 5153, 9-26- 2005) O. EXPIRATION AND EXTENSION: 1. Expiration Period: For binding site plans not merged with a site plan or development agreement, the approval shall lapse unless submitted for recording within five (5) years of the binding site plan approval. 2. Expiration Period for Merged Approvals: For binding site plans approved as part of merged application with a site plan or development agreement, the binding site plan shall lapse when the site plan or development agreement expires unless submitted for recording prior to the date of expiration for the merged application. 3. Extension of Expiration Period: Additional time extensions beyond the five (5) year time period may be granted by the Administrator if the applicant can show need caused by unusual circumstances or situations which make it unduly burdensome to file the binding site plan within the five (5) year time period. The applicant must file a written request with the Administrator for this additional time extension; this request must be filed at least thirty (30) days prior to the expiration date. The request must include documentation as to the need for the additional time period. Additional time extensions may be granted in not greater than one year increments, up to a maximum of two (2) years. 4. Extension of Expiration Period for Phased Projects: In the case of a phased binding site plan, submittal for recording of any phase of the binding site plan will constitute an automatic one year extension II for the submittal Iittal of the next phase of the binding site plan. P. APPEALS: See RMC 4-8-110H. Q. ALTERATION OR VACATION: 1. Alteration: Alteration of an approved binding site plan, excluding standard easements for utilities and lot line adjustments, shall be accomplished following the same procedures required for a new binding site plan application as set forth in this Section; provided, that only owners of lots within the binding site plan that are directly affected by the proposed alteration shall be required to authorize application for the alteration. If a binding site plan application was approved as part of a development agreement approval process as provided in subsection H2 of this Section or if property subject to a binding site plan approval is the subject of a development agreement, the alteration of the approved binding site plan shall not require an amendment to the development agreement or approval by the City Council and, after approval and recording, shall automatically be incorporated within the development agreement unless otherwise provided in the development agreement. 2. Vacation: Vacation of a recorded binding site plan shall be accomplished by following the same procedures required for a new binding site plan application as set forth in this Section. If a portion of a binding site plan is vacated, the property subject to the vacation shall constitute one lot, and the balance of the approved binding site plan shall remain as approved. If a binding site plan application was approved as part of a development agreement approval process or if property subject to a binding site plan approval is the subject of a development agreement, the vacation of the approved binding site plan, whether total or partial, shall not require an amendment to the development agreement or approval by the City Council and, after approval and recording shall automatically be incorporated within the development agreement unless otherwise provided in the development agreement. (Ord. 4954, 2-11-2002) http://www.codepublishing.com/wa/renton/htuuURenton04/Renton0407/Renton040723 0.ht... 2/24/2011 Section 4-7-230 Page 7 of 7 This page of the Renton Municipal Code is current City Website: http://rentonwa.gov/ through Ordinance 5556, passed October 11, 2010. (http://rentonwa.gov/) Disclaimer: The City Clerk's Office has the official version of the City Telephone: (425) 430-6502 Renton Municipal Code. Users should contact the City Clerk's Code Publishing Company Office for ordinances passed subsequent to the ordinance cited (http://www.codepublishing.com/) above. http://www.codepublishing.com/wa/renton/htmllRenton04/Renton0407/Renton040723 0.ht... 2/24/2011 1 Section 4-9-190 Page 1 of 9 4-9-190 SHORELINE PERMITS: A. PURPOSE: (Reserved) B. APPLICABILITY: (Reserved) C. EXEMPTIONS FROM PERMIT SYSTEM: The following shall not be considered substantial developments for the purpose of this Master Program. 1. Any project with a certification from the Governor pursuant to chapter 80.50 RCW. 2. Any development of which the total cost or fair market value does not exceed two thousand five hundred dollars ($2,500.00), if such development does not materially interfere with the normal public use of the water or shorelines of the State. 3. Normal maintenance or repair of existing structures or developments, including damage by accident, fire or elements. a. "Normal maintenance" includes those usual acts to prevent a decline, lapse, or cessation from a lawfully established condition. b. "Normal repair" means to restore a development to a state comparable to its original condition, including but not limited to its size, shape, configuration, location and external appearance, within a reasonable period after decay or partial destruction, except where repair causes substantial adverse effects to the shoreline resource or environment. c. Replacement of a structure or development may be authorized as repair where such replacement is the common method of repair for the type of structure or development and the replacement structure or development is comparable to the original structure or development including, but not limited to, its size, shape, configuration, location and external appearance and the replacement does not cause substantial adverse effects to shoreline resources or environment. 4. Construction of the norml N a protective bulkhead common to single family ' residences. A "normal protective" bulkhead includes those structural and nonstructural developments installed at or near, and parallel to, the ordinary high water mark for the sole purpose of protecting an existing single family residence and appurtenant structures from loss or damage by erosion. A normal protective bulkhead is not exempt if it is constructed for the purpose of creating additional dry land. Additional construction requirements are found in WAC 173-27-040(2)(c). 5. Emergency construction necessary to protect property from damage by the elements. a. An "emergency" is an unanticipated and imminent threat to public health, safety, or the environment which requires immediate action within a time too short to allow for full compliance with this program. b. Emergency construction does not include development of new permanent protective structures where none previously existed. Where new protective structures are deemed to be the appropriate means to address the emergency situation, upon abatement of the emergency situation, the new structure shall be removed or any permit which would have been required, absent an emergency, pursuant to chapter 90.58 RCW, chapter 17-27 WAC or this Shoreline Program shall be obtained. c. All emergency construction shall be consistent with the policies of chapter 90.58 RCW and this Program. d. In general, flooding or other seasonal events that can be anticipated and may occur, but that are not imminent are not an emergency. 6. Construction and practices normal or necessary for farming, irrigation, and ranching activities, including agricultural service roads and utilities on shorelands, and the construction and maintenance of irrigation structures, including, but not limited http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409190.ht... 2/24/2011 Section 4-9-190 Page 2 of 9 to, head gates, pumping facilities, and irrigation channels. A feedlot of any size, all processing plants, other activities of a commercial nature, alteration of the contour of the shorelands by leveling or filling, other than that which results from normal cultivation, shall not be considered normal or necessary farming or ranching activities. A feedlot shall be an enclosure or facility used or capable of being used for feeding livestock hay, grain, silage, or other livestock feed, but shall not include land for growing crops or vegetation for livestock feeding and/or grazing, nor shall it include normal livestock wintering operations. 7. Construction on shorelands by an owner, lessee or contract purchaser of a single family residence for his own use or for the use of his family, which residence does not exceed a height of thirty five feet (35') 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 Section. a. "Single family" residence means a detached dwelling designed for and occupied by one family including those structures and developments within a contiguous ownership which are a normal appurtenance. An "appurtenance" is necessarily connected to the use and enjoyment of a single family residence and is located landward of the ordinary high water mark and the perimeter of a wetland. b. Construction authorized under this exemption shall be located landward of the ordinary high water mark. 8. Construction of a dock including a community dock designed for pleasure craft only, for the private noncommercial use of the owner, lessee, or contract purchaser of single and multi-family residences. a. This exception applies if either: i. In salt waters, the fair market value of the dock does not exceed two thousand five hundred dollars ($2,500.00). ii. In fresh waters, the fair market value of the dock does not exceed ten thousand dollars ($10,000.00); however, if subsequent construction having a fair market value exceeding two thousand five hundred dollars ($2,500.00) occurs within five (5) years of completion of the prior construction, the subsequent construction shall be considered a substantial development permit. b. A dock is a landing and moorage facility for watercraft and does not include recreational decks, storage facilities or other appurtenances. 9. Construction or modification, by or under the authority of the Coast Guard or a designated port management authority, of navigational aids such as channel markers and anchor buoys. 10. Operation, maintenance, or construction of canals, waterways, drains, reservoirs, or other facilities that now exist or are hereafter created or developed as part of an irrigation system for the primary purpose of making use of system waters, including return flow and artificially stored groundwater for the irrigation of lands. 11. The marking of property lines or corners on State-owned lands when such marking does not interfere with the normal public use of the surface of the water. 12. Operation and maintenance of any system of dikes, ditches, drains, or other facilities existing on September 8, 1975, which were created, developed, or utilized primarily as a part of an agricultural drainage or diking system. 13. Site exploration and investigation activities that are prerequisites to preparation of an application for development authorization under this program, if: a. The activity does not interfere with the normal public use of the surface waters. b. The activity will have no significant adverse impact on the environment including, but not limited to, fish, wildlife, fish or wildlife habitat, water quality, and aesthetic values. c. The activity does not involve the installation of a structure, and upon completion of the activity the vegetation and land configuration of the site are restored to conditions existing before the activity. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409190.ht... 2/24/2011 Section 4-9-190 Page 3 of 9 d. A private entity seeking development authorization under this program first posts a performance bond or provides other evidence of financial responsibility to the Development Services Division to ensure that the site is restored to pre-existing conditions. e. The activity is not subject to the permit requirements of RCW 90.58.550. 14. The process of removing or controlling an aquatic noxious weed, as defined in RCW 17.26.020, through the use of a herbicide or other treatment methods applicable to weed control that are recommended by a final environmental impact statement published by the Department of Agriculture or the Department of Ecology jointly with other State agencies under chapter 43.21 C RCW. 15. Watershed restoration projects as defined below: a. "Watershed restoration project" means a public or private project authorized by the sponsor of a watershed restoration plan that implements the plan or a part of the plan and consists of one or more of the following activities: i. A project that involves less than ten (10) miles of streamreach, in which less than twenty five (25) cubic yards of sand, gravel, or soil is removed, imported, disturbed or discharged, and in which no existing vegetation is removed except as minimally necessary to facilitate additional plantings. ii. A project for the restoration of an eroded or unstable stream bank that employs the principles of bioengineering, including limited use of rock as a stabilization only at the toe of the bank, and with primary emphasis on using native vegetation to control the erosive forces of flowing water. iii. A project primarily designed to improve fish and wildlife habitat, remove or reduce impediments to migration of fish, or enhance the fishery resource available for use by all of the citizens of the State, provided that any structure, other than a bridge or culvert or instream habitat enhancement structure associated with the project, is less than two hundred (200) square feet in floor area and is located above the ordinary high water mark of the stream. b. "Watershed restoration plan" means a plan, developed or sponsored by a State department, a federally recognized Indian Tribe, a city, a county or a conservation district, for which agency and public review has been conducted pursuant to chapter 43.21C RCW, the State Environmental Policy Act. The watershed restoration plan generally contains a general program and implementation measures or actions for the preservation, restoration, re-creation, or enhancement of the natural resources, character, and ecology of a stream, stream segment, drainage area, or watershed. 16. A public or private project, the primary purpose of which is to improve fish or wildlife habitat or fish passage, when all of the following apply: a. The project has been approved in writing by the Department of Fish and Wildlife as necessary for the improvement of the habitat or passage and appropriately designed and sited to accomplish the intended purpose. b. The project has received hydraulic project approval by the Department of Fish and Wildlife pursuant to chapter 75.20 RCW. c. The Development Services Division has determined that the project is consistent with this Master Program. 17. Hazardous substance remedial actions pursuant to WAC 173-27-040(3). D. EXEMPTION CERTIFICATE PROCEDURES: 1. Any person claiming exemption from the permit requirements of this Master Program as a result of the exemptions specified in this Section shall make application for a no-fee exemption certificate to the Development Services Division in the manner prescribed by that division. 2. Any development which occurs within the regulated shorelines of the State under Renton's jurisdiction, whether it requires a permit or not, must be consistent with the intent of the State law. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409190.ht... 2/24/2011 Section 4-9-190 Page 4 of 9 3. The City may attach conditions to the approval of exempted developments and/or uses as necessary to assure consistency of the project with the Shoreline Management Act and this Program. 4. If any part of a proposed development is not eligible for exemption, then a shoreline permit is required for the entire proposed development project. E. SHORELINE PERMIT APPLICATION PROCEDURES: 1. Information Prior to Submitting a Shoreline Substantial Development Permit Application: Prior to submitting an application for a shoreline permit or an exemption from a shoreline permit, the applicant should pp ou d informally a discuss proposed development with the Development Services Division. This will enable the applicant to become familiar with the requirements of this Master Program, Building and Zoning procedures, and enforcement procedures. 2. Shoreline Substantial Development Permit Required: No shoreline development shall be undertaken on shorelines of the City without first obtaining a "substantial development permit"from the Development Services Division. 3. Shoreline Substantial Development Permit Application Forms and Fees: Applications for such permits shall be made on forms and reviewed according to procedures prescribed by the Development Services Division. Application forms may be revised from time-to-time by the Development Services Division without prejudice to any existing applications. Such forms should be designed to provide 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 agencies, shall be accompanied by a receipt issued by the Finance Department showing payment of the applicable fees which are established by RMC 4-1-170, Land Use Review Fees. Three copies of a development nt application hall posted (3) ..r.�..�. notice of�Jer V,vl.Jl l lel n aN�licauvl l shall be prominently on the property concerned and in conspicuous public places within three hundred (300) feet thereof. The notice of development application shall also be mailed to property owners within three hundred (300) feet of the boundaries of the subject property. The required contents of the notice of development application are detailed in RMC 4-8-090B, Public Notice Requirements. Each such notice of development application shall include a statement that persons desiring to present their views to the Development Services Division with regard to said application may do so in writing to that Division and persons interested in the Development Services Division's action on an application for a permit may submit their views in writing or notify the Development Services Division in writing of their interest within thirty (30) days from the last date of publication of such notice. Notice of development application for a substantial development permit regarding a limited utility extension as defined in RCW 90.58.140 (11)(b) or for the construction of a bulkhead or other measures to protect a single family residence and its appurtenant structures from shoreline erosion shall include a twenty (20) day comment period. Such notification or submission of views to the Development Services Division shall entitle those persons to a copy of the action taken on the application. 4. 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 development is consistent with the provisions of this Master Program, the Shoreline Management Act of 1971, and the rules and regulations adopted by the Department of Ecology thereunder. 5. Conditional Approval: Should the Development Services Division Director or his/her designee find that any application does not substantially comply with criteria imposed by the Master Program and the Shoreline Management Act of 1971, he may deny such application or attach any terms or condition which he deems suitable and reasonable to effect the purpose and objective of this Master Program. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409190.ht... 2/24/2011 Section 4-9-190 Page 5 of 9 6. Notification of City Departments: It shall be the duty of the Development Services Division to timely furnish copies of all applications and actions taken by said division unto such other officials or departments whose jurisdiction may extend to all or any part of the proposed development. F. REVIEW CRITERIA: 1. General: The Development Services Division shall review an application for a permit based on the following: a. The application. b. The environmental impact statement, if one is required. c. Written comments from interested persons. d. Information and comments from other City departments affected. e. Independent study by the Development Services Division and the Policy Development Department. f. Evidence presented at a public hearing should the Development Services Division and the Policy Development Department decide that it would be in the public interest to hold a public hearing. The Development Services Division and the Policy Development Department shall have powers to prescribe rules and regulations for such hearings. 2. Additional Information: The Development Services Division may require an applicant to furnish information and data in addition to that contained or required in the application forms prescribed. Unless an adequate environmental statement has previously been prepared for the proposed development by another agency, the City's Environmental Review committee 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. 3. Procedural Amendments: In addition to the criteria hereinabove set forth in this Section, the Planning/Building/Public Works Department may from time-to-time promulgate additional procedures or criteria and such shall become effective, when reduced to writing, and filed with the City Clerk and as approved by the City Council and the Department of Ecology. 4. Burden of Proof on Applicant: The burden of proving that the proposed substantial development is consistent with the criteria which must be met before a permit is granted shall be on the applicant. G. BONDS: The Development Services Division 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 shoreline 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. H. ADMINISTRATIVE APPEALS: The Department of Community and Economic Development shall have the final authority to interpret the Master Program for the City of Renton. Where an application is denied or changed, per subsection E6 of this Section, an applicant may appeal the decision denying or changing a "substantial development permit" to the Shoreline Hearings Board for an open record appeal in accordance with RMC 4-8-110. See RMC 4-8-110H for appeal procedures to the Shoreline Hearings Board. (Ord. 5450, 3-2- 2009) I. VARIANCES AND CONDITIONAL USES: 1. Purpose: 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. 2. Authority: a. City Hearing Examiner: The Renton Land Use Hearing Examiner shall have authority to grant conditional use permits and variances in the administration of the Renton Master Program. http://www.c odepublishing.c om/wa/renton/htmURenton04/Renton0409/Renton0409190.ht... 2/24/2011 Section 4-9-190 Page 6 of 9 b. State Department of Ecology Decision: Both variances and conditional use permits are forwarded to the Department of Ecology and the Attorney General's office for approval or denial. c. Time Limit, Permit Validity, and Appeals: Conditional permits and variances shall be deemed to be approved within thirty (30) calendar days from the date of receipt by the Department of Ecology and the Attorney General's office unless written communication is received by the applicant and the City indicating otherwise. i. Conditional use permits and variances shall be filed with the State in accordance with RCW 90.58.140(6) and WAC 173-27-130. ii. Permit validity requirements of subsection J of this Section shall apply to conditional use and variance permits. iii. Appeals of conditional use or variance permits shall be made in accordance with RMC 4-8-110H. 3. Interpretation: 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. 4. Variances: a. Purpose: Upon proper application, a substantial development 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 unnecessary hardship or practical difficulties. b. Decision Criteria: 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 a variance. The Land Use Hearing Examiner must find each of the following: i. Exceptional or extraordinary circumstances or conditions applying to the subject property, or to the intended use thereof, that do not apply generally to other properties on shorelines in the same vicinity. ii. 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. iii. The variance permit will not be materially detrimental to the public welfare or injurious to property on the shorelines in the same vicinity. iv. The variance granted will be in harmony with the general purpose and intent of this Master Program. v. The public welfare and interest will be preserved; 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 of the Shoreline Management Act of 1971, and the provisions of this Master Program. vi. The proposal meets the variance criteria in WAC 173-27-170. 5. Conditional Use: a. Purpose: Upon proper application, a conditional use 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. b. Decision Criteria: Uses classified 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 following conditions: i. The use must be compatible with other permitted uses within that area. ii. The use will not interfere with the public use of public shorelines. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409190.ht... 2/24/2011 Section 4-9-190 Page 7 of 9 iii. Design of the site will be compatible with the surroundings and the City's Master Program. iv. The use shall be in harmony with the general purpose and intent of the City's Master Program. v. The use meets the conditional use criteria in WAC 173-27-160. J. TIME REQUIREMENTS FOR SHORELINE PERMITS: 1. Applicability and Modification at Time of Approval: a. The time requirements of this Section shall apply to all substantial development permits and to any development authorized pursuant to a variance or conditional use permit authorized under this Program. b. If it is determined that standard time requirements of subsections J2 and J3 of this Section should not be applied, the Development Services Division shall adopt appropriate time limits as a part of action on a substantial development permit upon a finding of good cause, based on the requirements and circumstances of the project proposed and consistent with the policy and provisions of this Master Program and RCW 90.58.143. If it is determined that standard time requirements of subsections J2 and J3 of this Section should not be applied, the Hearing Examiner, upon a finding of good cause and with the approval of the Department of Ecology, shall establish appropriate time limits as a part of action on a conditional use or variance permit. "Good cause" means that the time limits established are reasonably related to the time actually necessary to perform the development on the ground and complete the project that is being permitted. c. Where specific provisions are not included to establish time limits on a permit as part of action on a permit by the City or the Department of Ecology, the time limits in subsections J2 and J3 of this Section apply. d. Requests for permit extension shall be made in accordance with subsections J2 and J3 of this Section. 2. Construction Commencement: a. Unless a different time period is specified in the shoreline permit as ai authorized by RCW 9O.5R.143 and subsection J1 of this Section construction activities, or a use or activity, for which a permit has been granted pursuant to this Master Program must be commenced within two (2) years of the effective date of a shoreline permit, or the shoreline permit shall terminate, and a new permit shall be necessary. However, the Development Services Division may authorize a single extension for a period not to exceed one year based on reasonable factors, if a request for extension has been filed with the Division before the expiration date, and notice of the proposed extension is given to parties of record and the Department of Ecology. b. Construction activities or commencement of construction referenced in subsection J2a of this Section means that construction applications must be submitted, permits must be issued, and foundation inspections must be completed before the end of the two (2) year period. 3. Construction Completion: A permit authorizing construction shall extend for a term of no more than five (5) years after the effective date of a shoreline permit, unless a longer period has been specified pursuant to RCW 90.58.143 and subsection J1 of this Section. If an applicant files a request for an extension prior to expiration of the shoreline permit the Development Services Division shall review the permit and upon a showing of good cause may authorize a single extension of the shoreline permit for a period of up to one year. Otherwise said permit shall terminate. Notice of the proposed permit extension shall be given to parties of record and the Department of Ecology. To maintain the validity of a shoreline permit, it is the applicant's responsibility to maintain valid construction permits in accordance with adopted Building Codes. 4. Effective Date: a. For purposes of determining the life of a shoreline permit, the effective date of a substantial development permit, shoreline conditional use permit, or shoreline http://www.codepublishing.com/wa/renton/htinl/Renton04/Renton0409/Renton0409190.ht... 2/24/2011 Section 4-9-190 Page 8 of 9 variance permit shall be the date of filing as provided in RCW 90.58.140(6). The permit time periods in subsections J2 and J3 of this Section do not include the time during which a use or activity was not actually pursued due to the pendency of administrative appeals or legal actions, or due to the need to obtain any other government permits and approvals for the development that authorize the development to proceed, including all reasonably related administrative or legal actions on any such permits or approvals. b. It is the responsibility of the applicant to inform the Development Services Division of the pendency of other permit applications filed with agencies other than the City, and of any related administrative or legal actions on any permit or approval. if no notice of the pendency of other permits or approvals is given to the Division prior to the expiration date established by the shoreline permit or the provisions of this Section, the expiration of a permit shall be based on the effective date of the shoreline permit. c. The City shall issue permits within applicable time limits specified in the Type III and Type VI review processes in RMC 4-8-080H. Substantial development permits for a limited utility extension as defined in RCW 90.58.140(11)(b) or for the construction of a bulkhead or other measures to protect a single family residence and its appurtenant structures from shoreline erosion shall be issued within twenty one (21) days of the last day of the comment period specified in RMC 4-9-190E3. 5. Review Period —Construction Authorization: a. No construction pursuant to such permit shall begin or be authorized and no building, grading or other construction permits or use permits shall be issued by the City until twenty one (21) days from the date the permit was filed with the Department of Ecology and the Attorney General, or until all review proceedings are completed as were initiated within the twenty one (21) days of the date of filing. Filing shall occur in accordance with RCW 90.58.140(6) and WAC 1 7 3 2 7-1 30. b. If the granting of a shoreline permit by the City is appealed to the Shoreline Hearings Board, and the Shoreline Hearings Board has approved the granting of the permit, and an appeal for judicial review of the Shoreline Hearings Board decision is filed, construction authorization may occur subject to the conditions, time periods, and other provisions of RCW 90.58.140(5)(b). K. RULINGS TO STATE: Any ruling on an application for a substantial development permit under authority of this Master Program, whether it is an approval or denial, shall, with the transmittal of the ruling to the applicant, be filed concurrently with the Department of Ecology and the Attorney General by the Development Services Division. Filing shall occur in accordance with RCW 90.58.140(6) and WAC 173-27-130. L. TRANSFERABILITY OF PERMIT: If a parcel which has a valid shoreline permit is sold to another person or firm, such permit may be transferred to the new owner. M. ENFORCEMENT: All provisions of this Master Program shall be enforced by the Development Services Division. For such purposes, the Director or his duly authorized representative shall have the power of a police officer. N. RESCISSION OF PERMITS: 1. Noncompliance with Permit: Any shoreline permit issued under the terms of this Master Program may be rescinded or suspended by the Development Services Division of the City upon a finding that a permittee has not complied with conditions of the permit. 2. Notice of Noncompliance: Such rescission and/or modification of an issued permit shall be initiated by serving written notice of noncompliance 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 applicant or permittee may have advised the City; or such notice may be served on the applicant or hup://www.codepublishing.corn/wa/renton/html/Renton04/Renton0409/Renton0409190.ht... 2/24/2011 Section 4-9-190 Page 9 of 9 permittee in person or his agent in the same manner as service of summons as provided by law. 3. Posting: In addition to such notice, the Development Services Division shall cause to have notice posted in three (3) public places of which one posting shall be at or within the area described in the permit. 4. Public Hearing: Before any such permit can be rescinded, a public hearing shall be held by the Land Use Hearing Examiner. Notice of the public hearing shall be made in accordance with RMC 4-8-090D, Public Notice Requirements. 5. Final Decision or Recommendation: The decision of the Land Use Hearing Examiner shall be the final decision of the City on all rescinded applications. 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. For conditional uses or variances, the Department of Ecology has thirty (30) days to make a final decision followed by a twenty one (21) day appeal period. (Amd. Ord. 4999, 1-13-2003) O. APPEALS: See RMC 4-8-110H. P. VIOLATIONS OF THIS CHAPTER AND PENALTIES: 1. Violations of This Chapter and Penalties: Unless otherwise specified, violations of this Section are misdemeanors subject to RMC 1-3-1. (Ord. 5159, 10-17-2005) 2. 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 of the State the City's jurisdiction which are in conflict with the provisions and programs of this Master Program or the Shoreline Management Act of 1971, and to otherwise enforce provisions of this Section and the Shoreline Management Act of 1971. 3. Public and Private Redress: Any person subject to the 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 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 under this 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 all persons similarly situated. If liability has been established for the cost of restoring an area affected by violation, the Court shall make provision to assure that restoration will be accomplished within a reasonable 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. (Ord. 3758, 12-5- 1983, Rev. 7-22-1985 (Min.); 3-12-1990 (Res. 2787); 7-16-1990 (Res. 2805); Rev. 9- 12-1993 (Min.); Ord. 4716, 4-13-1998) This page of the Renton Municipal Code is current City Website: http://rentonwa.gov/ through Ordinance 5556, passed October 11, 2010. (http://rentonwa.gov/) Disclaimer: The City Clerk's Office has the official version of the City Telephone: (425) 430-6502 Renton Municipal Code. Users should contact the City Clerk's Code Publishing Company Office for ordinances passed subsequent to the ordinance cited (http://www.codepublishing.com/) above. http://www.codepublishing.com/walrenton/html/Renton04/Renton0409/Renton0409190.ht... 2/24/2011 U Section 4-9-200 Page 1 of 12 4-9-200 SITE DEVELOPMENT PLAN REVIEW: A. PURPOSE AND INTENT: The purpose of site development plan review shall be to assure that proposed development is compatible with the plans, policies and regulations of the City of Renton as outlined in the City's Comprehensive Plan and the City's Business Plan Goals. Site development plan review may be used to analyze plans at varying levels of detail to ensure continuity of project concept and consistent implementation. Elements subject to this Section include, but are not limited to, site layout, building orientation and design, pedestrian and vehicular environment, signage, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination. Site development plan review is divided into two types: Master Plan and Site Plan. 1. Master Plan: The purpose of the Master Plan process is to guide phased planning of development projects with multiple buildings on a single large site. The Master Plan is required to demonstrate how the major elements of a development are proposed on the site at sufficient detail to demonstrate the overall project concept. In addition, the Master Plan must illustrate how the major project elements, combined, create an urban environment that implements City goals. An additional purpose is to allow consideration and mitigation of potential impacts that could result from large- scale site and facility development, and to allow coordination with City capital improvement planning. Master Plan review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. 2. Site Plan Review: The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies. For those developments that do not require Master Plan first, Site Plan Review should occur at an early stage in the development of a project, when the scale, intensity and layout of a project are known. The intent of the tiered site development plan review process is to provide an opportunity to review projects at broad levels for the Master Plan and with increased specificity as development plans becomes refined to the level of Site Plan. Intent statements below shall guide review of the plans at a specificity appropriate to the level of review. 1. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable impacts of development both on- and off-site; 2. To promote high quality design meeting criteria set forth in the City's Urban Center Design Overlay, where applicable; 3. To protect and enhance the desirable aspects of the natural landscape and environmental features of the City; 4. To ensure convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent areas, and ensure that road and pedestrian circulation systems implement land use objectives for the zone in which the project occurs; 5. To promote coordination of public or quasi-public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and between individual developments; 6. To protect neighboring owners and uses by assuring that reasonable provisions have been made for such matters as sound and sight buffers, light and air, and those other aspects of site plans which may have substantial effects on neighboring land uses; http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 2 of 12 7. To minimize conflicts that might otherwise be created by a mix of uses within allowed zones; 8. To provide for quality, multiple family or clustered housing while minimizing the impacts of high density, heavy traffic generation, and intense demands on City utilities and recreational facilities; 9. To provide a mechanism to more effectively meet the purposes and intent of the State Environmental Policy Act; 10. To supplement other land use regulations by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. (Ord. 3981, 4-7-1986; Amd. Ord. 4802, 10-25-1999; Ord. 5028, 11-24-2003) B. APPLICABILITY: 1. Master Plan Review—Applicability: a. UC-N1 and UC-N2 Zones: Master Plan review is required for all development within the UC-N1 and UC-N2 Zones that is not specifically exempted in subsections C1 a and b of this Section. All Master Plans within these zones must be consistent with the conceptual plan required by development agreement(s) applicable to the UC-N1 and UC-N2 Zones for the specific district(s)where they are located. When existing parcels are twenty five (25) acres or smaller, a master plan incorporating all abutting lots in common ownership as of December 1, 2003, is required. No Site Plan Review within an area shall be approved until such a time as a Master Plan is approved for the same area. Master Plan and Site Plan Review for the same area may occur concurrently. +.COR Zone: Master Plan review is required for all development within.the.. COR Zone that is not specifically exempted by subsection C of this Section. (Ord. 5369,4-14-2008) c. All Other Zones: Master Plans are optional. 2. Site Plan Review: Pursuant to this section, no building permit shall be issued for any use until the Reviewing Official has approved, or approved with conditions, the Site Plan Review application. All building permits issued shall be in compliance with the approved Site Plan. a. Site Plan Review is required for: i. All development in the IL, CO, CN, CD, CA, CV, COR, UC-N1, UC-N2, R -10, RMH, RM, and R-14 Zones. ii. K-12 educational institutions. iii. Parks. iv. Outdoor recreation facilities. v. Rental services with outdoor storage. vi. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. vii. Development within the Employment Area Valley: All development within the Employment Area Valley (EAV) land use designation. See EAV Map in RMC 4-2-080B. b. Site Plan Review may also be used, as required by the Planning Division or requested by the applicant, for those developments that are exempt from Site Plan Review in order to propose modifications to development standards allowed in RMC Title 4, Chapter 2, Zoning Districts— Uses and Standards, using the Site Plan Review process. (Ord. 4404, 6-7-1993; Ord. 4636, 9-23-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10- 25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003; Ord. 5467, 7-13-2009) C. EXEMPTIONS: 1. Development Exempt from Master Plan Review: a. UC-N1 and UC-N2 Zones Only: i. Airplane Manufacturing and Airplane Manufacturing Accessory Functions: New structures, rehabilitation of existing structures, or lot line adjustments http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 3 of 12 for airplane manufacturing and airplane manufacturing accessory functions within the UC-N1 and UC-N2 Zones. ii. Other Uses: Subdivision, lot line adjustment or other method of adjusting lot configurations that result in lots larger than twenty five (25) acres in size. iii. Other Exemptions in the UC-N1 and UC-N2 Zones: Other exemptions are listed in subsection C1 b of this Section. b. COR, UC-N1, and UC-N2 Zones: i. Interior remodels. ii. Facade Modifications: Facade modifications such as the location of entrances/exits, the location of windows, changes in signage, or aesthetic alterations. iii. Exterior remodeling or expansion of an existing detached home and/or primary residence, excluding the addition of a new dwelling unit(s). iv. All development categorically exempt from the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. v. Utilities: Underground utility projects. vi. Additional exemptions for the R-10 Zone are listed in subsections C2c and C2d of this Section. vii. Additional exemptions for the R-14 Zone are listed in subsections C2c and C2d of this Section. 2. Development Exempt from Site Plan Review: a. In the RC, R-1, R-4, R-8, RMH, RM, CO, CA, CN, CV, CD, IL, IM, and IH Zones, the following types of development shall be exempt from the requirements of site plan review: i. Interior remodel of existing buildings or structures. ii. Facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations. iii. Planned unit developments. iv. All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. v. Underground utility projects. b. In the R-10, R-14, COR, and UC-N1 and UC-N2 Zones, the following types of development shall be exempt from the requirements of site plan review: i. Interior remodel of existing buildings or structures. ii. Facade modifications such as the location of entrances/exits, the location of windows, changes in signage, or aesthetic alterations. iii. Exterior remodeling or expansion of an existing detached or semi- attached home and/or primary residence, excluding the addition of a new dwelling unit (s). iv. All development categorically exempt from the State Environmental Policy Act (chapter 43.21C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures. v. Underground utility projects. c. In the R-10 and R-14 Zones, the following types of development shall be exempt from the requirements of Site Plan Review: i. New or replacement detached homes on a single previously platted lot. ii. Planned unit developments. iii. Development of detached dwelling units on legal lots where part of a subdivision application. d. In the R-10 Zone, the following types of development shall be exempt from the requirements of site plan review: all development categorically exempt from the State Environmental Policy Act (chapter 43.21 C RCW and chapter 197-11 WAC) and under RMC 4-9-070, Environmental Review Procedures, excluding shadow platting of two (2) or more units per RMC 4-2-110F. http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 4 of 12 (Ord. 3981, 4-7-1986; Ord. 4008, 7-14-1986; Ord. 4614, 6-17-1996; Ord. 4773, 3-22 -1999; Ord. 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003; Ord. 5520, 12-14-2009) D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for Master Plan or Site Plan Review should be conducted concurrently with any other required hearing, such as rezone or subdivision, if the details of the development are sufficiently defined to permit adequate review. A public hearing before the Hearing Examiner shall be required in the following cases: 1. Master Plans: a. All Master Plans proposed or required per subsection B of this Section, Master Plan Review, Applicability. Where a Master Plan is approved, subsequent Site Plans submitted for future phases may be submitted and approved administratively without a public hearing. b. Exception for Planned Actions:A hearing before the Hearing Examiner is not required if both of the following criteria are met: i. One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and ii. The environmental impact statement for the planned action reviewed preliminary conceptual plans for the site which provided the public and decision- makers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structure will be put, and the bulk and general form of the improvements. 2. Site Plan Review: a. Significant Environmental Concerns Remain: The Environmental Review Committee determines that based on departmental comments or public input there are significant unresolved concerns that are raised by the proposal; or b. Large Project Scale: The proposed project is more than: i. One hundred (100) attached residential units; or (Ord. 5520, 12-14- 2009) ii. One hundred thousand (100,000) square feet of gross floor area (nonresidential) in the IL or CO Zones or other zones in the Employment Area Valley (EAV) land use designation (see EAV Map in RMC 4-2-080B); or iii. Twenty five thousand (25,000) square feet of gross floor area (nonresidential) in the CN, CD, CA, CV, or CO Zones outside the Employment Area Valley (EAV) land use designation (see EAV Map in RMC 4-2-080B); or iv. Four(4) stories or sixty feet (60') in height; or v. Three hundred (300) parking stalls; or vi. Ten (10) acres in size of project area. c. Commercial or industrial property lies adjacent to or abutting the RC, R-1, R- 4, R-8 and R-10 Zones. (Ord. 4551, 9-18-1995; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003) isrBECISIOlteRITERIA FOR SITE PLAN AND4littegefilePINIINGI The Reviewing Official shall review and act upon plans based upon a finding that the proposal meets Comprehensive Plan objectives and policies and the criteria in this subsection and in subsection F of this Section, as applicable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to discourage creativity and innovation. Review criteria include the following: 1. General Review Criteria for Both Master Plans and Site Plan Review: a. Conformance with the Comprehensive Plan, its elements, goals, objectives, and policies. In determining compliance with the Comprehensive Plan, conformance to the objectives and policies of the specific land use designation shall be given consideration over city-wide objectives and policies; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; http://www.codepublishing.com/wa/renton/htmURenton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 5 of 12 d. Mitigation of impacts of the proposed site plan to the site; e. Conservation of areawide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and facilities to accommodate the proposed use; and j. Prevention of neighborhood deterioration and blight. 2. Additional Special Review Criteria for COR, UC-N1, and UC-N2 Zones Only: a. The plan is consistent with a Planned Action Ordinance, if applicable; b. The plan creates a compact, urban development that includes a compatible mix of uses that meets the Comprehensive Plan vision and policy statements for the Commercial/Office/Residential or Urban Center North Comprehensive Plan designations; c. The plan provides an overall urban design concept that is internally consistent, and provides quality development; d. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupants/users of the site, and/or to protect existing natural systems; e. The plan provides view corridors to the shoreline area and Mt. Rainier where applicable; f. Public access is provided to water and/or shoreline areas; g. The plan provides distinctive focal points such as public area plazas, prominent architectural features, or other items; h. Public and/or private streets are arranged in a layout that provides reasonable access to property and supports the land use envisioned; and i. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. 3. Additional Criteria for the UC-N1 and UC-N2 Zones Only: a. The plan conforms to the approved conceptual plan required by development agreement for the subarea in question, if applicable. b. The plan conforms with the intent and the mandatory elements of the design guidelines located in RMC 4-3-100. The Master Plan clearly identifies the urban design concept for each district enunciated in the Urban Center North Comprehensive Plan policies. c. The proposed interconnected circulation network must demonstrate the function and location of required circulation elements required in RMC 4-3-100. Internal or local roads shall provide adequate edges and buffers to parking lots. A sufficient number of pedestrian-oriented streets are designated to implement the vision for each district in the Urban Center North Comprehensive Plan designation. d. Gateways are designated consistent with the Comprehensive Plan and conceptual plans for the gateway demonstrate the design concept for gateway treatment and identify significant gateway features to be provided. e. The Master Plan includes a sequencing element that explains what phases of the Master Plan will be built-out first, and in what order the phases will be built, and an estimated time frame. 4. Additional Criteria for the Airport Influence Area: The plan conforms to RMC 4 -3-020: Airport Compatible Land Use Restrictions. 5. Waiver of Further Consideration of Site Plan Criteria: Approval of a Master Plan that was not combined with a Site Plan application may have satisfied portions of subsection F of this Section. The Reviewing Official or his or her designee has discretion to waive those portions of the requirements that have been satisfied by the Master Plan approval. Whenever the Zoning Administrator or his or her designee has discretion to note those http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 6 of 12 portions of the requirements as having been satisfied by the Master Plan approval, such sections of the Code shall be detailed and that portion of the approved Master Plan wherein the requirements were satisfied shall be cited by the Reviewing Official or his or her designee in the approval of subsequent phases and further consideration of them waived. (Ord. 4802, 10-25-1999; Amd. Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004) F. ADDITIONAL REVIEW CRITERIA FOR SITE PLAN REVIEW: The interpretation of the following criteria, particularly references to the "intent of the zoning code," shall consider the purpose and intent of the applicable land use designation of the Land Use Element and the Objectives and Policies of the Community Design Element of the Comprehensive Plan. The Community Design Element is specifically intended to guide the interpretation of issues concerning the site planning, architectural fit, landscaping, and the context of the project relative to the existing neighborhood. Approval of plans subject to these criteria requires the additional finding that the project complies with the intent and policies of the Land Use and Community Design Element of the Comprehensive Plan. 1. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates Zoning Code standards and the policy direction adopted in the Comprehensive Plan and impairs the use, enjoyment or potential use of surrounding properties; c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid overconcentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the Zoning Code; e. Promotion of the efficient function of parking and service areas by effective location, design and screening, to provide integrated facilities between uses when beneficial, to promote urban layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting urban settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface-mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote an urban setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning Code; and h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 2. Review of Impacts of a Proposed Site Plan to the Site: a. Provision for privacy and noise reduction by building placement and spacing; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures; http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 7 of 12 c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; d. Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year-round conditions of sun and shade both on-site and on adjacent properties and to promote energy conservation. 3. Review of Circulation and Access: a. Provision of adequate and safe vehicular access to and from all properties; b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; c. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; g. Separation of loading and delivery areas from parking and pedestrian areas; h. Provisions for transit and carpool facilities and access where appropriate; and i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 4. Review of Signage: a. Employment of signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightness or lighting intensity except for that necessary for sign visibility; and e. Provision of an identification system to allow for quick location of buildings and addresses. 5. Special Review Criteria for Hazardous Waste Treatment and Storage Facilities: a. Above-ground hazardous waste treatment and storage facilities shall be constructed with containment controls which will prevent the escape of hazardous wastes in the event of an accidental release from the facility. Such controls shall conform with all adopted Federal, State and local design and construction standards; b. Underground hazardous waste treatment and storage facilities shall comply with RMC 4-5-120, Underground Storage Tank Secondary Containment Regulations; c. Hazardous waste treatment and storage facilities shall comply with article 80 of the Uniform Fire Code as adopted by ordinance by the City of Renton; d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and approved by the Renton Fire Department prior to issuance of any permits; and http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 8 of 12 e. The location of all on-site and off-site facilities must comply with the State siting criteria as adopted in accordance with RCW 70.105.210. 6. Review of Street Frontage Landscape: A mix of hard surfaces, structured planters, and terraces may be incorporated into street frontage landscape buffers where such features would enhance the desired streetscape character for that particular neighborhood. 7. Review of Compliance to Design Guidelines for Development in CD, RM-U, RM-T, UC-N1, and UC-N2 Zones: Development proposed in the zones where design guidelines are in effect must show how they comply with the intent and the mandatory elements of the design guidelines located in RMC 4-3-100. (Ord. 3981, 4-7-1986; Ord. 4186, 11-14-1988; Amd. Ord. 4802, 10-25-1999; Ord. 4851, 8-7-2000; Ord. 4854, 8-14-2000; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004) G. SITE DEVELOPMENT PLAN REVIEW PROCEDURES: 1. General: All site development plan applications shall be reviewed in the manner described below and in accordance with the purposes and criteria of this Section. The Development Services Division may develop additional review procedures to supplement those required in this subsection. 2. Preapplication Conference: Applicants are encouraged to consult early and informally with representatives of the Development Services Division and other affected departments. This consultation should include a general explanation of the requirements and criteria of site development review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. 3. Submittal Requirements and Application Fees: Submittal requirements and application fees shall be as listed in RMC 4-8-120C, Land Use Applications, and 4-1- 170, Land Use Review Fees. Consistent with subsection B of this Section, an applicant may submit: a. A Master Plan; or b. A Site Plan; or c. A combined Master Plan and Site Plan for the entire site; or d. A Master Plan addressing the entire site, and a Site Plan(s) for one or more phases of the site that address(es) less than the entire site. 4. Public Notice and Comment Period Required: Whenever a completed site development plan review application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to RMC 4-8-090, Public Notice Requirements. 5. Circulation and Review of Application: Upon receipt of a completed application, the Development Services Division shall route the application for review and comment to various City departments and other jurisdictions or agencies with an interest in the application. This routing should be combined with circulation of environmental information under RMC 4-9-070, Environmental Review Procedures. Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed master plan or site plan is subsequently modified, the recommendations of the reviewing departments shall constitute the final comments of the respective departments with regard to the proposed master plan or site plan. Lack of comment from a department shall be considered a recommendation for approval of the proposed plan. However, all departments reserve the right to make later comments of a code compliance nature during building permit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. 6. City Notification of Applicant: After the departmental comment period, the Development Services Division shall notify the applicant of any negative comments or conditions recommended by the departments. When significant issues are raised, this notification should also normally involve a meeting between the applicant and appropriate City representatives. The applicant shall have the opportunity to respond to the notification either by submitting a revised site plan application, by submitting http://www.codepublishing.com/wa/renton/html/Renton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 9 of 12 additional information, or by stating in writing why the recommendations are considered unreasonable or not acceptable. 7. Revisions or Modifications to Site Development Review Application: Whenever a revised site development plan or new information is received from an applicant, the Development Services Division may recirculate the application to concerned departments. Consulted departments shall respond in writing within ten (10) days with any additional comments. In general, the City's environmental determination of significance or nonsignificance pursuant to RMC 4-9-070, Environmental Review Procedures, will not be issued until after final departmental comments on the site development plan or revised site development plan are received. 8. Special Review for Planned Actions: A consistency review shall be conducted by the Zoning Administrator for proposals submitted under the authority of an adopted Planned Action Ordinance. If found consistent with the Planned Action Ordinance, including required conditions and mitigation measures, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with subsection G6 of this Section. Revisions or modifications may be made in accordance with subsection G7 of this Section. If found inconsistent with the Planned Action Ordinance, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with subsection G6 of this Section. Revisions or modifications may be made in accordance with subsection G7 of this Section. If the application is still found to be inconsistent once these steps have been completed, the Zoning Administrator shall forward the findings to the Environmental Review Committee to determine if additional environmental review is required. The application shall then follow the process, in subsection D of this Section, to determine if a public hearing is necessary. 9. Environmental Review Committee to Determine Necessity for Public Hearing: Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing pursuant to subsection D2a of this Section. 10. Environmental Review Committee Decision Appealable to Hearing Examiner: The final decision by the Environmental Review Committee on whether a site development review application requires a public hearing may be appealed within fourteen (14) days to the Hearing Examiner pursuant to RMC 4-8-110E, Appeals. 11. Administrative Approval of Site Development Plan: For projects not requiring a public hearing, the Reviewing Official shall take action on the proposed site development plan. Approval of a site development plan shall be subject to any environmental mitigating measures that may be a part of the City's declaration of significance or nonsignificance. 12. Hearing Examiner Approval of Site Development Plan: For projects requiring a public hearing pursuant to subsection D of this Section, the Hearing Examiner shall take action on the proposed site development plan following the hearing process in subsection G13 of this Section. 13. Hearing Process and Examiner Authority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site development review application. b. Examiner's Decision: After conducting at least one public hearing on the site development plan application, the Hearing Examiner shall render a written decision. The time limits for a Type VI review process in RMC 4-8-080H shall apply. The Hearing Examiner shall approve a site development plan if the applicant demonstrates that the proposed site development plan is consistent with the general purposes of this Section and with the review criteria. c. Authority for Conditions and Plan Modifications: The Hearing Examiner shall have the power to place reasonable conditions on or modify a site development http://www.codepublishing.com/wa/renton/htmURenton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 10 of 12 plan in order to satisfy the general purposes of this Section and to achieve consistency with the review criteria. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. Such conditions or modifications may include, but are not limited to, screening, buffering, building location and orientation, paving, landscaping, vegetation removal, grading and contouring. The Hearing Examiner shall also have the power to fix the location and configuration of driveways, walkways, parking and loading areas, emergency access, curbs, planting areas, and signs. When only a portion of a site is proposed for development, such power to condition, modify or fix shall be exercised onlyfor th at at area which is directlyrelated to or may be impacted by the actual proposed development. To the extent necessary to meet the site review criteria and to the extent necessary to compensate for the impacts attributable to the proposed development, the Hearing Examiner may impose additional requirements, including: i. Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drainage and erosion control plan; iii. Preparation of a vegetation preservation plan; iv. Improvements to identified or planned public rights-of-way, including paving, curbs, gutters, sidewalks, lighting, turn lanes, signalization, bikeways or pedestrian paths; and v. Provision of or improvements to public facilities and utilities. d. Modification of Site Development Plan Subsequent to Public Hearing and Prior to Decision: In all cases, if an applicant can demonstrate that a site development plan can be made consistent with the review criteria and general purposes by alternative modifications to the site development plan, the Hearing Examiner shall accept the alternative modifications as conditions of approval and approve the site development plan. If a public hearing on the site development plan application has already been closed, the modifications proposed by the applicant shall be administered according to subsection J of this Section. e. Denial of Site Development Plan: If the Hearing Examiner finds that the site development plan application cannot be made consistent with the general purposes and review criteria of this Section by requiring reasonable conditions, then the site development plan shall be denied. (Ord. 3981, 4-7-1986; Ord. 4008, 7-14-1986; Ord. 4551, 9-18-1995; Amd. Ord. 4802, 10-25-1999; Ord. 5028, 11-24-2003) H. MERGER WITH BINDING SITE PLAN: 1. The applicant may request that the site development plan submitted for site plan review under this Chapter constitute a binding site plan pursuant to chapter 58.17 RCW, subject to the requirements of this subsection. 2. In order to constitute a binding site plan, a site development plan submitted for site development plan review shall comply with all applicable requirements and standards set forth in RMC 4-7-230. 3. All approved site development plans, including those constituting a binding site plan, shall comply with the applicable requirements, procedures, and review criteria for site development plan review set forth in this Section. 4. An approved site development plan that constitutes a binding site plan shall be recorded with the King County Department of Records and Elections and shall be subject to all other approval conditions included in RMC 4-7-230. 5. Upon the approval and recording of an approved site development plan that constitutes a binding site plan, the applicant may develop the property in conformance with that binding site plan and may sell or lease parcels subject to that binding site plan. (Ord. 4954, 2-11-2002; Amd. Ord. 5028, 11-24-2003) I. MINOR ADJUSTMENTS TO AN APPROVED SITE DEVELOPMENT PLAN: Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not: http://www.codepublishing.corn/wa/renton/html/Renton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 11 of 12 1. Involve more than a ten percent (10%) increase in area or scale of the development in the approved site development plan; or 2. Have a significantly greater impact on the environment and facilities than the approved plan; or 3. Change the boundaries of the originally approved plan. (Ord. 4802, 10-25-1999; Amd. Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) J. MAJOR ADJUSTMENTS TO AN APPROVED SITE DEVELOPMENT PLAN: Major adjustments to an approved site development plan require a new application pursuant to subsection G of this Section. The review and approval shall rest with the approval body which approved the original site development plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale. (Ord. 4008, 7-4-1986; Amd. Ord. 4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) K. TIMING OF BUILDING PERMITS: Building permits shall not be issued until the appeal period for an approved site development plan has expired. (Ord. 4802, 10-25-1999; Amd. Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) L. EXPIRATION AND EXTENSION OF SITE PLAN APPROVAL: 1. Master Plan: For a nonphased Master Plan or a nonphased Master/Site Plan combined approval the Hearing Examiner shall determine an appropriate expiration date for the Master Plan which may exceed two (2) years, but shall not exceed five (5) years, and shall document in writing. An applicant shall submit a complete Site Plan application for the development within the specified time frame if a Site Plan was not combined with the Master Plan application. The Zoning Administrator may grant a one- year extension for good cause; provided, the applicant submits a request forty five (45) days in advance of the original expiration date. 2. Site Plan: The final approval of a Site Plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the approval body that approved the original Site Plan. The approval body may, however, determine at its discretion that a public hearing may be required for such extension. (Ord. 4008, 7-14-1986; Amd. Ord. 4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) M. EXCEPTION TO TIME LIMIT FOR SITE DEVELOPMENT PLAN PROJECTS THAT ARE PHASED: 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site development plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site development plan approval is being requested. In every case, the site development plan application and review shall cover at least that portion of the site which is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. 2. Authority for Extension of Time: The Reviewing Official may grant site development plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection L of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. 3. Expiration of Phase(s): If the time limits of a particular phase are not satisfied, then site development plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. 4. Vested for the Purposes of Zoning: As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall http://www.codepublishing.com/wa/renton/hlanl/Renton04/Renton0409/Renton0409200.ht... 2/24/2011 Section 4-9-200 Page 12 of 12 conform to the International Building Code and Uniform Fire Code regulations in force at the time of building permit application. (Ord. 3981, 4-7-1986; Amd. Ord. 4802, 10-25 -1999; Ord. 4954, 2-11-2002; Ord 5028, 11-24-2003; Ord. 5/150, 3-2 2009) N. APPEALS: Any decision on an administrative site development plan approval shall be appealed as an administrative decision pursuant to RMC 4-8-110, Appeals. Any appellant must be seeking to protect an interest that is arguably within the zone of interest to be protected or regulated by this Section, must allege an injury in fact, and that injury must be real and present rather than speculative. (Ord. 4551, 9-18-1995; Amd. Ord. 4802, 10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003) This page of the Renton Municipal Code is current City Website: http://rentonwa.gov/ through Ordinance 5556, passed October 11, 2010. (http://rentonwa.gov/) Disclaimer: The City Clerk's Office has the official version of the City Telephone: (425) 430-6502 Renton Municipal Code. Users should contact the City Clerk's Code Publishing Company Office for ordinances passed subsequent to the ordinance cited (http://www.codepublishing.com/) above. http://www.codepubhshmg.com/wa/renton/html/Renton04/Renton0409/Renton0409200.ht... 2/24/2011