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6068CITYOFRENTON,WASHINGTONORDINANCENO.6068ANORDINANCEOFTHECITYOFRENTON,WASHINGTON;AMENDINGCHAPTER4-1OFTHERENTONMUNICIPALCODE;SUBSECTIONS4-2-115.F.2,4-4-055.A,4-6-060.J.1,AND4-7-060.BOFTHERENTONMUNICIPALCODE;DEFINITIONSINSECTIONS4-11-010,4-11-040,AND4-11-140OFTHERENTONMUNICIPALCODE;ANDSECTION9-2-4OFTHERENTONMUNICIPALCODE,CODIFYINGADMINISTRATIVECODEINTERPRETATIONSFROM2019To2022;AUTHORIZINGCORRECTIONS;PROVIDINGFORSEVERABILITY;ANDESTABLISHINGANEFFECTIVEDATE.WHEREAS,pursuanttoRentonMunicipalCodeSection4-1-080,Interpretation,theCommunityandEconomicDevelopmentAdministrator(“Administrator’)isauthorizedtomakeinterpretationsregardingtheimplementationofunclearorcontradictoryregulations;andWHEREAS,theAdministratorrecognizedthatthecertainRentonMunicipalCoderegulationsaddressedinthisordinancecontainedunclearorcontradictorylanguage;andWHEREAS,thismatterwasdulyreferredtothePlanningCommissionforinvestigationandstudy,andthematterwasconsideredbythePlanningCommission;andWHEREAS,pursuanttoRCW36.70A.106,onJanuary7,2022,theCitynotifiedtheStateofWashingtonofitsintenttoadoptamendmentstoitsdevelopmentregulations;andWHEREAS,thePlanningCommissionheldapublichearingonFebruary14,2022consideredallrelevantmatters,andheardallpartiesinsupportoropposition,andsubsequentlyforwardedarecommendationtotheCityCouncil;NOW,THEREFORE,THECITYCOUNCILOFTHECITYOFRENTON,WASHINGTON,DOORDAINASFOLLOWS:SECTIONI.AllportionsoftheRentonMunicipalCodeinthisordinancenotshowninstrikethroughandunderlineeditsremainineffectandunchanged.1 ORDINANCENO.606$SECTIONII.Chapter4-1oftheRentonMunicipalCodeisamendedtoaaddanewsection4-1-270,toreadasfollows:4-1-270REASONABLEACCOMMODATIONSANDMODIFICATIONSINRESIDENTIALHOUSING:A.PURPOSEANDAPPLICABILITY:1.ThisSectionisenactedtoauthorizetheAdministratortoalterorwaiveprovisionsofthisTitlewhennecessarytoreasonablyaccommodatetherightsofthedisabledandhandicappedundertheAmericanswithDisabilitiesAct,42U.S.C.§12101,etseq.(Or,ADA);theFairHousingAct,42U.S.C.§3601-19(or,FHA);ortheWashingtonLawAgainstDiscrimination,chapter49.60RCW(or,WLAD),orwhennecessarytograntreasonablemodificationinaccordancewithsuchrights.2.ThisSectionshallapplyinresidentialhousingcontexts.ThisSectionshallnotapplytoactivitiesthataresolelycommercialinnature.B.PROCESSFORREASONABLEACCOMMODATIONSANDMODIFICATIONS:1.AnypersonwhoclaimstohaveadisabilityorhandicapwithinthemeaningoftheADA,FHA,orWLAD,orsomeoneactingonsuchperson’sbehalf,whowishestobeexcusedfromanotherwiseapplicablerequirementofthisTitleonthebasisofsuchdisabilityorhandicapmaymakearequestforreasonableaccommodationormodificationtotheAdministrator.Therequestmaybesubmittedinaformoftherequestor’schoosing,includingbyfillingoutaformmadeavailablebytheDepartment.2 ORDINANCENO.60682.Uponreceiptofarequestforreasonableaccommodationormodification,theAdministratorisauthorizedtotakeresponsivesteps,includingobtainingadditionalinformationfromtherequestor.3.TheAdministratorshallmakeawrittendecisioninresponsetoarequestforreasonableaccommodationormodification.Inmakingsuchdecision,theAdministratorisauthorizedtoalterorwaivetheprovisionsofthisTitleinordertoprovideareasonableaccommodationormodificationasnecessarytoprovideequalopportunitytouseandenjoyaresidentialdwellingofchoice.C.LIMITEDAPPLICABILITYTOBUILDINGANDFIREPREVENTIONCODES:NorequestforreasonableaccommodationormodificationthatseekstoalterorwaivetheCity’sbuildingandfirepreventionstandardssetforthinchapter4-5RMCshallbegrantedunlessthealterationorwaiverwouldsubstantiallyaccomplishthepurposesofthoseprovisionswithoutreductionofsafety.Therequestorshallhavetheburdenofproof.D.REASONABLEACCOMMODATIONSANDMODIFICATIONSPERSONALTOTHEREQUESTOR:Anyreasonableaccommodationormodificationgrantedshallbepersonaltotherequestorandshallnotrunwiththeland.Anypermitgrantingareasonableaccommodationormodificationmayrequirediscontinuationoftheaccommodationormodificationandrestorationoftheimpactedpropertyorstructureupontheaccommodationormodificationbeingnolongernecessarytoaccommodatetherightsoftherequestor.Successorsininterestwhoalsorequite3 ORDINANCENO.6068accommodationsormodificationsmayseparatelymakearequesttoretainanyimprovementspreviouslypermittedpursuanttothisSection.E.APPEAL:TheAdministrator’sdecisiononarequestforreasonableaccommodationormodificationmaybeappealedtotheHearingExaminerincompliancewithRMC4-8-110.SECTIONIII.Subsection4-2-115.F.2oftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsin4-2-115remainineffectandunchanged.2.OpenSpace:OPENSPACE:Openspaceisasignificantelementinthedesignandlivabilityofacottagehousedevelopmentandshouldcreateopportunitiesforsocialinteraction,communitybuilding,goodphysicalhealth,andpersonalreflection.Commonopenareasandsemi-privatespacearefavoredandprioritizedoverpurelyprivatespace.Landscaping:SeeRMC4-4-070,Landscaping.IndividualunitlotsareexemptfromRMC4-4-070F3,FrontYardTreesAllzonesRequiredWhenStreetTreesAreNotLocatedWithintheRight-of-WayAbuttingaFrontYard.ndards_for_CommonOpenSpace:Abovegrounddrainagefacilities(i.e.,ponds,swales,ditches,raingardens,etc.)shallnotbecountedtowardsthecommonopenspacerequirement.Requiredtoprovidecommonopenspaceasfollows:Allzones1.Foreachunitinthedevelopment,threehundredfifty(350)squarefeetofcommonopenspaceshallbeprovided;Openspaceshallbedesignedasacommongreenlocatedwithinthedevelopmentandshallincludepicnicareas,andspacesforpassive4 ORDINANCENO.6068recreationalactivitiessuchasoutdoorcooking,picnicking,walking,biking,observingnature,and/oractiverecreationalactivities,suchasplaygrounds,bocceball,andpicklcballpickleball;Openspace(s)shallbeaccessibletoallcottages.Forsitesoneacreor32.smallerinsize,openspace(s)shallbenolessthanthirtyfeet(30’)inanydimension.Forsiteslargerthanoneacreinsize,openspace(s)shallbenolessthanfortyfeet(40’)inanydimension.Forallsites,toallowforvariation,openspace(s)oflessthantheminimumdimensions(thirtyfeet(30’)orfortyfeet(40’),asapplicable)areallowed;provided,thatnodimensionislessthaneightfeet(8’)inwidthandwhenallopenspacesareaveraged,theapplicabledimensionrequirementismet;Grass-creteorotherpervioussurfacesmaybeusedinthecommon4.openspaceforthepurposeofmeetingtheonehundredfiftyfeet(150’)distancerequirementforemergencyvehicleaccessbutshallnotbeusedforpersonalvehicleaccessortomeetoff-streetparkingrequirements;andCommonopenspaceareasshallhaveamaximumslopeoffivepercent54.(5%);andObstructions,suchasretainingwallsandfences,shallbestrategically6-.placedsoasnottoreduceusableopenspace.StandardsforPrivateYards:Eachindividualcottageshallhaveaprivateyardthatisatminimumtwohundredfifty(250)squarefeetinsizewithnodimensionlessthaneightfeetAllzones(8’)inwidth.Frontyardporchesandbackyardpatiosandreciprocaluseeasementsmaybeincludedinthecalculationofprivateyard.jnmunity_Buildings:Developmentswithtwenty-four(24)ormorecottagesarerequiredtoprovideatleastonecommunitybuildingforindoorgatherings.Designelements,suchAllzonesasroofpitch,architecture,materials,andcolors,shallbesimilartothatofthecottageswithinthedevelopment.SidewalksandPedestrianEasements:5 ORDINANCENO.6068Sidewalksshallbeprovidedthroughoutthecottagehouse1.development.Thesidewalkmaydisconnectfromtheroad,provideditcontinuesinalogicalroutethroughoutthedevelopment;Frontyardsshallhaveentrywalksthatareaminimumwidthoffour2.feet(4’);andSECTIONIV.Subsection4-4-055.AoftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsin4-4-055remainineffectandunchanged.4-4-055SHORT-TERMRENTALS:A.APPLICABILITY:ThestandardsofthisSectionapplytotheshort-termrentalofadwellingunitorportionthereof.ForthepurposesofthisSection,itshallbedeterminedthatadwellingunitisbeingusedasashort-termrentaliftheownerorpersoninchargeofsuchrealpropertycommitsanyofthefollowingactions:1.Advertisesadvertisestheirpropertyforovernightaccommodations.1.....I.I...........0•2.Hiresapropertymanagertohandletherentaloftheproperty;or3.Engagesinshorttermrentals(foranyperiodlessthanthirty(30)7’..Lu.continuousdays)three(3)Allofthefollowingarerequired:Allzones3.Sidewalksshallbeusedtoconnectcommonopenspace,commonbuildings,andtoprovideaccesstocottages.Theyshallbeaminimumoffourfeet(4’)inwidthandmadeofconcrete,orporousmaterialsuchas:porouspavingstones,crushedgravelwithsoilstabilizers,orpavingblockswithplantedjoints.Whenpossible,sidewalksconnectingtoparksandgreenspacesshallbelocatedattheedgeofthecommonopenspacetoallowalargerusablegreenandeasyaccesstocottages.6 ORDINANCENO.606$B.REQUIREMENTS:1.BusinessLicense:Ownersofpropertyusedasashort-termrentalmustobtainaCityofRentonBusinessLicense.2.Owner-Occupancy:Thedwellingmustbeowner-occupiedifmultiplepartiesrentatthesametime.3.MaximumNumberofGuests:Thenumberofguests,andownersorrelatedfamilyiftheunitisowner-occupiedduringrentals,islimitedtotwo(2)perbedroom.4.Off-StreetParking:Off-streetparkingshallbeprovidedpursuanttoTitleIVRMC.Oneadditionalspaceisrequirediftheunitisowner-occupied.5.SafetyRegulations:Propertyusedasashort-termrentalshallcomplywithapplicableInternationalFireCodeandPreventionRegulations(RMC4-5-070),andhaveasafetysign/mapineachbedroomthatshowsthelocationoffireextinguishers,gasshut-offvalves,andexits.6.PropertyMaintenance:Propertyusedasashort-termrentalshallcomplywithInternationalPropertyMaintenanceCode(RMC4-5-130).C.VIOLATIONSOFTHISSECTIONANDPENALTIES:Anypersoninviolationofthissectionshallbeguiltyofamisdemeanor,subjecttoRMC1-3-1.SECTIONV.Subsection4-4-085.GoftheRentonMunicipalCodeisamendedasfollows:G.VIOLATIONSANDPENALTIES:7 ORDINANCENO.606$AnypersonwhoownsorisincontrolofpropertywhereaviolationViolationsofthisSectionshallbeenforcedhasoccurredshallbeguiltyofamisdemeanor,pursuanttochapter1-10RMC131.SECTIONVI.Subsection4-6-060.J.1oftheRentonMunicipalCodeisamendedasshownbelow.Allotherprovisionsin4-6-060.Jremainineffectandunchanged.J.SHAREDDRIVEWAYSTANDARDS:1.WherePermitted:Shareddrivewaysmaybeallowedforaccesstonomorethanfour(4)orfewerresidentiallyzonedlots,andnomorethanfour(4)residentialunits,thetypesofwhicharelistedinRMC4-2-060.C,provided:a.Atleastoneofthefour(1)lot%abutsapublicright-of-wayandthestreetfrontageofthelotisequaltoorgreaterthanthelotwidthrequirementofthezone;b.Thesubjectlotsarenotcreatedbyasubdivisionoften(10)ormorelots;c.ApublicstreetisnotanticipatedbytheCityofRentontobenecessaryforexistingorfuturetrafficand/orpedestriancirculationthroughtheshortsubdivisionortoserveadjacentproperty;d.Theshareddrivewaywouldnotadverselyaffectfuturecirculationtoneighboringproperties;e.Theshareddrivewayisnomorethanthreehundredfeet(300’)inlength;and8 ORDINANCENO.60681.Theshareddrivewayposesnosafetyriskandprovidessufficientaccessforemergencyvehiclesandpersonnel.SECTIONVII.Subsection4-7-060.BoftheRentonMunicipalCodeisamendedasfollows:B.PRINCIPLESOFACCEPTABILITY:Alotlineadjustmentshallbeconsistentwiththefollowingprinciplesofacceptability:1.Correcting:Adjustlotlinesincludingtheeliminationofacommonlotlineinordertocorrectpropertylineorsetbackencroachments;2.Improving:Createbetterlotdesign,orimprovevehicularaccesstoapublicStreet;3.ApprovalCriteria:a.Anadditionallot,parcelortractshallnotbecreated;andb.Thesubjectlots,parcelsortractsarewithinthesamezoningdistrict;andc.Theproposedadjustmentsshallnotcausethelots,parcelsortractstoincreasethenonconformitywithrespecttoapplicablezoning(seeRMC4-2),subdivisionandothercoderequirementspertainingtolotdesign,buildinglocation,anddevelopmentstandards;andd.Theadjustedlotline(s)issharedbythesubjectlots.4.Non-Evasive:Lotlineadjustmentsshallnotservetoeliminateorcircumventanystateorlocalrequirements,includingbutnotlimitedtofrontage9 ORDINANCENO.6068improvements,paymentoffee-in-lieu,paymentoflatecomerfeesortheinstallationofrequiredinfrastructure.a.Assessmentoffees,right-of-waydedicationandfrontageimprovementsfortheentirelengthofthepropertyline(s)borderingrights-of-waymayberequiredasaconditionofapprovalforalotlineadjustment.b.Lots,parcelsortractsthatareincreasedinareabylotlineadjustmentsshallnotbepermittedtobesubdividedforfive(5)yearsfollowingthedateuponwhichthelotlineadjustmentisrecordedorthree(3)yearsfollowingtheapprovalofalotlineadjustment,whicheverislonger,unlessthefollowingismet:i.Thesubdivisionapplicationincludesalllots,parcelsandtractsinvolvedinthelotlineadjustmentintheoverallsubdivision;orii.Allrequiredinfrastructure,includingbutnotlimitedtofrontageimprovements,requiredinfrastructureandutilitylinesareconstructedalongthefrontageofalllotsincludedinthelotlineadjustment.SECTIONVIII.Thedefinitionof“AdultFamilyHome”insection4-11-010oftheRentonMunicipalCodeisamendedasshownbelow.Allotherdefinitionsin4-11-010remainineffectandunchanged.ADULTFAMILYHOME:Astate-licensedfacilityprovidingpersonalcare,roomandboardwithinadwellingunittomotethanoneperson,butnotmorethanfour(4)adults,notrelatedbybloodormarriagetotheperson(s)providingtheservice.Amaximumof&i*eight(&8)adultsmaybepermittediftheWashingtonState10 ORDINANCENO.606$DepartmentofSocialandHealthServicesdeterminesthehomeisofadequatesizeandthehomeandproviderarecapableofmeetingstandardsandqualificationsasprovidedforinchapters70.128RCWand388-76WAC.SECTIONIX.Thedefinitionof“Dwelling,Attached”insection4-11-040oftheRentonMunicipalCodeisamendedasshownbelow.Allotherdefinitionsin4-11-040remainineffectandunchanged.DWELLING,ATTACHED:Adwellingunitconnectedtooneormoredwellingsbycommonroofs,walls,orfloorsoradwellingunitorunitsattachedtogaragesorothernonresidentialuses.Thisdefinitionincludesassistedlivingfacilitiesbutexcludesboardingandlodginghouses,accessorydwellingunits,adultfamilyhomes,grouphomeIorgrouphomeIIasdefinedherein.Attacheddwellingsincludethefollowingtypes:A.Flat:Adwellingunitattachedtooneormultipledwellingunitsbyoneormorecommonroof(s),wall(s),orfloor(s)withinabuilding.Typically,theunit’shabitableareaisprovidedonasinglelevel.Unitentrancesareprovidedfromacommoninternalcorridor.B.Townhouse:Agroundrelateddwellingunitattachedtooneormoresuchunitsbyoneormorecommonverticalwallsinwhicheachunitoccupiesthebuildingfromthebottomofthefoundationtotheroof,hasatleasttwoitsownexteriorfçfrontandrearground-levelaccesstotheoutside,andnounitislocatedoveranotherunit,andeachunitisseparatcdfromanyothcrunitbyoneormoreverticalcommonwalls.Townhouseunitsmaybemulti-story.11 ORDINANCENO.6068C.CarriageHouse:Oneormoredwellingunitsbuiltaboveoneormoreprivategarage(s).Theattachedgarage(s)typicallycontainsvehiclesand/orstorageforpeoplelivinginanotherbuildingaswellasoccupantsofthecarriagehouse.Thisdefinitiondoesnotincludeaccessorydwellingunit.D.GardenStyleApartment(s):Adwellingunitthatisoneofseveralstackedvertically,withexteriorstairwaysand/orexteriorcorridorsandsurfaceparking.Parkingisnotstructuredandmayincludedetachedcarportsorgarages.Buildingsandbuildingentriesareorientedtowardinternaldriveaislesand/orparkinglotsandnotstreetfrontage.ThereistypicallynoformalbuildingentryareaconnectedtoapublicsidewalkandapublicStreet.Siteplanningmayincorporatestructuresdevelopedatlowlandscapedsetbacks.SECTIONX.Thedefinitionsof“NonconformingSite”and“NonconformingStructure”insection4-11-140oftheRentonMunicipalCodeareamendedasshownbelow.Allotherdefinitionsin4-11-140remainineffectandunchanged.NONCONFORMINGSITE:Ao.tSitethatdoesnotconformtodevelopmentregulationsrelatedtothecharacteristicsorfeaturesoftheSiteai4orthefacilities/infrastructureprovidedthereonincluding,butnotlimitedto,vegetationconservation,stormdrainagefacilities,shorelinestabilization,landscaping,parking,vegetativescreening,driveways,impervioussurfacecoverage,pedestrianamenity,thetypeand/ornumberofstructures(i.e.,moreaccessorybuildingsthanallowed),andotherregulationsofthedistrictinwhichitislocatedduetochangesincoderequirements,orannexation.12 ORDINANCENO.6068NONCONFORMINGSTRUCTURE:Alawfullyestablishedstructurethatdoesnotcomplywiththecurrentdevelopmentstandards(yardsetbacks,designstandards,height,numberofdwellingsinamultifamilybuilding,etc.)foritszone,butwhichcompliedwithapplicableregulationsatthetimeitwasestablished.Suchstructuresmayormaynotbeincompliancewithotherrelevantbuildingcodesandregulations.SECTIONXI.Section9-2-4oftheRentonMunicipalCodeisamendedasfollows:9-2-4FEEDETERMINED:Whenanapplicationisapproved,theCommunityandEconomicDevelopmentAdministratorordesigneeshalldetermineanonrefundablefeeasestablishedbyordinanceforthetemporaryuseoftheright-of-wayorgrantingofapermanenteasement.ThefeeshallbeasstipulatedinRMC111SQEtheCityofRentonFeeSchedule.SECTIONXII.UponapprovaloftheCityAttorney,theCityClerkisauthorizedtodirectthecodifiertomakenecessarycorrectionstothisordinance,includingthecorrectionsofscrivenersorclericalerrors;referencestootherlocal,state,orfederallaws,codes,rules,orregulations;orordinancenumberingandsection/subsectionnumberingandreferences.SECTIONXIII.Ifanysection,subsection,sentence,clause,phrase,orworkofthisordinanceshouldbeheldtobeinvalidorunconstitutionalbyacourtorcompetentjurisdiction,suchinvalidityorunconstitutionalitythereofshallnotaffecttheconstitutionalityofanyothersection,subsection,sentence,clause,phraseorwordofthisordinance.13 ORDINANCENO.6068SECTIONXIV.Thisordinanceshallbeinfullforceandeffectfive(5)daysafterpublicationofasummaryofthisordinanceintheCity’sofficialnewspaper.Thesummaryshallconsistofthisordinance’stitle.PASSEDBYTHECITYCOUNCILthis13thdayof2022.APPROVEDBYTHEMAYORthis13thdayof2022.Approvedastoform:ShaneMoloney,CityAttorneyDateofPublication:June16,2022,(Summary)ORD-CED:2211:4/12/2214