HomeMy WebLinkAboutDR Full Code - MayDEVELOPMENT REGULATIONS
Title 4
REVISED AND COMPILED ORDINANCES
City of
RENTON
WASHINGTON
1998
Code Publishing Company
9410 Roosevelt Way NE
Seattle, Washington 98115-1164
Telephone: 206-527-6831 Fax: 527-8411 E-mail: codepublishing@qwest.net
Contact Renton City Clerk Division at 425-430-6510 with questions concerning the City Code.
CITY OF RENTON
INCORPORATED SEPTEMBER 6, 1901
CITY OF RENTON MISSION STATEMENT
The City of Renton, in partnership with residents, business and
government, is dedicated to:
Providing a healthy atmosphere in which to live and raise families,
encourage responsible growth and economic vitality, and create a
positive work environment;
Resulting in a quality community where people choose to live, work
and play.
(Revised 5/15)
PREFACE
Citation to the Renton Development Regulations: This code contains all the provisions of
Title 4 of the Renton Municipal Code and should be cited as RMC; i.e., “see RMC 4-10-010.” An
RMC chapter should be cited chapter 4-10 RMC. An RMC section should be cited RMC 4-10-010.
Through references should be made as RMC 4-10-010 through 4-10-040. Series of sections
should be cited as RMC 4-10-010, 4-10-020, and 4-10-030.
Page and section numbering system: The page numbering system for these regulations
does not run sequentially from the first page of the document to the last. Instead, page numbering
begins with the number of the chapter followed by a page number. Each chapter starts with a Table
of Contents listing the provisions found in the chapter by page number. These Table of Contents
pages themselves are numbered with lowercase Roman numerals. For example, the first page of
the Table of Contents of the first chapter is 1-i; the first page of text of the first chapter is 1-1; the
tenth page is 1-10. The first page of the Table of Contents of the second chapter is 2-i; the first
page of text is 2-1, and so on to the end of the document. As the Development Regulations are
supplemented and pages are added, a decimal numbering and lettering system is used to allow
for expansion of existing chapters. A detailed directions page is included with each supplement.
The section numbering system used in the Development Regulations operates in the following
manner:
Legislation: The legislative source of each section is enclosed in parentheses at the end of the
applicable section or subsection. References to ordinances are abbreviated and a semicolon
between ordinance citations indicates an amendment of the earlier section; thus “(Ord. 4638, 4-4-94;
Amd. Ord. 4654, 6-5-94)” refers to Ordinance No. 4638 as amended by Ordinance No. 4654.
Index: The Development Regulations index follows Chapter 4-11. The index includes com-
plete cross-referencing and is keyed to the section and subsection numbers described above.
Errors or omissions: Although considerable care has been used in the production of this
code, it is inevitable in so large a work that there will be errors. As users of this code detect such
errors, it is requested that a note citing the section involved and the nature of the error be e-mailed
to: CPC@codepublishing.com, so that correction may be made in a subsequent update.
Computer access: CPC supports a variety of electronic formats for searching, extracting, and
printing code text. Contact the publisher for more information.
4 10 010 A1a(i)
title of Renton Municipal Code
chapter of title
section of chapter
subsections
––
This Supplement No. 53 brings the Renton Development Regulations up to date
through 5752, passed February 9, 2015.
1 - i (Revised 5/15)
Chapter 1
ADMINISTRATION AND ENFORCEMENT
CHAPTER GUIDE: Chapter 4-1 RMC provides the framework for Title 4 in terms of identifying the City’s
authority to adopt development regulations, stating the relationship and consistency of the development
regulations with the Comprehensive Plan, providing for interpretation and enforcement of the develop-
ment regulations, listing fee information, and referencing violation and penalty consequences.
This Chapter last amended by Ord. 5750, January 26, 2015.
SECTION PAGE
NUMBER NUMBER
4-1-010 TITLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-020 PURPOSE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-030 AUTHORITY TO ADOPT REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-040 CONFORMITY WITH DEVELOPMENT REGULATIONS
REQUIRED (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-045 VESTING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C. Vesting Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Vesting of Building Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
E. Vesting of Land Use Permit Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
F. Duration of Approvals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
G. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
H. Waiver of Vesting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Voluntary Waiver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Major Plat Amendments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-1-050 ROLES AND RESPONSIBILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-1-060 COMPREHENSIVE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A. Purposes of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B. Description of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
C. Plan Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Required Elements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Optional Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Land Use Element Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
D. Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4-1-070 CONSISTENCY OF REGULATIONS WITH COMPREHENSIVE PLAN . . . . . 5
A. Consistency Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
B. Instruments Implementing the Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . 5
1. Title 4 – Development Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Title 8 – Health and Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Title 10 – Traffic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4-1-080 INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
A. Administrative Interpretation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Zoning Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
B. Conflicts and Overlaps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
SECTION PAGE
NUMBER NUMBER
(Revised 5/15)1 - ii
C. Interpretation of Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
D. More Restrictive/Higher Standards to Govern . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
E. Terminology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
F. (Repealed by Ord. 5606, 6-6-2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4-1-090 LIABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A. City Officer or Employee Not Liable. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B. Liability of Owner or Builder Not Reduced . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C. Disclaimer of Liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4-1-100 ENFORCEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B. Responsibility and Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4-1-110 VIOLATIONS AND PENALTIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
A. Violations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B. Remedies and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Stop Work Order . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Refusal of Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Provisions of RMC 1-3-1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Remedies Cumulative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
5. Recovery of Costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
C. Initiation of Proceedings Against Violation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
D. Authority to Revoke or Modify a Permit or Land Use Approval . . . . . . . . . . . . . . 8
E. Criteria for Permit Suspension, Revocation or Modification. . . . . . . . . . . . . . . . 8.1
F. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
4-1-120 SEVERABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
4-1-130 TITLE NOT EXCLUSIVE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
4-1-140 REFUND OF DEPARTMENT OF COMMUNITY AND ECONOMIC
DEVELOPMENT FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
A. Authority to Refund Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
B. Amount Refunded . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
1. Land Use Permit Application Fee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
2. Building and Public Works Application Fees . . . . . . . . . . . . . . . . . . . . . . . . 8.1
C. Method of Obtaining Refund and Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
4-1-150 (Repealed by Ord. 5509, 11-23-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.2
4-1-160 SCHOOL IMPACT MITIGATION FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.2
A. Findings and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.2
B. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.2
C. School Impact Fee Program Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
D. School Impact Fee Calculations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
E. Assessment of School Impact Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
F. Exemptions and Credits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.1
G. Appeals and Independent Calculations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
H. The School Impact Fee Account, Uses of School Impact Fees, and Refunds. . 12
I. Interlocal Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
J. Adoption of Each School District’s Capital Facilities Plan and Submission
of the Annual Updates and Report and Data . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
K. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14/18
L. Special Funds Created. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14/18
SECTION PAGE
NUMBER NUMBER
1 - iii (Revised 3/13)
M. City Not Responsible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14/18
N. Severability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14/18
4-1-170 (Repealed by Ord. 5676, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4-1-180 CHARGES FOR EQUITABLE SHARE OF PUBLIC WORKS
FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
A. Privately Held Latecomer’s Fees and Special Assessment District
(Formerly Known as City Held Latecomer’s) Fees. . . . . . . . . . . . . . . . . . . . . . . 19
1. Applicability of Privately Held Latecomer’s Fee . . . . . . . . . . . . . . . . . . . . . . 19
2. Applicability of Special Assessment District Fee . . . . . . . . . . . . . . . . . . . . . 19
3. Exemptions for Latecomer’s or Special Assessment District Fees . . . . . . . 19
a. Segregation of Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
b. Relief Due to Two (2) Similar Facilities. . . . . . . . . . . . . . . . . . . . . . . . . . 19
c. Relief Due to Future Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
d. Reallocation of Assessment Due to Subdivision of Property . . . . . . . . . 20
B. System Development Charges (SDC) – Water, Wastewater and Storm Water. 20
1. Applicability of System Development Charge. . . . . . . . . . . . . . . . . . . . . . . . 20
2. Exemptions to System Development Charge. . . . . . . . . . . . . . . . . . . . . . . . 22
a. Installation of an Irrigation Meter Solely for the Purpose of Providing
Irrigation Water to City Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
b. Exemption for City-Owned Property. . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
c. Storm Water Exemption for Infiltration Facility . . . . . . . . . . . . . . . . . . . . 22
d. Storm Water Exemption for Direct Discharge to Lake Washington . . . . 23
C. Segregation Criteria and Rules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. Segregation by Plat or Short Plat. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Segregation by Administrative Determination . . . . . . . . . . . . . . . . . . . . . . 23
a. Provisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Segregation of Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Segregated Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
d. Remnant Parcel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
e. Determination of Charge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
f. Full Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
g. Developed Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
h. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3. Segregation by Latecomer’s Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-1-190 IMPACT FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
A. Title. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B. Purpose and Intent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
C. Findings and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
D. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
E. Establishment of Service Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
F. Impact Fees Methodology and Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
G. Collection of Impact Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
H. Independent Fee Calculations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
I. Exemptions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
J. Credits for Dedications, Construction of Improvements, and Past
Tax Payments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
K. Adjustments for Future Tax Payments and Other Revenue Sources . . . . . . . . 30
SECTION PAGE
NUMBER NUMBER
(Revised 3/13)1 - iv
L. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
M. Establishment of Impact Fee Accounts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
N. Administrative Guidelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
O. Refunds and Offsets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
P. Use of Impact Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Q. Review and Adjustment of Rates. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
R. Administrative Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
S. Existing Authority Unimpaired . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4-1-200 EXTRA FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4-1-210 WAIVED FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
A. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
B. Owner-Occupied Housing Incentive. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
2. Eligibility Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
3. Applicable Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4. Application Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
5. Restrictive Covenant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
6. Cancellation of Covenant. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
7. Effective Date and Sunset . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
C. Rental Housing Incentive . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
2. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
3. Eligibility Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
4. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
5. Application Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
6. Restrictive Covenant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
7. Cancellation or Modification. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
8. Effective Date and Sunset . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
4-1-220 PROPERTY TAX EXEMPTION FOR MULTI-FAMILY
HOUSING IN RESIDENTIAL TARGETED AREAS . . . . . . . . . . . . . . . . . . . 34.2
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
B. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
C. Tax Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
1. Duration of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
2. Limits on Exemption. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
D. Project Eligibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
a. Sunset Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. Downtown. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
2. Size and Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
3. Exception for Existing Residential Structure . . . . . . . . . . . . . . . . . . . . . . . . 36
4. Completion Deadline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.1
E. Application Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.1
1. Form. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.1
2. Fee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
3. Deadline. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
SECTION PAGE
NUMBER NUMBER
1 - v (Revised 8/14)
F. Application Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
1. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
2. Contract Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
3. Issuance of Conditional Certificate. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
G. Application Denial. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
1. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
H. Amendment of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
I. Extension of Conditional Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38/40
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38/40
2. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38/40
3. Denial – Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
J. Final Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
2. Determination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
3. Filing with County Assessor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
4. Recording. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
5. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
6. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
K. Annual Certification and Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
L. Cancellation of Tax Exemption. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
1. Cancellation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
3. Change of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
M. Sunset of Exemption for Applications for Conditional Certificates . . . . . . . . . . 43
4-1-230 SURETIES AND BONDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
A. City Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
B. Types of Security Accepted for Public Works Construction Permits
and Future Public Works Street/Utility Maintenance Requirements. . . . . . . . . . 43
C. Types of Security Accepted for All Other Purposes . . . . . . . . . . . . . . . . . . . . . . 43
D. Security Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
1. Payable to City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
2. Security Requirement Binding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
3. Purpose of Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
4. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
5. Effect of Lapse of Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
6. Transfer of Responsibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
7. City Approval Required Prior to Transfer of Responsibility . . . . . . . . . . . . . 44
8. Default . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
9. Proceeding Against Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
10. Release of Sureties for Private/On-Site Improvements . . . . . . . . . . . . . . . 44
11. Release of Sureties for Public Improvements . . . . . . . . . . . . . . . . . . . . . . 44
4-1-240 COMMON OPEN SPACE SUBSTITUTIONS . . . . . . . . . . . . . . . . . . . . . . . . . 45
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
SECTION PAGE
NUMBER NUMBER
(Revised 8/14)1 - vi
B. Public Trail or Park Improvements or Fee-In-Lieu for Common
Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
1. Public Trail Improvement in Lieu of Common Open Space . . . . . . . . . . . . . 45
2. Public Park Improvement in Lieu of Common Open Space. . . . . . . . . . . . . 45
3. Fee in Lieu of Common Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
4-1-250 MARIJUANA REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
B. Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
C. Regulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
D. License Requirement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
E. Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
4-1-045C
1 - 1 (Revised 3/13)
4-1-010 TITLE:
This Title shall be known as the City of Renton
Development Regulations.
4-1-020 PURPOSE:
It is the intent of the Renton City Council that
these regulations implement the City’s policies
adopted in the City’s Comprehensive Plan in
compliance with the Washington State Growth
Management Act (GMA) and implement the re-
quirements of the State’s Regulatory Reform Act,
which has a primary goal of integrating environ-
mental review with project review.
4-1-030 AUTHORITY TO ADOPT
REGULATIONS:
The City of Renton Development Regulations are
adopted by City ordinance pursuant to Article XI,
Section 11 of the Washington State Constitution,
the State Growth Management Act and chapter
36.70B RCW. (Ord. 4722, 5-11-1998)
4-1-040 CONFORMITY WITH
DEVELOPMENT REGULATIONS
REQUIRED: (RESERVED)
4-1-045 VESTING:
A. PURPOSE:
The purpose of this Section is to implement state
laws that provide for vesting. This Section is in-
tended to provide property owners, permit appli-
cants, and the general public assurance that
regulations for project development will remain
consistent during the lifetime of the application.
The Section also establishes time limitations on
vesting for permit approvals and clarifies that
once those time limitations expire, all current de-
velopment regulations and current land use con-
trols apply.
B. GENERAL:
Vesting of applications is governed by the rules of
RCW 19.27.095 (Building permit application –
Consideration – Requirements) and RCW
58.17.033 (Proposed division of land – Consider-
ation of application for preliminary plat or short
plat approval – Requirements defined by local or-
dinance) as they exist or may be amended. The
vested rights doctrine shall not be applied more
broadly than its intended scope.
C. VESTING APPLICABILITY:
1. This Section applies to, and vesting oc-
curs with, the filing of a complete application
and permit approvals required by the City of
Renton pursuant to Title IV, including and lim-
ited to:
a. Building permits (including but not
limited to combo permits, grading li-
censes, and sign permits);
b. Preliminary plats, final plats, short
plats;
c. Shoreline development permits;
d. Conditional use permits; and
e. Any other land use permit application
that is specifically identified by the Wash-
ington State legislature as being covered
by vested rights doctrine.
2. Vesting does not apply to the following:
a. Incomplete, invalid, inaccurate or de-
fective building permit applications;
b. Fees or taxes, including, but not lim-
ited to, impact fees;
c. Pre-application plans;
d. Any other application or permit not
specifically identified in this subsection C,
as it exists or may be amended;
e. Uses not specifically disclosed in the
application; or
f. Any application or permit that may
reasonably result in a threat to the public
health, safety, or welfare of the commu-
nity. The City’s exercise of police power
to protect the public health and safety,
and/or general welfare immediately extin-
guishes any “vested right.”
4-1-045D
(Revised 3/13)1 - 2
D. VESTING OF BUILDING
APPLICATIONS:
1. Allowed Use: A building application
must be allowed under the zoning or other
land use control ordinances in effect on the
date of the application to be deemed a valid
and fully complete building application.
2. Supplemental Information: Supple-
mental information required after an applica-
tion is deemed complete shall not affect the
validity of the vesting for the application.
3. Revisions: Revisions requested by an
applicant to a vested, but not yet approved,
application shall be deemed a new applica-
tion when such revisions would result in a
substantial change in the basic site design
plan, intensity, density, or similar factors, in-
volving a change of ten percent (10%) or
more. Vesting for the new application shall
occur upon the date of submission of a valid
and fully complete building application for the
changed project.
E. VESTING OF LAND USE PERMIT
APPLICATIONS:
The following applies to all applications described
in subsection C of this Section, as it exists or may
be amended, excluding building permits.
1. Consistency Review: Applications shall
be reviewed for consistency with the applica-
ble development regulations in effect on the
date the application is deemed complete.
2. Construction and Utility Standards:
a. An application shall be reviewed for
consistency with the construction and
utility standards in effect on the date a
separate application for a construction or
utility permit is deemed complete. An ap-
plicant may submit a separate construc-
tion or utility permit application
simultaneously with any application de-
scribed in subsection C of this Section,
as it exists or may be amended, to vest
for construction or utility standards.
b. A site development application for
stormwater design and construction may
vest on the date of preliminary plat or
conditional use permit application if the
applicant submits construction permit ap-
plication within one hundred eighty (180)
calendar days of complete preliminary
plat or conditional use permit application
and is consistent with the information
listed in RMC 4-8-120A, B and C, as they
exist or may be amended, and any site-
specific information identified in a pre-ap-
plication meeting summary.
c. The application or approval of a con-
struction or utility permit, or the payment
of connection charges or administrative
fees to a public utility, does not constitute
a binding agreement for service and shall
not establish a vesting date for develop-
ment regulations used in the review of
applications described in subsection C of
this Section, as it exists or may be
amended.
3. Effective Regulations: An application
shall be subject to all development regula-
tions in effect on the vesting date.
4. Identified Development: An application
that is deemed complete is vested for the
specific use, density, and physical develop-
ment identified in the application.
5. Applicable Standards: Applications
submitted that are not listed in subsection C
of this Section, as it exists or may be
amended, shall be governed by the stan-
dards applicable to the specific application
type. These applications shall not vest for any
additional development regulations.
6. Owner Solely Responsible: The prop-
erty owner is responsible for monitoring the
time limitations and review deadlines for the
application. The City shall not be responsible
for maintaining a valid application. If the appli-
cation expires, a new application may be
filed, but shall be subject to the development
regulations in effect on the date of the new
application.
7. The application does not vest to pro-
cesses and procedures.
F. DURATION OF APPROVALS:
1. Building Permits: Development of a
building shall be based on the controls con-
tained in the approved permit application.
4-1-045G
1 - 3 (Revised 3/13)
Vesting rights applicable to building permit
applications would expire pursuant to permit
expiration periods identified in the Interna-
tional Building Code (IBC) and adopted by
reference herein in RMC 4-5-050, as it exists
or may be amended.
2. Preliminary Plat: Development of an ap-
proved preliminary plat shall be based on the
controls contained in the Hearing Examiner’s
decision. A final plat meeting all of the re-
quirements of the preliminary plat approval
shall be submitted within five (5) years of the
effective date of the Hearing Examiner’s de-
cision, unless a different time limitation was
specifically authorized in the final approval.
Any extension of time beyond this five (5)
years’ limitation may contain additional or al-
tered conditions and requirements based on
current development regulations and other
land use controls.
3. Final Plat: The lots in a final plat may be
developed by the terms of approval of the fi-
nal plat, and the development regulations in
effect at the time the preliminary plat applica-
tion was deemed complete for a period of five
(5) years from the recording date unless the
City finds that a change in conditions creates
a serious threat to the public health, safety or
welfare.
4. Conditional Use Permit: The use au-
thorized in a conditional use permit shall be
allowed to develop for a period of two (2)
years from the effective date of the permit ap-
proval unless a different time limitation was
specifically authorized in the final approval.
The development of an approved conditional
use permit shall be governed by the terms of
approval of the permit unless the City finds
that a change in conditions creates a serious
threat to the public health, safety or welfare.
5. Permits Associated with a Preliminary
Plat: Permit applications, such as Planned
Urban Developments (PUD) applications that
are approved as a companion to a prelimi-
nary plat application shall remain valid for the
duration of the preliminary and final plat as
provided in subsections F2 and 3 of this Sec-
tion, as they exist or may be amended.
6. Short Plat: The lots in a short plat may
be developed by the terms and conditions of
approval, and the development regulations in
effect at the time the application was deemed
complete for a period of five (5) years from
the recording date unless the City finds that a
change in conditions creates a serious threat
to the public health, safety or welfare.
7. Shoreline Development Permits: An
approved Shoreline Permit shall be allowed
to develop pursuant to the time limitations
listed in RMC 4-9-190J (Time Requirements
For Shoreline Permits), as it exists or may be
amended. The development of an approved
shoreline permit shall be governed by the
terms of approval of the permit unless the
City finds that a change in conditions creates
a serious threat to the public health, safety or
welfare.
8. All approvals described in this Section
shall be vested for the specific use, density,
and physical development identified in the
permit approval.
G. MODIFICATIONS:
Proposed modifications to an application listed in
subsection B of this Section, as it exists or may be
amended (excluding Building Permits), which
have been deemed to be complete, shall be sub-
ject to the requirements below:
1. Modifications proposed by the Depart-
ment of Community and Economic Develop-
ment to an application shall not be
considered a new application.
2. Any modification to an application may
require revised public notice and/or additional
review time.
3. Modifications proposed by the applicant
to an application which meet or exceed any of
the criteria for a major revision and/or amend-
ment, pursuant to the criteria in RMC
4-7-080M or 4-9-030G, as they exist or may
be amended, shall require a new application.
The new application shall conform to the de-
velopment regulations which are in effect at
the time the new application is submitted.
4. Proposed modifications to applications
that do not exceed the major revision and/or
amendment criteria pursuant to RMC
4-7-080M or 4-9-030G, as they exist or may
be amended, shall be reviewed for the devel-
opment regulations in effect on the date of the
original complete application.
4-1-045H
(Revised 3/13)1 - 4
H. WAIVER OF VESTING:
1. Voluntary Waiver: A property owner
may voluntarily waive vested rights at any
time during the processing of an application
by delivering a written and signed waiver to
the Community and Economic Development
Administrator stating that the property owner
agrees to comply with all development regu-
lations in effect on the date of delivery of the
waiver. Any change to the application is sub-
ject to the modification criteria described
above in subsection G of this Section and
may require revised public notice and/or ad-
ditional review time.
2. Major Plat Amendments: Major plat
amendments shall constitute a voluntary
waiver of vested rights at the time of the sub-
mittal of the major plat amendment, unless
otherwise approved by the Community and
Economic Development Administrator. (Ord.
5675, 12-3-2012)
4-1-050 ROLES AND
RESPONSIBILITIES:
The regulation of land development is a coopera-
tive activity including many different elected and
appointed boards and City staff. The specific re-
sponsibilities of these bodies are set forth in RMC
4-8-070.
(Ord. 2188, 10-25-1965; Ord. 2630, 4-26-1971;
Ord. 2962, 9-8-1975; Ord. 2967, 9-22-1975; Ord.
3101, 1-17-1977; Ord. 3592, 12-14-1981; Ord.
3760, 12-5-1983; Ord. 4342, 2-3-1992; Ord.
4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord.
4648, 1-6-1997; Ord. 4722, 5-11-1998; Ord.
4777, 4-19-1999; Ord. 4802, 10-25-1999, Ord.
4821, 12-20-1999; Ord. 4827, 1-24-2000; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
4954, 2-11-2002; Amd. Ord. 4963, 5-13-2002)
4-1-060 COMPREHENSIVE PLAN:
A. PURPOSES OF PLAN:
1. The primary purpose of the Comprehen-
sive Plan is to define and establish the policy
relating to the development of the community
as a whole; to indicate the principles and ob-
jectives which shall guide the establishment,
development and implementation of definite
and precise plans, public and private; to pro-
vide for the coordination of the many sepa-
rate plans which govern the development of
this community, to officially adopt a program
and guide which will enable the City to attain
the principles and objectives set forth in chap-
ter 35.63 RCW and the Growth Management
Act (chapter 36.70A RCW) in the manner pro-
vided. (Ord. 4437, 2-21-1994)
2. The overriding consideration is to pro-
mote public safety, welfare, and interest. Ad-
ditional factors to be considered (not in order
of priority) are preservation of property rights,
protection of life and property, equal opportu-
nities, public interests prevailing over private
interests, and economic and social benefits.
(Ord. 3976, 3-3-1986)
3. The Comprehensive Plan is intended to
guide the enactment of development regula-
tions that are consistent with the Comprehen-
sive Plan and capital budget decisions that
are in conformance with the Comprehensive
Plan.
4. The Comprehensive Plan is intended to
help resolve some of the dilemmas confront-
ing municipal officials and the people they
represent, and to provide a coordinated ap-
proach to local and regional problem solving.
5. Additional purposes of the Comprehen-
sive Plan are:
a. To improve the physical and social
environment of the City as a setting for
human activities; to make it more func-
tional, beautiful, decent, healthful, inter-
esting and efficient;
b. To insure acceptable levels of ac-
cess, utilities and other public services to
future growth and development;
c. To promote the public interest, and
the interest of the City at large;
d. To facilitate the democratic determi-
nation and implementation of City poli-
cies and development;
e. To effect coordination in develop-
ment;
4-1-070B
1 - 5 (Revised 3/13)
f. To inject long range considerations
into the determination of short-range ac-
tions;
g. To provide professional and technical
knowledge in the decisions affecting de-
velopment of the City; and
h. To guide future development and
growth in the City that is consistent with
the goals and objectives of the Growth
Management Act as defined in RCW
36.70A.020, Planning Goals.
B. DESCRIPTION OF PLAN:
The planning horizon for the Comprehensive Plan
is twenty (20) years. The Plan is, of necessity,
general in its proposals. It must be flexible, since
it is impossible to predict all future events which
may affect the community. The Plan is not a de-
velopment regulation, although it makes signifi-
cant recommendations for future land use. The
Plan is not precise. It does not present engineer-
ing accuracy, nor does it claim to predict exactly
the future use of every parcel of property. It is not
intended to retroactively impose compliance with
goals, objectives and policies upon existing de-
veloped property, but voluntary compliance is en-
couraged.
C. PLAN ELEMENTS:
1. Required Elements: The Comprehen-
sive Plan shall contain the following manda-
tory planning elements as required by the
Growth Management Act:
a. A land use element designating the
proposed distribution, location and extent
of the uses of land.
b. A transportation element that is
consistent with the land use element and
includes land use assumptions, an inven-
tory of facility and service needs, service
standards, financing needs and a reas-
sessment of land use, if service stan-
dards cannot be met.
c. A housing element containing an
inventory of needs, policies for protection
and development of housing for all eco-
nomic segments of the community and
identifying sufficient land for housing.
d. A utilities element consisting of an
inventory of needs and policies for the
development of utilities and the location,
proposed location and capacity of all ex-
isting and proposed utilities.
e. A capital facilities element that in-
cludes an inventory of all capital facilities,
forecast of future needs, proposed loca-
tion of new or expanded facilities, a six
(6) year funding plan and a reassess-
ment of the land use element, if funding
falls short.
2. Optional Elements: The Comprehen-
sive Plan may include additional elements,
relating to the physical development within
the City; including, but not limited to, subarea
plans, each of which is consistent with the
other elements of the Comprehensive Plan.
3. Land Use Element Map: The land use
element map, maintained on display in the
customer service area of the Planning/Build-
ing/Public Works Department, illustrates in
broad and general terms the desired devel-
opment of the City during the twenty (20) year
planning period. (Ord. 4437, 2-21-1994;
Amd. Ord. 5153, 9-26-2005)
D. ADOPTION:
The Comprehensive Plan and any amendments
and associated subarea plans area adopted by
ordinance of the City Council after public hearing
by the Council. (Ord. 5153, 9-26-2005)
4-1-070 CONSISTENCY OF
REGULATIONS WITH
COMPREHENSIVE PLAN:
A. CONSISTENCY REQUIRED:
All City programs materially affecting land use, in-
cluding land use regulatory codes, shall be con-
sistent with the Comprehensive Plan. (Ord. 3976,
3-3-1986)
B. INSTRUMENTS IMPLEMENTING THE
COMPREHENSIVE PLAN:
In order to fully accomplish the objectives and
principles of the Comprehensive Plan, all resolu-
tions and regulations of the City concerned with
the development and welfare of the community
and its people shall be considered in light of the
principles, objectives and policies set forth in the
4-1-080A
(Revised 3/13)1 - 6
Plan. To fulfill the requirements of chapters 35.63
and 36.70A RCW, and in the interest of public
safety, health, morals and the general welfare,
the following instruments will implement the Com-
prehensive Plan:
1. Title 4 – Development Regulations:
Chapter 1 Administration and Enforcement
Chapter 2 Zoning Districts: Uses and Stan-
dards
Chapter 3 Environmental Regulations and
Overlay Districts
Chapter 4 City-Wide Property Develop-
ment Standards
Chapter 5 Building and Fire Prevention
Standards
Chapter 6 Street and Utility Standards
Chapter 7 Subdivision Regulations
Chapter 8 Permits – General and Appeals
Chapter 9 Permits – Specific
Chapter 10 Nonconforming Structures, Uses
and Lots
Chapter 11 Definitions
(Ord. 5153, 9-26-2005)
2. Title 8 – Health and Sanitation:
Chapter 2 Storm and Surface Water Drain-
age
Chapter 4 Water
Chapter 5 Sewers
Chapter 6 Solid Waste Utility
Chapter 7 Noise Level Regulations
3. Title 10 – Traffic:
Chapter 10 Parking Regulations
(Ord. 4437, 2-21-1994; Ord. 4851, 8-7-2000;
Amd. Ord. 4963, 5-13-2002)
4-1-080 INTERPRETATION:
A. ADMINISTRATIVE INTERPRETATION:
1. General: The Community and Economic
Development Administrator is hereby autho-
rized to make interpretations regarding the
implementation of unclear or contradictory
regulations contained in this Title. Any inter-
pretation of the Renton Title IV Development
Regulations shall be made in accordance
with the intent or purpose statement of the
specific regulation and the Comprehensive
Plan. Life, safety and public health regula-
tions are assumed to prevail over other regu-
lations.
2. Zoning Conflicts: In the event that there
is a conflict between either the development
standards or special development standards
listed in chapter 4-2 RMC, Zoning Districts –
Uses and Standards, and the standards and
regulations contained in another Section, the
Community and Economic Development Ad-
ministrator shall determine which require-
ment shall prevail in accordance with the
intent or purpose statement of the specific
regulation and the Comprehensive Plan. Life,
safety and public health regulations are as-
sumed to prevail over other regulations. (Ord.
5153, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012)
B. CONFLICTS AND OVERLAPS:
This Title is not intended to repeal, abrogate, or
impair any existing easements, covenants, or
deed restrictions. However, where this Title and
another regulation, easement, covenant, or deed
restriction conflict or overlap, whichever imposes
the more stringent restrictions shall prevail. (Ord.
4071, 6-1-1987; Amd. Ord. 5153, 9-26-2005)
C. INTERPRETATION OF
REQUIREMENTS:
In interpreting and applying the provisions of this
Title, the requirements herein shall be:
1. Considered the minimum for the promo-
tion of the public health, safety, morals and
general welfare;
2. Liberally construed in favor of the gov-
erning body; and
3. Deemed neither to limit nor repeal any
other powers granted under State statutes.
(Ord. 4071, 6-1-1987; Amd. Ord. 5153,
9-26-2005)
D. MORE RESTRICTIVE/HIGHER
STANDARDS TO GOVERN:
Wherever any regulation in this Title imposes
higher or more restrictive standards than are re-
quired in any other statute or regulation, the pro-
visions of this Title shall govern. Wherever the
provisions of any other statute or regulation im-
pose higher or more restrictive standards, the
provisions of such other statute or regulation shall
4-1-100B
1 - 7 (Revised 3/13)
govern. (Ord. 4404, 6-7-1993; Amd. Ord. 4963,
5-13-2002; Ord. 5153, 9-26-2005)
E. TERMINOLOGY:
When not inconsistent with the context, words
used in the present tense include the future,
words in the plural number include the singular
number and words in the singular number include
the plural number. The word “shall” is always
mandatory. (Ord. 4007, 7-14-1986; Amd. Ord.
5153, 9-26-2005)
F. (Repealed by Ord. 5606, 6-6-2011)
4-1-090 LIABILITY:
A. CITY OFFICER OR EMPLOYEE NOT
LIABLE:
No officer, agent or employee of the City shall be
personally liable for any damage that may accrue
to persons or property as a result of any act re-
quired or permitted in the discharge of his duties
under this Title. Any suit brought against any of-
ficer, agent or employee of the City as a result of
any act required or permitted in the discharge of
his duties under this Title shall be defended by the
City Attorney until the final determination of the
proceedings therein. (Ord. 2820, 1-14-1974, eff.
1-19-1974)
The Administrative Authority or any employee
performing duties in connection with the enforce-
ment of this Title and acting in good faith and with-
out malice in the performance of such duties shall
be relieved from any personal liability for any
damage to persons or property as a result of any
act or omission in the discharge of such duties,
and in the event of claims and/or litigation arising
from any such act or omission, the City Attorney
shall, at the request of and on behalf of said Ad-
ministrative Authority or employee, investigate
and defend such claims and/or litigation and if the
claim be deemed by the City Attorney a proper
one or if judgment be rendered against such Ad-
ministrative Authority or employee, said claim or
judgment shall be paid by the City. (Ord. 4546,
7-24-1995)
B. LIABILITY OF OWNER OR BUILDER
NOT REDUCED:
This Title shall not be construed to relieve from or
lessen the responsibility of any person owning,
building, altering, constructing, moving, modify-
ing, or maintaining any structure or land use in the
City for damages to anyone injured or damaged
either in person or property by any defect therein;
nor shall the City of Renton, or any of its agents
thereof, be held as assuming such liability by rea-
son of permit, approval, inspection, certificate of
inspection or certificate of occupancy issued by
the City or any of its agents. (Ord. 2877, 9-9-1974)
C. DISCLAIMER OF LIABILITY:
The degree of hazard protection required by RMC
4-3-050, Critical Areas Regulations, is considered
reasonable for regulatory purposes and is based
on scientific and engineering considerations.
RMC 4-3-050 does not imply that land outside the
areas of special flood hazards or uses permitted
within such areas will be free from flooding or
flood damages. RMC 4-3-050 shall not create lia-
bility on the part of the City, any officer or em-
ployee thereof for damages that result from
reliance on this Section or any administrative de-
cision lawfully made hereunder. (Ord. 4835,
3-27-2000)
4-1-100 ENFORCEMENT:
A. PURPOSE:
The purpose of this Section is to promote compli-
ance with this Title by establishing enforcement
authority, defining violations, and setting stan-
dards for initiating the procedures set forth in
chapter 1-3 RMC, Remedies and Penalties, when
violations of this Title occur. The provisions of this
Title and any conditions associated with entitle-
ments approved by the City shall be diligently en-
forced in order to promote the City’s planning
efforts and to protect the public health, safety, and
welfare. A further intent of this Section is to en-
sure that no permit, license, or land use approval
is issued in conflict with the provisions of this Title.
(Ord. 4856, 8-21-2000; Amd. Ord. 5153,
9-26-2005)
B. RESPONSIBILITY AND AUTHORITY:
The Community and Economic Development Ad-
ministrator shall be authorized to enforce the pro-
visions of Title 4 of the Renton Municipal Code.
The Administrator shall also enforce any imple-
menting administrative rules, administration, and
approval conditions attached to any land use ap-
proval, through revocation or modification of per-
mits, or through the enforcement, penalty and
abatement provisions of chapter 1-3 RMC, Rem-
edies and Penalties. (Ord. 5153, 9-26-2005; Ord.
5676, 12-3-2012)
4-1-110A
(Revised 3/13)1 - 8
4-1-110 VIOLATIONS AND
PENALTIES:
A. VIOLATIONS:
Violations are illegal and are misdemeanors sub-
ject to the enforcement penalty and abatement
procedures of RMC 1-3-1 and 1-3-3. (Ord. 4346,
3-9-1992; Amd. Ord. 5153, 9-26-2005)
B. REMEDIES AND PENALTIES:
1. Stop Work Order: Any construction in vi-
olation of this Title, or any condition(s) im-
posed on a permit or license, may be subject
to the issuance of a “Stop Work Order.”
2. Refusal of Approvals:
a. The City shall not issue any permit or
grant any approval necessary to develop
any real property which has been di-
vided, or which has resulted from a divi-
sion, in violation of the provisions of the
Renton Municipal Code or state subdivi-
sion regulations.
b. No approval shall be granted for a
land use permit, land division, or building
permit for any parcel of land on which
there is a violation of any City or state law
or permit to use or development of the
property, unless such violations are ei-
ther corrected prior to application or are
required to be corrected as a condition of
approval.
c. The City shall not issue any permit or
grant any land use approval to any indi-
vidual or corporation that has not paid all
land use-related fines, penalties, permit
fees, or collections due to the City for any
previous infraction or criminal violation of
RMC Title 4.
3. Provisions of RMC 1-3-1: Any person
violating or failing to comply with any order
made hereunder shall be guilty of a misde-
meanor and punished pursuant to RMC
1-3-1.
4. Remedies Cumulative: All remedies
concerning this Title shall be cumulative and
not exclusive. The conviction and punish-
ment of any person hereunder shall not re-
lieve such person from the responsibility of
correcting prohibited conditions or removing
prohibited structures, signs, or improve-
ments, and shall not prevent the enforced
correction or removal thereof.
5. Recovery of Costs: Where any action or
activity is required to be taken by a person
under the provisions of this Title, the City Ad-
ministration may direct that in default of its
being done by the responsible party, such ac-
tion or activity shall be done at the expense of
the party in default and the City may recover
the expenses. (Ord. 4722, 5-11-1998; Amd.
Ord. 4856, 8-21-2000; Ord. 5153, 9-26-2005)
C. INITIATION OF PROCEEDINGS
AGAINST VIOLATION:
1. The City may initiate proceedings to re-
voke or modify any permit or land use ap-
proval it has issued;
2. An aggrieved party may file a request for
the City to initiate revocation or modification
proceedings, or suspend a permit, or land
use approval.
3. Regarding requests to inspect or review
active repair invoices, City code compliance
officers may enter an area that is open to the
public and request to see the active repair in-
voice or invoices for vehicles that are being
stored or that are present on or at a vehicle
service and repair facility. If the request is re-
fused, the vehicle service and repair facility
shall have forty-eight (48) hours from the time
that the request was made to take the active
repair invoice or invoices, and any other nec-
essary documents or information, to City Hall,
to the appropriate code compliance or City of-
ficial, for inspection or review.
If the vehicle service and repair facility fails to
comply with the request to inspect or review
the active repair invoice or invoices, there is a
presumption that the vehicle or vehicles are
being stored. (Ord. 5153, 9-26-2005; Ord.
5639, 12-12-2011)
D. AUTHORITY TO REVOKE OR MODIFY
A PERMIT OR LAND USE APPROVAL:
Authority to revoke or modify a permit or land use
approval shall be exercised by the approving
body, as follows:
4-1-140C
1 - 8.1 (Revised 3/13)
1. The City Council, after a recommenda-
tion from the Hearing Examiner, may revoke,
modify, or refuse to grant any preliminary
subdivision, zone reclassification or other ap-
proval issued by the Council or Hearing Ex-
aminer.
2. The Community and Economic Develop-
ment Administrator may, for cause, revoke or
modify any permit or other land use approval
issued by the Administrator. (Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
3. For purposes of this Section, cause to re-
voke or modify a permit or land use approval
shall mean that the permit or land use ap-
proval was obtained by fraud or by providing
inaccurate, incomplete, or misleading infor-
mation where the person holding the permit
fails to perform a condition precedent or sub-
sequent to the granting of the permit or land
use approval. (Ord. 5153, 9-26-2005)
E. CRITERIA FOR PERMIT
SUSPENSION, REVOCATION OR
MODIFICATION:
Any permit, or other land use approval issued by
the City pursuant to this Title, may be suspended,
revoked or modified on one or more of the follow-
ing grounds:
1. The approval was obtained by fraud;
2. The approval was based upon inaccu-
rate, incomplete or misleading information
provided by the applicant;
3. The holder of the permit or approval inter-
feres with the Administrator or any authorized
representative in the performance of his or
her duties related to the permit or approval; or
4. The holder of the permit or approval fails
to comply with any notice and order issued
pursuant to code compliance regulations;
5. The holder of the permit or approval fails
to comply with the condition precedent or
subsequent to the granting of the permit or
land use approval. (Ord. 5153, 9-26-2005)
F. APPEALS:
See RMC 4-8-110 for appeal process. (Ord.
5153, 9-26-2005)
4-1-120 SEVERABILITY:
If any provision of this Title or its application to any
person or property is held invalid by a court of
competent jurisdiction, the remainder of the Title
or the application of the provision to other per-
sons or circumstances shall not be affected. (Ord.
4522, 6-5-1995)
4-1-130 TITLE NOT EXCLUSIVE:
Nothing in this Title shall be construed to abro-
gate or impair the power of the City or any depart-
ment thereof to enforce any provision of its
Charter or its ordinances or regulations, nor to
prevent or punish violations thereof, and any
powers conferred by this Title shall be in addition
to and supplemental to powers conferred by other
laws, nor shall this Title be construed to impair or
limit in any way the power of the City to define and
declare nuisance and to cause their removal or
abatement by summary proceedings, or in any
manner provided by law. (Ord. 4546, 7-24-1995)
4-1-140 REFUND OF DEPARTMENT
OF COMMUNITY AND ECONOMIC
DEVELOPMENT FEES:
A. AUTHORITY TO REFUND FEES:
The Administrator may authorize the refunding of
all or a portion of the fees paid hereunder which
were erroneously paid or collected.
B. AMOUNT REFUNDED:
1. Land Use Permit Application Fee:
Based upon an evaluation of the amount of
work expended, the Administrator may au-
thorize the refunding of not more than eighty
percent (80%) of the permit fee paid when no
substantial processing work has been done
on the application.
2. Building and Public Works Applica-
tion Fees: The Administrator may authorize
the refunding of fees paid when an applica-
tion is withdrawn or cancelled before any sub-
stantial work effort has been expended.
C. METHOD OF OBTAINING REFUND
AND TIME:
The Administrator shall not authorize the refund-
ing of any fee paid except upon written application
filed by the original permittee not later than one
4-1-160A
(Revised 3/13)1 - 8.2
hundred eighty (180) days after the date of the fee
payment. (Ord. 5153, 9-26-2005; Ord. 5557,
10-18-2010; Ord. 5676, 12-3-2012)
4-1-150 (Repealed by Ord. 5509,
11-23-2009)
4-1-160 SCHOOL IMPACT
MITIGATION FEES:
A. FINDINGS AND AUTHORITY:
The City Council of the City of Renton (the “Coun-
cil”) hereby finds and determines that new growth
and development in the City of Renton will create
additional demand and need for school facilities,
and the Council finds that new growth and devel-
opment should pay a proportionate share of the
cost of new facilities needed to serve the new
growth and development.
Therefore, pursuant to Chapter 82.02 RCW, the
Council adopts this Section to assess school im-
pact fees for the Issaquah School District, the
Kent School District and the Renton School Dis-
trict. The provisions of this Section shall be liber-
ally construed in order to carry out the purposes
of the Council in establishing the school impact
fee program. (Ord. 5263, 3-5-2007)
B. DEFINITIONS:
The following words and terms shall have the fol-
lowing meanings for the purposes of this Section,
unless the context clearly requires otherwise.
Terms otherwise not defined herein shall be de-
fined pursuant to RCW 82.02.090, or given their
usual and customary meaning.
1. “Capital Facilities Plan” means each re-
spective school district’s Capital Facilities
Plan adopted by the School Board consisting
of:
a. A forecast of future needs for school
facilities based on the school district’s en-
rollment projections;
b. The long-range construction and
capital improvements projects of the
school district;
c. The schools under construction or
expansion;
d. The proposed locations and capaci-
ties of expanded or new school facilities;
e. At least a six (6) year Financing Plan
Component, updated as necessary to
maintain at least a six (6) year forecast
period, for financing needed school facil-
ities within projected funding levels, and
identifying sources of financing for such
purposes, including bond issues autho-
rized by the voters and projected bond is-
sues not yet authorized by the voters;
and
f. Any other long-range projects
planned by the school district.
2. “City” means the City of Renton, King
County, Washington.
3. “Classrooms” means educational facili-
ties of each respective school district re-
quired to house students for its basic
educational program. The classrooms are
those facilities the school district determines
are necessary to best serve its student popu-
lation. Specialized facilities as identified by
the school district, including but not limited to
gymnasiums, cafeterias, libraries, adminis-
trative offices, and child care centers, shall
not be counted as classrooms.
4. “Construction Cost Per Student” means
the estimated cost of construction of a perma-
nent school facility in the school district for the
grade span of school to be provided, as a
function of the school district’s design stan-
dard per grade span and taking into account
the requirements of students with special
needs.
5. “Design Standard” means the space re-
quired, by grade span, and taking into ac-
count the requirements of students with
special needs, which is needed in order to ful-
fill the educational goals of the school district
as identified in each respective school dis-
trict’s Capital Facilities Plan.
6. “Developer” means the person or entity
who owns or holds purchase options or other
development control over property for which
development activity is proposed.
7. “Development Activity” means any resi-
dential construction or expansion of a build-
4-1-160C
1 - 9 (Revised 2/15)
ing, structure or use; any change in use of a
building or structure; or any change in the use
of land that creates additional demand for
school facilities.
8. “Elderly” means a person aged sixty-two
(62) or older.
9. “Encumbered” means to reserve, set
aside, or otherwise earmark the school im-
pact fees in order to pay for commitments,
contractual obligations, or other liabilities in-
curred for public facilities.
10. “Fee Schedule” means the schedule set
forth as Attachment B to Ordinance 4808 in-
dicating the standard fee amount per dwelling
unit that shall be paid as a condition of resi-
dential development within the City.
11. “Grade Span” means the categories into
which a school district groups its grades of
students, i.e., elementary school, middle or
junior high school, and high school.
12. “Interlocal Agreement” means the interlo-
cal agreement by and between the City of
Renton and a school district as authorized in
subsection I of this Section.
13. “Permanent Facilities” means the facili-
ties of a school district with a fixed foundation
which are not relocatable facilities.
14. “Relocatable Facility” means any factory-
built structure, transportable in one or more
sections, that is designed to be used as an
education space and is needed to prevent the
overbuilding of school facilities to meet the
needs of service areas within a school dis-
trict, or to cover the gap between the time that
families move into new residential develop-
ments and the date that construction is com-
pleted on permanent school facilities.
15. “Relocatable Facilities Cost Per Student”
means the estimated cost of purchasing and
siting a relocatable facility in a school district
for the grade span of school to be provided,
as a function of a school district’s design stan-
dard per grade span, and taking into account
the requirements of students with special
needs.
16. “Site Cost Per Student” means the esti-
mated cost of a site in a school district for the
grade span of school to be provided, as a
function of the school district’s design stan-
dard per grade span, and taking into account
the requirements of students with special
needs.
17. “Standard of Service” means the standard
adopted by a school district which identifies
the program year, the class size by grade
span, and taking into account the require-
ments of students with special needs, the
number of classrooms, the types of facilities
the school district believes will best serve its
student population, and other factors as iden-
tified by a school district. The school district’s
standard of service shall not be adjusted for
any portion of the classrooms housed in relo-
catable facilities which are used as transi-
tional facilities or for any specialized facilities
housed in relocatable facilities. Except as
otherwise defined by the School Board pur-
suant to a Board resolution, “transitional facil-
ities” shall mean those facilities that are used
to cover the time required for the construction
of permanent facilities; provided, that the
school district has the necessary financial
commitments in place to complete the perma-
nent facilities called for in the school district’s
Capital Facilities Plan.
18. “Student Factor” means the number de-
rived by the school district to describe how
many students of each grade span are ex-
pected to be generated by a dwelling unit.
Student factors shall be based on a school
district’s record of average actual student
generation rates for new developments con-
structed over a period of not more than five
(5) years prior to the date of the fee calcula-
tion; provided, that if such information is not
available in the school district, data from ad-
jacent districts, districts with similar demo-
graphics, or countywide averages may be
used. Student factors must be separately de-
termined for single family and multi-family
dwelling units, and for grade spans.
C. SCHOOL IMPACT FEE PROGRAM
ELEMENTS:
1. School impact fees will be assessed on
all residential development activity in that
portion of the City located within each respec-
tive school district’s boundaries based on the
provisions of subsection E of this Section.
4-1-160D
(Revised 2/15)1 - 10
2. The school impact fee imposed shall be
reasonably related to the impact caused by
the development and shall not exceed a pro-
portionate share of the cost of system im-
provements that are reasonably related to the
development.
3. The school impact fee shall be based on
a Capital Facilities Plan developed by the ap-
propriate school district and approved by the
School Board, and adopted by reference by
the City as part of the Capital Facilities Ele-
ment of the City’s Comprehensive Plan.
D. SCHOOL IMPACT FEE
CALCULATIONS:
1. Separate fees shall be calculated for sin-
gle family and multi-family dwelling units, and
separate student generation rates must be
determined by each school district for each
type of dwelling unit. For purposes of this
Section, mobile homes shall be treated as
single family dwelling units and duplexes
shall be treated as multi-family dwelling units.
2. The fee calculations shall be made on a
district-wide basis to assure maximum utiliza-
tion of all school facilities in a school district
currently used for instructional purposes.
3. The formula in Attachment A to Ordi-
nance 4808 provides a credit for the antici-
pated tax contributions that would be made
by the development based on historical levels
of voter support for bond issues in a school
district.
4. Each school district may provide a credit
for school sites or facilities actually provided
by a developer which that school district finds
to be acceptable as provided for in subsec-
tion F of this Section.
5. The City Council may adjust the fee cal-
culated under this subsection, as it sees fit to
take into account local conditions such as,
but not limited to, price differentials through-
out each respective school district in the cost
of new housing, school occupancy levels,
and the percent of each school district’s Cap-
ital Facilities Budget, which will be expended
locally. The City Council establishes the fol-
lowing fees:
(Ord. 5194, 1-23-2006; Ord. 5263, 3-5-2007; Ord.
5317, 11-19-2007; Ord. 5442, 1-12-2009; Ord.
5514, 12-14-2009; Ord. 5532, 3-8-2010; Ord.
5557, 10-18-2010; Ord. 5594, 3-21-2011; Ord.
5689, 5-20-2013; Ord. 5701, 12-9-2013; Ord.
5738, 12-1-2014)
E. ASSESSMENT OF SCHOOL IMPACT
FEES:
1. The City shall collect school impact fees,
established by this Section as adjusted from
time to time, from any applicant seeking
building permit approval from the City for
dwelling units located within each respective
school district’s boundaries.
2. For any fee that has been paid through
King County, the remainder of the school im-
pact fees shall be assessed and collected
from the lot owner at the time the building per-
mits are issued, using the fee schedule then
in effect. If no payment was made through
King County, then the entire fee will be due
and owing at the time building permits are is-
sued.
3. For all new dwelling units, the total
amount of the school impact fees shall be as-
sessed and collected from the applicant at
the time of building permit issuance, using the
fee schedule in effect at the time a complete
application for the building permit is submit-
ted. No permit shall be issued until the re-
quired school impact fees set forth in the fee
schedule have been paid. (Ord. 5749, 1-12-
2015)
4. a. Waiver: If any applicant, owner, or
developer fails to identify any error, mis-
calculation, misclassification of the type
of dwelling unit, or erroneous assess-
ment at the time that the school impact
fee is assessed, any claim other than for
a refund of school impact fees and re-
Single Family
Fee Amount
Multi-Family and
Accessory
Dwelling Unit Fee
Amount
Issaquah
School District
$4,560.00 $1,458.00
Kent School
District
$5,486.00 $3,378.00
Renton School
District
$5,541.00 $1,360.00
4-1-160E
1 - 10a (Revised 2/15)
lated interest earned on the same school
impact fees shall be permanently waived.
Strict compliance is required under this
subsection.
(Revised 2/15)1 - 10b
This page left intentionally blank.
4-1-160F
1 - 10.1 (Revised 7/13)
b. Payment under Protest: If an appli-
cant, owner, or developer identifies an er-
ror, miscalculation, misclassification of
the type of dwelling unit, or erroneous as-
sessment at the time that the school im-
pact fee is assessed, that applicant,
owner, or developer may pay the school
impact fee under protest in order to ob-
tain a permit or other related approval of
development activity. Payment under
protest automatically results in the
scheduling of an administrative hearing,
unless withdrawn by the applicant,
owner, or developer.
c. Appeal after Payment under Pro-
test: Based on principles of fairness and
due process, if an applicant, owner, or
developer identifies an error, miscalcula-
tion, misclassification of the type of dwell-
ing unit, or erroneous assessment at the
time that the school impact fee is
assessed, that applicant, owner, or
developer may have an administrative
hearing before the Administrator, within
fourteen (14) calendar days of the date
that payment was made under protest.
The standard of proof shall be by a pre-
ponderance of the evidence. If the appli-
cant, owner, or developer wants to
appeal the Administrator’s oral or written
decision, the applicant, owner, or devel-
oper may request an appeal by filing that
request with the Renton City Clerk, within
seven (7) calendar days of the Adminis-
trator’s decision. The appeal shall be
based solely on the record, before the
Hearing Examiner using the clearly erro-
neous standard of review. There are no
additional appeals. (Ord. 5532, 3-8-2010;
Ord. 5690, 5-20-2013)
F. EXEMPTIONS AND CREDITS:
1. The following shall be exempt from the
application of school impact fees:
a. Any form of housing exclusively for
the elderly, including nursing homes and
retirement centers, so long as these uses
are maintained in perpetuity and the nec-
essary covenants or declarations of re-
strictions are recorded on the property to
ensure that no children will reside in the
development; or
b. The replacement of the same num-
ber of dwelling units at the same site or
lot when such replacement occurs within
twelve (12) months of the demolition or
destruction of the prior structure; or
c. Alterations or expansion or enlarge-
ment or remodeling or rehabilitation or
conversion of an existing dwelling unit
where no additional units are created and
the use is not changed; or
d. Any development activity that is ex-
empt from the payment of a school im-
pact fee pursuant to RCW 82.02.100,
due to mitigation of the same system im-
provement under the State Environmen-
tal Policy Act; or
e. Any development activity for which
school impacts have been mitigated by
the payment of fees, dedication of land,
or construction or improvement of school
facilities pursuant to a preliminary plat or
PUD approval prior to the effective date
of Ordinance 4808, unless the terms of
the plat or PUD approval provide other-
wise; or
f. Any development activity for which
school impacts have been mitigated by
the payment of fees, dedication of land,
or construction or improvement of school
facilities pursuant to a voluntary agree-
ment entered into with a District prior to
the effective date of Ordinance 4808, un-
less the terms of the agreement provide
otherwise.
2. Any credit shall be the responsibility of
the respective school district, and shall be in-
dependent of the fees collected by the City.
The burden of establishing such credit shall
be on the party seeking the credit. Proof un-
der subsection (F)(3) of this Section shall in-
clude such things as a receipt or cancelled
check.
3. After the effective date of Ordinance
4808, and if the development activity is not
exempt from school impact fees pursuant to
subsection (F)(1) of this Section, the devel-
oper shall receive a credit from the appropri-
ate school district for any payment made for
the lot or development activity in question, ei-
ther as a condition of development approval
4-1-160F
(Revised 7/13)1 - 10.2
or pursuant to the terms of a voluntary mitiga-
tion agreement. The fee amount due on the
development activity shall be reduced by the
amount of the credit.
4. After the effective date of Ordinance
4808, the developer can request that a credit
or credits be awarded by the appropriate
school district for the value of dedicated land,
improvements, or construction provided by
the developer. The school district shall first
determine the general suitability of the land,
4-1-160G
1 - 11 (Revised 8/12)
improvements, and/or construction for that
school district’s purposes. Second, the
school district shall determine whether the
land, improvements, and/or the facility con-
structed are included within that school dis-
trict’s adopted Capital Facilities Plan or the
Board of Directors for that school district may
make the finding that such land, improve-
ments, and/or facilities would serve the goals
and objectives of the Capital Facilities Plan of
the school district. The school district shall
forward its determination to the City, including
cases where the school district determines
that the dedicated land, improvements,
and/or construction are not suitable for the
school district’s purposes.
5. For each request for a credit or credits, if
appropriate, the school district shall select an
appraiser from a list of independent apprais-
ers. The appraiser shall be directed to deter-
mine for the school district the value of the
dedicated land, improvements, or construc-
tion provided by the developer on a case-by-
case basis. The developer shall pay for the
cost of the appraisal.
6. After receiving the appraisal, the school
district shall provide the developer with a let-
ter or certificate setting forth the dollar
amount of the credit, the reason for the credit,
where applicable, the legal description of the
site donated, and the legal description or
other adequate description of the project or
development to which the credit may be ap-
plied. The applicant must sign and date such
letter or certificate indicating his/her agree-
ment to the terms of the letter or certificate,
and return such signed document to the ap-
propriate school district, before the City will
award the school impact fee credit. The fail-
ure of the applicant to sign, date, and return
such document within sixty (60) calendar
days shall nullify the credit.
7. Any claim for credit must be made no
later than twenty (20) calendar days after the
submission of an application for a building
permit.
G. APPEALS AND INDEPENDENT
CALCULATIONS:
1. After the City has collected fees under
this Section, the school district may adjust the
amount of the school impact fee assessed if
one of the following circumstances exist; pro-
vided, that the developer can demonstrate to
the appropriate school district’s satisfaction
that the discount fails to ameliorate for the un-
fairness of the fee:
a. The developer demonstrates to the
appropriate school district’s satisfaction
that a school impact fee assessment was
incorrectly assessed; or
b. Unusual and unique circumstances
identified by the developer demonstrate
that if the standard school impact fee
amount were applied to the development,
it would be unfair, unjust or unlawful.
2. Requests for fee adjustments, and the
administrative appeals process for the appeal
of a school impact fee, shall follow the pro-
cess for the appeal of the underlying develop-
ment application. Each school district shall
provide staffing and legal assistance for such
an appeal consistent with the Interlocal
Agreement between the City and the respec-
tive school district, as that Agreement may be
amended from time to time.
3. A developer may provide studies and
data to demonstrate that any particular factor
used by a school district may not be appropri-
ately applied to the development proposal,
but the school district’s data shall be pre-
sumed valid unless clearly demonstrated to
be otherwise by the developer. The devel-
oper shall pay for the cost of the studies and
data, and must demonstrate to the respective
school district’s satisfaction that the discount
fails to adjust for the error in the fee.
4. Any appeal of the decision of the Hearing
Examiner with regard to fee amounts shall
follow the appeals process for the underlying
development application and not be subject
to a separate appeal process. Any errors
identified as a result of an appeal should be
referred to the Council for possible modifica-
tion.
5. School impact fees may be paid under
protest, in order to obtain a permit or other
approval of development activity.
4-1-160H
(Revised 8/12)1 - 12
H. THE SCHOOL IMPACT FEE
ACCOUNT, USES OF SCHOOL IMPACT
FEES, AND REFUNDS:
1. School impact fee receipts shall be ini-
tially deposited into a City fund created under
subsection L of this Section. When sufficient
funds have accumulated to make transfer of
those funds to the appropriate school district
advisable, the Administrative Services De-
partment shall make such transfer. Such
funds shall be transferred not less than quar-
terly, if the balance in the fund is more than
five thousand dollars ($5,000.00). School im-
pact fee receipts shall be earmarked specifi-
cally and retained in a special interest-
bearing account established by each school
district solely for that school district’s school
impact fees as provided for in subsection J of
this Section. All interest shall be retained in
the account and expended for the purpose or
purposes identified in subsection (H)(2) of
this Section. Annually, the City shall provide
accounting records to each school district
and each school district shall prepare a report
on school impact fees showing the source
and amount of all monies collected, earned or
received, and capital or system improve-
ments that were financed in whole or in part
by school impact fees.
2. School impact fees for a school district’s
system improvements shall be expended by
the respective school districts for capital im-
provements including but not limited to school
planning; land acquisition; site improve-
ments; necessary off-site improvements;
construction, engineering, architectural, per-
mitting, financing, and administrative ex-
penses; relocatable facilities, capital
equipment pertaining to educational facilities;
and any other expenses which could be cap-
italized, and which are consistent with the re-
spective school district’s Capital Facilities
Plan.
3. In the event that bonds or similar debt in-
struments are issued for the advanced provi-
sion of capital facilities for which school
impact fees may be expended and where
consistent with the provisions of the bond
covenants, school impact fees may be used
to pay debt service on such bonds or similar
debt instruments to the extent that the facili-
ties or improvements provided are consistent
with the requirements of this Section.
4. School impact fees shall be expended or
encumbered within six (6) years of receipt,
unless the Council identifies in written find-
ings extraordinary and compelling reason or
reasons for a school district to hold the fees
beyond the six (6) year period. A school dis-
trict may petition the Council for an extension
of the six (6) year period and that school dis-
trict must set forth any such extraordinary or
compelling reason or reasons in its petition.
Where the Council identifies the reason or
reasons in written findings, the Council shall
establish the period of time within which the
school impact fees shall be expended or en-
cumbered, after consultation with the petition-
ing school district.
5. The current owner of property on which a
school impact fee has been paid may receive
a refund of such fees if the school impact fees
have not been expended or encumbered
within six (6) years of receipt of the funds by
the City, except as provided for in subsection
(H)(4) of this Section. In determining whether
school impact fees have been encumbered,
school impact fees shall be considered en-
cumbered on a first-in, first-out basis. The re-
spective school district shall notify potential
claimants by first-class mail deposited with
the United States Postal Service addressed
to the owner of the property as shown in the
King County property tax records.
6. An owner’s request for a refund must be
submitted to the City, in writing, within one
year of the date the right to claim the refund
arises or the date that notice is given, which-
ever date is later. Any school impact fees that
are not expended or encumbered within the
limitations in subsection (H)(4) of this Sec-
tion, and for which no application for a refund
has been made within this one year period,
shall be retained and expended consistent
with the provisions of this Section. Refunds of
school impact fees shall include any interest
earned on the school impact fees, less five
percent (5%) for administrative costs.
7. Should the City seek to terminate any or
all school impact fee requirements, all unex-
pended or unencumbered funds, including in-
terest earned, shall be refunded to the current
owner of the property for which a school im-
4-1-160J
1 - 13 (Revised 2/15)
pact fee was paid. Upon the finding that any
or all fee requirements are to be terminated,
the City shall place notice of such termination
and the availability of refunds in a newspaper
of general circulation at least two (2) times,
and shall notify all potential claimants by first-
class mail addressed to the owner of the
property as shown in the King County prop-
erty tax records. All funds available for refund
shall be retained for a period of one year. At
the end of one year, any remaining funds
shall be retained by the City, but must be ex-
pended for the respective school district, con-
sistent with the provisions of this Section. The
notice requirement set forth above shall not
apply if there are no unexpended or unen-
cumbered balances within the account or ac-
counts being terminated.
8. A developer may request and shall re-
ceive a refund, including interest earned on
school impact fees, when:
a. The developer does not proceed to
finalize the development activity as re-
quired by statute or City Code or the In-
ternational Building Code; and
b. No impact on the school district has
resulted. “Impact” shall be deemed to in-
clude cases where the respective school
district has expended or encumbered the
school impact fees in good faith prior to
the application for a refund. In the event
that a school district has expended or en-
cumbered the fees in good faith, no re-
fund shall be forthcoming. However, if
within a period of three (3) years the
same or subsequent owner of the prop-
erty proceeds with the same or substan-
tially similar development activity, the
owner shall be eligible for a credit. The
owner must petition the City and provide
receipts of school impact fees paid by the
owner for a development of the same or
substantially similar nature on the same
property or some portion thereof. The
City shall determine whether to grant a
credit, and such determinations may be
appealed by following the procedures set
forth in subsection G of this Section.
9. Interest due upon the refund of school
impact fees required by this Section shall be
calculated according to the average rate re-
ceived by the City or the respective school
districts on invested funds throughout the pe-
riod during which the fees were retained and
paid by the governmental entity controlling
the funds and receiving the interest.
I. INTERLOCAL AGREEMENT:
1. The Mayor is authorized to execute, on
behalf of the City, an Interlocal Agreement for
the collection, expenditure, and reporting of
school impact fees; provided, that such Inter-
local Agreement complies with the provisions
of this Section.
2. Each school district shall establish a
School Impact Fee Account with the Office of
the King County Treasurer, who serves as the
Treasurer for each school district. The Ac-
count shall be an interest-bearing account,
and the school impact fees received shall be
prudently invested in a manner consistent
with the investment policies of the respective
school districts.
3. For administrative convenience while
processing the fee payments, school impact
fees may be initially deposited in the City ac-
count known as the “Issaquah School District
Impact Fee Fund,” the “Kent School District
Impact Fee Fund,” and the “Renton School
District Impact Fee Fund,” with interest
earned retained by the respective school dis-
trict for which the monies are held. As soon
as advisable, the City shall deposit the school
impact fees collected for each respective
school district in that school district’s School
Impact Fee Account.
4. The City shall retain five percent (5%) of
all fees collected to pay for its costs in admin-
istering this Section.
J. ADOPTION OF EACH SCHOOL
DISTRICT’S CAPITAL FACILITIES PLAN
AND SUBMISSION OF THE ANNUAL
UPDATES AND REPORT AND DATA:
1. Renton adopts the following capital facil-
ities plans by reference as part of the Capital
Facilities Element of Renton’s Comprehen-
sive Plan:
a. The Issaquah School District No. 411
2014 Capital Facilities Plan;
4-1-160K
(Revised 2/15)1 - 14/18
b. The Kent School District No. 415
2014/2015 – 2019/2020 Capital Facilities
Plan; and
c. The Renton School District No. 403
2014 – 2020 Capital Facilities Plan.
2. On an annual basis, each school district
shall submit the following materials to the
City:
a. The annual update of the school dis-
trict’s Capital Facilities Plan; and
b. An annual report on the School Im-
pact Fee Account, showing the source
and amount of all monies collected,
earned, or received, and the public im-
provements that were financed in whole
or in part by school impact fees. (Ord.
5194, 1-23-2006; Ord. 5263, 3-5-2007;
Ord. 5317, 11-19-2007; Ord. 5442,
1-12-2009; Ord. 5514, 12-14-2009; Ord.
5689, 5-20-2013; Ord. 5701, 12-9-2013;
Ord. 5738, 12-1-2014)
K. REVIEW:
The school impact fee schedule established in
this Section shall be reviewed and updated by the
Council on an annual basis after the Council re-
ceives the school district’s Plan and data required
under subsection J of this Section. The review
may occur in conjunction with the annual update
of the Capital Facilities Element of the City’s
Comprehensive Plan.
L. SPECIAL FUNDS CREATED:
There are hereby created or exist three (3) spe-
cial City funds known as the “Issaquah School
District Impact Fee Fund,” the “Kent School Dis-
trict Impact Fee Fund” and the “Renton School
District Impact Fee Fund” into which all school im-
pact mitigation fees will be deposited. (Ord. 5263,
3-5-2007)
M. CITY NOT RESPONSIBLE:
The City will use its best reasonable efforts to col-
lect such school impact fees during its ordinary
administrative process, such fees as are due un-
der this Section and consistent with the Interlocal
Agreement between the City and the respective
school district, as that Agreement may be
amended from time to time, but the City shall not
be responsible or liable to any school district for
failure to collect such fees.
N. SEVERABILITY:
If any portion of this Section is found to be invalid
or unenforceable for any reason, such finding
shall not affect the validity or enforceability of any
other subsection of this Section. (Ord. 4808,
11-1-1999; Ord. 5657, 4-23-2012)
4-1-180A
1 - 19 (Revised 8/14)
4-1-170 (Repealed by Ord. 5676,
12-3-2012)
4-1-180 CHARGES FOR EQUITABLE
SHARE OF PUBLIC WORKS
FACILITIES:
Owners of properties to which improvements are
being proposed that have not been assessed or
charged an equitable share of the cost of public
works facilities, such as water systems, sanitary
sewer systems, storm water systems, and street
improvements including signalization and light-
ing, shall be subject to one or more of the charges
listed in the City of Renton Fee Schedule Bro-
chure. Any fees triggered by improvements or de-
velopment, as detailed in this Section, are due
and payable at the first of the following instances:
• Prior to the issuance of a Public Works Con-
struction Permit; or
• Prior to the recording of a single family resi-
dential plat or single family residential short
plat; or
• Prior to the issuance of a building permit.
• In all cases, prior to the issuance of a certifi-
cate of occupancy (either temporary or final).
All of the following charges shall be paid into the
appropriate utility or street fund except that any
fees collected under a private latecomer’s agree-
ment shall be passed on to the holder of the
agreement with the applicable fees paid to the ap-
propriate utility or street fund.
A. PRIVATELY HELD LATECOMER’S
FEES AND SPECIAL ASSESSMENT
DISTRICT (FORMERLY KNOWN AS CITY
HELD LATECOMER’S) FEES:
1. Applicability of Privately Held Late-
comer’s Fee: The City has the discretionary
power, as detailed in chapter 9-5 RMC, to
grant street latecomer’s agreements to devel-
opers and owners for the reimbursement of a
pro rata portion of street improvements in-
cluding signalization and lighting they install
and turn over to the City. The City shall grant
utility latecomer’s agreements for the reim-
bursement of a pro rata portion of utility sys-
tems such as water, sanitary sewer or storm
sewer, if all conditions are met. For purposes
of this section, both utility and street late-
comer’s agreements shall be collectively re-
ferred to as “latecomer’s agreements.” (Ord.
5718, 6-23-2014)
2. Applicability of Special Assessment
District Fee: The special assessment charge
is a fee that enables the City to recover a pro
rata portion of the original costs of public
works improvements (water systems, sani-
tary sewer systems, storm water systems,
and street improvements including signaliza-
tion and lighting) from the owners of property
who would benefit from future connections to,
or future users of, improvements to the City’s
infrastructure that were not installed by LIDs
or by a private developer under a latecomer
agreement. The imposition, collection, pay-
ment and other specifics concerning these
charges are detailed in chapter 9-16 RMC,
Special Assessment Districts. Interest may
be charged pursuant to RMC 9-16-6, Pay-
ments to City.
3. Exemptions for Latecomer’s or Spe-
cial Assessment District Fees:
a. Segregation of Fees: The City may
grant segregation of private developer
latecomer’s fees or special assessment
district fees on large parcels of land per
subsection C of this Section.
b. Relief Due to Two (2) Similar Facil-
ities: The Public Works Administrator will
consider relieving a parcel of a late-
comer’s or special assessment district
fee/assessment if the property has a ben-
efit from either (but not both) of two (2)
similar facilities. The Public Works Ad-
ministrator will make the decision based
on engineering and policy decisions as to
which facility(ies) benefit and/or are uti-
lized by the parcel. The assessment due
would be that associated with the utilized
facility. If there are no sound engineering
or policy reasons that indicate one facility
over the other, the City shall give the ap-
plicant the choice of facilities to utilize.
(Ord. 5450, 3-2-2009)
c. Relief Due to Future Subdivision:
At the time the latecomer’s agreement or
special assessment district is formed,
and as a condition of the latecomer’s
4-1-180B
(Revised 8/14)1 - 20
agreement or special assessment dis-
trict, the City may require that the assess-
ment against a parcel be divided such
that a single family residential connection
will be assessed based upon the size of
a typical single family residential lot in
that area. The remainder of the cost at-
tributed to said site will be due at such
time as the parcel develops further either
by subdivision or increased density. In
the case of a special assessment district,
interest will continue to accrue on the re-
maining portion of the assessment.
d. Reallocation of Assessment Due
to Subdivision of Property: The Public
Works Administrator will consider reallo-
cation of the latecomer’s assessment or
the special assessment if a property is
subdivided for any purpose other than
single family use. Reallocation may be
granted based upon front footage, area,
or other equitable means. Consideration
may be given to adjusting the assess-
ment between the new parcels, based
upon value of benefit from the improve-
ments, such that two (2) similar parcels
may pay different amounts because one
receives more benefit. (Ord. 5450,
3-2-2009)
B. SYSTEM DEVELOPMENT CHARGES
(SDC) – WATER, WASTEWATER, AND
STORM WATER:
The City has authority under RCW 35.92.025 to
impose charges, which are commonly referred to
as “system development charges,” on property
owners in order that said property owners shall
bear their equitable cost share of the City’s utility
system(s).
1. Applicability of System Development
Charge: The system development charge is
hereby imposed against properties and, by
inference, the owners of said properties that
are benefiting from and/or increasing the
level of usage of the City’s utility systems.
Said property owner(s) shall pay, prior to con-
nection to or benefit from a City utility system,
the system development charge associated
with that utility as detailed in the City of
Renton Fee Schedule Brochure. A parcel
may benefit from a City utility system during
the development or redevelopment of the
property with or without a connection to an
established facility. Therefore, the system de-
velopment charge for a utility may be trig-
gered without a physical connection to an
existing facility.
a. “Utility system” shall mean:
• The sanitary sewer system, including
but not limited to lift stations, force
mains, interceptors and other sewer
mains.
• The storm water system, including
but not limited to flow control or water
quality facilities, flood hazard reduc-
tion improvements, lift stations, force
mains, interceptors, and other storm
water storage, treatment, collection
and conveyance systems used for
management of storm water runoff.
• The water system, including but not
limited to wells, pump stations, water
treatment facilities, reservoirs and
water mains.
b. The phrase “increasing the level of
usage of a City utility system(s),” as used
in this Section, shall mean any of the fol-
lowing:
•First Time Service Connection or
Benefit: Any property that is con-
necting to or benefiting from a
Renton utility system for the first time
(including but not limited to new con-
struction, conversion from private
well, or conversion from septic sys-
tem).
• Property that is being improved, de-
veloped, redeveloped, or subdivided
and as part of said action has in-
stalled an additional water meter(s),
has installed a larger water meter(s)
or creates additional impervious sur-
face (for the purpose of this code,
conversion of a gravel area to as-
phalt, concrete, or other impervious
surface shall be considered addi-
tional impervious surface).
c. The basis for the charge of system
development charges shall be:
4-1-180B
1 - 20.1 (Revised 8/14)
•Storm Water: The addition of any
new impervious surface to properties
will require payment of the system
development charge for storm water
for the additional new impervious
surface only. If a property is making a
(Revised 8/14)1 - 20.2
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4-1-180B
1 - 21 (Revised 3/13)
connection for the first time to a
storm water system, it will only re-
quire payment of the system devel-
opment charge for storm water for
the impervious surface tributary to
the point of connection. Any rebuild-
ing, change in use or additions to
property that does not create addi-
tional impervious surface or does not
cause a first time connection to be
made will not require payment of the
system development charge for
storm water.
New single family development will
pay based upon a flat rate per dwell-
ing unit. Existing single family devel-
opment that has previously
connected will pay based upon
square foot of additional impervious
surface. Existing single family devel-
opment that is connecting for the first
time will pay based upon a flat rate
per dwelling unit. Commercial and
multi-family development will pay
based upon square foot of additional
impervious surface.
•Wastewater: The addition of a new
domestic water meter, increasing the
size of an existing domestic water
meter, conversion of a non-domestic
water meter to domestic use, or the
first time connection of a property to
the sanitary sewer system will re-
quire payment of the system devel-
opment charge. For each additional
domestic meter installed, the charge
shall be based upon the size of the
additional meter(s). For each in-
creased domestic meter, the charge
shall be for the size of the new do-
mestic meter minus the charge for
the domestic meter being replaced.
For the conversion of a non-domestic
water meter to domestic use, the
charge will be based upon the size of
the meter converted to domestic use.
For the first time connection of an ex-
isting developed property to the
sewer system, the charge shall be
based upon the size of the domestic
meters for the property.
•Water: The addition of a new domes-
tic or irrigation water meter, increas-
ing the size of an existing water
meter, or the addition of a service for
fire protection will require the pay-
ment of the system development
charge. For each additional meter in-
stalled, the charge shall be based
upon the size of the additional
meter(s). For each increase in meter
size, the charge shall be for the size
of the new meter minus the charge
for the meter being replaced. For the
addition or increase in size of a ser-
vice for fire protection, the charge
shall be based upon the size of the
fire service (NOT the size of the de-
tector bypass meter).
d. Charges Not Refunded for a Re-
duction In Service: System develop-
ment charges will not be refunded if the
service basis, as described above, is re-
duced. The service level, prior to reduc-
tion, may be considered as existing level
of service as described below.
e. Existing Level of Service: The ex-
isting level of service shall be the base-
line for any additional system
development charges. Said baseline
level of service shall be determined by
existing connections; existing size, type
and number of water meters; and existing
impervious surfaces. When a previously
developed property has participated in
demolition of existing improvements,
then the baseline level of service shall be
the highest level of developed condition
within the five (5) year period preceding
the date of application. Any development
of the property that has been removed for
more than five (5) years shall not be con-
sidered when calculating additional fees.
For demolished impervious surfaces, the
City reserves the right to utilize construc-
tion drawings, aerial photos, or topo-
graphic maps to best determine square
footage of impervious surface prior to
demolition.
For storm water, when increasing the
level of density of single family by the ad-
dition of units or redevelopment to com-
mercial or multi-family, the existing level
of service baseline shall be as follows:
when the existing level of service is sin-
gle family and the proposed service is
4-1-180B
(Revised 3/13)1 - 22
single family, the baseline shall be exist-
ing dwelling units. When the existing
level of service is single family and the
proposed service is other than single
family, the baseline shall be the square
footage equivalent of the existing dwell-
ing units.
For example, if a property owner re-
moved all improvements from a two (2)
acre parcel that had a one-inch (1") do-
mestic water meter, a one-inch (1") irriga-
tion water meter, was connected to
sanitary sewer, and was fifty percent
(50%) impervious and that parcel sat va-
cant for two (2) years, those improve-
ments would be considered when
calculating additional system develop-
ment charges.
Exceptions:
The addition of an irrigation meter only
for an existing single family residential
dwelling will not trigger a system devel-
opment charge for water or sewer.
The addition of a second domestic meter
to an existing duplex in order to divide
consumption for billing purposes will not
trigger a system development charge.
Improvements to existing single family
residential units that have had the system
development charge for storm water paid
per dwelling unit shall be exempt from
charges for additional impervious sur-
faces unless the additional impervious
surface is created by the addition of sin-
gle family units or by development other
than single family.
Improvements to existing single family
residential units such as additions that
are less than five hundred (500) square
feet of new impervious surface are ex-
empt from the system development
charge for storm water unless a new con-
nection to the Renton storm water sys-
tem is proposed or required as part of the
permit application.
2. Exemptions to System Development
Charge:
a. Installation of an Irrigation Meter
Solely for the Purpose of Providing Ir-
rigation Water to City Right-of-Way: In-
stallation of a water meter solely for the
purpose of providing irrigation water to
City right-of-way is exempted from the
system development charge.
b. Exemption for City-Owned Prop-
erty: No system development charge will
be collected on City-owned properties.
The benefits to the utility from the use of
other City properties such as utility ease-
ments, lift stations and other benefits off-
set the amount of the system
development charge.
c. Storm Water Exemption for Infil-
tration Facility: Developments that infil-
trate or contain on site one hundred
percent (100%) of the on-site storm water
runoff volume from a one hundred (100)
year storm are exempt from the storm
water system development charge. For
the application of this credit, the
owner/developer must use the current
design criteria to show that the infiltration
facility will infiltrate all of the volume of
runoff produced from the site during the
one hundred (100) year storm.
For purposes of this code, “on-site” in-
cludes all land within the boundary of the
development. If the development benefits
from the City storm water system be-
cause the city system provides drainage
for any of the lots, tracts, roadways, etc.,
within the development, it will not qualify
for this exemption.
If a development that is granted an ex-
emption under this Section discharges
water off-site during a one hundred (100)
year storm or less, the development shall
be required to make corrections or im-
provements to the on-site system such
that it will infiltrate up to the one hundred
(100) year storm. If, in the future, the de-
velopment can no longer infiltrate one
hundred percent (100%) of the on-site
storm water runoff from a one hundred
(100) year storm, the system develop-
ment charge shall be due and payable as
4-1-180C
1 - 23 (Revised 3/13)
a condition of the connection to or utiliza-
tion of the City’s storm water system.
Nothing in this Section shall relieve the
property owner(s) from complying with
the City’s current flow control and water
quality treatment standards at the time
the development converts from one hun-
dred percent (100%) infiltration to use of
the City storm system. When a develop-
ment is converted from one hundred per-
cent (100%) infiltration to use of the City
storm system, the storm water manage-
ment standards used shall consider the
existing conditions prior to the property
being developed under the one hundred
percent (100%) infiltration exemption and
the developed conditions at the time the
conversion is made.
There may be certain areas within the
City that partially or completely prohibit
the use of infiltration facilities. If a current
or future code or standard prohibits or
limits the use of infiltration facilities to any
level below the one hundred (100) year
storm, the development will not qualify for
this exemption.
d. Storm Water Exemption for Direct
Discharge to Lake Washington: Devel-
opments with property directly abutting
the Lake Washington shoreline that di-
rect discharges one hundred percent
(100%) of the on-site storm water runoff
to the lake through their own private
storm system located solely on the devel-
opment property(ies) are exempt from
the storm water system development
charge. If the development benefits from
the City storm water system because the
city system provides drainage for any of
the lots, tracts, roadways, etc., within the
development, it will not qualify for this ex-
emption. Any direct discharge to waters
or natural drainage courses other than
Lake Washington will not qualify for this
exemption. (Ord. 5678, 12-3-2012)
C. SEGREGATION CRITERIA AND
RULES:
Except for parcels being developed for single
family use, the ability exists for the segregation of
special assessment district, and/or latecomer’s
charges (if permitted by the latecomer’s agree-
ment) if there is partial development of a large
parcel of property. This segregation shall be
based on the following criteria and rules:
1. Segregation by Plat or Short Plat:
Charges shall be determined on the basis of
the specific platted properties being devel-
oped regardless of the parcel size. Unplatted
or large-platted parcels may be platted or
short-platted prior to development, in which
case the special assessment district, and/or
latecomer’s charge will be applied to the spe-
cific platted lots being developed.
2. Segregation by Administrative Deter-
mination: For the partial development of a
large tract of property, the owner may apply
for a segregation of the special assessment
district, and/or latecomer’s charge(s) for the
specific portion of the property to be devel-
oped. The burden of establishing the segre-
gation by legal description, number of units,
and map would be on the party owing the fee
and not the City. The following criteria shall
determine the segregation of fees:
a. Provisions: This provision shall ap-
ply to all developments with the excep-
tion of single family residential home
developments.
b. Segregation of Fees: The segrega-
tion of fees shall be by formal, written
agreement, including a legal description
approved by the City, which shall be re-
corded as a restrictive covenant running
with the land. The restrictive covenant
shall list the percentage of the special as-
sessment district, and/or latecomer’s
charge fee that has been paid for the
property. The applicant shall also include
a detailed plan, drafted to current
adopted City standards, of the proposed
development, which shall include the pro-
posed boundary line, as described in the
legal description, for the special assess-
ment district, and/or latecomer’s charge
determination.
c. Segregated Areas: Minimum size of
area segregated for determination and
payment of special assessment district,
and/or latecomer’s charge(s) shall be two
(2) acres. The segregated area shall in-
clude, but not be limited to, all contiguous
existing developed land for which the
special assessment district, and/or late-
4-1-190A
(Revised 3/13)1 - 24
comer’s charge(s) have not been paid; all
proposed buildings; driveways and side-
walks; parking areas; grass and land-
scape areas; public access areas; storm
water systems; and improvements re-
quired for mitigation of environmental im-
pacts under the State Environmental
Policy Act (SEPA). The boundary line for
the segregation of special assessment
district, and/or latecomer’s charge shall
be established by survey and legal de-
scription and shall not be closer than fif-
teen feet (15') to any structure.
d. Remnant Parcel: Minimum size of
the remnant parcel of undeveloped prop-
erty for which the special assessment
district, and/or latecomer’s charge is de-
ferred shall be two (2) acres. Should the
property partially paid for under this Sec-
tion later develop, then that property shall
pay the special assessment district,
and/or latecomer’s charge fee in place at
the time of development. Should the
property partially paid for under this Sec-
tion later be subdivided, then the partial
payment credit shall run with the subdi-
vided lots. The burden of establishing
that the partial payment has been made
would be on the party owing the fee and
not on the City.
e. Determination of Charge: The spe-
cial assessment district, and/or late-
comer’s charge shall be determined on
the basis of the percentage of a property
that is developed (existing development
plus proposed development). When a
proposed development takes a parcel
over the threshold of full development, as
described in this Section, one hundred
percent (100%) of the special assess-
ment district, and/or latecomer’s
charge(s) is owed and any balance is due
and payable.
f. Full Development: For the purpose
of this Code, “full development” is consid-
ered to be sixty percent (60%) property
coverage for multi-family development
and eighty percent (80%) property cover-
age for commercial, industrial, mixed
use, and all other development. “Property
coverage” is defined as the portion of the
property supporting buildings, driveways
and sidewalks, parking areas, grass and
landscape areas, public access areas,
storm water systems, and improvements
required for mitigation of environmental
impacts under the State Environmental
Policy Act (SEPA).
g. Developed Area: The “developed
area” shall include, but not be limited to,
all contiguous existing developed land for
which the system development charges
have not been paid: all existing and pro-
posed buildings, driveways and side-
walks, parking areas, grass and
landscape areas, public access areas,
storm water systems, and improvements
required for mitigation of environmental
impacts.
h. Interpretation: The Administrator of
Public Works shall make the final deci-
sion on interpretation of the partial pay-
ment of system development charges.
(Ord. 5450, 3-2-2009)
3. Segregation by Latecomer’s Agree-
ment: Segregation, if segregation is permit-
ted by the latecomer’s agreement, will be
governed by the terms of the latecomer’s
agreement. Subsections C1 and 2 of this
Section shall govern segregation insofar as
they are not inconsistent with the latecomer’s
agreement. (Ord. 4205, 2-20-1989; Ord.
4415, 8-16-1993; Ord. 4444, 3-28-1994; Ord.
4505, 4-10-1995; Ord. 4506, 4-10-1995; Ord.
4508; Ord. 4525; Ord. 4526, 6-12-1995;
Amd. Ord. 4872, 11-20-2000; Ord. 4875,
12-4-2000; Ord. 5000, 1-13-2003; Ord. 5040,
11-24-03; Ord. 5153, 9-26-2005; Ord. 5169,
12-5-05; Ord. 5326, 12-10-07; Ord. 5557,
10-18-2010)
4-1-190 IMPACT FEES:
A. TITLE:
This Section shall be hereinafter known as “im-
pact fees.”
B. PURPOSE AND INTENT:
The purpose and intent of this Section is to autho-
rize the collection of impact fees for transporta-
tion, parks and fire protection, and provide for
certain other matters in connection therewith.
4-1-190D
1 - 25 (Revised 3/13)
C. FINDINGS AND AUTHORITY:
The Renton City Council (hereinafter referred to
as “Council”) hereby finds and determines that
development activities, including but not limited to
new residential, commercial, retail, office, and in-
dustrial development in the City of Renton (here-
inafter referred to as “City”) will create additional
demand and need for system improvements in
the City, and the Council finds that such new
growth and development should pay a proportion-
ate share of the cost of system improvements
needed to serve the new growth and develop-
ment.
In the “Rate Study for Impact Fees for Transpor-
tation, Parks and Fire Protection,” City of Renton,
dated August 26, 2011 (“Rate Study”), hereby in-
corporated by this reference, the City has docu-
mented its extensive research concerning the
procedures for measuring the impact of new de-
velopments on public facilities.
The Rate Study utilizes methodologies for calcu-
lating impact fees that are consistent with the re-
quirements of RCW 82.02.060(1). A copy of the
most current version of the Rate Study shall be
kept on file by the Renton City Clerk and will be
available to the public for review.
Therefore, pursuant to chapter 82.02 RCW, the
Council adopts this Section to assess impact fees
for transportation, parks and fire protection. The
provisions of this Section shall be liberally con-
strued in order to carry out the purposes of the
Council in providing for the assessment of impact
fees.
D. DEFINITIONS:
The words and terms defined below shall have
the following meanings for the purposes of this
Section, unless the context clearly requires other-
wise. Terms otherwise not defined herein shall be
defined pursuant to RCW 82.02.090, as it exists
or may be amended, or given their usual and cus-
tomary meaning.
1. “Administrator” means the Administrator
or designee of the Department of Community
and Economic Development.
2. “Building permit” means an official docu-
ment or certification which is issued by the
City and which authorizes the construction,
alteration, enlargement, conversion, recon-
struction, remodeling, rehabilitation, erection,
demolition, moving, or repair of a building or
structure or any portions thereof.
3. “Capital facilities plan” means the capital
facilities element of the City’s Comprehensive
Plan adopted pursuant to chapter 36.70A
RCW, as it exists or may be amended, and
such plan as amended.
4. “City” means the City of Renton.
5. “Council” means the Renton City Coun-
cil.
6. “Department” means the City’s Depart-
ment of Community and Economic Develop-
ment.
7. “Development activity” means any con-
struction or expansion of a building, structure,
or use, any change in use of a building or
structure, or any changes in the use of land,
that generates the need for additional public
facilities.
8. “Development approval” means any writ-
ten authorization from the City of Renton
which authorizes the commencement of a de-
velopment activity.
9. “Encumbered” means to reserve, set
aside, or otherwise earmark impact fees in or-
der to pay for commitments, contractual obli-
gations, or other liabilities incurred for system
improvements.
10. “Feepayer” is any person, collection of
persons, or department or bureau of any gov-
ernmental entity or municipal corporation
commencing a development activity which
creates the demand for additional system im-
provements and which requires the issuance
of a building permit or a permit for a change
of use. “Feepayer” includes an applicant for
an impact fee credit.
11. “Fee schedule” is Renton’s schedule of
fees and amounts to be paid for various per-
mits, licenses, etc., that is published, kept on
file, and made available to the public in the of-
fice of the Renton City Clerk.
12. “Fire protection” shall mean fire protec-
tion facilities, including but not limited to fire
stations, fire apparatus, and any furnishings
and equipment that can be capitalized.
4-1-190E
(Revised 3/13)1 - 26
13. “Hearing Examiner” shall mean that
person or persons acting as the Renton Hear-
ing Examiner.
14. “Impact fee” means a payment of
money imposed by the City of Renton on de-
velopment activity pursuant to this Section as
a condition of granting development ap-
proval. An impact fee does not include a rea-
sonable permit fee, an application fee, the
administrative fee for collecting and handling
impact fees, the fee for reviewing indepen-
dent fee calculations, or the fee for deferring
payment of impact fees.
15. “Impact fee account(s)” means the sep-
arate accounting structure(s) within the City’s
established accounts, which structure(s)
shall identify separately earmarked funds and
which shall be established for the impact fees
that are collected. The account(s) shall be es-
tablished pursuant to subsection M of this
Section, as it exists or may be amended, and
shall comply with the requirements of RCW
82.02.070, as it exists or may be amended.
16. “Independent fee calculation” means
the transportation impact fee calculation,
and/or economic documentation prepared by
a feepayer, to support the assessment of a
transportation, parks or fire protection impact
fee other than by the use of the rates pub-
lished in the City’s fee schedule, or the calcu-
lations prepared by the department where
none of the fee categories or fee amounts in
the City’s fee schedule accurately describe or
capture the impacts of the development activ-
ity on public facilities.
17. “Owner” means the owner of record of
real property, although when real property is
being purchased under a real estate contract,
the purchaser shall be considered the owner
of the real property if the contract is recorded.
18. “Parks” shall mean parks, open space,
and recreation facilities including but not lim-
ited to land, improvements, and any furnish-
ings and equipment that can be capitalized.
19. “Permit for change of use or change of
use permit” means an official document
which is issued by the City which authorizes
a change of use of an existing building or
structure or land.
20. “Project improvements” means site im-
provements and facilities that are planned
and designed to provide service for a particu-
lar development project, are necessary for
the use and convenience of the occupants or
users of the project, and are not system im-
provements. No improvement or facility in-
cluded in a capital facilities plan adopted by
the Council shall be considered a project im-
provement.
21. “Public facilities,” for purposes of this
Section, means the following capital facilities
owned or operated by the City of Renton or
other governmental entities: public streets
and roads, public parks, open space and rec-
reation facilities and fire protection facilities.
22. “Rate Study” means the “Rate Study for
Impact Fees for Transportation, Parks and
Fire Protection,” City of Renton, dated August
26, 2011, or as hereinafter amended.
23. “Street” or “road” means a public right-
of-way and all related appurtenances, includ-
ing lawfully required off-site mitigation, which
enables motor vehicles, transit vehicles, bicy-
cles, and pedestrians to travel between des-
tinations. For purposes of this Section, public
streets and roads are collectively referred to
as “transportation.”
24. “System improvements,” for purposes
of this Section, means public facilities that are
included in the City of Renton’s capital facili-
ties plan, and such plan as amended, and are
designed to provide service to the community
at large, in contrast to project improvements.
25. “Transportation” means public streets
and roads and related appurtenances.
E. ESTABLISHMENT OF SERVICE
AREA:
1. The City hereby establishes, as the ser-
vice area for impact fees, the City of Renton,
including all property located within the cor-
porate city limits.
2. The scope of the service area is hereby
found to be reasonable and established on
the basis of sound planning and engineering
principles, and consistent with RCW
82.02.060, as it exists or may be amended,
as described in the Rate Study.
4-1-190G
1 - 27 (Revised 3/13)
F. IMPACT FEES METHODOLOGY AND
APPLICABILITY:
The transportation impact fees in the City’s fee
schedule are generated from the formulae for cal-
culating transportation impact fees set forth in the
Rate Study. Except as otherwise provided for in-
dependent fee calculations in subsection H of this
Section, exemptions in subsection I of this Sec-
tion, and credits in subsection J of this Section, as
they exist or may be amended, all new develop-
ment activity in the City will be charged impact
fees applicable to the type of development listed
in the City’s fee schedule.
G. COLLECTION OF IMPACT FEES:
1. The City shall collect impact fees, based
on the rates in the City’s fee schedule, from
any applicant seeking development approval
from the City for any development activity
within the City, when such development activ-
ity requires the issuance of a building permit
or a permit for a change in use, and creates a
demand for additional public facilities.
2. Maximum allowable impact fees are es-
tablished by the Rate Study. The rates to be
charged by the City are listed in the City’s fee
schedule.
3. When an impact fee applies to a change
of use permit, the impact fee shall be the ap-
plicable impact fee for the land use category
of the new use, less any impact fee previ-
ously paid for the land use category of the
prior use. For purposes of this provision, a
change of use should be reviewed based on
the land use category provided in the Rate
Study that best captures the broader use of
the property under development. Changes in
use or tenancy, if consistent with the general
character of the building or building aggrega-
tions (i.e., “industrial park,” or “specialty re-
tail”) should not be considered a change in
use that is subject to an impact fee. Further,
minor changes in tenancies that are consis-
tent with the general character of the included
structure, building, or previous use should not
be considered changes in use subject to an
impact fee. If no impact fee was paid for the
prior use, the impact fee for the new use shall
be reduced by an amount equal to the current
impact fee rate for the prior use. Vacant build-
ings shall be assessed as if in the most recent
legally established use as shown on a locally
owned business license or development per-
mit documents.
4. For mixed use developments, impact
fees shall be imposed for the proportionate
share of each land use, based on the applica-
ble measurement in the impact fee rates in
the City’s fee schedule.
5. Impact fees shall be determined at the
time the complete application for a building
permit or a permit for a change in use is sub-
mitted using the impact fees then in effect.
Impact fees shall be due and payable before
the building permit or permit for a change of
use is issued by the City.
6. Feepayers allowed credits prior to the
submittal of the complete building permit ap-
plication or an application for a permit for a
change of use shall submit, along with the
complete application, a copy of the letter pre-
pared by the Administrator setting forth the
dollar amount of the credit allowed. Impact
fees, as determined after the application of
any credits, shall be collected from the fee-
payer no later than the time a building permit
or permit for a change of use is issued.
7. An applicant for residential subdivision,
short subdivision, or planned unit develop-
ment may defer payment of impact fees for all
of the dwelling units to be created in the de-
velopment until the earlier of seven (7) calen-
dar days after the date of the sale of a single
detached dwelling unit, condominium unit, or
a multifamily residential building or eighteen
(18) months after the issuance of the original
building permit, but only if before recording
the subdivision or short subdivision, the appli-
cant:
a. Submits to the Administrator a
signed and notarized deferred impact fee
application and acknowledgement form,
which includes the legal description, tax
account number, and address of each in-
dividual in the development;
b. Records at the applicant’s expense a
covenant and lien that complies with the
requirements of subsections G8bi
through v of this Section; and
c. Pays the applicable non-refundable
administrative fee.
4-1-190H
(Revised 3/13)1 - 28
8. A building permit applicant may defer
payment of impact fees for a single detached
dwelling unit, condominium unit, or all of the
dwelling units in a multifamily residential
building until the earlier of the seven (7) cal-
endar days after the date of the sale of a sin-
gle detached dwelling unit, a condominium
unit or a multifamily residential building or
eighteen (18) months after issuance of the
original building permit, but only if before is-
suance of the building permit, the applicant:
a. Submits to the Administrator a
signed and notarized deferred impact fee
application and acknowledgement form
for each single detached dwelling unit,
condominium unit or all of the dwelling
units in a multi-family residential building
for which the applicant wishes to defer
payment of the impact fees;
b. Records at the applicant’s expense a
covenant and lien that:
i. Requires payment of the impact
fees to the City at the earlier of seven
(7) calendar days after the date of
sale or eighteen (18) months after is-
suance of the original building per-
mit;
ii. Provides that if the impact fees
are paid through escrow at closing of
sale, in the absence of an agreement
between the buyer and the seller to
the contrary, the impact fees shall be
paid from the seller’s proceeds;
iii. Provides that the seller bears
strict liability for the payment of the
impact fees;
iv. Requires the seller or seller’s
agent of property subject to the cov-
enant and lien to provide written dis-
closure of the covenant and lien to a
purchaser or prospective purchaser.
Disclosure of the covenant must in-
clude the amount of impact fees pay-
able and that the fees are to be paid
to the City on the date of sale; and
v. Makes the applicant legally liable
for payment of the impact fees if the
fees are not paid by the earlier of
seven (7) calendar days after the
date of sale or eighteen (18) months
after the building permit has been is-
sued.
9. Payment of impact fees deferred un-
der this subsection shall be made by
cash, escrow company check, cashier’s
check or certified check.
10. Upon receipt of payment of impact
fees deferred under this subsection, the
City shall execute a lien release for each
single detached dwelling unit, condomin-
ium unit, or multifamily residential build-
ing for which the impact fees have been
received. Unless an agreement to the
contrary is reached between buyer and
seller, the seller, at the seller’s expense,
shall be responsible for recording the lien
release.
11. The Department shall not issue the
required building permit or the permit for
the change of use until the impact fees
have been paid or the signed and nota-
rized deferred impact fee application and
acknowledgement form and deferral fee
have been received and accepted by the
City.
12. Not later than March 1, 2015, the
Administrator shall report to the Council
on the effect of subsections G6 and 7 of
this Section, as they exist or may be
amended. The report shall include infor-
mation on the number of applications for
deferral, the length of time of deferral, the
amount of fees deferred, the number of
fees and amount not paid as required,
and any adverse impacts to the ability of
the City to construct projects made nec-
essary by new development. The report
shall also include recommendations for
changes to address deficiencies identi-
fied in the report.
H. INDEPENDENT FEE CALCULATIONS:
1. If, in the judgment of the Administrator,
none of the fee categories or fee amounts set
forth in the City’s fee schedule accurately de-
scribes or captures the impacts of a new de-
velopment on public facilities, the
Department may conduct independent fee
calculations and the Administrator may im-
pose alternative fees on a specific develop-
4-1-190I
1 - 29 (Revised 3/13)
ment based on those calculations. The
alternative fees and the calculations shall be
set forth in writing and shall be mailed to the
feepayer.
2. A feepayer may opt not to have the im-
pact fees determined according to the fee
structure in the City’s fee schedule, in which
case the feepayer shall prepare and submit to
the Administrator an independent fee calcula-
tion for the development activity for which a
building permit is being sought. The docu-
mentation submitted shall show the basis
upon which the independent fee calculation
was made. An independent fee calculation
shall use the same methodology used to es-
tablish impact fees adopted pursuant to the
City’s fee schedule, shall be limited to adjust-
ments in trip generation rates and lengths for
transportation impact fees, persons per
dwelling unit for park impact fees, and fire in-
cident rates for fire impact fees.
3. There is a rebuttable presumption that
the calculations set forth in the Rate Study
are valid. The Administrator shall consider
the documentation submitted by the fee-
payer, but is not required to accept such doc-
umentation or analysis which the
Administrator reasonably deems to be inap-
plicable, inaccurate, incomplete, or unreli-
able. The Administrator may require the
feepayer to submit additional or different doc-
umentation for consideration. The Adminis-
trator is authorized to adjust the impact fees
on a case-by-case basis based on the inde-
pendent fee calculation, the specific charac-
teristics of the development, and/or principles
of fairness. The fees or alternative fees and
the calculations therefor shall be set forth in
writing and shall be mailed to the feepayer.
4. Alternative impact fees calculated pursu-
ant to this subsection shall be phased and re-
duced in the same manner and to the same
extent that the impact fees in the City’s fee
schedule are phased and reduced from the
maximum allowable impact fees in the Rate
Study.
5. Determinations made by the Administra-
tor pursuant to this Section may be appealed
to the office of the Hearing Examiner under
the procedures set forth in subsection L of
this Section.
I. EXEMPTIONS:
1. Except as provided for below, the follow-
ing shall be exempted from the payment of all
transportation, parks, and fire impact fees:
a. Alteration or replacement of an exist-
ing residential structure that does not cre-
ate an additional dwelling unit or change
the type of dwelling unit.
b. Alteration or replacement of an exist-
ing nonresidential structure that does not
expand the usable space or change the
existing land use.
c. Miscellaneous improvements which
do not generate increased need for pub-
lic facilities, including, but not limited to,
fences, walls, residential swimming
pools, and signs.
d. Demolition or moving of a structure.
e. Properties that have undergone prior
State Environmental Policy Act (SEPA)
review and received a final decision that
includes mitigation requirements on the
condition that the SEPA mitigation obliga-
tion has or will be fulfilled by the time the
impact fees, if applicable, would be due.
f. Low-income housing that qualifies for
waived fees under the provisions of RMC
4-1-210, as it exists or may be amended.
g. Temporary manufactured homes for
medical hardships that meet the criteria
identified in RMC 4-9-240, as it exists or
is amended.
2. The Administrator shall be authorized to
determine whether a particular development
activity falls within an exemption identified in
this Section. The Administrator’s determina-
tions shall be in writing and shall be subject to
the appeals procedures set forth in subsec-
tion L of this Section, as it exists or may be
amended.
4-1-190J
(Revised 3/13)1 - 30
J. CREDITS FOR DEDICATIONS,
CONSTRUCTION OF IMPROVEMENTS,
AND PAST TAX PAYMENTS:
1. A feepayer may request that a credit or
credits for impact fees be awarded to him/her
for the total value of system improvements,
including dedications of land and improve-
ments, and/or construction provided by the
feepayer. Credits will be given only if the land,
improvements, and/or the facility constructed
are:
a. Included within the capital facilities
plan or would serve the goals and objec-
tives of the capital facilities plan;
b. Determined by the City to be at suit-
able sites and constructed at acceptable
quality;
c. Serve to offset impacts of the fee-
payer’s development activity; and
d. Are for one (1) or more of the projects
listed in the Rate Study as the basis for
calculating the transportation impact fee.
2. For credits for dedications:
a. The Administrator shall determine if
requests for credits meet the criteria in
subsection J1 of this Section or other ap-
plicable law. The Administrator’s determi-
nations shall be in writing and shall be
subject to the appeals procedure set forth
in subsection L of this Section, as it exists
or may be amended.
b. For each request for a credit or cred-
its, the Administrator shall select an ap-
praiser or, in the alternative, the feepayer
may select an independent appraiser ac-
ceptable to the Administrator.
c. Unless approved otherwise by the
Administrator, the appraiser must be a
member of the American Institute of Ap-
praisers and be licensed in good stand-
ing pursuant under chapter 18.40 RCW
et seq., as it exists or may be amended,
in the category for the property or im-
provement to be appraised, and shall not
have a fiduciary or personal interest in
the property being appraised.
d. The Administrator will accept or re-
ject the appraisal and the decision may
be subject to independent review by the
Hearing Examiner.
e. The feepayer shall pay the actual
costs for the appraisal and an indepen-
dent review, if required, unless the Ad-
ministrator determines that payment for
independent review should not be at the
feepayer’s expense.
f. After considering the appraisal and
the review, the Administrator shall pro-
vide the applicant with a written determi-
nation setting forth the dollar amount of
any credit, the reason for the credit, the
legal description of the real property ded-
icated where applicable, and the legal
description or other adequate description
of the project or development to which
the credit may be applied. The feepayer
must sign and date a duplicate copy of
such determination accepting the terms
of the letter or certificate, and return such
signed document to the Administrator be-
fore the impact fee credit will be awarded.
The failure of the feepayer to sign, date,
and return such document within sixty
(60) calendar days of the date of the de-
termination shall nullify the credit.
g. No credit shall be given for project
improvements.
3. A feepayer may request a credit or cred-
its for impact fees previously awarded for
past tax payments. For each request for a
credit or credits for past tax payments for
transportation impact fees, the feepayer shall
submit receipts and a calculation of past tax
payments earmarked for or proratable to the
particular system improvement for which
credit is requested. The Administrator shall
determine the amount of credits, if any, for
past tax payments for system improvements.
4. The Administrator’s determinations pur-
suant to this Section shall be subject to the
appeals procedures set forth in subsection L
of this Section, as it exists or may be
amended.
4-1-190O
1 - 31 (Revised 3/13)
K. ADJUSTMENTS FOR FUTURE TAX
PAYMENTS AND OTHER REVENUE
SOURCES:
Pursuant to and consistent with the requirements
of RCW 82.02.060, as it exists or may be
amended, the Rate Study has provided adjust-
ments for future taxes to be paid by the develop-
ment activity which are earmarked or proratable
to the same new public facilities which will serve
the new development. The impact fees in the
City’s fee schedule have been reasonably ad-
justed for taxes and other revenue sources which
are anticipated to be available to fund public im-
provements.
L. APPEALS:
1. The Administrator’s determinations with
respect to the applicability of the impact fees
to a given development activity, the availabil-
ity or value of a credit, the Administrator’s de-
cision concerning the independent fee
calculation which is authorized in subsection
H of this Section, as it exists or may be
amended, or any other Administrator’s deter-
mination pursuant to this Section may be ap-
pealed by the feepayer to the provisions of
RMC 4-8-110E, as it exists or may be
amended. No building or change of use per-
mits will be issued until the impact fee is paid
or the signed and notarized deferred impact
fee application and acknowledgement form
and deferral fee have been received and ac-
cepted by the City; provided, however, that
the feepayer may pay the fee under protest
pending appeal to avoid delays in the issu-
ance of building permits or change of use per-
mits.
2. Appeals to the Hearing Examiner shall
be taken in accord with the processes set
forth in RMC 4-8-110E, as it exists or may be
amended.
3. The Hearing Examiner is authorized to
make findings of fact regarding the applicabil-
ity of the impact fees to a given development
activity, the availability or amount of the
credit, or the accuracy or applicability of an in-
dependent fee calculation. There is a pre-
sumption of validity of the Administrator’s
determination. The feepayer has the burden
of proof during any appeal of the Administra-
tor’s determination or decision.
4. The Hearing Examiner may, so long as
such action is in conformance with the provi-
sions of this Section, reverse, affirm, modify
or remand, in whole or in part, the Administra-
tor’s determinations with respect to the
amount of the impact fees imposed or the
credit awarded.
M. ESTABLISHMENT OF IMPACT FEE
ACCOUNTS:
1. The City shall establish separate impact
fee accounts for the transportation, parks and
fire protection impact fees collected pursuant
to this Section. Funds withdrawn from the ac-
counts must be used in accordance with the
provisions of this Section and applicable state
law. Interest earned on the fees shall be re-
tained in the accounts and expended for the
purposes for which the impact fees were col-
lected.
2. Impact fee receipts shall be earmarked
specifically and deposited in the appropriate
interest-bearing impact fee accounts.
3. Impact fees shall be expended or encum-
bered within ten (10) years of receipt, unless
the Council identifies in written findings ex-
traordinary and compelling reasons for the
City to hold the fees beyond the ten (10) year
period, pursuant to RCW 82.02.070(3), as it
exists or may be amended.
N. ADMINISTRATIVE GUIDELINES:
The Administrator is authorized to adopt internal
guidelines for the administration of impact fees,
which may include the adoption of procedural
rules to clarify or further the procedural rules set
forth in this Section.
O. REFUNDS AND OFFSETS:
1. If the City fails to expend or encumber the
impact fees within ten (10) years of the date
the fees were paid, unless extraordinary or
compelling reasons are established pursuant
to subsection M of this Section, as it exists or
may be amended, the current owner of the
property on which impact fees have been
paid may receive a refund of such fees. In de-
termining whether impact fees have been ex-
pended or encumbered, impact fees shall be
considered expended or encumbered on a
first in, first out basis.
4-1-190P
(Revised 3/13)1 - 32
2. The City shall notify potential claimants
by first-class mail deposited with the United
States Postal Service at the last known ad-
dress of such claimants. A potential claimant
must be the current owner of record of the
real property against which the impact fees
were assessed.
3. Owners seeking a refund of impact fees
must submit a written request for a refund of
the fees to the Administrator within one (1)
year of the date the right to claim the refund
arises or the date that notice is given, which-
ever is later.
4. Any impact fees for which no application
for a refund has been made within this one (1)
year period shall be retained by the City and
expended on the system improvements for
which they were collected.
5. Refunds of impact fees under this sub-
section shall include any interest earned on
the impact fees by the City.
6. When the City seeks to terminate any or
all components of the impact fee program, all
unexpended or unencumbered funds from
any terminated component or components,
including interest earned, shall be refunded
pursuant to this Section. Upon the finding that
any or all fee requirements are to be termi-
nated, the City shall place notice of such ter-
mination and the availability of refunds in a
newspaper of general circulation at least two
(2) times and shall notify all potential claim-
ants by first-class mail at the last known ad-
dress of the claimants. All funds available for
refund shall be retained for a period of one (1)
year. At the end of one (1) year, any remain-
ing funds shall be retained by the City, but
must be expended for the public facilities for
which the impact fees were collected. This
notice requirement shall not apply if there are
no unexpended or unencumbered balances
within the account or accounts being termi-
nated.
7. The City shall also refund to the current
owner of property for which impact fees have
been paid all impact fees paid, including inter-
est earned on the impact fees, if the develop-
ment activity for which the impact fees were
imposed did not occur; provided, however,
that, if the City has expended or encumbered
the impact fees in good faith prior to the appli-
cation for a refund, the Administrator may de-
cline to provide the refund. If, within a period
of three (3) years, the same or subsequent
owner of the property proceeds with the same
or substantially similar development activity,
the owner can petition the Administrator for
an offset in the amount of the fee originally
paid and not refunded. The petitioner must
provide receipts of impact fees previously
paid for a development activity of the same or
substantially similar nature on the same real
property or some portion thereof. The Admin-
istrator’s determinations shall be in writing
and shall be subject to the appeals proce-
dures set forth in subsection L of this Section,
as it exists or may be amended.
P. USE OF IMPACT FEES:
1. Pursuant to this Section, impact fees:
a. Shall be used for system improve-
ments that will reasonably benefit the
new development activity;
b. Shall not be imposed to make up for
deficiencies in public facilities; and
c. Shall not be used for maintenance or
operation.
2. Impact fees may be spent for system im-
provements to public streets and roads, pub-
lic parks, open space and recreation facilities
and fire protection facilities as herein defined
and, including, but not limited to, planning,
land acquisition, right-of-way acquisition, site
improvements, necessary off-site improve-
ments, construction, engineering, architec-
tural, permitting, financing, and
administrative expenses, applicable impact
fees or mitigation costs, and any other ex-
penses which can be capitalized.
3. Impact fees may also be used to recoup
system improvement costs previously in-
curred by the City to the extent that new
growth and development will be served by the
previously constructed improvements or in-
curred costs.
4. In the event that bonds or similar debt in-
struments are or have been issued for the ad-
vanced provision of system improvements for
which impact fees may be expended, such
impact fees may be used to pay debt service
4-1-200
1 - 33 (Revised 3/13)
on such bonds or similar debt instruments to
the extent that the facilities or improvements
provided are consistent with the require-
ments of this Section.
Q. REVIEW AND ADJUSTMENT OF
RATES:
1. The fees and rates set forth in the Rate
Study may be reviewed and adjusted by the
Council as it deems necessary and appropri-
ate in conjunction with the annual budget pro-
cess so that adjustments, if any, will be
effective at the first of the calendar year sub-
sequent to budget period under review.
2. As part of the budget adoption process,
the fees shall be adjusted by the same per-
centage change as in the most recent annual
change of the Construction Cost Index pub-
lished in the Engineering News Record.
R. ADMINISTRATIVE FEES:
1. Each application for a deferral of pay-
ment of residential impact fees, either under
subsection G6 or G7 of this Section, shall pay
a nonrefundable administrative deferral fee of
eighty-five dollars ($85.00) for each lot, single
detached dwelling unit, or condominium unit
and eighty-five dollars ($85.00) for each mul-
tifamily residential building. The fee shall be
paid at the time the application for deferral is
submitted to the City.
2. Any feepayer submitting an independent
fee calculation shall pay a fee to cover the
cost of reviewing the independent fee calcu-
lation. The fee shall be five hundred dollars
($500.00), unless otherwise established by
the Administrator, and shall be paid by the
feepayer prior to issuance of the Administra-
tor’s determination.
3. Any feepayer filing an appeal of impact
fees shall pay the fee set by the City for ap-
peals of administrative interpretations and
decision. The appeal fee shall be paid at the
time of filing of the appeal.
4. Administrative fees shall be deposited
into a separate administrative fee account
within the impact fee account(s). Administra-
tive fees shall be used to defray the City’s ac-
tual costs associated with the assessment,
collection, administration and update of the
impact fees.
5. Administrative fees shall not be refund-
able, shall not be waived, and shall not be
credited against the impact fees.
S. EXISTING AUTHORITY UNIMPAIRED:
Nothing in this Section shall preclude the City
from requiring the feepayer or the proponent of a
development activity to mitigate adverse environ-
mental impacts of a specific development pursu-
ant to the SEPA, chapter 43.21C RCW, based on
the environmental documents accompanying the
underlying development approval process,
and/or chapter 58.17 RCW, governing plats and
subdivisions. Compliance with this Section and/or
payment of fees under this Section shall not con-
stitute evidence of a determination of transporta-
tion concurrency. (Ord. 5670, 10-8-2012)
4-1-200 EXTRA FEES:
Whenever any application is to be handled under
the terms of any portion of the City’s land use
codes, adopted codes, or the International Build-
ing Code, and that application is so large, compli-
cated or technically complex that it cannot be
handled with existing City staff, then an additional
fee can be charged which is equivalent to the ex-
tra costs incurred by the City of Renton to pay:
A. Overtime costs,
B. The pro rata costs of additional employees
necessary to handle the application,
C. The costs expended to retain the qualified
consultants to handle the project, and
D. Any general administrative costs when di-
rectly attributable to the project.
Such fees shall be charged only to the extent in-
curred beyond that normally incurred for process-
ing an application. (Ord. 4596, 4-8-1996)
When the application or development plans are
modified so as to require additional review by the
City beyond the review normally required for like
projects, at the discretion of the Community and
Economic Development Administrator, an addi-
tional fee may be charged at seventy five dollars
($75.00) per hour. (Ord. 4491, 12-19-1994, Amd.
4-1-210A
(Revised 3/13)1 - 34
Ord. 4560, 11-13-1995, Ord. 4613, 6-17-1996;
Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
4-1-210 WAIVED FEES:
A. GENERAL:
The Renton City Council shall, upon stating an
equitable or legal reason for waiver, have the au-
thority to waive any and all fees authorized under
this Chapter of Title 4. (Ord. 5153, 9-26-2005)
B. OWNER-OCCUPIED HOUSING
INCENTIVE:
1. Purpose: To encourage owner-occupied
housing in the CD, RM-U, and RM-T zones of
the Urban Center Comprehensive Plan des-
ignation and the CV, RM-F, and R-14 zones
within the Center Village Comprehensive
Plan designation, certain development and
mitigation fees for “For Sale” housing may be
waived for eligible projects, subject to City
Council approval.
2. Eligibility Criteria: To qualify for waived
fees, projects must meet the following crite-
ria:
a. The project is new construction; and
b. All of the housing units will be platted
or condominium “For Sale” housing; and
c. The project will be a minimum of ten
(10) units if in the RM-T zone of the Ur-
ban Center Comprehensive Plan desig-
nation or the RM-F zone or R-14 zone
within the Center Village Comprehensive
Plan designation; or
d. The project will be a minimum of
thirty (30) units if in the CD zone or RM-U
zone of the Urban Center Comprehen-
sive Plan designation or the CV zone
within the Center Village Comprehensive
Plan designation.
3. Applicable Fees: Fees which may be
waived are:
a. Building permit fees;
b. Building permit plan review fees;
c. Water, surface water, and wastewa-
ter system development charges;
d. Public Works plan review and in-
spection fees; and
e. Fire, transportation, and parks im-
pact mitigation fees.
4. Application Process: Persons who in-
tend to apply for the owner-occupied housing
incentive fee waivers must disclose their in-
tent to apply for waived fees prior to or by the
administrative site plan development review
period. The application for waived fees must
be made to the Community and Economic
Development Administrator (or any other City
office, department or agency that shall suc-
ceed to its functions with respect to this Sec-
tion) at the time of the land use application,
unless otherwise approved by City Council.
5. Restrictive Covenant: All residential
units which obtain a successful fee waiver
must contain a restrictive covenant indicating
that the units will be platted or will be re-
stricted to condominium housing. After re-
view and approval of the waiver by the City
Council and the review and approval of the
restrictive covenant by the Community and
Economic Development Administrator, the
restrictive covenant must be executed and
recorded at the applicant’s expense prior to
the issuance of the building permit for the
project, unless otherwise approved by City
Council. Failure to timely execute and record
the covenant will result in the applicant being
responsible for any and all applicable fees
and interest accrued as a result of the delay.
6. Cancellation of Covenant: After the ap-
plication has been approved and/or the re-
strictive covenant is recorded, if the type of
housing to be offered is altered from owner-
occupied “For Sale” new housing, all applica-
ble fees must be paid with interest.
7. Effective Date and Sunset: These fee
waivers are effective for building permits is-
sued after August 13, 2001, and will sunset at
the close of business on December 31, 2015,
unless extended by City Council action. (Ord.
4913, 8-27-2001; Amd. Ord. 5095,
9-13-2004; Ord. 5153, 9-26-2005; Ord. 5309,
10-8-2007; Ord. 5524, 2-1-2010; Ord. 5668,
8-20-2012; Ord. 5676, 12-3-2012)
4-1-210C
1 - 34.1 (Revised 5/15)
C. RENTAL HOUSING INCENTIVE:
1. Purpose: To encourage new rental
housing in the CV, RM-F, and R-14 zones
within the Center Village Comprehensive
Plan designation, certain development and
mitigation fees for rental housing may be
waived for eligible projects, subject to City
Council approval.
2. Definitions: In construing the provisions
of this subsection, the following definitions
shall be applied:
a. “Affordable housing” means residen-
tial housing that is rented by a low-
income household whose monthly hous-
ing costs, including rent and utilities other
than telephone, do not exceed thirty per-
cent (30%) of the household’s monthly in-
come. However, if the multi-family
housing project is funded with federal
low-income housing tax credits (LIHTC)
as provided for in Section 42 of the Inter-
nal Revenue Code, a unit will be consid-
ered affordable housing if it is rented at or
below the rental rate for a household at
sixty percent (60%) of the King County
median income under the LIHTC pro-
gram rules with a deduction for utility
costs, if applicable. The King County
LIHTC rents are published annually by
the Washington State Housing Finance
Commission and are based on unit size
assuming occupancy of one (1) person
for a studio unit and one and one-half
(1.5) persons per bedroom.
b. “Household” means a single person,
family, or unrelated persons living to-
gether.
c. “Low-income household” means a
single person, family, or unrelated per-
sons living together whose adjusted in-
come is at or below sixty percent (60%) of
the median income.
d. “Median income” means the median
family income adjusted for family size for
King County, as reported by the United
States Department of Housing and Urban
Development (HUD). In the event that
HUD no longer publishes median income
figures for King County, the City may use
or determine such other method as it may
choose to determine the King County
median income, adjusted for household
size.
e. “Multi-family housing” means one or
more new buildings designed for rental
housing, each with four (4) or more dwell-
ing units.
f. “Rental housing” means multi-family
housing that provides rental accommo-
dation on a nontransient basis. This defi-
nition includes rental accommodation
that is leased for a period of at least one
month but excludes, for example, hotels
and motels that predominantly offer
rental accommodation on a daily or
weekly basis.
3. Eligibility Criteria: To qualify for waived
fees, projects must meet the following crite-
ria:
a. The multi-family housing project is
new construction rental housing; and
b. The project will be a minimum of
eight (8) units if in the RM-F zone or R-14
zone within the Center Village Compre-
hensive Plan designation; or
c. The project will be a minimum of
thirty (30) units if in the CV zone within
the Center Village Comprehensive Plan
designation.
4. Fees:
a. Fees which may be waived:
i. Building permit fees;
ii. Building permit plan review fees;
iii. Water, surface water, and waste-
water system development charges;
iv. Public Works plan review and in-
spection fees; and
v. Fire, transportation, and parks
impact mitigation fees.
4-1-220A
(Revised 5/15)1 - 34.2
b. Portion of fees which may be waived:
i. One hundred percent (100%) of
the above fees may be waived for el-
igible rental housing projects with at
least fifty percent (50%) of the units
set aside as affordable housing; or
ii. Fifty percent (50%) of the above
fees may be waived for eligible mar-
ket-rate rental housing projects.
5. Application Process: Persons who in-
tend to apply for the rental housing incentive
fee waivers must disclose their intent to apply
for waived fees prior to or by the administra-
tive site plan development review period. The
application for waived fees must be made to
the Community and Economic Development
Administrator (or any other City office, depart-
ment or agency that shall succeed to its func-
tions with respect to this Section) at the time
of the land use application, unless otherwise
approved by City Council.
6. Restrictive Covenant: All projects
which obtain a fee waiver as affordable hous-
ing under subsection C4bi of this Section
must contain a restrictive covenant indicating
that at least fifty percent (50%) of the units will
be set aside and rented as affordable hous-
ing. After review and approval of the waiver
by the City Council and the review and ap-
proval of the restrictive covenant by the Com-
munity and Economic Development
Administrator, the restrictive covenant must
be executed and recorded at the applicant’s
expense prior to the issuance of the building
permit for the project, unless otherwise ap-
proved by City Council. Failure to timely exe-
cute and record the covenant will result in the
applicant being responsible for any and all
applicable fees and interest accrued as a re-
sult of the delay.
7. Cancellation or Modification: If the
project fails to meet the requirements of this
subsection C, all applicable fees must be paid
with interest. After the application has been
approved and/or the restrictive covenant is
recorded, the project may not be modified to
owner-occupied “For Sale” housing without
the advance approval of the City Council.
8. Effective Date and Sunset: These fee
waivers are effective for building permits is-
sued after September 5, 2011, and will sunset
at the close of business on December 31,
2015, unless extended by City Council ac-
tion. (Ord. 5617, 8-1-2011; Ord. 5668,
8-20-2012; Ord. 5676, 12-3-2012; Ord. 5750,
1-26-2015)
4-1-220 PROPERTY TAX
EXEMPTION FOR MULTI-FAMILY
HOUSING IN RESIDENTIAL
TARGETED AREAS:
A. PURPOSE:
As provided for in chapter 84.14 RCW, the pur-
pose of this Section is to provide limited, eight (8),
ten (10), or twelve (12) year exemptions from ad
valorem property taxation for qualified new multi-
family housing located in designated residential
targeted areas.
B. DEFINITIONS:
In construing the provisions of this Section, the
following definitions shall be applied:
1. “Administrator” means the Department of
Community and Economic Development Ad-
ministrator, or any other City office, depart-
ment or agency that shall succeed to its
functions with respect to this Section. (Ord.
5450, 3-2-2009; Ord. 5676, 12-3-2012)
2. “Affordable housing” means residential
housing that is rented by a low-income
household whose monthly housing costs, in-
cluding rent and utilities other than telephone,
do not exceed thirty percent (30%) of the
household’s monthly income. For the pur-
poses of housing intended for owner occu-
pancy, “affordable housing” means
residential housing that is within the means of
and purchased by low- or moderate-income
households.
3. “Household” means a single person,
family, or unrelated persons living together.
4. “Low-income household” means a single
person, family, or unrelated persons living to-
gether whose adjusted income is at or below
eighty percent (80%) of the median income,
as further defined in subsection
(C)(1)(b)(ii)(a) of this Section.
4-1-220B
1 - 34.3 (Revised 5/15)
5. “Median income” means the median fam-
ily income adjusted for family size for King
County, as reported by the United States De-
partment of Housing and Urban Development
(HUD). In the event that HUD no longer pub-
lishes median income figures for King
County, the City may use or determine such
other method as it may choose to determine
the King County median income, adjusted for
household size.
6. “Mixed-use” means a multi-family hous-
ing residential project with at least one other
nonresidential use in one or more multi-family
housing buildings in the project, such as re-
tail, office, entertainment, schools, confer-
ence centers or a use approved in writing by
the (CED) Administrator. The purpose of the
mixed-use requirement is to implement the
(Revised 5/15)1 - 34.4
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4-1-220C
1 - 35 (Revised 3/10)
intent of the land use district, maximize the ef-
ficient use of land, support transit use, and
encourage the development of well-bal-
anced, attractive, convenient, and vibrant ur-
ban residential neighborhoods. The
additional use excludes any accessory func-
tions related to the residential use. Unless
otherwise modified or waived in writing by the
Administrator, the nonresidential mixed-use
shall occupy at a minimum the ground floor
along the street frontage with a depth of at
least thirty feet (30') for any building in the
project.
7. “Moderate-income household” means a
single person, family, or unrelated persons
living together whose adjusted income is at or
below one hundred twenty percent (120%) of
the median income, as further defined in sub-
section (C)(1)(b)(ii)(b) of this Section.
8. “Multi-family housing” means one or
more new buildings designed for permanent
residential occupancy, each with four (4) or
more dwelling units.
9. “Permanent residential occupancy”
means multi-family housing that provides ei-
ther owner occupancy or rental accommoda-
tion on a nontransient basis. This definition
includes rental accommodation that is leased
for a period of at least one month but ex-
cludes, for example, hotels and motels that
predominantly offer rental accommodation on
a daily or weekly basis.
C. TAX EXEMPTION:
1. Duration of Exemption: The value of
improvements qualifying under RMC
4-1-220D is exempt from ad valorem property
taxation as follows:
a. For properties for which applications
are submitted before July 22, 2007, the
value is exempt for ten (10) successive
years beginning January 1st of the year
immediately following the calendar year
of issuance of the final certificate of tax
exemption.
b. For properties for which applications
are submitted on or after July 22, 2007,
the value is exempt:
i. For eight (8) successive years
beginning January 1st of the year im-
mediately following the calendar year
of issuance of the final certificate of
tax exemption; or
ii. For twelve (12) successive years
beginning January 1st of the year im-
mediately following the calendar year
of issuance of the final certificate of
tax exemption, if the property other-
wise qualifies for the exemption and
the applicant/owner rents or sells at
least twenty percent (20%) of the
multi-family housing units as afford-
able housing to low and moderate in-
come households as further defined
in subsections (C)(1)(b)(ii)(a) and
(C)(1)(b)(ii)(b) of this Section.
(a) For rental projects, at least
twenty percent (20%) of the
multi-family housing units in the
project must be rented through-
out the duration of the twelve
(12) year exemption period as af-
fordable housing to low-income
households at eighty percent
(80%) or less of median income.
(b) For ownership projects, at
least twenty percent (20%) of the
multi-family housing units in the
project must be sold as afford-
able housing to low or moderate
income households at one hun-
dred twenty percent (120%) or
less of median income.
c. The owner may use any combination
of studio, one (1) bedroom, two (2) bed-
room, and/or three (3) bedroom units to
comply with the minimum twenty percent
(20%) requirement in subsections
(C)(1)(b)(ii)(a) and (C)(1)(b)(ii)(b) of this
Section.
d. If, in calculating the minimum twenty
percent (20%) of the multi-family housing
units in the project for affordable housing
in subsection (C)(1)(b)(ii) of this Section,
the number contains a fraction, then the
minimum number of multi-family housing
units for affordable housing shall be
rounded up to the next whole number.
4-1-220D
(Revised 3/10)1 - 36
e. When the project includes more than
one building with multi-family housing
units, all of the affordable housing units
required in subsection (C)(1)(b)(ii) of this
Section may not be located in the same
building.
2. Limits on Exemption: The exemption
does not apply to the value of land or to the
value of nonhousing-related improvements
not qualifying under RMC 4-1-220D, nor does
the exemption apply to increases in assessed
valuation of land and nonqualifying improve-
ments. This Section also does not apply to in-
creases in assessed valuation made by the
County Assessor on nonqualifying portions of
building and value of land, nor to increases
made by lawful order of a County Board of
Equalization, the Department of Revenue, or
a county, to a class of property throughout the
county or specific area of the county to
achieve the uniformity of assessment or ap-
praisal required by law.
D. PROJECT ELIGIBILITY:
To qualify for exemption from property taxation
under this Section, the project must satisfy all of
the following requirements:
1. Location: The property must be located
in one of the designated “residential targeted
areas” listed below in subsection (D)(1)(a) or
(D)(1)(b) of this Section which are targeted
for low-income housing serving households
at or below eighty percent (80%) of the me-
dian income. If a part of any legal lot is within
a residential targeted area, then the entire lot
shall be deemed to lie within the residential
targeted area.
a. Sunset Area: Within the Center Vil-
lage Comprehensive Plan designation
and in one of the following: the Center Vil-
lage (CV) Zone, the Residential Multi-
Family (RM-F) Zone, or the Residential
14 Dwelling Units/Acre (R-14) Zone; or
(Ord. 5525, 2-1-2010)
b. Downtown: In the Center Downtown
(CD) Zone, Residential Multi-Family Ur-
ban Center (RM-U) Zone, or Residential
Multi-Family Traditional (RM-T) Zone.
2. Size and Structure:
a. If the project is located in the Resi-
dential Multi-Family Traditional (RM-T)
Zone or within the Center Village Com-
prehensive Plan designation and in either
the Residential Multi-Family (RM-F) Zone
or the Residential 14 Dwelling Units/Acre
(R-14) Zone, the project must (i) consist
of a minimum total of ten (10) new dwell-
ing units of multi-family housing, and (ii)
be located within a new residential struc-
ture(s) or a new mixed-use development
as allowed by the RMC for the specific
zone. At least fifty percent (50%) of the
space within the project shall be intended
for permanent residential occupancy.
b. If the project is located in the Resi-
dential Multi-Family Urban Center (RM-U)
Zone, the Center Downtown (CD) Zone or
is within the Center Village Comprehen-
sive Plan designation and in the Center
Village (CV) Zone, the project must (i)
consist of a minimum total of thirty (30)
new dwelling units of multi-family housing
and (ii) be located in a new mixed-use de-
velopment, unless otherwise waived by
the Administrator. If the Administrator
waives the mixed-use development re-
quirement, the multi-family housing must
be located in a new residential struc-
ture(s). At least fifty percent (50%) of the
space within the project shall be intended
for permanent residential occupancy.
3. Exception for Existing Residential
Structure: In the case of an existing oc-
cupied residential structure that is pro-
posed for demolition and redevelopment
as new multi-family housing, the project
must provide as a minimum number of
dwelling units in the new multi-family
housing project, the greater of:
a. Replace the existing number of
dwelling units and, unless the exist-
ing residential rental structure was
vacant for twelve (12) months or
more prior to demolition, provide for a
minimum of four (4) additional dwell-
ing units in the new multi-family
housing project; or
4-1-220E
1 - 36.1 (Revised 3/10)
b. Provide the number of dwelling
units otherwise required in subsec-
tion (D)(2) of this Section.
4. Completion Deadline: The project
must be completed within three (3) years
from the date of approval of the contract
by the City Council as provided in RMC
4-1-220F2 or by any extended deadline
granted by the Administrator as provided
in RMC 4-1-220I.
E. APPLICATION PROCEDURE:
1. Form: The owner of property applying for
exemption under this Section shall submit an
application to the Administrator on a form es-
tablished by the Administrator. The owner
shall verify the correctness of the information
contained in the application by his/her signa-
ture and affirmation made under penalty of
perjury under the laws of the State of Wash-
ington. The application shall contain such in-
(Revised 3/10)1 - 36.2
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4-1-220H
1 - 37 (Revised 6/09)
formation as the Administrator may deem
necessary or useful, which at a minimum
shall include:
a. A completed City application form,
including information setting forth the
grounds for tax exemption and whether
the owner elects to rent or sell at least
twenty percent (20%) of the multi-family
housing units as affordable housing to
low- and moderate-income households
to qualify for the twelve (12) year exemp-
tion defined in subsection (C)(1)(b)(ii) of
this Section;
b. A brief written description of the
project, and schematic site and floor
plans of the multi-family dwelling units
and the structure(s) in which they are
proposed to be located;
c. Floor and site plans of the proposed
project, which plans may be revised by
the owner provided such revisions are
made and presented to the Administrator
prior to the City’s final action on the ex-
emption application;
d. A statement from the owner acknowl-
edging the potential tax liability when the
property ceases to be eligible for exemp-
tion under this Section.
2. Fee: At the time of initial application un-
der this Section, the owner shall pay to the
City an initial application fee of one thousand
dollars ($1,000.00).
3. Deadline: The application shall be sub-
mitted prior to the issuance of the building per-
mit for the project, unless otherwise approved
by the Council. The Administrator shall ap-
prove or deny an exemption application within
ninety (90) days of receipt of a complete ap-
plication. (Ord. 5427, 11-17-2008)
F. APPLICATION APPROVAL:
1. Approval: The Administrator may ap-
prove an application if he or she finds that:
a. The owner has complied with all of
the requirements of this Section, includ-
ing but not limited to the project eligibility
requirements contained in RMC
4-1-220D and the application require-
ments contained in RMC 4-1-220E; and
b. The proposed project is, or will be at
the time of completion, in conformance
with all approved plans, and all applica-
ble requirements of the Renton Municipal
Code or other applicable requirements or
regulations in effect at the time the appli-
cation is approved.
2. Contract Required: If the application is
approved, the owner shall enter into a con-
tract with the City, approved by the City Coun-
cil, regarding the terms and conditions of the
project under this Section.
3. Issuance of Conditional Certificate:
Following Council approval of the contract,
the Administrator shall issue a conditional
certificate of acceptance of tax exemption.
The conditional certificate shall expire three
(3) years from the date of Council approval of
the contract unless an extension is granted
as provided in RMC 4-1-220I.
G. APPLICATION DENIAL:
1. Denial: The Administrator shall deny an
application if the criteria in RMC 4-1-220F1
are not met. The Administrator shall state in
writing the reasons for the denial and send
notice of denial to the owner’s last known ad-
dress within ten (10) days of the denial.
2. Appeal: An owner may appeal a denial
of a tax exemption application to the City
Council by filing a notice of appeal with the
City Clerk within thirty (30) calendar days of
receipt of notice of the denial. The appeal be-
fore the City Council shall be based upon the
record before the Administrator, and the Ad-
ministrator’s decision will be upheld unless
the owner can show that there is no substan-
tial evidence on the record to support the Ad-
ministrator’s decision. The City Council’s
decision on appeal is final.
H. AMENDMENT OF CONTRACT:
An owner may request an amendment(s) to the
contract by submitting a request in writing to the
Administrator, together with a fee of five hundred
dollars ($500.00), at any time within three (3)
years of the date of the approval of the contract as
provided for in RMC 4-1-220G2. The date for ex-
piration of the conditional certificate shall not be
4-1-220I
(Revised 6/09)1 - 38/40
extended by contract amendment unless all the
conditions for extension set forth in RMC 4-1-220I
are met.
I. EXTENSION OF CONDITIONAL
CERTIFICATE:
1. Application: The conditional certificate
may be extended by the Administrator for a
period not to exceed twenty four (24) consec-
utive months. The owner shall submit a writ-
ten request stating the grounds for the
extension together with a fee of two hundred
fifty dollars ($250.00).
2. Approval: The Administrator may grant
an extension if the Administrator finds that:
a. The anticipated failure to complete
construction within the required time pe-
riod is due to circumstances beyond the
control of the owner;
b. The owner has been acting, and
could reasonably be expected to con-
tinue to act, in good faith and with due dil-
igence; and
4-1-220J
1 - 41 (Revised 8/08)
c. All the conditions of the original con-
tract between the owner and the City will
be satisfied upon completion of the
project.
3. Denial – Appeal: If an extension is de-
nied, the Administrator shall state in writing
the reason for denial and shall send notice to
the owner’s last known address within ten
(10) calendar days of the denial. An owner
may appeal the denial of an extension to the
Hearing Examiner by filing a notice of appeal
with the City Clerk within fourteen (14) calen-
dar days after issuance of the notice of the
denial. The appeal before the Hearing Exam-
iner shall follow the provisions of RMC
4-8-110E. The owner may appeal the Hearing
Examiner’s decision to the King County Su-
perior Court according to the procedures con-
tained in RCW 34.05.510 through 34.05.598,
as provided in RCW 84.14.090(6), within
thirty (30) days of notification by the City to
the owner of the decision.
J. FINAL CERTIFICATE:
1. Application: Upon completion of the
construction as provided in the contract be-
tween the owner and the City, and upon issu-
ance of a temporary certificate of occupancy,
or a permanent certificate of occupancy if no
temporary certificate is issued, the owner
may request a final certificate of tax exemp-
tion. The owner shall pay a fee of one thou-
sand dollars ($1,000.00) and file with the
Administrator such information as the Admin-
istrator may deem necessary or useful to
evaluate eligibility for the final certificate,
which shall at a minimum include:
a. A statement of expenditures made
with respect to each multi-family housing
unit and the total expenditures made with
respect to the entire property;
b. A description of the completed work
and a statement of qualification for the
exemption;
c. The total monthly rent or total sale
amount of each multi-family housing unit
rented or sold to date;
d. The income of each renter house-
hold to date at the time of initial occu-
pancy and the income of each initial
purchaser of owner-occupied multi-fam-
ily housing units to date at the time of pur-
chase;
e. If applicable, a statement that the
project meets the affordable housing re-
quirements in subsection (C)(1)(b)(ii) of
this Section, along with the number, type,
and specific multi-family housing units
rented or sold to date, as applicable, to
meet the affordable housing require-
ments;
f. Any additional information requested
by the City pursuant to meeting any re-
porting requirements under Chapter
84.14 RCW; and
g. A statement that the work was com-
pleted within the required three (3) year
period or any approved extension.
2. Determination: Within thirty (30) days of
receipt of all materials required for a final cer-
tificate, the Administrator shall determine
whether the completed work is consistent
with the contract between the City and owner,
whether all or a portion of the completed work
is qualified for exemption under this Section
and, if so, which specific improvements sat-
isfy the requirements of this Section.
3. Filing with County Assessor: For
projects that comply with the requirements of
RMC 4-1-220J1, the City shall file a final cer-
tificate of tax exemption with the County As-
sessor within ten (10) days of the expiration
of the thirty (30) day period provided in the
prior subsection.
4. Recording: The Administrator is autho-
rized to cause to be recorded, at the owner’s
expense, in the real property records of the
King County Department of Records and
Elections, the contract with the City required
under RMC 4-1-220F2, as amended under
RMC 4-1-220H, if applicable, and/or such
other document(s) as will identify such terms
and conditions of eligibility for exemption un-
der this Section as the Administrator deems
appropriate for recording.
5. Denial: The Administrator shall notify the
owner in writing that the City will not file a final
certificate if: (a) the Administrator determines
that the project was not completed within the
4-1-220K
(Revised 8/08)1 - 42
required three (3) year period or any ap-
proved extension, or was not completed in
accordance with the contract between the
owner and the City and the requirements of
this Section, or the owner’s property is other-
wise not qualified for the limited exemption
under this Section; or (b) the owner and Ad-
ministrator cannot come to an agreement on
the allocation of the value of the improve-
ments allocated to the exempt portion of the
project.
6. Appeal: The owner may appeal the Ad-
ministrator’s decision to the Hearing Exam-
iner by filing a notice of appeal with the City
Clerk within fourteen (14) calendar days after
issuance of the notice of the denial. The ap-
peal before the Hearing Examiner shall follow
the provisions for appeal contained in RMC
4-8-110E. The owner may appeal the Hearing
Examiner’s decision to the King County Su-
perior Court according to the procedures con-
tained in RCW 34.05.510 through 34.05.598,
as provided in RCW 84.14.090(6), within
thirty (30) days of notification by the City to
the owner of the decision.
K. ANNUAL CERTIFICATION AND
REPORT:
Within thirty (30) days after the first anniversary of
the date the City issued the final certificate of tax
exemption and each year thereafter for the dura-
tion of the tax exemption period, the property
owner shall file an annual report with the Admin-
istrator. Failure to submit the annual report may
result in cancellation of the tax exemption. The
certification shall contain such information as re-
quired by Chapter 84.14 RCW and as the Admin-
istrator may deem necessary or useful, and shall
at a minimum include the following information:
1. A statement of occupancy and vacancy
of the multi-family dwelling units during the
twelve (12) months ending with the anniver-
sary date;
2. A certification that the property has not
changed use and, if applicable, that the prop-
erty has been in compliance with the afford-
able housing requirements as described in
subsection (C)(1)(b)(ii) of this Section since
the date the City issued the final certificate of
tax exemption and that the project continues
to be in compliance with the contract with the
City and the requirements of this Section;
3. A description of any improvements or
changes to the property made after the City
issued the final certificate of tax exemption;
4. The total monthly rent of each multi-fam-
ily housing unit rented or the total sale
amount of each multi-family housing unit sold
to an initial purchaser during the twelve (12)
months ending with the anniversary date;
5. The income of each renter household at
the time of initial occupancy and the income
of each initial purchaser of owner-occupied
multi-family housing units at the time of pur-
chase during the twelve (12) months ending
with the anniversary date;
6. If applicable, a breakdown of the number,
type, and specific multi-family housing units
rented or sold during the twelve (12) months
ending with the anniversary date, as applica-
ble, to meet the affordable housing require-
ments in subsection (C)(1)(b)(ii) of this
Section; and
7. Any additional information requested by
the City pursuant to meeting any reporting re-
quirements under Chapter 84.14 RCW.
L. CANCELLATION OF TAX
EXEMPTION:
1. Cancellation: If at any time the Adminis-
trator determines that: (a) the property no
longer complies with the terms of the contract
or with the requirements of this Section; (b)
the use of the property is changed or will be
changed to a use that is other than residen-
tial; (c) the project violates applicable zoning
requirements, land use regulations or build-
ing code requirements; or (d) the property for
any reason no longer qualifies for the tax ex-
emption, the tax exemption shall be canceled
and additional taxes, interest and penalties
imposed pursuant to State law. Upon deter-
mining that a tax exemption shall be can-
celed, the Administrator shall notify the
property owner by certified mail, return re-
ceipt requested.
2. Appeal: The property owner may appeal
the determination by filing a notice of appeal
with the City Clerk, within thirty (30) days after
issuance of the decision by the Administrator,
specifying the factual and legal basis for the
appeal. The appeal before the Hearing Ex-
4-1-230C
1 - 43 (Revised 3/13)
aminer shall follow the procedures set forth in
RMC 4-8-110E. At the appeal hearing, all af-
fected parties may be heard and all compe-
tent evidence received. The Hearing
Examiner shall affirm, modify, or repeal the
decision to cancel the exemption based on
the evidence received. The Hearing Exam-
iner shall give substantial weight to the Ad-
ministrator’s decision to cancel the
exemption, and the burden of proof and the
burden of overcoming the weight accorded to
the Administrator’s decision shall be upon the
appellant. An aggrieved party may appeal the
Hearing Examiner’s decision to the King
County Superior Court in accordance with the
procedures in RCW 34.05.510 through
34.05.598, as provided in RCW 84.14.110(2),
within thirty (30) days after issuance of the
decision of the Hearing Examiner.
3. Change of Use: If the owner intends to
convert the multi-family housing to another
use, the owner must notify the Administrator
and the County Assessor within sixty (60)
days of the change in use. Upon such change
in use, the tax exemption shall be canceled
and additional taxes, interest and penalties
imposed pursuant to State law.
M. SUNSET OF EXEMPTION FOR
APPLICATIONS FOR CONDITIONAL
CERTIFICATES:
The City shall not accept new applications for
conditional certificates as provided in RMC
4-1-220E after the close of business on Decem-
ber 31, 2015, unless extended by City Council ac-
tion. The City shall process (1) pending complete
applications for a conditional certificate submitted
before the close of business on December 31,
2015, and (2) applications for an extension of the
conditional certificate and/or a final certificate re-
ceived after the close of business on December
31, 2015, as provided in subsections D through J
of this Section. Subsections C and J through L of
this Section shall continue to apply to all proper-
ties that have been or are issued a final certificate
of tax exemption under RMC 4-1-220 until expira-
tion, termination or cancellation of the tax exemp-
tion.
Incomplete applications for conditional certifi-
cates as of the close of business on December
31, 2015, shall be denied and/or returned to own-
ers. (Ord. 5061, 12-22-2003; Ord. 5151,
8-1-2005; Ord. 5192, 1-23-2006; Ord. 5249,
12-11-2006; Ord. 5400, 7-14-2008; Ord. 5525,
2-1-2010; Ord. 5669, 8-20-2012)
4-1-230 SURETIES AND BONDS:
A. CITY APPROVAL REQUIRED:
All sureties posted with the City shall be approved
as to form by the City Attorney and approved by
the appropriate Administrator as to amount and
adequacy. Sureties for public works construction
permits and future public works street/utility main-
tenance requirements shall be approved by the
Public Works Administrator and all other sureties
shall be approved by the Community and Eco-
nomic Development Administrator. The City’s de-
cision as to the acceptability of the security shall
be conclusive. (Ord. 5676, 12-3-2012)
B. TYPES OF SECURITY ACCEPTED
FOR PUBLIC WORKS CONSTRUCTION
PERMITS AND FUTURE PUBLIC WORKS
STREET/UTILITY MAINTENANCE
REQUIREMENTS:
In order to ensure protection of City-owned facili-
ties and ensure completion of required improve-
ments to City standards, the City requires one of
the following types of security in consideration of
issuance of a public works construction permit:
1. Cash;
2. Letter of credit;
3. Set aside letter; provided, that the funds
cannot be withdrawn, spent, or committed to
any third party;
4. Savings account assigned to the City and
blocked as to withdrawal by the secured party
without the City’s approval; or
5. Performance or maintenance bond.
C. TYPES OF SECURITY ACCEPTED
FOR ALL OTHER PURPOSES:
The following security devices are acceptable for
the purposes of deferral requests, occupancy
permit requests in advance of installation of re-
quired landscaping or other improvements, criti-
cal areas mitigation performance, and critical
areas monitoring/maintenance:
1. Cash;
4-1-230D
(Revised 3/13)1 - 44
2. Letter of credit;
3. Set aside letter; provided, that the funds
cannot be withdrawn, spent, or committed to
any third party; or
4. Savings account assigned to the City and
blocked as to withdrawal by the secured party
without the City’s approval.
D. SECURITY REQUIREMENTS:
1. Payable to City: Any security device
must be payable to the City upon demand by
the City and not conditioned upon approval or
other process involving the applicant.
2. Security Requirement Binding: The re-
quirement of the posting of any security shall
be binding on the applicant and the appli-
cant’s heirs, successors and assigns.
3. Purpose of Security: Security must be
unequivocally committed to the project being
secured, and cannot be available for any
other purpose.
4. Agreement Required: In case of any
suit or action to enforce any provisions of this
code, the developer shall pay the City all
costs incidental to such litigation including
reasonable attorney’s fees. The applicant
shall enter into an agreement with the City re-
quiring payment of such attorney’s fees and
litigation costs.
5. Effect of Lapse of Security: Any secu-
rity that, according to its terms, lapses upon a
date certain, will cause the associated city
approval (e.g., deferral, temporary occu-
pancy permit, etc.) to lapse on that same date
unless adequate substitute security has been
posted prior to the termination date of the
prior security.
6. Transfer of Responsibility: Whenever
security has been accepted by the City, then
no release of the owner or developer upon
that security shall be granted unless a new
party has been obligated to perform the work
as agreed in writing to be responsible under
the security, and has provided security. In the
instance where security would be provided by
a condominium owners association or prop-
erty owners association, then it shall be nec-
essary for the owners association to have
voted to assume the obligation before the
City may accept the security, and a duly cer-
tified copy of the minutes of the owners asso-
ciation shall be filed with the City along with
the security to the City.
7. City Approval Required Prior to Trans-
fer of Responsibility: The City shall not be
required to permit a substitution of one party
for another on any security if the Administra-
tor feels that the new owner does not provide
sufficient security to the City that the improve-
ments will be installed when required. (Ord.
5676, 12-3-2012)
8. Default: In the event that improvements
are not completed as required or mainte-
nance is not performed satisfactorily, the Ad-
ministrator shall notify the
applicant/developer, property owner and
guarantor in writing. The notice must state the
specific defects that must be remedied and
the date the work shall be completed.
9. Proceeding Against Security: In the
event the applicant, developer, property
owner, and/or guarantor fails to complete all
improvement work required in compliance
with this Title, and the City shall have to com-
plete the improvements, the City reserves the
right, in addition to all other remedies avail-
able to it by law, to proceed against the secu-
rity for funds necessary to complete the
improvements. If the amount of security shall
be less than the expense incurred by the City,
the applicant, developer, and/or property
owner shall be liable to City for the difference.
10. Release of Sureties for Private/On-
Site Improvements: Sureties for completed
or partially completed private/on-site im-
provements shall not be released except
upon written approval of the Administrator.
11. Release of Sureties for Public Im-
provements: Sureties for completed or par-
tially completed public improvements shall
not be released except under the following
conditions:
a. The developer has submitted a
schedule of improvements, the sequence
for completion, and the value of each part
of the public improvement for which a re-
lease of surety shall be sought.
4-1-240B
1 - 45 (Revised 8/14)
b. Each segment of the public improve-
ment shall be useable by itself without the
completion of the remainder of the im-
provement.
c. Each segment of the public improve-
ment shall receive final inspection and
approval of the City before release of the
surety for that part of the improvement.
d. All partial releases on each public im-
provement shall constitute no more than
one hundred percent (100%) of esti-
mated value of the entire completed im-
provement.
e. All releases of surety shall be ap-
proved in writing by the Administrator.
(Ord. 5153, 9-26-2005)
4-1-240 COMMON OPEN SPACE
SUBSTITUTIONS:
A. APPLICABILITY:
This Section is applicable to any development
where common open space or a park is required
by RMC 4-2-115, Residential Design and Open
Space Standards, or RMC 4-3-100, Urban Design
Regulations, or King County vested projects
where tot lots or similar spaces are required.
B. PUBLIC TRAIL OR PARK
IMPROVEMENTS OR FEE-IN-LIEU FOR
COMMON OPEN SPACE:
Improvements to public trails, public parks, or
payment of a fee may occur to reduce common
open space requirements, if approval for such
substitution is accepted by the Community Ser-
vices Administrator.
1. Public Trail Improvement in Lieu of
Common Open Space: The requirements
for open space may be reduced where public
trail improvements are being provided. On-
site public trail improvements may occur as a
substitute to common open space require-
ments on a square footage basis, provided
the trail has been identified in the Renton
Trails and Bicycle Master Plan or the Parks,
Recreation, Open Space, and Natural Re-
sources Plan or an adopted community plan.
Trails shall be constructed by the developer
to standards specified by the Community Ser-
vices Department and dedicated to and ac-
cepted by the City of Renton as a public trail
prior to final plat recording or short plat re-
cording, or building permit final occupancy for
non-subdivision projects.
2. Public Park Improvement in Lieu of
Common Open Space: The requirements
for open space may be reduced where public
park improvements are being provided. On-
site public park improvements may occur as
a substitution to common open space re-
quirements on a square footage basis pro-
vided the park has been identified in the
Parks, Recreation, Open Space, and Natural
Resources Plan or an adopted community
plan. The park shall be constructed by the de-
veloper to standards specified by the Com-
munity Services Department and dedicated
to and accepted by the City of Renton as a
public park prior to final plat recording or short
plat recording, or building permit final occu-
pancy for non-subdivision projects.
3. Fee in Lieu of Common Open Space: A
fee-in-lieu may occur as a substitute to com-
mon open space requirements; provided, that
an off-site public park is within one-quarter
(1/4) mile of the site proposed for develop-
ment, safe and easy pedestrian access is pro-
vided to such public park, and the public park
shall be an integral part of the design ap-
proach of the development.
a. Fee Calculation: The fee shall be
the equivalent of the monetary value of
the required improvements for common
open space plus the monetary value of
the land area required to be placed in
common open space. The project appli-
cant shall provide the City with an esti-
mate of the improvement value and an
appraisal for the value of the land for the
identified intended use with utilities and
other non-structural improvements. The
total monetary value of the fee-in-lieu
shall be approved by the Community Ser-
vices Department.
b. The fee shall be paid prior to final plat
recording or final short plat recording or
building permit issuance for non-subdivi-
sion projects. (Ord. 5591, 2-28-2011;
Ord. 5676, 12-3-2012)
4-1-250A
(Revised 8/14)1 - 46
4-1-250 MARIJUANA
REGULATIONS:
A. PURPOSE:
The City of Renton, in an effort to comply with
state law, has adopted marijuana laws that are in-
tended to be consistent with Chapter 69.50 RCW,
Uniform Controlled Substances Act, and Chapter
69.51A RCW, Medical Cannabis, as they exist or
may be amended.
B. AUTHORITY:
The City of Renton derives its authority to act on
marijuana use, production, processing, and sales
within its jurisdiction from Washington State Con-
stitution Article XI, Section 11, Police and Sanitary
Regulations; Chapters 69.50 and 69.51A RCW,
as they exist or may be amended; its authority to
regulate zoning within its jurisdiction; and any and
all other authority granted to Renton by the State
Legislature and the Washington State Liquor
Control Board.
C. REGULATION:
By accepting a license issued pursuant to this
chapter and/or Chapter 5-5 RMC, Business Li-
censes, as they exist or may be amended, a
licensee, jointly and severally, if more than one,
agrees to indemnify and defend the City, its offi-
cers, elected officials, employees, attorneys,
agents, insurers, and self-insurance pool, if any,
against all liability, claims and demands, on ac-
count of injury, loss or damage, including, without
limitation, claims arising from bodily injury, per-
sonal injury, sickness, disease, death, property
loss or damage, or any other loss of any kind
whatsoever, which arise out of or are in any man-
ner connected with the operation of the mari-
juana-related business that is the subject of the
license. The licensee further agrees to investi-
gate, handle, respond to, and to provide defense
for and defend against, any such liability, claims,
or demands at its expense, and to bear all other
costs and expenses related thereto, including
court costs and attorney fees. The Administrative
Services Administrator may require a licensee to
execute a written instrument confirming the provi-
sions of this chapter.
D. LICENSE REQUIREMENT:
All business licenses related to marijuana shall
contain language that substantially conforms to
the following:
1. Renton shall not be responsible or liable
for any claim, defense, or anything related to
the operation of a marijuana-related business
activity.
2. By signing the business license applica-
tion, the licensee accepts, agrees and ac-
knowledges that it shall not have any claim
again Renton related to any claim, defense,
or loss related to the operation of a mari-
juana-related business activity, and that the
applicant shall hold Renton absolutely harm-
less for any such claim, defense or loss. This
Section shall govern the licensee’s responsi-
bilities in the event of a claim, defense, or loss
related to the operation of a marijuana-re-
lated business activity.
3. By signing the business license applica-
tion, the licensee accepts, agrees and ac-
knowledges that under federal law, and more
specifically the Supremacy Clause of the
United States Constitution, Article VI, Para-
graph 2, federal law generally takes prece-
dence over Washington State laws, and even
the Washington State Constitution.
4. Based on the supremacy clause and fed-
eral law in general, the applicant may still be
subject to arrest, prosecution, imprisonment,
and/or fines for violating federal law, Renton
shall have no duty, responsibility, or liability
based on any of those events, and that
Renton may be the entity to arrest, prosecute,
imprison or fine the applicant.
E. ZONING:
Marijuana zoning can be found in RMC 4-2-060.
(Ord. 5707, 3-24-2014)
2 - i (Revised 2/15)
Chapter 2
ZONING DISTRICTS – USES AND STANDARDS
CHAPTER GUIDE: Chapter 4-2 RMC contains zone-related land use regulations, and zone-related de-
velopment standards, primarily in tabular form. Chapter 4-2 RMC additionally includes provisions for in-
terpreting the Zoning Map that delineate the zoning and overlay districts and provisions for determining
the permissibility of unclassified uses. Chapter 4-2 RMC does not contain procedural information. Re-
lated permit processes (e.g., site development plan review, variance, conditional use permit, etc.) are
located in chapters 4-8 and 4-9 RMC. In contrast, chapter 4-3 RMC applies to any property in the City
that contains certain environmental characteristics, and chapter 4-3 RMC also applies to overlay dis-
tricts that may or may not include more than one zone in order to apply special use restrictions and/or
standards. Chapter 4-4 RMC applies regulations to property City-wide, regardless of zone district. (Ord.
5028, 11-24-2003)
This Chapter last amended by Ord. 5749, January 12, 2015.
SECTION PAGE
NUMBER NUMBER
4-2-010 ZONES AND MAP DESIGNATIONS ESTABLISHED . . . . . . . . . . . . . . . . . . . . 1
A.Comprehensive Plan Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Zoning Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Zoning Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Zones Implementing Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E.Additional Restrictions on Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS . . . . . . . . . . . . . . . . . . . . . 2
A.General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B.Resource Conservation Zone (RC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C.Residential-1 du/acre (R-1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D.Residential-4 du/acre (R-4) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
E. Residential-6 du/acre (R-6) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
F.Residential-8 du/acre (R-8) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
G.Residential Manufactured Home Park Zone (RMH) . . . . . . . . . . . . . . . . . . . . . . 3
H.Residential-10 du/acre (R-10) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
I.Residential-14 du/acre (R-14) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
J.Residential Multi-Family (RM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
a. “F” (Multi-Family) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
b. “T” (Traditional) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
c. “U” (Urban Center) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
K.Commercial Neighborhood Zone (CN) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
L.Center Village Zone (CV) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Scale and Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
M.Commercial Arterial Zone (CA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
N.Center Downtown (CD) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
O.Commercial Office Zone (CO) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
P.Commercial/Office/Residential Zone (COR) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Q.Light Industrial Zone (IL) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
SECTION PAGE
NUMBER NUMBER
(Revised 2/15)2 - ii
R.Medium Industrial Zone (IM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
S.Heavy Industrial Zone (IH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
T.Urban Center – North Zones (UC-N1 and UC-N2) . . . . . . . . . . . . . . . . . . . . . . . 5
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
a. Urban Center – North 1 (UC-N1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
b. Urban Center – North 2 (UC-N2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4-2-030 ZONING MAP INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6
A.Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
B.Differences in Street Layout . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
C.Conflict Between Zoning Map and Chapter Text . . . . . . . . . . . . . . . . . . . . . . . . 6
D.Conflict Between Zoning Map and Legal Description of Rezone Ordinance . . . 6
E.Designation of Special Zoning Categories and Time Limitations . . . . . . . . . . 6.1
F.Annual Map Update . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
4-2-040 ZONING REGULATION INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
A.Wireless Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Entire Lot Considered . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Installation Not Considered an Expansion of Nonconformity . . . . . . . . . . . . 7
4-2-050 PERMITTED LAND USES ESTABLISHED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
A.Categories of Uses Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B.Zoning Use Tables Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C.Interpretation of Zoning Use Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Legend . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Other Requirements Applicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Additional Use-Related Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Accessory Use Interpretations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
a. Rules of Interpretation for Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . 9
5. Prohibited Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
6. Unclassified Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
a. Criteria for Unclassified Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
7. Use Table Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
8. Existing Legal Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-2-060 ZONING USE TABLE – USES ALLOWED IN ZONING DESIGNATIONS . . 11
A. Agriculture and Natural Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B. Animals and Related Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C. Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D. Other Residential, Lodging and Home Occupations . . . . . . . . . . . . . . . . . . . . . 11
E. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
F. Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
G. Other Community and Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
H. Office and Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
I. Retail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
J. Entertainment and Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
K. Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
L. Vehicle Related Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
M. Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
N. Industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
SECTION PAGE
NUMBER NUMBER
2 - iii (Revised 2/15)
O. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
P. Wireless Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Q. General Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
R. Temporary Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4-2-070 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES . . . . . . . . . . . . 19
A.Subject to the Following Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
B.(Deleted by Ord. 5675, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
C.(Deleted by Ord. 5357, 2-25-2008) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
D.Downtown Pedestrian District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .66.3
E. Arterial Street Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.4
F. (Deleted by Ord. 5675, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4-2-090 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4-2-100 ZONING STANDARDS TABLES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
A.Standards Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
B.Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
C.Interpretation of Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4-2-110 RESIDENTIAL DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . . . . . . . 69
A. Development Standards for Residential Zoning Designations
(Primary and Attached Accessory Structures) . . . . . . . . . . . . . . . . . . . . . . . . . 69
B. Development Standards for Residential Development
(Detached Accessory Buildings) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
C. Development Standards for Residential Manufactured Home
Park Zoning Designation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
D. Conditions Associated with Development Standards Table
for Residential Zoning Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
E. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
F. Development Standards for Residential Multi-Family Zoning
Designations (Primary and Attached Accessory Structures) . . . . . . . . . . . . . . . 89
G. (Deleted by Ord. 5518, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
H. (Deleted by Ord. 5518, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
I. (Deleted by Ord. 5518, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
4-2-115 RESIDENTIAL DESIGN AND OPEN SPACE STANDARDS . . . . . . . . . . . . . 92
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
1. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
E. Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
1. Site Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
2. Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
3. Residential Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
4-2-120 COMMERCIAL DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . . . . . . . 107
A. Development Standards for Commercial Zoning
Designations (CN, CV, CA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 107
SECTION PAGE
NUMBER NUMBER
(Revised 2/15)2 - iv
B. Development Standards for Commercial
Zoning Designations (CD, CO, COR) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 115
C. Conditions Associated with Development Standards Tables
for Commercial Zoning Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 121
D. (Deleted by Ord. 5355, 2-25-2008) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 124
E. Development Standards for Commercial Zoning
Designations (UC-N1, UC-N2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 125
F. Conditions Associated with Development Standards Tables
for Commercial Zoning Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 131
4-2-130 INDUSTRIAL DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . 133
A. Development Standards for Industrial Zoning Designations . . . . . . . . . . . . . . 133
B. Conditions Associated with Development Standards
Table for Industrial Zoning Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 137
4-2-140 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 138
4-2-010D
2 - 1 (Revised 2/15)
4-2-010 ZONES AND MAP
DESIGNATIONS ESTABLISHED:
A. COMPREHENSIVE PLAN
DESIGNATIONS:
The City has been divided into comprehensive
land use designations:
B. ZONING MAP:
This Chapter shall consist of this text as well as
that certain map on file in the Office of the City
Clerk designated as the Zoning Map of the City.
The boundaries of the various districts shall be
shown on the Zoning Map and are hereby made
a part of the Renton Municipal Code (RMC). This
Chapter is to be read and interpreted in light of the
contents of the Zoning Map.
C. ZONING DISTRICTS:
The City is divided into the following types of zon-
ing districts and the following map symbols are
established:
(Ord. 5744, 1-12-2015)
D. ZONES IMPLEMENTING
COMPREHENSIVE PLAN:
The Comprehensive Plan Designations are im-
plemented by certain zones:
COMPREHENSIVE PLAN
DESIGNATION
MAP
SYMBOL
Residential Low Density (RLD)
Residential Single Family (RS)
Residential Medium Density (RMD)
Residential Multi-Family (RM)
Urban Center North (UC-N)
Urban Center Downtown (UC-D)
Commercial/Office/Residential (COR)
Center Village (CV)
Commercial Corridor (CC)
Employment Area Industrial (EAI)
Employment Area Valley (EAV)
Commercial Neighborhood (CN)
ZONE
MAP
SYMBOL
Resource Conservation (RC)
Residential-1 Dwelling Unit Per Net Acre (R-1)
Residential-4 Dwelling Units Per Net Acre (R-4)
Residential-6 Dwelling Units Per Net Acre (R-6)
Residential-8 Dwelling Units Per Net Acre (R-8)
Residential Manufactured Home (RMH)
Residential-10 Dwelling Units Per Net Acre (R-10)
Residential-14 Dwelling Units Per Net Acre (R-14)
Residential Multi-Family Urban (RM-U)
Residential Multi-Family Traditional (RM-T)
Residential Multi-Family (RM-F)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Center Downtown (CD)
Center Village (CV)
Commercial Arterial (CA)
Commercial Neighborhood (CN)
Commercial Office (CO)
Commercial/Office/Residential (COR)
Urban Center – North 1 (UC-N1)
Urban Center – North 2 (UC-N2)
COMPREHENSIVE
PLAN DESIGNATION IMPLEMENTING ZONES
Residential Low
Density (RLD)
Resource Conservation (RC)
Residential – 1 DU/AC (R-1)
Residential – 4 DU/AC (R-4)
Residential Manufactured
Home Park (RMH)
Residential Single
Family (RS)
Residential – 6 DU/AC (R-6)
Residential – 8 DU/AC (R-8)
Residential Manufactured
Home Park (RMH)
Residential Medium
Density (RMD)
Residential – 10 DU/AC
(R-10)
Residential Manufactured
Home Park (RMH)
Residential – 14 DU/AC
(R-14)
Residential Multi-
Family (RM)
Residential Multi-Family
(RM-U, RM-T, RM-F)
Urban Center
Downtown (UC-D)
Center Downtown (CD)
Residential Multi-Family
Urban Center (RM-U)
Residential Multi-Family
Traditional (RM-T)
Commercial Office (CO)
Urban Center North
(UC-N)
Urban Center – North 1
(UC-N1)
Urban Center – North 2
(UC-N2)
Commercial/Office/
Residential (COR)
Commercial/Office/
Residential (COR)
Center Village (CV)
Residential Multi-Family
Zones (RM-F, RM-T,
RM-U)
Center Village (CV)
Residential – 14 DU/AC
(R-14)
ZONE
MAP
SYMBOL
4-2-010E
(Revised 2/15)2 - 2
(Ord. 5286, 5-14-2007; Ord. 5332, 12-10-2007;
Ord. 5355, 2-25-2008; Ord. 5744, 1-12-2015)
E. ADDITIONAL RESTRICTIONS ON
LAND USE:
(Ord. 1472, 12-18-1953; Ord. 3101, 1-19-1977;
Ord. 4302, 12-17-1990; Ord. 4519, 5-15-1995;
Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 4971, 6-10-2002; Ord. 5100, 11-1-2004;
Ord. 5355, 2-25-2008; Ord. 5357, 2-25-2008;
Ord. 5437, 12-8-2008; Ord. 5571, 11-15-2010)
4-2-020 PURPOSE AND INTENT OF
ZONING DISTRICTS:
A. GENERAL:
Approval of projects in the zones is contingent
upon the determination that the proposed devel-
opments are consistent with the purpose of the
zone and the purpose and intent of the land use
designations and guiding policies of the Compre-
hensive Plan.
The Comprehensive Plan Land Use Element pol-
icies for each corresponding zone classification
and all the Elements of the Comprehensive Plan
shall be used together with the purpose state-
ments for each zone and map designation set
forth in the following sections to guide interpreta-
tion 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. (Ord. 5676,
12-3-2012)
B. RESOURCE CONSERVATION ZONE
(RC):
The Resource Conservation Zone (RC) is estab-
lished 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 in-
tended to implement the Low Density Residential
Comprehensive Plan designation. This zone pro-
motes 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 in-
tended to provide separation between areas of
more intense urban uses; encourage or preserve
very low-density residential uses; reduce the in-
tensity of uses in accordance with the extent of
environmentally sensitive areas such as flood-
plains, wetlands and streams, aquifers, wildlife
habitat, steep slopes, and other geologically haz-
ardous 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
Commercial Corridor
(CC)
Commercial Arterial (CA)
Commercial Office (CO)
Light Industrial (IL)
Employment Area
Industrial (EAI)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Employment Area
Valley (EAV)
Commercial Arterial (CA)
Commercial Office (CO)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Resource Conservation (RC)
Commercial
Neighborhood (CN)
Commercial Neighborhood
(CN)
TYPE OF LAND USE
RESTRICTION
ZONING MAP
SYMBOL
Automall Restrictions Dot Pattern
Public Use Designation “P”
TYPE OF LAND USE
RESTRICTION
REFERENCE OR
CODE SECTION
NO.
Airport-Compatible Land Use
Restrictions RMC 4-3-020
Aquifer Protection Area RMC 4-3-050
Automall District RMC 4-3-040
Downtown Pedestrian District RMC 4-2-070L and
4-2-080D
“P” Suffix Procedures RMC 4-3-080
Planned Urban Development RMC 4-9-150
Restrictive Covenants See Property Title
Report
Urban Design Regulation (Areas
“A,” “B,” “C,” “D,” and “E”)RMC 4-3-100
COMPREHENSIVE
PLAN DESIGNATION IMPLEMENTING ZONES
4-2-020I
2 - 3 (Revised 2/15)
compromise critical areas. It is intended to imple-
ment the Low Density Residential Comprehen-
sive 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. Density bonus provisions, of up to eighteen
(18) dwelling units per acre, are intended to allow
assisted living to develop with higher densities
within the zone. It is further intended to protect crit-
ical areas, provide separation between neighbor-
ing jurisdictions through designation of urban
separators as adopted by the Countywide Poli-
cies, and prohibit the development of incompati-
ble uses that may be detrimental to the residential
or natural environment. No minimum density is re-
quired. (Ord. 5590, 2-28-2011)
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 Residen-
tial Low Density Comprehensive Plan designa-
tion. 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 des-
ignation serves as a transition between rural des-
ignation 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 al-
lowed 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-6 DU/ACRE (R-6):
The Residential-6 Dwelling Units Per Net Acre
Zone (R-6) is established for single family dwell-
ings and is intended to implement the Single
Family Land Use Comprehensive Plan designa-
tion. The R-6 zone will allow a maximum density
of six (6) dwelling units per net acre. Development
in the R-6 zone is intended to be single family res-
idential at moderate density. (Ord. 5744, 1-12-
2015)
F. RESIDENTIAL-8 DU/ACRE (R-8):
The Residential-8 Dwelling Units Per Net Acre
Zone (R-8) is established for single family resi-
dential 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 Com-
prehensive 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. (Ord. 5744, 1-12-2015)
G. 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 va-
riety of affordable housing types available within
the City. (Ord. 5332, 12-10-2007; Ord. 5744, 1-
12-2015)
H. 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 town-
houses and small-scale flats. Development pro-
moted 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 den-
sity 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 zones. (Ord. 5286,
5-14-2007; Ord. 5520, 12-14-2009; Ord. 5744, 1-
12-2015)
I. RESIDENTIAL-14 DU/ACRE (R-14):
The purpose of the Residential-14 Dwelling Units
Per Net Acre Zone (R-14) is to encourage devel-
opment, and redevelopment, of residential neigh-
borhoods that provide a mix of detached and
attached dwelling structures organized and de-
4-2-020J
(Revised 2/15)2 - 4
signed to combine characteristics of both typical
single family and small-scale multi-family devel-
opments. Densities range from ten (10) to four-
teen (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 en-
couraged, such as yards for private use, common
open spaces, and landscaped areas that en-
hance a neighborhood and foster a sense of com-
munity. 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; Ord. 5744, 1-12-2015)
J. RESIDENTIAL MULTI-FAMILY (RM):
1. Purpose: The RM Zone provides suit-
able 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 un-
der this zone will be identified by the suffix
that is applied. This zone will normally be ap-
plied 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. Densities range
from ten (10) to twenty (20) du/acre with
opportunities for bonuses up to twenty
five (25) dwelling units per net acre. (Ord.
5573, 11-15-2010)
b. “T” (Traditional): The RM-T suffix
occurs in areas where compact, tradi-
tional residential neighborhood develop-
ment already exists, or in Comprehen-
sive Plan designations where traditional
residential neighborhoods are planned in
the future. Density ranges from fourteen
(14) to thirty five (35) du/acre.
c. “U” (Urban Center): The RM-U suf-
fix provides for high-density, urban-scale,
multi-family choices. Development stan-
dards promote a pedestrian-scale envi-
ronment 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; Ord. 5744, 1-12-
2015)
K. COMMERCIAL NEIGHBORHOOD
ZONE (CN):
The purpose of the Commercial Neighborhood
Zone (CN) is to provide for small-scale conve-
nience retail/commercial areas offering incidental
retail and service needs for the surrounding 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 char-
acter of the neighborhood. This designation is the
smallest and least intensive of the City’s commer-
cial zones. (Ord. 5676, 12-3-2012; Ord. 5744, 1-
12-2015)
L. CENTER VILLAGE ZONE (CV):
1. Purpose: The purpose of the Center Vil-
lage Zone (CV) is to provide an opportunity
for concentrated mixed-use residential and
commercial redevelopment designed to ur-
ban rather than suburban development stan-
dards that supports transit-oriented
development and pedestrian activity. Use al-
lowances promote commercial and retail de-
velopment opportunities for residents to shop
locally. Uses and standards allow comple-
mentary, high-density residential develop-
ment, and discourage garden-style, multi-
family development.
2. Scale and Character: The Center Vil-
lage 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; Ord.
5744, 1-12-2015)
M. COMMERCIAL ARTERIAL ZONE (CA):
The purpose of the Commercial Arterial Zone
(CA) is to evolve from “strip commercial” linear
business districts to business areas character-
ized by enhanced site planning and pedestrian
orientation, incorporating efficient parking lot de-
sign, coordinated access, amenities and boule-
vard 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
4-2-020T
2 - 5 (Revised 2/15)
Automall District. (Ord. 5191, 12-12-2005; Ord.
5355, 2-25-2008; Ord. 5437, 12-8-2008; Ord.
5744, 1-12-2015)
N. CENTER DOWNTOWN (CD):
The purpose of the Center Downtown Zone (CD)
is to provide a mixed-use urban commercial cen-
ter serving a regional market as well as high-den-
sity residential development. Uses include a wide
variety of retail sales, services, multi-family resi-
dential dwellings, and recreation and entertain-
ment uses. (Ord. 5744, 1-12-2015)
O. COMMERCIAL OFFICE ZONE (CO):
The Commercial Office Zone (CO) is established
to provide areas appropriate for professional, ad-
ministrative, and business offices and related
uses, offering high-quality and amenity work envi-
ronments. In addition, a mix of limited retail and
service uses may be allowed to primarily support
other uses within the zone, subject to special con-
ditions. Limited light industrial activities, which
can effectively blend in with an office environ-
ment, are allowed, as are medical institutions and
related uses. (Ord. 5355, 2-25-2008; Ord. 5744,
1-12-2015)
P. COMMERCIAL/OFFICE/RESIDENTIAL
ZONE (COR):
The purpose of the Commercial/Office/Residen-
tial Zone (COR) is to provide for a mix of intensive
office, hotel, convention center, and residential
activity in a high-quality, master-planned develop-
ment that is integrated with the natural environ-
ment. Commercial retail and service uses that are
architecturally and functionally integrated are per-
mitted. 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; Ord.
5744, 1-12-2015)
Q. LIGHT INDUSTRIAL ZONE (IL):
The purpose of the Light Industrial Zone (IL) is to
provide areas for low-intensity manufacturing, in-
dustrial services, distribution, storage, and techni-
cal 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 gen-
erate 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.
(Ord. 5744, 1-12-2015)
R. 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 cre-
ate 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 zone-wide. Additionally, within
the Employment Area Valley designation, an
even wider variety of commercial and service
uses may be permitted. (Ord. 5650, 12-12-2011;
Ord. 5744, 1-12-2015)
S. HEAVY INDUSTRIAL ZONE (IH):
The purpose of the Heavy Industrial Zone (IH) is
to provide areas for high-intensity industrial activ-
ities involving heavy fabrication, processing of
raw materials, bulk handling and storage, con-
struction, 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 sensi-
tive land uses. Compatible uses that directly
serve the needs of other uses permitted within the
district are also allowed. (Ord. 5355, 2-25-2008;
Ord. 5744, 1-12-2015)
T. 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 at-
tract a wide range of office, technology, com-
mercial, and residential 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 in-
tended to create an urban rather than subur-
ban character. The form of development is
expected to use urban development stan-
4-2-030A
(Revised 2/15)2 - 6
dards and therefore, setbacks, heights, land-
scaping, 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 residen-
tial neighborhoods, shopping, and employ-
ment districts and public facilities. The
designation is also intended to allow continu-
ation of airplane manufacturing and acces-
sory airplane manufacturing uses, as land
area formerly occupied by those uses is
transformed to combinations of retail, ser-
vice, 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 in-
tended 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 in-
vestment and transition of uses in the
longer term. Large-scale retail uses are
allowed as anchors, which, when com-
bined with smaller pedestrian-oriented
development, create a quality regional
retail area. Residential uses are allowed
in a mixed-use format to support the of-
fice/commercial mixed-use center. The
UC-N1 Zone establishes a gateway to
the overall UC-N designation and pro-
vides 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 func-
tions. Upon redevelopment, the UC-N2
zone is anticipated to become the core of
the Urban Center – North. New develop-
ment 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 redevel-
opment 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; Ord. 5744, 1-12-2015)
4-2-030 ZONING MAP
INTERPRETATION:
A. BOUNDARIES:
The district boundaries are, unless otherwise in-
dicated, the centerlines of streets, centerlines of
alleys or lot lines as shown on the maps.
B. DIFFERENCES IN STREET LAYOUT:
Where the street layout actually on the ground
varies from that shown on the Zoning District
Maps, the designations shown on the maps shall
be applied to the street as actually laid out so as
to carry out the intent and purpose of the zoning
plan of that district.
C. CONFLICT BETWEEN ZONING MAP
AND CHAPTER TEXT:
If any conflict exists between the Zoning District
Map and the text of this Chapter, the text of the
Chapter will prevail.
D. CONFLICT BETWEEN ZONING MAP
AND LEGAL DESCRIPTION OF REZONE
ORDINANCE:
If any conflict exists between the adopting Zoning
Map of the City and the text of any rezone ordi-
nance for any particular parcel of property, the
text of the rezone ordinance will govern. Once
any conflict is shown to exist, the City Council
shall ask the Administration to determine the
source of the conflict and to make a recommen-
dation for any future action by the Council. The
Council will hold a public hearing to determine if it
wishes to take any action to resolve the conflict.
Notification of the public hearing will be given to
the property owners and parties of record to the
rezone. (Ord. 5450, 3-2-2009)
4-2-030F
2 - 6.1 (Revised 2/15)
E. DESIGNATION OF SPECIAL ZONING
CATEGORIES AND TIME LIMITATIONS:
Properties having a zoning category subject to a
time limitation, such as a Planned Urban Devel-
opment approval or reversionary zoning, and
those properties under contract rezone shall be
specially designated on the Zoning Map to indi-
cate their special nature and give notice to the
public that further inquiry into their zoning status
is necessary. (Ord. 5153, 9-26-2005)
F. ANNUAL MAP UPDATE:
The Zoning Map of the City of Renton shall be up-
dated quarterly to reflect changes in the City
boundary and any zoning ordinances adopted
since the prior quarter. The official Zoning Map
shall list the ordinance number and indicate effec-
tive date on the face of the map. This shall be pre-
sented to the Council for adoption by the Council
as the formal and legal zoning classification for
the properties within the corporate limits of the
City. (Ord. 5450, 3-2-2009)
(Ord. 1472, 12-18-1953; Ord. 3101, 1-17-1977;
Ord. 4302, 12-17-1990; Amd. Ord. 4963,
5-13-2002)
(Revised 2/15)2 - 6.2
This page left intentionally blank.
4-2-050C
2 - 7 (Revised 6/09)
4-2-040 ZONING REGULATION
INTERPRETATION:
A. WIRELESS COMMUNICATION
FACILITIES:
1. Entire Lot Considered: For purposes of
determining whether the installation of a
tower or antenna complies with zoning devel-
opment regulations, including but not limited
to setback requirements, lot coverage re-
quirements and other such requirements, the
dimensions of the entire lot shall control, even
though antennas or towers may be located on
leased parcels within such lots.
2. Installation Not Considered an Expan-
sion of Nonconformity: Towers constructed
and antennas installed in accordance with the
provisions of this Chapter shall not be
deemed to constitute the expansion of a non-
conforming use or structure. A different exist-
ing use of an existing structure on the same
lot shall not preclude the installation of an an-
tenna or tower on such lot.
(Ord. 4689, 11-24-1997; Amd. Ord. 4963,
5-13-2002)
4-2-050 PERMITTED LAND USES
ESTABLISHED:
A. CATEGORIES OF USES
ESTABLISHED:
This Section establishes permitted, conditional,
accessory and prohibited uses, by zone, for all
properties within the Renton City Limits. All uses
in a given zone are one of six (6) types:
PERMITTED USES: Land uses allowed out-
right within a zone.
CONDITIONAL USES (ADMINISTRATIVE):
Land uses which may be permitted within a
zoning district following review by the Devel-
opment Services Division Director to estab-
lish conditions mitigating impacts of the use
and to assure compatibility with other uses in
the district.
CONDITIONAL USES (HEARING EXAM-
INER): Uses with special characteristics that
may not generally be appropriate within a
zoning district, but may be permitted subject
to review by the Hearing Examiner to estab-
lish conditions to protect public health, safety
and welfare.
ACCESSORY USES: Uses customarily inci-
dental and subordinate to the principal use
and located upon the same lot occupied by
the principal use or on an abutting/adjacent
lot that is under the same ownership as the
principal lot. Some accessory uses are spe-
cifically listed, particularly where a use is only
allowed in an accessory form, whereas other
accessory uses are determined by the Devel-
opment Services Division on a case-by-case
basis per RMC 4-2-050C4 and C6, Acces-
sory Use Interpretations and Unclassified
Uses.
PROHIBITED USES: Any use which is not
specifically enumerated or interpreted by the
City as allowable in that district. Any use not
specifically listed as a permitted, conditional,
or accessory use is prohibited, except those
uses determined to be unclassified and per-
mitted by the Development Services Division
Director pursuant to RMC 4-2-040C6. Any
prohibited use is illegal and is a misdemeanor
punishable under RMC 1-3-1.
UNCLASSIFIED USE: A use which does not
appear in a list of permitted, conditionally per-
mitted, or accessory uses, but which is inter-
preted by the Development Services Division
Director as similar to a listed permitted, con-
ditionally permitted or accessory use, and not
otherwise prohibited, pursuant to RMC
4-2-050C6, Unclassified Uses. (Ord. 5159,
10-17-2005; Ord. 5356, 2-25-2008)
B. ZONING USE TABLES ESTABLISHED:
The following tables establish whether a specific
use is permitted in a zoning district and whether
the use is allowed as “permitted,” “conditional,” or
“accessory” use. The zone is located on the hori-
zontal row and the specific use is located on the
vertical column of these tables.
C. INTERPRETATION OF ZONING USE
TABLES:
1. Legend: The following letters have the
following meanings when they appear in the
box at the intersection of the column and the
row:
4-2-050C
(Revised 6/09)2 - 8
2. Other Requirements Applicable: The
above uses are subject to the review proce-
dures specified in chapter 4-9 RMC, Permits
– Specific, the development standards of
chapters 4-3, Environmental Regulations and
Overlay Districts, 4-4, City-Wide Property De-
velopment Standards, and 4-6, Street and
Utility Standards, and may be subject to addi-
tional conditions as noted in subsection C3 of
this Section. The Aquifer Protection Regula-
tions of RMC 4-3-050, Critical Areas Regula-
tions, further restrict usage of those
properties located within the Aquifer Protec-
tion Area Boundary shown in RMC 4-3-050Q,
Maps.
3. Additional Use-Related Conditions: If
a number also appears at the intersection of
the column and the row, the use is also sub-
ject to the additional requirements as listed
immediately following the use table in RMC
4-2-080, Conditions Associated with Zoning
Use Tables. All applicable requirements shall
govern a use whether specifically identified in
this Chapter or not.
4. Accessory Use Interpretations: The
Development Services Division Director may
determine if an unclassified use or a classi-
fied use, even if not specifically listed as ac-
cessory (AC), is permitted as an accessory
use in a zone. Upon inquiry by an applicant,
an administrative interpretation shall be
made by the Development Services Division
Director to determine if a proposed use is al-
lowed as an accessory use utilizing the rules
of interpretation in subsection C4a of this
Section. If the applicant does not concur with
the interpretation of whether a use is acces-
sory or with the permit type applied to a use,
appeal may be made pursuant to RMC
4-8-110. Interpretations made by the Devel-
opment Services Division Director shall be
documented, and updates to Title 4, when
consistent with the title format and level of de-
tail, shall incorporate “accessory use” inter-
pretations upon approval by the legislative
authority.
P Permitted Use
AD Conditional Use – Administrative
H Conditional Use – Hearing Examiner
AC Accessory Use
4-2-050C
2 - 9 (Revised 4/12)
a. Rules of Interpretation for Acces-
sory Uses: To determine whether a use
is permitted as accessory, the Develop-
ment Services Division Director shall uti-
lize the following rules of interpretation:
i. If a use is allowed or conditionally
allowed in a zone as a “permitted”
use, accessory uses associated with
the primary use that are determined
to be incidental, necessary and com-
monly found with the permitted use
may be allowed with the same permit
type as the primary use, unless spe-
cifically stated otherwise.
ii. If a use is permitted or condition-
ally permitted as a primary use, sub-
ject to location restrictions, the listed
use, even as an accessory use, is
also subject to the same location re-
strictions as the primary use, unless
specifically stated otherwise. For ex-
ample, if a use is restricted to a loca-
tion within the Employment Area
Valley (EAV) land use designation,
then the accessory form of the use is
only permitted in the EAV, unless
specifically stated otherwise.
iii. Required parking, required site
utilities/facilities, and other develop-
ment standards required in order to
establish or operate a use on a site
according to the RMC are consid-
ered accessory.
5. Prohibited Uses: If no symbol appears
in the box at the intersection of the column
and the row, the use is prohibited in that dis-
trict unless otherwise determined by the De-
velopment Services Division Director,
pursuant to this subsection C6 of this Section,
Unclassified Uses, or subsection C4, Acces-
sory Use Interpretations.
6. Unclassified Uses: Upon inquiry by an
applicant, an administrative interpretation
shall be made by the Development Services
Division Director to determine if a proposed
use not specifically listed is allowed utilizing
the criteria in subsection C6a of this Section.
Should interpretation be made that a pro-
posed, unlisted use not be allowed in a spe-
cific zoning district, the Director shall indicate
which zones, if any, do permit the use. If the
Development Services Division Director’s in-
terpretation indicates that an unlisted use is
not consistent with the permitted, conditional
or accessory uses in any district, or if a party
does not concur with the permit type applied
to a use, appeal may be made pursuant to
RMC 4-8-110. Interpretations made by the
Development Services Division Director shall
be documented, and updates to Title 4, when
consistent with the title format and level of de-
tail, shall incorporate “unclassified use” inter-
pretations upon approval by the legislative
authority.
a. Criteria for Unclassified Uses: In
order to make a determination that an un-
classified use is permitted, conditionally
permitted or accessory, the Development
Services Division Director must find that
the use is:
i. In keeping with the purpose and
intent of the zone, and consistent
with the Renton Comprehensive
Plan policies; and
ii. Similar in nature to, and no more
intense than, a specifically listed per-
mitted, conditional or accessory use;
and
iii. Consistent with subsection C4 of
this Section, if determined to be per-
missible as an accessory use.
7. Use Table Conflicts: In the event of a
conflict between RMC 4-2-060, the Master
Zoning Use Table and any other individual
zoning use tables, RMC 4-2-070A through
4-2-070S, the provisions of RMC 4-2-060
shall have priority.
8. Existing Legal Nonconforming Uses:
Where the term “existing” follows a listed use
type within the table(s) (e.g., horticulture
nurseries, existing), then those who can doc-
ument that their nonconforming uses were le-
gal at the time the nonconforming uses were
established will be permitted to continue
those nonconforming uses and given all the
rights of other permitted uses within the dis-
trict. In addition, these uses may be rebuilt
“as is, where is” should they suffer damage.
These uses may be remodeled without limita-
tion on value and may be enlarged subject to
current code requirements (e.g., height limits,
4-2-050C
(Revised 4/12)2 - 10
lot coverage, density limits, setbacks, park-
ing, etc.), unless otherwise specifically condi-
tioned in RMC 4-2-080.
(Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995,
2-12-1996; Ord. 4587, 3-18-1996; Ord. 4595,
4-8-1996; Ord. 4851, 8-7-2000; Ord. 4782,
5-24-1999; Ord. 4963, 5-13-2002; Ord. 5647,
12-12-2011)
4-2-060E
2 - 11 (Revised 2/15)
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(Revised 2/15)2 - 12
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4-2-060M
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4-2-080A
2 - 19 (Revised 2/15)
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. All operations shall be conducted entirely
within an enclosed structure.
a. Vehicles shall only be held on the
property while being serviced and
shall have an active repair or service
invoice that shall be made available to
the City upon the City’s request.
b. Vehicle storage before or after service
shall not be allowed. Vehicles held on
the site shall be subject to the screen-
ing and landscaping provisions in
RMC 4-4-120, Storage Lots – Outside,
unless enclosed within a building.
c. Vehicle holding areas shall count
toward the maximum lot coverage
standard of the zone.
d. Any overnight vehicle parking acces-
sory to this use shall not be located in
the front setback or in a side setback
along a street. Additionally, in the CN
or CV Zone, this use must be associ-
ated with a gas station.
3. These uses shall not be located on the
ground floor along street frontage abutting
the “Downtown Pedestrian District.” See
Downtown Pedestrian District Map in RMC
4-2-080D, as it exists or may be amended.
4. Existing commercial laundry uses may be
continued and may be re-established for
purposes of rebuilding upon unintentional
destruction of property. Existing commer-
cial laundry uses may not expand beyond
their existing building footprint plus abutting
easements, loading, or parking areas. Ren-
ovations 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, as it exists or
may be amended, with the written approval
of the property owner, if tenant occupied.
7. Accessory dwelling units (ADUs) may be
allowed as an accessory use to a detached
single-family dwelling pursuant to the con-
ditional use permit process. ADUs shall be
subject to the development standards
applicable to primary structures and con-
sistent 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 prop-
erty, 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. A building-mounted amateur radio antenna
that is six feet (6') or less in height or a free-
standing, vertical monopole amateur radio
antenna that is forty five feet (45') or less in
height is permitted without a conditional
use permit.
9. Development consistent with an approved
“Master Plan” is considered to be a permit-
ted 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. Specified uses are allowed consistent with
the provisions of RMC 4-9-240, Temporary
Use Permits, as it exists or may be
amended.
11. Storage of products shall be limited to prod-
ucts related to retail, service, or office uses
and shall not be located along the building
4-2-080A
(Revised 2/15)2 - 20
street frontage or in areas visible to the
public.
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. 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 per-
mitted outside the EAV.
14. Marijuana producers and processors must
be located entirely within a permanent
enclosed structure with a roof.
15. In the CD and CO Zones, use is limited to
farmer’s markets. In all other zones, use is
limited to farmer’s markets, building, hard-
ware and garden retail sales.
16. Reserved.
17. Reserved.
18. Commercial space must be provided on the
ground floor at a minimum of thirty feet (30')
in depth along any street frontage. Averag-
ing the minimum depth may be permitted
through the site plan review process, pro-
vided no portion of the minimum depth is
reduced to less than twenty feet (20’). Res-
idential uses shall not be located on the
ground floor along any public street front-
age.
Residential uses are not permitted in the
Employment Area Valley (EAV) land use
designation.
19. Reserved.
20. Not permitted within the Commercial Corri-
dor Comprehensive Plan designation along
Northeast Sunset, Northeast Fourth (4th),
and South Puget Drive.
21. Except for marinas, the use must be
housed in a structure containing one (1) or
more of the following uses: offices, resi-
dences, hotels, convention centers, and/or
research and development facilities.
The requirements in this Section may be
adjusted through the Master Plan process.
22. Self-service storage must be part of a
mixed use development. Retail sales uses
in the CN Zone are limited to: flowers/plants
and floral supplies; mini-marts; crafts,
including supplies and finished products;
gift shops; specialty markets; and other
similar small scale, low-intensity commer-
cial uses that serve nearby residents, as
determined by the Community and Eco-
nomic Development Administrator.
23. Limited to existing uses. Only those modifi-
cations or expansions which do not
increase production levels are permitted in
the COR Zone. Major modifications, pro-
duction increases, or expansions of exist-
ing use require a Hearing Examiner
conditional use permit in the COR Zone.
24. Use requires a Hearing Examiner condi-
tional use permit, unless accessory in
which case it is outright permitted. Use is
not permissible in the area south of I-405
and north of SW 16th Street, unless acces-
sory, 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, as it exists or may
be amended, is considered a permitted
use.
26. Reserved.
27. Shall be architecturally and functionally
integrated into the overall development.
Freestanding establishments may be per-
mitted 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.
These provisions are not intended to pro-
hibit pushcarts/kiosks.
28. Industrial engine and transmission rebuild
uses must be conducted entirely indoors. In
the CA Zone, body shops must be con-
ducted entirely indoors. For all other uses
and zones, an Administrative Conditional
Use Permit is required if operations are
conducted outdoors.
29. Only allowed in the Employment Area Val-
ley (EAV) land use designation, provided:
a. Gambling facilities, vehicle and equip-
ment rental and communication
broadcast and relay towers are
excluded within the area south of I-405
and north of SW 16th Street;
4-2-080A
2 - 21 (Revised 2/15)
b. Large vehicle sales are only allowed in
the area south of I-405 and west of
SR167/Rainier Avenue South.
c. Outdoor storage and retail sales are
allowed as an accessory use in indus-
trial zones.
d. Self-service storage is allowed as an
administrative conditional use in Light
Industrial (IL) Zones.
30. Except farmer’s markets, which are permit-
ted in all industrial zones, use is not allowed
in the area south of I-405 and north of SW
16th Street. Lumberyards are not permitted
in the IL zone.
31. Reserved.
32. Reserved.
33. Retail uses, eating/drinking establish-
ments, and on-site service uses are prohib-
ited within the Center Village land use
designation unless they are accessory to a
school, park, or entertainment and recre-
ational use as allowed in RMC 4-2-060E, F
and J. Commercial uses may not be greater
than five thousand (5,000) square feet of
gross floor area.
34. Reserved.
35. Sales of agricultural products are allowed
as an accessory use as defined in RMC
4-2-050A, as it exists or may be amended,
provided the conditions of RMC 4-4-015, as
it exists or may be amended, are met.
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. In
the CA Zone impound yards are prohibited
and tow truck operations must be a shared
use with either an auto body shop and/or a
vehicle service and repair business.
37. Subject to requirements of RMC 4-4-010,
as it exists or may be amended, Standards
for Animal Keeping Accessory to Residen-
tial/Commercial Uses.
Operations predominantly conducted out-
doors require an administrative conditional
use permit in the IL Zone and are prohibited
in the area south of I-405 and north of SW
16th Street.
38. Reserved.
39. Reserved.
40. Permitted when located within the Com-
mercial Corridor (CC) Comprehensive Plan
land use designation.
41. Reserved.
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 Regula-
tions, and chapter 5-12 RMC, Adult Enter-
tainment Standards, as they exist or may
be amended. In the CO Zone, uses shall be
developed as part of larger office struc-
tures, shall not stand alone, and shall not
occupy more than twenty five percent
(25%) per building whose primary use is
office.
44. Reserved.
45. Reserved.
46. Reserved.
47. Monopoles are prohibited if located within
three hundred feet (300') of residentially
zoned property, unless the Administrator
determines that all residentially zoned
property within three hundred feet (300') of
the proposed facility is undevelopable due
to RMC 4-3-050, Critical Areas Regula-
tions.
48. Reserved.
49. Reserved.
50. Manufactured homes shall be allowed only
if in compliance with the Residential Design
and Open Space Standards in RMC
4-2-115, as it exists or may be amended.
51. Reserved.
52. Card rooms are 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 I-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 juris-
diction find that the City zoning for card
rooms is unconstitutional or illegal, then the
4-2-080A
(Revised 2/15)2 - 22
City elects to permit the existing card rooms
to continue operation as nonconforming
legal uses and otherwise bans card rooms.
53. Reserved.
54. Allowed outright in the Employment Area
Valley (EAV) land use designation. 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%) of a building
whose primary use is for office-related use.
Outside the EAV, indoor recreation uses
shall not occupy more than twenty five per-
cent (25%) of any one (1) floor.
55. Reserved.
56. Prohibited within the Employment Area Val-
ley (EAV).
57. Reserved.
58. Reserved.
59. The specified uses shall be prohibited
within the area south of I-405 and north of
SW 16th Street.
60. Reserved.
61. No drive-through service shall be permit-
ted, except for financial institutions, multi-
story buildings in the CV and CD Zones,
and uses within industrial zones in the
Employment Area Valley (EAV). Financial
institutions are permitted a maximum of
three (3) accessory drive-up windows that
shall be part of the exterior wall of the finan-
cial institution structure. Fast food restau-
rants are prohibited from accommodating
drive-throughs in the CD Zone. 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.
62. Reserved.
63. Reserved.
64. Limited to storage in association with rental
services. An administrative conditional use
permit is required within one thousand two
hundred feet (1,200') of NE 4th Street. Use
is prohibited within one thousand two hun-
dred feet (1,200') of Sunset Boulevard.
65. Reserved.
66. Electrical power generation and co-genera-
tion is permitted as an accessory use when
located more than one hundred feet (100')
from any property zoned for residential use,
and producing less than ten (10) mega-
watts of electricity. In the CO Zone, the use
must be accessory to a medical institution.
67. Chemical and allied products manufactur-
ing operations, or operations which are
conducted predominantly out of doors,
require a Hearing Examiner issued condi-
tional 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 I-405 and
north of SW 16th Street.
68. Only permitted in the Automall District, as
defined in RMC 4-3-040, as it exists or may
be amended, and Employment Area Valley
land use designations. Provided, however,
that indoor only sales of small vehicles are
permitted anywhere within the CA Zone,
regardless of overlay zone.
69. Reserved.
70. Reserved.
71. Only allowed in the Employment Area Val-
ley (EAV) land use designation south of
I-405, subject to the conditions of RMC
4-9-030, as it exists or may be amended.
72. Reserved.
73. Garden style apartments are prohibited.
Within the Center Village Zone, ground
floor commercial development at a mini-
mum of seventy five percent (75%) of the
frontage of the building is required for all
residential projects on parcels abutting NE
4-2-080A
2 - 23 (Revised 3/13)
Sunset Boulevard east of Harrington Ave-
nue NE.
74. Reserved.
75. Only permitted west of Park Ave. and south
of N. 8th Street.
76. Reserved.
77. Only permitted north of N. 8th Street and as
part of a mixed use structure, limited to
training related to research and develop-
ment, arts, computer sciences, business,
culinary arts, medical-related fields and/or
other knowledge-based industries.
78. Reserved.
79. a. Big-box uses must function as an
anchor to larger retail developments
that are planned as part of an inte-
grated 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. Provided the use is:
a. Located on the same lot with another
building/use; or
b. Structurally integrated into another
building/use; or
c. Located on its own lot with some
amount of indoor customer seating to
qualify the drive-through as “acces-
sory” to the eating/drinking establish-
ment.
81. Reserved.
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 maxi-
mum 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 devel-
opment. Stand-alone retail buildings
are not allowed east of Lake Washing-
ton Boulevard North.
c. Buildings oriented along Park Avenue
must have one or more pedestrian
entries on Park Avenue.
83. No freestanding structures permitted
unless architecturally and functionally inte-
grated into an overall shopping center or
mixed use development.
84. Reserved.
85. Reserved.
86. Limited to airplane manufacturing, biotech-
nology, life science, information technology
(i.e., hardware, software, computer compo-
nents), or other high technology industry.
Except airplane manufacturing and associ-
ated uses, buildings oriented to pedestrian
streets must have ground-floor commercial
uses within them.
87. Not allowed within one thousand feet
(1,000') of the centerline of Renton Munici-
pal Airport runway. Except K-12 institutions,
buildings oriented to pedestrian streets
must have ground-floor commercial uses.
Residential uses must be incorporated in
mixed use structures with ground-floor
commercial unless:
a. The entire frontage of the block is res-
idential;
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. Reserved.
89. Reserved.
90. Reserved.
91. a. Not permitted within one thousand feet
(1,000') of the centerline of Renton
Municipal Airport runway.
b. If located north of N. 8th Street, then
must be located in a mixed use struc-
ture.
4-2-080A
(Revised 3/13)2 - 24
c. Buildings oriented to pedestrian
streets must have ground-floor com-
mercial uses within them.
92. Must be located within a mixed use struc-
ture. Buildings oriented to pedestrian
streets must have ground-floor commercial
uses within them.
93. Buildings oriented to pedestrian streets
must have ground-floor commercial uses
within them.
94. Reserved.
95. Reserved.
96. Specified entertainment and sports uses
shall not be permitted within one thousand
feet (1,000') of the centerline of Renton
Municipal Airport runway. Buildings ori-
ented to pedestrian streets must have
ground-floor commercial uses within them.
Convalescent centers are permitted only
south of N. 8th Street.
97. Reserved.
98. Reserved.
99. Reserved.
100. Specified day care service uses shall not
be permitted within one thousand feet
(1,000') of the centerline of Renton Munici-
pal Airport runway. Specified day care ser-
vice uses must be located within a mixed
use structure.
101. Reserved.
102. Reserved.
103. Reserved.
104. Reserved.
105. Specified vehicle related uses shall not be
permitted when west or north of I-405.
106. Reserved.
107. Only structured park and rides are permit-
ted.
108. Reserved.
109. Specified vehicle uses shall not be permit-
ted 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 struc-
tured parking.
110. Reserved.
111. Helipad use is 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 mini-
mum 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 establish-
ment 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 reg-
ulation. Under no circumstances shall
a helipad be permitted if the result of
the FAA Aeronautical Study is “objec-
tionable.”
e. The helipad shall be approved by the
FAA for arrivals and departures from
the water side only.
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 tak-
ing primary access from Edmonds Avenue
4-2-080C
2 - 25 (Revised 2/15)
NE; and fast food restaurants are prohib-
ited from accommodating drive-throughs.
(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; Ord. 5466, 7-13-2009; Ord.
5471, 7-13-2009; Ord. 5473, 7-13-2009; Ord.
5520, 12-14-2009; Ord. 5529, 3-8-2010; Ord.
5577, 11-15-2010; Ord. 5639, 12-12-2011; Ord.
5640, 12-12-2011; Ord. 5647, 12-12-2011; Ord.
5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord.
5707, 3-24-2014; Ord. 5746, 1-12-2015; Ord.
5749, 1-12-2015)
B. (Deleted by Ord. 5675, 12-3-2012)
(Ord. 4722, 5-11-1998; Amd. Ord. 4963,
5-13-2002; Ord. 5355, 2-25-2008; Ord. 5437,
12-8-2008)
C. (Deleted by Ord. 5357, 2-25-2008)
(Ord. 4963, 5-13-2002)
(Revised 2/15)2 - 26/66.2
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4-2-080D
2 - 66.3 (Revised 5/08)
D. DOWNTOWN PEDESTRIAN DISTRICT:
(Amd. Ord. 4963, 5-13-2002; Ord. 5357, 2-25-2008)
4-2-080E
(Revised 5/08)2 - 66.4
E. ARTERIAL STREET PLAN:
(Ord. 4963, 5-13-2002)
4-2-100C
2 - 67 (Revised 2/15)
F. (Deleted by Ord. 5675, 12-3-2012)
(Ord. 5100, 11-1-2004; Ord. 5191, 12-12-2005)
4-2-090 (Reserved)
4-2-100 ZONING STANDARDS
TABLES:
A. STANDARDS ESTABLISHED:
The following tables contain density, dimension
standards, and other limitations for the various
zones. Additional development requirements
found in these tables not related to zoning will
also apply.
B. TABLES:
There are four (4) separate tables dealing with the
following general land use categories and zones:
RESIDENTIAL (RC, R-1, R-4, R-6, R-8, R-10,
R-14)
RESIDENTIAL MULTI-FAMILY (RM)
COMMERCIAL (CN, CV, CA)
COMMERCIAL (CD, CO, COR)
INDUSTRIAL (IL, IM, IH)
(Ord. 5518, 12-14-2009; Ord. 5744, 1-12-2015)
C. INTERPRETATION OF TABLES:
Development standards are listed under each ap-
plicable heading and the zones are listed at the
left of each standard. The table cells contain the
minimum and, in some cases, maximum require-
ments of the zone. The small numbers (super-
script) in a cell indicate additional requirements or
detailed information which is not able to fit in the
table format. A blank cell indicates there are no
specific requirements. (Ord. 5518, 12-14-2009)
(Revised 2/15)2 - 68
This page left intentionally blank.
4-2-110A
2 - 69 (Revised 2/15)
4-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING
DESIGNATIONS (PRIMARY AND ATTACHED ACCESSORY STRUCTURES)
RC R-1 R-4 R-6 R-8 R-10 R-14
Minimum Net Density
(per Net Acre)1, 15
None 3 dwelling
units
4 dwelling
units
5 dwelling
units30
7 dwelling
units30
Maximum Net Density
(per Net Acre, Except
per Net 10 Acres in
RC)2, 14, 15
1 dwelling
unit
1 dwelling
unit36
4 dwelling
units
6 dwelling
units
8 dwelling
units
10 dwelling
units35
14 dwelling
units35, 37
Maximum Number of
Dwellings (per Legal
Lot)2
1 dwelling with 1 accessory dwelling unit7 Detached dwellings: 1
dwelling with 1 accessory
dwelling unit
Attached dwellings: n/a
Minimum Lot Size28, 31 10 acres 1 acre3, 32 9,000 sq.
ft.10, 32, 34
7,000 sq.
ft.34
5,000 sq.
ft.34
Detached
dwellings:
4,000 sq. ft.
Attached
dwellings:
n/a
Detached
dwellings:
3,000 sq. ft.
Attached
dwellings:
n/a
Minimum Lot Width31 150 ft. 100 ft.
32 70 ft.10, 32 60 ft. 50 ft. 40 ft. 30 ft.
Minimum Lot Width31
(Corner Lots)
175 ft. 110 ft.
32 80 ft.32 70 ft. 60 ft. 50 ft. 40 ft.
Minimum Lot Depth31 300 ft. 200 ft.
3, 32 100 ft.10, 32 90 ft. 80 ft. 70 ft. 60 ft.
Minimum Front Yard4,
5, 6, 31
30 ft. 30 ft. 30 ft.
10, 12,
32, 33
25 ft. 20 ft.
39 20 ft.39 15 ft., except
garage must
be 20 ft.39
Minimum Rear Yard4,
31
35 ft. 30 ft. 25 ft.
10, 32,
33
25 ft. 20 ft. 15 ft.
21 10 ft.21
Minimum Side Yard4,
31
25 ft. 15 ft. Combined
20 ft. with
not less
than 7.5 ft.
on either
side.
Combined
15 ft. with
not less
than 5 ft. on
either side.
5 ft. Detached
Units: 4 ft.
Attached
Units: 4 ft.
for
unattached
side(s), 0 ft.
for the
attached
side(s).23
Detached
Units: 4 ft.
Attached
Units: 4 ft. for
unattached
side(s), 0 ft.
for the
attached
side(s).23
Minimum Side Yard4, 5,
31 (along a Street)
30 ft. 30 ft. 30 ft.
10, 12,
32, 33
25 ft. 15 ft. 15 ft. 15 ft.
Maximum Building
Coverage (including
Primary and Accessory)
10% 20% 35% 40% 50% 55% 65%
Maximum Impervious
Surface Area
15% 25% 50% 55% 65% 70% 80%
Maximum Height8, 9 30 ft. Residential:
30 ft.
Commercial:
20 ft.
Maximum Number of
Units per Building
n/a No more
than 4 units
per
building.
No more
than 6 units
per building.
4-2-110A
(Revised 2/15)2 - 70
(Ord. 4869, 10-23-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord.
5153, 9-26-2005; Ord. 5306, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5383, 6-2-2008; Ord. 5387, 6-9-2008;
Ord. 5401, 7-14-2008; Ord. 5450, 3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5526,
2-1-2010; Ord. 5528, 3-8-2010; Ord. 5529, 3-8-2010; Ord. 5531, 3-8-2010; Ord. 5590, 2-28-2011; Ord.
5649, 12-12-2011; Ord. 5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5702, 12-9-2013; Ord. 5726, 10-20-
2014; Ord. 5744, 1-12-2015)
Minimum Tree Density 2 significant trees per 5,000 sq. ft.
See RMC 4-4-130.
Attached units: 4
significant trees per 5,000
sq. ft.
See RMC 4-4-130.
Minimum Freeway
Frontage Setback
10 ft. landscaped setback from the street property line.
Maximum Wireless
Communication
Facilities Height
(including Amateur
Radio Antennas)
See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed
a maximum height of 6 feet without a Conditional Use Permit. Larger structures will have a
maximum height determined by the Conditional Use Permit process, RMC 4-9-030,
Conditional Use Permits.
Design Standards See RMC 4-2-115, Residential Design and Open Space Standards.
Landscaping See RMC 4-4-070, Landscaping.
Exterior Lighting See RMC 4-4-075, Lighting, Exterior On-Site.
Screening See RMC 4-4-095, Screening and Storage Height/Location Limitations.
Exception for Pre-
Existing Legal Lots
Nothing herein shall prohibit the construction of a single family dwelling and its accessory
buildings on a pre-existing legal lot; provided, that all setbacks, lot coverage, height limits,
infrastructure, and parking requirements of the zone can be satisfied and provisions of RMC
4-3-050, Critical Areas, can be met.
RC R-1 R-4 R-6 R-8 R-10 R-14
4-2-110B
2 - 71 (Revised 2/15)
4-2-110B DEVELOPMENT STANDARDS FOR RESIDENTIAL DEVELOPMENT
(DETACHED ACCESSORY BUILDINGS)
MAXIMUM NUMBER AND SIZE
General
RC, R-1,
R-4, R-6, R-
8, R-10, R-
14 and RM
Accessory structures shall only be allowed on lots in conjunction with a primary use.
The total floor area of all accessory buildings shall not be greater than the floor area of
the primary residential uses.
The lot coverage of the primary residential structure combined with all accessory
buildings shall not exceed the maximum lot coverage of the Zoning District.17
Accessory Dwelling Unit
RC, R-1,
R-4, R-6, R-
8, R-10 and
R-14
1 unit per legal lot – 800 sq. ft. or 75% of primary residence, whichever is smaller.16
RM n/a
Other Types of Accessory Structures Allowed in Addition to Accessory Dwelling
Unit
RC and R-1 2 structures – max. 720 sq. ft. per structure, or
1 structure – max. 1,000 sq. ft.
In addition, 1 barn or stable – max. 2,000 sq. ft., provided the lot is 5 acres or more.
R-4, R-6,
and R-8
2 structures – max. 720 sq. ft. per structure, or
1 structure – max. 1,000 sq. ft.
R-10 and
R-14
1 structure per residential unit – max. 400 sq. ft.; provided, that they are architecturally
consistent with the principal structure.
Except greenhouses, sheds, or other similar accessory structures – max. 150 sq. ft.
MAXIMUM BUILDING HEIGHT
RC Accessory building – 15 ft.
R-1, R-4, R-
6, and R-8
Accessory building – 15 ft.
Accessory dwelling units – 30 ft., except that the accessory unit structure (dwelling
space, garage space, etc.) shall not be taller than the primary dwelling.
Animal husbandry or agricultural related structures – 30 ft.
R-10 and
R-14
Accessory building – 15 ft.
Accessory dwelling unit – 30 ft.
RM 25 ft., except in the RM-U District where the maximum height shall be determined
through the site plan review process.
Maximum Height for Public Facilities – see RMC 4-2-110D9.
Maximum Height for Wireless Communication Facilities (Including Amateur
Radio Antennas)
RC, R-1,
R-4, R-6, R-
8, R-10, R-
14, and RM
See RMC 4-4-140, Wireless Communication Facilities. Freestanding vertical monopole
amateur radio antennas are allowed a maximum height of 45 ft. without a Conditional
Use Permit. Taller structures will have maximum height determined pursuant to RMC
4-9-030, Conditional Use Permits.
4-2-110B
(Revised 2/15)2 - 72
LOCATION
General
RC, R-1, R-
4, R-6, R-8,
R-10, R-14
and RM
6 ft. from any residential structure. If sited closer than 6 ft., the structure will be
considered to be attached.
R-14 and
RM-U
For any lot that abuts an alley, vehicular access to garages or carports shall be through
the alley. When lots do not abut an alley, all garages and carports shall be located in the
rear yard or side yard.
MINIMUM SETBACKS
Front Yard/Side Yard Along Streets
RC, R-1,
R-4, R-6, R-
8, R-10, R-
14 and RM
Unless explicitly stated otherwise, setbacks applied to the primary structure also apply
to accessory structures; where the setback is less than 20 ft., any detached
carport/garage (or structure that incorporates vehicular parking) shall have a minimum
20 ft. setback.
Side Yards for Accessory Buildings
RC and R-1 5 ft., unless located between the rear of the house and the rear property line, then 0 ft.
side yard is allowed.
R-4, R-6, R-
8, R-10, R-
14 and RM
3 ft., unless located between the rear of the house and the rear property line, then 0 ft.
side yard is allowed.
Side Yards for Accessory Dwelling Units
RC 25 ft.
R-1 25 ft.
R-4 5 ft.
R-6 5 ft.
R-8 5 ft.
R-10 and
R-14 4 ft., except when along a street, then 8 ft.
RM n/a
Rear Yards for Accessory Buildings
RC 5 ft.
R-1, R-4,
R-8, R-6, R-
10, R-14
and RM
3 ft., unless located between the rear of the house and the rear property line, then 0 ft.
rear yard is allowed.
Except for garages/carports accessed through alleys: to ensure adequate vehicular
maneuvering area, garages and carports that are accessed through alleys shall be set
back as follows:
1. 9 ft. garage doors shall be at least 26 ft. from the back edge of the alley, or
2. 16 ft. garage doors shall be at least 24 ft. from the back edge of the alley.
4-2-110B
2 - 73 (Revised 2/15)
(Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord. 5450,
3-2-2009; Ord. 5473, 7-13-2009; Ord. 5518, 12-14-2009; Ord. 5590, 2-28-2011; Ord. 5675, 12-3-2012; Ord.
5726, 10-20-2014; Ord. 5744, 1-12-2015)
Rear Yards for Accessory Dwelling Units
RC, R-1, R-
4, R-6, R-8,
R-10, R-14
and RM
Accessory dwelling units that incorporate a garage/carport shall be set back as follows:
1. 9 ft. garage doors shall be at least 26 ft. from the back edge of the alley; or
2. 16 ft. garage doors shall be at least 24 ft. from the back edge of the alley.
RC Determined through administrative review, to be no less than 10 ft. and no greater than
35 ft. from the back edge of the alley.
R-1 and
R-4
Determined through administrative review, to be no less than 10 ft. and no greater than
25 ft. from the back edge of the alley.
R-6 and R-
8
Determined through administrative review, to be no less than 5 ft. and no greater than 20
ft. from the back edge of the alley.
R-10 and
R-14
Determined through administrative review, to be no less than 5 ft. and no greater than 10
ft. from the back edge of the alley.
RM n/a
Special Setbacks for Animal Husbandry or Agricultural Related Structures
RC, R-1,
R-4, R-6, R-
8, R-10,
and R-14
Agricultural related structures – 50 ft. from any property line.
Stables and other animal husbandry related structures, see RMC 4-4-010, Animal
Keeping and Beekeeping Standards.
RM n/a
Clear Vision Area
RC, R-1,
R-4, R-6, R-
8, R-10,
R-14 and
RM
In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area
defined in RMC 4-11-030.
CRITICAL AREAS
General
RC, R-1,
R-4, R-6, R-
8, R-10,
and R-14
See RMC 4-3-050, Critical Areas Regulations, and 4-3-090, Shoreline Master Program
Regulations.
(Revised 2/15)2 - 74
This page left intentionally blank.
4-2-110C
2 - 75 (Revised 4/11)
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(Revised 4/11)2 - 76
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4-2-110C
2 - 77 (Revised 2/15)
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5
4-2-110C
(Revised 2/15)2 - 78
Co
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2 - 79 (Revised 2/15)
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5
4-2-110D
(Revised 2/15)2 - 80
4-2-110D
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLE FOR
RESIDENTIAL ZONING DESIGNATIONS
1. a. Phasing, shadow platting, or land
reserves may be used to satisfy the
minimum density requirements if the
applicant can demonstrate that the
current development would not pre-
clude the provision of adequate
access and infrastructure to future
development and would allow for the
eventual satisfaction of minimum den-
sity requirements through future
development. Within the Urban Cen-
ter, surface parking may be consid-
ered a land reserve.
b. In the event the applicant can show
that minimum density cannot be
achieved due to lot configuration, lack
of access, environmental or physical
constraints, minimum density require-
ments may be waived.
2. Use-related provisions are not variable.
Use-related provisions that are not eligible
for a variance include: building size, units
per structure/lot, or densities. Unless
bonus size or density provisions are spe-
cifically authorized, the modification of
building size, units per structure, or densi-
ties requires a legislative change in the
code provisions and/or a Comprehensive
Plan amendment/rezone.
3. Within designated urban separators, clus-
tering is required; individual lots shall not
be less than ten thousand (10,000) square
feet and development shall be consistent
with RMC 4-3-110, Urban Separator Over-
lay Regulations. Outside of designated
urban separators, clustering may be
allowed in order to meet objectives such
as preserving significant natural features,
providing neighborhood open space, or
facilitating the provision of sewer service.
The maximum net density shall not be
exceeded; except within urban separators
a density bonus may be granted allowing
the total density to achieve one dwelling
unit per gross contiguous acre. In order for
the bonus to be allowed, projects must
provide native vegetation cover (either
existing or new) on sixty five percent (65%)
of the gross area of all parcels in the land
use action, including both the area within
and outside the open space corridor. In
addition, projects shall provide at least one
of the following:
a. Enhancement of wetlands at a ratio of
one-half (1/2) acre enhanced for one
acre delineated within the urban sep-
arator pursuant to RMC
4-3-050M12b, Evaluation Criteria,
and RMC 4-3-050M12c, Wetlands
Chosen for Enhancement. Enhance-
ment proposed for a density bonus
may not also be used for a mitigation
for other wetland alterations; or
b. The removal of and/or bringing into
conformance with Renton standards
of legal nonconforming uses from the
site; or
c. Natural surface pedestrian trails with
public access. The trails can be part
of an adopted trail system or, where
there is no planned trail system, of a
configuration approved by the Com-
munity and Economic Development
Administrator. In the absence of either
wetlands or legal nonconforming uses
on the site, public access and trails
shall be provided and approved by the
Community and Economic Develop-
ment Administrator.
4. Allowed Projections into Setbacks:
a.Fireplace Structures, Windows:
Fireplace structures, bay or garden
windows, enclosed stair landings, and
similar structures as determined by
the Zoning Administrator may project
twenty four inches (24") into any set-
back; provided, such projections are:
(i) Limited to two (2) per facade.
(ii) Not wider than ten feet (10').
b. Fences, Rockeries, and Retaining
Walls: Fences, rockeries, and retain-
ing walls with a height of forty eight
inches (48") or less may be con-
structed within any required setback;
provided, that they are located outside
4-2-110D
2 - 81 (Revised 2/15)
of the twenty-foot (20') clear vision
area specified in RMC 4-11-030, defi-
nition of “clear vision area.”
c.Steps and Decks: Uncovered steps
and decks not exceeding eighteen
inches (18") above the finished grade
may project to any property line.
Uncovered steps and decks having no
roof covering and not exceeding forty
two inches (42") high may be built
within the front yard setback.
d.Eaves: Eaves and cornices may proj-
ect up to twenty four inches (24") into
any required setback.
e.Porches and Stoops: May project
into front setbacks up to eight feet (8')
and into side setbacks along a street
up to five feet (5').
5. The minimum front yard and side yard
along a street setback for lots that abut
required turnarounds (cul-de-sacs and
hammerheads) may be reduced, excluding
garage setbacks, to no less than five feet
(5'), subject to the following:
a. The maximum building coverage can-
not be attained without a reduction of
the front yard and/or side yard along a
street setback; and
b. The setback reduction is the minimum
necessary to attain the allowed build-
ing coverage; and
c. If a setback reduction is approved
under this provision the exceptions to
setbacks pursuant to 4-2-110D4
(Allowed Projections into Setbacks)
shall apply unless the proposed pro-
jection is closer than five feet (5') to
the property line/easement, except for
eaves, which may encroach the mini-
mum five feet (5') setback as specified
in 4-2-110D4.
d. The setback reduction may com-
mence at a right angle to the point at
which the right-of-way, tract or ease-
ment begins to expand to form the
turnaround.
6. A front yard setback may be reduced to be
equal to or greater than the averaged front
yard setbacks of existing primary struc-
tures on abutting lots along the same
street; however, this setback reduction
does not apply to attached or detached
garages.
7. For assisted living developments meeting
the conditions of RMC 4-9-065, Density
Bonus Review, there is no maximum num-
ber of dwelling units per lot.
8. In no case shall building height exceed the
maximum allowed by the Airport Related
Height and Use Restrictions, for uses
located within the Federal Aviation Admin-
istration Airport Zones designated under
RMC 4-3-020.
9. Public facilities are allowed the following
height bonus:
a. Water towers/reservoirs are permit-
ted up to a maximum height of one
hundred seventy five feet (175') to the
highest point of the reservoir.
b. Water treatment facilities and pump
stations are allowed up to fifty feet
(50') subject to site plan development
review. The setback standards may
be modified to increase setbacks as
part of the site plan development
review approval.
c. Public utility facilities exceeding fifty
feet (50') in height shall be treated
with public art consistent with RMC
4-9-160. Such public art shall be eligi-
ble for one percent (1%) for art fund-
ing and shall be reviewed by the
Renton Municipal Arts Commission.
d. Structures on Public Suffix (P) proper-
ties are permitted an additional fifteen
feet (15') in height above that other-
wise permitted in the zone if “pitched
roofs,” as defined herein, are used for
at least sixty percent (60%) or more of
the roof surface of both primary and
accessory structures. In addition, the
height of a publicly owned structure
may be increased as follows:
i. When abutting a public street,
one additional foot of height
for each additional one and
one-half feet (1-1/2') of perim-
eter building setback beyond
the minimum street setback
required; or
ii. When abutting a common
property line, one additional
4-2-110D
(Revised 2/15)2 - 82
foot (1') of height for each
additional two feet (2') of
perimeter building setback
beyond the minimum required
along a common property
line.
10. Cluster development, with a maximum of
fifty (50) lots, shall be allowed within the R-
4 zone when at least thirty percent (30%)
of the site is permanently set aside as
“open space,” as defined in RMC 4-11-
150. Such open space shall be situated to
act as a visual buffer between lot clusters
and other development in the zone. The
percentage of required open space may be
reduced to twenty percent (20%) of the site
when:
a. Public access is provided to open
space; and
b. If soft surface trails are provided
within critical areas or critical area
buffers pursuant to RMC 4-3-050; and
c. All portions of a site that are not dedi-
cated to platted single family lots, a
dedicated right-of-way, or utility
improvements shall be set in a sepa-
rate tract and/or tracts to preserve
existing viable stands of trees or other
native vegetation. The tract may also
be used as a receiving area for tree
replacement requirements in accor-
dance with RMC 4-4-130H. Such
tracts shall be shown and recorded on
the face of the plat to be preserved in
perpetuity. Such tracts may be
included in contiguous open space for
the purposes of qualifying for cluster
development. Where trees are
removed, they shall be replaced in
accordance with RMC 4-4-130H.
11. Deleted.
12. When lot size is reduced for the purpose of
achieving maximum density, reduced set-
backs may also be approved. Setback
reductions shall be limited to the following:
a. Front – twenty feet (20').
b. Side yard along a street – twenty five
feet (25') primary structure, thirty feet
(30') attached garage with access
from the side yard.
13. Reserved.
14. For plats that create lots of a size large
enough to allow future division under cur-
rent lot size minimums and allow the
potential to exceed current density maxi-
mums, covenants shall be filed as part of
the final plat requiring that future division of
those lots in question must be consistent
with the maximum density requirements as
measured within the plat as a whole as of
the time of future division, as well as the
general lot size and dimension minimums
then in effect.
15. Accessory dwelling units shall not be
included in density calculations.
16. The square foot calculation shall not
include porches, exterior stairs, or
garages.
17. The lot coverage of accessory dwelling
units shall not be calculated towards maxi-
mum building/lot coverage.
18. Front and rear setbacks in the RM-U Zone
may be reduced to zero feet (0') during the
site development plan review process pro-
vided the applicant demonstrates that the
project will provide a compensatory amen-
ity such as an entryway courtyard, private
balconies or enhanced landscaping.
19. If the structure located in the RM-U Zone
exceeds forty feet (40') in height, a fifteen
foot (15') front setback from the property
line shall be required of all portions of the
structure which exceed forty feet (40').
This requirement may be modified during
the site development plan review process
to a uniform five foot (5') front setback for
the entire structure; provided, that the
structure provides a textured or varied
facade (e.g., multiple setbacks, brickwork
and/or ornamentation) and consideration
of the pedestrian environment (e.g., extra
sidewalk width, canopies, enhanced land-
scaping).
20. In the ‘F’ District, an additional ten feet
(10') height for a residential dwelling struc-
ture may be obtained through the provision
of additional amenities such as pitched
roofs, additional recreation facilities,
underground parking, and additional land-
scaped open space areas; as determined
through the site development plan review
process and depending on the compatibil-
ity of the proposed buildings with adjacent
or abutting existing residential develop-
4-2-110D
2 - 82.1 (Revised 2/15)
ment. In no case shall the height of a resi-
dential structure exceed forty five feet
(45').
21. The Community and Economic Develop-
ment Administrator or designee may mod-
ify this provision through the site
development plan review process where it
is determined that specific portions of the
required on-site perimeter landscaping
strip may be developed and maintained as
a usable public open space with an open-
ing directly to a public entrance.
22. Reserved.
23. Reserved.
24. For self storage uses, rear and side yard
setbacks shall comply with the Commer-
cial Arterial Zone (CA) development regu-
lations in RMC 4-2-120A, Development
Standards for Commercial Zoning Desig-
nations.
25. Reserved.
26. Density bonus may allow up to one hun-
dred (100) dwelling units per acre within
the RM-U Zone located within the Urban
Center Design Overlay and north of South
2nd Street pursuant to requirements in the
RMC 4-9-065.
27. See RMC 4-3-100, Urban Design Regula-
tions.
28. For lots created after November 10, 2004.
29. The density bonus may allow up to twenty
five (25) dwelling units per acre within the
RM-F Zone pursuant to requirements in
RMC 4-9-065.
30. Minimum density requirements shall not
apply to the renovation or conversion of an
existing structure. Additionally, in the R-l
zone only, minimum density requirements
shall not apply to the subdivision or devel-
opment of a legal lot one-half (1/2) gross
acre or less in size as of March 1, 1995.
31. In order to meet the variation requirements
of RMC 4-2-115, lot dimensions and set-
backs are allowed to be decreased and/or
increased; provided, that when averaged
the applicable lot standards of the zone
are met.
32. When cluster development is allowed,
specified development standards are
allowed to be reduced, as indicated below:
a. R-1 Zone: Ten thousand (10,000)
square feet minimum lot size. Mini-
mum lot width and minimum lot depth
shall apply the standards of the R-4
zone.
b. R-4 Zone: Minimum lot size, minimum
lot width, minimum lot depth, mini-
mum front yard, minimum side yard,
minimum side yard along a street, and
impervious surface area shall apply
the standards of the R-6 zone.
33. In the R-4 zone, the following exceptions
apply:
a. When parking is provided in the rear
yard of the lot with access from a pub-
lic right-of-way or alley the minimum
front yard shall be twenty feet (20').
b. The Administrator may reduce the
setback by a maximum of fifty percent
(50%) of the required setback when
all of the following conditions apply:
i. The setback that was
required at the time of initial
construction was less than
the current requirement;
ii. A reduced setback is appro-
priate given the character of
the immediate neighborhood;
and
iii. There are no other alternative
locations that can reasonably
accommodate the request
without encroaching into a
setback.
34. For short plats of parcels smaller than one
acre, one parcel may be allowed to be
smaller than the required minimum lot size
indicated in subsection A of this Section,
Residential Development Standards. If all
other parcels meet the required minimum
lot size standard of the zone, one parcel
may be allowed to meet the following
reduced minimum lot size:
a. R-4: Eight thousand (8,000) square
feet.
b. R-6: Six thousand two hundred fifty
(6,250) square feet.
c. R-8: Four thousand five hundred
(4,500) square feet.
4-2-110D
(Revised 2/15)2 - 82.2
35. Assisted living bonus: A maximum density
of eighteen (18) units per net acre, for
assisted living, may be allowed subject to
conditions of RMC 4-9-065, Density Bonus
Review.
36. For parcels that are in designated urban
separators in the R-1 zone, up to one unit
per gross acre may be permitted subject to
conditions in RMC 4-3-110, Urban Separa-
tor Overlay Regulations.
37. Affordable housing bonus in the R-14
zone: Up to thirty (30) dwelling units per
net acre may be permitted on parcels a
minimum of two (2) acres in size if fifty per-
cent (50%) or more of the proposed dwell-
ing units are affordable to low income
households with incomes at or below fifty
percent (50%) of the area median income.
38. For parcels in the R-8 zone, the maximum
density shall be six (6) dwelling units per
net acre when alleys are considered practi-
cal, as specified in RMC 4-7-150E5, Street
Pattern: Alley Access, and are not part of
the street configuration.
39. In the R-10 and R-4 zones: To ensure ade-
quate vehicular maneuvering area,
garages and carports that are accessed
through alleys shall be set back as follows:
a. Nine-foot (9') garage doors shall be at
least twenty six feet (26') from the
back edge of the alley; or
b. Sixteen-foot (16') garage doors shall
be at least twenty four feet (24') from
the back edge of the alley.
(Amd. Ord. 4963, 5-13-2002; Ord. 5100,
11-1-2004; Ord. 5132, 4-4-2005; Ord. 5153,
9-26-2005; Ord. 5306, 9-17-2007; Ord. 5355,
2-25-2008; Ord. 5383, 6-2-2008; Ord. 5473,
7-13-2009; Ord. 5518, 12-14-2009; Ord. 5528,
3-8-2010; Ord. 5531, 3-8-2010; Ord. 5573,
11-15-2010; Ord. 5590, 2-28-2011; Ord. 5650,
12-12-2011; Ord. 5676, 12-3-2012; Ord. 5726,
10-20-2014; Ord. 5744, 1-12-2015; Ord. 5749, 1-
12-2015)
4-2-110E
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2 - 83 (Revised 6/09)
4-2-110E ILLUSTRATIONS:
4-2-110E
(Revised 6/09)2 - 84
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2 - 85 (Revised 3/10)
4-2-110E
(Revised 3/10)2 - 86
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2 - 87 (Revised 4/11)
4-2-110E
(Revised 4/11)2 - 88
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(Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5450, 3-2-2009; Ord. 5518, 12-14-2009; Ord.
5575, 11-15-2010)
4-2-110F
2 - 89 (Revised 2/15)
4-2-110F DEVELOPMENT STANDARDS FOR RESIDENTIAL MULTI-FAMILY ZONING
DESIGNATIONS (PRIMARY AND ATTACHED ACCESSORY STRUCTURES)
DENSITY
Minimum Net Density (for proposed subdivisions)1, 15
RM For any subdivision and/or development:30
“U” suffix: 25 dwelling units per net acre
“T” suffix: 14 dwelling units per net acre
“F” suffix: 10 dwelling units per net acre
Maximum Net Density2, 14, 15
RM “U” suffix: 75 dwelling units per net acre26
“T” suffix: 35 dwelling units per net acre
“F” suffix: 20 dwelling units per net acre32
Assisted living bonus: 1.5 times the maximum density may be allowed subject to
conditions of RMC 4-9-065, Density Bonus Review.
LOT DIMENSIONS31 (for proposed plats and line adjustments)
Minimum Lot Size
RM n/a
Minimum Lot Width – see RMC 4-7-170E.
RM “T” suffix: 14 ft.
All other suffixes: 50 ft.
Minimum Lot Depth – see RMC 4-7-170E.
RM29 65 ft.
SETBACKS4, 31
Minimum Front Yard6
RM5 “U” suffix: 5 ft.18,19 except garage/carport setback shall be 20 ft.
“T” suffix: 5 ft. except garage/carport setback shall be 20 ft.
“F” suffix: 20 ft.
4-2-110F
(Revised 2/15)2 - 90
Minimum Side Yard
RM “T” suffix – Attached Units: A minimum of 3 ft. for the unattached side(s) of the
structure. 0 ft. for the attached side(s)
Standard Minimum Setbacks for all other suffixes: Minimum setbacks for side
yards:24
Lot width: less than or equal to 50 ft. – Yard setback: 5 ft.
Lot width: 50.1 to 60 ft. – Yard setback: 6 ft.
Lot width: 60.1 to 70 ft. – Yard setback: 7 ft.
Lot width: 70.1 to 80 ft. – Yard setback: 8 ft.
Lot width: 80.1 to 90 ft. – Yard setback: 9 ft.
Lot width: 90.1 to 100 ft. – Yard setback: 10 ft.
Lot width: 100.1 to 110 ft. – Yard setback: 11 ft.
Lot width: 110.1+ ft. – Yard setback: 12 ft.
Additional setbacks for structures greater than 30 ft. in elevation: The entire
structure shall be set back an additional 1 ft. for each 10 ft. of height in excess of 30 ft.
to a maximum cumulative setback of 20 ft.
Additional setbacks for lots abutting Single Family Residential Zones: 25 ft. along
the abutting side(s) of the property.
Side Yard Along a Street
RM5 “U” and “T” suffixes and on all previously existing platted lots which are 50 ft. or
less in width: 10 ft. except garage/carport setback shall be 20 ft.
All other suffixes with lots over 50 ft. in width: 20 ft.
Minimum Rear Yard
RM “U” suffix: 5 ft.18,19, unless lot abuts an RC, R-1, R-4, R-6, R-8, or R-10 zone, then 25 ft.
“T” suffix: 5 ft.
“F” suffix: 15 ft.
Reciprocal Use Easements
RM n/a
BUILDING STANDARDS
Maximum Building Height, except for uses having a “Public Suffix” (P) designation and
public water system facilities8, 9
RM “U” suffix: 50 ft.
“T” suffix: 35 ft.
“F” suffix: 35 ft.20
Maximum Height for Wireless Communication Facilities (Including Amateur Radio
Antennas)
RM See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are
allowed a maximum height of 6 ft. without a conditional use permit. Larger structures will
have maximum height determined by the conditional use permit process, RMC 4-9-030,
Conditional Use Permits.
4-2-110F
2 - 91 (Revised 2/15)
(Ord. 5744, 1-12-2015)
Maximum Building Coverage (Including Primary and Accessory Buildings)
RM “U” suffix: 75%
“T” suffix: 75%
“F” suffix: 35%
A maximum coverage of 45% may be allowed through the Hearing Examiner site
development plan review process.
Maximum Impervious Surface Area
RM “U” and “T” suffixes: 85%
All other suffixes: 75%
Building Design
RM “U” suffix: Modulation of vertical and horizontal facades is required at a minimum of 2
ft. at an interval of a minimum offset of 40 ft. on each building face.
“U” and “T” suffixes: See RMC 4-3-100, Urban Design Regulations.
DESIGN STANDARDS
General
RM Properties abutting a less intense residential zone may be required to incorporate
special design standards (e.g., additional landscaping, larger setbacks, facade
articulation, solar access, fencing) through the site development plan review process.
LANDSCAPING
General: See RMC 4-4-070, Landscaping.
SCREENING
Surface Mounted or Roof Top Equipment, or Outdoor Storage
RM See RMC 4-4-095, Screening and Storage Height/Location Limitations.
Recyclables and Refuse
RM See RMC 4-4-090, Refuse and Recyclable Standards.
DUMPSTER/TRASH/RECYCLING COLLECTION AREA
RM See RMC 4-4-090, Refuse and Recyclable Standards.
PARKING AND LOADING
General: See RMC 4-4-080, Parking, Loading and Driveway Regulations.
EXCEPTION
Pre-Existing Legal Lots
RM Nothing herein shall prohibit the construction of a single family dwelling and its
accessory buildings or the existence of a single family dwelling or two attached
dwellings, existing as of March 1, 1995, on a pre-existing legal lot; provided, that all
setback, lot coverage, height limits, infrastructure, and parking requirements for this
zone can be satisfied, and provisions of RMC 4-3-050, Critical Areas, and other
provisions of the Renton Municipal Code can be met.
4-2-115A
(Revised 2/15)2 - 92
4-2-110G(Deleted by Ord. 5518,
12-14-2009)
4-2-110H (Deleted by Ord. 5518,
12-14-2009)
4-2-110I (Deleted by Ord. 5518,
12-14-2009)
4-2-115 RESIDENTIAL DESIGN AND
OPEN SPACE STANDARDS:
A. PURPOSE:
1. These Residential Design and Open
Space Standards are conceived to implement
policies established in the Land Use and
Community Design Elements of the Renton
Comprehensive Plan, enhance quality of life
by encouraging new residential development
to produce beautiful neighborhoods of well
designed homes, and to mitigate the impacts
of density for the neighborhood and the sur-
rounding community. These standards are di-
vided into three areas:
a. Site Design: Quality neighborhoods
are characterized by well landscaped,
safe, pedestrian oriented streets fronted
by a variety of housing types. These
qualities are enhanced by lots in a variety
of sizes and widths and by homes which
vary in scale and massing, each with a
prominent entry and generous fenestra-
tion facing the street. Garages, while a
necessity to today’s lifestyles, should not
visually dominate the streetscape.
b. Open Space: In order to provide res-
idents with a livable community, private
and public open space shall be provided.
Public open spaces shall be located so
that a hierarchy and/or variety of open
spaces throughout the neighborhood is
created.
c. Residential Design: Key character-
istics of attractive neighborhoods include
variety of housing architectural styles,
enhanced by attention to selection of ex-
terior materials, colors, and architectural
detailing.
2. This Section lists elements that are re-
quired to be included in all residential devel-
opment in the zones stated in subsection B of
this Section. Each element includes both
standards, as well as guidelines. In order to
provide predictability, standards are provided.
These standards specify a prescriptive man-
ner in which the requirement can be met. In
order to provide flexibility, guidelines are also
stated for each element. These guidelines
provide direction for those who seek to meet
the required element in a manner that is dif-
ferent from the standards.
a. The determination as to the satisfac-
tion of the requirement through the use of
the guidelines is to be made by the Com-
munity and Economic Development Ad-
ministrator when no other permit or
approval requires Hearing Examiner re-
view.
b. When it has been determined that
the proposed manner of meeting the de-
sign requirement through guidelines is
sufficient, the applicant shall have satis-
fied that design requirement. (Ord. 5676,
12-3-2012)
B. APPLICABILITY:
1. This section shall apply to all new dwell-
ing units in the following zones: Resource
Conservation (RC), Residential One Dwelling
Unit per Acre (R-1), Residential Four Dwell-
ing Units per Acre (R-4), Residential Six
Dwelling Units per Acre (R-6), Residential
Eight Dwelling Units per Acre (R-8), Residen-
tial Ten Dwelling Units per Acre (R-10), and
Residential Fourteen Dwelling Units per Acre
(R-14). The standards of the Site Design sub-
section are required at the time of subdivision
application. The standards of the Residential
Design subsection are required at the time of
application for building permits. The stan-
dards of Residential Design are required for
the building for which the building permit is
being issued. (Ord. 5744, 1-12-2015)
2. Additions and/or expansions to detached
or attached dwellings that are valued at fifty
thousand dollars ($50,000.00) or more, or at
fifty percent (50%) or greater of the most re-
cent assessment or appraisal shall require
that the entire dwelling or structure comply
4-2-115E
2 - 93 (Revised 2/15)
with the standards of the Residential Design
subsection.
3. When new dwelling units are created in
the Residential Ten Dwelling Units per Acre
(R-10) and Residential Fourteen Dwelling
Units per Acre (R-14) zones, any existing
dwelling units included in the development
shall comply with the standards of this Sec-
tion. (Ord. 5649, 12-12-2011; Ord. 5675,
12-3-2012; Ord. 5726, 10-20-2014)
C. EXEMPTIONS:
The design regulations shall not apply to interior
remodels of existing buildings or structures pro-
vided the alterations do not modify the building fa-
cade.
D. ADMINISTRATION:
1. Review Process: Applications subject to
these design regulations shall be processed
as a component of the governing land use
process.
2. Authority: The Administrator shall have
the authority to approve, approve with condi-
tions, or deny proposals based upon the pro-
visions of these design regulations when no
other permit or approval requires Hearing Ex-
aminer review. Proposals will be considered
on the basis of individual merit, the overall in-
tent of the standards and guidelines, and cre-
ative design alternatives will be encouraged
in order to achieve the purposes of the design
regulations. (Ord. 5676, 12-3-2012; Ord.
5726, 10-20-2014)
E. REQUIREMENTS:
1. Site Design:
LOT CONFIGURATION: Variety in the configuration of lots enhances the image of variety of housing
stock and helps minimize perceptions of monotony.
Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual
relationship between housing units, roads, open space, and pedestrian amenities, while also protecting the
privacy of individuals. Lots shall be configured to encourage variety within the development.
Standards:
RC, R-1,
and R-4 n/a
R-6 and R-
8
One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet
size difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least every
four (4) abutting street fronting lots.
R-10 and
R-14
Developments of more than four (4) structures shall incorporate a variety of home sizes,
lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
4-2-115E
(Revised 2/15)2 - 94
(Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014)
GARAGES: The minimization of the visual impact of garages contributes to creating communities that
are oriented to people and pedestrians, as opposed to automobiles.
Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the
emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of
the garage and shall not be located at the end of view corridors. Alley access is encouraged. If used,
shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
One of the following is required; the garage is:
1. Recessed from the front of the house and/or front porch at least eight feet (8'), or
2. Located so that the roof extends at least five feet (5') (not including eaves) beyond
the front of the garage for at least the width of the garage plus the porch/stoop
area, or
3. Alley accessed, or
4. Located so that the entry does not face a public and/or private street or an access
easement, or
5. Sized so that it represents no greater than fifty percent (50%) of the width of the
front facade at ground level, or
6. Detached.
The portion of an attached garage wider than twenty six feet (26') across the front shall
be set back at least an additional two feet (2').
R-10 and
R-14
Garages may be attached or detached. Shared garages are also allowed, provided the
regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required; the garage must be:
1. Recessed from the front of the house and/or front porch at least eight feet (8'), or
2. Detached and set back from the front of the house and/or porch at least six feet
(6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or other
homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all of
the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from any
of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
4-2-115E
2 - 95 (Revised 2/15)
2. Open Space:
OPEN SPACE: Open space is a significant element in the development of livable communities and
creates opportunities for good health.
Guidelines: All open space shall be designed to preserve existing trees. Except for Native Growth
Protection Areas, all common open space areas shall be designed to accommodate both active and passive
recreational opportunities and be visible and open to the street. Pocket parks shall be designed to serve
four (4) to ten (10) homes. Private yards are located at the rear or side of homes and can include trees,
planting beds, and privacy fences. Reciprocal use easements can provide greater usability of private yards.
Landscaping:
R-10 and
R-14 See RMC 4-4-070, Landscaping.
Standards for Parks:
R-10 and
R-14
For developments that are less than ten (10) net acres: No park is required, but is
allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Standards for Common Open Space:
R-10 and
R-14
Developments of three (3) or fewer dwelling units: No requirement to provide com-
mon open space.
Developments of four (4) or more units: Required to provide common open space as
follows:
1. For each unit in the development, three hundred fifty (350) square feet of common
open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket park,
or pedestrian entry easement in the development and shall include picnic areas,
space for small recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the develop-
ment and accessible to all dwellings, and shall be at least twenty feet (20') wide.
5. A pedestrian entry easement can be used to meet the access requirements if it
has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with indi-
vidual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the
pea-patch shall include a tool shed and a common area with space for compost
bins. Water shall be provided to the pea-patch. Fencing that meets the standards
for front yard fencing shall surround the pea-patch with a one foot (1') landscape
area on the outside of the fence. This area is to be landscaped with flowers, plants,
and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance requirement
for emergency vehicle access but shall not be used for personal vehicle access or
to meet off-street parking requirements.
8. Storm ponds may be used to meet the common open space requirement if de-
signed to accommodate a fifty (50) year storm and to be dry ninety percent (90%)
of the year.
4-2-115E
(Revised 2/15)2 - 96
(Ord. 5591, 2-28-2011; Ord. 5649, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5726, 10-20-2014)
Standards for Private Yards:
R-10 and
R-14
Developments of three (3) or fewer dwelling units: Each individual dwelling shall
have a private yard that is at minimum six hundred (600) square feet in size. Backyard
patios and reciprocal use easements may be included in the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (250) square feet in size with no di-
mension less than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added
to the required amount of common open space for each unit that is not ground related.
Common Open Space or Park Substitutions:
R-10 and
R-14
See RMC 4-1-240.
Sidewalks, Pathways, and Pedestrian Easements:
R-10 and
R-14
All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may dis-
connect from the road, provided it continues in a logical route throughout the de-
velopment.
2. Front yards shall have entry walks that are a minimum width of three feet (3') and
a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket parks
to residential access streets, limited residential access streets, or other pedestrian
connections. They may be used to provide access to homes and common open
space. They shall be a minimum three feet (3') in width and made of paved as-
phalt, concrete, or porous material such as: porous paving stones, crushed gravel
with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways
for parks and green spaces shall be located at the edge of the common space to
allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are
required along all pedestrian easements to provide shade and spaced twenty feet
(20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the
easement and shall be spaced no further than thirty six inches (36") on center.
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are at
least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
4-2-115E
2 - 97 (Revised 2/15)
3. Residential Design:
PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is
oriented to pedestrians. Features like porches and stoops at the front entry provide opportunity for social
interaction and can contribute to a sense of place for residents. Additionally, porches work to minimize the
appearance of bulk by breaking up the facade.
Guidelines: Entrances to homes shall be a focal point and allow space for social interaction. Front doors
shall face the street and be on the facade closest to the street. When a home is located on a corner lot (i.e.,
at the intersection of two roads or the intersection of a road and a common space) a feature like a wrapped
porch shall be used to reduce the perceived scale of the house and engage the street or open space on both
sides.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
One of the following is required:
1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve
inches (12") above grade, or
2. Porch: minimum size five feet (5') deep and minimum height twelve inches (12")
above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
R-10 and
R-14
Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include one of the following:
a. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve
inches (12") above grade, or
b. Porch: minimum five feet (5') deep and minimum height twelve inches (12")
above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
4-2-115E
(Revised 2/15)2 - 98
FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as
visual breaks that help to create visual interest.
Guidelines: Buildings shall not have monotonous facades along public areas. Dwellings shall include
articulation along public frontages; the articulation may include the connection of an open porch to the
building, a dormer facing the street, or a well-defined entry element.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in
depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing fa-
cade.
R-10 and
R-14
Both of the following are required:
1. The primary building elevation oriented toward the street or common green shall
have at least one articulation or change in plane of at least two feet (2') in depth;
and
2. A minimum one side articulation that measures at least one foot (1') in depth shall
occur for all facades facing streets or public spaces.
WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural charac-
ter of a home and when they incorporate architectural elements of the home, they contribute to the overall
balance and integration of the building form. Additionally, when they represent a significant amount of the
facade of a home, they amplify the sense that the community is oriented to people.
Guidelines: Windows and front doors shall serve as an integral part of the character of the home. Primary
windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined
together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale
with the home. All doors shall be of the same character as the home.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
Windows and doors shall constitute twenty-five percent (25%) of all facades facing
street frontage or public spaces.
R-10 and
R-14
All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area, and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three
and one-half inches (3 1/2") minimum head and jamb trim around the door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or pe-
destrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
4-2-115E
2 - 99 (Revised 2/15)
SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes
that have appropriate scale and bulk contribute to the sense of orientation to people. Variety in the char-
acter of homes helps to minimize visual monotony while helping to foster a perception of uniqueness of
place.
Guidelines: A diverse streetscape shall be provided by using elevations and models that demonstrate a
variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and
character.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
A variety of elevations and models that demonstrate a variety of floor plans, home sizes,
and character shall be used.
Additionally, both of the following are required:
1. A minimum of three (3) differing home models for each ten (10) contiguous abut-
ting homes, and
2. Abutting houses must have differing architectural elevations.
R-10 and
R-14
All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate, and
2. Primary porch plate heights shall be one story. Stacked porches are allowed, and
3. To differentiate the same models and elevations, different colors shall be used,
and
4. For single family dwellings, no more than two (2) of the same model and elevation
shall be built on the same block frontage and the same model and elevation shall
not be abutting.
ROOFS: Roof forms and profiles are an important component in the architectural character of homes
and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create
variety, especially for homes of the same model.
Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the
landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel
and/or a reflective material, is discouraged.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
One of the following is required for all development:
1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form of the
roof (dormers, etc., may have lesser pitch), or
2. Shed roof.
Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropri-
ate to the style of the home shall be used.
R-10 and
R-14
Both of the following are required:
1. Primary roof pitch shall be a minimum six to twelve (6:12). If a gable roof is used,
exit access from a third floor must face a public right-of-way for emergency access,
and
2. A variety of roofing colors shall be used within the development and all roof mate-
rial shall be fire retardant.
4-2-115E
(Revised 2/15)2 - 100
EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a
home. When sized adequately and used consistently, they work to create desirable shadows that help to
create visual interest especially from blank, unbroken wall planes.
Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve inches (12")
with horizontal fascia or fascia gutter at least five inches (5") deep on the face of
all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2") from the surface
of exterior siding materials.
R-10 and
R-14
The following is required: Eaves shall be at least twelve inches (12") with horizontal fas-
cia or fascia gutter at least five inches (5") deep on the face of all eaves.
ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home
and the community. It helps to create a desirable human scale and a perception of a quality, well-designed
home.
Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the
home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
If one siding material is used on any side of the dwelling that is two stories or greater in
height, a horizontal band that measures at least eight inches (8") is required between
the first and second story.
Additionally, one of the following is required:
1. Three and one-half inch (3 1/2") minimum trim surrounds all windows and details
all doors, or
2. A combination of shutters and three and one-half inches (3 1/2") minimum trim de-
tails all windows, and three and one-half inches (3 1/2") minimum trim details all
doors.
R-10 and
R-14
All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and de-
tails all doors, and
2. At least one of the following architectural details shall be provided on each home:
shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If shutters
are used, they shall be proportioned to the window size to simulate the ability to
cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the home's
architectural style. Six inches by six inches (6" x 6") posts may be allowed if cham-
fered and/or banded. Exposed four inches by four inches (4" x 4") and six inches
by six inches (6" x 6") posts are prohibited.
4-2-115E
2 - 101 (Revised 2/15)
MATERIALS AND COLOR: The use of a variety of materials and color contributes to the sense of
diversity of housing stock in the community.
Guidelines: A diversity of materials and color shall be used on homes throughout the community. A variety
of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse
palette of colors shall be used to reduce monotony of color or tone.
Standards:
RC and R-1 n/a
R-4, R-6,
and R-8
For subdivisions and short plats, abutting homes shall be of differing color. Color palettes
for all new dwellings, coded to the home elevations, shall be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different color trim is
acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles, sid-
ing and masonry or masonry-like material, etc.) is used on the home. One alterna-
tive siding material must comprise a minimum of thirty percent (30%) of the street
facing facade. If masonry siding is used, it shall wrap the corners no less than
twenty four inches (24").
R-10 and
R-14
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone,
and standard sized brick three and one-half inches by seven and one-half inches
(3 1/2" x 7 1/2") or three and five eighths inches by seven and five-eighths inches
(3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail
homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty-four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at an
exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to
vibrant primary colors, shall be the dominant colors. Color palettes for all new
structures, coded to the home elevations, shall be submitted for approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home and
be painted, or of an integral color, to match the trim color.
MAIL AND NEWSPAPERS
Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be
architecturally compatible with the homes.
R-10 and
R-14
All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical of
the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
4-2-115E
(Revised 2/15)2 - 102/106
(Ord. 5518, 12-14-2009; Ord. 5649, 12-12-2011; Ord. 5744, 1-12-2015)
HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT
Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact
neighbors.
R-10 and
R-14
Hot tubs and pools shall only be located in back yards and designed to minimize sight
and sound impacts to adjoining property. Pool heaters and pumps shall be screened
from view and sound insulated. Pool equipment must comply with codes regarding fenc-
ing.
UTILITIES
R-10 and
R-14
Utility boxes that are not located in alleyways or away from public gathering spaces shall
be screened with landscaping or berms.
DUMPSTER/TRASH/RECYCLING COLLECTION AREA
R-10 and
R-14
Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal impact
on residents and their neighbors and so that they are not visible to the general pub-
lic; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures shall
not be located within front yards.
4-2-120A
2 - 107 (Revised 3/10)
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This page left intentionally blank.
4-2-120A
2 - 109 (Revised 2/15)
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t
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n
a
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a
r
a
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e
.
65
%
o
f
t
o
t
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l
l
o
t
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a
o
r
7
5
%
i
f
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r
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e
.
DE
N
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I
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Y
(
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t
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s
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t
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n
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n
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n
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.
9
Th
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n
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m
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s
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y
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e
q
u
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a
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t
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a
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t
1
/
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a
c
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le
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a
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M
a
r
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h
1
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9
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5
.
NA
Wh
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a
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t
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a
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th
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m
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i
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s
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h
a
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w
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g
un
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t
s
p
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r
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e
t
a
c
r
e
.
9
Th
e
s
a
m
e
a
r
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a
u
s
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d
f
o
r
c
o
m
m
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r
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n
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a
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.
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me
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t
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d
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a
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re
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c
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or
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o
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v
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a
n
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e
.
4-2-120B
(Revised 3/10)2 - 116
Co
n
f
l
i
c
t
s
:
S
e
e
R
M
C
4
-
1
-
0
8
0
.
DE
N
S
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T
Y
(
N
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t
D
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s
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t
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n
D
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ng
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n
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s
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r
N
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Ac
r
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)
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C
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)
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x
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De
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9
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5
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NA
50
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Re
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9
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s
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to
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0
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5
.
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e
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m
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o
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m
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.
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n
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e
.
SE
T
B
A
C
K
S
Mi
n
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m
u
m
F
r
o
n
t
Y
a
r
d
18
No
n
e
Bu
i
l
d
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n
g
s
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e
s
s
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h
a
n
2
5
f
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.
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n
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e
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g
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t
:
15
f
t
.
19
Bu
i
l
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n
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2
5
f
t
.
t
o
8
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t
.
i
n
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e
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g
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t
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2
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ft
.
13
,
1
9
Bu
i
l
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r
8
0
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t
.
i
n
h
e
i
g
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t
:
3
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ft
.
13
,
1
9
De
t
e
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m
i
n
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d
t
h
r
o
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g
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s
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t
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pl
a
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v
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e
w
.
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x
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m
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m
F
r
o
n
t
Y
a
r
d
18
15
f
t
.
–
f
o
r
b
u
i
l
d
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n
g
s
2
5
f
t
.
o
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l
e
s
s
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n
he
i
g
h
t
.
No
n
e
–
f
o
r
t
h
a
t
p
o
r
t
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o
n
o
f
a
b
u
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d
i
n
g
o
v
e
r
25
f
t
.
i
n
h
e
i
g
h
t
.
No
n
e
De
t
e
r
m
i
n
e
d
t
h
r
o
u
g
h
s
i
t
e
d
e
v
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o
p
m
e
n
t
pl
a
n
r
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v
i
e
w
.
DE
V
E
L
O
P
M
E
N
T
S
T
A
N
D
A
R
D
S
F
O
R
C
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M
M
E
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C
I
A
L
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O
N
I
N
G
D
E
S
I
G
N
A
T
I
O
N
S
CD
CO
CO
R
4-2-120B
2 - 117 (Revised 2/15)
Co
n
f
l
i
c
t
s
:
S
e
e
R
M
C
4
-
1
-
0
8
0
.
SE
T
B
A
C
K
S
(
C
o
n
t
i
n
u
e
d
)
Mi
n
i
m
u
m
S
i
d
e
Y
a
r
d
Al
o
n
g
A
S
t
r
e
e
t
18
No
n
e
15
f
t
.
19
–
f
o
r
b
u
i
l
d
i
n
g
s
l
e
s
s
t
h
a
n
2
5
f
t
.
i
n
he
i
g
h
t
.
20
f
t
.
13
,
1
9
–
f
o
r
b
u
i
l
d
i
n
g
s
2
5
f
t
.
t
o
8
0
f
t
.
in
h
e
i
g
h
t
.
30
f
t
.
13
,
1
9
–
f
o
r
b
u
i
l
d
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n
g
s
o
v
e
r
8
0
f
t
.
i
n
he
i
g
h
t
.
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t
e
r
m
i
n
e
d
t
h
r
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u
g
h
s
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t
e
d
e
v
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o
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t
pl
a
n
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v
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e
w
.
Ma
x
i
m
u
m
S
i
d
e
Y
a
r
d
Al
o
n
g
A
S
t
r
e
e
t
18
15
f
t
.
–
f
o
r
b
u
i
l
d
i
n
g
s
2
5
f
t
.
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l
e
s
s
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n
he
i
g
h
t
.
No
n
e
–
f
o
r
t
h
a
t
p
o
r
t
i
o
n
o
f
a
b
u
i
l
d
i
n
g
o
v
e
r
25
f
t
.
i
n
h
e
i
g
h
t
.
No
n
e
De
t
e
r
m
i
n
e
d
t
h
r
o
u
g
h
s
i
t
e
d
e
v
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l
o
p
m
e
n
t
pl
a
n
r
e
v
i
e
w
.
Mi
n
i
m
u
m
F
r
e
e
w
a
y
Fr
o
n
t
a
g
e
S
e
t
b
a
c
k
10
f
t
.
l
a
n
d
s
c
a
p
e
d
s
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t
b
a
c
k
f
r
o
m
t
h
e
pr
o
p
e
r
t
y
l
i
n
e
.
10
f
t
.
l
a
n
d
s
c
a
p
e
d
s
e
t
b
a
c
k
f
r
o
m
t
h
e
pr
o
p
e
r
t
y
l
i
n
e
.
10
f
t
.
l
a
n
d
s
c
a
p
e
d
s
e
t
b
a
c
k
f
r
o
m
t
h
e
p
r
o
p
-
er
t
y
l
i
n
e
.
Mi
n
i
m
u
m
R
e
a
r
Y
a
r
d
18
No
n
e
,
u
n
l
e
s
s
t
h
e
C
D
l
o
t
a
b
u
t
s
a
l
o
t
zo
n
e
d
r
e
s
i
d
e
n
t
i
a
l
,
t
h
e
n
t
h
e
r
e
s
h
a
l
l
b
e
a
15
f
t
.
l
a
n
d
s
c
a
p
e
d
s
t
r
i
p
o
r
a
5
f
t
.
w
i
d
e
si
g
h
t
-
o
b
s
c
u
r
i
n
g
l
a
n
d
s
c
a
p
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d
s
t
r
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p
a
n
d
a
so
l
i
d
6
f
t
.
h
i
g
h
b
a
r
r
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e
r
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s
e
d
a
l
o
n
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t
h
e
co
m
m
o
n
b
o
u
n
d
a
r
y
.
No
n
e
r
e
q
u
i
r
e
d
,
e
x
c
e
p
t
,
1
5
f
t
.
i
f
a
b
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t
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ti
n
g
a
l
o
t
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o
n
e
d
r
e
s
i
d
e
n
t
i
a
l
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4-2-120C
2 - 121 (Revised 2/15)
4-2-120C
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLES FOR
COMMERCIAL ZONING DESIGNATIONS
1. Includes principal arterials as defined by
the Arterial Street Plan and depicted in
RMC 4-2-080E.
2. The following table indicates the maximum
requested size/standard change that may
be allowed by an Administrative condi-
tional use permit. Increases above these
levels may not be achieved by a variance
or the conditional use permit process.
3. These provisions may be modified through
the site development plan review process
where the applicant can show that the
same or better result will occur because of
creative design solutions, unique aspects
or use, etc., that cannot be fully anticipated
at this time.
4. Reserved.
5. The sight-obscuring provision may be
modified in order to provide reasonable
access to the property through the site
development plan review process.
6. In no case shall building height exceed the
maximum allowed by the Airport Compati-
ble Land Use Restrictions, for uses located
within the Federal Aviation Administration
Airport Zones designated under RMC
4-3-020.
7. Abutting is defined as “Lots sharing com-
mon property lines.”
8. Adjacent is defined as “Lots located across
a street, railroad or right-of-way, except
limited access roads.”
9. Use-related provisions are not variable.
Use-related provisions that are not eligible
for a variance include: building size, units
per structure/lot, or densities. Unless
bonus size or density provisions are spe-
cifically authorized, the modification of
building size, units per structure, or densi-
ties requires a legislative change in the
code provisions and/or a Comprehensive
Plan amendment/rezone.
10. Heights may exceed the maximum height
under an administrative conditional use
permit.
In consideration of a request for a condi-
tional use permit for a building height in
excess of ninety five feet (95') the Commu-
nity and Economic Development Adminis-
trator shall consider the following factors in
addition to the criteria in RMC 4-9-030,
Conditional Use Permits, among all other
relevant information:
a. Location Criteria: Proximity of arte-
rial streets which have sufficient
capacity to accommodate traffic gen-
erated by the development. Develop-
ments are encouraged to locate in
areas served by transit.
b. Comprehensive Plan: The pro-
posed use shall be compatible with
the general purpose, goals, objectives
and standards of the Comprehensive
Plan, the zoning regulations and any
other plan, program, map or regula-
tion of the City.
c. Effect on Adjacent or Abutting
Properties: Buildings in excess of
ninety five feet (95') in height at the
proposed location shall not result in
substantial or undue adverse effects
on adjacent or abutting property.
When a building in excess of ninety
five feet (95') in height is adjacent or
abutting to a lot designated residential
on the City Comprehensive Plan, then
setbacks shall be equivalent to the
requirements of the adjacent or abut-
ting residential zone.
d. Bulk: Buildings near public open
spaces should permit public access
APPLICABLE
ZONE STANDARD CHANGE REQUEST
CN
Uses restricted to 3,000 gross s.f. –
increases:
Between 3,000 – 5,000 s.f.
CN
Uses restricted to 5,000 gross s.f. –
increases up to:
20% or 1,000 gross s.f.
All of the CV
Zone
Uses restricted to 65,000 gross s.f. –
increases up to:
40% or 26,000 gross s.f.
4-2-120C
(Revised 2/15)2 - 122
and, where feasible, physical access
to the public open space. Whenever
practicable, buildings should be ori-
ented to minimize the shadows they
cause on publicly accessible open
space.
e. Light and Glare: Due consideration
shall be given to mitigation of light and
glare impacts upon streets, major
public facilities and major public open
spaces.
11. Freestanding signs are restricted to monu-
ment signs in the Commercial Arterial (CA)
Zone of the Rainier Avenue Commercial
Corridor Comprehensive Plan land use
designation.
12. Heights may exceed the maximum height
by up to fifty feet (50') with bonuses for pla-
zas and other amenities, subject to an
Administrative conditional use permit.
13. A reduced minimum setback of no less
than fifteen feet (15') may be allowed for
structures in excess of twenty five feet
(25') in height through the site develop-
ment plan review process.
14. Reserved.
15. The maximum setback may be modified
through the site development plan review if
the applicant can demonstrate that the site
development plan meets the following cri-
teria:
a. Orients development to the pedes-
trian through such measures as pro-
viding pedestrian walkways beyond
those required by the Renton Munici-
pal Code (RMC), encouraging pedes-
trian amenities and supporting
alternatives to single occupant vehicle
(SOV) transportation; and
b. Creates a low scale streetscape
through such measures as fostering
distinctive architecture and mitigating
the visual dominance of extensive
and unbroken parking along the street
front; and
c. Promotes safety and visibility through
such measures as discouraging the
creation of hidden spaces, minimizing
conflict between pedestrian and traffic
and ensuring adequate setbacks to
accommodate required parking and/or
access that could not be provided oth-
erwise.
Alternatively, the maximum setback
requirement may be modified if the appli-
cant can demonstrate that the preceding
criteria cannot be met; however, those cri-
teria which can be met shall be addressed
in the site development plan:
d. Due to factors including but not limited
to the unique site design requirements
or physical site constraints such as
critical areas or utility easements the
maximum setback cannot be met; or
e. One or more of the above criteria
would not be furthered or would be
impaired by compliance with the max-
imum setback; or
f. Any function of the use which serves
the public health, safety or welfare
would be materially impaired by the
required setback.
16. The following height requests may be
allowed by an administrative conditional
use permit:
In consideration of a request for a condi-
tional use permit for additional building
height, all relevant information and the fol-
lowing factors shall be considered along
with the criteria in RMC 4-9-030, Condi-
tional Use Permits:
a. Location Criteria: Proximity of arte-
rial streets which have sufficient
capacity to accommodate traffic gen-
erated by the development. Develop-
ments are encouraged to locate in
areas served by transit.
b. Comprehensive Plan: The pro-
posed use shall be compatible with
the general purpose, goals, objectives
and standards of the Comprehensive
Plan, the zoning regulations and any
other plan, program, map or regula-
tion of the City.
APPLICABLE
ZONE HEIGHT CHANGE REQUEST
All of the CV
Zone
Exceed height of 50 feet
Exceed height of 45 feet when abut-
ting R-6, R-8, or R-10 Zone
All of the CA
Zone
Exceed maximum height
4-2-120C
2 - 123 (Revised 2/15)
c. Effect on Adjacent or Abutting
Properties: Building heights shall not
result in substantial or undue adverse
effects on adjacent and abutting prop-
erty. When a building in excess of the
maximum height is proposed adjacent
to or abutting a lot zoned residential,
then the setbacks shall be equivalent
to the requirements of the adjacent
Residential Zone if the setback stan-
dards exceed the requirements of the
Commercial Zone.
17. Heights may exceed the maximum height
under Hearing Examiner Conditional Use
Permit.
18. Allowed Projections into Setbacks:
a. Steps, and decks having no roof and
being not over forty two inches (42")
high may be built within a front yard
setback.
b. Eaves and cornices may project up to
twenty four inches (24") into any
required setback.
c. Accessory buildings when erected so
that the entire building is within a dis-
tance of thirty feet (30') from the rear
lot line may also occupy the side yard
setback of an inside lot line.
d. Where below-grade structures are
permitted to have zero (0) front
yard/street setbacks, structural foot-
ings may minimally encroach into the
public right-of-way, subject to
approval of the Community and Eco-
nomic Development Administrator.
19. Except with approved Master Plan review.
20. “Public Suffix” (P) properties are allowed
the following height bonus: Publicly owned
structures shall be permitted an additional
fifteen feet (15') in height above that other-
wise permitted in the zone if “pitched
roofs,” as defined herein, are used for at
least sixty percent (60%) or more of the
roof surface of both primary and accessory
structures. In addition, in zones where the
maximum permitted building height is less
than seventy five feet (75'), the maximum
height of a publicly owned structure may
be increased as follows, up to a maximum
height of seventy five feet (75') to the high-
est point of the building:
a. When abutting a public street, one
additional foot of height for each addi-
tional one and one-half feet (1-1/2') of
perimeter building setback beyond the
minimum street setback required at
street level unless such setbacks are
otherwise discouraged; and
b. When abutting a common property
line, one (1) additional foot of height
for each additional two feet (2') of
perimeter building setback beyond the
minimum required along a common
property line; and
c. On lots four (4) acres or greater, five
(5) additional feet of height for every
one percent (1%) reduction below a
twenty percent (20%) maximum lot
area coverage by buildings for public
amenities such as recreational facili-
ties, and/or landscaped open space
areas, etc., when these are open and
accessible to the public during the day
or week.
21. Except for existing, legal administrative
headquarters offices, pursuant to RMC
4-2-080A17.
22. Reserved.
23. Within the CD Zone, perimeter street land-
scape strips may utilize a mix of hard sur-
faces, brick, stone, textured/colored
concrete, and natural landscape elements,
groundcover, shrubs and trees, to provide
a transition between the public streetscape
and the private development, subject to
Site Plan review, RMC 4-9-200B1, and the
general and additional review criteria of
RMC 4-9-200E1 and F1, F2, and F7. In no
case shall living plant material comprise
less than thirty percent (30%) of the
required perimeter landscape strip.
24. Reserved.
25. Reserved.
(Ord. 1472, 2-18-1953; Ord. 1905, 8-15-1961;
Ord. 4404, 6-7-1993; Ord. 4593, 4-1-1996; Ord.
4773, 3-22-1999; Ord. 4802, 10-25-1999; Ord.
4803, 10-25-1999; Ord. 4854, 8-14-2000; Amd.
Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003;
Ord. 5100, 11-1-2004; Ord. 5156, 9-26-2005;
Ord. 5191, 12-12-2005; Ord. 5357, 2-25-2008;
Ord. 5369, 4-14-2008; Ord. 5437, 12-8-2008;
4-2-120D
(Revised 2/15)2 - 124
Ord. 5450, 3-2-2009; Ord. 5519, 12-14-2009;
Ord. 5676, 12-3-2012; Ord. 5744, 1-12-2015)
4-2-120D(Repealed by Ord. 5355,
2-25-2008)
4-2-120E
2 - 125 (Revised 2/15)
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4-2-120E
(Revised 2/15)2 - 128/130
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4-2-120F
2 - 131 (Revised 3/13)
4-2-120F
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLES FOR
COMMERCIAL ZONING DESIGNATIONS
1. In no case shall building height exceed the
maximum allowed by the Airport Related
Height and Use Restrictions, for uses
located within the Federal Aviation Admin-
istration Airport Zones designated under
RMC 4-3-020.
2. Abutting is defined as “lots sharing com-
mon property lines.”
3. Adjacent is defined as “lots located across
a street, railroad or right-of-way, except
limited access roads.”
4. Use-related provisions are not variable.
Use-related provisions that are not eligible
for a variance include: building size, units
per structure/lot, or densities. Unless
bonus size or density provisions are spe-
cifically authorized, the modification of
building size, units per structure, or densi-
ties requires a legislative change in the
code provisions and/or a Comprehensive
Plan Amendment/Rezone.
5. Allowed Projections into Setbacks:
a. Steps, and decks having no roof and
being not over forty two inches (42")
high may be built within a front yard
setback.
b. Eaves and cornices may project up to
twenty four inches (24") into any
required setback.
c. Accessory buildings when erected so
that the entire building is within a dis-
tance of thirty inches (30") from the
rear lot line may also occupy the side
yard setback of an inside lot line.
d. Where below-grade structures are
permitted to have zero (0) front
yard/street setbacks, structural foot-
ings may minimally encroach into the
public right-of-way, subject to
approval of the Public Works Adminis-
trator.
6. UC-N2 Zone Upper Story Setback: Build-
ings or portions of buildings which exceed
fifty feet (50') in height which are located
within one hundred feet (100') of a shore-
line shall include upper story setbacks for
the facade facing the shoreline and for
facades facing publicly accessible plazas
as follows: The minimum setback for a fifth
story and succeeding stories shall be ten
feet (10') minimum from the preceding
story, applicable to each story. Projects not
meeting the upper story setbacks defined
above may be approved through the modi-
fication process when superior design is
demonstrated pursuant to RMC 4-9-250D.
For a modification to be granted, the
project must also comply with the decision
and design criteria stipulated in RMC
4-9-250D2.
7. CD Zone: Perimeter street landscape
strips may utilize a mix of hard surfaces,
brick, stone, textured/colored concrete,
and natural landscape elements, ground-
cover, shrubs and trees, to provide a tran-
sition between the public streetscape and
the private development, subject to Site
Plan Review, RMC 4-9-200B1, and the
general and additional review criteria of
RMC 4-9-200E1 and F1, F2, and F7. In no
case shall living plant material comprise
less than thirty percent (30%) of the
required perimeter landscape strip in the
CD Zone, or fifteen percent (15%) in the
UC-N1 and UC-N2 Zones.
8. Shoreline Master Plan Setbacks in the
UC-N2 Zone: In the UC-N2 Zone, where
the applicable Shoreline Master Program
setback is less than fifty feet (50'), the City
may increase the setback up to one hun-
dred percent (100%) if the City determines
additional setback area is needed to
assure adequate public access, emer-
gency access or other site planning or
environmental considerations.
9. UC-N2 Zone Modulation/Articulation
Requirement: Buildings that are immedi-
ately adjacent to or abutting a public park,
open space, or trail shall incorporate at
least one of the features in items a.
through c. and shall provide item d.:
a. Incorporate building modulation to
reduce the overall bulk and mass of
buildings; or
4-2-120F
(Revised 3/13)2 - 132
b. Provide at least one architectural pro-
jection for each dwelling unit of not
less than two feet (2') from the wall
plane and not less than four feet (4')
wide; or
c. Provide vertical and horizontal modu-
lation of roof lines and facades of a
minimum of two feet (2') at an interval
of a minimum of forty feet (40') on a
building face or an equivalent stan-
dard which adds interest and quality
to the project; and
d. Provide building articulation and tex-
tural variety.
10. For residential plats minimum lot size, min-
imum lot width/depth, maximum lot
width/depth, minimum and maximum front,
side, and rear yards shall use the develop-
ment standards for the RM-T Zone found
in RMC 4-2-110F. (Ord. 5027, 11-24-2003;
Ord. 5156, 9-26-2005; Ord. 5369,
4-14-2008; Ord. 5676, 12-3-2012)
4-2-130A
2 - 133 (Revised 2/15)
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4-2-130A
(Revised 2/15)2 - 134
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4-2-130A
2 - 135 (Revised 2/15)
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(Revised 2/15)2 - 136
This page left intentionally blank.
4-2-130B
2 - 137 (Revised 2/15)
4-2-130B
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLE FOR
INDUSTRIAL ZONING DESIGNATIONS
1. As designated by the Transportation Ele-
ment of the Comprehensive Plan.
2. These provisions may be modified through
the site development plan review where
the applicant can show that the same or
better result will occur because of creative
design solutions, unique aspects or use,
etc., which have not been fully planned at
the time of site plan development review.
3. Provided that a solid 6' high barrier wall is
provided within the landscape strip and a
maintenance agreement or easement for
the landscape strip is secured. A solid bar-
rier wall shall not be located closer than 5'
to an abutting lot zoned residential.
4. To construct a building or structure in
excess of 50', outside the EAV, requires an
Administrative Conditional Use Permit.
5. For uses located within the Federal Avia-
tion Administration Airport Zones desig-
nated under RMC 4-3-020, Airport Related
Height and Use Restrictions, in no case
shall building height exceed the maximum
allowed by that Section.
6. The sight-obscuring provision may be
waived in order to provide reasonable
access to the property through the site
plan development review process.
7. Areas set aside for future development on
a lot may be hydroseeded. An adequate
means of irrigation shall be provided.
8. Except by approval by Administrative Con-
ditional Use Permit in the Employment
Area Valley, or by the Hearing Examiner
Conditional Use Permit outside the
Employment Area Valley.
9. Abutting is defined as “Lots sharing com-
mon property lines.”
10. Adjacent is defined as “Lots located across
a street, railroad or right-of-way, except
limited access roads.”
11. Allowed Projections into Setbacks:
a. Eaves and cornices may extend over
the required setback for a distance of
up to 24".
b. Accessory buildings when erected so
that the entire building is within a dis-
tance of 30' from the rear lot line may
also occupy the side yard setback of
an inside lot line.
c. Steps and decks having no roof and
not exceeding 42" high may be built
within a front setback.
12. Includes principal arterials as defined in
the Arterial Street Plan and depicted in
RMC 4-2-080E. Principal arterial streets
within the Downtown Pedestrian District as
depicted by RMC 4-2-080C shall be
exempt from this setback requirement.
13. “Public Suffix” (P) properties are allowed
the following height bonus: Publicly owned
structures shall be permitted an additional
15' in height above that otherwise permit-
ted in the Zone if “pitched roofs,” as
defined herein, are used for at least 60%
or more of the roof surface of both primary
and accessory structures. In addition, in
zones where the maximum permitted
building height is less than 75', the maxi-
mum height of a publicly owned structure
may be increased as follows, up to a maxi-
mum height of 75' to the highest point of
the building:
a. When abutting a public street, 1 addi-
tional foot of height for each additional
1-1/2' of perimeter building setback
beyond the minimum street setback
required at street level unless such
setbacks are otherwise discouraged
(e.g., inside the Center Downtown
Zone);
b. When abutting a common property
line, 1 additional foot of height for
each additional 2' of perimeter build-
ing setback beyond the minimum
required along a common property
line; and
c. On lots 4 acres or greater, 5 additional
feet of height for every 1% reduction
below a 20% maximum lot area cov-
erage by buildings for public ameni-
ties such as recreational facilities,
4-2-140
(Revised 2/15)2 - 138
and/or landscaped open space areas,
etc., when these are open and acces-
sible to the public during the day or
week.
(Amd. Ord. 4963, 5-13-2002; Ord. 5519,
12-14-2009; Ord. 5574, 11-15-2010; Ord. 5607,
6-6-2011; Ord. 5676, 12-3-2012; Ord. 5744, 1-12-
2015)
4-2-140 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Amd. Ord. 4856, 8-21-2000; Ord. 5159,
10-17-2005)
3 - i (Revised 2/15)
Chapter 3
ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
CHAPTER GUIDE: Regulations restricting or governing development of environmentally sensitive ar-
eas, including shorelines of the state, are contained in chapter 4-3 RMC. These regulations are applied
based on whether an environmentally sensitive or shoreline of the state are present within or nearby a
property, irrespective of zoning district. Overlay districts unrelated to zoning boundaries are also in-
cluded, and may restrict uses or apply special development standards. This Chapter does not contain
procedural information. Related permit processes (i.e., shoreline permit procedures, aquifer permit pro-
cedures) are located in chapters 4-8 and 4-9 RMC.
This Chapter last amended by Ord. 5749, January 12, 2015.
SECTION PAGE
NUMBER NUMBER
4-3-010 ADULT RETAIL AND ENTERTAINMENT REGULATIONS. . . . . . . . . . . . . . . . 1
A. Prohibited in Certain Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C. Measurement Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
F. Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Amortization Schedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Extension Requests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
a. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
b. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
c. Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
d. Maximum Extension Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
e. Appeals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-3-020 AIRPORT RELATED HEIGHT AND USE RESTRICTIONS . . . . . . . . . . . . . . . 2
A. Airport Influence Area Established. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B. Height Limits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C. Use Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D. Hazard Marking and Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2.1
E. Safety Verification and Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2.1
F. Airport Influence Area Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
G. Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace . . . . 5
H. Renton Municipal Airport Annual Average Noise Exposure Map . . . . . . . . . . . . 6
4-3-030 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4-3-040 COMMERCIAL CORRIDOR BUSINESS DESIGNATIONS. . . . . . . . . . . . . . . . 7
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B. Applicability – Renton Automall District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Automall Area A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Automall Area B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C. Uses Permitted in the Renton Automall Improvement District . . . . . . . . . . . . . . . 8
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D. Development Standards for Uses Located within the Renton Automall
– Areas A and B. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
E. Potential Waiver of Street Vacation Fees for Dealerships Located
within the Renton Automall Area A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
F. (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
G. Maps of Automall Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-3-050 CRITICAL AREAS REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Aquifer Protection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Flood Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4. Geologic Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
5. Habitat Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
6. Streams and Lakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
B. Applicability – Critical Areas Designations/Mapping . . . . . . . . . . . . . . . . . . . . . 13
1. Lands to Which These Regulations Apply . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Mapping – General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Reports and Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. General Submittal Requirements – All Critical Areas. . . . . . . . . . . . . . . 14
b. Exempt Activities, Study Requirements . . . . . . . . . . . . . . . . . . . . . . . . . 14
c. Aquifer Protection Area Permit Submittal Requirements . . . . . . . . . . . . 14
d. Flood Hazard Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
e. Geologic Hazards Special Studies Required . . . . . . . . . . . . . . . . . . . . . 14
f. Habitat Conservation Assessment Required . . . . . . . . . . . . . . . . . . . . . 14
g. Streams and Lake Studies Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
h. Wetland Studies Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
C. Applicability – Exempt, Prohibited and Nonconforming Activities . . . . . . . . . . . 14
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. Aquifer Protection Areas – Compliance with Regulations . . . . . . . . . . . 15
2. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
a. Permit Required – Development or Alteration . . . . . . . . . . . . . . . . . . . . 16
b. Aquifer Protection Area – Operating and Closure Permits. . . . . . . . . . . 17
3. Finding of Conformance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Aquifer Protection Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4. Letter of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. Aquifer Protection, Flood Hazards, Geologic Hazards, Habitat
Conservation, Streams and Lakes, Wetlands . . . . . . . . . . . . . . . . . . . . 17
b. Applicability of Section Requirements to Exempt Activities . . . . . . . . . . 17
c. Reports and Mitigation Plans Required . . . . . . . . . . . . . . . . . . . . . . . . . 17
d. Administrator Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
5. Specific Exemptions – Critical Areas and Buffers . . . . . . . . . . . . . . . . . . . . 18
6. Limited Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.7
7. Exemptions in Buffers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.10
8. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.12
a. General – All Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.12
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b. Prohibited Activities – Floodways. . . . . . . . . . . . . . . . . . . . . . . . . . . 18.12
c. Prohibited Activities – Streams/Lakes and Wetlands . . . . . . . . . . . 18.12
d. Prohibited Changes in Land Use and Types of New
Facilities – Aquifer Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . 18.12
9. Temporary Emergency Exemption Procedure . . . . . . . . . . . . . . . . . . . . 18.13
a. Temporary Emergency Exemption Purpose. . . . . . . . . . . . . . . . . . . 18.13
b. Temporary Emergency Exemption Review Authority and
Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.13
c. Temporary Emergency Exemption Letter Process and Timing . . . . 18.13
10. Nonconforming Activities or Structures . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
D. Administration and Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
1. General Provisions – All Critical Areas. . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
a. Duties of Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
b. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
c. Compliance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
2. Aquifer Protection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
a. Inspections Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
b. Potential to Degrade Groundwater – Zone 2 . . . . . . . . . . . . . . . . . . 18.14
3. Flood Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
a. Duties and Responsibilities of Administrator . . . . . . . . . . . . . . . . . . 18.14
b. Information to Be Obtained and Maintained. . . . . . . . . . . . . . . . . . . 18.15
c. Alteration of Watercourses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.15
d. Interpretation of FIRM Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . 18.15
e. Record Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.16
4. Review Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.16
a. Review Authority – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.16
b. Review Authority – Geologic Hazards, Habitat Conservation,
Streams and Lakes, and Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . 18.16
c. Review Authority – Aquifer Protection Areas . . . . . . . . . . . . . . . . . . 18.17
5. Authority to Approve, Condition, or Deny – General . . . . . . . . . . . . . . . 18.17
6. Relationship to Other Agencies and Regulations. . . . . . . . . . . . . . . . . . 18.17
E. Native Growth Protection Areas and Building Setbacks . . . . . . . . . . . . . . . 18.17
1. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.17
2. Protection of Critical Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.17
3. Allowed Alterations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.17
4. Native Growth Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.17
a. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.17
b. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.18
c. Method of Creation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.18
d. Marking During Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.18
e. Fencing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.18
f. Signage Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.18
g. Responsibility for Maintenance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.19
h. Maintenance Covenant and Note Required . . . . . . . . . . . . . . . . . . . .18.19
5. Discretionary – Building or Development Setbacks . . . . . . . . . . . . . . . . .18.19
F. Submittal Requirements and Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
1. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
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2. Preapplication Consultation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
3. Plans and Studies Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
4. Submittal Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
5. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
6. Waiver of Submittal or Procedural Requirements . . . . . . . . . . . . . . . . . 18.19
7. Independent Secondary Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
a. Aquifer Protection Areas, Flood Hazards, Habitat Conservation,
Streams and Lakes, Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
b. Geologic Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.20
8. Mitigation Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.20
a. Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.20
b. Timing of Mitigation Plan – Final Submittal and Commencement . . . 18.21
G. Surety Devices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
1. Required for Mitigation Plans. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
2. Time Period – Wetlands, Streams, and Lakes. . . . . . . . . . . . . . . . . . . . 18.21
H. Aquifer Protection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
a. Aquifer Protection Area (APA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
b. Aquifer Protection Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
c. Mapping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.22
d. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.22
e. Authority to Require Hydrogeologic Assessment. . . . . . . . . . . . . . . . 18.22
2. Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.22
a. Removal of Existing Facilities – Zone 1 . . . . . . . . . . . . . . . . . . . . . . 18.22
b. Existing Facilities Change in Quantities – Zone 1 . . . . . . . . . . . . . . 18.23
c. Existing Facilities – Allowances in Zone 2 . . . . . . . . . . . . . . . . . . . . 18.23
d. Requirements for Facilities – Zones 1 and 2 . . . . . . . . . . . . . . . . . . 18.23
3. Use of Pesticides and Nitrates – APA Zones 1 and 2 . . . . . . . . . . . . . . . . . 19
a. Use of Pesticides . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
b. Nitrate-Containing Materials. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4. Wastewater Disposal Requirements – Zones 1 and 2. . . . . . . . . . . . . . . . . 19
5. Surface Water Requirements – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . 19
6. Pipeline Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
a. Pipeline Requirements – Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
b. Pipeline Requirements – Zone 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
7. Construction Activity Standards – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . 20
8. Fill Material Requirements – Zones 1 and 2. . . . . . . . . . . . . . . . . . . . . . . . . 20
9. Regulations for Existing Solid Waste Landfills – Zones 1 and 2 . . . . . . . 20.1
a. Materials. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
b. Groundwater Monitoring. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
10. Hazardous Materials – Release Restrictions – Zones 1 and 2 . . . . . . . . 20.1
I. Flood Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
a. Areas of Special Flood Hazard. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
b. Mapping and Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
c. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
2. General Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
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a. Anchoring – All New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
b. Anchoring – Manufactured Homes. . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
c. Construction Materials and Methods . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
d. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
e. Subdivision Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
f. Project Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.3
3. Specific Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.3
a. Residential Construction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.3
b. Manufactured Homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.3
c. Nonresidential Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.4
d. Recreational Vehicles. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.4
4. Additional Restrictions within Floodways . . . . . . . . . . . . . . . . . . . . . . . . . 20.4
a. Increase in Flood Levels Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
b. Residential Construction in Floodways. . . . . . . . . . . . . . . . . . . . . . . . 20.5
c. Compliance Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
5. Critical Facility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
6. Compensatory Storage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
a. Compensatory Storage Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
b. Additional Requirements – Springbrook Creek. . . . . . . . . . . . . . . . . . 20.5
c. Determining Finished Floor Elevations According to FEMA. . . . . . . . 20.6
J. Geologically Hazardous Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.6
1. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.6
a. Steep Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.6
b. Landslide Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.6
c. Erosion Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.6
d. Seismic Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
e. Coal Mine Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
f. Volcanic Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
g. Mapping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
h. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
2. Special Studies Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7
3. Independent Secondary Review. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
4. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
5. Protected Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
a. Prohibited Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
b. Exceptions through Modification. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
c. Exceptions through Variance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
d. Exceptions through Waiver. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
e. Native Growth Protection Areas – Protected Slopes . . . . . . . . . . . . . 20.9
f. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
g. Coordination with Stream and Lake Buffers. . . . . . . . . . . . . . . . . . . . .20.9
6. Sensitive Slopes – Medium, High and Very High Landslide
Hazards – High Erosion Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
a. Erosion Control Plans. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
b. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
c. On-Site Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
(Revised 2/15)3 - vi
SECTION PAGE
NUMBER NUMBER
7. Very High Landslide Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
a. Prohibited Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
b. Buffer Requirement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
c. Native Growth Protection Area – Very High Landslide Hazards . . . 20.10
8. Coal Mine Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.10
a. Medium Hazard – Report Required . . . . . . . . . . . . . . . . . . . . . . . . . 20.10
b. High Hazard – Report Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.10
c. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.10
d. Hazards Found during Construction. . . . . . . . . . . . . . . . . . . . . . . . . 20.10
e. Construction in Areas with Combustion . . . . . . . . . . . . . . . . . . . . . . 20.10
9. Volcanic Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
K. Fish and Wildlife Habitat Conservation Areas (FWHCAs) . . . . . . . . . . . . . . 20.11
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
a. Critical Habitat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
b. Mapping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
c. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
2. Habitat Assessment Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
3. Bald Eagle Habitat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
4. Native Growth Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
5. Alterations Require Mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
6. Mitigation Options. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
a. On-Site Mitigation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
b. Off-Site Mitigation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
c. In-Kind Mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
7. Mitigation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
L. Fish and Wildlife Habitat Conservation Areas
(FWHCAs) – Streams and Lakes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
1. Applicability/Lands to Which These Regulations Apply . . . . . . . . . . . . . . 20.12
a. Classification System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
b. Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.13
c. Maps and Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.13
2. Applicability – Activities to Which This Section Applies . . . . . . . . . . . . . . 20.14
3. Studies Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.14
a. When Standard Stream or Lake Study is Required . . . . . . . . . . . . . . 20.14
b. When Supplemental Stream or Lake Study is Required . . . . . . . . . . 20.15
c. When Stream or Lake Mitigation Plan is Required. . . . . . . . . . . . . . . 20.15
d. Studies Waived . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.17
e. Period of Validity for Studies Associated with This Section . . . . . . . . 20.17
4. General Standards for Class 2 to 4 Waters . . . . . . . . . . . . . . . . . . . . . . . 20.17
a. Disturbance Prohibited. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.17
b. No Net Loss . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.17
5. Stream/Lake Buffer Width Requirements. . . . . . . . . . . . . . . . . . . . . . . . . 20.17
a. Buffers and Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.17
b. Increased Buffer Width. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.18
c. Reduction of Buffer Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.18
d. Averaging of Buffer Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.20
6. Stream or Lake Buffer Use Restrictions and Maintenance . . . . . . . . . . . 20.20
3 - vii (Revised 2/15)
SECTION PAGE
NUMBER NUMBER
a. Preservation of Native Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . .20.20
b. Revegetation Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.20
c. Use of Native Species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.20
d. Removal of Noxious Species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.21
e. Impervious Surface Restrictions. . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.21
7. Criteria for Permit Approval – Class 2 to 4 . . . . . . . . . . . . . . . . . . . . . . .20.21
a. Creation of Native Growth Protection Area Tract Required . . . . . . . .20.21
8. Alterations Within Streams and Lakes or Associated Buffers . . . . . . . . .20.21
a. Transportation Crossings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.21
b. Alterations of Streams and Lakes or Associated Buffers – Utilities . .20.22
c. Alterations of Streams and Lakes or Associated Buffers –
In-Water Structures and In-Water Work . . . . . . . . . . . . . . . . . . . . . . .20.22
d. Alterations of Streams and Lakes or Associated Buffers –
Dredging. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.22
e. Alterations of Streams and Lakes or Associated Buffers –
Stream Relocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.23
f. Alterations – Single Family Home – Existing Legal Lot . . . . . . . . . . .20.24
g. Alterations – Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.24
h. When Variance is Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.24
9. Incentives for Restoration of Streams Located in an Underground
Pipe or Culvert . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.24
a. Modified Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.24
M. Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.24
1. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.24
a. Classification System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.24
b. Maps and Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.25
c. Delineation of Wetland Edge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.25
d. Regulated and Nonregulated Wetlands . . . . . . . . . . . . . . . . . . . . . . .20.26
e. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.26
2. General Standards for Permit Approval . . . . . . . . . . . . . . . . . . . . . . . . . .20.26
3. Study Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.26
a. When Study Is Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.26
b. Study Waived . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
4. Delineation of Regulatory Edge of Wetlands . . . . . . . . . . . . . . . . . . . . . 20.27
a. Methodology. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
b. Delineations – Open Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
c. Adjustments to Delineation by City. . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
d. Period of Validity for Wetland Delineation . . . . . . . . . . . . . . . . . . . . 20.27
5. Determination of Wetland Classification. . . . . . . . . . . . . . . . . . . . . . . . . 20.27
6. Wetland Buffers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
a. Buffers Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
b. Measurement of Buffers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.28
c. Standard Buffer Zone Widths . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.28
d. Increased Wetland Buffer Zone Width . . . . . . . . . . . . . . . . . . . . . . . 20.28
e. Reduction of Buffer Width. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.29
f. Averaging of Buffer Width. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.30
7. Wetlands – Native Growth Protection Areas . . . . . . . . . . . . . . . . . . . . . 20.30
(Revised 2/15)3 - viii
SECTION PAGE
NUMBER NUMBER
8. Wetland Changes – Alternative Methods of Development. . . . . . . . . . . 20.30
9. Requirements for Compensatory Mitigation. . . . . . . . . . . . . . . . . . . . . . 20.31
a. Goal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
b. Plan Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
c. Plan Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
d. Acceptable Mitigation – Permanent Wetland Impacts . . . . . . . . . . . 20.31
e. Restoration, Creation, or Combined Enhancement Required –
Compensation for Permanent Wetland Impacts. . . . . . . . . . . . . . . . 20.31
f. Compensating for Temporary Wetland Impacts. . . . . . . . . . . . . . . . 20.31
g. Mitigation Bank Agreement – Glacier Park Company . . . . . . . . . . . 20.31
h. Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
10. Wetland Compensation – Restoration, Creation, and Enhancement. . . 20.31
11. Wetlands Creation and Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
a. Creation or Restoration Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
b. Compliance with Goals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
c. Category. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
d. Design Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
e. Acreage Replacement Ratio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
f. Increased Creation/Restoration/Replacement Ratios . . . . . . . . . . . 20.33
g. Decreased Creation/Restoration/Replacement Ratios. . . . . . . . . . . 20.33
h. Category 3 Replacement Option . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.33
i. Minimum Restoration/Creation Ratio . . . . . . . . . . . . . . . . . . . . . . . . 20.33
12. Wetland Enhancement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.34
a. Enhancement Proposals – Combined with Restoration
and Creation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.34
b. Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.34
c. Wetlands Chosen for Enhancement. . . . . . . . . . . . . . . . . . . . . . . . . 20.34
d. Mitigation Ratios. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.34
e. Ratio Modification and Minimum Restoration/Creation Ratio. . . . . . 20.35
13. Out-of-Kind Replacement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.35
14. Off-Site Compensation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.35
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.35
b. Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.35
c. Siting Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
d. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
15. Cooperative Wetland Compensation: Mitigation Banks or Special
Area Management Programs (SAMP) . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
b. Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
c. Mitigation Banks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
d. Special Area Management Programs . . . . . . . . . . . . . . . . . . . . . . . 20.36
e. Compensation Payments to Mitigation Bank . . . . . . . . . . . . . . . . . . 20.37
16. Mitigation Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
a. Required for Restoration, Creation and Enhancement Projects . . . 20.37
b. Timing for Mitigation Plan Submittal and Commencement
of any Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
c. Content of Mitigation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
d. Performance Surety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
3 - ix (Revised 3/13)
SECTION PAGE
NUMBER NUMBER
N. Alternates, Modifications and Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
1. Alternates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
a. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
2. Modifications. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
a. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
3. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.39
a. Aquifer Protection – Variance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.39
b. Flood Hazards – Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.39
c. Geologic Hazards, Habitat Conservation, Streams and Lakes –
Classes 2 to 4, and Wetlands – Variance. . . . . . . . . . . . . . . . . . . . . 20.39
O. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.39
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.39
2. Record Required – Flood Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
P. Assessment Relief – Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
1. City Assessments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.40
Q. Maps. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
1. Aquifer Protection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
2. Flood Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
3. Geologic Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
a. Coal Mine Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
b. Erosion Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
c. Landslide Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
d. Seismic. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.41
e. Steep Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.41
f. Volcanic Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.42
4. Streams and Lakes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.42
5. Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.42
6. Drainage Basins. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.42
R. Generic Hazardous Materials List . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.54
S. Pipeline Material. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.55
4-3-060 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4-3-070 PIPELINE NOTICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
A. Purpose and Applicabiltiy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
B. Required Notice on Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4-3-080 PUBLIC USE/“P” SUFFIX NOTIFICATION PROCEDURES . . . . . . . . . . . . . 21
A. Notice Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
B. Notice Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
C. Meeting Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
D. Special Height Allowances for Publicly Owned Structures. . . . . . . . . . . . . . . . 21
4-3-090 SHORELINE MASTER PROGRAM REGULATIONS . . . . . . . . . . . . . . . . . . . 21
A. Program Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
B. Regulated Shorelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Shorelines of Statewide Significance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Shorelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. The Jurisdictional Area Includes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
C. Shorelines Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Natural Environment Overlay District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
(Revised 3/13)3 - x
SECTION PAGE
NUMBER NUMBER
a. Designation of the Natural Environment Overlay District . . . . . . . . . . . . 22
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
2. Urban Conservancy Overlay District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
a. Designation of the Shoreline Urban Conservancy Environment
Overlay District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22.1
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
3. Single Family Residential Overlay District . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. Designation of the Single Family Residential Overlay . . . . . . . . . . . . . . 23
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4. Shoreline High Intensity Overlay District . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. Designation of the High Intensity Overlay District . . . . . . . . . . . . . . . . . 23
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
5. Shoreline High Intensity – Isolated Lands – Overlay District . . . . . . . . . . . . 24
a. Designation of the High Intensity – Isolated Lands – Overlay District . . 24
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
6. Aquatic Shoreline Overlay District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
a. Designation of the Aquatic Overlay District . . . . . . . . . . . . . . . . . . . . . . 24
b. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
c. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
D. General Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Environmental Effects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
a. No Net Loss of Ecological Functions . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
b. Burden on Applicant. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
c. Critical Areas within Shoreline Jurisdiction . . . . . . . . . . . . . . . . . . . . . . . 25
d. Wetlands within Shoreline Jurisdiction. . . . . . . . . . . . . . . . . . . . . . . . . . 27
e. Development Standards for Aquatic Habitat . . . . . . . . . . . . . . . . . . . . . 35
3. Use Compatibility and Aesthetic Effects. . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
a. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. View Obstruction and Visual Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
c. Community Disturbances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
d. Design Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
e. Screening Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
4. Public Access. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
a. Physical or Visual Access Required for New Development . . . . . . . . . . 37
b. Public Access Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
c. Criteria for Modification of Public Access Requirements . . . . . . . . . . . . 37
3 - xi (Revised 12/11)
SECTION PAGE
NUMBER NUMBER
d. Design Criteria for Public Access Sites . . . . . . . . . . . . . . . . . . . . . . . . . 38
e. Public Access Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . 39
f. Public Access Requirements by Reach . . . . . . . . . . . . . . . . . . . . . . . . . 40
5. Building and Development Location – Shoreline Orientation. . . . . . . . . . .40.3
a. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.3
b. Design and Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . .40.3
6. Archaeological, Historical, and Cultural Resources . . . . . . . . . . . . . . . . . .40.4
a. Detailed Cultural Assessments May Be Required . . . . . . . . . . . . . . . .40.4
b. Coordination Encouraged. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.4
c. Detailed Cultural Assessments Required. . . . . . . . . . . . . . . . . . . . . . .40.4
d. Work to Stop Upon Discovery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.4
e. Access for Educational Purposes Encouraged . . . . . . . . . . . . . . . . . .40.4
7. Standards for Density, Setbacks, and Height. . . . . . . . . . . . . . . . . . . . . . .40.4
a. Shoreline Bulk Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.4
b. City-Wide Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . .40.9
c. Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.9
d. Activities Exempt from Buffers and Setbacks. . . . . . . . . . . . . . . . . . . .40.9
8. Private Property Rights. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.10
9. Treaty Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.10
E. Use Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.10
1. Shoreline Use Table. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.10
2. Aquaculture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
a. No Net Loss Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
b. Aesthetics. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
c. Structure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
3. Boat Launching Ramps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
a. Boat Launching Ramps Shall Be Public. . . . . . . . . . . . . . . . . . . . . . .40.16
b. No Net Loss Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
c. Consideration of Impacts on Adjacent Uses. . . . . . . . . . . . . . . . . . . .40.16
d. Water and Shore Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
e. Topography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
f. Design to Ensure Minimal Impact. . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
g. Surface Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.16
h. Shore Facilities Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.17
4. Commercial and Community Services . . . . . . . . . . . . . . . . . . . . . . . . . . .40.17
a. Use Preference and Priorities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.17
b. Over-Water Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
c. Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
d. Scenic and Aesthetic Qualities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
5. Industrial Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
a. Use Preferences and Priorities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.18
b. Clustering of Non-Water-Oriented . . . . . . . . . . . . . . . . . . . . . . . . . . .40.19
c. Over-Water Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.19
d. Materials Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.19
e. No Discharge Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.19
f. Offshore Log Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.20
g. Scenic and Aesthetic Qualities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.20
(Revised 12/11)3 - xii
SECTION PAGE
NUMBER NUMBER
6. Marinas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
b. Lake Washington . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
c. Location Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
d. Design Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.20
e. Operation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.21
7. Piers and Docks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.22
a. General Criteria for Use and Approval of All New or Expanded
Piers and Docks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.22
b. Additional Criteria for New or Expanded Residential Docks. . . . . . . . 40.22
c. Design Criteria – General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.24
d. Design Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.25
e. Maintenance and Repair of Docks . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.28
f. Buoy and Float Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.29
g. Variance to Dock and Pier Dimensions . . . . . . . . . . . . . . . . . . . . . . . 40.29
8. Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.29
a. When Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.29
b. Location Relative to the Shoreline . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.30
c. Over-Water Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.30
d. Public Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.30
e. Private Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.30
9. Residential Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.31
a. Single Family Priority Use and Other Residential Uses . . . . . . . . . . . 40.31
b. General Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.31
c. Public Access Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.31
d. Shoreline Stabilization Prohibited. . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.31
e. Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
f. Vegetation Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
g. New Private Docks Restricted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
h. Floating Residences Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
10. Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
a. General Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
b. Roads. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.32
c. Railroads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.33
d. Trails. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.33
e. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.33
f. Aviation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.34
11. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.35
a. Criteria for All Utilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.35
b. Special Considerations for Pipelines . . . . . . . . . . . . . . . . . . . . . . . . . 40.37
c. Major Utilities – Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.37
d. Local Service Utilities, Specifications. . . . . . . . . . . . . . . . . . . . . . . . . 40.38
F. Shoreline Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.40
1. Vegetation Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.40
a. Standard Vegetation Conservation Buffer Width . . . . . . . . . . . . . . . . 40.40
b. Vegetation Conservation Buffer Widths by Reach . . . . . . . . . . . . . . . 40.40
3 - xiii (Revised 2/15)
SECTION PAGE
NUMBER NUMBER
c. Alternative Vegetated Buffer Widths and Setbacks for
Existing Single Family Lots. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.40
d. Reduction of Vegetated Buffer or Setback Width. . . . . . . . . . . . . . . .40.41
e. Increased Buffer Widths . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.43
f. Averaging of Buffer Width. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.43
g. Buffer Enhancement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.43
h. Exemption Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.43
i. Vegetation Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.44
j. Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.45
k. Off-Site Vegetation Conservation Fund . . . . . . . . . . . . . . . . . . . . . . .40.45
l. Vegetation Conservation Buffer Standards by Reach . . . . . . . . . . . .40.45
2. Landfill and Excavation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.48
a. General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.48
b. Criteria for Allowing Landfills and Excavations Below
Ordinary High Water Mark . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.48
c. Review Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.48
d. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.49
e. Shoreline Conditional Use Required . . . . . . . . . . . . . . . . . . . . . . . . .40.49
3. Dredging. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.49
a. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.49
b. Dredging Limited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.49
c. Dredging Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.50
d. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.50
e. Shoreline Conditional Use Required . . . . . . . . . . . . . . . . . . . . . . . . .40.51
4. Shoreline Stabilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.52
a. General Criteria for New or Expanded Shoreline
Stabilization Structures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.52
b. Design Criteria for New or Expanded Shoreline
Stabilization Structures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.55
c. Existing Shoreline Stabilization Structures. . . . . . . . . . . . . . . . . . . . .40.55
5. Flood Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
a. Permitted Flood Control Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
b. Prohibited Flood Control Projects. . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
c. Long-Term Compatibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
d. Criteria for Allowing Flood Control Projects . . . . . . . . . . . . . . . . . . . .40.56
e. Native Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
f. Consideration of Alternatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40.56
g. Public Access Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
6. Stream Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
a. Definition of Stream Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
b. Alterations to Be Minimized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
c. Allowed if No Feasible Alternative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
d. Allowed for Flood Hazard Reduction . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
e. Prohibited Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
f. Detriment to Adjacent Parcels Prohibited. . . . . . . . . . . . . . . . . . . . . . . . 41
g. Applicant’s Responsibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
h. Professional Design Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
i. Impacts to Aquatic Life to Be Minimized. . . . . . . . . . . . . . . . . . . . . . . . . 41
(Revised 2/15)3 - xiv
SECTION PAGE
NUMBER NUMBER
j. Flow Levels to Be Maintained . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
k. Conditional Use Required in a Channel Migration Zone (CMZ). . . . . . . 41
4-3-095 (Deleted by Ord. 5286, 5-14-2007). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
4-3-100 URBAN DESIGN REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
B. Applicability and Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
2. Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Interior Remodels. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Aircraft Manufacturing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
E. Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Site Design and Building Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Parking and Vehicular Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
3. Pedestrian Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
4. Recreation Areas and Common Open Space . . . . . . . . . . . . . . . . . . . . . . . 61
5. Building Architectural Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
6. Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
7. Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
F. Modification of Minimum Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
G. Exceptions for Districts ‘A’ and ‘B’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
H. Variance (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
I. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
4-3-105 (Deleted by Ord. 4992, 12-9-2002). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS . . . . . . . . . . . . . . . . . . . . . 73
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
C. Urban Separators Maps. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. May Valley Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
2. Talbot Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
3. Soos Creek Urban Separator. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74.1
4. Lake Desire Urban Separator. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74.2
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
1. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
2. Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
E. Urban Separator Overlay Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
1. Contiguous Open Space Corridor Established. . . . . . . . . . . . . . . . . . . . . . . 75
2. Dedication of Open Space Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
3. Uses Allowed in Contiguous Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . 75
4. Uses in Portions of the Urban Separator Outside the Established
Contiguous Open Space Corridor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
5. Standards Within Entire Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . 76
6. Modification of Mapped Contiguous Open Space . . . . . . . . . . . . . . . . . . . . 77
3 - xv (Revised 3/13)
SECTION PAGE
NUMBER NUMBER
4-3-120 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 77
A. Enforcement Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
B. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
C. Tests. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
4-3-010D
3 - 1 (Revised 8/11)
4-3-010 ADULT RETAIL AND
ENTERTAINMENT REGULATIONS:
(Amd. Ord. 4827, 1-24-2000)
A. PROHIBITED IN CERTAIN AREAS:
Adult motion picture theaters, peep shows, pano-
rams, adult retail uses, and places of adult enter-
tainment are prohibited:
1. Within one thousand feet (1,000') of any
residential zone or any single family or multi-
ple family residential use; and
2. Within one thousand feet (1,000') of any
public or private elementary or secondary
school; and
3. Within one thousand feet (1,000') of any
family day care, day care center for children,
nursery, or preschool; and
4. Within one thousand feet (1,000') of any
facility or institution used primarily for reli-
gious purposes; and
5. Within one thousand feet (1,000') of any
public park with the exclusion of public parks
which solely consist of a public trail; and
6. Within one thousand feet (1,000') of any
other established adult motion picture the-
ater, peep show, panoram, adult retail use, or
place of adult entertainment; and
7. Within one thousand feet (1,000') of an
alcohol-serving tavern, bar, dance hall, res-
taurant or similar business; and
8. The City retains the discretion, when rare
circumstances exist, to permit a use closer
than the delineated setback distance if natu-
ral features such as a wetland, natural area or
creek or a built feature such as a major road
creates an actual setback that is greater than
the direct line setback. (Amd. Ord. 4773,
3-22-1999; Ord. 4828, 1-24-2000; Ord. 5597,
4-25-2011)
B. EXCEPTIONS:
Adult retail uses and adult entertainment busi-
nesses, as defined herein, shall be permitted pro-
vided the following geographic criteria can be
met:
1. Located within those zones of the Em-
ployment Area Valley (EAV) land use desig-
nation;
2. Located south of and not facing SW 16th
Street;
3. Located west of and not facing East Val-
ley Highway;
4. Not located within one thousand feet
(1,000') of any established adult motion pic-
ture theater, peep show, panoram, adult retail
use, or place of adult entertainment; and
5. Not located on a parcel that shares the
same street frontage of any established adult
motion picture theater, peep show, panoram,
adult retail use, or place of adult entertain-
ment; and
a. Parcels located along or taking pri-
mary access from the same street with-
out a bisecting primary arterial shall be
considered to share the same street
frontage.
b. Parcels located within five hundred
feet (500') of a street intersection shall be
considered to have street frontage along
both intersecting streets.
6. Not located on or between SW 43rd and
SW 41st Streets; and
7. Not located within one thousand feet
(1,000') of the Boeing “Longacres” property.
(Ord. 5597, 4-25-2011)
C. MEASUREMENT PROCEDURE:
The distances provided in this Section shall be
measured by following a straight line, without re-
gard to intervening buildings, from the nearest
point of the property parcel upon which the pro-
posed use is to be located to the nearest point of
the parcel of property, street or land use district
boundary line from which the proposed land use
is to be separated. (Ord. 5597, 4-25-2011)
D. LIABILITY:
Nothing in this Section is intended to authorize,
legalize or permit the establishment, operation or
maintenance of any business, building or use
which violates any City regulation or statute of the
State of Washington regarding public nuisances,
sexual conduct, lewdness or obscene or harmful
4-3-020E
(Revised 8/11)3 - 2
matter or the exhibition or public display thereof.
(Ord. 5597, 4-25-2011)
E. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Violation of this Section on adult retail and enter-
tainment regulations is declared to be a public
nuisance per se, which may be abated by the City
by way of civil abatement procedures, RMC
1-3-3, or RMC 1-3-2, Civil Penalties, or both, and
not by criminal prosecution. (Ord. 4261,
2-26-1990; Ord. 5159, 10-17-2005; Ord. 5597,
4-25-2011)
F. NONCONFORMING USES:
1. Amortization Schedule: Any adult en-
tertainment, activity, use, or retail use located
within the City limits on the effective date of
Ordinance No. 4827 (February 27, 2000) that
is made nonconforming by this Section shall
be terminated within one year.
2. Extension Requests.
a. Timing: Such termination date may
be extended upon the approval of an ap-
plication filed with the City within one
hundred twenty (120) days of the effec-
tive date of the ordinance codified in this
Section requesting an extension to such
one-year amortization period.
b. Decision Criteria: The administra-
tive decision on whether or not to ap-
prove any extension period and the
length of such period shall be based
upon the applicant demonstrating a sig-
nificant economic hardship that is based
on an irreversible financial investment or
commitment unique to that location made
prior to the effective date of the ordinance
codified in this Section including, but not
limited to, fixed assets and tenant im-
provements. A determination of signifi-
cant economic hardship shall be based
upon the degree to which the require-
ments of this Section diminish the viabil-
ity of the business or precludes
reasonable alternative uses of the sub-
ject property.
c. Process: The extension request
shall be processed as a Type V proce-
dure pursuant to RMC 4-8-080G.
d. Maximum Extension Period: No
extension period shall be greater than
one year.
e. Appeals: Rights to appeal the deci-
sion are governed by the provisions of
RMC 4-8-110E8 and F6. (Ord. 4828,
1-24-2000; Ord. 5597, 4-25-2011)
4-3-020 AIRPORT RELATED HEIGHT
AND USE RESTRICTIONS:
A. AIRPORT INFLUENCE AREA
ESTABLISHED:
In order to regulate the use of property in the vi-
cinity of the airport, all of the land within Safety
Zones 1 through 6 of the Renton Municipal Airport
shall be known as the Airport Influence Area, as
shown in subsection F of this Section. (Ord. 5029,
11-24-03)
B. HEIGHT LIMITS:
Except as otherwise provided in this Code, no
structure or tree shall penetrate the Federal Avia-
tion Regulation Part 77 Objects Affecting Naviga-
ble Airspace, as shown in subsection G of this
Section. (Ord. 1542, 4-17-1956; Ord. 1829,
5-17-1960; Amd. Ord. 5029, 11-24-03)
C. USE RESTRICTIONS:
1. Notwithstanding any other provisions of
this Code, no use may be made of land within
Airport Safety Zones 1 through 4, as shown in
subsection F of this Section, in such a man-
ner as to create electrical interference with ra-
dio communication between the airport and
aircraft, making it difficult for fliers to distin-
guish between airport lights and others, result
in glare in the eyes of fliers using the airport,
impair visibility in the vicinity thereof, or other-
wise endanger the landing, taking off, or ma-
neuvering of aircraft.
2. Places of public assembly in the Airport
Influence Area, as shown in subsection F of
this Section, may be conditioned in terms of
frequency of use, time of use, and number of
people assembled.
3. Residential uses may be conditioned in
relation to residential density in the Airport In-
fluence Area, as shown in subsection F of this
Section.
4-3-020E
3 - 2.1 (Revised 8/11)
4. Nonresidential uses may be conditioned
in relation to intensity of use in the Airport In-
fluence Area, as shown in subsection F of this
Section.
5. Bird attractants, such as uncovered
refuse dumpsters, and uses that produce
smoke, dust, glare, vapor, gasses or other
emissions may be restricted in the Airport In-
fluence Area, as shown in subsection F of this
Section.
6. Noise-sensitive uses shall be prohibited
from locating within the 65 DNL (or higher)
noise contour of the Renton Municipal Air-
port, as shown in subsection H of this Sec-
tion. (Ord. 5029, 11-24-03)
D. HAZARD MARKING AND LIGHTING:
Any permit or variance granted as provided in this
Section and affecting Airport Safety Zones 1
through 4, as shown in subsection F of this Sec-
tion, shall be so conditioned as to require the
owner of the structure or tree in question to install,
operate and maintain thereon, at the owner’s own
expense, such markers and lights as may be nec-
essary to give adequate notice to aircraft of the
presence of such airport hazard.
E. SAFETY VERIFICATION AND
NOTIFICATION:
1. Land Use Permit Master Applications for
proposed projects to be located within the Air-
port Influence Area shall require one of the
following:
a. A certificate from an engineer or land
surveyor, that clearly states that the pro-
posed use will not penetrate the Federal
Aviation Administration Regulation Part
77 Objects Affecting Navigable Airspace
(subsection G of this Section); or
b. The maximum elevation of proposed
buildings or structures based on the es-
tablished airport elevation reference da-
tum will not penetrate the Federal
Aviation Administration Regulation Part
77 Objects Affecting Navigable Airspace
(subsection G of this Section). Elevations
shall be determined by an engineer or
land surveyor.
2. Within the Airport Influence Area, as
shown in subsection F of this Section, disclo-
sure notice shall be placed on land title when
(Revised 8/11)3 - 2.2
This page left intentionally blank.
4-3-020E
3 - 3 (Revised 1/05)
property is subdivided, or as part of approval
of conditional use permits, special use per-
mits, building permits, or other SEPA nonex-
empt projects. Such notice may relate to
noise, low overhead flights, aviation opera-
tions that create high levels of noise, or avia-
tion operations at night when there is greater
sensitivity to noise.
3. Prior to approval of residential land use
or other land uses where noise-sensitive ac-
tivities may occur within the Airport Influence
Area, as shown in subsection F of this Sec-
tion, an avigation easement shall be granted
to the City of Renton. The avigation ease-
ment shall be approved by the City Attorney
prior to recording.
4. Prior to approval of land uses where avi-
ation overflight may occur within the Airport
Influence Area, as shown in subsection F of
this Section, an avigation easement shall be
granted to the City of Renton. The avigation
easement shall be approved by the City Attor-
ney prior to recording.
5. Applicants for projects located within the
Airport Influence Area shall submit a descrip-
tion of construction and a construction sched-
ule prior to issuance of building permits to
prevent construction equipment, such as
cranes, from penetrating the airspace without
prior notification to responsible parties.
(Ord. 1542, 4-17-1956; Amd. Ord. 5029, 11-24-
03; Ord. 5100, 11-1-04)
4-3-020F
(Revised 1/05)3 - 4
F. AIRPORT INFLUENCE AREA MAP:
(Ord. 5029, 11-24-03; Ord. 5100, 11-1-04)
4-3-020G
3 - 5 (Revised 1/05)
G. FEDERAL AVIATION REGULATION PART 77 OBJECTS AFFECTING NAVIGABLE
AIRSPACE:
(Ord. 5100, 11-1-04)
4-3-020H
(Revised 1/05)3 - 6
H. RENTON MUNICIPAL AIRPORT ANNUAL AVERAGE NOISE EXPOSURE MAP:
(Ord. 5029, 11-24-03; Ord. 5100, 11-1-04)
4-3-040B
3 - 7 (Revised 3/13)
4-3-030 (Reserved)
4-3-040 COMMERCIAL CORRIDOR
BUSINESS DESIGNATIONS:
A. PURPOSE:
These regulations establish development stan-
dards to implement the Commercial Corridor
Comprehensive Plan designation and the Renton
Automall District. These regulations guide the re-
development of the Automall District. (Ord. 5191,
12-12-2005; Ord. 5437, 12-8-2008)
B. APPLICABILITY – RENTON
AUTOMALL DISTRICT:
1. Automall Area A: Those properties
within the areas bounded by Grady Way S. on
the north, Rainier Avenue S. (SR-167) on the
east, I-405 on the south, and Seneca Avenue
S. on the west, and that area bounded by
S.W. Grady Way on the north, Raymond Av-
enue S.W. on the west, Seneca Avenue S.W.
on the east, and the alley midway between
S.W. Grady and S.W. 12th Street on the
south.
2. Automall Area B: Those properties the
majority of which fall within the following de-
scribed areas: That area along the south side
of S.W. Grady defined by the alley between
S.W. Grady Way and S.W. 12th Street on the
north, Seneca Avenue S.W. on the east, Ray-
mond Avenue S.W. on the west, and I-405 on
the south;
That area along the south side of S.W. Grady
Way west of Raymond Avenue S. between
S.W. Grady Way on the north, Raymond Av-
enue S. on the east, a north/south line ap-
proximately four hundred feet (400') west of
Raymond Avenue S.W. on the west, and I-
405 on the south;
That area along the north side of S.W. Grady
Way west of Lind Avenue S. bounded by S.W.
Grady Way on the south, Oakesdale Avenue
S.W. on the west, S.W. 10th Street and its
southwesterly extension on the north, and
Lind Avenue S.W. on the east;
That area along the north side of S.W. Grady
Way between Lind Avenue to the west and
Rainier Avenue S. on the east. Beginning at a
point approximately four hundred feet (400')
north of S.W. Grady Way along the east side
of Lind Avenue S.W. on the west, then east
for a distance of approximately three hundred
twenty five feet (325'), then south to a point
approximately one hundred eighty feet (180')
north of S.W. Grady Way, then east from this
point parallel to S.W. Grady Way to a point
approximately ninety feet (90') west of Rain-
ier Avenue S., then north from this point ap-
proximately sixty feet (60'), then west
approximately fifty feet (50'), and then north
approximately two hundred fifteen feet (215')
and then east approximately one hundred
sixty feet (160') to Rainier Avenue S. on the
east;
That area north of South 7th Street and west
of Hardie Avenue generally described as the
area beginning at the northwest corner of
South 7th Street and Hardie Avenue S. and
then proceeding west approximately four
hundred twenty five feet (425'), then north ap-
proximately four hundred fifty feet (450') to
the southern edge of the Burlington Northern
Railroad right-of-way, then east along the rail-
road right-of-way approximately two hundred
thirty five feet (235') to Hardie Avenue and
then south along Hardie Avenue to the begin-
ning point;
That area north of South 7th Street between
Hardie Avenue on the west, the Burlington
Northern Railroad right-of-way on the north,
and Rainier Avenue on the east;
That area north of South 7th Street between
Rainier Avenue S. on the west, a line approx-
imately one hundred ninety feet (190') north
of and parallel to South 7th Street on the
north, and Shattuck Avenue S. on the east;
The triangular area on the south side of South
7th Street between Hardie Avenue on the
west and Rainier Avenue on the east;
The larger area north of S. Grady Way be-
tween Rainier Avenue on the west and Shat-
tuck Avenue S. on the east between South
7th Street on the north and S. Grady Way on
the south;
That area north of S. Grady Way between
Shattuck Avenue S. on the west, the northern
edge of the former railroad right-of-way ap-
proximately one hundred fifty feet (150') north
4-3-040C
(Revised 3/13)3 - 8
of S. Grady Way, and Talbot Road/Smithers
Avenue S. on the east; and
That area along the south side of S. Grady
Way east of Talbot Road bounded by Talbot
Road on the west, S. Grady Way on the
northwest, Renton City Hall on the north/
northeast, Benson Road S. on the east/
southeast, and the I-405 right-of-way on the
south.
Together with those properties and portions
thereof zoned Commercial Arterial (CA)
within the area between SR-167/Rainier Ave.
S. on the west, S. Grady Way on the north,
Talbot Road S. on the east and I-405 on the
south. (Ord. 5191, 12-12-2005; Ord. 5355,
2-25-2008; Ord. 5437, 12-8-2008; Ord. 5675,
12-3-2012)
C. USES PERMITTED IN THE RENTON AUTOMALL IMPROVEMENT DISTRICT:
The following use provisions take precedence over the underlying zoning:
USES ALLOWED IN AREA A
Only the following uses are permitted within Automall Area A
USES ALLOWED
IN AREA B
Within the CA Zone: Auto, motorcycle, snowmobile, lawn and garden
equipment, and passenger truck sales;
Secondary uses including: Licensing bureaus, car rentals, public parking, and
other uses determined by the Zoning Administrator to directly support
dealerships;
Within the IM Zone: Auto, motorcycle, snowmobile, lawn and garden
equipment, passenger truck sales, and existing office;
Secondary uses including: Licensing bureaus, car rentals, public parking, off-
site parking consistent with RMC 4-4-080E2 and other uses determined by the
Zoning Administrator to directly support dealerships.
All uses permitted by the
underlying zoning
4-3-040D
3 - 9 (Revised 3/13)
D. DEVELOPMENT STANDARDS FOR USES LOCATED WITHIN THE RENTON AUTOMALL
– AREAS A AND B:
All permitted uses in Area A and all auto sales and related uses in Area B of the Renton Automall shall com-
ply with the following development standards:
ALL USES IN AREA A,
DEALERSHIPS AND RELATED
USES IN AREA B
NON-DEALERSHIPS AND RELATED
USES IN AREA B
SERVICE AREA
ORIENTATION
Service areas shall not face public
street frontage.
Service areas shall not face public
street frontage.
LANDSCAPING –
STREET FRONTAGE
LANDSCAPING
REQUIREMENTS
for lots which abut Lind
Avenue S.W., S.W.
Grady Way, Talbot
Road S. (SR-515) and
Rainier Avenue S.
A 15-foot-wide landscape strip along
these street frontages. This frontage
requirement is in lieu of the frontage
requirement listed for the zone in
chapter 4-2 RMC.
Unimproved portions of the right-of-way
may be used in combination with
abutting private property to meet the
required 15-foot landscape strip width.
The landscaping shall include a
minimum 30-inch-high berm and red
maples (Acer rubrum) planted 25 feet
on center.
Pursuant to landscaping requirements
listed in chapter 4-2 RMC
(requirements for the underlying zone)
and RMC 4-4-070.
LANDSCAPING –
MINIMUM AMOUNT
AND LOCATION
Minimum 2.5% of the gross site area
shall be provided as on-site
landscaping. Landscaping shall be
consolidated and located at site entries,
building fronts, or other visually
prominent locations as approved
through the site plan development
review process.
Pursuant to landscaping requirements
listed in chapter 4-2 RMC
(requirements for the underlying zone)
and RMC 4-4-070.
WHEEL STOPS If frontage landscaping is relocated,
then permanent wheel stops or
continuous curbs must be installed a
minimum of 2.5 feet from sidewalks to
prevent bumper overhang of sidewalks.
Where these requirements differ from
the requirements of the parking, loading
and driveway regulations of chapter 4-4
RMC, these requirements shall govern.
If frontage landscaping is relocated,
then permanent wheel stops or
continuous curbs must be installed a
minimum of 2.5 feet from sidewalks to
prevent bumper overhang of sidewalks.
Where these requirements differ from
the requirements of the parking, loading
and driveway regulations of chapter 4-4
RMC, these requirements shall govern.
CUSTOMER PARKING Customer parking shall be designated
and striped near entry drives and visible
from public streets. Where possible,
customer parking shall be combined
with abutting dealership customer
parking and shared access. Where
these requirements differ from the
requirements of the parking, loading
and driveway regulations of chapter 4-4
RMC, these requirements shall govern.
Customer parking shall be designated
and striped near entry drives and visible
from public streets. Where possible,
customer parking shall be combined
with abutting dealership customer
parking and shared access. Where
these requirements differ from the
requirements of the parking, loading
and driveway regulations of chapter 4-4
RMC, these requirements shall govern.
4-3-040E
(Revised 3/13)3 - 10
(Amd. Ord. 5355, 2-25-2008; Ord. 5676, 12-3-2012)
E. POTENTIAL WAIVER OF STREET
VACATION FEES FOR DEALERSHIPS
LOCATED WITHIN THE RENTON
AUTOMALL AREA A:
All street vacation fees and compensation for the
right-of-way may be waived by the Council for de-
veloping properties in Area A, provided:
1. The properties are designated to be va-
cated on the Automall Improvement Plan
Map,
2. The application for street vacation con-
forms to RMC 9-14-10, Administrative Proce-
dure for Right-of-Way Vacations, and
3. The uses proposed conform to subsec-
tion C of this Section. (Amd. Ord. 4749,
10-19-1998)
F. Reserved.
(Amd. Ord. 5331, 12-10-2007; Ord. 5437,
12-8-2008)
AUTOMALL
RIGHT-OF-WAY
IMPROVEMENT PLAN
COORDINATION
Development shall be coordinated with
the adopted right-of-way improvement
plan which addresses gateways,
signage, landscaping, and shared
access.
Development shall be coordinated with
the adopted right-of-way improvement
plan which addresses gateways,
signage, landscaping, and shared
access.
AUTOMALL
IMPROVEMENT PLAN
COMPLIANCE
All development shall coordinate with
the Automall Improvement Plan
adopted by Resolution No. 3457. The
plan addresses potential street
vacations, right-of-way improvements,
area gateways, signage, landscaping,
circulation, and shared access.
All development shall coordinate with
the Automall Improvement Plan
adopted by Resolution No. 3457. The
plan addresses potential street
vacations, right-of-way improvements,
area gateways, signage, landscaping,
circulation, and shared access.
MODIFICATIONS Where full compliance with these
provisions would create a hardship for
existing uses undergoing major
modifications, the Zoning Administrator
may modify them. Hardship for existing
uses may result from existing lot
coverage, existing siting of buildings,
etc., which preclude full compliance.
ALL USES IN AREA A,
DEALERSHIPS AND RELATED
USES IN AREA B
NON-DEALERSHIPS AND RELATED
USES IN AREA B
4-3-040G
3 - 11 (Revised 3/13)
G. MAPS OF AUTOMALL OVERLAY DISTRICTS:
(Amd. Ord. 5355, 2-25-2008; Ord. 5675, 12-3-2012)
4-3-050A
(Revised 3/13)3 - 12
4-3-050 CRITICAL AREAS
REGULATIONS:
A. PURPOSE:
1. General: The purposes of this section
are to:
a. Manage development activities to
protect environmental quality;
b. Assist or further the implementation
of the policies of the Growth Manage-
ment Act, the State Environmental Policy
Act, chapter 43.21C RCW, and the City
Comprehensive Plan;
c. Provide City officials with information
to evaluate, approve, condition or deny
public or private development proposals
with regard to critical area impacts;
d. Protect the public life, health, safety,
welfare, and property by minimizing and
managing the adverse environmental im-
pacts of development within and abutting
critical areas; and
e. Protect the public from:
i. Preventable maintenance and re-
placement of public facilities needed
when critical area functioning is im-
paired;
ii. Unnecessary costs for public
emergency rescue and relief opera-
tions; and
iii. Potential litigation on improper
construction practices occurring in
critical areas.
2. Aquifer Protection: The overall purpose
of the aquifer protection regulations is to pro-
tect aquifers used as potable water supply
sources by the City from contamination by
hazardous materials. Other specific purposes
include:
a. Protect the groundwater resources of
the City;
b. Provide a means of regulating spe-
cific land uses within aquifer protection
areas;
c. Provide a means of establishing safe
construction practices for projects built
within an aquifer protection area; and
d. Protect the City’s drinking water sup-
ply from impacts by facilities that store,
handle, treat, use, or produce sub-
stances that pose a hazard to groundwa-
ter quality.
3. Flood Hazards: It is the purpose of the
flood hazard regulations to:
a. Minimize public and private losses
due to flood conditions in specific areas;
and
b. Minimize expenditure of public
money and costly flood control projects;
and
c. Minimize the need for rescue and re-
lief efforts associated with flooding and
generally undertaken at the expense of
the general public; and
d. Minimize damage to public facilities
and utilities such as water and gas
mains, electric, telephone and sewer
lines, streets, and bridges located in ar-
eas of special flood hazard; and
e. Help maintain a stable tax base by
providing for the sound use and develop-
ment of areas of special flood hazard so
as to minimize future flood blight areas;
and
f. Ensure that those who occupy the ar-
eas of special flood hazard assume re-
sponsibility for their actions.
4. Geologic Hazards: The purposes of the
geologic hazard regulations are to:
a. Minimize damage due to landslide,
subsidence or erosion through the con-
trol of development; and
b. Protect the public against avoidable
losses due to maintenance and replace-
ment of public facilities, property dam-
4-3-050B
3 - 13 (Revised 6/09)
age, subsidy cost of public mitigation of
avoidable impacts, and costs for public
emergency rescue and relief operations;
and
c. Reduce the risks to the City and its
citizens from development occurring on
unstable slopes; and
d. Control erosion and sediment run-off
from development.
5. Habitat Conservation: The primary pur-
pose of habitat conservation regulations is to
minimize impacts to critical habitats and to re-
store and enhance degraded or lower quality
habitat in order to:
a. Maintain and promote diversity of
species and habitat within the City; and
b. Coordinate habitat protection with
the City’s open space system, whenever
possible, to maintain and provide habitat
connections; and
c. Help maintain air and water quality,
and control erosion; and
d. Serve as areas for recreation, educa-
tion, scientific study, and aesthetic appre-
ciation.
6. Streams and Lakes: The purposes of
the stream and lake regulations are to:
a. Protect riparian habitat in order to
provide for bank and channel stability,
sustained water supply, flood storage, re-
cruitment of woody debris, leaf litter, nu-
trients, sediment and pollutant filtering,
shade, shelter, and other functions that
are important to both fish and wildlife; and
b. Prevent the loss of riparian acreage
and functions and strive for a net gain
over present conditions through restora-
tion where feasible; and
c. Protect aquatic habitat for salmonid
species. Other fish/aquatic species are
addressed through Habitat Conservation
regulations (see subsection A5 of this
Section).
7. Wetlands: The purposes of the wetland
regulations are to:
a. Ensure that activities in or affecting
wetlands do not threaten public safety,
cause nuisances, or destroy or degrade
natural wetland functions and values;
and
b. Preserve, protect and restore wet-
lands by regulating development within
them and around them; and
c. Protect the public from costs associ-
ated with repair of downstream proper-
ties resulting from erosion and flooding
due to the loss of water storage capacity
provided by wetlands; and
d. Prevent the loss of wetland acreage
and functions and strive for a net gain
over present conditions. (Ord. 4851,
8-7-2000; Ord. 5137, 4-25-2005)
B. APPLICABILITY – CRITICAL AREAS
DESIGNATIONS/MAPPING:
1. Lands to Which These Regulations
Apply: The following critical areas, classified
in subsections H1 through M1of this Section,
are regulated by this Section:
a. Aquifer protection areas.
b. Areas of special flood hazard.
c. Sensitive slopes, twenty five percent
(25%) to forty percent (40%) and pro-
tected slopes, forty percent (40%) or
greater.
d. Medium, high, and very high land-
slide hazard areas.
e. High erosion hazards.
f. High seismic hazards.
g. Medium and high coal mine hazards.
h. Volcanic hazard areas.
i. Critical habitats.
4-3-050C
(Revised 6/09)3 - 14
j. Streams and Lakes.
i. All applicable requirements of this
Section apply to Class 2 to 4 water
bodies, as classified in subsection L1
of this Section.
ii. Class 5 water bodies, classified
in subsection L1 of this Section, are
exempt from all provisions of this
Section.
iii. Class 1 water bodies, defined in
subsection L1 of this Section, are not
subject to this section, and are regu-
lated in RMC 4-3-090, Shoreline
Master Program Regulations, and
RMC 4-9-197, Shoreline Permits.
k. Wetlands, Categories 1, 2 and 3.
2. Mapping – General:
a. The exact boundary of each critical
area depicted on maps referenced herein
is approximate and is intended only to
provide an indication of the presence of a
critical area on a particular site. Addi-
tional critical areas may be present on a
site. The actual presence of critical areas
and the applicability of these regulations
shall be based upon the classification cri-
teria for each critical area.
b. The Public Works Department shall
provide an annual docket process to up-
date the maps. As of the effective date of
the ordinance codified in this section
(April 25, 2005), critical area reports pre-
pared for permit applications shall be in-
corporated into critical area mapping as
part of the annual docket process. As a
result of studies prepared through the
permit application process, where the
City requires increased buffers rather
than standard buffers, it shall be noted on
the map. (Ord. 5450, 3-2-2009)
3. Reports and Submittal Requirements:
Study requirements and submittal require-
ments are required in each regulated critical
area as follows:
a. General Submittal Requirements –
All Critical Areas: See subsection F of
this Section, Submittal Requirements
and Fees, and RMC 4-8-120, Submittal
Requirements Specific to Application
Type.
b. Exempt Activities, Study Require-
ments: See subsection C4c of this Sec-
tion, Reports and Mitigation Plans
Required.
c. Aquifer Protection Area Permit
Submittal Requirements: See subsec-
tion H1e of this Section and 4-9-015E.
d. Flood Hazard Data: Flood hazard
data is to be applied pursuant to subsec-
tion I1b of this Section, Mapping and
Documentation.
e. Geologic Hazards Special Studies
Required: See subsection J2 of this Sec-
tion, Special Studies Required.
f. Habitat Conservation Assessment
Required: See subsection K2 of this
Section, Habitat Assessment Required.
g. Streams and Lakes Studies Re-
quired: See subsection L3 of this Sec-
tion, Studies Required.
h. Wetlands Studies Required: See
subsection M3 of this Section, Study Re-
quired. (Ord. 4851, 8-7-2000; Ord. 4992,
12-9-2002; Ord. 5137, 4-25-2005)
C. APPLICABILITY – EXEMPT,
PROHIBITED AND NONCONFORMING
ACTIVITIES:
1. Applicability: Unless determined to be
exempt from permitting and standards, all
proposed development, fill, and activities in
regulated critical areas and their buffers shall
comply with the requirements of this Section.
Expansion or alteration of existing activities
shall also comply with the requirements of
this Section. Any person seeking to deter-
mine whether a proposed activity or land area
is subject to this Section may request in writ-
ing a determination from the City. Such a re-
quest for determination shall contain the
information requirements specified by the
Department Administrator.
4-3-050C
3 - 15 (Revised 6/05)
a. Aquifer Protection Areas – Com-
pliance with Regulations: The following
developments, facilities, uses and activi-
ties shall comply with the applicable pro-
visions and restrictions of this Section
and chapters 4-4, 4-5, 4-6, 4-9, and 5-5
RMC for the APA zone in which the de-
velopments, facilities, uses and activities
are located, except as preempted by
Federal or State law:
i. Development Permits: Devel-
opment permits shall be reviewed for
compliance with the aquifer protec-
tion requirements of this Section.
ii. Facilities: Facilities, as defined
in RMC 4-11-060, Definitions F,
which are existing, new, or to be
closed, are subject to this Section as
specified below:
(a) Existing Facilities: All
owners of facilities which store,
handle, treat, use, or produce
hazardous materials or have
done so in the past must comply
with the permit requirements, re-
lease reporting requirements,
and closure requirements as set
forth in this Section;
(b) Existing Facilities – Limi-
tation on Material Increase: In
Zone 1 of an APA, no change in
operations at a facility shall be al-
lowed that increases the quanti-
ties of hazardous materials
stored, handled, treated, used,
or produced in excess of quanti-
ties reported in the initial aquifer
protection area operating permit
with the following exception: An
increase in the quantity of haz-
ardous materials is allowed up to
the amount allowed for a new fa-
cility in Zone 1 as provided by
subsection C8d(i) of this Section,
Prohibited Activities – Aquifer
Protection Areas, Zone 1;
(c) New Facilities: All propos-
als for new facilities within any
zone of an aquifer protection
area must be reviewed for com-
pliance with this Section prior to
issuance of any development
permits for uses in which hazard-
ous materials are stored, han-
dled, treated, used or produced
or which increase the quantity of
hazardous materials stored,
handled, treated, used, or pro-
duced;
(d) Abandonment: No person,
persons, corporation or other le-
gal entity shall temporarily or
permanently abandon, close,
sell, or otherwise transfer a facil-
ity in an APA without complying
with the requirements of RMC
4-9-015F, Closure Permit, and
permit conditions of this Section;
iii. Hazardous Materials – Use,
Production, Storage, Treatment,
Disposal, or Management: Persons
that store, handle, treat, use, or pro-
duce a hazardous material as de-
fined by chapter 4-11 RMC,
Definitions, shall be subject to the re-
quirements of this Section, and as
further specified below:
(a) All applications for develop-
ment permits for uses in which
hazardous materials are stored,
handled, treated, used or pro-
duced or which increase the
quantity of hazardous materials
stored, handled, treated, used,
or produced at a location in the
APA must be reviewed for com-
pliance with this Chapter by the
Department prior to approval.
(b) The focus of review for all
permits will be on the hazardous
materials that will be stored, han-
dled, treated, used, or produced;
and the potential for these sub-
stances to degrade groundwater
quality.
(c) An inventory of hazardous
materials on forms provided by
the Department shall be submit-
ted to the Department upon ap-
plication for a development
permit.
4-3-050C
(Revised 6/05)3 - 16
(d) Where required by the De-
partment, plans and specifica-
tions for secondary containment
shall be submitted and shall
comply with subsection H2d(i) of
this Section, Secondary Contain-
ment – Zones 1 and 2. Develop-
ment permits shall not be issued
until plans and specifications for
secondary containment, if re-
quired, have been approved by
the Department.
(e) The Generic Hazardous
Materials List attached and in-
corporated as subsection R of
this Section is provided for infor-
mational purposes.
iv. Application of Pesticides and
Nitrates: Persons who apply pesti-
cides and/or fertilizer containing ni-
trate in the APA, except for
homeowners applying only to their
own property, shall comply with sub-
section H3 of this Section, Use of
Pesticides and Nitrates – APA Zones
1 and 2.
v. Construction Activities: Per-
sons engaged in construction activi-
ties as defined in RMC 4-11-030,
Definitions C, shall comply with sub-
section H7 of this Section, Construc-
tion Activity Standards – Zones 1 and
2, and RMC 4-4-030C8, Construc-
tion Activity Standards – APA Zones
1 and 2;
vi. Fill Material: Persons placing
fill material on sites within the APA
shall comply with subsection H8 of
this Section, Fill Material Require-
ments – Zones 1 and 2, and RMC
4-4-060L4, Fill Material;
vii. Fuel Oil Heating Systems:
Owners of facilities and structures
shall comply with subsection
C8d(i)(i) and C8d(ii)(f) of this Sec-
tion, Prohibited Activities – Aquifer
Protection Areas, Zones 1 and 2, re-
lating to conversion of heating sys-
tems to fuel oil and installation of new
fuel oil heating systems.
viii. Pipelines: Owners of pipe-
lines as defined in RMC 4-11-160
shall comply with subsection H6 of
this Section, Pipeline Requirements;
ix. Solid Waste Landfills: Owners
of existing solid waste landfills shall
comply with subsection H9 of this
Section, Regulations for Existing
Solid Waste Landfills – Zones 1 and
2;
x. Surface Water Systems: Sur-
face water systems shall meet the re-
quirements of subsection H5 of this
Section, Surface Water Require-
ments, and RMC 4-6-030E, Drain-
age Plan Requirements and
Methods of Analysis;
xi. Unauthorized Release: All per-
sons shall comply with subsection
H10 of this Section, Hazardous Ma-
terials – Release Restrictions –
Zones 1 and 2, and RMC 4-9-015G,
Unauthorized Releases;
xii. Wastewater Disposal Sys-
tems: Owners of structures that are
connected to existing on-site sewage
disposal systems and proposed
wastewater disposal systems shall
comply with subsection H4 of this
Section, Wastewater Disposal Re-
quirements, and RMC 4-6-040J,
Sanitary Sewer Standards, Addi-
tional Requirements that Apply within
Zones 1 and 2 of an Aquifer Protec-
tion Area.
2. Permit Required:
a. Permit Required – Development or
Alteration: Prior to any development or
alteration of a property containing a criti-
cal area as defined in subsection B of this
Section, Applicability – Critical Areas
Designations/Mapping, the owner or des-
ignee must obtain a development permit,
critical area permit, and/or letter of ex-
emption. No separate critical area permit
is required for a development proposal
which requires development permits or
which has received a letter of exemption.
If a proposed activity is not exempt and
does not otherwise require a develop-
4-3-050C
3 - 17 (Revised 6/05)
ment permit, but is subject to this Sec-
tion, the Department Administrator shall
determine whether to grant or deny a
separate critical areas permit based upon
compliance with applicable standards
and regulations of this Section.
b. Aquifer Protection Area – Operat-
ing and Closure Permits: Aquifer pro-
tection area operating permit and closure
permit requirements are contained in
RMC 4-9-015, Aquifer Protection Area
Permits.
3. Finding of Conformance Required:
a. General: Conformance with these
critical area regulations shall be a finding
in any approval of a development permit
or aquifer protection area permit, and
such finding shall be documented in writ-
ing in the project file.
b. Aquifer Protection Areas: No
changes in land use shall be allowed nor
shall permits for development be issued if
the Department finds that the proposed
land use, activity, or business is likely to
impact the long-term, short-term or cu-
mulative quality of the aquifer. The find-
ing shall be based on the present or past
activities conducted at the site; hazard-
ous materials that will be stored, handled,
treated, used or produced; and the po-
tential for the land use, activity, or busi-
ness to degrade groundwater quality.
4. Letter of Exemption:
a. Aquifer Protection, Flood Haz-
ards, Geologic Hazards, Habitat Con-
servation, Streams and Lakes,
Wetlands: Except in the case of public
emergencies, all exemptions in subsec-
tions C5, C6 and C7 of this Section re-
quire that a letter of exemption be
obtained from the Department Adminis-
trator prior to construction or initiation of
activities.
b. Applicability of Section Require-
ments to Exempt Activities: Exempt
activities provided with a letter of exemp-
tion may intrude into the critical area or
required buffer subject to any listed con-
ditions or requirements. Exempt activities
do not need to comply with mitigation ra-
tios of subsection M11 of this Section,
Wetlands Creation and Restoration, or
subsection M12 of this Section, Wetland
Enhancement, unless required in exemp-
tion criteria.
c. Reports and Mitigation Plans Re-
quired: A report for the specific critical
area affected, and/or enhancement or
mitigation plan shall be required pursuant
to subsections H to M of this Section, un-
less otherwise waived by the Department
Administrator.
d. Administrator Findings: In deter-
mining whether to issue a letter of ex-
emption for activities listed in subsections
C5, C6, and C7 of this Section, the Ad-
ministrator shall find that:
i. The activity is not prohibited by
this or any other chapter of the RMC
or State or Federal law or regulation;
ii. The activity will be conducted us-
ing best management practices as
specified by industry standards or
applicable Federal agencies or sci-
entific principles;
iii. Impacts are minimized and,
where applicable, disturbed areas
are immediately restored, unless the
exemption is a wetland below the
size thresholds pursuant to subsec-
tion C5f(i) of this Section;
iv. Where water body or buffer dis-
turbance has occurred in accordance
with an exemption during construc-
tion or other activities, revegetation
with native vegetation shall be re-
quired.
v. If a hazardous material, activity,
and/or facility that is exempt pursu-
ant to this Section has a significant or
substantial potential to degrade
groundwater quality, then the Depart-
ment Administrator may require com-
pliance with the aquifer protection
requirements of this Section other-
wise relevant to that hazardous ma-
terial, activity, and/or facility. Such
4-3-050C
(Revised 6/05)3 - 18
determinations will be based upon
site and/or chemical-specific data.
5. Specific Exemptions – Critical Areas
and Buffers: Specific exempt activities are
listed in the following table. If an “X” appears
in a box, the listed exemption applies in the
specified critical area and required buffer. If
an “X” does not appear in a box, then the ex-
emption does not apply in the particular criti-
cal area or required buffer. Where utilized in
the following table the term “restoration”
means returning the subject area back at a
minimum to its original state following the per-
formance of the exempt activity. Activities tak-
ing place in critical areas and their associated
buffers and listed in the following table are ex-
empt from the applicable provisions of this
Section, provided a letter of exemption has
been issued per subsection C4 of this Sec-
tion, Letter of Exemption. Whether the ex-
empted activities are also exempt from
permits will be determined based upon appli-
cation of chapters 4-8 and 4-9 RMC, or other
applicable sections of the Renton Municipal
Code.
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
a. Conservation, Enhancement, Education and Related Activities:
i. Natural Resource/Habitat Conservation
or Preservation: Conservation or preserva-
tion of soil, water, vegetation, fish and other
wildlife.
X1 XX X X X
ii. Enhancement activities as defined in
chapter 4-11 RMC.
XX X X X
iii. Approved Restoration/Mitigation: Any
critical area and/or buffer restoration or other
mitigation activities which have been
approved by the City.
X1 XX X X X
b. Research and Site Investigation:
i. Education and Research: Nondestructive
education and research.
X1 XX X X X
ii. Site Investigative Work: Site investiga-
tive work necessary for land use application
submittals such as surveys, soil logs, perco-
lation tests and other related activities.
Investigative work shall not disturb any more
than five percent (5%) of the critical area and
required buffer. In every case, impacts shall
be minimized and disturbed areas shall be
immediately restored at a 1:1 ratio.
X1 XX X X X
c. Agricultural, Harvesting, Vegetation Management:
i. Harvesting Wild Foods: The harvesting
of wild foods in a manner that is not injurious
to natural reproduction of such foods and
provided the harvesting does not require till-
ing of soil, planting of crops or alteration of
the critical area.
X1 XX X X X
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.1 (Revised 3/13)
c. Agricultural, Harvesting, Vegetation Management: (Continued)
ii. Existing/Ongoing Agricultural Activities:
Existing and ongoing agricultural activities
including farming, horticulture, aquaculture
and/or maintenance of existing irrigation
systems. Activities on areas lying fallow as
part of a conventional rotational cycle are
part of an ongoing operation; provided, that
the agricultural activity must have been con-
ducted within the last five (5) years. Activi-
ties that bring a critical area into agricultural
use are not part of an ongoing operation.
Maintenance of existing legally installed irri-
gation, ditch and pipe systems is allowed;
new or expanded irrigation, ditch, outfall or
other systems are not exempt. If it is neces-
sary to reduce the impacts of agricultural
practices to critical areas, a farm manage-
ment plan may be required based on the
King County Conservation District’s Farm
Conservation and Practice Standards, or
other best management practices. (Ord.
5676, 12-3-2012)
XX X X X
iii. Dead or Diseased Trees: Removal of
dead, terminally diseased, damaged, or dan-
gerous ground cover or hazard trees which
have been certified as such by a forester,
registered landscape architect, or certified
arborist, selection of which to be approved by
the City based on the type of information re-
quired, or the City prior to their removal.
X1 XX X X:
Limited to
cutting of
hazard trees;
such hazard
trees shall be
retained as
large woody
debris in the
stream/
buffer corri-
dor, where
feasible.
X:
Tree cutting of
hazard trees
or other
woody vege-
tation accom-
plished such
that trees are
retained in the
wetland and
buffer where
feasible.
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 3/13)3 - 18.2
d. Surface Water:
i. New Surface Water Discharges: New
surface water discharges to wetland Catego-
ries 1, 2 and 3, or buffers of Categories 1, 2
and 3, and to streams or lakes from deten-
tion facilities, presettlement ponds or other
surface water management structures; pro-
vided, the discharge meets the requirements
of the Storm and Surface Water Drainage
Regulations (RMC 4-6-030); will not result in
significant adverse changes in the water
temperature or chemical characteristics of
the wetland or stream/lake water sources;
and there is no increase in the existing rate
of flow unless it can be demonstrated that
the change in hydrologic regime would result
in equal or improved wetland or stream/lake
functions and values. Where differences
exist between these regulations and RMC
4-6-030, these regulations will take prece-
dence.
XXX
ii. New or Modified Regional Stormwater
Facilities: Regional stormwater management
facilities to be operated and maintained
under the direction of the City Surface Water
Utility that are proposed and designed con-
sistent with the Washington State Depart-
ment of Ecology Wetlands and Stormwater
Management Guidelines or meeting equiva-
lent objectives. (Ord. 5526, 2-1-2010)
X
iii. Flood Hazard Reduction: Implementa-
tion of public flood hazard reduction and
public surface water projects, where habitat
enhancement and restoration at a 1:1 ratio
are provided, and appropriate Federal and/
or State authorization has been received.
XX
iv. Storm Drainage Piping: Installation of
new storm drainage lines in any geologic
hazard area when a geotechnical report
clearly demonstrates that the installation
would comply with the criteria listed in RMC
4-3-050J2b and that the installation would
be consistent with each of the purposes of
the geologic hazard regulations listed in
RMC 4-3-050A4. Also, to qualify for the
exemption, the report must propose appro-
priate mitigation for any potential impacts
identified in the report.
X
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.2a (Revised 11/07)
e. Roads, Parks, Public and Private Utilities:
i. Relocation of Existing Utilities out of Criti-
cal Area and Buffer: Relocation out of critical
areas and required buffers of natural gas,
cable, communication, telephone and elec-
tric facilities, lines, pipes, mains, equipment
and appurtenances (not including substa-
tions), with an associated voltage of fifty five
thousand (55,000) volts or less, only when
required by a local governmental agency,
and with the approval of the City. Disturbed
areas shall be restored.
X1 XX X X X
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
(Revised 11/07)3 - 18.2b
This page left intentionally blank.
4-3-050C
3 - 18.3 (Revised 3/14)
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
e. Roads, Parks, Public and Private Utilities: (Continued)
ii. New Trails, Existing Parks, Trails, Roads,
Facilities, and Utilities – Maintenance, Oper-
ation, Repair, and the Construction of New
Trails: Normal and routine maintenance,
operation and repair of existing parks and
trails or the construction of new trails, streets,
roads, rights-of-way and associated appurte-
nances, facilities and utilities where no alter-
ation or additional fill materials will be placed
other than the minimum alteration and/or fill
needed to restore those facilities or to con-
struct new trails to meet established safety
standards. The use of heavy construction
equipment shall be limited to utilities and
public agencies that require this type of
equipment for normal and routine mainte-
nance and repair of existing utility structures
and rights-of-way. In every case, critical area
and required buffer impacts shall be mini-
mized and disturbed areas shall be restored
during and immediately after the use of con-
struction equipment.
XX X X
iii. Utilities, Traffic Control, Walkways,
Bikeways Within Existing, Improved Right-
of-Way or Easements: Within existing and
improved public road rights-of-way or ease-
ments, installation, construction, replace-
ment, operation, overbuilding or alteration of
all natural gas, cable, communication, tele-
phone and electric facilities, lines, pipes,
mains, equipment or appurtenances, traffic
control devices, illumination, walkways and
bikeways. If activities exceed the existing
improved area or the public right-of-way, this
exemption does not apply. Where applica-
ble, restoration of disturbed areas shall be
completed.
XX X X
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 3/14)3 - 18.4
e. Roads, Parks, Public and Private Utilities: (Continued)
iv. Modification of Existing Utilities and
Streets by Ten Percent (10%) or Less: Over-
building (enlargement beyond existing proj-
ect needs) or replacement of existing utility
systems and replacement and/or rehabilita-
tion of existing streets, provided:
(1) The work does not increase the foot-
print of the structure, line or street by more
than ten percent (10%) within the critical
area and/or buffer areas, and occurs in the
existing right-of-way boundary or easement
boundary.
(2) Restoration shall be conducted where
feasible. Compensation for impacts to buf-
fers shall include enhancement of the
remaining buffer area along the impacted
area where there is enhancement opportu-
nity.
(3) The Administrator determines that,
based on best judgment, a person would
not: (a) be able to meaningfully measure,
detect, or evaluate insignificant effects; or
(b) expect discountable effects to occur.
(4) This exemption allows for 10% maxi-
mum expansion total, life of the project. After
the 10% expansion cap is reached, future
improvements are subject to all applicable
provisions of this Section.
XX:
Exemption is
not allowed
in Category 1
wetlands.
X:
Exemption is
not allowed in
Category 1
wetlands.
v. Vegetation Management/Essential Tree
Removal for Public or Private Utilities,
Roads, and Public Parks: Maintenance
activities, including routine vegetation man-
agement and essential tree removal, and
removal of non-native invasive vegetation or
weeds listed by the King County Noxious
Weed Board or other government agency,
for public and private utilities, road rights-of-
way and easements, and parks.
XX X X:
Trees shall
be retained
as large
woody debris
in the
stream/buf-
fer corridor,
where feasi-
ble.
X:
Tree cutting
and vegeta-
tion manage-
ment accom-
plished such
that trees are
retained in the
wetland and
buffer where
feasible.
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.5 (Revised 6/05)
f. Wetland Disturbance, Modification and Removal:
i. Any Activity in Small Category 3 Wet-
lands: Any activity affecting hydrologically
isolated Category 3 wetland no greater than
two thousand two hundred (2,200) square
feet when consistent with all of the following
criteria:
(1) Standing water is not present in suffi-
cient amounts, i.e., approximately twelve
inches (12′′) to eighteen inches (18′′) in
depth from approximately December through
May, to support breeding amphibians;
(2) Species listed by Federal or State gov-
ernment as endangered or threatened, or
the presence of essential habitat for those
species, are not present;
(3) Some form of mitigation is provided for
hydrologic and water quality functions, for
example, stormwater treatment or landscap-
ing or other mitigation; and
(4) A wetland assessment is prepared by a
qualified professional demonstrating the cri-
teria of the exemption are met. The wetland
assessment shall be subject to independent
secondary review at the expense of the
applicant consistent with subsection F7 of
this Section.
X
ii. Temporary Wetland Impacts: Temporary
disturbances of a wetland due to construc-
tion activities that do not include permanent
filling may be permitted; provided, that there
are no permanent adverse impacts to the
critical area or required buffer, and areas
temporarily disturbed are restored at a 1:1
ratio. Category 1 wetlands and Category 2
forested wetlands shall be enhanced at a 2:1
ratio in addition to being restored. For habi-
tat conservation areas, this exemption
applies only to Category 1 wetlands.
XX
g. Maintenance and Construction – Existing Uses and Facilities:
i. Remodeling, Replacing, Removing Exist-
ing Structures, Facilities, and Improvements:
Remodeling, restoring, replacing or remov-
ing structures, facilities and other improve-
ments in existence on the date this section
becomes effective and that do not meet the
setback or buffer requirements of this sec-
tion provided the work complies with the cri-
teria in RMC 4-10-090.
XX X X
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 6/05)3 - 18.6
g. Maintenance and Construction – Existing Uses and Facilities: (Continued)
ii. Maintenance and Repair – Any Existing
Public or Private Use: Normal and routine
maintenance and repair of any existing pub-
lic or private uses and facilities where no
alteration of the critical area and required
buffer or additional fill materials will be
placed. The use of heavy construction
equipment shall be limited to utilities and
public agencies that require this type of
equipment for normal and routine mainte-
nance and repair of existing utility or public
structures and rights-of-way. In every case,
critical area and required buffer impacts
shall be minimized and disturbed areas shall
be restored during and immediately after the
use of construction equipment.
XX X X
iii. Modification of an Existing Single Fam-
ily Residence: Construction activity con-
nected with an existing single family
residence and/or garage; provided, that the
work does not increase the footprint of the
structure lying within the critical area or
buffer; and provided, that no portion of the
new work occurs closer to the critical area or
required buffers than the existing structure
unless the structure or addition can meet
required buffers. Existing or rebuilt acces-
sory structures associated with single family
lots such as fences, gazebos, storage
sheds, and play houses are exempt from
this Section. New accessory structures may
be allowed when associated with single fam-
ily lots such as fences, gazebos, storage
sheds, play houses and when built on and
located in a previously legally altered area.
XX X X
iv. Existing Activities: Existing activities
which have not been changed, expanded or
altered, provided they comply with the appli-
cable requirements of chapter 4-10 RMC.
XX X X X
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.7 (Revised 6/05)
6. Limited Exemptions: Activities that are
exempt from some, but not all provisions of
this Section are listed in the following table. If
an “X” appears in a box, the listed exemption
applies in the specified critical area and re-
quired buffer. If an “X” does not appear in a
box, then the exemption does not apply in the
particular critical area or required buffer.
Whether the exempted activities are also ex-
empt from permits will be determined based
upon application of chapters 4-8 and 4-9
RMC, or other applicable sections of the
Renton Municipal Code.
h. Emergency Activities:
i. Emergency Activities: Emergency activi-
ties are those which are undertaken to cor-
rect emergencies that threaten the public
health, safety and welfare pursuant to the
criteria in subsection C9b of this Section. An
emergency means that an action must be
undertaken immediately or within a time
frame too short to allow full compliance with
this Section, to avoid an immediate threat to
public health or safety, to prevent an immi-
nent danger to public or private property, or
to prevent an imminent threat of serious
environmental degradation.
X1 XX X X X
ii. Emergency Tree/Ground Cover Cutting
or Removal by Agency or Utility: Removal of
trees and/or ground cover by any City
department or agency and/or public or pri-
vate utility in emergency situations involving
immediate danger to life or property, sub-
stantial fire hazards, or interruption of ser-
vices provided by a utility.
X1 XX X X:
Downed haz-
ard trees
shall be
retained as
large woody
debris in the
stream/
buffer.
X:
Tree cutting
and vegeta-
tion manage-
ment accom-
plished such
that trees are
retained in the
wetland and
buffer where
feasible.
iii. Emergency Activities in Aquifer Protec-
tion Area: Public interest emergency use,
storage, and handling of hazardous materi-
als by governmental organizations.
X1
i. Hazardous Materials:
i. Federal or State Pre-emption: Cleanups,
monitoring and/or studies undertaken under
supervision of the Washington Department of
Ecology or the U.S. Environmental Protec-
tion Agency.
X1
ii. Use of Materials with No Risk: Use, stor-
age, and handling of specific hazardous
materials that do not present a risk to the
aquifer as determined and listed by the
Department.
X1
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 6/05)3 - 18.8
LIMITED EXEMPTIONS – WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams
and Lakes:
Class 2 to 4 Wetlands
a. Hazardous Materials:
i. Materials for Sale in Original Small Con-
tainers: Hazardous materials offered for sale
in their original containers of five (5) gallons
or less shall be exempt from requirements in
subsections H2d(i) through (vi) of this Sec-
tion and the requirements pertaining to
removal of existing facilities in subsection
H2a(i).
X1
ii. Activities Exempt from Specified Aquifer
Protection Area Requirements: The following
are exempt from requirements in subsec-
tions H2d(i) through (vi) of this Section, the
requirements pertaining to review of pro-
posed facilities in subsection C8d, Prohibited
Changes in Land Use and Types of New
Facilities – Aquifer Protection Areas, and the
requirements pertaining to removal of exist-
ing facilities in subsection H2a(i).
X1
(1) Hazardous materials use, storage, and
handling in de minimis amounts (aggregate
quantities totaling twenty (20) gallons or less
at the facility or construction site). Weights of
solid hazardous materials will be converted
to volumes for purposes of determining
whether de minimis amounts are exceeded.
Ten (10) pounds shall be considered equal
to one gallon.
X1
(2) Noncommercial residential use, stor-
age, and handling of hazardous materials;
provided, that no home occupation business
(as defined by chapter 4-11 RMC) that uses,
stores, or handles more than twenty (20) gal-
lons of hazardous material is operated on
the premises.
X1
(3) Hazardous materials in fuel tanks and
fluid reservoirs attached to a private or com-
mercial motor vehicle and used directly in
the operation of that vehicle.
X1
(4) Fuel oil used in existing heating sys-
tems.
X1
(5) Hazardous materials used, stored, and
handled by the City of Renton in water treat-
ment processes and water system opera-
tions.
X1
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.9 (Revised 6/05)
a. Hazardous Materials: (Continued)
(6) Fueling of equipment not licensed for
street use; provided, that such fueling activi-
ties are conducted in a containment area
that is designed and maintained to prevent
hazardous materials from coming into con-
tact with soil, surface water, or groundwater
except for refueling associated with con-
struction activity regulated by subsection H7
of this Section, Construction Activity Stan-
dards – Zones 1 and 2.
X1
(7) Hazardous materials contained in prop-
erly operating sealed units (transformers,
refrigeration units, etc.) that are not opened
as part of routine use.
X1
(8) Hazardous materials in fuel tanks and
fluid reservoirs attached to private or com-
mercial equipment and used directly in the
operation of that equipment.
X1
(9) Hazardous materials in aerosol cans. X
1
(10) Hazardous materials at multi-family
dwellings, hotels, motels, retirement homes,
convalescent centers/nursing homes, mobile
or manufactured home parks, group homes,
and daycare family homes or centers when
used by owners and/or operators of such
facilities for on-site operation and mainte-
nance purposes.
X1
(11) Hazardous materials used for janitorial
purposes at the facility where the products
are stored.
X1
(12) Hazardous materials used for per-
sonal care by workers or occupants of the fa-
cility at which the products are stored includ-
ing but not limited to soaps, hair treatments,
grooming aids, health aids, and medicines.
X1
iii. Uses, Facilities, and Activities in Zone 1
Modified Aquifer Protection Area Exempt
from Specified Aquifer Protection Area
Requirements: Facilities located in the Zone
1 Modified Aquifer Protection Area in Figure
4-3-050Q1 are exempt from the following:
X1
(1) Removal requirements in subsection
H2a(i) of this Section except that the stor-
age, handling, use, treatment, and produc-
tion of tetrachloroethylene (e.g., dry-cleaning
fluid) shall continue to be prohibited;
X1
(2) Additional facility requirements in sub-
section H2d(vi) of this Section;
X1
LIMITED EXEMPTIONS – WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams
and Lakes:
Class 2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 6/05)3 - 18.10
7. Exemptions in Buffers: The activities
listed in the following table are allowed within
critical area buffers, and are exempt from the
applicable provisions of this Section, pro-
vided a letter of exemption has been issued
per subsection C4 of this Section, Letter of
Exemption. If an “X” appears in a box, the
listed exemption applies in the specified
buffer. If an “X” does not appear in a box, then
the exemption does not apply in the required
buffer. Whether the exempted activities are
also exempt from permits will be determined
based upon application of chapters 4-8 and
4-9 RMC, or other applicable sections of the
Renton Municipal Code.
a. Hazardous Materials: (Continued)
(3) Wastewater requirements in RMC
4-6-040J1a but shall be subject to Zone 2
requirements in RMC 4-6-040J2;
X1
(4) The prohibition of septic systems con-
tained in subsection C8d(i)(f) of this Section;
and
X1
(5) Surface water management require-
ments of RMC 4-6-030E except that Zone 2
requirements contained in RMC 4-6-030E
shall apply.
X1
LIMITED EXEMPTIONS – WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams
and Lakes:
Class 2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.11 (Revised 3/13)
EXEMPTIONS WITHIN CRITICAL AREA BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams
and Lakes:
Class 2 to 4 Wetlands
a. Activities in Critical Area Buffers:
i. Trails and Open Space: Walkways and trails,
and associated open space in critical area buffers
located on public property, or where easements or
agreements have been granted for such purposes
on private property. All of the following criteria
shall be met.
XX XX
(1) The trail, walkway, and associated open space
shall be consistent with the Comprehensive Parks,
Recreation, and Open Space Master Plan. The
City may allow private trails as part of the approval
of a site plan, subdivision or other land use permit
approvals.
(2) Trails and walkways shall be located in the
outer twenty-five percent (25%) of the buffer, i.e.,
the portion of the buffer that is farther away from
the critical area. Exceptions to this requirement
may be made for:
• Trail segments connecting to existing trails
where an alternate alignment is not practical.
• Public access points to water bodies spaced
periodically along the trail.
(3) Enhancement of the buffer area is required
where trails are located in the buffer. Where
enhancement of the buffer area abutting a trail is
not feasible due to existing high quality vegetation,
additional buffer area or other mitigation may be
required. (Ord. 5676, 12-3-2012)
(4) Trail widths shall be a maximum width of
twelve (12) feet. Trails shall be constructed of per-
meable materials. Impervious materials may be
allowed if pavement is required for handicapped or
emergency access, or safety, or is a designated
nonmotorized transportation route or makes a
connection to an already dedicated trail, or
reduces potential for other environmental impacts.
ii. Stormwater Treatment and Flow Control Facil-
ities in Buffer: Stormwater management facilities
shall not be built within a critical area buffer except
as allowed in Reference 5, Wetlands Protection
Guidelines of the City’s Surface Water Design
Manual and shall require buffer enhancement or
buffer averaging when they are sited in areas of
forest vegetation, provided the standard buffer
zone area associated with the critical area classi-
fication is retained pursuant to subsection L or
M6c of this Section, and is sited to reduce impacts
between the critical area and surrounding activi-
ties. (Ord. 5526, 2-1-2010)
X
4-3-050C
(Revised 3/13)3 - 18.12
8. Prohibited Activities: Prohibited activi-
ties are identified below for each critical area
governed by this Section.
a. General – All Critical Areas: No ac-
tion shall be taken by any person, com-
pany, agency, or applicant which results
in any alteration of a critical area except
as consistent with the purpose, objec-
tives, and requirements of this Section.
b. Prohibited Activities – Floodways:
Encroachments, including fill, new con-
struction, substantial improvements, and
construction or reconstruction of residen-
tial structures is prohibited within desig-
nated floodways, unless it meets the
provisions of subsection I4 of this Sec-
tion, Additional Restrictions within Flood-
ways.
c. Prohibited Activities – Streams/
Lakes and Wetlands: Grazing of ani-
mals is not allowed within a stream, lake,
wetland or their associated buffers.
d. Prohibited Changes in Land Use
and Types of New Facilities– Aquifer
Protection Areas.
i. Zone 1:
(a) Changes in land use and
types of new facilities in which
any of the following will be on the
premises:
(1) More than five hundred
(500) gallons of hazardous mate-
rial;
(2) More than one hundred fifty
(150) gallons of hazardous mate-
rial in containers that are opened
and handled;
(3) Containers exceeding five
(5) gallons in size; or
(4) Tetrachloroethylene (e.g.,
dry-cleaning fluid).
(b) Surface impoundments (as
defined in chapters 173-303 and
173-304 WAC);
(c) Hazardous waste treatment,
storage, and disposal facilities;
(d) All types of landfills, includ-
ing solid waste landfills;
(e) Transfer stations;
(f) Septic systems;
(g) Recycling facilities that han-
dle hazardous materials;
(h) Underground hazardous
material storage and/or distribu-
tion facilities;
(i) New heating systems using
fuel oil except for commercial
uses when the source of fuel oil
is an existing above-ground
waste oil storage tank; and
(j) Petroleum product pipe-
lines.
iii. Stormwater Conveyance in Buffer: Necessary
conveyance systems including stormwater disper-
sion outfall systems designed to minimize impacts
to the buffer and critical area, where the site topog-
raphy requires their location within the buffer to
allow hydraulic function, provided the standard
buffer zone area associated with the critical area
classification is retained pursuant to subsection L
or M6c of this Section, and is sited to reduce
impacts between the critical area and surrounding
activities. (Ord. 5526, 2-1-2010)
XXX
EXEMPTIONS WITHIN CRITICAL AREA BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams
and Lakes:
Class 2 to 4 Wetlands
4-3-050C
3 - 18.13 (Revised 3/14)
ii. Zone 2:
(a) Surface impoundments (as
defined in chapters 173-303 and
173-304 WAC);
(b) Recycling facilities that han-
dle hazardous materials;
(c) Hazardous waste treat-
ment, storage, and disposal facil-
ities;
(d) Solid waste landfills;
(e) Transfer stations;
(f) New heating systems using
fuel oil stored in underground
storage tanks; and
(g) Petroleum product pipe-
lines.
9. Temporary Emergency Exemption
Procedure:
a. Temporary Emergency Exemption
Purpose: Temporary emergency exemp-
tions shall be used only in extreme cases
and not to justify poor planning by an
agency or applicant.
b. Temporary Emergency Exemption
Review Authority and Decision Crite-
ria: Issuance of an emergency permit by
the City does not preclude the necessity
to obtain necessary approvals from ap-
propriate Federal and State authorities.
Notwithstanding the provisions of this
section or any other City laws to the con-
trary, the Department Administrator may
issue a temporary emergency exemption
letter if the action meets the following re-
quirements:
i. An unacceptable threat to life or
severe loss of property will occur if an
emergency permit is not granted;
ii. The anticipated threat or loss
may occur before a permit can be is-
sued or modified under the proce-
dures otherwise required by this
Section and other applicable laws;
iii. Any emergency exemption letter
granted shall incorporate, to the
greatest extent practicable and feasi-
ble but not inconsistent with the
emergency situation, the standards
and criteria required for nonemer-
gency activities under this Section.
c. Temporary Emergency Exemption
Letter Process and Timing: The emer-
gency exemption shall be consistent with
the following procedural and time re-
quirements:
i. Time Limits: The emergency
shall be limited in duration to the time
required to complete the authorized
emergency activity; provided, that no
emergency permit be granted for a
period exceeding ninety (90) days
except as specified in subsection
C9c(ii) of this Section.
ii. Restoration Required: Re-
quire, within the ninety (90) day pe-
riod, the restoration of any critical
area altered as a result of the emer-
gency activity, except that if more
than ninety (90) days from the issu-
ance of the emergency permit is re-
quired to complete restoration, the
emergency permit may be extended
to complete this restoration. For the
purposes of this paragraph, resto-
ration means returning the affected
area to its state prior to the perfor-
mance of the emergency activity.
iii. Public Notice Required: No-
tice of the issuance of the emergency
permit and request for public com-
ments shall be posted at the affected
site(s) and City Hall no later than ten
(10) days after the issuance of the
emergency permit. If significant com-
ments are received, the City may re-
consider the permit.
iv. Expiration of Exemption Au-
thorization: The emergency exemp-
tion authorization may be terminated
at any time without process upon a
determination by the Department Ad-
ministrator that the action was not or
is no longer necessary to protect hu-
man health or the environment.
4-3-050D
(Revised 3/14)3 - 18.14
10. Nonconforming Activities or Struc-
tures: Regulated activities legally in exis-
tence prior to the passage of this Section, but
which are not in conformity with the provisions
of this Section are subject to the provisions of
RMC 4-10-090, Critical Areas Regulations –
Nonconforming Activities and Structures.
(Ord. 4851, 8-7-2000; Ord. 4992, 12-9-2002;
Ord. 5137, 4-25-2005; Ord. 5308, 9-24-2007;
Ord. 5702, 12-9-2013)
D. ADMINISTRATION AND
INTERPRETATION:
1. General Provisions – All Critical Ar-
eas:
a. Duties of Administrator: The Com-
munity and Economic Development Ad-
ministrator shall have the power and
authority to enforce the provisions of this
Section. For such purposes the Adminis-
trator shall have the power of a law en-
forcement officer. (Ord. 5450, 3-2-2009)
b. Interpretation: The Administrator
shall have the power to render interpreta-
tions of this Section and to adopt and en-
force rules and regulations supplemental
to this Section as he/she may deem nec-
essary in order to clarify the application of
the provisions of this Code. Such inter-
pretations, rules and regulations shall be
in conformity with the intent and purpose
of this Section.
c. Compliance: Unless specifically ex-
empted by this Section, the City shall not
grant any approval or permit any regu-
lated activity in a critical area or associ-
ated buffer prior to fulfilling the
requirements of this Section.
2. Aquifer Protection:
a. Inspections Authorized: The Ad-
ministrator or his/her designee shall have
the right to conduct inspections of facili-
ties at all reasonable times to determine
compliance with this Section.
i. Annual Inspections: All permit-
ted facilities in an APA will be subject
to a minimum of one inspection per
year by a Department inspector.
ii. Monthly Inspections: All per-
mitted facilities in Zone 1 of the aqui-
fer protection area will be subject to
monthly inspections to determine
compliance with the provisions of the
Section.
b. Potential to Degrade Groundwater
– Zone 2:
i. Potential for Impacts Equal to
Facility in Zone 1: If the Administra-
tor determines that an existing or pro-
posed facility located in Zone 2 of an
APA has a potential to degrade
groundwater quality which equals or
exceeds that of a permitted facility in
Zone 1, then the Administrator may
require that facility to fully comply
with requirements for Zone 1 con-
tained in subsections C1ai, Develop-
ment Permits, C8di, Zone 1, H2,
Facilities, H4, Wastewater Disposal
Requirements – Zones 1 and 2, and
H6, Pipeline Requirements.
ii. Criteria: Criteria used to make
the determination in subsection
D2b(i) of this Section, Potential for
Impacts Equal to Facility in Zone 1,
shall include but not be limited to the
present and past activities conducted
at the facility; types and quantities of
hazardous materials stored, han-
dled, treated, used or produced; the
potential for the activities or hazard-
ous materials to degrade groundwa-
ter quality; history of spills at the site,
and presence of contamination on
site.
3. Flood Hazards:
a. Duties and Responsibilities of the
Administrator: The duties of the Admin-
istrator shall include, but not be limited to:
i. Review all development permits
to determine that the permit require-
ments of this Section have been sat-
isfied; and
ii. Review all development permits
to determine that all necessary per-
mits have been obtained from those
Federal, State or local governmental
4-3-050D
3 - 18.15 (Revised 3/13)
agencies from which prior approval is
required; and
iii. Review all development permits
to determine if the proposed devel-
opment is located in the floodway. If
located in the floodway, assure that
the encroachment provisions of sub-
section I4 of this Section, Additional
Restrictions within Floodways, are
met; and
iv. Obtain, review, and reasonably
utilize any base flood elevation and
floodway data available from a Fed-
eral, State or other source, when
base flood elevation data has not
been provided in accordance with
subsection I1bi of this Section in or-
der to administer subsection I3, Spe-
cific Standards, and subsection I4,
Additional Restrictions Within Flood-
ways.
b. Information to Be Obtained and
Maintained: The Administrator shall ob-
tain and maintain the following informa-
tion:
i. Record Required: Where base
flood elevation data is provided
through the flood insurance study or
required as in subsection D3a(iv) of
this Section, use of other base flood
data, the applicant shall obtain and
record the actual elevation (in rela-
tion to mean sea level) of the lowest
floor (including basement) of all new
or substantially improved structures,
and whether or not the structure con-
tains a basement.
ii. Elevations and Certificates:
For all new or substantially improved
floodproofed structures:
(a) The applicant shall verify
and record the actual elevation
(in relation to mean sea level);
and
(b) The Administrator shall
maintain the floodproofing certifi-
cations required in RMC
4-8-120D6, Flood Hazard Data;
and
(c) Flood elevation certificates
shall be submitted by an appli-
cant to the Development Ser-
vices Division prior to the
building’s finished floor construc-
tion. Finished floor elevation
should be verified by a precon-
struction elevation certificate at
the time of construction of a sub-
stantial structural element of the
finished floor (i.e., foundation
form for the concrete floor). An
as-built elevation certificate will
be provided prior to issuance of
final occupancy, and the certifi-
cates shall be maintained by the
Administrator.
iii. Public Records: The Adminis-
trator shall maintain for public inspec-
tion all records pertaining to the
provisions of the flood hazard regula-
tions (e.g., elevation certificates, no-
tification of alteration/relocation of
watercourses, flood hazard regula-
tion variances).
c. Alteration of Watercourses: The
Administrator shall:
i. Notice Required: Notify abutting
communities and the State of Wash-
ington Department of Ecology prior to
any alteration or relocation of a wa-
tercourse, and submit evidence of
such notification to the Federal Insur-
ance Administration.
ii. Maintenance: Require that
maintenance is provided within the
altered or relocated portion of said
watercourse so that the flood-carry-
ing capacity is not diminished. The
City may require covenants, or other
mechanisms to ensure maintenance.
d. Interpretation of FIRM Bound-
aries: The Administrator shall make in-
terpretations where needed, as to exact
location of the boundaries of the areas of
special flood hazard (for example, where
there appears to be a conflict between a
mapped boundary and actual field condi-
tions). The person contesting the location
of the boundary shall be given a reason-
able opportunity to appeal the interpreta-
4-3-050D
(Revised 3/13)3 - 18.16
tion as provided in RMC 4-8-070G,
Hearing Examiner, and RMC 4-8-110,
Appeals).
e. Record Required: The Administra-
tor shall maintain the records of all appeal
actions and report any variances to the
Federal Insurance Administration upon
request.
4. Review Authority:
a. Review Authority – General: The
Administrator is authorized to make the
following administrative allowances and
determinations:
i. Issue a critical areas permit for
proposals not otherwise requiring a
development permit per subsection
C3 of this Section, Finding of Con-
formance Required.
ii. Issue written letters of exemption
pursuant to subsection C4 of this
Section.
iii. Allow temporary emergency ex-
emptions per subsection C7 of this
Section.
iv. Interpret critical areas regula-
tions per subsection D1b of this Sec-
tion.
v. Approve the use of alternates in
accordance with subsection N1 of
this Section and RMC 4-9-250E.
vi. Waive report content or submit-
tal requirements per subsection F6 of
this Section.
vii. Grant administrative variances
to those specified code sections
listed in RMC 4-9-250B and per sub-
section N of this Section.
viii. Require tests for proof of com-
pliance.
ix. Grant modifications per subsec-
tion N of this Section.
b. Review Authority – Geologic Haz-
ards, Habitat Conservation, Streams
and Lakes, and Wetlands: The Admin-
istrator is authorized to make the follow-
ing administrative allowances and
determinations:
i. Geologic Hazards.
(a) Waive independent review
of geotechnical reports per sub-
section F7 of this Section.
(b) Increase or decrease re-
quired buffer for very high land-
slide hazard areas per
subsection J7b of this Section.
(c) Waive coal mine hazard re-
ports per subsection J8 of this
Section.
(d) Grant a modification for cre-
ated slopes per subsection N2 of
this Section.
ii. Habitat Conservation: Waive
habitat/wildlife assessment reports
per subsection K2 of this Section.
iii. Streams and Lakes:
(a) Waive water body study re-
quirement per subsection L3 of
this Section.
(b) Approve proposals for
buffer width reductions in accor-
dance with the review criteria
stated in subsection L5c of this
Section.
(c) Approve proposals for
buffer width averaging pursuant
to the standards and criteria
stated in subsection L5d of this
Section.
iv. Wetlands:
(a) Waive wetland assessment
requirement per subsection M3b
of this Section.
(b) Determine whether wet-
lands are unregulated per sub-
4-3-050E
3 - 18.17 (Revised 2/15)
sections M1a and M1b of this
Section.
(c) Extend the valid period of a
wetland delineation pursuant to
subsection M4d of this Section.
(d) Approve proposals for buf-
fer width reductions of up to
twenty five percent (25%) in ac-
cordance with the review criteria
stated in subsection M6e of this
Section.
(e) Approve proposals for buf-
fer width averaging pursuant to
the standards and criteria stated
in subsection M6f of this Section.
(f) Authorize other category
level for created or restored wet-
lands per subsection M11c of
this Section.
(g) Waive requirements of this
Section upon determination that
all impacts on wetlands would be
mitigated as part of an approved
area-wide wetlands plan that,
when taken as a whole over an
approved schedule or staging of
plan implementation, will meet or
exceed the requirements of this
section (see subsection M9 of
this Section).
c. Review Authority – Aquifer Pro-
tection Areas: The Administrator is au-
thorized to make the following
administrative allowances and determi-
nations:
i. Issue operating and closure per-
mits.
ii. Determine pipeline requirements
per subsection H6a(iii) and H6b of
this Section.
iii. Determine if Zone 1 require-
ments should apply in Zone 2 of an
APA per subsection D2b, Potential to
Degrade Groundwater – Zone 2, and
C8d(ii), Zone 2.
5. Authority to Approve, Condition, or
Deny – General: Based upon site specific re-
view and analysis, a proposal may be ap-
proved, conditioned, or denied.
6. Relationship to Other Agencies and
Regulations: Compliance with the provi-
sions of this Title does not constitute compli-
ance with other federal, state, and/or other
local agency regulations and permit require-
ments that may be required. The applicant is
responsible for complying with these require-
ments, apart from the process established in
this Title. (Ord. 4851, 8-7-2000; Ord. 5137,
4-25-2005; Ord. 5676, 12-3-2012)
E. NATIVE GROWTH PROTECTION
AREAS AND BUILDING SETBACKS:
1. Performance Standards: The perfor-
mance standards for each critical area are
specified in subsections G to M of this Sec-
tion. The standards are minimum standards.
2. Protection of Critical Areas: Critical ar-
eas and any associated buffers shall be
avoided, and undisturbed, unless alterations
are permitted in accordance with the require-
ments of this Section.
3. Allowed Alterations: Critical areas may
be altered by authorized exempt activities, al-
terations specifically allowed in subsections
H to M of this Section and subject to listed cri-
teria, or through approval of modifications or
variances.
4. Native Growth Protection Areas:
a. Applicability:
i. Required: A native growth pro-
tection area shall be instituted when
required by subsections H to M of
this Section in order to protect a criti-
cal area from any proposed develop-
ment for a non-exempt activity as
follows:
(a) Protected slopes per sub-
section J5e of this Section.
(b) Very high landslide hazard
areas per subsection J7c of this
Section.
4-3-050E
(Revised 2/15)3 - 18.18
(c) Class 2 to 4 streams or
lakes and their associated buf-
fers per subsection L7 of this
Section.
(d) Wetlands and their associ-
ated buffers per subsection M7
of this Section.
ii. Applied with Discretion: Native
growth protection areas may be re-
quired for very high landslide hazard
area buffers, or for critical habitats
and their buffers pursuant to subsec-
tions J7 and K4 of this Section.
iii. Application as Condition of
Approval When Otherwise Not Re-
quired: Where subsections H to M
do not require a native growth protec-
tion area, the proposal may be condi-
tioned to provide for native growth
protection areas. (Ord. 5676,
12-3-2012)
b. Standards:
i. Trees and ground cover shall be
retained in designated native growth
protection areas.
ii. Activities allowed in a native
growth protection areas shall be con-
sistent with applicable critical area
regulations.
iii. The City may require enhance-
ment of native growth protection ar-
eas to improve functions and values,
reduce erosion or landslide potential,
or to meet another identified purpose
of this section or of critical area regu-
lations.
c. Method of Creation: Native growth
protection areas shall be established by
one of the following methods, in order of
preference:
i.Tract and Deed Restriction:
The permit holder shall establish and
record a permanent and irrevocable
notice of sensitive area on the title of
any critical area management tract or
tracts created as a condition of a per-
mit. Such notice of sensitive area
shall prohibit development, alter-
ation, or disturbance within the tract
except for purposes of habitat en-
hancement as part of an enhance-
ment project, which has received
prior written approval from the City
and from any other agency with juris-
diction over such activity. In addition,
the notice of sensitive area shall pre-
vent the sale of such tract to any
party without the City of Renton’s
prior written approval. Each lot owner
of the subdivision shall be granted an
equal and undivided ownership inter-
est in the tract.
ii. Conservation Easement: The
permit holder shall, subject to the
City’s approval, convey to the City or
other public or nonprofit entity speci-
fied by the City, a recorded easement
for the protection of the critical area
and/or its buffer. (Ord. 5745, 1-12-
2015)
d. Marking During Construction: The
location of the outer extent of the critical
area buffer and areas not to be disturbed
pursuant to an approved permit shall be
marked with barriers easily visible in the
field to prevent unnecessary disturbance
by individuals and equipment during the
development or construction of the ap-
proved activity.
e. Fencing: The City shall require per-
manent fencing of the native growth pro-
tection area containing critical area and
buffers when there is a substantial likeli-
hood of human or domesticated animal
intrusion, and such fencing will not ad-
versely impact habitat connectivity.
f. Signage Required: The common
boundary between a native growth pro-
tection area and the abutting land must
be permanently identified. This identifica-
tion shall include permanent wood or
metal signs on treated or metal posts.
Sign locations and size specifications
shall be approved by the City. Suggested
wording is as follows: “Protection of this
natural area is in your care. Alteration or
disturbance is prohibited by law.”
4-3-050F
3 - 18.19 (Revised 2/15)
g. Responsibility for Maintenance:
Responsibility for maintaining the native
growth protection area tract or tracts shall
be held by a homeowners’ association or
other appropriate entity, as approved by
the City. (Ord. 5745, 1-12-2015)
h. Maintenance Covenant and Note
Required: The following note shall ap-
pear on the face of all plats, short plats,
planned unit developments, or other ap-
proved site plans containing separate na-
tive growth protection area tract or tracts,
and shall also be recorded as a covenant
running with the land on the title of record
for all affected lots on the title: “MAINTE-
NANCE RESPONSIBILITY: All owners of
lots created by or benefiting from this City
action, abutting or including a Native
Growth Protection Area tract are respon-
sible for maintenance and protection of
the tract. Maintenance includes ensuring
that no alterations occur within the tract
and that all vegetation remains undis-
turbed, unless the express written autho-
rization of the City has been received.”
(Ord. 5745, 1-12-2015)
5. Discretionary – Building or Develop-
ment Setbacks: A building or activity set-
back from a critical area or buffer may be
required to ensure adequate protection of the
critical area/buffer during construction and
ongoing maintenance of the activity. A re-
quirement for a setback shall be based on the
findings of a critical area report or a peer re-
view required for the activity. (Ord. 5137,
4-25-2005; Ord. 5676, 12-3-2012; Ord. 5745,
1-12-2015)
F. SUBMITTAL REQUIREMENTS AND
FEES:
1. Applicability: When a regulated critical
area or associated buffer is identified, the fol-
lowing procedures apply.
2. Preapplication Consultation: Any per-
son intending to develop properties known or
suspected to have critical areas present is
strongly encouraged to meet with the appro-
priate City department representative during
the earliest possible stages of project plan-
ning before major commitments have been
made to a particular land use and/or project
design. Effort put into a preapplication con-
sultation and planning will help applicants
create projects which will be more quickly and
easily processed due to a better understand-
ing on the part of applicants of regulatory re-
quirements.
3. Plans and Studies Required: When an
application is submitted for any building per-
mit or land use review and/or to obtain ap-
proval of a use, development or construction,
the location of the critical areas and buffers
on the site shall be indicated on the plans
submitted based upon an inventory provided
by a qualified specialist.
4. Submittal Requirements: See chapter
4-8 RMC.
5. Fees: See RMC 4-1-170.
6. Waiver of Submittal or Procedural Re-
quirements: The Department Administrator
may waive any of the requirements of this
subsection if the size and complexity of the
project does not warrant a step in the pro-
ceeding and provided criteria to waive stud-
ies are met in subsections H to M of this
Section.
7. Independent Secondary Review: The
City may require independent review of an
applicant’s report as follows:
a. Aquifer Protection Areas, Flood
Hazards, Habitat Conservation,
Streams and Lakes, Wetlands: When
appropriate due to the type of critical ar-
eas, habitat, or species present, or proj-
ect area conditions, the applicant may be
required to prepare and/or fund analyses
or activities, including, but not limited to:
i. An evaluation by an independent
qualified professional regarding the
applicant’s analysis and the effec-
tiveness of any proposed mitigating
measures or programs, to include
any recommendations as appropri-
ate. This shall be paid at the appli-
cant’s expense, and the
Administrator shall select the third-
party review professional; and/or
ii. A request for consultation with
the Washington Department of Fish
and Wildlife, Washington State De-
4-3-050F
(Revised 2/15)3 - 18.20
partment of Ecology, or the local Na-
tive American Tribe or other
appropriate agency; and/or
iii. Detailed surface and subsurface
hydrologic features both on and
abutting the site. (Ord. 5676,
12-3-2012)
b. Geologic Hazards: Independent
secondary review shall be conducted in
accordance with the following:
i. Required – Sensitive and Pro-
tected Slopes, and Medium, High,
or Very High Landslide Hazards:
All geotechnical reports submitted in
accordance with subsection J2 of
this Section, Special Studies Re-
quired, and chapter 4-8 RMC, Per-
mits – General and Appeals, shall be
independently reviewed by qualified
specialists selected by the City, at the
applicant’s expense. An applicant
may request that independent review
be waived by the Department Admin-
istrator in accordance with subsec-
tion D4b of this Section, Review
Authority – Geologic Hazards, Habi-
tat Conservation, Shorelines,
Streams and Lakes, and Wetlands.
ii. Required for Critical Facilities
in Volcanic, High Erosion, High
Seismic, Medium Coal Mine, or
High Coal Mine Hazards: The City
shall require independent review of a
geotechnical report addressing a crit-
ical facility by qualified specialists se-
lected by the City, at the applicant’s
expense. An applicant may request
that independent review be waived
by the Department Administrator in
accordance with subsection D4b of
this Section, Review Authority –
Geologic Hazards, Habitat Conser-
vation, Shorelines, Streams and
Lakes, and Wetlands.
iii. At City’s Discretion – Volca-
nic, High Erosion, High Seismic,
Medium Coal Mine, or High Coal
Mine Hazards: For any proposal ex-
cept critical facilities, the City may re-
quire independent review of an
applicant’s geotechnical report by
qualified specialists selected by the
City, at the applicant’s expense.
8. Mitigation Plan Required:
a. Criteria: For any mitigation plans re-
quired through the application of subsec-
tions H to M of this Section, the applicant
shall:
i. Demonstrate sufficient scientific
expertise, the supervisory capability,
and the financial resources to carry
out the mitigation project; and
ii. Demonstrate the capability for
monitoring the site and to make cor-
rections during the monitoring period
if the mitigation project fails to meet
projected goals; and
iii. Protect and manage, or provide
for the protection and management,
of the mitigation area to avoid further
development or degradation and to
provide for long-term persistence of
the mitigation area; and
iv. Provide for project monitoring
and allow City inspections; and
v. Avoid mitigation proposals that
would result in additional future miti-
gation or regulatory requirements for
adjacent or abutting properties, un-
less it is a result of a code require-
ment, or no other option is feasible or
practical; and (Ord. 5676, 12-3-2012)
4-3-050H
3 - 18.21 (Revised 3/13)
vi. For on-site or off-site mitigation
proposals, abutting or adjacent prop-
erty owners shall be notified when
wetland creation or restoration,
stream relocation, critical area buffer
increases, flood hazard mitigation,
habitat conservation mitigation, or
geologic hazard mitigation have the
potential to considerably decrease
the development potential of abutting
or adjacent properties. For example,
if a created wetland on a property
would now result in a wetland buffer
intruding onto a neighboring prop-
erty, the neighboring property owner
would be notified. Notification shall
be given as follows:
(a) For applications that are not
subject to notices of application
per chapter 4-8 RMC, notice of
the mitigation proposal shall be
given by posting the site and no-
tifying abutting or adjacent prop-
erty owners with the potential to
be impacted. Written notification
may be made prior to or at the
time of the SEPA determination.
(b) For applications that are
subject to notices of application,
the mitigation proposal shall be
identified in the notice of applica-
tion and mailed to abutting or ad-
jacent property owners with the
potential to be impacted; if the
determination of the mitigation
requirements is not known at the
time of the notice of application,
written notice to abutting or adja-
cent property owners shall be
given instead at the time of the
SEPA determination.
b. Timing of Mitigation Plan – Final
Submittal and Commencement: When
a mitigation plan is required, the propo-
nent shall submit a final mitigation plan
for the approval of the Administrator prior
to the issuance of building or construction
permits for development. The proponent
shall receive written approval of the miti-
gation plan prior to commencement of
any mitigation activity. (Ord. 5137,
4-25-2005)
G. SURETY DEVICES:
1. Required for Mitigation Plans: For any
mitigation plans required as a result of the ap-
plication of these regulations, a surety device
shall be required to ensure performance con-
sistent with RMC 4-1-230. (Ord. 5676,
12-3-2012)
2. Time Period – Wetlands, Streams, and
Lakes: For wetland and/or stream/lake miti-
gation plans, the surety device shall be suffi-
cient to guarantee that structures,
improvements, and mitigation required by
permit condition perform satisfactorily for a
minimum of five (5) years after they have
been completed. (Ord. 5137, 4-25-2005)
H. AQUIFER PROTECTION:
1. Applicability: The aquifer protection
regulations apply to uses, activities, and facil-
ities located within an aquifer protection area
(APA) as classified below.
a. Aquifer Protection Area (APA):
Aquifer protection areas are the portion
of an aquifer within the zone of capture
and recharge area for a well or well field
owned or operated by the City, as de-
picted in subsection Q1 of this Section,
Maps.
b. Aquifer Protection Zones: Zones
of an APA are designated to provide
graduated levels of aquifer protection.
Zone boundaries are determined using
best available science documented in the
City of Renton Wellhead Protection Plan,
an appendix of the City of Renton Water
System Plan, as periodically updated.
The following zones may be designated:
i. Zone 1: The land area situated
between a well or well field owned by
the City and the three hundred sixty
five (365) day groundwater travel
time contour.
ii. Zone 1 Modified: The same
land area described for Zone 1 but
for the purpose of protecting a high-
priority well, wellfield, or spring with-
drawing from an aquifer that is par-
tially protected by overlying geologic
strata. Uses, activities, and facilities
4-3-050H
(Revised 3/13)3 - 18.22
located in this area are regulated as
if located within Zone 1 except as
provided by subsection C6(a)(iii) of
this Section.
iii. Zone 2: The land area situated
between the three hundred sixty five
(365) day groundwater travel time
contour and the boundary of the zone
of potential capture for a well or well
field owned or operated by the City. If
the aquifer supplying water to a well,
well field, or spring is naturally pro-
tected by overlying geologic strata,
the City may choose not to subdivide
an APA into two (2) zones. In such a
case, the entire APA will be desig-
nated as Zone 2.
c. Mapping:
i. Determination of Location
within a Zone of an Aquifer Protec-
tion Area: In determining the loca-
tion of facilities within the zones
defined by subsection Q1 of this Sec-
tion, the following rules shall apply:
(a) Facilities located wholly
within an APA zone shall be gov-
erned by the restrictions applica-
ble to that zone.
(b) Facilities having parts lying
within more than one zone of an
APA shall be governed as fol-
lows: Each part of the facility
shall be reviewed and regulated
by the requirements set forth in
this Section for the zone in which
that part of the facility is actually
located.
(c) Facilities having parts lying
both in and out of an APA shall
be governed as follows:
• That portion which is within
an APA shall be governed by
the applicable restrictions in
this Section; and
• That portion which is not in
an APA shall not be gov-
erned by this Section.
ii. Zone Maps: The locations of
aquifer protection areas (APA) in the
City are depicted by the map in sub-
section Q1 of this Section, Maps.
d. Performance Standards: In addi-
tion to the general standards of subsec-
tion E of this Section, the following
performance standards, subsections H2
to H10, apply to all non-exempt uses, ac-
tivities, and facilities on sites located
within an aquifer protection area per sub-
section H1, Applicability.
e. Authority to Require Hydrogeo-
logic Assessment: The City may re-
quire an applicant to prepare a
hydrogeologic study if the proposal has
the potential to significantly impact
groundwater quantity or quality, and suffi-
cient information is not readily available.
Such a report shall be prepared by a
qualified professional at the applicant’s
expense. Report content requirements
may be specified by the City in accor-
dance with State or Federal guidelines or
tailored to the particular development ap-
plication. Peer review of the applicant’s
report may be required in accordance
with subsection F7 of this Section.
2. Facilities:
a. Removal of Existing Facilities –
Zone 1:
i. The storage, handling, use, treat-
ment or production of hazardous ma-
terials in aggregate quantities
greater than five hundred (500) gal-
lons shall not be allowed within Zone
1 of an APA after October 14, 2002.
The storage, handling, use, treat-
ment or production of tetrachloroeth-
ylene (e.g., dry-cleaning fluid) shall
not be allowed within Zone 1 of an
APA after March 31, 1999.
ii. Once a facility in Zone 1 is
closed, relocated, or the use of haz-
ardous materials is terminated, rein-
statement of the use of hazardous
materials on the site in quantities
greater than that allowed for new fa-
cilities locating in Zone 1 as de-
scribed in subsection C8d(i) of this
4-3-050H
3 - 18.23 (Revised 6/05)
Section, Prohibited Activities, Zone
1, shall be prohibited.
iii. Closure of a facility or termina-
tion of any or all facility activities shall
be conducted in accordance with the
closure requirements in RMC
4-9-015F, Closure Permit.
b. Existing Facilities Change in
Quantities – Zone 1: In Zone 1 of an
APA, no change in operations at a facility
shall be allowed that increases the ag-
gregate quantity of hazardous materials
stored, handled, treated, used, or pro-
duced with the following exception: The
aggregate quantity of hazardous materi-
als may be increased not to exceed five
hundred (500) gallons.
c. Existing Facilities – Allowances in
Zone 2: The storage, handling, treat-
ment, use or production of hazardous
materials at existing facilities shall be al-
lowed within Zone 2 of an APA upon com-
pliance with the provisions of this
Section.
d. Requirements for Facilities –
Zones 1 and 2: The following conditions
in subsections H2d(i) to (vi) of this Sec-
tion will be required as part of any operat-
ing permit issued for facilities in Zone 1 of
an APA. Conditions in subsections H2d(i)
to (v) of this Section shall apply to facili-
ties in Zone 2 of an APA.
i. Secondary Containment –
Zones 1 and 2:
(a) Materials Stored in Tanks
subject to DOE – Zones 1 and
2: Hazardous materials stored in
tanks that are subject to regula-
tion by the Washington Depart-
ment of Ecology under chapter
173-360 WAC are exempt from
containment requirements in
subsection H2d(i) of this Section,
Secondary Containment – Zones
1 and 2, but are subject to appli-
cable requirements in RMC
4-5-120, Underground Storage
Tank Secondary Containment
Regulations.
(b) Secondary Containment
Devices and Requirements –
Zones 1 and 2: Every owner of a
facility shall provide secondary
containment devices adequate in
size to contain on-site any unau-
thorized release of hazardous
materials from any area where
these substances are either
stored, handled, treated, used,
or produced. Secondary contain-
ment devices shall prevent haz-
ardous materials from contacting
soil, surface water, and ground-
water and shall prevent hazard-
ous materials from entering
storm drains and, except for au-
thorized and permitted dis-
charges, the sanitary sewer.
Design requirements for second-
ary containment devices are as
follows:
(1) The secondary contain-
ment device shall be large
enough to contain the volume of
the primary container in cases
where a single container is used
to store, handle, treat, use, or
produce a hazardous material. In
cases where multiple containers
are used, the secondary contain-
ment device shall be large
enough to contain the volume of
the largest container. Volumes
specified are in addition to the
design flow rate of the automatic
fire extinguishing system, if
present, to which the secondary
containment device is subjected.
The secondary containment de-
vice shall be capable of contain-
ing the fire flow for a period of
twenty (20) minutes or more.
(2) All secondary containment
devices shall be constructed of
materials of sufficient thickness,
density, and composition to pre-
vent structural weakening of the
containment device as a result of
contact with any hazardous ma-
terial. If coatings are used to pro-
vide chemical resistance for
secondary containment devices,
they shall also be resistant to the
4-3-050H
(Revised 6/05)3 - 18.24
expected abrasion and impact
conditions. Secondary contain-
ment devices shall be capable of
containing any unauthorized re-
lease for at least the maximum
anticipated period sufficient to al-
low detection and removal of the
release.
(3) Hazardous materials stored
outdoors and their attendant sec-
ondary containment devices
shall be covered to preclude pre-
cipitation with the exception of
hazardous materials stored in
tanks that have been approved
by and are under permit from the
City of Renton Fire Prevention
Bureau. Secondary containment
for such tanks, if uncovered,
shall be able to accommodate
the volume of precipitation that
could enter the containment de-
vice during a twenty four (24)
hour, twenty five (25) year storm,
in addition to the volume of the
hazardous material stored in the
tank. Storage of hazardous ma-
terials, both indoors and out-
doors, shall, at all times, meet
both the requirements of this
Section and the Uniform Fire
Code.
(4) Secondary containment de-
vices shall include monitoring
procedures or technology capa-
ble of detecting the presence of a
hazardous material within twenty
four (24) hours following a re-
lease. Hazardous materials shall
be removed from the secondary
containment device within twenty
four (24) hours of detection and
shall be legally stored or dis-
posed.
(5) Areas in which there are
floor drains, catchbasins, or
other conveyance piping that
does not discharge into a sec-
ondary containment device that
meets the requirements of this
Chapter shall not be used for
secondary containment of haz-
ardous materials. Closure of ex-
isting piping shall be according to
procedures and designs ap-
proved by the Department.
(6) Primary containers shall be
impervious to the contents
stored therein, properly labeled,
and fitted with a tight cover which
is kept closed except when sub-
stances are being withdrawn or
used.
(7) Hazardous materials stored
outdoors when the facility is left
unsupervised must be inaccessi-
ble to the public. Such tech-
niques as locked storage sheds,
locked fencing, or other tech-
niques may be used if they will
effectively preclude access.
(8) Stored hazardous materials
shall be protected and secured,
as needed, against impact and
earthquake to prevent damage
to the primary container that
would result in release of hazard-
ous materials that would escape
the secondary containment area.
ii. Hazardous Material Monitor-
ing Requirements for Existing Fa-
cilities – Zones 1 and 2:
(a) The owners of all existing
facilities shall implement hazard-
ous materials monitoring.
(b) All hazardous material
monitoring activities shall include
the following:
(1) A written routine monitoring
procedure which includes, when
applicable: the frequency of per-
forming the monitoring method,
the methods and equipment to
be used for performing the moni-
toring, the location(s) from which
the monitoring will be performed,
the name(s) or title(s) of the per-
son(s) responsible for perform-
ing the monitoring and/or
maintaining the equipment, and
the reporting format.
4-3-050H
3 - 18.25 (Revised 3/10)
(2) Written records of all moni-
toring performed shall be main-
tained on-site by the operator for
a period of three (3) years from
the date the monitoring was per-
formed. The Department may re-
quire the submittal of the
monitoring records or a summary
at a frequency that the Depart-
ment may establish. The written
records of all monitoring per-
formed in the past three (3) years
shall be shown to the Depart-
ment upon demand during any
site inspection. Monitoring
records shall include but not be
limited to:
• The date and time of all mon-
itoring or sampling;
• Monitoring equipment cali-
bration and maintenance
records;
• The results of any visual ob-
servations;
• The results of all sample
analysis performed in the
laboratory or in the field, in-
cluding laboratory data
sheets;
• The logs of all readings of
gauges or other monitoring
equipment, groundwater ele-
vations or other test results;
and
• The results of inventory
readings and reconciliations.
(3) Visual monitoring must be
implemented unless it is deter-
mined by the Department to be
infeasible to visually monitor.
(c) On every day of operation,
a responsible person designated
by the permittee shall check for
breakage or leakage of any con-
tainer holding hazardous materi-
als. Electronic sensing devices
approved by the Department
may be employed as part of the
inspection process; provided,
that the system is checked daily
for malfunctions.
iii. Emergency Collection De-
vices – Zones 1 and 2: Vacuum suc-
tion devices, absorbent scavenger
materials, or other devices approved
by the Department shall be present
on site (or available within an hour by
contract with a cleanup company ap-
proved by the Department), in suffi-
cient quantity to control and collect
the total quantity of hazardous mate-
rials plus absorbent material. The
presence of such emergency collec-
tion devices and/or cleanup contract
are the responsibility and at the ex-
pense of the owner and shall be doc-
umented in the operating permit.
iv. Inspection of Containment
and Emergency Equipment –
Zones 1 and 2: Owners shall estab-
lish procedures for monthly in-house
inspection and routine maintenance
of containment and emergency
equipment. Such procedures shall
be in writing, a regular checklist and
schedule of maintenance activity
shall be established, and a log shall
be kept of inspections and mainte-
nance activities. Such logs and
records shall be made available at all
reasonable times to the Department
for examination.
v. Employee Training – Zones 1
and 2: Operators shall schedule
training for all new employees upon
hiring and once per year thereafter to
explain the conditions of the operat-
ing permit such as emergency re-
sponse procedures, proper
hazardous waste disposal, monitor-
ing and reporting requirements,
record keeping requirements, and
the types and quantities of hazard-
ous materials on site. These training
sessions will be documented and re-
corded and the names of those in at-
tendance will be recorded. These
records shall be made available at all
reasonable times to the Department
for inspection.
4-3-050H
(Revised 3/10)3 - 18.26
vi. Additional Facility Require-
ments for Zone 1: Owners shall
complete the following:
(a) Site Monitoring: For facili-
ties located in Zone 1 of an APA,
an owner of a facility may, at their
own expense, be required to in-
stitute a program to monitor
groundwater, surface water run-
off, and/or site soils. The Depart-
ment may require that the owner
of a facility install one or more
groundwater monitoring wells in
a manner approved by the De-
partment in order to accommo-
date the required groundwater
monitoring. Criteria used to de-
termine the need for site monitor-
ing shall include, but not be
limited to, the proximity of the fa-
cility to the City’s production or
monitoring wells, the type and
quantity of hazardous materials
on site, and whether or not the
hazardous materials are stored
in underground vessels.
Every owner required to monitor
groundwater, surface water run-
off, and/or soils shall perform
such monitoring semi-annually
and obtain independent analyti-
cal results of the presence and
concentration of those chemicals
requiring monitoring (including
breakdown and transformation
products) as identified by the De-
partment in the operating permit.
The analytical results shall be
obtained through the use of De-
partment of Ecology-approved
methods for water and/or soils.
The results shall be filed within
ten (10) days with the Depart-
ment.
If a facility is required to perform
site monitoring pursuant to sub-
section H2d(vi) of this Section,
Additional Facility Requirements
for Zone 1, Site Monitoring, then
a site monitoring plan will be re-
quired. This plan must indicate
procedures to be followed to as-
sess groundwater, surface water
runoff, and/or soil for concentra-
tions of those chemicals requir-
ing monitoring as identified by
the Department in the operating
permit. If a groundwater monitor-
ing program is in effect per the
requirements of 40 CFR 264 or
265, and this program includes
all of the chemicals identified in
the operating permit, then it shall
be incorporated into the site
monitoring plan which shall also
include provisions to address the
groundwater monitoring require-
ments of subsection H2d(vi) of
this Section, Additional Facility
Requirements for Zone 1, Site
Monitoring, and RMC
4-9-015G3, Unauthorized Re-
leases, Monitoring Results.
(b) Site Improvements:
(1) For facilities located in Zone
1 of an APA, the owner may be
required to pave all currently un-
paved areas of their facility that
are subject to any vehicular use
or storage, use, handling, or pro-
duction of hazardous materials.
(2) For those facilities located
in Zone 1 of an APA in which the
nature of the business involves
the use of hazardous materials
outside of fully enclosed struc-
tures, the City shall evaluate the
existing stormwater collection
and conveyance system, and re-
serves the right to require the
owner to upgrade the system to
meet the provisions of RMC
4-6-030E4f, Special Require-
ment 6 – Aquifer Protection Area
(APA).
(3) For those facilities located
in Zone 1 of an APA, the City
may require the owner to test in-
terior wastewater plumbing and
the building side sewer for tight-
ness according to subsection
H6a(ii) of this Section, Pipeline
Requirements – Zone 1, and re-
serves the right to require that
such wastewater conveyance be
4-3-050H
3 - 19 (Revised 3/10)
repaired or replaced according to
subsection H6a(i) of this Section,
Pipeline Requirements – Zone 1.
(Ord. 5526, 2-1-2010)
(c) Capital Cost Reimburse-
ment for Additional Operating
Permit Requirements: The City
shall pay fifty percent (50%) of
documented capital costs up to
twenty five thousand dollars
($25,000.00) for required instal-
lation and construction of moni-
toring wells, site paving,
wastewater conveyance, and
stormwater improvements as re-
quired in subsections H2d(vi)(a)
and (b) of this Section, Site Mon-
itoring and Site Improvements.
Payment by the City shall be
made according to adopted ad-
ministrative rules.
3. Use of Pesticides and Nitrates – APA
Zones 1 and 2:
a. Use of Pesticides: The application
of hazardous materials such as pesti-
cides shall be allowed in an APA, except
within one hundred feet (100') of a well or
two hundred feet (200') of a spring; pro-
vided, that:
i. The application is in strict confor-
mity with the use requirements as set
forth by the EPA and as indicated on
the containers in which the sub-
stances are sold.
ii. Persons who are required to
keep pesticide application records by
RCW 17.21.100.1 and WAC 16-228-
190 shall provide a copy of the re-
quired records to the Department
within seventy two (72) hours of the
application.
b. Nitrate-Containing Materials: The
application of fertilizers containing ni-
trates shall be allowed in an APA except
within one hundred feet (100') of a well or
two hundred feet (200') of a spring; pro-
vided, that:
i. No application of nitrate-contain-
ing materials shall exceed one-half
(0.5) pound of nitrogen per one thou-
sand (1,000) square feet per single
application and a total yearly applica-
tion of five (5) pounds of nitrogen per
one thousand (1,000) square feet;
except that an approved slow-re-
lease nitrogen may be applied in
quantities of up to nine-tenths (0.9)
pound of nitrogen per one thousand
(1,000) square feet per single appli-
cation and eight (8) pounds of nitro-
gen per one thousand (1,000) square
feet per year; and
ii. Persons who apply fertilizer con-
taining nitrates to more than one con-
tiguous acre of land located in the
APA either in one or multiple applica-
tion(s) per year shall provide to the
Department within seventy two (72)
hours of any application the following
information:
(a) The name, address, and
telephone number of the person
applying the fertilizer;
(b) The location and land area
of the application;
(c) The date and time of the ap-
plication;
(d) The product name and for-
mulation;
(e) The application rate.
4. Wastewater Disposal Requirements –
Zones 1 and 2: Refer to RMC 4-6-040J, San-
itary Sewer Standards, Additional Require-
ments that Apply within Zones 1 and 2 of an
Aquifer Protection Area.
5. Surface Water Requirements – Zones
1 and 2: Refer to RMC 4-6-030E, Drainage
Plan Requirements and Methods of Analysis
for additional surface water requirements ap-
plicable within Zones 1 and 2 of an Aquifer
Protection Area.
4-3-050H
(Revised 3/10)3 - 20
6. Pipeline Requirements:
a. Pipeline Requirements – Zone 1:
i. All new and existing pipelines in
Zone 1 shall be constructed or re-
paired in accordance with material
specifications contained in subsec-
tion S of this Section, Pipeline Mate-
rial. All existing product pipelines in
Zone 1 shall be repaired and main-
tained in accordance with best man-
agement practices and best
available technology.
ii. All new pipelines constructed in
Zone 1 shall be tested for leakage in
conformance with the following provi-
sions prior to being placed into ser-
vice.
(a) Pipeline leakage testing
shall be conducted in accor-
dance with best available tech-
nology, to the satisfaction of the
Department.
(b) Pipeline leakage testing
methods shall be submitted to
the Department for review prior
to testing and shall include a de-
tailed description of the testing
methods and technical assump-
tions; accuracy and precision of
the test; proposed testing dura-
tions, pressures, and lengths of
pipeline to be tested; and scale
drawings of the pipeline(s) to be
tested.
(c) Upon completion of testing,
pipeline leakage testing results
shall be submitted to the Depart-
ment and shall include: record of
testing durations, pressures, and
lengths of pipeline tested; and
weather conditions at the time of
testing.
(d) Routine leakage testing of
new pipelines constructed in
Zone 1 may be required by the
Department.
iii. If the Department has reason to
believe that the operation or pro-
posed operation of an existing pipe-
line in Zone 1 of an APA may
degrade ground water quality, the
Department may require leakage
testing of the existing pipeline in ac-
cordance with subsection H6a(ii) of
this Section; and installation, sam-
pling, and sample analysis of moni-
toring wells. Routine leakage testing
of existing pipelines in Zone 1 may
be required by the Department. Crite-
ria for this determination is specified
under subsection D2b(ii) of this Sec-
tion, Potential to Degrade Ground-
water – Zone 2, Criteria.
iv. Should pipeline leakage testing
reveal any leakage at any level then
the Department shall require immedi-
ate repairs to the pipeline to the sat-
isfaction of the Department such that
no infiltration of water into the pipe-
line or exfiltration of substances con-
veyed in the pipeline shall occur. Any
repairs which are made shall be
tested for leakage pursuant to sub-
section H6a(ii) of this Section.
b. Pipeline Requirements – Zone 2: If
the Department has reason to believe
that the operation or proposed operation
of an existing pipeline in Zone 2 of an
APA may degrade groundwater quality,
the Department may require leakage
testing in accordance with subsection
H6a(ii) of this Section; installation, sam-
pling, and sample analysis of groundwa-
ter monitoring wells; repair of the pipeline
to the satisfaction of the Department
such that degradation of groundwater
quality is minimized or eliminated. Crite-
ria for this determination is specified un-
der subsection D2b(ii), Potential to
Degrade Groundwater – Zone 2, Criteria.
7. Construction Activity Standards –
Zones 1 and 2: Refer to RMC 4-4-030C8,
Construction Activity Standards – APA Zones
1 and 2.
8. Fill Material Requirements – Zones 1
and 2: Refer to RMC 4-4-060L4, Fill Material,
regarding quality of fill and fill material source
statement requirements within aquifer protec-
tion areas.
4-3-050I
3 - 20.1 (Revised 3/13)
9. Regulations for Existing Solid Waste
Landfills – Zones 1 and 2:
a. Materials: Earth materials used as
fill or cover at a solid waste landfill shall
meet the requirements of RMC
4-4-060L4, Fill Material.
b. Groundwater Monitoring: The De-
partment shall have the authority to re-
quire an owner of a solid waste landfill to
implement a groundwater monitoring pro-
gram equal to that described by King
County Board of Health Title 10 (King
County Solid Waste Regulations) Section
10.72.020 and a corrective action pro-
gram equal to that described by Section
10.72.030. The Department shall have
the authority ascribed to the health officer
in said regulations. Quarterly reports
shall be provided to the Department de-
tailing groundwater monitoring activity
during the preceding three (3) months.
Reports detailing corrective action re-
quired by the Department shall be sub-
mitted according to a written schedule
approved by the Department.
10. Hazardous Materials – Release Re-
strictions – Zones 1 and 2: Hazardous ma-
terials shall not be spilled, leaked, emitted,
discharged, disposed, or allowed to escape
or leach into the air, into groundwater, surface
water, surface soils or subsurface soils. Ex-
ception: Intentional withdrawals of hazardous
materials for the purpose of legitimate sale,
use, or disposal and discharges permitted
under federal, state, or local law. Any unau-
thorized releases shall be subject to the pro-
cedural requirements of RMC 4-9-015G,
Unauthorized Releases. (Ord. 4851,
8-7-2000; Ord. 4992, 12-9-2002; Ord. 5137,
4-25-2005)
I. FLOOD HAZARDS:
1. Applicability: Flood hazard regulations
shall apply to all areas of special flood haz-
ards within the jurisdiction of the City. In addi-
tion, all other applicable critical area or
Shoreline Master Program regulations shall
apply within flood hazard areas. See RMC
4-3-090E for a description of Shoreline Mas-
ter Program jurisdictional areas.
a. Areas of Special Flood Hazard: Ar-
eas of special flood hazard are defined
as the land in the floodplain subject to
one percent or greater chance of flooding
in any given year. Designation on flood
maps always include the letters A or V.
b. Mapping and Documentation:
i. Basic Map and Documentation
Identifying Hazards: The areas of
special flood hazard are identified by
the Federal Insurance Administration
in a scientific and engineering report
entitled the Flood Insurance Study
for the City of Renton, dated Septem-
ber 29, 1989, and any subsequent
revision, with accompanying flood in-
surance maps which are hereby
adopted by reference and declared
to be a part of this section. The flood
insurance study is on file at the Pub-
lic Works Department. (Ord. 5450,
3-2-2009)
ii. When Federal Insurance
Study is Not Available: When base
flood elevation data has not been
provided in accordance with subsec-
tion I1b(i) of this Section the Depart-
ment Administrator shall obtain,
review, and reasonably utilize any
base flood elevation and floodway
data available from a Federal, State
or other source in order to administer
subsection I3 of this Section, Specific
Standards, and subsection I4 of this
Section, Additional Restrictions
Within Floodways. The best avail-
able information for flood hazard
area identification shall be the basis
for regulation until a new Flood Insur-
ance Rate Map is issued which incor-
porates the data utilized under
subsection D3a(iv) of this Section.
iii. Interpretation of FIRM Bound-
aries: Per subsection D3d of this
Section, the Administrator shall
make interpretations where needed,
as to the exact location of the bound-
aries of the areas of special flood
hazard (for example, where there ap-
pears to be a conflict between a
mapped boundary and actual field
conditions). The best available infor-
4-3-050I
(Revised 3/13)3 - 20.2
mation for flood hazard area identifi-
cation shall be the basis for
regulation. (Ord. 5676, 12-3-2012)
iv. Data to be Used for Existing
and Future Flow Conditions: The
City shall determine the components
of the flood hazard area after obtain-
ing, reviewing and utilizing base
flood elevations and available flood-
plain data for a flood having a one
percent chance of being equaled or
exceeded in any given year, often re-
ferred to as the “one-hundred-year
flood.” The City may require projec-
tions of future flow conditions for pro-
posals in unmapped potential flood
hazard areas. In mapped or un-
mapped flood hazard areas, future
flow conditions shall be considered
for proposed bridge proposals cross-
ing floodways.
c. Performance Standards: In addi-
tion to general standards of subsection E
of this Section, the following regulations,
subsections I2 through I4 of this Section,
apply in all areas of special flood hazard.
2. General Standards: In all areas of spe-
cial flood hazards, the following standards
are required:
a. Anchoring – All New Construc-
tion: All new construction and substantial
improvements shall be anchored to pre-
vent flotation, collapse, or lateral move-
ment of the structure.
b. Anchoring – Manufactured
Homes: All manufactured homes must
likewise be anchored to prevent flotation,
collapse or lateral movement, and shall
be installed using methods and practices
that minimize flood damage. Anchoring
methods may include, but are not limited
to, use of over-the-top or frame ties to
ground anchors (reference FEMA’s Man-
ufactured Home Installation in Flood
Hazard Areas guidebook for additional
techniques).
c. Construction Materials and Meth-
ods:
i. All new construction and substan-
tial improvements shall be con-
structed with materials and utility
equipment resistant to flood damage.
ii. All new construction and sub-
stantial improvements shall be con-
structed using methods and
practices that minimize flood dam-
age.
iii. Electrical, heating, ventilation,
plumbing, and air-conditioning equip-
ment and other service facilities shall
be designed and/or otherwise ele-
vated or located so as to prevent wa-
ter from entering or accumulating
within the components during condi-
tions of flooding.
d. Utilities:
i. Water: All new and replacement
water supply systems shall be de-
signed to minimize or eliminate infil-
tration of flood waters into the
system. The proposed water well
shall be located on high ground that
is not in the floodway (WAC 173-160-
171).
ii. Sewer: New and replacement
sanitary sewage systems shall be
designed to minimize or eliminate in-
filtration of flood waters into the sys-
tems and discharge from the
systems into flood waters.
iii. Waste Disposal: On-site waste
disposal systems shall be located to
avoid impairment to them or contam-
ination from them during flooding.
e. Subdivision Proposals:
i. All subdivision proposals shall be
consistent with the need to minimize
flood damage;
ii. All subdivision proposals shall
have public utilities and facilities
such as sewer, gas, electrical, and
4-3-050I
3 - 20.3 (Revised 6/05)
water systems located and con-
structed to minimize flood damage;
iii. All subdivision proposals shall
have adequate drainage provided to
reduce exposure to flood damage;
and
iv. All subdivision proposals shall
show the flood hazard information
and boundary on the subdivision
drawing including the nature, loca-
tion, dimensions, and elevations of
the subdivided area.
f. Project Review:
i. Building Permits: Where eleva-
tion data is not available either
through the flood insurance study or
from another authoritative source,
i.e., subsection D3a(iv) of this Sec-
tion, applications for building permits
shall be reviewed to assure that pro-
posed construction will be reason-
ably safe from flooding. The test of
reasonableness is a local judgment
and includes use of historical data,
high water marks, photographs of
past flooding, etc., where available.
Failure to elevate at least two feet
(2′) above grade in these zones may
result in higher insurance rates.
ii. Land Use Applications: Where
base flood elevation data has not
been provided or is not available
from another authoritative source, it
shall be generated for subdivision
proposals and other proposed devel-
opments which contain at least fifty
(50) lots or five (5) acres (whichever
is less).
3. Specific Standards: In all areas of spe-
cial flood hazards where base flood elevation
data has been provided as set forth in sub-
section I1b of this Section, Mapping and Doc-
umentation, or subsection D3a(iv) of this
Section, Use of Other Base Flood Data,
where such data provides flood elevations
that exceed the regulatory standards in the
FEMA flood insurance study, the following
provisions are required:
a. Residential Construction:
i. New construction and substantial
improvement of any residential struc-
ture shall have the lowest floor, in-
cluding basement, elevated a
minimum of one foot (1′) above base
flood elevation.
ii. Fully enclosed areas below the
lowest floor that are subject to flood-
ing are prohibited, or shall be de-
signed to automatically equalize
hydrostatic flood forces on exterior
walls by allowing for the entry and
exit of flood waters. Designs for
meeting this requirement must either
be certified by a registered profes-
sional engineer or architect or must
meet or exceed the following mini-
mum criteria:
(a) A minimum of two (2) open-
ings having a total net area of not
less than one square inch for ev-
ery square foot of enclosed area
subject to flooding shall be pro-
vided; and
(b) The bottom of all openings
shall be no higher than one foot
above grade; and
(c) Openings may be equipped
with screens, louvers, or other
coverings or devices; provided,
that they permit the automatic
entry and exit of flood waters.
b. Manufactured Homes:
i. All manufactured homes to be
placed or substantially improved
within Zones A1-A30, AH, and AE on
the community’s Flood Insurance
Rate Map, on sites outside of a man-
ufactured home park or subdivision,
in a new manufactured home park or
subdivision, in an expansion to an
existing manufactured home park or
subdivision, or in an existing manu-
factured home park or subdivision on
which a manufactured home has in-
curred “substantial damage” as the
result of a flood, shall be elevated on
a permanent foundation such that
4-3-050I
(Revised 6/05)3 - 20.4
the lowest floor of the manufactured
home is elevated a minimum of one
foot above the base flood elevation
and be securely anchored to an ade-
quately anchored foundation system
to resist flotation, collapse and lateral
movement.
ii. Manufactured homes to be
placed or substantially improved on
sites in an existing manufactured
home park or subdivision within
Zones A1-30, AH, and AE on the
community’s Flood Insurance Rate
Map that are not subject to the above
manufactured home provisions shall
be elevated so that either the lowest
floor of the manufactured home is el-
evated a minimum of one foot (1′)
above the base flood elevation or the
manufactured home chassis is sup-
ported by reinforced piers or other
foundation elements of at least
equivalent strength that are no less
than thirty six inches (36′′) in height
above grade and be securely an-
chored to an adequately anchored
foundation system to resist flotation,
collapse, and lateral movement.
c. Nonresidential Construction: New
construction of any commercial, indus-
trial or other nonresidential structure shall
have the lowest floor, including base-
ment, elevated a minimum of one foot (1′)
above the level of the base flood eleva-
tion. Substantial improvement of any
commercial, industrial or other nonresi-
dential structure shall have the lowest
floor, including basement, elevated a
minimum of one foot (1′) above the level
of the base flood elevation, or, together
with attendant utility and sanitary facili-
ties, shall:
i. Be floodproofed so that below the
minimum elevation required in sub-
section I3c of this Section the struc-
ture is watertight with walls
substantially impermeable to the
passage of water;
ii. Have structural components ca-
pable of resisting hydrostatic and hy-
drodynamic loads and effects of
buoyancy;
iii. Be certified by a registered pro-
fessional engineer or architect that
the design and methods of construc-
tion are in accordance with accepted
standards of practice for meeting
provisions of this subsection based
on their development and/or review
of the structural design, specifica-
tions and plans. Such certifications
shall be provided to the Department
Administrator;
iv. Nonresidential structures that
are elevated, not floodproofed, must
meet the same standards for space
below the lowest floor as described in
subsection I3a(ii) of this Section;
v. Applicants floodproofing nonresi-
dential buildings shall be notified that
flood insurance premiums will be
based on rates that are one foot (1′)
below the floodproofed level (e.g., a
building floodproofed to the base
flood level will be rated as one foot
(1′) below).
d. Recreational Vehicles: Recre-
ational vehicles placed on sites within
Zones A1-30, AH, and AE on the commu-
nity’s Flood Insurance Rate Map not in-
cluding recreational vehicle storage lots
shall either:
i. Be on the site for fewer than one
hundred eighty (180) consecutive
days;
ii. Be fully licensed and ready for
highway use, on its wheels or jacking
system, is attached to the site only by
quick disconnect type utilities and se-
curity devices, and has no perma-
nently attached additions; or
iii. Meet the requirements of sub-
section I3b of this Section and the el-
evation and anchoring requirements
for manufactured homes.
4. Additional Restrictions within Flood-
ways: Located within areas of special flood
hazard established in subsection I1b of this
Section, Flood Hazards: Mapping and Docu-
mentation, are areas designated as flood-
ways. Since the floodway is an extremely
4-3-050I
3 - 20.5 (Revised 2/15)
hazardous area due to the velocity of flood
waters which carry debris, potential projec-
tiles, and erosion potential, the following pro-
visions apply:
a. Increase in Flood Levels Prohib-
ited: Encroachments, including fill, new
construction, substantial improvements,
and other development are prohibited un-
less certification by a registered profes-
sional engineer demonstrates through
hydrologic and hydraulic analyses per-
formed in accordance with standard engi-
neering practice that:
i. Encroachments shall not result in
any increase in flood levels during
the occurrence of the base flood dis-
charge; and
ii. There are no adverse impacts to
the subject property or abutting or
adjacent properties; and
iii. There are no higher flood eleva-
tions upstream; and
iv. The impact due to floodway en-
croachment shall be analyzed using
future land use condition flows.
b. Residential Construction in
Floodways: Construction or reconstruc-
tion of residential structures is prohibited
within designated floodways, except for:
i. Repairs, reconstruction, or im-
provements to a structure which do
not increase the ground floor area;
and
ii. Repairs, reconstruction or im-
provements to a structure, the cost of
which does not exceed fifty percent
(50%) of the market value of the
structure either: (a) before the repair,
reconstruction, or improvement is
started; or (b) if the structure has
been damaged, and is being re-
stored, before the damage occurred.
Work done on structures to comply
with existing health, sanitary, or
safety codes or to structures identi-
fied as historic places may be ex-
cluded in the fifty percent (50%).
c. Compliance Requirements: If sub-
sections I4a and I4b of this Section are
satisfied, all new construction and sub-
stantial improvements shall comply with
all applicable flood hazard reduction pro-
visions of this Section.
5. Critical Facility: Construction of new
critical facilities shall be, to the extent possi-
ble, located outside the limits of the special
flood hazard area (SFHA) (one hundred
(100) year) floodplain. Construction of new
critical facilities shall be permissible within the
SFHA if no feasible alternative site is avail-
able. Critical facilities constructed within the
SFHA shall have the lowest floor elevated
three feet (3') or more above the level of the
base flood elevation (one hundred (100)
year) at the site. Floodproofing and sealing
measures must be taken to ensure that toxic
substances will not be displaced by or re-
leased into flood waters. Access routes ele-
vated to or above the level of the base flood
elevation shall be provided to all critical facil-
ities to the extent possible.
6. Compensatory Storage:
a. Compensatory Storage Required:
Development proposals and other alter-
ations shall not reduce the effective base
flood storage volume of the floodplain. If
grading or other activity will reduce the
effective storage volume, compensatory
storage shall be created on the site or off
the site if legal arrangements can be
made to assure that the effective com-
pensatory storage volume will be pre-
served over time. Compensatory storage
shall be configured so as not to trap or
strand salmonids after flood waters re-
cede and may be configured to provide
salmonid habitat or high flow refuge
whenever suitable site conditions exist
and the configuration does not adversely
affect bank stability or existing habitat.
b. Additional Requirements –
Springbrook Creek: The higher of the
City hydrologic and hydraulic model re-
sults for the one hundred (100) year fu-
ture land use conveyance and storage
events shall be used by the City to deter-
mine the volume of compensatory stor-
age required for filling within the one
4-3-050J
(Revised 2/15)3 - 20.6
hundred (100) year flood zone of Spring-
brook Creek.
i. An exception to this requirement
shall apply where the Federal Emer-
gency Management Agency (FEMA)
defined one hundred (100) year flood
zone is lower than the City model re-
sults for the one hundred (100) year
future land use conveyance event.
ii. Under the exception, the lower
FEMA floodplain elevation shall be
used. The exception only applies for
the reach of Springbrook Creek be-
tween SW 43rd Street and Oakes-
dale Avenue near SW 41st Street.
c. Determining Finished Floor Eleva-
tions According to FEMA: Although
City model results will apply to compen-
satory storage requirements, the FEMA
one hundred (100) year flood plain eleva-
tions shall be used to establish building
finished floor elevations to comply with
other National Flood Insurance Program
requirements. (Amd. Ord. 4851,
8-7-2000; Ord. 5137, 4-25-2005)
J. GEOLOGICALLY HAZARDOUS
AREAS:
1. Applicability: The geologic hazard regu-
lations apply to all nonexempt activities on
sites containing steep slopes, landslide haz-
ards, erosion hazards, seismic hazards, and/
or coal mine hazards classified below or on
sites within fifty feet (50') of steep slopes,
landslide hazards, erosion hazards, seismic
hazards, and/or coal mine hazards classified
below which are located on abutting or adja-
cent sites.
a. Steep Slopes:
i. Steep Slope Delineation Proce-
dure: The boundaries of a regulated
steep sensitive or protected slope
are determined to be in the location
identified on the City of Renton’s
Steep Slope Atlas. An applicant’s
qualified professional may substitute
boundaries independently derived
from survey data for the City’s con-
sideration in determining the bound-
aries of sensitive or protected steep
slopes. All topographic maps shall
utilize two foot (2') contour intervals
or the standard utilized in the City of
Renton Steep Slope Atlas.
ii. Steep Slope Types:
(a) Sensitive slopes.
(b) Protected slopes.
b. Landslide Hazards:
i. Low Landslide Hazard (LL): Ar-
eas with slopes less than fifteen per-
cent (15%).
ii. Medium Landslide Hazard
(LM): Areas with slopes between fif-
teen percent (15%) and forty percent
(40%) and underlain by soils that
consist largely of sand, gravel or gla-
cial till.
iii. High Landslide Hazards (LH):
Areas with slopes greater than forty
percent (40%), and areas with slopes
between fifteen percent (15%) and
forty percent (40%) and underlain by
soils consisting largely of silt and
clay.
iv. Very High Landslide Hazards
(LV): Areas of known mappable land-
slide deposits.
c. Erosion Hazards:
i. Low Erosion Hazard (EL): Ar-
eas with soils characterized by the
Natural Resource Conservation Ser-
vice (formerly U.S. Soil Conservation
Service) as having slight or moderate
erosion potential, and that slope less
than fifteen percent (15%).
ii. High Erosion Hazard (EH): Ar-
eas with soils characterized by the
Natural Resource Conservation Ser-
vice (formerly U.S. Soil Conservation
Service) as having severe or very se-
vere erosion potential, and that slope
more steeply than fifteen percent
(15%).
4-3-050J
3 - 20.7 (Revised 2/15)
d. Seismic Hazards:
i. Low Seismic Hazard (SL): Ar-
eas underlain by dense soils or bed-
rock. These soils generally have site
coefficients of types S1 or S2, as de-
fined in the International Building
Code.
ii. High Seismic Hazard (SH): Ar-
eas underlain by soft or loose, satu-
rated soils. These soils generally
have site coefficients of types S3 or
S4, as defined in the International
Building Code. (Ord. 5450, 3-2-2009)
e. Coal Mine Hazards:
i. Low Coal Mine Hazards (CL):
Areas with no known mine workings
and no predicted subsidence. While
no mines are known in these areas,
undocumented mining is known to
have occurred.
ii. Medium Coal Mine Hazards
(CM): Areas where mine workings
are deeper than two hundred feet
(200') for steeply dipping seams, or
deeper than fifteen (15) times the
thickness of the seam or workings for
gently dipping seams. These areas
may be affected by subsidence.
iii. High Coal Mine Hazard (CH):
Areas with abandoned and improp-
erly sealed mine openings and areas
underlain by mine workings shal-
lower than two hundred feet (200') in
depth for steeply dipping seams, or
shallower than fifteen (15) times the
thickness of the seam or workings for
gently dipping seams. These areas
may be affected by collapse or other
subsidence.
f. Volcanic Hazards: Volcanic hazard
areas are those areas subject to a poten-
tial for inundation from post lahar sedi-
mentation along the lower Green River
as identified in Plate II, Map D, in the re-
port U.S. Department of the Interior, U.S.
Geological Survey (Revised 1998), Vol-
cano Hazards from Mount Rainier, Wash-
ington. Open-File Report 98-428.
g. Mapping: Maps of steep slopes,
landslide, erosion, seismic, and coal
mine hazards are documented and in-
cluded in subsection Q of this Section,
Maps. The actual presence or absence of
the criteria listed above, as determined
by qualified professionals, shall govern
the treatment of an individual building site
or parcel of land requiring compliance
with these regulations.
h. Performance Standards: In addi-
tion to the general standards of subsec-
tion E of this Section, the following
performance standards, subsections J2
to J9 of this Section, apply to all regulated
geologic hazard areas, unless the sub-
section clearly identifies that the standard
applies only to a specific geologic hazard
category. Multiple performance stan-
dards may apply to a site feature, for ex-
ample steep slope, landslide and erosion
hazards, based upon overlapping classi-
fication systems.
2. Special Studies Required:
a. Whenever a proposed development
requires a development permit and a
geologic hazard is present on the site of
the proposed development or on abutting
or adjacent sites within fifty feet (50') of
the subject site, geotechnical studies by
qualified professionals shall be required.
Specifically, geotechnical studies are re-
quired for developments proposed on
sites with any of the following geologic
hazards:
i. Sensitive and protected slopes;
ii. Medium, high, or very high land-
slide hazards;
iii. High erosion hazards;
iv. High seismic hazards;
v. Medium or high coal mine haz-
ards.
b. The required studies shall demon-
strate the following review criteria can be
met:
4-3-050J
(Revised 2/15)3 - 20.8
i. The proposal will not increase the
threat of the geological hazard to ad-
jacent or abutting properties beyond
pre-development conditions; and
(Ord. 5676, 12-3-2012)
ii. The proposal will not adversely
impact other critical areas; and
iii. The development can be safely
accommodated on the site.
c. A mitigation plan may be required
consistent with subsection F8 of this Sec-
tion. (Ord. 5676, 12-3-2012)
3. Independent Secondary Review: Inde-
pendent secondary review is required consis-
tent with subsection F7 of this Section.
4. Conditions of Approval: Conditions of
approval may modify the proposal, including,
but not limited to, construction techniques,
design, drainage, project size/configuration,
or seasonal constraints on development. Ad-
ditional possible conditions may be listed un-
der the performance standards for each
hazard type. Upon review of geotechnical
studies, the development permit shall be con-
ditioned to mitigate adverse environmental
impacts and to assure that the development
can be safely accommodated on the site and
is consistent with the purposes of this Sec-
tion. A mitigation plan may be required con-
sistent with subsection F8 of this Section.
5. Protected Slopes:
a. Prohibited Development: Develop-
ment is prohibited on protected slopes.
This restriction is not intended to prevent
the subdivision or development of prop-
erty that includes forty percent (40%) or
greater slopes on a portion of the site,
provided there is enough developable
area elsewhere to accommodate building
pads.
b. Exceptions through Modification:
Exceptions to the prohibition may be
granted for:
i. Filling against the toe of a natural
rock wall or rock wall, or protected
slope created through mineral and
natural resource recovery activities
or public or private road installation
or widening and related transporta-
tion improvements, railroad track in-
stallation or improvement, or public
or private utility installation activities
pursuant to subsection N2 of this
Section, Modifications.
ii. Grading to the extent that it elim-
inates all or portions of a mound or to
allow reconfiguration of protected
slopes created through mineral and
natural resource recovery activities
or public or private road installation
or widening and related transporta-
tion improvements, railroad track in-
stallation or improvement, or public
or private utility installation activities,
pursuant to subsection N2 of this
Section, Modifications.
c. Exceptions through Variance: Ex-
ceptions to the prohibition may be
granted pursuant to a variance as stated
in RMC 4-9-250B1 and B6. (Ord. 5749,
1-12-2015)
d. Exceptions through Waiver: Ex-
ceptions to the prohibition may be
granted for installation of public utilities
which are needed to protect slope stabil-
ity, and public road widening where all the
following provisions have been demon-
strated:
i. The utility or road improvement is
consistent with the Renton Compre-
hensive Plan, adopted utility plans,
and the Transportation Improvement
Program where applicable.
ii. Alternative locations have been
determined to be economically or
functionally infeasible.
iii. A geotechnical evaluation indi-
cates that the proposal will not in-
crease the risk of occurrence of a
geologic hazard, and measures are
identified to eliminate or reduce risks.
iv. The plan for the improvement is
based on consideration of the best
available science as described in
WAC 365-195-905; or where there is
an absence of valid scientific infor-
4-3-050J
3 - 20.9 (Revised 2/15)
mation, the steps in RMC 4-9-250F
are followed.
Where the excepted activities above
are allowed, the erosion control mea-
sures in subsection J6 of this Sec-
tion, Sensitive Slopes, Medium, High
and Very High Landslide Hazards,
and High Erosion Hazards, shall also
apply.
e. Native Growth Protection Areas –
Protected Slopes: Unless development
is allowed pursuant to subsections J5a
through J5d of this Section, protected
slopes shall be placed in a native growth
protection area pursuant to subsection
E4 of this Section, or dedicated to a con-
servation organization or land trust, or
similarly preserved through a permanent
protective mechanism acceptable to the
City.
f. Conditions of Approval: Based
upon the results of the geotechnical re-
port and independent review, conditions
of approval for developments on sites
which include steep slopes may include,
but are not limited to, vegetation en-
hancement, slope stabilization, buffer
zones, or other requirements. Mitigation
plans may be required consistent with
subsection F8 of this Section.
g. Coordination with Stream and
Lake Buffers: When a required stream/
lake buffer falls within a protected slope
area, the stream/lake buffer width shall
extend to the boundary of the protected
slope.
6. Sensitive Slopes – Medium, High and
Very High Landslide Hazards – High Ero-
sion Hazards: The following standards apply
to development on sensitive slopes, medium/
high/very high landslide hazard areas, and
high erosion hazard areas:
a. Erosion Control Plans: Develop-
ment applications shall submit erosion
control plans consistent with subsection
J2 of this Section, Special Studies Re-
quired, and chapter 4-8 RMC, Permits
and Appeals.
b. Conditions of Approval: A devel-
opment proposal may be conditioned to
achieve minimal site erosion, including,
but not limited to, timing of construction
and vegetation stabilization, sequencing
or phasing of construction, clearing and
grading limits, and other measures. Miti-
gation plans may be required consistent
with subsection F8 of this Section. (Ord.
5676, 12-3-2012)
c. On-Site Inspections: During con-
struction, weekly on-site inspections shall
be required at the applicant’s expense.
Weekly reports documenting erosion
control measures shall be required.
7. Very High Landslide Hazards:
a. Prohibited Development: Develop-
ment shall not be permitted on land des-
ignated with very high landslide hazards,
except by variance, pursuant to RMC
4-9-250B1. (Ord. 5749, 1-12-2015)
b. Buffer Requirement: A buffer of fifty
feet (50') shall be established from the
top, toe and sides of a very high landslide
hazard area. The Department Adminis-
trator may increase or decrease the re-
quired buffer based upon the results of a
geotechnical report, and any increase or
decrease based upon the results of the
geotechnical study shall be documented
in writing and included with the project
approval.
i. The modified standard shall be
based on consideration of the best
available science as described in
WAC 365-195-905; or where there is
an absence of valid scientific infor-
mation, the steps in RMC 4-9-250F
shall be followed. Notification may be
required pursuant to subsection F8
of this Section.
ii. When a required stream/lake
buffer falls within a very high land-
slide hazard area or buffer, the
stream/lake buffer width shall extend
to the boundary of the very high land-
slide hazard buffer.
4-3-050J
(Revised 2/15)3 - 20.10
c. Native Growth Protection Area
(NGPA) – Very High Landslide Haz-
ards: The landslide hazard area shall be
placed in a native growth protection area
(NGPA) tract pursuant to subsection E4
of this Section, Native Growth Protection
Areas, and designated as a “no improve-
ment area.” The tract may be dedicated
to a conservation organization or land
trust, or similarly preserved through a
permanent protective mechanism ac-
ceptable to the City. Based upon the re-
sults of the geotechnical study, the buffer
may be designated a native growth pro-
tection area and included in the NGPA
tract, or it may be designated as a “no
build” easement, or the area may be des-
ignated, in part, a native growth protec-
tion area and included in the NGPA tract
and, in part, a “no build” easement not in-
cluded within the NGPA tract.
8. Coal Mine Hazards:
a. Medium Hazard – Report Re-
quired: Reports consistent with subsec-
tion J2 of this Section, Special Studies
Required, and chapter 4-8 RMC, Permits
and Appeals, shall be prepared for devel-
opment proposed within medium coal
mine hazard areas and for development
proposed within two hundred feet (200')
of a medium coal mine hazard area. An
applicant may request that the Depart-
ment Administrator waive the report re-
quirement pursuant to subsection D4b of
this Section, Review Authority – Geologic
Hazards, Habitat Conservation, Streams
and Lakes, and Wetlands, where it has
been determined through field documen-
tation that coal mine hazards are not
present.
b. High Hazard – Report Required:
Reports consistent with subsection J2 of
this Section, Special Studies Required,
and chapter 4-8 RMC, Permits and Ap-
peals, shall be prepared for development
proposed within high coal mine hazard
areas and for development proposed
within five hundred feet (500') of a high
coal mine hazard area. An applicant may
request that the Department Administra-
tor waive the report requirement pursuant
to subsection D4b of this Section, Review
Authority – Geologic Hazards, Habitat
Conservation, Streams and Lakes, and
Wetlands, where it has been determined
through field documentation that coal
mine hazards are not present.
c. Conditions of Approval: Based
upon the results of studies prepared, the
City may condition approval of develop-
ment by requiring mitigation. Potential
mitigation may include, but is not limited
to, backfilling and sealing mine entries
and shafts, backfilling existing sinkholes,
removal or regrading or capping coal
mine waste dumps, limiting development
on portions of the site, or other measures
offering equal protection from the hazard.
A mitigation plan may be required consis-
tent with subsection F8 of this Section.
i. Additional Engineering Design
and Remediation Specifications:
After approval of the mitigation ap-
proach proposed as a result of sub-
section J8c of this Section, and prior
to construction, the applicant shall
complete engineering design draw-
ings and specifications for remedia-
tion. Upon approval of the plans and
specifications, the applicant shall
complete the remediation. Hazard
mitigation shall be performed by or
under the direction of a qualified en-
gineer or geologist. The applicant
shall document the hazard mitigation
by submitting as-builts and a remedi-
ation construction report.
d. Hazards Found during Construc-
tion: Any hazards found during any de-
velopment activities shall be immediately
reported to the Development Services Di-
vision. Any coal mine hazards shall be
mitigated prior to recommencing con-
struction based upon supplemental rec-
ommendations or reports by the
applicant’s geotechnical professional.
e. Construction in Areas with Com-
bustion: Construction shall not be per-
mitted where surface or subsurface
investigations indicate the possible pres-
ence of combustion in the underlying
seam or seams, unless the impact is ad-
equately mitigated in accordance with the
recommendations of the applicant’s geo-
technical professional.
4-3-050K
3 - 20.11 (Revised 2/15)
9. Volcanic Hazards: Critical facilities on
sites containing areas susceptible to inunda-
tion due to volcanic hazards shall require an
evacuation and emergency management
plan. The applicant for critical facilities shall
evaluate the risk of inundation or flooding re-
sulting from mudflows originating on Mount
Rainier in a geotechnical report, and identify
any engineering or other mitigation measures
as appropriate. Mitigation plans may be re-
quired consistent with subsection F8 of this
Section. (Amd. Ord. 4835, 8-7-2000; Ord.
4851, 8-7-2000; Ord. 4963, 5-13-2002; Ord.
5137, 4-25-2005; Ord. 5745, 1-12-2015)
K. FISH AND WILDLIFE HABITAT
CONSERVATION AREAS (FWHCAs):
1. Applicability: The habitat conservation
regulations apply to all nonexempt activities
on sites containing or abutting critical habitat
as classified below.
a. Critical Habitat: Critical habitats are
those habitat areas which meet any of the
following criteria:
i. Habitats associated with the doc-
umented presence of non-salmonid
(see subsection L1 of this Section
and RMC 4-3-090, Shoreline Master
Program Regulations, for salmonid
species) species proposed or listed
by the Federal government or State
of Washington as endangered,
threatened, candidate, sensitive,
monitor, or priority; and/or
ii. Category 1 wetlands (refer to
subsection M1 of this Section for
classification criteria).
b. Mapping:
i. Critical habitats are identified by
lists, categories and definitions of
species promulgated by the Wash-
ington State Department of Fish and
Wildlife (Non-game Data System
Special Animal Species) as identified
in WAC 232-12-011; in the Priority
Habitat and Species Program of the
Washington State Department of
Fish and Wildlife; or by rules and reg-
ulations adopted currently or hereaf-
ter by the U.S. Fish and Wildlife
Service.
ii. Referenced inventories and
maps are to be used as guides to the
general location and extent of critical
habitat. Critical habitat which is iden-
tified in subsection K1a of this Sec-
tion, but not shown on the referenced
inventories and maps, are presumed
to exist in the City and are also pro-
tected under all the provisions of this
Section.
iii. The actual presence or absence
of the criteria listed above, as deter-
mined by qualified professionals,
shall govern the treatment of an indi-
vidual building site or parcel of land
requiring compliance with these reg-
ulations.
c. Performance Standards: In addi-
tion to the general standards of subsec-
tion E of this Section, the following
performance standards, subsections K2
to K5 of this Section, apply to all non-ex-
empt activities on sites containing critical
habitat areas per subsection K1a of this
Section.
2. Habitat Assessment Required: Based
upon subsection K1 of this Section, Applica-
bility, the City shall require a habitat/wildlife
assessment for activities that are located
within or abutting a critical habitat, or that are
adjacent to a critical habitat, and have the po-
tential to significantly impact a critical habitat.
The assessment shall determine the extent,
function and value of the critical habitat and
potential for impacts and mitigation consis-
tent with report requirements in RMC
4-8-120D. In cases where a proposal is not
likely to significantly impact the critical habitat
and there is sufficient information to deter-
mine the effects of a proposal, an applicant
may request that this report be waived by the
Department Administrator in accordance with
subsection D4b of this Section.
3. Bald Eagle Habitat: Bald eagle habitat
shall be protected pursuant to the Washing-
ton State Bald Eagle Protection Rules (WAC
232-12-292).
4-3-050L
(Revised 2/15)3 - 20.12
4. Native Growth Protection Areas:
Based on the required habitat assessment,
critical habitat areas and their associated buf-
fers may be required to be designated as na-
tive growth protection areas subject to the
requirements of subsection E4 of this Sec-
tion, Native Growth Protection Areas, or ded-
icated to a conservation organization or land
trust, or similarly preserved through a perma-
nent protective mechanism acceptable to the
City. (Ord. 5676, 12-3-2012; Ord. 5745, 1-12-
2015)
5. Alterations Require Mitigation: If alter-
ations to critical habitat/wildlife habitat or buf-
fers are proposed, mitigation shall be
required by the City. The applicant shall eval-
uate alternative methods of developing the
property using the following criteria in this or-
der:
a. Avoid any disturbances to the
habitat.
b. Minimize any impacts to the hab-
itat.
c. Compensate for any habitat im-
pacts.
6. Mitigation Options: In addition to any
performance standards or mitigation required
by wetland regulations, additional mitigation
may be required based upon the consultant
report submitted by the applicant, and/or peer
review of the applicant’s consultant report by
a qualified professional selected by the City
at the applicant’s expense, and/or by informa-
tion from State or Federal agencies. (Ord.
5676, 12-3-2012)
a. On-Site Mitigation: Mitigation shall
be provided on-site, unless on-site miti-
gation is not scientifically feasible due to
physical features of the property. The
burden of proof shall be on the applicant
to demonstrate that mitigation cannot be
provided on-site.
b. Off-Site Mitigation: When mitiga-
tion cannot be provided on-site, mitiga-
tion shall be provided in the immediate
vicinity of the permitted activity on prop-
erty owned or controlled by the applicant,
and identified as such through a recorded
document such as an easement or cove-
nant, provided such mitigation is benefi-
cial to the habitat area and associated
resources.
c. In-Kind Mitigation: In-kind mitiga-
tion shall be provided except when the
applicant demonstrates and the City con-
curs that greater functional and habitat
value can be achieved through out-of-
kind mitigation. (Ord. 5676, 12-3-2012)
7. Mitigation Plan: Mitigation plans may be
required consistent with subsection F8 of this
Section. (Ord. 5137, 4-25-2005; Ord. 5745,
1-12-2015)
L. FISH AND WILDLIFE HABITAT
CONSERVATION AREAS (FWHCAs) –
STREAMS AND LAKES:
1. Applicability/Lands to Which These
Regulations Apply: These stream and lake
regulations apply to sites containing all or
portions of Class 2 to 4 streams or lakes and/
or their buffers as described below. This sec-
tion does not apply to Class 1 waters which
are regulated by RMC 4-3-090, Shoreline
Master Program Regulations, or to Class 5
waters which are exempt. All other critical
area regulations, including, but not limited to,
flood hazard regulations and wetland regula-
tions, do apply to classified streams where
applicable.
a. Classification System: The follow-
ing classification system is hereby ad-
opted for the purposes of regulating
streams and lakes in the City. Stream and
lake buffer widths are based on the fol-
lowing rating system:
i. Class 1: Class 1 waters are pe-
rennial salmonid-bearing waters
which are classified by the City and
State as Shorelines of the State.
ii. Class 2: Class 2 waters are pe-
rennial or intermittent salmonid-bear-
ing waters which meet one or more of
the following criteria:
(a) Mapped on Figure Q4,
Renton Water Class Map, as
Class 2; and/or
4-3-050L
3 - 20.12a (Revised 2/15)
(b) Historically and/or currently
known to support salmonids, in-
cluding resident trout, at any
stage in the species lifecycle;
and/or
(c) Is a water body (e.g., pond,
lake) between one-half (0.5) acre
and twenty (20) acres in size.
iii. Class 3: Class 3 waters are
non-salmonid-bearing perennial wa-
ters during years of normal rainfall,
and/or mapped on Figure Q4,
(Revised 2/15)3 - 20.12b
This page left intentionally blank.
4-3-050L
3 - 20.13 (Revised 11/09)
Renton Water Class Map, as Class
3.
iv. Class 4: Class 4 waters are
non-salmonid-bearing intermittent
waters during years of normal rain-
fall, and/or mapped on Figure Q4,
Renton Water Class Map, as Class
4.
v. Class 5: Class 5 waters are non-
regulated non-salmonid-bearing wa-
ters which meet one or more of the
following criteria:
(a) Flow within an artificially
constructed channel where no
naturally defined channel had
previously existed; and/or
(b) Are a surficially isolated wa-
ter body less than one-half (0.5)
acre (e.g., pond) not meeting the
criteria for a wetland as defined
in subsection M of this Section.
b. Measurement:
i. Stream/Lake Boundary: The
boundary of a stream or lake shall be
considered to be its ordinary high wa-
ter mark (OHWM). The OHWM shall
be flagged in the field by a qualified
consultant when any study is re-
quired pursuant to subsection L of
this Section.
ii. Buffer: The boundary of a buffer
shall extend beyond the boundaries
of the stream or lake to the width ap-
plicable to the stream/lake class as
noted in Subsection L5 of this Sec-
tion, Stream/Lake Buffer Width Re-
quirements. Where streams enter or
exit pipes, the buffer in this subsec-
tion L1b(ii) shall be measured per-
pendicular to the ordinary high water
mark from the end of the pipe along
the open channel section of the
stream.
Figure 4-3-050L1b(ii). Buffer mea-
surement at pipe opening.
c. Maps and Inventory:
i. Mapped Streams and Lakes:
The approximate location and extent
of Class 2 to 4 water bodies within
the City limits are indicated on a map
in subsection Q of this Section,
Maps. The map is to be used as a
guide to the general location and ex-
tent of streams. Specific locations
and extents will be determined by the
City based upon field review and ap-
plicant-funded studies prepared pur-
suant to subsection L3 of this
Section.
ii. Reclassification: Where there
is a conflict between the Renton Wa-
ter Class Map in Subsection Q and
the criteria in subsection L1a of this
Section, the criteria in subsection
L1a of this Section shall govern. The
reclassification of a water body to a
lower class (i.e., 2 to 3, or 3 to 4, etc.)
requires administrator acceptance of
a supplemental stream or lake study,
followed by a legislative amendment
to the map in subsection Q of this
Section prior to its effect. The reclas-
sification of a water body to a higher
class (i.e., 5 to 4, or 4 to 3, or 3 to 2,
etc.) requires either: administrator
acceptance of a supplemental
stream or lake study, or consultation
with the Washington Department of
Fish and Wildlife, followed by a legis-
lative amendment to the map in Sub-
section Q of this Section prior to its
effect. (Ord. 5468, 7-13-2009)
iii. Unmapped Streams and
Lakes: Streams and lakes which are
90°
4-3-050L
(Revised 11/09)3 - 20.14
defined in subsection L1a of this Sec-
tion, Classification System, but not
shown on the Renton Water Class
Map in subsection Q of this Section,
are presumed to exist in the City and
are regulated by all the provisions of
this Section. If the water body is un-
mapped according to the City of
Renton’s Water Class Map (refer to
subsection Q of this Section), and:
(a) The width of the stream
channel averages less than two
feet (2') at the ordinary high wa-
ter mark; or
(b) The stream channel has an
average gradient of greater than
twenty percent (20%); or
(c) The channel or water body
is upstream of an existing, en-
during, and complete barrier to
salmonid migration, as inter-
preted in subsection L1c(iv) of
this Section, or as shown on the
City of Renton’s Salmonid Migra-
tion Barrier Map, and the chan-
nel or water body contains water
only intermittently upstream of
the barrier during years of nor-
mal rainfall; or
(d) The water body is isolated
from any connected stream and/
or wetland; or
(e) The water body is less than
one-half (0.5) acre in size and
connected to a stream meeting
the criteria noted in subsections
L1c(iii)(a) through (c) of this Sec-
tion;
Then the water body is consid-
ered non-salmonid-bearing and
water class would be assessed
based upon the non-salmonid-
bearing waters criteria in subsec-
tions L1a(iii) through (v) of this
section. However, if none of the
conditions above apply, then the
water body is considered Salmo-
nid-Bearing – Class 2. Classifi-
cation of an unmapped stream or
lake requires the Administrator’s
determination, followed by a leg-
islative amendment to the map
prior to its effect. (Ord. 5468,
7-13-2009)
iv. Salmonid Migration Barriers:
For the purposes of classifying or re-
classifying water bodies, features de-
termined by the Administrator to be
salmonid migration barriers per defi-
nition in RMC 4-11-190 shall be
mapped. The Administrator shall pre-
pare and update the map as appro-
priate and maintain a copy in the
Planning Customer Service Area.
(Ord. 5450, 3-2-2009)
v. Experts or State Agency May
Be Required or Consulted: The
City may require an applicant to re-
tain an expert or to consult the Wash-
ington Department of Fish and
Wildlife to assess salmonid-bearing
status of the channel in question and
prepare a report to the City detailing
the facts and conclusion of their anal-
ysis.
vi. Criteria to Govern: The actual
presence or absence of the stream
and lake criteria listed in this subsec-
tion L, as determined by qualified
professionals, shall govern the treat-
ment of an individual building site or
parcel of land requiring compliance
with these regulations.
2. Applicability – Activities to Which
This Section Applies: This Section applies
to all non-exempt activities on sites contain-
ing Class 2 to 4 streams or lakes and their as-
sociated buffers.
3. Studies Required:
a. When Standard Stream or Lake
Study Is Required: The applicant shall
be required to conduct a standard stream
or lake study per RMC 4-8-120 if a site
contains a water body or buffer area or
the project area is within one hundred
feet (100') of a water body even if the wa-
ter body is not located on the subject
property.
4-3-050L
3 - 20.15 (Revised 3/13)
b. When Supplemental Stream or
Lake Study is Required: The applicant
shall be required to conduct a supple-
mental stream or lake study per RMC
4-8-120 if a site contains a water body or
buffer area and changes to buffer re-
quirements or alterations of the water
body or its associated buffer are pro-
posed, either administratively or via a
variance request.
c. When Stream or Lake Mitigation
Plan is Required: The applicant shall be
required to conduct a stream or lake mit-
igation plan per RMC 4-8-120 if impacts
are identified within a supplemental
stream or lake study. The approval of the
stream or lake mitigation plan by the Ad-
ministrator shall be based on the criteria
located in subsection L3c(ii) of this Sec-
tion.
i. Timing of Mitigation Plan – Fi-
nal Submittal and Commence-
ment: When a stream or lake
mitigation plan is required, the appli-
cant shall submit a final mitigation
plan for the approval of the Adminis-
trator prior to the issuance of building
or construction permits, whichever
comes first. The applicant shall re-
ceive written approval of the final mit-
igation plan prior to commencement
of any mitigation activity.
ii. Criteria for Approval of Stream
or Lake Mitigation Plan for Alter-
ations of Streams and Lakes or
Associated Buffers: In order to ap-
prove a stream or lake mitigation
plan the Administrator shall find that
the plan demonstrates compliance
with the following criteria:
(a) Mitigation Location: Miti-
gation location shall follow the
preferences in subsections
L3c(ii)(a)(1) to (4) of this Section.
Basins and subbasins are indi-
cated in subsection Q of this
Section, Maps:
(1) On-Site Mitigation: On-
site mitigation is required unless
a finding is made that on-site mit-
igation is not feasible or desir-
able; (Ord. 5676, 12-3-2012)
(2) Off-Site Mitigation within
Same Drainage Subbasin as
Subject Site: Off-site mitigation
may be allowed when located
within the same drainage subba-
sin as the subject site and if it
achieves equal or improved eco-
logical functions over mitigation
on the subject site;
(3) Off-Site Mitigation within
Same Drainage Basin within
City Limits: Off-site mitigation
may be allowed when located
within the same drainage basin
within the Renton City limits if it
achieves equal or improved eco-
logical functions within the City
over mitigation within the same
drainage subbasin as the
project;
(4) Off-Site Mitigation within
the Same Drainage Basin Out-
side the City Limits: Off-site
mitigation may be allowed when
located within the same drainage
basin outside the Renton City
limits if it achieves equal or im-
proved ecological functions over
mitigation within the same drain-
age basin within the Renton City
limits and it meets City goals.
(b) Mitigation Type: Types of
mitigation shall follow the prefer-
ences in subsections
L3c(ii)(b)(1) to (4) of this Section:
(1) Daylighting (returning to
open channel) of streams or re-
moval of manmade salmonid mi-
gration barriers;
(2) Removal of impervious sur-
faces in buffer areas and im-
proved biological function of the
buffer;
(3) In-stream or in-lake mitiga-
tion as part of an approved wa-
tershed basin restoration project;
4-3-050L
(Revised 3/13)3 - 20.16
(4) Other mitigation suitable for
site and water body conditions
that meet all other provisions for
a mitigation plan.
In all cases, mitigation shall pro-
vide for equivalent or greater bio-
logical functions per subsection
L3c(ii)(e) of this Section.
(c) Contiguous Corridors:
Mitigation sites shall be located
to preserve or achieve contigu-
ous riparian or wildlife corridors
to minimize the isolating effects
of development on habitat areas,
so long as mitigation of aquatic
habitat is located within the same
aquatic ecosystem as the area
disturbed; and
(d) Non-Indigenous Species:
Wildlife or fish species not indig-
enous to the region shall not be
introduced into a riparian mitiga-
tion area unless authorized by a
State or Federal permit or ap-
proval. Plantings shall be consis-
tent with subsection L6c of this
Section; and
(e) Equivalent or Greater Bio-
logical Functions: The Admin-
istrator shall utilize the report
“City of Renton Best Available
Science Literature Review and
Stream Buffer Recommenda-
tions” by AC Kindig & Company
and Cedarock Consultants,
dated February 27, 2003, unless
superseded with a City-adopted
study, to determine the existing
or potential ecological function of
the stream or lake or riparian
habitat that is being affected. Mit-
igation shall address each func-
tion affected by the alteration.
Mitigation to compensate alter-
ations to stream/lake areas and
associated buffers shall achieve
equivalent or greater biologic
and hydrologic functions and
shall include mitigation for ad-
verse impacts upstream or
downstream of the development
proposal site. No net loss of ri-
parian habitat or water body
function shall be demonstrated;
and
(f) Minimum Mitigation Plan
Performance Standards: See
Subsection F8 of this Section.
(g) Additional Conditions of
Approval: The Administrator
shall condition approvals of ac-
tivities allowed within or abutting
a stream/lake or its buffers, as
necessary to minimize or miti-
gate any potential adverse im-
pacts. Conditions may include,
but are not limited to, the follow-
ing:
(1) Preservation of critically im-
portant vegetation and/or habitat
features such as snags and
downed wood;
(2) Limitation of access to the
habitat area, including fencing to
deter unauthorized access;
(3) Seasonal restriction of con-
struction activities; and
(4) Establishment of a duration
and timetable for periodic review
of mitigation activities.
(h) Based on Best Available
Science: The applicant shall
demonstrate that the mitigation
is based on consideration of the
best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
steps in RMC 4-9-250F are fol-
lowed.
iii. Performance Surety: The Ad-
ministrator shall require a perfor-
mance surety to ensure completion
and success of proposed mitigation,
per subsection G of this Section and
RMC 4-1-230.
iv. Alternative Mitigation: The
mitigation requirements set forth in
this subsection L3 may be modified
4-3-050L
3 - 20.17 (Revised 3/13)
at the Administrator’s discretion if the
applicant demonstrates that im-
proved habitat functions, on a per
function basis, can be obtained in the
affected sub-drainage basin as a re-
sult of alternative mitigation mea-
sures.
d. Studies Waived:
i. Standard Stream or Lake
Study: May only be waived by the
Administrator when the applicant
provides satisfactory evidence that:
(a) A road, building or other
barrier exists between the water
body and the proposed activity,
or
(b) The water body or required
buffer area does not intrude on
the applicant’s lot, and based on
evidence submitted, the pro-
posal will not result in significant
adverse impacts to nearby water
bodies regulated under this Sec-
tion; or
(c) Applicable data and analy-
sis appropriate to the proposed
project exists and an additional
study is not necessary.
ii. Supplemental Stream or Lake
Study: May only be waived by the
Administrator when:
(a) No alterations or changes
to the stream or lake, or its stan-
dard buffer are proposed; or
(b) Applicable data and analy-
sis appropriate to the proposed
project exists and an additional
report is not necessary.
iii. Stream or Lake Mitigation
Plan: May only be waived when no
impacts have been identified through
a supplemental stream or lake study.
e. Period of Validity for Studies As-
sociated with This Section: Studies
submitted and reviewed are valid for five
(5) years from date of study completion
unless the Administrator determines that
conditions have changed significantly.
4. General Standards for Class 2 to 4 Wa-
ters:
a. Disturbance Prohibited: Streams
and lakes and their buffer areas shall be
undisturbed, except where the buffer is to
be enhanced, or where exemptions al-
lowed in subsection C of this Section are
conducted, or where allowed to be al-
tered in accordance with subsections L5,
L7 and L8 of this Section. Where water
body or buffer disturbance has occurred
in accordance with exemption or devel-
opment permit approval during construc-
tion or other activities, revegetation with
native vegetation shall be required.
b. No Net Loss: There shall be no net
loss of riparian area or shoreline ecologi-
cal function resulting from any activity or
land use occurring within the regulated
buffer area.
5. Stream/Lake Buffer Width Require-
ments:
a. Buffers and Setbacks:
i. Minimum Stream/Lake Buffer
Widths: The minimum width of the
required buffers shall be based upon
the water body class.
(a) Class 2: one hundred feet
(100').
(b) Class 3: seventy five feet
(75').
(c) Class 4: thirty five feet
(35').
ii. Piped or Culverted Streams:
(a) Building structures over a
natural stream located in an un-
derground pipe or culvert except
as may be granted by a variance
in RMC 4-9-250 is prohibited.
Transportation or utility cross-
ings or other alterations pursuant
to subsection L8 of this Section
are allowed. Pavement over a
4-3-050L
(Revised 3/13)3 - 20.18
pre-existing piped stream is al-
lowed. Relocation of the piped
stream system around structures
is allowed. If structure locations
are proposed to be changed or
the piped stream is being relo-
cated around buildings, a hydro-
logic and hydraulic analysis of
existing piped stream systems
will be required for any develop-
ment project site that contains a
piped stream to ensure it is sized
to convey the one hundred (100)
year runoff level from the total
upstream tributary area based
on future land use conditions.
(b) No buffers are required
along segments of piped or cul-
verted streams. The City shall re-
quire easements and setbacks
from pipes or culverts consistent
with stormwater requirements in
RMC 4-6-030 and the adopted
drainage manual.
b. Increased Buffer Width:
i. Areas of High Blow-down Po-
tential: Where the stream/lake buffer
is in an area of high blow-down po-
tential as identified by a qualified pro-
fessional, the buffer width may be
expanded an additional fifty feet (50')
on the windward side. Notifications
may be required per subsection F8 of
this Section. (Ord. 5676, 12-3-2012)
ii. Buffers Falling Within Pro-
tected Slope or Very High Land-
slide Area: When the required
stream/lake buffer falls within a pro-
tected slope or very high landslide
hazard area or buffer, the stream/
lake buffer width shall extend to the
boundary of the protected slope or
the very high landslide hazard buffer.
Notifications may be required per
subsection F8 of this Section.
c. Reduction of Buffer Width:
i. Authority: Based upon an appli-
cant’s request, and the acceptance
of a supplemental stream or lake
study, the Administrator may ap-
prove a reduction in the minimum
buffer widths where the applicant can
demonstrate compliance with sub-
sections L5c(iv)(a), (c), (d), (e) and (f)
of this Section and any mitigation re-
quirements as a result of subsection
L3c(ii) of this Section; or compliance
with subsections L5c(iv)(b), (c), (d),
(e), and (f) of this Section and any
mitigation requirements as a result of
subsection L3c(ii) of this Section.
ii. Minimum Buffer Width Permis-
sible by Administrator: An en-
hanced buffer shall not be less than
the widths specified below for re-
duced buffers.
(a) Class 2: seventy five feet
(75').
(b) Class 3: fifty feet (50').
(c) Class 4: twenty five feet
(25').
(d) Sites Separated from
Stream or Lake: As determined
by the Administrator, for develop-
ment proposed on sites sepa-
rated from the stream or lake by
pre-existing, intervening, and
lawfully created structures,
roads, bulkheads/hard structural
stabilization, or other substantial
existing improvements. For the
purposes of this Section, the in-
tervening lots/parcels, roads,
bulkheads/hard structural stabili-
zation, or other substantial im-
provements shall be found to:
(1) Separate the subject up-
land property from the water
body due to their height or width;
and
(2) Substantially prevent or im-
pair delivery of most riparian
functions from the subject upland
property to the water body.
The buffer width established
shall reflect the riparian functions
that can be delivered to the regu-
lated stream.
4-3-050L
3 - 20.19 (Revised 3/13)
Greater buffer width reductions
than listed in subsections
L5c(ii)(a) through (c) of this Sec-
tion require review as a variance
per subsection N3 of this Section
and RMC 4-9-250B. Where a
Class 2 or 3 stream is daylighted,
greater buffer reductions may be
allowed by modification in sub-
section N2 of this Section.
iii. Procedure: Such determination
and evidence shall be included in the
application file. Public notification
shall be given as follows:
(a) For applications that are not
subject to notices of application
per chapter 4-8 RMC, notice of
the buffer determination shall be
given by posting the site and no-
tifying parties of record, if any, in
accordance with chapter 4-8
RMC.
(b) For applications that are
subject to notices of application,
the buffer determination or re-
quest for determination shall be
included with notice of applica-
tion. Upon determination, notifi-
cation of parties of record, if any,
shall be made.
iv. Criteria for Approval of Re-
duced Buffer Width: The following
criteria in subsections L5c(iv)(a) and
(c) through (f), or criteria (iv)(b)
through (f) of this Section shall be
met:
(a) Buffer Condition: Either
subsection (1) and (3) through
(5) shall be met or subsection (2)
through (5) shall be met:
(1) The buffer area land is ex-
tensively vegetated with native
species, including trees and
shrubs, and has less than five
percent (5%) non-native invasive
species cover, and has less than
fifteen percent (15%) slopes; or
(2) The buffer can be en-
hanced with native vegetation
and removal of non-native spe-
cies per criteria in subsection
L5c(iv)(c) of this Section, and
has less than fifteen percent
(15%) slopes; and
(3) The width reduction will not
reduce stream or lake functions,
including those of anadromous
fish or nonfish habitat; and
(4) The width reduction will not
degrade riparian habitat; and
(5) No direct or indirect, short-
term or long-term, adverse im-
pacts to regulated water bodies,
as determined by the City, will re-
sult from a regulated activity. The
City’s determination shall be
based on specific site studies by
recognized experts, pursuant to
subsection F3 of this section and
RMC 4-8-120; or
(b) The proposal includes day-
lighting of a stream, or removal
of legally installed, as deter-
mined by the Administrator,
salmonid passage barriers; and
(c) The project includes a
buffer enhancement plan using
native vegetation and substanti-
ates that the enhanced area will
be equal to or improve the func-
tional attributes of the buffer; or
in the case of existing developed
sites where a natural buffer is not
possible, the proposal includes
on- or off-site riparian/lakeshore
or aquatic enhancement propor-
tionate to its project specific or
cumulative impact on shoreline
ecological functions; and
(d) The proposal will result in,
at minimum, no net loss of
stream/lake/riparian ecological
function; and
(e) The proposal does not re-
sult in increased flood hazard
risk; and
4-3-050L
(Revised 3/13)3 - 20.20
(f) The proposed buffer stan-
dard is based on consideration of
the best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
steps in RMC 4-9-250F are fol-
lowed.
d. Averaging of Buffer Width:
i. Authority: Based upon an appli-
cant’s request, and the acceptance
of a supplemental stream or lake
study, the Administrator may ap-
prove buffer width averaging.
ii. Minimum Averaged Buffer
Widths: In no instance shall the
buffer width be less than:
(a) Class 2: fifty feet (50').
(b) Class 3: thirty seven and
one-half feet (37.5').
(c) Class 4: twenty five feet
(25').
Greater buffer width reductions
than listed in subsections
L5(d)(iii)(a) through (c) of this
Section require review as a vari-
ance per subsection N3 of this
Section and RMC 4-9-250B.
iii. Criteria for Approval: Buffer
width averaging may be allowed by
the Administrator only where the ap-
plicant demonstrates all of the follow-
ing:
(a) The water body and associ-
ated riparian area contains varia-
tions in ecological sensitivity or
there are existing physical im-
provements in or near the water
body and associated riparian
area; and
(b) Buffer width averaging will
result in no net loss of stream/
lake/riparian ecological function;
and
(c) The total area contained
within the buffer after averaging
is no less than that contained
within the required standard
buffer width prior to averaging;
and
(d) The proposed buffer stan-
dard is based on consideration of
the best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
steps in RMC 4-9-250F are fol-
lowed.
iv. Buffer Enhancement May be
Required: Where the buffer width is
reduced by averaging per this sub-
section, buffer enhancement shall be
required where appropriate to site
conditions, habitat sensitivity, and
proposed land development charac-
teristics.
v. Notification: Notification may be
required consistent with subsection
F8 of this Section.
6. Stream or Lake Buffer Use Restric-
tions and Maintenance: Any activity or pro-
posal subject to this subsection L shall
comply with the following standards within re-
quired buffer areas:
a. Preservation of Native Vegetation:
Existing native vegetation shall be pre-
served to the extent possible, preferably
in consolidated areas.
b. Revegetation Required: Where wa-
ter body buffer disturbance has occurred
in accordance with exemption or devel-
opment permit approval or other activi-
ties, revegetation with native vegetation
shall be required.
c. Use of Native Species: When
revegetation is required, approved native
species, or other appropriate species
naturalized to the Puget Sound region
shall be used. A variety of species shall
be used which serve as food or shelter
from climatic extremes and predators,
and as structure and cover for reproduc-
4-3-050L
3 - 20.21 (Revised 2/15)
tion and rearing of young. (Ord. 5676,
12-3-2012)
d. Removal of Noxious Species:
When required as a condition of ap-
proval, noxious or undesirable species of
plants shall be removed or controlled so
as to not compete with native vegetation.
e. Impervious Surface Restrictions:
Where impervious surfaces exist in buffer
areas, such impervious surfaces shall not
be increased or expanded within the buf-
fer area. The extent of impervious sur-
faces within the buffer area may only be
rearranged if the reconfiguration of im-
pervious surfaces and restoration of prior
surfaced areas is part of an enhance-
ment proposal that improves ecological
function of the area protected by the buf-
fer.
7. Criteria for Permit Approval – Class 2
to 4: Permit approval for projects on or near
regulated water bodies shall be granted only
if the approval is consistent with the provi-
sions of this subsection L, and complies with
the following:
a. Creation of Native Growth Protec-
tion Area Tract Required: As a condi-
tion of any approval for any development
permit issued pursuant to this Section,
the property owner shall be required to
create a native growth protection area
tract that includes the stream/lake area
and associated buffers based upon field
investigations performed pursuant to
subsection E4 of this Section, Native
Growth Protection Areas; and (Ord.
5745, 1-12-2015)
b. At least one of the following condi-
tions must apply:
i. A proposed action meets the
standard provisions of this Section
and results in no net loss of regulated
riparian area or shoreline ecological
function in the drainage basin where
the site is located; or
ii. A proposed action meets alterna-
tive administrative standards pursu-
ant to this Section and the proposed
activity results in no net loss of regu-
lated riparian area or shoreline eco-
logical function in the drainage basin
where the site is located; or
iii. A variance process is success-
fully completed and the proposed ac-
tivity results in no net loss of
regulated riparian area or shoreline
ecological function in the drainage
basin where the site is located. (Ord.
5676, 12-3-2012)
8. Alterations Within Streams and Lakes
or Associated Buffers.
a. Transportation Crossings:
i. Criteria for Administrative Ap-
proval of Transportation Cross-
ings in Stream/Lake or Buffer
Areas: Construction of vehicular or
non-vehicular transportation cross-
ings may be permitted in accordance
with an approved supplemental
stream/lake study subject to the fol-
lowing criteria:
(a) The proposed route is de-
termined to have the least impact
on the environment, while meet-
ing City Comprehensive Plan
Transportation Element require-
ments and standards in RMC
4-6-060; and
(b) The crossing minimizes in-
terruption of downstream move-
ment of wood and gravel; and
(c) Transportation facilities in
buffer areas shall not run parallel
to the water body; and
(d) Crossings occur as near to
perpendicular with the water
body as possible; and
(e) Crossings are designed ac-
cording to the Washington De-
partment of Fish and Wildlife
Fish Passage Design at Road
Culverts, 1999, and the National
Marine Fisheries Service Guide-
lines for Salmonid Passage at
Stream Crossings, 2000, as may
be updated, or equivalent manu-
4-3-050L
(Revised 2/15)3 - 20.22
als as determined by the Admin-
istrator; and (Ord. 5676,
12-3-2012)
(f) Seasonal work windows are
determined and made a condi-
tion of approval; and
(g) Mitigation criteria of sub-
section L3c(ii) of this Section are
met.
b. Alterations of Streams and Lakes
or Associated Buffers – Utilities:
i. Criteria for Administrative Ap-
proval of Utilities in Stream/Lake
or Buffer: New utility lines and facili-
ties may be permitted to cross water
bodies in accordance with an ap-
proved supplemental stream/lake
study, if they comply with the follow-
ing criteria:
(a) Fish and wildlife habitat ar-
eas shall be avoided to the max-
imum extent possible; and
(b) The utility is designed con-
sistent with one or more of the
following methods:
(1) Installation shall be accom-
plished by boring beneath the
scour depth and hyporheic zone
of the water body and channel
migration zone; or
(2) The utilities shall cross at
an angle greater than sixty (60)
degrees to the centerline of the
channel in streams or perpendic-
ular to the channel centerline; or
(3) Crossings shall be con-
tained within the footprint of an
existing road or utility crossing;
and
(c) New utility routes shall
avoid paralleling the stream or
following a down-valley course
near the channel; and
(d) The utility installation shall
not increase or decrease the nat-
ural rate of shore migration or
channel migration; and
(e) Seasonal work windows are
determined and made a condi-
tion of approval; and
(f) Mitigation criteria of subsec-
tion L3c(ii) of this Section are
met.
c. Alterations of Streams and Lakes
or Associated Buffers – In-Water
Structures and In-Water Work:
i. Administrative Approval of In-
Water Structures or In-Water
Work: In accordance with an ap-
proved supplemental stream or lake
study, in-water structures or work
may be permitted, subject to the fol-
lowing: In-stream structures, such
as, but not limited to, high flow by-
passes, sediment ponds, in-stream
ponds, retention and detention facili-
ties, tide gates, dams, and weirs,
shall be allowed as part of an ap-
proved watershed basin restoration
project approved by the City of
Renton, and in accordance with miti-
gation criteria of subsection L3c(ii) of
this Section. The applicant will obtain
and comply with State or Federal per-
mits and requirements.
d. Alterations of Streams and Lakes
or Associated Buffers – Dredging.
i. Administrative Approval of
Dredging: Dredging may be permit-
ted only when:
(a) Dredging is necessary for
flood hazard reduction purposes,
if a definite flood hazard would
exist unless dredging were per-
mitted; or
(b) Dredging is necessary to
correct problems of material dis-
tribution and water quality, when
such problems are adversely af-
fecting aquatic life; or
(c) Dredging is associated with
a stream habitat enhancement or
4-3-050L
3 - 20.23 (Revised 2/15)
creation project not otherwise
exempt in subsection C of this
Section; or
(d) Dredging is necessary to
protect public facilities; or
(e) Dredging is required as a
maintenance and operation con-
dition of a federally funded flood
hazard reduction project or a
hazard mitigation project; and
(f) Applicable mitigation criteria
of subsection L3c(ii) of this Sec-
tion are met.
e. Alterations of Streams and Lakes
or Associated Buffers – Stream Relo-
cation:
i. Administrative Approval of
Stream Relocation: Stream reloca-
tion may be allowed when analyzed
in an accepted supplemental stream
or lake assessment, and when the
following criteria and conditions are
met:
(a) Criteria: Stream relocation
may only be permitted if associ-
ated with:
(1) A public flood hazard reduc-
tion/habitat enhancement project
approved by appropriate State
and/or Federal agencies; or
(2) Expansion of public road or
other public facility improve-
ments where no feasible alterna-
tive exists; or
(3) A public or private proposal
restoring a water body and re-
sulting in a net benefit to on- or
off-site habitat and species.
(b) Additional Conditions:
The following conditions also ap-
ply to any stream relocation pro-
posal meeting one or more of the
above criteria:
(1) Buffer widths shall be
based upon the new stream lo-
cation; provided, that the buffer
widths may be reduced or aver-
aged if meeting criteria of sub-
section L5c or L5d of this Section
or subsection L8e(i)(b)(2) of this
Section. Where minimum re-
quired buffer widths are not fea-
sible for stream relocation
proposals that are the result of
activities pursuant to criteria in
subsections L8e(i)(a)(1) and (2)
of this Section, other equivalent
on- or off-site compensation to
achieve no-net-loss of riparian
function is provided;
(2) When Class 4 streams are
proposed for relocation due to
expansions of public roads or
other public facility improve-
ments per subsection
L8e(i)(a)(2) of this Section, the
buffer area between the facility
and the relocated stream shall
not be less than the width prior to
the relocation. The provided buf-
fer between the facility and the
relocated stream shall be en-
hanced or improved to provide
appropriate function given the
class and condition of the
stream; or if there is no buffer
currently, other equivalent on- or
off-site compensation to achieve
no net loss of riparian function is
provided.
(3) Applicable mitigation criteria
of subsection L3c(ii) of this Sec-
tion must be met.
(4) Proper notifications and re-
cords must be made of stream
relocations, per subsection D3b
of this Section, Information to be
Obtained and Maintained, and
subsection D3c of this Section,
Alterations of Watercourses, in
cases where the stream/lake is
subject to flood hazard regula-
tions of this Section, as well as
subsection F8 of this Section if
neighboring properties are im-
pacted.
4-3-050M
(Revised 2/15)3 - 20.24
f. Alterations – Single Family Home –
Existing Legal Lot: If criteria to reduce
or average a buffer cannot be met, con-
struction, reconstruction, additions, and
associated accessory structures of a sin-
gle family home on an existing legal lot
may be allowed to intrude into a buffer
pursuant to a variance as stated in RMC
4-9-250B1.
g. Alterations – Other: Proposed al-
terations of a stream or lake or associ-
ated buffer not addressed by subsections
L8a to L8f of this Section require a vari-
ance pursuant to RMC 4-9-250B in order
to be conducted.
h. When Variance Is Required: If the
proposed alteration applicable to Sub-
sections L8a to L8g of this Section does
not meet the above criteria, it shall re-
quire a variance per subsection N3 of this
Section and RMC 4-9-250B in order to be
conducted.
9. Incentives for Restoration of Streams
Located in an Underground Pipe or Cul-
vert: Daylighting of culverted watercourses
should be encouraged and allowed with the
following incentives:
a. Modified Standards:
i. Residential Zones: Reduced
setbacks, lot width and lot depth
standards of chapter 4-2 RMC may
be approved without requirement of
a variance for lots that abut the day-
lighted watercourse to accommodate
the same number of lots as if the wa-
tercourse were not daylighted. (Ord.
5676, 12-3-2012)
ii. Mixed Use, Commercial, and
Industrial Zones:
(a) Where greater lot coverage
allowances are provided for
structured parking in chapter 4-2
RMC, lot coverage may be in-
creased to the limit allowed for
structured parking if instead a
stream is daylighted. The in-
crease in impervious surface al-
lowed shall be equal to the area
of stream restoration.
(b) Density bonuses may be al-
lowed pursuant to RMC 4-9-065
where specified.
b. Standard buffers may be reduced per
subsection L5c of this Section. If reduced
buffers in subsection L5c of this Section
along with other development standards
of the zone would not allow the same de-
velopment level as without the water-
course daylighting, a modification may be
requested as in subsection N of this Sec-
tion.
c. When designed consistent with the
City’s flood regulations in subsection I6 of
this Section, portions of the daylighted
stream/created buffer may be considered
part of compensatory storage in flood
hazard areas.
d. Stream relocation is permitted sub-
ject to subsection L8 of this Section.
(Ord. 5137, 4-25-2005; Ord. 5745, 1-12-
2015)
M. WETLANDS:
1. Applicability: The wetland regulations
apply to sites containing or abutting wetlands
as described below. Category 3 wetlands,
less than two thousand two hundred (2,200)
square feet in area, are exempt from these
regulations if they meet exemption criteria in
subsection C of this Section.
a. Classification System: The follow-
ing classification system is hereby ad-
opted for the purposes of regulating
wetlands in the City. Wetlands buffer
widths, replacement ratios and avoid-
ance criteria shall be based on the follow-
ing rating system:
i. Category 1: Category 1 wetlands
are wetlands which meet one or
more of the following criteria:
(a) The presence of species
listed by Federal or State govern-
ment as endangered or threat-
ened, or the presence of
4-3-050M
3 - 20.24a (Revised 2/15)
essential habitat for those spe-
cies; and/or
(b) Wetlands having forty per-
cent (40%) to sixty percent
(Revised 2/15)3 - 20.24b
This page left intentionally blank.
4-3-050M
3 - 20.25 (Revised 3/13)
(60%) permanent open water (in
dispersed patches or otherwise)
with two (2) or more vegetation
classes; and/or
(c) Wetlands equal to or
greater than ten (10) acres in
size and having three (3) or more
vegetation classes, one of which
is open water; and/or
(d) The presence of plant asso-
ciations of infrequent occur-
rence; or at the geographic limits
of their occurrence; and/or
ii. Category 2: Category 2 wet-
lands are wetlands which meet one
or more of the following criteria:
(a) Wetlands that are not Cate-
gory 1 or 3 wetlands; and/or
(b) Wetlands that have heron
rookeries or osprey nests, but
are not Category 1 wetlands;
and/or
(c) Wetlands of any size lo-
cated at the headwaters of a wa-
tercourse, i.e., a wetland with a
perennial or seasonal outflow
channel, but with no defined in-
fluent channel, but are not Cate-
gory 1 wetlands; and/or
(d) Wetlands having minimum
existing evidence of human-re-
lated physical alteration such as
diking, ditching or channeliza-
tion; and/or
iii. Category 3: Category 3 wet-
lands are wetlands which meet one
or more of the following criteria:
(a) Wetlands that are severely
disturbed. Severely disturbed
wetlands are wetlands which
meet the following criteria:
(1) Are characterized by hydro-
logic isolation, human-related
hydrologic alterations such as
diking, ditching, channelization
and/or outlet modification; and
(2) Have soils alterations such
as the presence of fill, soil re-
moval and/or compaction of
soils; and
(3) May have altered vegeta-
tion.
(b) Wetlands that are newly
emerging. Newly emerging wet-
lands are:
(1) Wetlands occurring on top
of fill materials; and
(2) Characterized by emergent
vegetation, low plant species
richness and used minimally by
wildlife. These wetlands are gen-
erally found in the areas such as
the Green River Valley and Black
River Drainage Basin.
(c) All other wetlands not clas-
sified as Category 1 or 2 such as
smaller, high quality wetlands.
b. Maps and Inventory:
i. The approximate location and ex-
tent of wetlands in the City is dis-
played in subsection Q of this
Section, Maps. The map is to be
used as a guide to the general loca-
tion and extent of wetlands.
ii. Wetlands which are defined in
subsection M1a of this Section, Clas-
sification System, but not shown on
the Renton Wetlands Map Inventory,
are presumed to exist in the City and
are also protected under all the provi-
sions of this Section.
iii. The actual presence or absence
of the wetland criteria listed above,
as determined by qualified profes-
sionals, shall govern the treatment of
an individual building site or parcel of
land requiring compliance with these
regulations.
c. Delineation of Wetland Edge: For
the purpose of regulation, the wetland
edge should be delineated pursuant to
subsection M4 of this Section.
4-3-050M
(Revised 3/13)3 - 20.26
d. Regulated and Nonregulated Wet-
lands: Refer to subsection M1a and M1e
of this Section for applicability thresholds
for regulatory and nonregulatory wet-
lands.
e. Performance Standards: In addi-
tion to general standards of subsection E
of this Section, the following performance
standards apply to all regulated wet-
lands.
i. Regulated and Nonregulated
Wetlands – General: Wetlands cre-
ated or restored as a part of a mitiga-
tion project are regulated wetlands.
Regulated wetlands do not include
those artificial wetlands intentionally
created from nonwetland sites for
purposes other than wetland mitiga-
tion, including, but not limited to, irri-
gation and drainage ditches, grass-
lined swales, canals, detention facili-
ties, wastewater treatment facilities,
farm pond, and landscape amenities,
or those wetlands created after July
1, 1990, that were unintentionally
created as a result of the construc-
tion of a road, street, or highway. The
Department Administrator shall de-
termine that a wetland is not regu-
lated on the basis of photographs,
statements, and other evidence.
ii. Nonregulated Category 3 Wet-
lands: Based upon an applicant re-
quest, the Department Administrator
may determine that Category 3 wet-
lands are not considered regulated
wetlands, if the applicant demon-
strates the following criteria are met:
(a) The wetland formed on top
of fill legally placed on a prop-
erty; and
(b) The wetland hydrology is
solely provided by the compac-
tion of the soil and fill material;
and
(c) The U.S. Army Corps of En-
gineers has determined that they
will not take jurisdiction over the
wetland.
2. General Standards for Permit Ap-
proval: Permit approval for projects involving
regulated wetlands or wetland buffers shall
be granted only if the approval is consistent
with the provisions of this Section. Addition-
ally, approvals shall only be granted if:
a. A proposed action avoids adverse
impacts to regulated wetlands or their
buffers or takes affirmative and appropri-
ate measures to minimize and compen-
sate for unavoidable impacts; and
b. The proposed activity results in no
net loss of regulated wetland area, value,
or function in the drainage basin where
the wetland is located; or
c. A variance process is successfully
completed to determine conditions for
permitting of activity requested including
measures to reduce impacts as appropri-
ate. (Ord. 5676, 12-3-2012)
3. Study Required:
a. When Study Is Required: Wetland
assessments are required as follows:
i. Wetland Classification: The ap-
plicant shall be required to conduct a
study to determine the classification
of the wetland if the subject property
or project area is within one hundred
feet (100') of a wetland even if the
wetland is not located on the subject
property but it is determined that al-
terations of the subject property are
likely to impact the wetland in ques-
tion or its buffer. If there is a potential
Category 1 or 2 wetland within three
hundred feet (300') of a proposal, the
City may require an applicant to con-
duct a study even if the wetland is not
located on the subject property but it
is determined that alterations of the
subject property are likely to impact
the wetland in question or its buffer.
ii. Wetland Delineation: A wetland
delineation is required for any portion
of a wetland on the subject property
that will be impacted by the permitted
activities.
4-3-050M
3 - 20.27 (Revised 3/13)
b. Study Waived: The wetland as-
sessment shall be waived by the Depart-
ment Administrator when the applicant
provides satisfactory evidence that a
road, building or other barrier exists be-
tween the wetland and the proposed ac-
tivity, or when the buffer area needed or
required will not intrude on the applicant’s
lot, or when applicable data and analysis
appropriate to the project proposed ex-
ists and an additional report is not neces-
sary.
4. Delineation of Regulatory Edge of
Wetlands:
a. Methodology: For the purpose of
regulation, the exact location of the wet-
land edge shall be determined by the
wetlands specialist hired at the expense
of the applicant through the performance
of a field investigation using the proce-
dures provided in the following manual:
Washington State Wetlands Identification
and Delineation Manual, Washington
State Department of Ecology, March
1997, Ecology Publication No. 96-94.
b. Delineations – Open Water: Where
wetlands are contiguous with areas of
open freshwater, streams, or rivers, the
delineation shall be consistent with the
Washington State Wetlands Rating Sys-
tem: Western Washington, Second Edi-
tion, Washington State Department of
Ecology, August 1993, Publication No.
93-74, Appendix 5, or another accepted
Federal or State methodology, subject to
City review.
c. Adjustments to Delineation by
City: Where the applicant has provided a
delineation of the wetland edge, the City
shall review and may render adjustments
to the edge delineation. In the event the
adjusted edge delineation is contested by
the applicant, the City shall, at the appli-
cant’s expense, obtain the services of an
additional qualified wetlands specialist to
review the original study and render a fi-
nal delineation.
d. Period of Validity for Wetland De-
lineation:
i. Within City Limits: A final wet-
land delineation, for properties within
the city limits at the time the delinea-
tion was prepared, is valid for five (5)
years, unless the Administrator de-
termines that conditions have
changed.
ii. Outside City Limits: The period
of validity of wetland delineations for
properties, which were unincorpo-
rated at the time of the delineation,
will be determined by the Administra-
tor. Following a review of a wetland
delineation prepared for an unincor-
porated property, since annexed into
the City, the Administrator may re-
quire adjustments be made to the
study or a new study prepared, per
subsection M4 of this Section, Delin-
eation of Regulatory Edge of Wet-
lands.
5. Determination of Wetland Classifica-
tion: Wetland studies shall determine the ap-
propriate wetland classification according to
subsection M1 of this Section, Wetlands. The
City may accept a dual wetland classification
for a wetland exhibiting a combination of Cat-
egory 1 and 2 features or a combination of
Category 1 and 3 features. The City will not
accept a dual rating for a Category 2 wetland,
such as a combined Category 2 and 3 rating.
Dual ratings for a Category 1 wetland shall be
consistent with the Washington State Wet-
lands Rating System: Western Washington,
Second Edition, Washington State Depart-
ment of Ecology, August 1993, Publication
No. 93-74 or as thereafter amended or up-
dated.
6. Wetland Buffers:
a. Buffers Required:
i. Wetland buffer zones shall be re-
quired of all proposed regulated ac-
tivities abutting regulated wetlands.
ii. Any wetland created, restored,
or enhanced in conjunction with cre-
ation or restoration as compensation
for approved wetland alterations
4-3-050M
(Revised 3/13)3 - 20.28
shall include the standard buffer re-
quired for the class of the wetland be-
ing replaced.
iii. All required wetland buffer
zones shall be retained in their natu-
ral condition. Category 3 wetland
buffers of twenty five feet (25') re-
quire the buffers be fully vegetated
with native species or restored; oth-
erwise increased buffer widths to
protect functions and values may be
required.
iv. Where buffer disturbance has
occurred during construction or other
activities, revegetation with native
vegetation may be required.
b. Measurement of Buffers: All buff-
ers shall be measured from the wetland
boundary as surveyed in the field pursu-
ant to the requirements of subsection
M4a of this Section, Methodology.
c. Standard Buffer Zone Widths:
i. The width of the required wetland
buffer zone shall be determined ac-
cording to the wetland category. The
buffer zone required for all regulated
wetlands is determined by the classi-
fication of the wetland. If standard
buffer widths cannot be met, and
buffer reductions per subsection M6e
of this Section and buffer averaging
per subsection M6f of this Section
cannot be accomplished, a variance
to buffer requirements may be re-
quested per subsection N of this Sec-
tion, Alternates, Modifications and
Variances, and RMC 4-9-250B, Vari-
ance Procedures. If the criteria in
subsection M6d of this Section are
met, standard buffers may be in-
creased.
ii. To protect the buffer functions,
permits shall be conditioned as ap-
propriate to the nature of the devel-
opment. Conditions of approval may
include, but are not limited to, the fol-
lowing:
(a) Fencing pursuant to sub-
section E4e of this Section, plant
materials, and signage pursuant
to subsection E4f of this Section,
to limit pet and human distur-
bance;
(b) Directing lights from build-
ings or parking areas, or noise-
generating activities, away from
the wetland;
(c) Implementing water quality
treatment measures required in
RMC 4-6-030, Drainage (Sur-
face Water) Standards;
(d) Avoidance of buffer distur-
bance and retention of the buffer
in a natural condition consistent
with subsection M6a of this Sec-
tion. (Ord. 5676, 12-3-2012)
d. Increased Wetland Buffer Zone
Width: Each applicant shall document in
required wetland assessments whether
the criteria in subsections M6d(i) through
(iv) of this Section are or are not met and
increased wetland buffers are warranted.
Based on the applicant’s report or third
party review, increased standard buffer
zone widths may be required in unique
cases, i.e., endangered species, very
fragile areas, when a larger buffer is nec-
essary to protect wetlands functions and
values. Such determination shall be at-
tached as a condition of project approval.
Analysis shall be prepared as directed in
subsection M6d(v) of this section, and
notification shall be given pursuant to cri-
teria in subsection M6d(vi) of this Sec-
tion.
i. The wetland is used by species
listed by the Federal or the State gov-
ernment as threatened, endangered
and sensitive species and State-
listed priority species, essential habi-
tat for those species or has unusual
nesting or resting sites such as heron
Wetland Category Standard Buffer
Category 1 100 feet
Category 2 50 feet
Category 3 25 feet
4-3-050M
3 - 20.29 (Revised 3/13)
rookeries or raptor nesting trees or
evidence thereof; or
ii. The subject property, or nearby
lands to which the subject property
drains in route to a wetland, are sus-
ceptible to severe erosion, and ero-
sion control measures will not
effectively prevent adverse wetland
impacts; or
iii. The subject property or nearby
lands to which the subject property
drains in route to a wetland have min-
imal vegetative cover or slopes
greater than fifteen percent (15%)
and conditions cannot be restored to
prevent adverse wetland impacts; or
iv. Wetland-dependent wildlife spe-
cies are observed to be present in
the wetland, and may require larger
buffers based upon the evaluation in
subsection M6d(v) of this Section;
and
v. For proposals meeting any of the
criteria in subsections M6d(i) to (iv) of
this Section, buffers are established
using a site specific evaluation and
documentation of buffer adequacy
based upon The Science of Wetland
Buffers and Its Implications for the
Management of Wetlands, McMillan
2000, Wetlands in Washington State
Volume 2: Guidance for Protecting
and Managing Wetlands, Appendix
8C (Hruby, et al., 2005), or similar ap-
proaches; and
vi. Notification is given consistent
with subsection F8 of this Section.
(Ord. 5676, 12-3-2012)
e. Reduction of Buffer Width: Based
upon an applicant’s request, the Adminis-
trator may approve a reduction in the
standard wetland buffer zone widths on a
case-by-case basis for Class 1 and 2
wetlands where the applicant can dem-
onstrate compliance with subsections
M6e(i) and (iii) or (ii) and (iii) of this Sec-
tion. Such determination and evidence
shall be included in the application file
and public notification shall be given in
accordance with M6e(iv) of this Section.
Conditions may be applied in accordance
with subsection M6e(v) of this Section.
i. The buffer area land is exten-
sively vegetated and has less than
fifteen percent (15%) slopes and no
direct or indirect, short-term or long-
term, adverse impacts to regulated
wetlands, as determined by the City,
will result from a regulated activity.
The City’s determination shall be
based on specific site studies by rec-
ognized experts. The City may re-
quire long-term monitoring of the
project and subsequent corrective
actions if adverse impacts to regu-
lated wetlands are discovered; or
ii. The project includes a buffer en-
hancement plan using native vegeta-
tion and substantiates that the
enhanced buffer will be equal to or
improve the functional attributes of
the buffer. An enhanced buffer shall
not result in greater than a twenty five
percent (25%) reduction in the buffer
width. Greater buffer width reduc-
tions require review as a variance per
subsection N3 of this Section.
iii. The proposal shall rely upon a
site specific evaluation and docu-
mentation of buffer adequacy based
upon The Science of Wetland Buffers
and Its Implications for the Manage-
ment of Wetlands, McMillan 2000, or
similar approaches. The proposed
buffer standard is based on consider-
ation of the best available science as
described in WAC 365-195-905; or
where there is an absence of valid
scientific information, the steps in
RMC 4-9-250F are followed.
iv. Public notification of the buffer
reduction determination shall be
given as follows:
(a) For applications that are not
subject to notices of application
per chapter 4-8 RMC, notice of
the buffer determination shall be
given by posting the site and no-
tifying parties of record, if any, in
accordance with chapter 4-8
RMC.
4-3-050M
(Revised 3/13)3 - 20.30
(b) For applications that are
subject to notices of application,
the buffer determination or re-
quest for determination shall be
included with notice of applica-
tion. Upon determination, notifi-
cation of parties of record, if any,
shall be made.
v. Conditions of approval equiva-
lent or greater than those identified in
subsection M6c(ii) of this Section
shall be applied to ensure that the re-
duced buffer width protects the func-
tions and values of the associated
wetlands. (Ord. 5676, 12-3-2012)
f. Averaging of Buffer Width: Stan-
dard wetland buffer zones may be modi-
fied by averaging buffer widths. Upon
applicant request, wetland buffer width
averaging may be allowed by the Depart-
ment Administrator only where the appli-
cant demonstrates all of the following:
i. That the wetland contains varia-
tions in ecological sensitivity or there
are existing physical improvements
in or near the wetland and buffer; and
ii. That width averaging will not ad-
versely impact the wetland function
and values; and
iii. That the total area contained
within the wetland buffer after aver-
aging is no less than that contained
within the required standard buffer
prior to averaging; and
iv. A site specific evaluation and
documentation of buffer adequacy
based upon The Science of Wetland
Buffers and Its Implications for the
Management of Wetlands, McMillan
2000, or similar approaches have
been conducted. The proposed
buffer standard is based on consider-
ation of the best available science as
described in WAC 365-195-905; or
where there is an absence of valid
scientific information, the steps in
RMC 4-9-250F are followed.
v. In no instance shall the buffer
width be reduced by more than fifty
percent (50%) of the standard buffer
or be less than twenty five feet (25')
wide. Greater buffer width reductions
require review as a variance per sub-
section N3 of this Section and RMC
4-9-250B; and
vi. Buffer enhancement in the ar-
eas where the buffer is reduced shall
be required on a case-by-case basis
where appropriate to site conditions,
wetland sensitivity, and proposed
land development characteristics.
vii. Notification may be required
pursuant to subsection F8 of this
Section.
7. Wetlands – Native Growth Protection
Areas: As a condition of any approval issued
pursuant to this Section for any development
permit, the property owner shall be required
to create a separate native growth protection
area containing the areas determined to be
wetland and/or wetland buffer in field investi-
gations performed pursuant to subsection M4
of this Section, Delineation of Regulatory
Edge of Wetlands, and subsection M5 of this
Section, Determination of Wetland Classifica-
tion. Native growth protection areas shall be
established pursuant to subsection E4 of this
Section.
8. Wetland Changes – Alternative Meth-
ods of Development: If wetland changes
are proposed for a non-exempt activity, the
applicant shall evaluate alternative methods
of developing the property using the following
criteria in this order and provide reasons why
a less intrusive method of development is not
feasible. In determining whether to grant per-
mit approval per subsection M2 of this Sec-
tion, General Standards for Permit Approval,
a determination shall be made as to whether
the feasibility of less intrusive methods of de-
velopment have been adequately evaluated
and that less intrusive methods of develop-
ment are not feasible. (Ord. 5676, 12-3-2012)
a. Avoid any disturbances to the wet-
land or buffer;
b. Minimize any wetland or buffer im-
pacts;
4-3-050M
3 - 20.30a (Revised 3/13)
c. Restore any wetlands or buffer im-
pacted or lost temporarily; and
d. Compensate for any permanent wet-
land or buffer impacts by one of the fol-
lowing methods:
i. Restoring a former wetland and
provide buffers at a site once exhibit-
ing wetland characteristics to com-
pensate for wetlands lost;
ii. Creating new wetlands and buff-
ers for those lost; and
(Revised 3/13)3 - 20.30b
This page left intentionally blank.
4-3-050M
3 - 20.31 (Revised 2/15)
iii. In addition to restoring or creat-
ing a wetland, enhancing an existing
degraded wetland to compensate for
lost functions and values.
9. Requirements for Compensatory Miti-
gation:
a. Goal: The overall goal of any com-
pensatory project shall be no net loss of
wetland function and acreage and to
strive for a net resource gain in wetlands
over present conditions. The concept of
“no net loss” means to create, restore
and/or enhance a wetland so that there is
no reduction to total wetland acreage
and/or function.
b. Plan Requirements: The applicant
shall develop a plan that provides for land
acquisition, construction, maintenance
and monitoring of replacement wetlands
that recreate as nearly as possible the
wetland being replaced in terms of acre-
age, function, geographic location and
setting, and that are equal to or larger
than the original wetlands.
c. Plan Performance Standards:
Compensatory mitigation shall follow an
approved mitigation plan pursuant to
subsections M8 to M10 of this Section
and shall meet the minimum perfor-
mance standards in subsection F8 of this
Section.
d. Acceptable Mitigation – Perma-
nent Wetland Impacts: Any person who
alters regulated wetlands shall restore or
create equivalent areas or greater areas
of wetlands than those altered in order to
compensate for wetland losses. En-
hancement of wetlands may be provided
as mitigation if it is conducted in conjunc-
tion with mitigation proposed to create or
restore a wetland in order to maintain “no
net loss” of wetland acreage. Subsec-
tions M10 through M12 provide further
detail on wetland restoration, creation,
and enhancement.
e. Restoration, Creation, or Com-
bined Enhancement Required – Com-
pensation for Permanent Wetland
Impacts: As a condition of any permit al-
lowing alteration of wetlands and/or wet-
land buffers, or as an enforcement
action, the City shall require that the ap-
plicant engage in the restoration or cre-
ation of wetlands and their buffers (or
funding of these activities) in order to off-
set the impacts resulting from the appli-
cant’s or violator’s actions. Enhancement
in conjunction with restoration or creation
may be allowed in order to offset the im-
pacts resulting from an applicant’s ac-
tions. Enhancement is not allowed as
compensation for a violator’s actions.
f. Compensating for Temporary Wet-
land Impacts: Where wetland distur-
bance has occurred during construction
or other activities, see subsection C5f(ii)
of this Section.
g. Mitigation Bank Agreement – Gla-
cier Park Company: Pursuant to the
Wetland Mitigation Bank Agreement be-
tween the City and the Glacier Park Com-
pany, King County recording number
9206241805, wetland alteration and wet-
land mitigation shall be conducted in ac-
cordance with the agreement.
h. Protection: All mitigation areas
whether on- or off-site shall be desig-
nated as native growth protection areas
within separate tracts and permanently
protected and managed to prevent deg-
radation and to ensure the protection of
critical area functions and values into
perpetuity. Permanent protection shall be
achieved through a notice of sensitive
area on the NGPA tract or other protec-
tive covenant in accordance with this
Section. (Ord. 5745, 1-12-2015)
10. Wetland Compensation – Resto-
ration, Creation, and Enhancement: The
applicant may propose a mitigation approach
that includes restoration or creation solely or
combines restoration or creation with en-
hancement. The City may require one mitiga-
tion approach in favor of another if it is
determined that:
a. There is a greater probability of suc-
cess in ensuring no net loss of wetlands
acreage, functions, and values; and
b. The mitigation approach can be ac-
complished on-site rather than off-site.
4-3-050M
(Revised 2/15)3 - 20.32
11. Wetlands Creation and Restoration:
a. Creation or Restoration Propos-
als: Any applicant proposing to alter wet-
lands may propose to restore wetlands or
create new wetlands, with priority first for
on-site restoration or creation and then
second, within the drainage basin, in or-
der to compensate for wetland losses.
Restoration activities must include restor-
ing lost hydrologic, water quality and bio-
logic functions.
b. Compliance with Goals: Applicants
proposing to restore or create wetlands
shall identify how the restoration or cre-
ation plan conforms to the purposes and
requirements of this Section and estab-
lished regional goals of no net loss of
wetlands.
c. Category: Where feasible, created
or restored wetlands shall be a higher
category than the altered wetland. In no
cases shall they be lower, except as fol-
lows: For impacts to Category 1 shrub-
scrub and emergent wetlands, if it is in-
feasible to create or restore a site to be-
come a Category 1 wetland, the
Administrator may allow for creation/res-
toration of high quality Category 2 wet-
lands at one hundred fifty percent (150%)
of the normally required creation/replace-
ment ratios of Category 1 shrub-scrub or
emergent wetlands, within the basin.
d. Design Criteria: Requirements for
wetland restoration or creation as com-
pensation areas shall be determined ac-
cording to the function, acreage, type and
location of the wetland being replaced.
Compensation requirements should also
consider time factors, the ability of the
project to be self-sustaining and the pro-
jected success based on similar projects.
Wetland functions and values shall be
calculated using the best professional
judgment of a qualified wetland ecologist
using the best available techniques. Mul-
tiple or cooperative compensation proj-
ects may be proposed for one project in
order to best achieve the goal of no net
loss. Restoration or creation must be
within the same drainage basin.
e. Acreage Replacement Ratio: The
ratios listed in subsection M11e(i) of this
Section, Ratios for Wetlands Creation or
Restoration, apply to all Category 1, 2, or
3 wetlands for restoration or creation
which is in-kind, on- or off-site, timed prior
to alteration, and has a high probability of
success. The required ratio must be
based on the wetland category and type
that require replacement. Ratios are de-
termined by the probability of recreating
successfully the wetland and the inability
of guarantees of functionality, longevity,
and duplication of type and/or functions.
i. RATIOS FOR WETLANDS CREATION OR RESTORATION:
Wetland Category Vegetation Type Creation/Restoration Ratio
Category 1
Forested
Scrub-shrub
Emergent
6 times the area altered.
3 times the area altered.
2 times the area altered.
Category 2
Forested
Scrub-shrub
Emergent
3 times the area altered.
2 times the area altered.
1.5 times the area altered.
Category 3
Forested
Scrub-shrub
Emergent
1.5 times the area altered.
1.5 times the area altered.
1.5 times the area altered.
4-3-050M
3 - 20.33 (Revised 3/13)
f. Increased Creation/Restoration/
Replacement Ratios: Ratios may be in-
creased under the following circum-
stances: uncertainty as to the probable
success of the proposed restoration or
creation; significant period of time be-
tween destruction and replication of wet-
land functions; projected losses in
functional value; or off-site compensa-
tion. The requirement for an increased
replacement ratio will be determined
through SEPA review, except in the case
of remedial actions resulting from illegal
alterations where the Administrator or
Environmental Review Committee may
require increased wetland replacement
ratios. (Ord. 5676, 12-3-2012)
g. Decreased Creation/Restoration/
Replacement Ratios:
i. Category 1: Ratios for Category
1 forested and scrub-shrub wetlands
may be decreased to 2.0 times the
area altered, and to 1.5 times the
area altered for emergent wetlands,
provided the applicant has success-
fully replaced the wetland prior to its
filling and has shown that the re-
placement is successfully estab-
lished for five (5) years.
ii. Category 2: Ratios for Category
2 forested and scrub-shrub wetlands
may be decreased to 1.5 times the
area altered provided the applicant
has successfully replaced the wet-
land prior to its filling and has shown
that the replacement is successfully
established for two (2) years. Ratios
for Category 2 emergent wetlands
may be reduced to 1.25 times the
area altered provided the applicant
has successfully replaced the wet-
land prior to its filling and has shown
that the replacement is successfully
established for two (2) years.
iii. Category 3:
(a) Ratios for Category 3 emer-
gent wetlands may be decreased
to 1.0 times the area altered pro-
vided the applicant has success-
fully replaced the wetland prior to
its filling and has shown that the
replacement is successfully es-
tablished for twelve (12) months.
Ratios for Category 3 scrub-
shrub and forested wetlands
may be reduced to 1.25 times
the area altered provided the ap-
plicant has successfully replaced
the wetland prior to its filling and
has shown that the replacement
is successfully established for
two (2) years.
(b) If the applicant can aggre-
gate two (2) or more Category 3
wetlands, each less than ten
thousand (10,000) square feet,
into one wetland, the replace-
ment ratio shall be reduced to
1:1. If the combined wetland
would be rated as a Category 2
wetland as a result of the combi-
nation, the buffer requirement
may be reduced to twenty five
feet (25') minimum provided the
buffer is enhanced. (Ord. 5676,
12-3-2012)
h. Category 3 Replacement Option:
The applicant, at his/her expense, may
select to use accepted Federal or State
methods to establish the functions and
values for the Category 3 wetland being
replaced in lieu of replacement by acre-
age only. A third party review, funded by
the applicant, and hired and managed by
the City, shall review and verify the re-
ports. Dependent upon the results of the
functions and values evaluation, a Cate-
gory 3 wetland may be replaced by as-
suring that all the functions and values
are replaced in another location, within
the same basin.
i. Minimum Restoration/Creation Ra-
tio: Unless allowed by subsection M11g
of this Section, restoration or creation ra-
tios may only be reduced by modification
or variance pursuant to subsection N of
this Section, Alternates, Modifications
and Variances, and RMC 4-9-250B, Vari-
ance Procedures, and RMC 4-9-250D,
Modification Procedures. In order to
maintain no net loss of wetland acreage,
in no case shall the restoration or cre-
ation ratio be less than 1:1. This mini-
4-3-050M
(Revised 3/13)3 - 20.34
mum ratio may not be modified through
the modification or variance process.
12. Wetland Enhancement:
a. Enhancement Proposals – Com-
bined with Restoration and Creation:
Any applicant proposing to alter wetlands
may propose to enhance an existing de-
graded wetland, in conjunction with res-
toration or creation of a wetland in order
to compensate for wetland losses. Wet-
land enhancement shall not be allowed
as compensation if it is not accomplished
in conjunction with a proposal to restore
or create a wetland.
b. Evaluation Criteria: A wetland en-
hancement compensation project may be
approved; provided, that enhancement
for one function will not degrade another
function unless the enhancement would
provide a higher functioning wetland with
greater or multiple environmental bene-
fits. For example, an enhancement may
degrade habitat for one wildlife species
but overall it may result in a wetland that
provides higher function to a wider vari-
ety of wildlife species. Wetland function
assessment shall be conducted in con-
formance with accepted Federal or State
methodologies. (Ord. 5676, 12-3-2012)
c. Wetlands Chosen for Enhance-
ment: An applicant proposing to alter
wetlands may propose to enhance an ex-
isting Category 2 or 3 wetland. Existing
Category 1 wetlands shall not be en-
hanced to compensate for wetland alter-
ation unless the wetland selected for
enhancement is a Category 1 wetland
only by virtue of its acreage and three (3)
vegetation classes, where the existing
vegetation is characterized partly or
wholly by invasive wetland species.
d. Mitigation Ratios: Wetland alter-
ations shall be created, restored and en-
hanced using the formulas in subsection
M12d(i), Ratios for Wetland Restoration
or Creation plus Enhancement. The fol-
lowing is an example of use of the formu-
las below:
If one acre of Category 2, forested wet-
land, were proposed to be removed, the
creation/replacement ratio (subsection
M11e(i) of this Section) requires that
three (3) acres of forested Category 2
wetland be restored or created; if wetland
enhancement were proposed (subsec-
tion M12d(i) of this Section) for the Cate-
gory 2, forested wetland, 1.5 acres of
forested Category 2 wetland would have
to be created/restored and two (2) acres
of forested Category 2 wetland en-
hanced, possibly in a different part of the
same wetland.
i. RATIOS FOR WETLAND RESTORATION OR CREATION PLUS ENHANCEMENT
Wetland Category Vegetation Type Restoration or Creation Ratio Enhancement Ratio
Category 1
Forested
Scrub-shrub
Emergent
3 times the area altered
1.5 times the area altered
1 times the area altered
plus
plus
plus
3.5 times the area altered
2 times the area altered
1.5 times the area altered
Category 2
Forested
Scrub-shrub
Emergent
1.5 times the area altered
1 times the area altered
1 times the area altered
plus
plus
plus
2 times the area altered
1.5 times the area altered
1 times the area altered
Category 3
Forested
Scrub-shrub
Emergent
1 times the area altered
1 times the area altered
1 times the area altered
plus
plus
plus
1 times the area altered
1 times the area altered
1 times the area altered
4-3-050M
3 - 20.35 (Revised 3/13)
e. Ratio Modification and Minimum
Restoration/Creation Ratio:
i. An applicant may propose an in-
creased creation or restoration ratio
and a decreased enhancement ratio
if the total combined ratio is main-
tained overall. Restoration/creation
or enhancement ratios shown in sub-
section M12d of this Section may
only be reduced by modification or
variance pursuant to subsection N3
of this Section, Alternatives, Modifi-
cations and Variances, and RMC
4-9-250B, Variance Procedures, and
RMC 4-9-250D, Modification Proce-
dures. In order to maintain no net
loss of wetland acreage, in no case
shall the restoration or creation ratio
be less than 1:1. This minimum ratio
may not be modified through the vari-
ance process.
ii. Ratios may be increased under
the following circumstances: uncer-
tainty as to the probable success of
the proposed restoration or creation
or enhancement proposal; significant
period of time between destruction
and replication of wetland functions;
projected losses in functional value;
or off-site compensation. The re-
quirement for an increased mitigation
ratio will be determined through
SEPA review, except in the case of
remedial actions resulting from illegal
alterations where the Administrator
or Environmental Review Committee
may require increased mitigation ra-
tios. (Ord. 5676, 12-3-2012)
13. Out-of-Kind Replacement: Out-of-
kind replacement may be approved in place
of in-kind compensation only where the appli-
cant can demonstrate that:
a. The wetland system is already signif-
icantly degraded and out-of-kind replace-
ment will result in a wetland with greater
functional value; or
b. Scientific problems such as exotic
vegetation and changes in watershed hy-
drology make implementation of in-kind
compensation impossible or unaccept-
able; or
c. Out-of-kind replacement will best
meet identified regional goals (e.g., re-
placement of historically diminished wet-
land types). (Ord. 5676, 12-3-2012)
14. Off-Site Compensation:
a. When Permitted: Off-site compen-
sation may be approved in lieu of on-site
compensation only where the applicant
can demonstrate that:
i. The hydrology and ecosystem of
the original wetland and those abut-
ting or adjacent land and/or wetlands
which benefit from the hydrology and
ecosystem will not be substantially
damaged by the on-site loss; and
ii. On-site compensation is not fea-
sible due to problems with hydrology,
soils, or other factors; or
iii. Compensation is not practical
due to potentially adverse impact
from surrounding land uses; or
iv. The proposed wetland functions
at the mitigation site are significantly
greater than the wetland functions
that could be reasonably achieved
with on-site mitigation, and there is
no significant loss of function on-site,
i.e., at the development project site;
or
v. Established regional goals for
flood storage, flood conveyance,
habitat or other wetland functions
have been addressed and strongly
justify location of compensatory
measures at another site. (Ord.
5676, 12-3-2012)
b. Locations: Any off-site compensa-
tion shall follow the preferences in sub-
sections M14b(i) to (iii) of this Section.
Basins and subbasins are indicated in
subsection Q of this Section, Maps:
i. Off-Site Mitigation within Same
Drainage Subbasin as Subject
Site: Off-site mitigation may be al-
lowed when located within the same
drainage subbasin as the subject site
4-3-050M
(Revised 3/13)3 - 20.36
subject to criteria in subsection M14a
of this Section;
ii. Off-Site Mitigation within
Same Drainage Basin within City
Limits: Off-site mitigation may be al-
lowed when located within the same
drainage basin within the Renton
City limits if it achieves equal or im-
proved ecological functions within
the City over mitigation within the
same drainage subbasin as the
project, and shall be subject to crite-
ria in subsection M14a of this Sec-
tion;
iii. Off-Site Mitigation within the
Same Drainage Basin Outside the
City Limits: Off-site mitigation may
be allowed when located within the
same drainage basin outside the
Renton City limits if it achieves equal
or improved ecological functions
over mitigation within the same
drainage basin within the Renton
City limits and it meets City goals,
and shall be subject to criteria in sub-
section M14a of this Section.
c. Siting Recommendations: In se-
lecting compensation sites, the City en-
courages applicants to pursue siting
compensation projects in disturbed sites
which were formerly wetlands, and espe-
cially those areas which would result in a
series of interconnected wetlands.
d. Timing: Compensatory projects
shall be substantially completed and ap-
proved by the City prior to the issuance of
an occupancy permit. Construction of
compensation projects shall be timed to
reduce impacts to existing wildlife and
flora. A surety device may be approved
for completion of construction. (Ord.
5676, 12-3-2012)
15. Cooperative Wetland Compensation:
Mitigation Banks or Special Area Manage-
ment Programs (SAMP):
a. Applicability: The City encourages
and will facilitate and approve coopera-
tive projects wherein a single applicant or
other organization with demonstrated ca-
pability may undertake a compensation
project under the following circum-
stances:
i. Restoration or creation on-site
may not be feasible due to problems
with hydrology, soils, or other factors;
or
ii. Where the cooperative plan is
shown to better meet established re-
gional goals for flood storage, flood
conveyance, habitat or other wetland
functions.
b. Process: Applicants proposing a co-
operative compensation project shall:
i. Submit a permit application;
ii. Demonstrate compliance with all
standards;
iii. Demonstrate that long-term
management will be provided; and
iv. Demonstrate agreement for the
project from all affected property
owners of record.
c. Mitigation Banks: Mitigation banks
are defined as sites which may be used
for restoration, creation and/or mitigation
of wetland alternatives from a different
piece of property than the property to be
altered within the same drainage basin.
The City of Renton maintains a mitigation
bank. A list of City mitigation bank sites is
maintained by the Public Works Depart-
ment. With the approval of the Public
Works Department, non-City-controlled
mitigation banks may be established and
utilized. (Ord. 5450, 3-2-2009)
d. Special Area Management Pro-
grams: Special area management pro-
grams are those wetland programs
agreed upon through an interjurisdic-
tional planning process involving the U.S.
Army Corps of Engineers, the Washing-
ton State Department of Ecology, any af-
fected counties and/or cities, private
property owners and other parties of in-
terest. The outcome of the process is a
regional wetlands permit representing a
plan of action for all wetlands within the
special area.
4-3-050N
3 - 20.37 (Revised 3/13)
e. Compensation Payments to Miti-
gation Bank: If approved, compensation
payments received as part of a mitigation
or creation bank must be received prior to
the issuance of an occupancy permit.
(Ord. 5676, 12-3-2012)
16. Mitigation Plans:
a. Required for Restoration, Cre-
ation and Enhancement Projects: All
wetland restoration, creation, and en-
hancement in conjunction with restora-
tion and creation projects required
pursuant to this Section either as a permit
condition or as the result of an enforce-
ment action shall follow a mitigation plan
prepared by qualified wetland specialists
approved by the City.
b. Timing for Mitigation Plan Submit-
tal and Commencement of any Work:
See subsection F8 of this Section.
c. Content of Mitigation Plan: Unless
the City, in consultation with qualified
wetland specialists, determines, based
on the size and scope of the develop-
ment proposal, the nature of the im-
pacted wetland and the degree of
cumulative impacts on the wetland from
other development proposals, that the
scope and specific requirements of the
mitigation plan may be reduced, the miti-
gation plan shall address all require-
ments in RMC 4-8-120D23, Wetland
Mitigation Plan, and subsection F8 of this
Section.
d. Performance Surety: As a condition
of approval of any mitigation plan, a per-
formance surety shall be required per
RMC 4-1-230 and subsection G of this
Section. (Amd. Ord. 4851, 8-7-2000; Ord.
5137, 4-25-2005; Ord. 5676, 12-3-2012)
N. ALTERNATES, MODIFICATIONS AND
VARIANCES:
1. Alternates:
a. Applicability: See RMC 4-9-250E.
2. Modifications:
a. Applicability: The Department Ad-
ministrator may grant modifications, per
RMC 4-9-250D1, Application Time and
Decision Authority, in the following cir-
cumstances:
i. Aquifer Protection – Modifica-
tions: The Department will consider
modification applications in the fol-
lowing cases:
(a) The request is to find that a
standard is inapplicable to that
activity, facility, or development
permit due to the applicant’s pro-
posed methods or location; or
(b) The request is to modify a
specific standard or regulation
due to practical difficulties; and
(c) The request meets the in-
tent and purpose of the aquifer
protection regulations.
Based upon application of the
above tests in subsection
N2a(i)(a), (b), and (c) of this Sec-
tion, applications which are con-
sidered appropriate for review as
modifications are subject to the
procedures and criteria in RMC
4-9-250D, Modification Proce-
dures. Requests to modify regu-
lations or standards which do not
meet the above tests shall be
processed as variances.
(d) In addition to the criteria of
RMC 4-9-250D, Modification
Procedures, the following criteria
shall apply: The proposed modi-
fication is based on consider-
ation of the best available
science as described in WAC
365-195-905; or where there is
an absence of valid scientific in-
formation, the steps in RMC
4-9-250F are followed.
ii. Geologic Hazards – Modifica-
tions: An applicant may request that
the Administrator grant a modifica-
tion to allow:
4-3-050N
(Revised 3/13)3 - 20.38
(a) Regrading of any slope
which was created through previ-
ous mineral and natural resource
recovery activities or was cre-
ated prior to adoption of applica-
ble mineral and natural resource
recovery regulations or through
public or private road installation
or widening and related transpor-
tation improvements, railroad
track installation or improve-
ment, or public or private utility
installation activities;
(b) Filling against the toe of a
natural rock wall or rock wall cre-
ated through mineral and natural
resource recovery activities or
through public or private road in-
stallation or widening and related
transportation improvements,
railroad track installation or im-
provement or public or private
utility installation activities; and/
or
(c) Grading to the extent that it
eliminates all or portions of a
mound or to allow reconfigura-
tion of protected slopes created
through mineral and natural re-
source recovery activities or pub-
lic or private road installation or
widening and related transporta-
tion improvements, railroad track
installation or improvement, or
public or private utility installation
activities.
The following procedures shall
apply to any of the above activi-
ties:
(1) The applicant shall submit a
geotechnical report describing
any potential impacts of the pro-
posed regrading and any neces-
sary mitigation measures;
(2) All submitted reports shall
be independently reviewed by
qualified specialists selected by
the City at the applicant’s ex-
pense;
(3) The Department Adminis-
trator may grant, condition, or
deny the request based upon the
proposal’s compliance with the
applicable modification criteria of
RMC 4-9-250D; and
(4) Any slope which remains
forty percent (40%) or steeper
following site development shall
be subject to all applicable geo-
logic hazard regulations for
steep slopes and landslide haz-
ards, in this Section.
(5) In addition to the criteria of
RMC 4-9-250D, Modification
Procedures, the following criteria
shall apply: The proposed modi-
fication is based on consider-
ation of the best available
science as described in WAC
365-195-905; or where there is
an absence of valid scientific in-
formation, the steps in RMC
4-9-250F are followed.
iii. Wetlands – Modifications: An
applicant may request that the Ad-
ministrator grant a modification as
follows:
(a) Modifications may be re-
quested for a reduction in cre-
ation/restoration or enhance-
ment ratios for a Category 3 wet-
land; however, the creation/res-
toration ratio shall not be re-
duced below 1:1.
(b) In addition to the criteria of
RMC 4-9-250D, Modification
Procedures, the following criteria
shall apply:
(1) The proposal will result in
no-net loss of wetland or buffer
area and functions.
(2) The proposed modification
is based on consideration of the
best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
4-3-050O
3 - 20.39 (Revised 3/13)
steps in RMC 4-9-250F are fol-
lowed.
iv. Streams – Modifications: An
applicant may request that the Ad-
ministrator grant a modification as
follows:
(a) Modifications may be re-
quested for a reduction in stream
buffers for Class 2 or 3 water-
courses proposed to be day-
lighted, below the stream buffer
reduction levels of subsection
L5c of this Section.
(b) In addition to the criteria of
RMC 4-9-250D, Modification
Procedures, the following criteria
shall apply:
(1) The buffer is lowered only
to the amount necessary to
achieve the same amount of de-
velopment as without the day-
lighting.
(2) The buffer width is no less
than fifty feet (50') on a Class 2
watercourse and twenty five feet
(25') on a Class 3 watercourse.
(3) The proposed modification
is based on consideration of the
best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
steps in RMC 4-9-250F are fol-
lowed.
3. Variances:
a. Aquifer Protection – Variance:
i. Applicability: If an applicant
feels that the strict application of this
Section would deny all reasonable
use of the property or would deny in-
stallation of public transportation or
utility facilities determined by the
public agency proposing these facili-
ties to be in the best interest of the
public health, safety and welfare, the
applicant of a development proposal
may apply for a variance.
ii. Application Submittal: An ap-
plication for a variance shall be filed
with the Development Services Divi-
sion.
iii. Review Authority: A variance
shall be decided by the Administrator
based on the standards set forth in
RMC 4-9-250B, Variance Proce-
dures. (Ord. 5519, 12-14-2009)
b. Flood Hazards – Variances:
i. Applicability: Refer to RMC
4-9-250B.
c. Geologic Hazards, Habitat Con-
servation, Streams and Lakes –
Classes 2 to 4, and Wetlands – Vari-
ance:
i. Applicability: If an applicant
feels that the strict application of this
Section would deny all reasonable
use of the property containing a criti-
cal area or associated buffer, or
would deny installation of public
transportation or utility facilities de-
termined by the agency proposing
these facilities to be in the best inter-
est of the public health, safety and
welfare, the public agency or an ap-
plicant of a development proposal
may apply for a critical areas vari-
ance.
ii. Application Submittal: An ap-
plication for a critical areas variance
shall be filed with the Development
Services Division.
iii. Review Authority: Variances
shall be determined administratively
by the Community and Economic
Development Administrator, as indi-
cated in RMC 4-9-250B. (Amd. Ord.
4851, 8-7-2000; Ord. 5137,
4-25-2005; Ord. 5519, 12-14-2009;
Ord. 5676, 12-3-2012)
O. APPEALS:
1. General: See RMC 4-8-070, Authority
and Responsibilities, and RMC 4-8-110.
4-3-050P
(Revised 3/13)3 - 20.40
2. Record Required – Flood Hazards:
The Administrator shall maintain the records
of all appeal actions and report any variances
to the Federal Insurance Administration upon
request. (Amd. Ord. 4851, 8-7-2000; Ord.
4963, 5-13-2002; Ord. 5137, 4-25-2005; Ord.
5676, 12-3-2012)
P. ASSESSMENT RELIEF – WETLANDS:
1. City Assessments: Such landowner
should also be exempted from all special City
assessments on the controlled wetland to de-
fray the cost of municipal improvements such
as sanitary sewers, storm sewers, water
mains and streets. (Ord. 5000, 1-13-2003;
Ord. 5137, 4-25-2005)
Q. MAPS:
1. Aquifer Protection: See Figure
4-3-050Q1 for reference map.
2. Flood Hazards: see Figure 4-3-050Q2
for reference map.
3. Geologic Hazards:
a. Coal Mine Hazards:
i. Map: See Figure 4-3-050Q3a(i)
for reference map.
ii. Mapping Criteria:
(a) Low Coal Mine Hazards
(CL): Areas not identified as high
or medium hazards. While no
mines are known in these areas,
undocumented mining is known
to have occurred.
(b) Medium Coal Mine Haz-
ards (CM):
(1) Lands overlying coal mines,
but not included in the high haz-
ard category; and
(2) Surrounding lands overly-
ing a wedge between a plane ris-
ing vertically from the mine and a
plane rising from the mine at a
break angle of between twenty
five (25) and forty (40) degrees.
The break angle is measured
from the vertical. The break an-
gle appropriate for the given
seam is determined by the slope
of the seam and the workings.
Approximate mine depths and
seam dip and break angles are
provided in Appendices C and D
of the Summary Report, Critical
and Resource Areas Evaluation,
GeoEngineers, 1991.
(c) High Coal Mine Hazard
(CH): All lands where underlying
coal mines are within two hun-
dred feet (200') below the ground
surface, or fifteen (15) times the
height of the mine workings be-
low the surface, whichever is
less.
b. Erosion Hazards:
i. Map: See Figure 4-3-050Q3b(i)
for reference map.
ii. Mapping Criteria:
(a) Low Erosion Hazard (EL):
All surface soils on slopes less
than fifteen percent (15%).
Mapped areas include all Natural
Resource Conservation Service
(formerly U.S. Soil Conservation
Service) soils designated A, B, or
C.
(b) High Erosion Hazard
(EH): All surface soils on slopes
steeper than fifteen percent
(15%). Mapped areas include all
Natural Resource Conservation
Service (formerly U.S. Soil Con-
servation Service) soils desig-
nated as D, E, or F.
c. Landslide Hazards:
i. Map: See Figure 4-3-050Q3c(i)
for reference map.
4-3-050Q
3 - 20.41 (Revised 6/05)
ii. Mapping Criteria:
(a) Low Landslide Hazard
(LL): Areas with slopes less than
fifteen percent (15%).
(b) Medium Landslide Haz-
ard (LM): Areas with slopes be-
tween fifteen percent (15%) and
forty percent (40%) where the
surface soils are underlain by
permeable geologic units. The
permeable units include:
(1) Fill: af, afm, and m;
(2) Alluvium: Qac, Qaw, Qas,
and Qa;
(3) Vashon recessional and ad-
vance glacial deposits: Qik, Qit,
Qiv, Qpa, Qis, Qys, Qyg, Qvr,
Qsr, and Qos;
(4) Vashon glacial deposits:
Qg, Qgt, Qt, and Qvt.
(c) High Landslide Hazards
(LH): Areas with slopes greater
than forty percent (40%) and ar-
eas with slopes between fifteen
percent (15%) and forty percent
(40%) where the surface soils
are underlain by low permeability
geologic units. The low perme-
ability units include:
(1) Post-glacial lake and peat
silts: Qlp, Qp, Qlm, and Qvl;
(2) Pre-Vashon Pleistocene
deposits: Qss, Qu, Qc, Qcg, and
Qog;
(3) Tertiary rock formations: Ts,
Ti, Tr, Tt, Tet, Ttu, Tta, Teta, and
Ttl.
(d) Very High Landslide Haz-
ards (LV): All mapped landslide
deposits: Qmc, Qm, Ql, and
landslides known from public
records.
d. Seismic:
i. Map: See Figure 4-3-050Q3d(i)
for reference map.
ii. Mapping Criteria:
(a) Low Seismic Hazard (SL):
All Vashon age glacial and older
sediments. The mapped areas
include:
(1) All deposits of recessional
and advance glacial deposits:
Qik, Qit, Qiv, Qpa, Qis, Qys, Qyg,
Qur, Qsr, Qos, Qog.
(2) Vashon glacial deposits:
Qg, Qgt, Qt, and Qvt;
(3) Pre-Vashon Pleistocene
deposits: Qss, Qu, Qc, and Qcg;
(4) Tertiary rock formations: Ts,
Ti, Tr, Tt, Tet, Ttu, Tta, Teta, and
Ttl;
(5) Areas of roadway fill, af and
afm, which overlay the above
units.
(b) High Seismic Hazard
(SH): Post-glacial deposits
which are likely to be saturated
as they occupy low areas and
frequently overlay low perme-
ability deposits. They include:
(1) Deposits of fill: af, afm, and
m;
(2) Alluvium: Qaw, Qac, Qas,
and Qa;
(3) Mass wasting deposits:
Qmc, Qm, and Ql;
(4) Post-glacial lake silts and
peats: Qlp, Qp, Qlm, and Qvl.
e. Steep Slopes:
i. Map: Refer to the City of Renton
Steep Slope Atlas and Figure
4-3-050Q3e(i) for reference map.
4-3-050Q
(Revised 6/05)3 - 20.42
f. Volcanic Hazards: Volcanic hazard
areas are those areas subject to a poten-
tial for inundation from post lahar sedi-
mentation along the lower Green River
as identified in Plate II, Map D, in the re-
port U.S. Department of the Interior, U.S.
Geological Survey (Revised 1998), Vol-
cano Hazards from Mount Rainier, Wash-
ington. Open-File Report 98-428.
4. Streams and Lakes: See Figure
4-3-050Q4 for reference map identifying
Class 2 to 4 water bodies. Water class shall
be determined in accordance with subsection
L1 of this Section. For Class 1 waters, refer to
RMC 4-3-090, Shoreline Master Program
Regulations.
5. Wetlands: Refer to the City of Renton
Wetland and Stream Corridors Critical Areas
Inventory and see Figure 4-3-050Q5 for ref-
erence map.
6. Drainage Basins: See Figures
4-3-050Q6a and b for maps identifying basins
and subbasins in the Renton vicinity.
4-3-050Q
3 - 20.43 (Revised 6/05)
Figure 4-3-050Q1
AQUIFER PROTECTION ZONES
4-3-050Q
(Revised 6/05)3 - 20.44
Figure 4-3-050Q2
FLOOD HAZARDS
4-3-050Q
3 - 20.45 (Revised 6/05)
Figure 4-3-050Q3a(i)
COAL MINE HAZARDS
4-3-050Q
(Revised 6/05)3 - 20.46
Figure 4-3-050Q3b(i)
EROSION HAZARDS
4-3-050Q
3 - 20.47 (Revised 6/05)
Figure 4-3-050Q3c(i)
LANDSLIDE HAZARDS
4-3-050Q
(Revised 6/05)3 - 20.48
Figure 4-3-050Q3d(i)
SEISMIC HAZARDS
4-3-050Q
3 - 20.49 (Revised 3/13)
Figure 4-3-050Q3e(i)
STEEP SLOPES
4-3-050Q
(Revised 3/13)3 - 20.50
Figure 4-3-050Q4
STREAMS AND LAKES
(Amd. Ord. 5355, 2-25-2008; Ord. 5468, 7-13-2009; Ord. 5675, 12-3-2012)
4-3-050Q
3 - 20.51 (Revised 6/05)
Figure 4-3-050Q5
WETLANDS
4-3-050Q
(Revised 6/05)3 - 20.52
Figure 4-3-050Q6a
SURFACE WATER FACILITIES BASINS
4-3-050Q
3 - 20.53 (Revised 6/05)
Figure 4-3-050Q6b
SURFACE WATER FACILITIES SUB-BASINS
(Amd. Ord. 4992, 12-9-2002; Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005)
4-3-050R
(Revised 6/05)3 - 20.54
R. GENERIC HAZARDOUS MATERIALS
LIST:
(Ord. 4851, 8-7-2000)
GENERIC HAZARDOUS MATERIALS LIST
FOR INFORMATIONAL USE ONLY
Acid and basic cleaning solutions
Antifreeze and coolants
Arsenic and arsenic compounds
Battery acid
Bleaches, peroxides
Brake and transmission fluids
Brine solution
Casting and foundry chemicals
Caulking agents and sealants
Cleaning solvents
Cooling water (not isolated from process chemicals)
Corrosion and rust prevention solutions
Cutting fluids
Degreasing solvents
Deicing materials
Disinfectants
Dyes
Electroplating solutions
Engraving solutions
Etching solutions
Explosives
Fertilizers
Food processing wastes
Formaldehyde
Fuels and additives
Glues, adhesives, and resins
Greases
Hydraulic fluid
Indicators
Industrial and commercial janitorial supplies
Industrial sludges and stillbottoms
Inks, printing, and photocopying chemicals
Laboratory chemicals
Medical, pharmaceutical, dental, veterinary, and hos-
pital solutions
Metal dusts
Mercury and mercury compounds
Metals finishing solutions
Oils
Paints, pigments, primers, thinners, dyes, stains,
wood preservatives, varnishing, and cleaning com-
pounds
Painting solvents
PCBs
Pesticides and herbicides
Plastic resins, plasticizers, and catalysts
Photo development chemicals
Poisons
Polishes
Pool chemicals
GENERIC HAZARDOUS MATERIALS LIST
FOR INFORMATIONAL USE ONLY
Processed dust and particulates
Radioactive sources
Reagents and standards
Refrigerants
Roofing chemicals and sealers
Sanitizers, disinfectants, bactericides, and algaecides
Soaps, detergents and surfactants
Solders and fluxes
Stripping compounds
Tanning industry chemicals
Transformer and capacitor oils/fluids
Wastewater treatment sludges
4-3-050S
3 - 20.55 (Revised 7/03)
S. PIPELINE MATERIAL:
1. PIPELINE MATERIAL REQUIREMENT
Pipe Diameter in Inches Suggested Material
Spec
Considerations
(See subsection S2)Pipe Material <4 4-8 10-12 14-20 24-30 36-54
Ductile Iron, Rubber Gaskets
Cement Mortar-Lined
Polyethylene-Lined
Ductile Iron, Nitrile Gaskets
Cement Mortar-Lined
Polyethylene-Lined
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
AWWA C151, C104
AWWA C151
AWWA C151, C104
AWWA C151
abcdnopr
abcdnopr
bcdinopr
bcdeinopr
PVC, Rubber Gasket Joints
CL 150 or 200
SDR 35
PVC, Nitrile Gasket Joints
CL 150 or 200
PVC, Solvent Welded Joints
Sch 80
1,2
1
2,3
1,2
1
1,2,3
1,2,3
1,2
1,2,3
1,2,3
AWWA C900
ASTM D3034
AWWA C900
ASTM D1784,
D1785
abjlnoprt
bijlnoprt
hjklnoprt
Welded Steel, Rubber Gaskets
Cement Mortar-Lined
Dielectric-Lined
Welded Steel, Welded Joints
Cement Mortar-Lined
Dielectric-Lined
1,2
1,2
1,2
1,2
1,2
1,2
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
AWWA C200, C205
AWWA C200, C210
AWWA C200, C205
AWWA C200, C210
abfghnopr
abfghnopr
fghnopr
fghnopr
High Density Polyethylene Pipe
Corrugated High Density
Polyethylene Pipe - Smooth
Interior
1,2
1
1,2
1
1,2
1
1,2
1
1
1
ASTM D1248 and
D3350
ASTM D1248 and
AASHTO
hkpqu
kpqsu
Slip Form Liner 4,5 4,5 4,5 4,5 4,5 ASTM D638 mnopqr
PIPELINE SERVICE
1. Storm Sewer
2. Sanitary Sewer and Side Sewer
3. Leachate Pipeline
4. Rehab Existing Storm Sewer
5. Rehab Existing Sanitary Sewer
2. CONSIDERATIONS ON SELECTION OF PIPE MATERIALS
The Utility maintains a list of materials meeting performance standards. Other materials meeting similar performance
standards or developed as the result of new technology may be approved by the Utility.
a. Rubber gaskets may be severely damaged by petroleum products, particularly in prolonged exposures to
concentrated flows containing little or no storm water or sanitary sewage. In cases where heavy concentrations of
petroleum products may be experienced, nitrile (Nitrile-Butadiene; i.e., NBR) gaskets should be used.
b. Gasketed joints may not be leak-proof at zero or low pressures, if improperly installed.
c. Mechanical joints may be less likely to leak at low pressures than push-on joints.
d. May need protective coatings and/or cathodic protection against external corrosion.
e. Considered most reliable gasket and lining material for ductile iron leachate pipeline.
f. Very difficult to repair linings on inside of joints in pipe smaller than 24-inch diameter.
g. Almost always needs protective coatings and cathodic protection against external corrosion.
h. Properly made joints are considered leak-proof.
i. Nitrile gaskets may require long delivery time.
j. Requires special attention to bedding and backfill depth to avoid structural failure of pipe.
4-3-050S
(Revised 7/03)3 - 20.56
(Ord. 4851, 8-7-2000)
k. Large thermal expansion coefficient. May need to limit solvent welded joints to 4-inch and smaller pipe. May require
careful evaluation of pipe installation temperature and temperature of piped liquids to ensure joint integrity.
l. Pipe not available over 12-inch diameter.
m. Slip form lining is available in 6-inch through 60-inch diameter for almost any pressure, if sufficient pipe cross-
sectional area is available.
n. Pressure grouts and gels are not acceptable for rehabilitation or patching of storm and sanitary sewers.
o. Suitability of pipe lining and gasket material to resist chemical attack by conveyed fluids must be determined for
each pipeline service considered.
p. All storm and sanitary sewer manholes, catch basins, and inlets should be equipped with precast concrete bottom
and sidewalls with rubber gasketed joints between sections, water-tight epoxy grout or other approved pipe
entrances through walls, and approved waterproof coating of all interior floor and wall surfaces. Manholes, catch
basins, and inlets should have no leakage when hydrostatically tested at atmospheric pressure.
q. Has good resistance to a number of chemicals, petroleum products, and hydrogen sulfide corrosion.
r. “Zero leakage” test requirement may be impossible to achieve under the best conditions for any pipe materials
because trapped air may distort test results, even in a drop-tight pipe. Pressure and leakage test requirements
should consider whether the pipe has steep slope or will stand full of liquid. Pipelines should be tested with the
intent to prevent or minimize leakage. Air testing should not be allowed; hydrostatic testing should be as stringent
as any found in the industry.
Pipe materials, without regard for chemical attack, corrosion, or puncture, are generally ranked as follows, in
decreasing order of liquid-tight reliability:
• welded steel with welded joints
• PVC with solvent welded joints
• slip form liner
• ductile iron with viton or rubber gaskets
• welded steel with rubber gasketed joints
• PVC with viton or rubber gasketed joints
s. Joints should consist of “heat-shrink” wrap, standard corrugated coupling, and full pipe band clamps.
t. The use of PVC may be restricted by other Utility policy in regards to depth of pipe cover.
u. HDPE may be adversely affected by solvents; its use is not recommended where contact with solvents may occur.
4-3-090A
3 - 21 (Revised 3/13)
4-3-060 (Reserved)
4-3-070 PIPELINE NOTICE:
A. PURPOSE AND APPLICABILITY:
The requirements in this Section are intended to
reduce the likelihood of accidental damage to and
from hazardous liquid and gas pipelines. This
Section applies to all development within five
hundred feet (500’) of hazardous liquid or gas
pipelines.
B. REQUIRED NOTICE ON TITLE:
All development within five hundred feet (500') of
hazardous liquid or gas pipelines shall, as a con-
dition of approval, be required to place a note on
title notifying future owners of the presence of a
hazardous liquid or gas pipeline in the vicinity and
advising contact with the pipeline owner before
any ground disturbance. (Ord. 5675, 12-3-2012)
4-3-080 PUBLIC USE/“P” SUFFIX
NOTIFICATION PROCEDURES:
A. NOTICE REQUIRED:
The owner of any property designated with a “P”
suffix shall be required to give written notice to the
owners of all property within a three hundred foot
(300') radius of the site involved, as well as all
residents and/or businesses within a three hun-
dred foot (300') radius of the site or facility, at least
sixty (60) days in advance of any of the following:
1. A proposed change of use of the pre-
mises;
2. A proposed change of the major tenant
and/or tenant group using the premises if
such a change is determined by the Public
Works Administrator to have probable major
adverse impacts to the immediate surround-
ing area; or (Ord. 5676, 12-3-2012)
3. Any proposed change of ownership of
the premises.
Such notice shall not be required if the proposed
change has been identified in a Master Plan
adopted pursuant to the site development plan re-
view regulations in chapter 4-9 RMC. The notice
shall also invite these neighborhood property
owners, residents and/or business persons to at-
tend an informational meeting in the area, hosted
by the owner of the property or their representa-
tive. (Ord. 5028, 11-24-2003)
B. NOTICE CONTENT:
The notices shall indicate that a summary of the
meeting shall be prepared by the owner or
owner’s agent at least thirty (30) days in advance
of any of the above three (3) actions in subsection
A of this Section, Notice Required. At least four-
teen (14) days in advance of the information
meeting, the owner, agency, or organization host-
ing the meeting shall give general notice of the
meeting in a local newspaper having broad circu-
lation in the area. This meeting is intended to ex-
plain the proposed changes and invite citizen
input.
C. MEETING SUMMARY:
A summary of the meeting shall be mailed within
seven (7) days of the meeting to the Development
Services Division and to all in attendance who re-
quest, in writing, to receive the summary as well
as parties that do not attend the meeting but re-
quest in writing to receive the summary. In addi-
tion, the Development Services Division shall
receive and keep the summary of the meeting in
its preapplication files for future reference.
D. SPECIAL HEIGHT ALLOWANCES
FOR PUBLICLY OWNED STRUCTURES:
Any publicly owned structures on property desig-
nated with a “P” suffix shall be allowed to develop
pursuant to the special height exceptions for such
uses contained in RMC 4-2-110D, Condition 9,
4-2-110H, Condition 21, 4-2-120C, Condition 20,
or 4-2-130B, Condition 13, as well as under the
Master Plan review regulations. (Ord. 4523,
6-5-1995; Amd. Ord. 4963, 5-13-2002; Ord. 5028,
11-24-2003)
4-3-090 SHORELINE MASTER
PROGRAM REGULATIONS:
A. PROGRAM ELEMENTS:
The Renton Shoreline Master Program consists
of the following elements:
1. The Shoreline Management Element of
the Renton Comprehensive Plan.
2. This Section, RMC 4-3-090, Shoreline
Master Program Regulations, which is sub-
ject to review and approval by the Washing-
4-3-090B
(Revised 3/13)3 - 22
ton State Department of Ecology pursuant to
RCW 90.58.090.
3. Chapter 4-11 RMC, Definitions, which
are subject to review and approval by the
Washington State Department of Ecology
pursuant to RCW 90.58.090 to the extent that
they relate to this Section or are defined by
RCW 90.58.030.
4. RMC 4-9-190, Shoreline Permits, which
are subject to review and approval by the
Washington State Department of Ecology
pursuant to RCW 90.58.090 to the extent that
they relate to specific procedural mandates of
chapter 90.58 RCW.
5. RMC 4-10-095, Shoreline Nonconform-
ing Uses, Activities, Structures, and Sites,
which are subject to review and approval by
the Washington State Department of Ecology
pursuant to RCW 90.58.090 to the extent that
they relate to specific procedural mandates of
chapter 90.58 RCW.
6. The Shoreline Restoration Element of
the Shoreline Master Program, of which one
printed copy in book form has heretofore
been filed and is now on file in the office of the
City Clerk and made available for examina-
tion by the general public, shall not be consid-
ered to contain regulations but shall be
utilized as a guideline for capital improve-
ments planning by the City and other jurisdic-
tions undertaking ecological restoration
activities within Shoreline Management Act
jurisdiction.
7. The Shoreline Environment Overlay
Map, of which one printed copy has hereto-
fore been filed and is on file in the office of the
City Clerk and made available for examina-
tion by the general public, and another
printed copy of which is available at the
Department of Community and Economic
Development. An electronic copy may also
be posted online at the City’s website
www.rentonwa.gov.
B. REGULATED SHORELINES:
The Renton Shoreline Master Program applies to
Shorelines of the State, which include Shorelines
of Statewide Significance and shorelines as de-
fined in chapter 4-11 RMC and as listed below.
1. Shorelines of Statewide Significance:
a. Lake Washington;
b. Green River (the area within the
OHWM of the Green River is not within
the Renton City Limits, but portions of the
two hundred foot (200') shoreline jurisdic-
tion are within City limits).
2. Shorelines:
a. Cedar River;
b. May Creek from the intersection of
May Creek and NE 31st Street in the
southeast quarter of the southeast quar-
ter of Section 32-24-5E WM;
c. Black River;
d. Springbrook Creek from the Black
River on the north to SW 43rd Street on
the south;
e. Lake Desire (in the City’s potential
annexation area at the time of adoption of
the Shoreline Master Program).
3. The Jurisdictional Area Includes:
a. Lands within two hundred feet (200'),
as measured on a horizontal plane, from
the OHWM, or lands within two hundred
feet (200') from floodways, whichever is
greater;
b. Contiguous floodplain areas; and
c. All marshes, bogs, swamps, and
river deltas associated with streams,
lakes, and tidal waters that are subject to
the provisions of the State Shoreline
Management Act.
C. SHORELINES OVERLAY DISTRICTS:
1. Natural Environment Overlay District:
a. Designation of the Natural Envi-
ronment Overlay District: The objec-
tives and criteria for the designation of
this district are located in the Shoreline
Management Element of the Compre-
hensive Plan.
4-3-090C
3 - 22.1 (Revised 3/13)
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include that por-
tion of the north bank of the Black River
lying west of its confluence with Spring-
brook Creek.
c. Acceptable Activities and Uses:
As listed in subsection E of this Section,
Use Regulations.
2. Urban Conservancy Overlay District:
a. Designation of the Shoreline Ur-
ban Conservancy Environment Over-
lay District: The objectives and criteria
for the designation of this district are lo-
(Revised 3/13)3 - 22.2
This page left intentionally blank.
4-3-090C
3 - 23 (Revised 12/11)
cated in the Shoreline Management Ele-
ment of the Comprehensive Plan.
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include:
• That portion of the Lake Washington
shoreline within Gene Coulon Park
extending from one hundred feet
(100') north of the northerly end of
the northernmost driveway to the
northerly end of the park.
• May Creek east of Lake Washington,
including the open space area within
the Barbee Mill site.
• That portion of the south bank of the
Cedar River extending from three
hundred fifty feet (350') east of I-405
right-of-way to SR 169.
• The Cedar River, extending from SR
169 to the easterly limit of the Urban
Growth Area.
• That portion of Springbrook Creek
beginning from approximately SW
27th Street on the north to SW 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 SW 38th Street
abutting the City’s Wetlands Mitiga-
tion Bank shall be designated con-
servancy.
• Per WAC 176-26-211(2)(e) all areas
within shoreline jurisdiction that are
not designated within the Shoreline
Master Program are automatically
assigned to be in the Urban Conser-
vancy Overlay District until the
shoreline can be redesignated
through a Shoreline Master Program
amendment approved by the Wash-
ington State Department of Ecology.
c. Acceptable Activities and Uses:
As listed in subsection E of this Section,
Use Regulations.
3. Single Family Residential Overlay Dis-
trict:
a. Designation of the Single Family
Residential Overlay: The objectives and
criteria for the designation of this district
are located in the Shoreline Management
Element of the Comprehensive Plan.
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include those
shoreline areas with residential zoning
and use located on Lake Washington, the
Cedar River and Lake Desire. Publicly
owned park and open space areas with
residential zoning shall be excluded.
c. Acceptable Activities and Uses:
As listed in subsection E of this Section,
Use Regulations.
4. Shoreline High Intensity Overlay Dis-
trict:
a. Designation of the High Intensity
Overlay District: The objectives and cri-
teria for the designation of this district are
located in the Shoreline Management El-
ement of the Comprehensive Plan.
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include:
• The Commercial/Office/Residential
(COR) zoning designation generally
north of May Creek.
• The southerly portion of Gene Cou-
lon Park, generally south of and in-
cluding the over-water walkway,
concession areas, parking areas,
boat launch areas, and the swim-
ming beach.
• The Urban Center North-1 (UC-N1),
Urban Center North-2 (UC-N2), and
Industrial-Heavy zoned (IH) areas
along the south shoreline of Lake
Washington, the Municipal Airport,
and adjacent COR designated areas.
4-3-090D
(Revised 12/11)3 - 24
• The Cedar River from the mouth to
I-405.
• The north side of the Cedar River
east of I-405 within areas of COR
zoning designation.
• Areas of Springbrook Creek not in
Natural or Urban Conservancy over-
lays.
c. Acceptable Activities and Uses:
Subject to subsection E of this Section,
Use Regulations, which allows land uses
in chapter 4-2 RMC in this overlay dis-
trict, subject to the preference for water-
dependent and water-oriented uses.
Uses adjacent to the water’s edge and
within buffer areas are reserved for wa-
ter-oriented development, public/com-
munity access, and/or ecological
restoration.
5. Shoreline High Intensity – Isolated
Lands – Overlay District:
a. Designation of the High Intensity –
Isolated Lands – Overlay District: The
objectives and criteria for the designation
of this district are located in the Shoreline
Management Element of the Compre-
hensive Plan.
b. Application: The location of this dis-
trict is found on the Shoreline Environ-
ment Overlay Map, see subsection A6 of
this Section, and shall include:
i. Areas within shoreline jurisdiction
of the Green River but isolated by the
intervening railroad right-of-way.
ii. Areas immediately north of the
Cedar River (right bank) and north of
Riverside Drive between Williams
Avenue South and Bronson Way
North.
c. Acceptable Activities and Uses:
Allowed uses are detailed in subsection
E1 of this Section, Shoreline Use Table.
The shoreline regulations that apply
within this overlay are the land use regu-
lations of Title IV, Development Regula-
tions, of the Renton Municipal Code,
subject to the permit and procedural re-
quirements of the Shoreline Master Pro-
gram. In most cases, the performance
standards in this Section do not apply to
development or uses in this overlay.
6. Aquatic Shoreline Overlay District:
a. Designation of the Aquatic Over-
lay District: The objectives and criteria
for the designation of this district are lo-
cated in the Shoreline Management Ele-
ment of the Comprehensive Plan.
b. Application: The Aquatic Overlay
District is defined as the area waterward
of the OHWM of all streams and rivers, all
marine water bodies, and all lakes, con-
stituting shorelines of the State together
with their underlying lands and their wa-
ter column; but do not include associated
wetlands and other shorelands shore-
ward of the OHWM. This designation is
not found on the Shoreline Environment
Map, but shall be assigned based on the
description above.
c. Acceptable Activities and Uses:
Subject to subsection E of this Section,
Use Regulations, water-dependent uses
and a limited range of water-oriented
uses are allowed in the Aquatic Overlay,
subject to provision of shoreline ecologi-
cal enhancement and public access.
D. GENERAL DEVELOPMENT
STANDARDS:
1. Applicability: This Section shall apply to
all use and development activities within the
shoreline. Items included here will not neces-
sarily be repeated in subsection E of this Sec-
tion, Use Regulations, and shall be used in
the evaluation of all shoreline permits.
Renton Municipal Code provisions in Title IV,
Development Regulations, Chapter 4, City-
wide Property Development Standards
(chapter 4-4 RMC) contain regulations and
standards governing site development of
property City-wide, such as parking, land-
scaping, fencing, and others. Such provisions
shall apply within shoreline jurisdictions un-
less there is a conflict with the standards set
forth by the Shoreline Master Program. In
case of conflict, the standards set forth in the
Shoreline Master Program shall prevail.
4-3-090D
3 - 25 (Revised 12/11)
2. Environmental Effects:
a. No Net Loss of Ecological Func-
tions:
i. No Net Loss Required: Shoreline
use and development shall be car-
ried out in a manner that prevents or
mitigates adverse impacts to ensure
no net loss of ecological functions
and processes in all development
and use. Permitted uses are de-
signed and conducted to minimize, in
so far as practical, any resultant
damage to the ecology and environ-
ment (RCW 90.58.020). Shoreline
ecological functions that shall be pro-
tected include, but are not limited to,
fish and wildlife habitat, food chain
support, and water temperature
maintenance. Shoreline processes
that shall be protected include, but
are not limited to, water flow; erosion
and accretion; infiltration; groundwa-
ter recharge and discharge; sedi-
ment delivery, transport, and
storage; large woody debris recruit-
ment; organic matter input; nutrient
and pathogen removal; and stream
channel formation/maintenance.
ii. Impact Evaluation Required: In
assessing the potential for net loss of
ecological functions or processes,
project-specific and cumulative im-
pacts shall be considered and miti-
gated on- or off-site.
iii. Evaluation of Mitigation Se-
quencing Required: An application
for any permit or approval shall dem-
onstrate all reasonable efforts have
been taken to provide sufficient miti-
gation such that the activity does not
result in net loss of ecological func-
tions. Mitigation shall occur in the fol-
lowing prioritized order:
(a) Avoiding the adverse im-
pact altogether by not taking a
certain action or parts of an ac-
tion, or moving the action.
(b) Minimizing adverse impacts
by limiting the degree or magni-
tude of the action and its imple-
mentation by using appropriate
technology and engineering, or
by taking affirmative steps to
avoid or reduce adverse im-
pacts.
(c) Rectifying the adverse im-
pact by repairing, rehabilitating,
or restoring the affected environ-
ment.
(d) Reducing or eliminating the
adverse impact over time by
preservation and maintenance
operations during the life of the
action.
(e) Compensating for the ad-
verse impact by replacing, en-
hancing, or providing similar
substitute resources or environ-
ments and monitoring the ad-
verse impact and taking
appropriate corrective mea-
sures.
b. Burden on Applicant: Applicants
for permits have the burden of proving
that the proposed development is consis-
tent with the criteria set forth in the Shore-
line Master Program and the Shoreline
Management Act, including demonstrat-
ing all reasonable efforts have been
taken to provide sufficient mitigation such
that the activity does not result in net loss
of ecological functions.
c. Critical Areas within Shoreline Ju-
risdiction:
i. Applicable Critical Area Regula-
tions: The following critical areas
shall be regulated in accordance with
the provisions of RMC 4-3-050, Criti-
cal Area Regulations, adopted by ref-
erence except for the provisions
excluded in subsection D2cii of this
Section. Said provisions shall apply
to any use, alteration, or develop-
ment within shoreline jurisdiction
whether or not a shoreline permit or
written statement of exemption is re-
quired. Unless otherwise stated, no
development shall be constructed,
located, extended, modified, con-
verted, or altered, or land divided
4-3-090D
(Revised 12/11)3 - 26
without full compliance with the pro-
vision adopted by reference and the
Shoreline Master Program. Within
shoreline jurisdiction, the regulations
of RMC 4-3-050 shall be liberally
construed together with the Shore-
line Master Program to give full effect
to the objectives and purposes of the
provisions of the Shoreline Master
Program and the Shoreline Manage-
ment Act. If there is a conflict or in-
consistency between any of the
adopted provisions below and the
Shoreline Master Program, the most
restrictive provisions shall prevail.
(a) Aquifer protection areas.
(b) Areas of special flood haz-
ard.
(c) Sensitive slopes, twenty
five percent (25%) to forty per-
cent (40%), and protected
slopes, forty percent (40%) or
greater.
(d) Landslide hazard areas.
(e) High erosion hazards.
(f) High seismic hazards.
(g) Coal mine hazards.
(h) Fish and wildlife habitat
conservation areas: Critical hab-
itats.
(i) Fish and wildlife habitat
conservation areas: Streams
and Lakes: Classes 2 through 5
only.
ii. Inapplicable Critical Area Regu-
lations: The following provisions of
RMC 4-3-050, Critical Area Regula-
tions, shall not apply within shoreline
jurisdiction:
(a) RMC 4-3-050N, Alternates,
Modifications and Variances,
subsections N1, Alternates, and
N3, Variances, and
(b) RMC 4-9-250, Variances,
Waivers, Modifications and Alter-
natives.
(c) Wetlands, including shore-
line associated wetlands, unless
specified below.
iii. Critical Area Regulations for
Class 1 Fish Habitat Conservation
Areas: Environments designated as
Natural or Urban Conservancy shall
be considered Class 1 Fish Habitat
Conservation Areas. Regulations for
fish habitat conservation areas Class
1 Streams and Lakes are contained
within the development standards
and use standards of the Shoreline
Master Program, including but not
limited to subsection F1 of this Sec-
tion, Vegetation Conservation, which
establishes vegetated buffers adja-
cent to water bodies and specific pro-
visions for use and for shoreline
modification in subsections E and F
of this Section. There shall be no
modification of the required setback
and buffer for non-water-dependent
uses in Class 1 Fish Habitat Conser-
vation areas without an approved
Shoreline Conditional Use Permit.
iv. Alternate Mitigation Ap-
proaches: To provide for flexibility in
the administration of the ecological
protection provisions of the Shoreline
Master Program, alternative mitiga-
tion approaches may be applied for
as provided in RMC 4-3-050N2,
Modifications. Modifications within
shoreline jurisdiction may be ap-
proved for those critical areas regu-
lated by that Section as a Shoreline
Conditional Use Permit where such
approaches provide increased pro-
tection of shoreline ecological func-
tions and processes over the
standard provisions of the Shoreline
Master Program and are scientifically
supported by specific studies per-
formed by qualified professionals.
4-3-090D
3 - 27 (Revised 12/11)
d. Wetlands within Shoreline Juris-
diction:
i. Wetland Identification: Wetlands
shall be identified in accordance with
the requirements of RCW
36.70A.175 and 90.58.380. Unless
otherwise provided for in this Chap-
ter, all areas within the City meeting
the criteria in the Washington State
Wetland Identification and Delinea-
tion Manual (Ecology Publication No.
96-94), regardless of any formal
identification, are hereby designated
critical areas and are subject to the
provisions of this Chapter.
ii. Wetland Rating System: Wet-
lands shall be rated based on cate-
gories that reflect the functions and
values of each wetland. Wetland cat-
egories shall be based on the criteria
provided in the Washington State
Wetland Rating System for Western
Washington, revised August 2004
(Ecology Publication No. 04-06-025).
These categories are generally de-
fined as follows:
(a) Category I Wetlands: Cate-
gory I wetlands are those wet-
lands of exceptional value in
terms of protecting water quality,
storing flood and stormwater,
and/or providing habitat for wild-
life as indicated by a rating sys-
tem score of seventy (70) points
or more. These are wetland com-
munities of infrequent occur-
rence that often provide
documented habitat for critical,
threatened or endangered spe-
cies, and/or have other attributes
that are very difficult or impossi-
ble to replace if altered.
(b) Category II Wetlands: Cate-
gory II wetlands have significant
value based on their function as
indicated by a rating system
score of between fifty one (51)
and sixty nine (69) points. They
do not meet the criteria for Cate-
gory I rating but occur infre-
quently and have qualities that
are difficult to replace if altered.
(c) Category III Wetlands: Cat-
egory III wetlands have impor-
tant resource value as indicated
by a rating system score of be-
tween thirty (30) and fifty (50)
points.
(d) Category IV Wetlands: Cat-
egory IV wetlands are wetlands
of limited resource value as indi-
cated by a rating system score of
less than thirty (30) points. They
typically have vegetation of simi-
lar age and class, lack special
habitat features, and/or are iso-
lated or disconnected from other
aquatic systems or high quality
upland habitats.
iii. Wetland Review and Reporting
Requirements: A wetland assess-
ment study shall be required.
iv. Wetland Buffers:
(a) Buffer Required: Wetland
buffer zones shall be required for
all regulated activities adjacent
to regulated wetlands. Any wet-
land created, restored or en-
hanced as compensation for
approved wetland alterations
shall also include the standard
buffer required for the category
of the created, restored or en-
hanced wetland. All buffers shall
be measured from the wetland
boundary as surveyed in the
field. Buffers shall not include ar-
eas that are functionally and ef-
fectively disconnected from the
wetland by a permanent road or
other substantially developed
surface of sufficient width and
with use characteristics such that
buffer functions are not provided
and that cannot be feasibly re-
moved, relocated or restored to
provide buffer functions.
(b) Buffer May Be Increased:
The buffer standards required by
this Chapter presume the exist-
ence of a dense vegetation com-
munity in the buffer adequate to
protect the wetland functions and
4-3-090D
(Revised 12/11)3 - 28
values. When a buffer lacks ade-
quate vegetation, the Adminis-
trator of the Department of
Community and Economic De-
velopment or designee may in-
crease the standard buffer,
require buffer planting or en-
hancement, and/or deny a pro-
posal for buffer reduction or
buffer averaging.
(c) Minimum Buffer Width:
(d) Buffer Requirements for
Wetland Mitigation Banks:
Where wetland mitigation sites
or wetland banks have been ap-
proved, required buffers shall be
as specified in the mitigation site
or wetland bank approval.
(e) Increased Buffer for Steep
Slopes: Where lands within the
wetland buffer have an average
continuous slope of twenty per-
cent (20%) to thirty five percent
(35%), and the required buffer
width is less than one hundred
feet (100'), the buffer shall ex-
tend to a thirty percent (30%)
greater dimension. In all cases,
where slopes within the buffers
exceed thirty five percent (35%),
the buffer shall extend twenty
five feet (25') beyond the top of
the bank of the sloping area or to
the end of the buffer associated
with a geological hazard if one is
present, whichever is greater.
v. Provisions for Small Isolated
Wetlands: All wetlands shall be regu-
lated regardless of size; provided,
that the Administrator of the Depart-
ment of Community and Economic
Development or designee shall as-
sure that preservation of isolated
wetlands and associated buffers of
less than ten thousand (10,000)
square feet of combined wetland and
buffer shall maintain effective wet-
land functions, or be mitigated as
provided below.
(a) Wetlands and associated
buffers of one thousand (1,000)
square feet or less may be dis-
placed when the wetland meets
all of the following criteria, as
documented in a wetland mitiga-
tion plan:
(1) The wetland is not associ-
ated with a riparian corridor;
(2) The wetland is not part of a
wetland mosaic, or collection of
small wetlands that are hydrolog-
ically related to one another;
(3) The wetland does not con-
tain habitat identified as essen-
tial for local populations of
priority species identified by
Washington Department of Fish
and Wildlife;
(4) Impacts of displaced wet-
lands are mitigated pursuant to
subsection D2dx of this Section.
(b) Category III and IV wetlands
and buffers between one thou-
sand (1,000) and four thousand
(4,000) square feet may be dis-
Wetland
Category
Low Wildlife Function
(less than 20 points)
Moderate Wildlife Function
(20 – 28 points)
High Wildlife Function
(29 or more points)
Buffer Width (feet)
Category IV 50 50 50
1
Category III 75 125 150
1
Category II 100 150 225
Category I 125 150 225
1. Habitat scores over 26 points would be very rare for Category III wetlands and almost impossible for Category IV wetlands that
have a total rating of 30 or less.
4-3-090D
3 - 29 (Revised 12/11)
placed; provided, that all of the
following criteria are documented
in a wetland mitigation plan:
(1) The wetland does not score
twenty (20) points or greater for
habitat in the 2004 Western
Washington Rating System;
(2) The wetland is depressional
and is recharged only by precipi-
tation, interflow or groundwater
and adjacent development can-
not assure a source of recharge
to maintain its hydrologic charac-
ter through stormwater infiltra-
tion, or other means;
(3) The wetlands does not
have a potential to reduce flood-
ing or erosion or has the poten-
tial to maintain or improve water
quality as evidenced by a score
of at least ten (10) points on the
applicable criteria of the Wetland
Rating Form for Western Wash-
ington;
(4) The total area of the com-
bined wetland and buffer is ten
thousand (10,000) square feet or
less and:
(A) It does not achieve a score
of at least twenty (20) points on
the Habitat Functions criteria of
the Wetland Rating Form for
Western Washington; and
(B) The wetland and buffer is
not connected to a larger open
space complex which may in-
clude, but is not limited to, a
stream buffer, a buffer associ-
ated with a geological hazard, or
other designated open space
buffer sufficient to allow move-
ment of terrestrial wildlife to and
from the wetland and buffer com-
plex without interruption by
roads, paved areas or buildings
within fifty feet (50');
(5) Impacts of displaced wet-
lands are mitigated pursuant to
subsection D2dx of this Section.
vi. Wetland Buffer Averaging: The
Administrator of the Department of
Community and Economic Develop-
ment or designee may average wet-
land buffer widths on a case-by-case
basis when the applicant demon-
strates through a wetland study to
the satisfaction of the Administrator
of the Department of Community and
Economic Development or designee
that all the following criteria are met:
(a) The wetland has significant
differences in characteristics that
affect its habitat functions, such
as a wetland with a forested
component adjacent to a de-
graded emergent component or
a “dual-rated” wetland with a
Category I area adjacent to a
lower rated area;
(b) The buffer is increased ad-
jacent to the higher-functioning
area of habitat or more sensitive
portion of the wetland and de-
creased adjacent to the lower
functioning or less sensitive por-
tion;
(c) The total area of the buffer
after averaging is equal to the
area required without averaging
and all increases in buffer dimen-
sion for averaging are generally
parallel to the wetland edge;
(d) The buffer at its narrowest
point is never less than three
quarters (3/4) of the required
width.
vii. Reasonable Use: Wetland
buffer averaging to allow reasonable
use of a parcel may be permitted
when all of the following are met:
(a) There are no feasible alter-
natives to the site design that
could be accomplished without
buffer averaging;
(b) The averaged buffer will not
result in degradation of the wet-
land’s functions and values as
4-3-090D
(Revised 12/11)3 - 30
demonstrated by a wetland as-
sessment study;
(c) The total buffer area after
averaging is equal to the area re-
quired without averaging and all
increases in buffer dimension for
averaging are generally parallel
to the wetland edge;
(d) The buffer at its narrowest
point is never less than three
quarters (3/4) of the required
width except where the Adminis-
trator of the Department of Com-
munity and Economic Develop-
ment or designee finds that there
is an existing feature such as a
roadway that limits buffer dimen-
sion, or an essential element of a
proposed development such as
access that must be accommo-
dated for reasonable use and re-
quires a smaller buffer.
viii. Wetland Buffer Increase Al-
lowed: The Administrator of the De-
partment of Community and
Economic Development or designee
may increase the width of the stan-
dard buffer width on a case-by-case
basis, based on a critical area study,
when a larger buffer is required to
protect critical habitats as outlined in
RMC 4-3-050K, or such increase is
necessary to:
(a) Protect the function and
value of that wetland from prox-
imity impacts of adjacent land
use, including noise, light and
other disturbance, not sufficiently
limited by buffers provided
above;
(b) To maintain viable popula-
tions of priority species of fish
and wildlife; or
(c) Protect wetlands or other
critical areas from landslides,
erosion or other hazards.
ix. Allowed activities in wetlands
and buffers: The following uses and
activities may be allowed in wetlands
or buffer areas by the Administrator
of the Department of Community and
Economic Development or designee
subject to the priorities, protection,
and mitigation requirements of this
Section:
(a) Utilities: Utility lines and fa-
cilities providing local delivery
service, not including facilities
such as electrical substations,
water and sewage pumping sta-
tions, water storage tanks, petro-
leum products pipelines and not
including transformers or other
facilities containing hazardous
substances, may be located in
Category I, II, III, and IV wetlands
and their buffers and/or Category
I wetland buffers if the following
criteria are met:
(1) There is no reasonable lo-
cation or route outside the wet-
land or wetland buffer based on
analysis of system needs, avail-
able technology and alternative
routes. Location within a wetland
buffer shall be preferred over a
location within a wetland;
(2) The utility line is located as
far from the wetland edge as
possible and in a manner that
minimizes disturbance of soils
and vegetation;
(3) Clearing, grading, and ex-
cavation activities are limited to
the minimum necessary to install
the utility line, which may include
boring, and the area is restored
following utility installation;
(4) Buried utility lines shall be
constructed in a manner that pre-
vents adverse impacts to subsur-
face drainage. This may include
the use of trench plugs or other
devices as needed to maintain
hydrology;
(5) Impacts on wetland func-
tions are mitigated in accordance
with subsection D2dx of this Sec-
tion.
4-3-090D
3 - 31 (Revised 12/11)
(b) Roadways, Railways, and
Bridges: Public and private road-
ways and railroad facilities, in-
cluding bridge construction and
culvert installation, if the follow-
ing criteria are met:
(1) There is no reasonable lo-
cation or route outside the wet-
land or wetland buffer based on
analysis of system needs, avail-
able technology and alternative
routes. Location within a wetland
buffer shall be preferred over a
location within a wetland;
(2) Facilities parallel to the wet-
land edge are located as far from
the wetland edge as possible and
in a manner that minimizes dis-
turbance of soils and vegetation;
(3) Clearing, grading, and ex-
cavation activities are limited to
the minimum necessary, which
may include placement on ele-
vated structures as an alterna-
tive to fill, where feasible;
(4) Impacts on wetland func-
tions are mitigated in accordance
with subsection D2dx of this Sec-
tion.
(c) Access to Private Develop-
ment Sites: Access to private de-
velopment sites may be
permitted to cross Category II,
III, or IV wetlands or their buffers,
pursuant to the criteria in sub-
section D2ix(b) of this Section;
provided, that alternative access
shall be pursued to the maximum
extent feasible, including
through the provisions of chapter
8.24 RCW. Exceptions or devia-
tions from technical standards
for width or other dimensions,
and specific construction stan-
dards to minimize impacts may
be specified, including place-
ment on elevated structures as
an alternative to fill, if feasible.
(d) Existing Facilities: Mainte-
nance, repair, or operation of ex-
isting structures, facilities, or
improved areas, including minor
modification of existing service-
able structures within a buffer
zone where modification does
not adversely impact wetland
functions, and subject to the pro-
visions for nonconforming use
and facilities in chapter 4-10
RMC.
(e) Stormwater Facilities:
Stormwater conveyance or dis-
charge facilities such as disper-
sion trenches, level spreaders,
and outfalls may be permitted
within a Category I, II, III, or IV
wetland buffer on a case-by-case
basis if the following are met:
(1) Due to topographic or other
physical constraints, there are no
feasible locations for these facili-
ties to discharge to surface water
through existing systems or out-
side the buffer. Locations and
designs that infiltrate water shall
be preferred over a design that
crosses the buffer;
(2) The discharge is located as
far from the wetland edge as
possible and in a manner that
minimizes disturbance of soils
and vegetation and avoids long-
term rill or channel erosion.
(f) Recreational or Educational
Activities: Outdoor recreational
or educational activities which do
not significantly affect the func-
tion of the wetland or regulated
buffer (including wildlife manage-
ment or viewing structures, out-
door scientific or interpretive
facilities, trails, hunting blinds,
etc.) may be permitted within
Category II, III, or IV wetlands or
their buffers and within a Cate-
gory I wetland buffer if the follow-
ing criteria are met:
(1) Trails shall not exceed four
feet (4') in width and shall be sur-
faced with gravel or pervious ma-
terial, including boardwalks;
4-3-090D
(Revised 12/11)3 - 32
(2) The trail or facility is located
in the outer fifty percent (50%) of
the buffer area unless a location
closer to the wetland edge or
within the wetland is required for
interpretive purposes;
(3) The trail or facility is con-
structed and maintained in a
manner that minimizes distur-
bance of the wetland or buffer.
Trails or facilities within wetlands
shall be placed on an elevated
structure as an alternative to fill;
(4) Wetland mitigation in accor-
dance with subsection D2dx of
this Section.
x. Wetland Mitigation Require-
ments: Activities that adversely affect
wetlands and/or wetland buffers shall
include mitigation sufficient to
achieve no net loss of wetland func-
tion and values in accordance with
subsection D7 of this Section and
this subsection. Compensatory miti-
gation shall be provided for all wet-
land alteration and shall re-establish,
create, rehabilitate, enhance, and/or
preserve equivalent wetland func-
tions and values.
(a) Preferred Mitigation Se-
quence: Mitigation sequencing
shall take place in the prioritized
order provided for in subsection
D2aiii of this Section.
(b) Consistency with Policies
and Publications Required: Wet-
land mitigation requirements
shall be consistent with the appli-
cable standards for studies and
assessment in Chapter 6 of:
Washington State Department of
Ecology, U.S. Army Corps of En-
gineers Seattle District, and U.S.
Environmental Protection
Agency Region 10, March 2006;
Wetland Mitigation in Washing-
ton State – Part 1: Agency Poli-
cies and Guidance (Version 1);
and Washington State Depart-
ment of Ecology Publication No.
06-06-011a, Olympia, WA, ex-
cept in cases when this Code
provides differing standards.
(c) Wetland alterations: Com-
pensation for wetland alterations
shall occur in the following order
of preference:
(1) Re-establishing wetlands
on upland sites that were for-
merly wetlands.
(2) Rehabilitating wetlands for
the purposes of repairing or re-
storing natural and/or historic
functions.
(3) Creating wetlands on dis-
turbed upland sites such as
those consisting primarily of non-
native, invasive plant species.
(4) Enhancing significantly de-
graded wetlands.
(5) Preserving Category I or II
wetlands that are under imminent
threat; provided, that preserva-
tion shall only be allowed in com-
bination with other forms of
mitigation and when the Adminis-
trator of the Department of Com-
munity and Economic
Development or designee deter-
mines that the overall mitigation
package fully replaces the func-
tions and values lost due to de-
velopment.
(d) Mitigation Ratios for Wet-
land Impacts: Compensatory
mitigation for wetland alterations
shall be based on the wetland
category and the type of mitiga-
tion activity proposed. The re-
placement ratio shall be
determined according to the ra-
tios provided in the table below.
The created, re-established, re-
habilitated, or enhanced wetland
area shall at a minimum provide
a level of function equivalent to
the wetland being altered and
shall be located in an appropriate
landscape setting.
4-3-090D
3 - 33 (Revised 12/11)
(e) Mitigation Ratio for Wetland
Buffer Impacts: Compensation
for wetland buffer impacts shall
occur at a minimum 1:1 ratio.
Compensatory mitigation for
buffer impacts shall include en-
hancement of degraded buffers
by planting native species, re-
moving structures and impervi-
ous surfaces within buffers, and
other measures.
(f) Special Requirements for
Mitigation Banks: Mitigation
banks shall not be subject to the
replacement ratios outlined in
the replacement ratio table
above, but shall be determined
as part of the mitigation banking
agreement and certification pro-
cess.
(g) Buffer Requirements for
Replacement Wetlands: Re-
placement wetlands established
pursuant to these mitigation pro-
visions shall have adequate buff-
ers to ensure their protection and
sustainability. The buffer shall be
based on the category in subsec-
tion D2dii of this Section; pro-
vided, that the Administrator of
the Department of Community
and Economic Development or
designee shall have the authority
to approve a smaller buffer when
existing site constraints (such as
a road) prohibit attainment of the
standard buffer.
(h) Adjustment of Ratios: The
Administrator of the Department
of Community and Economic De-
velopment or designee shall
have the authority to adjust these
ratios when a combination of mit-
igation approaches is proposed.
In such cases, the area of altered
wetland shall be replaced at a
1:1 ratio through re-establish-
ment or creation, and the re-
mainder of the area needed to
meet the ratio can be replaced
by enhancement at a 2:1 ratio.
For example, impacts to one
acre of a Category II wetland re-
quiring a 3:1 ratio for creation
can be compensated by creating
one acre and enhancing four (4)
acres (instead of the additional
two (2) acres of creation that
would otherwise be required).
(i) Location: Compensatory
mitigation shall be provided on-
site or off-site in the location that
will provide the greatest ecologi-
cal benefit and have the greatest
likelihood of success; provided,
that mitigation occurs as close as
possible to the impact area and
within the same watershed sub-
basin as the permitted alteration.
(j) Protection: All mitigation ar-
eas whether on- or off-site shall
be permanently protected and
managed to prevent degradation
and ensure protection of critical
area functions and values into
perpetuity. Permanent protection
shall be achieved through deed
restriction or other protective
covenant in accordance with
RMC 4-3-050E4.
Wetland Mitigation Type and Replacement Ratio*
Wetland
Category Creation Re-establishment Rehabilitation Enhancement Only
Category IV 1.5:1 1.5:1 2:1 3:1
Category III 2:1 2.1 3:1 4:1
Category II 3:1 3.1 4:1 6:1
Category I 6:1 6:1 8:1 Not allowed
*Ratio is the replacement area: impact area.
4-3-090D
(Revised 12/11)3 - 34
(k) Timing: Mitigation activities
shall be timed to occur in the ap-
propriate season based on
weather and moisture conditions
and shall occur as soon as pos-
sible after the permitted alter-
ation.
(l) Wetland Mitigation Plans
Required: Wetland mitigation
plans shall be prepared in accor-
dance with RMC 4-3-050M16. All
compensatory mitigation
projects shall be monitored for a
period necessary to establish
that performance standards
have been met, but generally not
for a period less than five (5)
years. Reports shall be submit-
ted quarterly for the first year and
annually for the next five (5)
years following construction and
subsequent reporting shall be re-
quired if applicable to document
milestones, successes, prob-
lems, and contingency actions of
the compensatory mitigation.
The Administrator of the Depart-
ment of Community and Eco-
nomic Development or designee
shall have the authority to modify
or extend the monitoring period
and require additional monitoring
reports for up to ten (10) years
when any of the following condi-
tions apply:
(1) The project does not meet
the performance standards iden-
tified in the mitigation plan;
(2) The project does not pro-
vide adequate replacement for
the functions and values of the
impacted critical area;
(3) The project involves estab-
lishment of forested plant com-
munities, which require longer
time for establishment.
xi. Development Standards Near
Wetlands: Development standards
for adjacent development shall mini-
mize adverse effects on the wetland,
and shall include:
(a) Subdivision of land shall as-
sure that each lot has sufficient
building area outside wetlands
and buffers. Lots in subdivisions
shall be oriented whenever feasi-
ble to provide a rear yard of at
least twenty feet (20') between
the buffer area and buildings;
(b) Fencing shall be provided
at the perimeter of residential de-
velopment to limit domestic ani-
mal entry into wetlands and
buffer areas;
(c) Activities that generate
noise shall be located as far from
the wetland and buffer as feasi-
ble. Roads, driveways, parking
lots and loading areas, mechani-
cal or ventilating equipment shall
be located on sides of buildings
away from the wetland, or sepa-
rated by noise attenuating walls;
(d) Light penetration into buffer
areas and wetlands shall be lim-
ited by locating areas requiring
exterior lighting away from the
wetland boundary, or limiting
light mounting heights to a maxi-
mum of four feet (4'). Windows
that will be lit at night should be
minimized on the side of build-
ings facing wetlands and buffers,
or screened as provided below;
(e) Runoff should be routed to
infiltration systems, to the maxi-
mum extent feasible, to provide
groundwater interflow recharge
to wetlands and/or water bodies
and to limit overland flow and
erosion;
(f) Surface or piped stormwater
should be routed to existing con-
veyances or to other areas,
wherever hydraulic gradients al-
low. Where stormwater is routed
to wetlands, system design shall
assure that erosion and sedi-
mentation will be avoided to the
maximum extent feasible;
4-3-090D
3 - 35 (Revised 12/11)
(g) To prevent channelized flow
from lawns and other land-
scaped areas from entering the
buffer, and to prevent washing of
fertilizers, herbicides and pesti-
cides into the buffer, if slopes ad-
jacent to the buffer exceed fifteen
percent (15%), a ten feet (10')
wide swale to intercept runoff or
other effective interception facil-
ity approved by the Administrator
of the Department of Community
and Economic Development or
designee shall be provided at the
edge of the buffer;
(h) Adopt and implement an in-
tegrated pest management sys-
tem including limiting use of
fertilizers, herbicides and pesti-
cides within twenty five feet (25')
of the buffer.
xii. Vegetation Management Plan
Required: In order to maintain effec-
tive buffer conditions and functions, a
vegetation management plan shall
be required for all buffer areas, to in-
clude:
(a) Maintaining adequate cover
of native vegetation including
trees and understory; if existing
tree cover is less than a density
of twenty (20) trees per acre,
planting shall be required con-
sisting of seedlings at a density
of three hundred (300) stems per
acre or the equivalent;
(b) Providing a dense screen of
native evergreen trees at the pe-
rimeter of the buffer if existing
vegetation is not sufficient to pre-
vent viewing adjacent develop-
ment from within the buffer.
Planting shall be required equiv-
alent to two (2) rows of three feet
(3') high stock of native ever-
greens at a triangular spacing of
fifteen feet (15'), or three (3) rows
of gallon containers at a triangu-
lar spacing of eight feet (8').
Fencing may be required if
needed to block headlights or
other sources of light or to pro-
vide an immediate effective vi-
sual screen;
(c) Providing a plan for control
of invasive weeds, and removal
of existing invasive species;
(d) Providing for a monitoring
and maintenance plan for a pe-
riod of at least five (5) years, ex-
cept this provision may be
waived for single family residen-
tial lots at the discretion of the
Administrator of the Department
of Community and Economic De-
velopment or designee.
e. Development Standards for
Aquatic Habitat:
i. Stormwater Requirements: De-
velopment shall provide stormwater
management facilities including wa-
ter quality treatment designed, con-
structed, and maintained in
accordance with the current storm-
water management standards. Water
quality treatment facilities shall be
provided for moderate alteration of
nonconforming structures, uses and
sites as provided for in RMC
4-10-095.
ii. Erosion and Sediment Control
Requirements: Best management
practices for control of erosion and
sedimentation shall be implemented
for all development in shorelines
through approved temporary erosion
and sediment control plan, or admin-
istrative conditions.
iii. Lighting Requirements: Night-
time lighting shall be designed to
avoid or minimize interference with
aquatic life cycles through avoidance
of light sources that shine directly
onto the water. Exterior lighting fix-
tures shall include full cut off devices
such that glare or direct illumination
does not extend into water bodies.
Lighting shall include timers or other
switches to ensure that lights are ex-
tinguished when not in use.
4-3-090D
(Revised 12/11)3 - 36
3. Use Compatibility and Aesthetic Ef-
fects:
a. General: Shoreline use and devel-
opment activities shall be designed and
operated to allow the public’s visual ac-
cess to the water and shoreline and
maintain shoreline scenic and aesthetic
qualities that are derived from natural
features, such as shoreforms and vege-
tative cover.
b. View Obstruction and Visual Qual-
ity: The following standards and criteria
shall apply to developments and uses
within the jurisdiction of the Shoreline
Master Program:
i. View Corridors Required: Where
commercial, industrial, multiple use,
multi-family and/or multi-lot develop-
ments are proposed, primary struc-
tures shall provide for view corridors
between buildings where views of
the shoreline are available from pub-
lic right-of-way or trails.
ii. Maximum Building Height: Build-
ings shall be limited to a height of no
more than thirty five feet (35') above
average finished grade level except
at specific locations specified in Ta-
ble 4-3-090D7a, Shoreline Bulk
Standards.
iii. Minimum Setbacks for Commer-
cial Development Adjacent to Resi-
dential or Park Uses: All new or
expanded commercial development
adjacent to residential use and public
parks shall provide fifteen feet (15')
setbacks from adjacent properties to
attenuate proximity impacts such as
noise, light and glare, and may ad-
dress scale and aesthetic impacts.
Fencing or landscape areas may be
required to provide a visual screen.
iv. Lighting Requirements: Display
and other exterior lighting shall be
designed and operated so as to pre-
vent glare, to avoid illuminating
nearby properties used for noncom-
mercial purposes, and to prevent
hazards for public traffic. Methods of
controlling spillover light include, but
are not limited to, limits on the height
of light structure, limits on light levels
of fixtures, light shields, and screen-
ing.
v. Reflected Lights to Be Limited:
Building surfaces on or adjacent to
the water shall employ materials that
limit reflected light.
vi. Integration and Screening of
Mechanical Equipment: Building me-
chanical equipment shall be incorpo-
rated into building architectural
features, such as pitched roofs, to
the maximum extent feasible. Where
mechanical equipment cannot be in-
corporated into architectural fea-
tures, a visual screen shall be
provided consistent with building ex-
terior materials that obstructs views
of such equipment.
vii. Visual Prominence of Free-
standing Structures to Be Minimized:
Facilities not incorporated into build-
ings including fences, piers, poles,
wires, lights, and other freestanding
structures shall be designed to mini-
mize visual prominence.
viii. Maximum Stair and Walkway
Width: Stairs and walkways located
within shoreline vegetated buffers
shall not exceed four feet (4') in
width; provided, that where ADA re-
quirements apply, such facilities may
be increased to six feet (6') in width.
Stairways shall conform to the exist-
ing topography to the extent feasible.
ix. Other Design Standards: Any
other design standards included in
community plans or regulations
adopted by the City shall be incorpo-
rated.
c. Community Disturbances: Noise,
odors, night lighting, water and land traf-
fic, and other structures and activities
shall be considered in the design plans
and their impacts avoided or mitigated.
d. Design Requirements: Architec-
tural styles, exterior designs, landscaping
patterns, and other aspects of the overall
4-3-090D
3 - 37 (Revised 12/11)
design of a site shall be in conformance
with urban design and other standards
contained in RMC 4-3-100, Urban Design
Regulations, and other applicable provi-
sions of RMC Title IV, Development Reg-
ulations, as well as specific policies and
standards of the Shoreline Master Pro-
gram.
e. Screening Required: The stan-
dards in RMC 4-4-095 concerning
screening of mechanical equipment and
outdoor service and storage areas shall
apply within shorelines with the additional
criteria that the provisions for bringing
structures or sites into conformance shall
occur for minor alteration or renovation
as provided in RMC 4-9-190.
4. Public Access:
a. Physical or Visual Access Re-
quired for New Development: Physical
or visual access to shorelines shall be in-
corporated in all new development when
the development would either generate a
demand for one or more forms of such
access, would impair existing legal ac-
cess opportunities or rights, or is required
to meet the specific policies and regula-
tions of the Shoreline Master Program. A
coordinated program for public access
for specified shoreline reaches is estab-
lished in the Comprehensive Plan,
Shoreline Policy SH-31 Table of Public
Access Objectives by Reach Element,
Policy SH-31 with provisions for public
access, including off-site facilities desig-
nated in the table Public Access Require-
ments by Reach in subsection D4f of this
Section.
b. Public Access Required: Public ac-
cess shall be provided for the following
development, subject to the criteria in
subsection D4d of this Section.
i. Water-dependent uses and de-
velopments that increase public use
of the shorelines and public aquatic
lands, or that would impair existing
legal access opportunities, or that
utilize public harbor lands or aquatic
lands, or that are developed with
public funding or other public re-
sources.
ii. Non-water-dependent develop-
ment and uses shall provide commu-
nity and/or public access consistent
with the specific use standards in
subsection E of this Section, Use
Regulations, unless ecological resto-
ration is provided.
iii. Developments of more than ten
(10) single family residential lots or
single family dwelling units, including
subdivision, within a proposal or a
contiguously owned parcel are re-
quired to provide public access. De-
velopments of more than four (4) but
less than ten (10) single family resi-
dential lots or single family dwelling
units, including subdivision, within a
proposal or a contiguously owned
parcel are required to provide com-
munity access.
iv. Development of any non-single-
family residential development or
use consistent with the specific use
standards in subsection E9 of this
Section, Residential Development.
v. Any use of public aquatic lands,
except as related to single family res-
idential use of the shoreline, includ-
ing docks accessory to single family
residential use.
vi. Publicly financed or subsidized
flood control or shoreline stabilization
shall not restrict public access to the
shoreline and shall include provi-
sions for new public access to the
maximum extent feasible.
vii. Public access provided by
shoreline street ends, public utilities,
and rights-of-way shall not be dimin-
ished by any public or private devel-
opment or use (RCW 35.79.035 and
RCW 36.87.130).
c. Criteria for Modification of Public
Access Requirements: The require-
ments for public access may be modified
as a shoreline conditional use for any ap-
plication in which the following criteria are
demonstrated to be met in addition to the
general criteria for a Shoreline Condi-
tional Use Permit. In cases where a Sub-
4-3-090D
(Revised 12/11)3 - 38
stantial Development Permit is not
required, use of this waiver or modifica-
tion may take place only through a shore-
line variance. It is the responsibility of the
applicant to demonstrate that the criteria
are met. As a condition of modification of
access requirements, contribution to an
off-site public access site shall be re-
quired.
i. Unavoidable health or safety haz-
ards to the public exist that cannot be
prevented by any practical means.
ii. Inherent security requirements of
the use cannot be satisfied through
the application of alternative design
features or other solutions.
iii. The cost of providing the ac-
cess, or mitigating the impacts of
public access, is unreasonably dis-
proportionate to the total long-term
development and operational cost
over the life-span of the proposed de-
velopment.
iv. Significant environmental im-
pacts will result from the public ac-
cess that cannot be mitigated.
v. Significant undue and unavoid-
able conflict between any access
provisions and the proposed use
and/or adjacent uses would occur
and cannot be mitigated.
vi. Prior to determining that public
access is not required, all reasonable
alternatives must be pursued, includ-
ing but not limited to:
(a) Regulating access by such
means as maintaining a gate
and/or limiting hours of use;
(b) Designing separation of
uses and activities (e.g., fences,
terracing, use of one-way glaz-
ing, hedges, landscaping, etc.);
and
(c) Providing for specific facili-
ties for public visual access, in-
cluding viewing platforms that
may be physically separated
from the water’s edge, but only if
access adjacent to the water is
precluded.
d. Design Criteria for Public Access
Sites: Public access shall incorporate
the following location and design criteria:
i. Walkways or Trails Required in
Vegetated Open Space: Public ac-
cess on sites where vegetated open
space is provided along the shoreline
shall consist of a public pedestrian
walkway parallel to the OHWM of the
property. The walkway shall be buff-
ered from sensitive ecological fea-
tures, may be set back from the
water’s edge, and may provide lim-
ited and controlled access to sensi-
tive features and the water’s edge
where appropriate. Fencing may be
provided to control damage to plants
and other sensitive ecological fea-
tures and where appropriate. Trails
shall be constructed of permeable
materials and limited to four feet (4')
to six feet (6') in width to reduce im-
pacts to ecologically sensitive re-
sources.
ii. Access Requirements for Sites
Without Vegetated Open Space:
Public access on sites or portions of
sites not including vegetated open
space shall be not less than ten per-
cent (10%) of the developed area
within shoreline jurisdiction or three
thousand (3,000) square feet, which-
ever is greater, on developments in-
cluding non-water-dependent uses.
For water-dependent uses, the
amount and location may be varied in
accordance with the criteria in sub-
section F3 of this Section. Public ac-
cess facilities shall extend along the
entire water frontage, unless such fa-
cilities interfere with the functions of
water-dependent uses. The mini-
mum width of public access facilities
shall be ten feet (10') and shall be
constructed of materials consistent
with the design of the development;
provided, that facilities addressed in
the Renton Bicycle and Trails Master
Plan shall be developed in accor-
dance with the standards of that plan.
4-3-090D
3 - 39 (Revised 12/11)
iii. Access Requirements for Over-
Water Structures: Public access on
over-water structures on public
aquatic lands, except for docks serv-
ing a single family residence, shall be
provided and may include common
use of walkway areas. Moorage facil-
ities serving five (5) or more vessels
shall provide a publicly accessible
area of at least ten feet (10') at or
near the end of the structure. Public
marinas serving twenty (20) or more
vessels may restrict access to spe-
cific moorage areas for security pur-
poses as long as an area of at least
ten percent (10%) of the over-water
structure is available for public ac-
cess and an area of at least twenty
(20) square feet is provided at or
near the end of the structure. Public
access areas may be used in com-
mon by other users, but may not in-
clude adjacent moorage that
obstructs public access to the edge
of the water or obstructs views of the
water.
iv. Resolution of Different Stan-
dards: Where City trail or transporta-
tion plans and development
standards specify dimensions that
differ from those in subsections D4di,
D4dii, or D4diii of this Section, the
standard that best serves public ac-
cess, while recognizing constraints
of protection and enhancement of
ecological functions, shall prevail.
v. Access Requirements Deter-
mined by Reach: A coordinated pro-
gram for public access for specified
shoreline reaches is established in
the Comprehensive Plan, Shoreline
Management Element, Policy SH-31
Table of Public Access Objectives by
Reach and in subsection D4f of this
Section, Table of Public Access Re-
quirements by Reach:
(a) The City shall utilize the
reach policies for public access
as guidance in applying these
provisions to individual develop-
ment sites.
(b) The City shall utilize the
reach policies for public access
as guidance in planning and im-
plementing public projects.
vi. Fund for Off-Site Public Access:
The City shall provide a fund for off-
site public access and may assess
charges to new development that do
not meet all or part of their public ac-
cess requirements. Such a fund and
charges may be part of or coordi-
nated with park impact fees. Off-site
public access shall be developed in
accordance with the reach policies
for public access.
e. Public Access Development Stan-
dards: Public access facilities shall in-
corporate the following design and other
features:
i. Relation to Other Facilities:
(a) Preferred Location: Public
access shall be located adjacent
to other public areas, accesses,
and connecting trails, connected
to the nearest public street, and
include provisions for handi-
capped and physically impaired
persons, where feasible.
(b) Parking Requirements:
Where public access is within
four hundred feet (400') of a pub-
lic street, on-street public parking
shall be provided, where feasi-
ble. For private developments re-
quired to provide more than
twenty (20) parking spaces, pub-
lic parking may be required in ad-
dition to the required parking for
the development at a ratio of one
space per one thousand (1,000)
square feet of public access area
up to three (3) spaces and at one
space per five thousand (5,000)
square feet of public access area
for more than three (3) spaces.
Parking for public access shall
include the parking spaces near-
est to the public access area and
may include handicapped park-
ing if the public access area is
handicapped accessible.
4-3-090D
(Revised 12/11)3 - 40
(c) Planned Trails to Be Pro-
vided: Where public trails are in-
dicated on the City’s
transportation, park, or other
plans, construction of trails shall
be provided within shoreline and
non-shoreline areas of a site.
ii. Design:
(a) General: Design of public
access shall provide the general
public with opportunity to reach,
touch, and enjoy the water’s
edge and to view the water and
the shoreline from adjacent loca-
tions and shall be as close hori-
zontally and vertically to the
shoreline’s edge as feasible; pro-
vided, that public access does
not adversely affect sensitive
ecological features or lead to an
unmitigated reduction in ecologi-
cal functions.
(b) Privacy: Design shall mini-
mize intrusions on privacy of ad-
jacent use by avoiding locations
adjacent to residential windows
and/or outdoor private residential
open spaces or by screening or
other separation techniques.
iii. Use and Maintenance:
(a) Public Access Required for
Occupancy: Required public ac-
cess sites shall be fully devel-
oped and available for public use
at the time of occupancy of the
use or activity or in accordance
with other provisions for guaran-
teeing installation through a
monetary performance assur-
ance.
(b) Maintenance of Public Ac-
cess Required: Public access fa-
cilities shall be maintained over
the life of the use or develop-
ment. Future actions by succes-
sors in interest or other parties
shall not diminish the usefulness
or value of required public ac-
cess areas and associated im-
provements.
(c) Public Access Must Be Le-
gally Recorded: Public access
provisions on private land shall
run with the land and be re-
corded via a legal instrument
such as an easement, or as a
dedication on the face of a plat or
short plat. Such legal instru-
ments shall be recorded prior to
the time of building occupancy or
plat recordation, whichever
comes first.
(d) Maintenance Responsibil-
ity: Maintenance of the public ac-
cess facility shall be the
responsibility of the owner un-
less otherwise accepted by a
public or nonprofit agency
through a formal recorded agree-
ment.
(e) Hours of Access: Public ac-
cess facilities shall be available
to the public twenty four (24)
hours per day unless an alter-
nate arrangement is granted
though the initial shoreline per-
mitting process for the project.
Changes in access hours pro-
posed after initial permit ap-
proval shall be processed as a
shoreline conditional use.
(f) Signage Required: The
standard State-approved logo or
other approved signs that indi-
cate the public’s right of access
and hours of access shall be in-
stalled and maintained by the
owner. Such signs shall be
posted in conspicuous locations
at public access sites and at the
nearest connection to an off-site
public right-of-way.
f. Public Access Requirements by
Reach: The following table identifies the
performance standards for public access
within the shoreline, and shall be applied
if required by the use regulations or de-
velopment standards of the Shoreline
Master Program.
4-3-090D
3 - 40.1 (Revised 12/11)
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4-3-090D
3 - 40.3 (Revised 12/11)
5. Building and Development Location –
Shoreline Orientation:
a. General: Shoreline developments
shall locate the water-dependent, water-
related, and water-enjoyment portions of
their developments along the shoreline.
Development and use shall be designed
in a manner that directs land alteration to
the least sensitive portions of the site to
maximize vegetation conservation; mini-
mize impervious surfaces and runoff;
protect riparian, nearshore and wetland
habitats; protect wildlife and habitats;
protect archaeological, historic and cul-
tural resources; and preserve aesthetic
values.
b. Design and Performance Stan-
dards:
i. Location of Development: Devel-
opment and use shall be designed in
a manner that directs land alteration
to the least sensitive portions of the
site.
ii. Stream/Lake Study Required: An
assessment of the existing ecologi-
cal functions provided by topo-
graphic, physical, and vegetation
characteristics of the site shall ac-
company development proposals;
provided, that an individual single
family residence on a parcel less
than twenty thousand (20,000)
square feet shall not be subject to
this requirement. Such assessments
shall include the following general in-
formation:
(a) Impacts of the proposed
use/development on ecological
functions with clear designation
of existing and proposed routes
for water flow, wildlife movement,
and other features.
(b) Infrastructure requirements
such as parking, services, light-
ing and other features, together
with the effects of those infra-
structure improvements on
shoreline ecological functions.
iii. Minimization of Site Alteration:
Development shall minimize site al-
teration in sites with substantial unal-
tered natural features by applying the
following criteria:
(a) Vehicle and pedestrian cir-
culation systems shall be de-
signed to limit clearing, grading,
and alteration of topography and
natural features.
(b) Impervious surfacing for
parking lot/space areas shall be
limited through the use of under-
building parking or permeable
surfaces where feasible.
(c) Utilities shall share roadway
and driveway corridors and
rights-of-way wherever feasible.
(d) Development shall be lo-
cated and designed to avoid the
need for structural shoreline sta-
bilization over the life of the de-
velopment. Exceptions may be
made for the limited instances
where stabilization is necessary
to protect allowed uses, particu-
larly water-dependent uses,
where no alternative locations
are available and no net loss of
ecological functions will result.
iv. Location for Accessory Develop-
ment: Accessory development or use
that does not require a shoreline lo-
cation shall be located outside of
shoreline jurisdiction unless such de-
velopment is required to serve ap-
proved water-oriented uses and/or
developments or unless otherwise
allowed in a High Intensity designa-
tion. When sited within shoreline ju-
risdiction, uses and/or developments
such as parking, service buildings or
areas, access roads, utilities, signs
and storage of materials shall be lo-
cated inland away from the land/wa-
ter interface and landward of water-
oriented developments and/or other
approved uses unless a location
closer to the water is reasonably nec-
essary.
4-3-090D
(Revised 12/11)3 - 40.4
v. Navigation and Recreation to Be
Preserved: Shoreline uses shall not
deprive other uses of reasonable ac-
cess to navigable waters. Existing
water-related recreation shall be pre-
served.
6. Archaeological, Historical, and Cul-
tural Resources:
a. Detailed Cultural Assessments
May Be Required: The City will work
with tribal, State, Federal, and other local
governments as appropriate to identify
significant local historical, cultural, and
archaeological sites in observance of ap-
plicable State and Federal laws protect-
ing such information from general public
disclosure. Detailed cultural assess-
ments may be required in areas with un-
documented resources based on the
probability of the presence of cultural re-
sources.
b. Coordination Encouraged: Own-
ers of property containing identified or
probable historical, cultural, or archaeo-
logical sites are encouraged to coordi-
nate well in advance of application for
development to assure that appropriate
agencies such as the Washington State
Department of Archaeology and Historic
Preservation, affected tribes, and historic
preservation groups have ample time to
assess the site and identify the potential
for cultural resources.
c. Detailed Cultural Assessments
Required: Upon receipt of application for
a development in an area of known or
probable cultural resources, the City shall
require a site assessment by a qualified
professional archaeologist or historic
preservation professional and ensure re-
view by qualified parties including the
Washington State Department of Archae-
ology and Historic Preservation, affected
tribes, and historic preservation groups.
d. Work to Stop Upon Discovery: If
historical, cultural, or archaeological sites
or artifacts are discovered in the process
of development, work on that portion of
the site shall be stopped immediately, the
site secured, and the find reported as
soon as possible to the Administrator of
the Department of Community and Eco-
nomic Development or designee. Upon
notification of such find, the property
owner shall notify the Washington State
Department of Archaeology and Historic
Preservation and affected tribes. The Ad-
ministrator of the Department of Commu-
nity and Economic Development or
designee shall provide for a site investi-
gation by a qualified professional and
may provide for avoidance, or conserva-
tion of the resources, in coordination with
appropriate agencies.
e. Access for Educational Purposes
Encouraged: Land owners are encour-
aged to provide access to qualified pro-
fessionals and the general public if
appropriate for the purpose of public ed-
ucation related to a cultural resource
identified on a property.
7. Standards for Density, Setbacks, and
Height:
a. Shoreline Bulk Standards: This ta-
ble establishes the minimum required di-
mensional requirements for development
including all structures and substantial al-
teration of natural topography. Additional
standards may be established in subsec-
tion E of this Section, Use Regulations,
and subsection F of this Section, Shore-
line Modification.
4-3-090D
3 - 40.5 (Revised 12/11)
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No
n
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Bu
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e
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r
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t
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4
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R
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r
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ch
a
p
t
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r
4
-
2
R
M
C
9
Ac
c
e
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o
r
y
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u
i
l
d
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n
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f
t
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1
5
f
t
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1
5
f
t
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S
a
m
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a
s
a
b
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v
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r
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d
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z
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n
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n
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i
n
ch
a
p
t
e
r
4
-
2
R
M
C
9
4-3-090D
(Revised 12/11)3 - 40.6
Ta
b
l
e
N
o
t
e
s
:
1.
A
r
c
h
i
t
e
c
t
u
r
a
l
f
e
a
t
u
r
e
s
o
f
b
u
i
l
d
i
n
g
s
,
s
u
c
h
a
s
e
a
v
e
s
o
r
b
a
l
c
o
n
ie
s
,
a
n
d
o
t
h
e
r
b
u
i
l
d
i
n
g
e
l
e
m
e
n
t
s
a
b
o
v
e
t
h
e
f
i
r
s
t
f
l
o
o
r
m
a
y
p
r
o
j
e
c
t
a
m
a
x
i
m
u
m
o
f
f
i
v
e
f
e
e
t
(5
'
)
i
n
t
o
t
h
e
b
u
f
f
e
r
/
s
e
t
b
a
c
k
a
r
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a
a
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d
i
n
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h
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t
a
b
l
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m
o
d
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c
t
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o
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F
1
o
f
t
h
i
s
S
e
c
t
i
o
n
,
V
e
g
e
t
a
t
i
o
n
C
o
n
se
r
v
a
t
i
o
n
.
2.
S
e
t
b
a
c
k
s
h
a
l
l
b
e
t
h
e
m
a
x
i
m
u
m
d
e
t
e
r
m
i
n
e
d
b
y
t
h
e
s
p
e
c
i
f
i
c
n
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e
d
s
o
f
t
h
e
w
a
t
e
r
-
d
e
p
e
n
d
e
n
t
u
s
e
a
n
d
s
h
a
l
l
n
o
t
a
p
p
l
y
t
o
a
s
t
r
u
c
t
u
r
e
h
ou
s
i
n
g
a
n
y
o
t
h
e
r
u
s
e
.
3.
B
u
i
l
d
i
n
g
s
e
t
b
a
c
k
a
n
d
b
u
f
f
e
r
m
a
y
b
e
b
a
s
e
d
o
n
l
o
t
d
e
p
t
h
a
s
p
r
o
v
i
d
e
d
i
n
s
u
b
s
e
c
t
i
o
n
F
1
c
o
f
t
h
i
s
S
e
c
t
i
o
n
.
4.
W
a
t
e
r
-
o
r
i
e
n
t
e
d
u
s
e
s
m
a
y
b
e
e
s
t
a
b
l
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h
e
d
c
l
o
s
e
r
t
o
O
H
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M
o
n
l
y
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n
ca
s
e
s
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r
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t
h
e
v
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t
a
t
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o
n
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s
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v
a
t
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b
u
f
f
e
r
i
s
v
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r
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e
d
i
n
a
c
c
or
d
a
n
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e
w
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b
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se
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t
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F
1
o
f
t
h
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s
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e
c
t
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o
n
,
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e
g
e
t
a
t
i
o
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C
o
n
s
er
v
a
t
i
o
n
.
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u
i
l
d
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n
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s
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h
a
l
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l
o
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e
r
t
h
a
n
fi
f
t
y
f
e
e
t
(
5
0
'
)
,
e
x
c
e
p
t
a
s
c
o
n
s
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s
t
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n
t
w
it
h
a
M
a
s
t
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r
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t
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l
a
n
ap
p
r
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d
p
r
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d
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o
f
t
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s
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e
c
t
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o
n
.
5.
N
o
n
-
w
a
t
e
r
-
o
r
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e
n
t
e
d
u
s
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s
m
a
y
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s
t
a
b
l
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s
h
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d
c
l
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s
e
r
t
o
O
H
W
M
o
n
ly
i
n
c
a
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s
w
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v
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t
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t
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c
o
n
s
e
r
v
a
t
i
o
n
b
u
f
f
e
r
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s
v
a
r
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d
i
n
a
c
c
o
r
d
a
n
c
e
w
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t
h
su
b
s
e
c
t
i
o
n
F
1
o
f
t
h
i
s
S
e
c
t
i
o
n
,
V
e
g
e
t
a
t
i
o
n
C
o
n
s
e
r
v
a
t
i
o
n
.
B
u
i
l
d
i
n
g
s
sh
a
l
l
b
e
n
o
c
l
o
s
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r
t
h
a
n
s
e
v
e
n
t
y
f
i
v
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f
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e
t
(
7
5
'
)
,
e
x
c
e
p
t
a
s
c
o
ns
i
s
t
e
n
t
w
i
t
h
a
M
a
s
t
e
r
Si
t
e
P
l
a
n
a
p
p
r
o
v
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d
p
r
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o
r
t
o
t
h
e
a
d
o
p
t
i
o
n
o
f
t
h
i
s
S
e
c
t
i
o
n
.
6.
A
d
d
i
t
i
o
n
a
l
h
e
i
g
h
t
m
a
y
b
e
a
l
l
o
w
e
d
i
f
e
s
s
e
n
t
i
a
l
t
o
t
h
e
f
u
n
c
t
i
o
n
of
a
w
a
t
e
r
-
d
e
p
e
n
d
e
n
t
u
s
e
,
e
x
c
e
p
t
a
s
c
o
n
s
i
s
t
e
n
t
w
i
t
h
a
M
a
s
t
e
r
S
i
te
P
l
a
n
a
p
p
r
o
v
e
d
p
r
i
o
r
to
t
h
e
a
d
o
p
t
i
o
n
o
f
t
h
i
s
S
e
c
t
i
o
n
.
Co
v
e
r
a
g
e
S
t
a
n
d
a
r
d
s
Im
p
e
r
v
i
o
u
s
A
r
e
a
w
i
th
i
n
t
h
e
B
u
f
f
e
r
/
Se
t
b
a
c
k
No
t
a
l
l
o
w
e
d
5
%
10
5%
10
5%
10
Go
v
e
r
n
e
d
b
y
un
d
e
r
l
y
i
n
g
z
o
n
i
n
g
i
n
ch
a
p
t
e
r
4
-
2
R
M
C
9
Im
p
e
r
v
i
o
u
s
A
r
e
a
w
i
t
h
i
n
1
0
0
f
t
.
o
f
OH
W
M
–
M
a
x
i
m
u
m
No
t
a
l
l
o
w
e
d
1
0
%
11
50
%
11
50
%
11
Go
v
e
r
n
e
d
b
y
un
d
e
r
l
y
i
n
g
z
o
n
i
n
g
i
n
ch
a
p
t
e
r
4
-
2
R
M
C
9
Lo
t
C
o
v
e
r
a
g
e
f
o
r
B
u
i
l
d
i
n
g
s
w
i
t
h
i
n
10
0
f
t
.
o
f
O
H
W
M
–
M
a
x
i
m
u
m
5%
12
5%
12
25
%
12
No
n
e
12
Go
v
e
r
n
e
d
b
y
un
d
e
r
l
y
i
n
g
z
o
n
i
n
g
i
n
ch
a
p
t
e
r
4
-
2
R
M
C
9
Lo
t
C
o
v
e
r
a
g
e
f
o
r
B
u
i
l
d
i
n
g
s
M
o
r
e
Th
a
n
1
0
0
f
t
.
f
r
o
m
O
H
W
M
–
M
a
x
i
m
u
m
5%
1
5
%
3
5
%
G
o
v
e
r
n
e
d
b
y
un
d
e
r
l
y
i
n
g
z
o
n
i
n
g
i
n
ch
a
p
t
e
r
4
-
2
R
M
C
9
Go
v
e
r
n
e
d
b
y
un
d
e
r
l
y
i
n
g
z
o
n
i
n
g
i
n
ch
a
p
t
e
r
4
-
2
R
M
C
9
Ta
b
l
e
4
-
3
-
0
9
0
D
7
a
–
S
h
o
r
e
l
i
n
e
B
u
l
k
S
t
a
n
d
a
r
d
s
N
a
t
u
r
a
l
U
r
b
a
n
C
o
n
s
e
r
v
a
n
c
y
S
h
o
r
e
l
i
n
e
S
i
n
g
l
e
F
a
m
i
l
y
H
i
g
h
I
n
t
e
n
s
i
t
y
H
i
g
h
I
n
t
e
n
s
i
t
y
I
s
o
l
a
t
e
d
A
q
u
a
t
i
c
4-3-090D
3 - 40.7 (Revised 12/11)
7.
I
f
t
h
e
m
a
x
i
m
u
m
a
l
l
o
w
e
d
h
e
i
g
h
t
i
n
t
h
e
u
n
d
e
r
l
y
i
n
g
z
o
n
i
n
g
i
s
l
e
s
s
th
a
n
t
h
e
m
a
x
i
m
u
m
a
l
l
o
w
e
d
h
e
i
g
h
t
i
n
t
h
e
s
h
o
r
e
l
i
n
e
o
v
e
r
l
a
y
,
a
n
o
n-
s
h
o
r
e
l
i
n
e
v
a
r
i
a
n
c
e
fr
o
m
t
h
e
s
t
a
n
d
a
r
d
i
n
c
h
a
p
t
e
r
4
-
2
R
M
C
,
Z
o
n
i
n
g
D
i
s
t
r
i
c
t
s
–
U
s
e
s
a
n
d
St
a
n
d
a
r
d
s
,
m
u
s
t
b
e
o
b
t
a
i
n
e
d
f
r
om
t
h
e
A
d
m
i
n
i
s
t
r
a
t
o
r
o
f
t
h
e
D
e
p
ar
t
m
e
n
t
o
f
C
o
m
-
mu
n
i
t
y
a
n
d
E
c
o
n
o
m
i
c
D
e
v
e
l
o
p
m
e
n
t
o
r
d
e
s
i
g
n
e
e
t
o
a
l
l
o
w
a
n
y
he
i
g
h
t
o
v
e
r
t
h
e
a
m
o
u
n
t
a
l
l
o
w
e
d
i
n
t
h
e
u
n
d
e
r
l
y
i
n
g
z
o
n
e
.
8.
A
d
d
i
t
i
o
n
a
l
h
e
i
g
h
t
m
a
y
b
e
a
l
l
o
w
e
d
i
f
e
s
s
e
n
t
i
a
l
t
o
t
h
e
f
u
n
c
t
i
o
n
of
a
w
a
t
e
r
-
d
e
p
e
n
d
e
n
t
u
s
e
.
H
e
i
g
h
t
u
p
t
o
t
h
a
t
e
s
t
a
b
l
i
s
h
e
d
i
n
c
h
a
pt
e
r
4
-
2
R
M
C
,
Z
o
n
i
n
g
D
i
s
-
tr
i
c
t
s
–
U
s
e
s
a
n
d
S
t
a
n
d
a
r
d
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4
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4
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2
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4-3-090D
(Revised 12/11)3 - 40.8
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10
.
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p
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t
(
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%
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.
4-3-090D
3 - 40.9 (Revised 12/11)
b. City-Wide Development Stan-
dards: Table 4-3-090D7a replaces the
standards of the underlying zone in chap-
ter 4-2 RMC for those specific standards
enumerated. All other standards of the
Renton development regulations, flood
control regulations, subdivision regula-
tions, health regulations, and other
adopted regulatory provisions apply
within shoreline jurisdiction. In the event
the provisions of the Shoreline Master
Program conflict with provisions of other
City regulations, the more restrictive shall
prevail.
c. Measurement:
i. Horizontal measurement shall be
measured outward on a plane and in
the direction that results in the great-
est dimension from property lines, or
from other features specified.
ii. Height is measured consistent
with the definition of “building height”
in RMC 4-11-020.
d. Activities Exempt from Buffers
and Setbacks: The following develop-
ment activities are not subject to buffers
and setbacks; provided, that they are
constructed and maintained in a manner
that minimizes adverse impacts on
shoreline ecological functions; and pro-
vided further, that they comply with all the
applicable regulations in RMC Title IV:
i. Water-Dependent Development:
Those portions of approved water-
dependent development that require
a location waterward of the OHWM of
streams, rivers, lakes, ponds, marine
shorelines, associated wetlands,
and/or within their associated buff-
ers.
ii. Underground Utilities: Under-
ground utilities, including stormwater
outfalls and conveyance pipes.
iii. Modifications Necessary for
Agency Compliance: Modifications to
existing development that are neces-
sary to comply with environmental re-
quirements of any agency, when
otherwise consistent with the Shore-
line Master Program; provided, that
the Administrator of the Department
of Community and Economic Devel-
opment or designee determines that:
(a) The facility cannot meet the
dimensional standard and ac-
complish the purpose for which it
is intended;
(b) The facility is located, de-
signed, and constructed to meet
specified dimensional standards
to the maximum extent feasible;
and
(c) The modification is in con-
formance with the provisions for
nonconforming development
and uses.
iv. Necessary Access: Roads, rail-
ways, and other essential public fa-
cilities that must cross shorelines
and are necessary to access ap-
proved water-dependent develop-
ment subject to development
standards in subsection E of this
Section, Use Regulations.
v. Stairs and Walkways: Stairs and
walkways not greater than five feet
(5') in width or eighteen inches (18')
in height above grade, except for rail-
ings.
vi. Essential Public Facilities: An
essential public facility or public utility
where the Administrator of the De-
partment of Community and Eco-
nomic Development or designee
determines that:
(a) The facility cannot meet the
dimensional standard and ac-
complish the purpose for which it
is intended; and
(b) The facility is located, de-
signed, and constructed to meet
specified dimensional standards
to the maximum extent feasible.
vii. Shared Moorage: Shared moor-
ages shall not be subject to side yard
setbacks when located on or adja-
4-3-090E
(Revised 12/11)3 - 40.10
cent to a property line shared in com-
mon by the project proponents and
where appropriate easements or
other legal instruments have been
executed providing for ingress and
egress to the facility.
viii. Flood Storage: Approved com-
pensating flood storage areas.
8. Private Property Rights: Regulation of
private property to implement any program
goals such as public access and protection of
ecological functions must be consistent with
all relevant constitutional and other legal lim-
itations. These include, but are not limited to,
property rights guaranteed by the United
States Constitution and the Washington State
Constitution, applicable Federal and State
case law, and State statutes, such as RCW
34.05.328, 43.21C.060, and 82.02.020. The
Administrator of the Department of Commu-
nity and Economic Development or designee
shall have the authority to make findings con-
cerning public access regarding nexus and
proportionality on any shoreline permit.
9. Treaty Rights: Rights reserved or other-
wise held by Indian Tribes pursuant to trea-
ties, executive orders, or statutes, including
right to hunt, fish, gather, and the right to re-
served water, shall not be impaired or limited
by any action taken or authorized by the City
under its Shoreline Master Program, and all
rights shall be accommodated.
E. USE REGULATIONS:
1. Shoreline Use Table: Uses specified in
the table below are subject to the use and de-
velopment standards elsewhere in this Sec-
tion and the policies of the Shoreline Master
Program.
4-3-090E
3 - 40.11 (Revised 12/11)
Ta
b
l
e
4
-
3
-
0
9
0
E
1
S
h
o
r
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l
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a
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:
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Y
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X
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o
h
i
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e
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P
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Ad
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(Revised 12/11)3 - 40.14
IN
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4-3-090E
3 - 40.15 (Revised 12/11)
Ta
b
l
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N
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t
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s
:
1.
P
r
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v
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d
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d
t
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a
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d
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2.
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b
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d
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c
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.
3.
A
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t
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v
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a
p
p
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d
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a
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d
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c
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s
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b
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.
4.
L
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m
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d
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x
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s
t
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g
l
o
t
s
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d
su
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5.
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a
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m
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.
6.
E
x
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7.
A
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4-3-090E
(Revised 12/11)3 - 40.16
2. Aquaculture:
a. No Net Loss Required: Aquaculture
shall not be permitted in areas where it
would result in a net loss of ecological
functions and shall be designed and lo-
cated so as not to spread disease to na-
tive aquatic life, or establish new non-
native species which cause significant
ecological impacts.
b. Aesthetics: Aquaculture facilities
shall not significantly impact the aesthetic
qualities of the shoreline.
c. Structure Requirements: All struc-
tures 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 min-
imum 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 re-
strict other human uses of the water,
such as swimming and/or boating.
iv. They shall be set back appropri-
ate distances from other shoreline
uses, if potential conflicts exist.
3. Boat Launching Ramps:
a. Boat Launching Ramps Shall Be
Public: Any new boat launching ramp
shall be public, except those related to a
marina, water-dependent use, or provid-
ing for hand launching of small boats with
no provisions for vehicles or motorized
facilities.
b. No Net Loss Required: Choice of
sites for boat launching ramps shall en-
sure no net loss of ecological functions
through assessment of the shoreline con-
ditions and impacts of alteration of those
conditions, as well as the disturbance re-
sulting from the volume of boat users.
c. Consideration of Impacts on Adja-
cent Uses: Launch ramps locations shall
consider impacts on adjacent uses in-
cluding:
i. Traffic generation and the ade-
quacy of public streets to service.
ii. Impacts on adjacent uses, in-
cluding noise, light, and glare.
iii. Hours of operation may be re-
stricted to assure compatibility.
iv. Potential impacts on aquatic
habitat, including impacts of distur-
bance by boats using the facility.
d. Water and Shore Characteristics:
i. Water depth shall be deep
enough off the shore to allow use by
boats without maintenance dredging.
ii. Water currents and movement
and normal wave action shall be suit-
able for ramp activity.
e. Topography: The proposed area
shall not present major geological or to-
pographical obstacles to construction or
operation of the ramp. Site adaptation
such as dredging shall be minimized.
f. Design to Ensure Minimal Impact:
The ramp shall be designed so as to al-
low for ease of access to the water with
minimal impact on the shoreline and wa-
ter surface.
g. Surface Materials: The surface of
the ramp may be concrete, precast con-
crete, or other hard permanent sub-
stance. Loose materials, such as gravel
or cinders, will not be used. The material
chosen shall be appropriate considering
the following conditions:
i. Soil characteristics;
ii. Erosion;
iii. Water currents;
iv. Waterfront conditions;
4-3-090E
3 - 40.17 (Revised 12/11)
v. Usage of the ramp;
vi. Durability; and
vii. Avoidance of contamination of
the water.
h. Shore Facilities Required:
i. Adequate on-shore parking and
maneuvering areas shall be provided
based on projected demand. Provi-
sion shall be made to limit use to
available parking to prevent spillover
outside designated parking areas.
ii. Engineering design and site lo-
cation approval shall be obtained
from the appropriate City depart-
ment.
4. Commercial and Community Ser-
vices:
a. Use Preference and Priorities:
New commercial and community ser-
vices developments are subject to the fol-
lowing:
i. Water-Dependent Uses: Water-
dependent commercial and commu-
nity service uses shall be given pref-
erence over water-related and water-
enjoyment commercial and commu-
nity service uses. Prior to approval of
water-dependent uses, the Adminis-
trator of the Department of Commu-
nity and Economic Development or
designee shall review a proposal for
design, layout, and operation of the
use and shall make specific findings
that the use qualifies as a water-de-
pendent use. Water-dependent com-
mercial and community service uses
shall provide public access in a man-
ner that will not interfere with the wa-
ter-dependent aspects of the use.
The portion of a site not required for
water-oriented use may include mul-
tiple use, approved non-water-ori-
ented uses, ecological restoration,
and public access. All uses shall pro-
vide public access in accordance
with subsection D4f of this Section,
Table of Public Access Require-
ments by Reach. On Lake Washing-
ton, multiple use development that
incorporates water-dependent use
within one hundred feet (100') of the
OHWM may not include non-water-
oriented uses at the ground level.
ii. Water-Related Uses: Water-re-
lated commercial and community
service uses shall not be approved if
they displace existing water-depen-
dent uses. Prior to approval of a wa-
ter-related commercial or community
service use, review of the design,
layout, and operation of the use shall
confirm that the use has a functional
requirement for a waterfront location,
or the use provides a necessary ser-
vice supportive of the water-depen-
dent uses, and/or the proximity of the
use to its customers makes its ser-
vices less expensive and/or more
convenient. On Lake Washington, al-
lowed water-related commercial and
community service uses shall be
evaluated in terms of whether the
use facilitates a State-wide interest,
including increasing public access
and public recreational opportunities
in the shoreline.
iii. Water-Enjoyment Uses: Water-
enjoyment commercial and commu-
nity service uses shall not be ap-
proved if they displace existing
water-dependent or water-related
uses or if they occupy space desig-
nated for water-dependent or water-
related use identified in a substantial
development permit or other ap-
proval. Prior to approval of water-en-
joyment uses, review of the design,
layout, and operation of the use shall
confirm that the use facilitates public
access to the shoreline as, or the use
provides for, aesthetic enjoyment of
the shoreline for a substantial num-
ber of people as a primary character-
istic of the use. The ground floor of
the use must be ordinarily open to
the general public and the shoreline-
oriented space within the project
must be devoted to the specific as-
pects of the use that foster shoreline
enjoyment. On Lake Washington, al-
lowed water-enjoyment commercial
uses shall be evaluated in terms of
4-3-090E
(Revised 12/11)3 - 40.18
whether the use facilitates a State-
wide interest, including increasing
public access and public recreational
opportunities in the shoreline.
iv. Non-Water-Oriented Uses: Non-
water-oriented commercial and com-
munity service uses may be permit-
ted where:
(a) Located on a site physically
separated from the shoreline by
another private property in sepa-
rate ownership or a public right-
of-way such that access for wa-
ter-oriented use is precluded;
provided, that such conditions
were lawfully established prior to
the effective date of the Shore-
line Master Program, or estab-
lished with the approval of the
City; or
(b) Proposed on a site where
navigability is severely limited
(i.e., all shoreline rivers and
creeks), the commercial or com-
munity service use provides a
significant public benefit such as
providing public access and/or
ecological restoration; or
(c) The use is part of a multiple
use project that provides signifi-
cant public benefit with respect
to the objectives of the Shoreline
Management Act such as:
(1) Restoration of ecological
functions both in aquatic and up-
land environments that shall pro-
vide native vegetation buffers
according to the standards for
the specific reach as specified in
subsection F1 of this Section,
Vegetation Conservation, and in
accordance with the Restoration
Element of this plan or other
plans and policies including the
WRIA 8 Salmon Restoration
Plans; or
(2) The balance of the water
frontage not devoted to ecologi-
cal restoration and associated
buffers shall be provided as pub-
lic access. Community access
may be allowed subject to the
provisions of subsection E9 of
this Section, Residential Devel-
opment.
b. Over-Water Structures: Over-water
structures are allowed only for those por-
tions of water-dependent commercial
uses that require over-water facilities or
for public recreation and public access
facilities. Non-water-dependent commer-
cial uses shall not be allowed over water
except in limited instances where they
are appurtenant to and necessary in sup-
port of water-dependent uses.
c. Setbacks: Public access adjacent to
the water may be located within the re-
quired setback, subject to the standards
for impervious surface in subsection D7a
of this Section, Setbacks, for non-water-
oriented commercial buildings and shall
be located no closer than one hundred
feet (100') from the OHWM; provided,
this requirement may be modified in ac-
cordance with subsection F1 of this Sec-
tion, Vegetation Conservation.
d. Scenic and Aesthetic Qualities: All
new or expanded commercial and com-
munity services developments shall take
into consideration the scenic and aes-
thetic qualities of the shoreline and com-
patibility with adjacent uses as provided
in subsection D3 of this Section, Use
Compatibility and Aesthetic Effects and
subsection D5 of this Section, Building
and Development Location – Shoreline
Orientation.
5. Industrial Use:
a. Use Preferences and Priorities: In-
dustrial developments shall be permitted
subject to the following:
i. Water-Dependent Uses: New in-
dustrial uses in new structures within
the required setback of the shoreline
must be water-dependent.
ii. Existing Non-Water-Dependent
Uses: Existing non-water-dependent
uses may be retained and expanded,
subject to provisions for nonconform-
4-3-090E
3 - 40.19 (Revised 12/11)
ing uses activities and sites; pro-
vided, that expansion of structures
within the required setback between
the building and the water shall be
prohibited unless it is demonstrated
that the impacts of the expansion can
be mitigated through on-site mea-
sures such as buffer enhancement or
low impact stormwater development.
Changes in use are limited to existing
structures.
iii. Water-Related Uses: Water-re-
lated industrial uses may not be ap-
proved if they displace existing
water-dependent uses. Prior to ap-
proval of a water-related industrial
use, review of the design, layout, and
operation of the use shall confirm
that the use has a functional require-
ment for a waterfront location, or the
use provides a necessary service
supportive of the water-dependent
uses, and/or the proximity of the use
to its customers makes its services
less expensive and/or more conve-
nient. Allowed water-related com-
mercial uses shall be evaluated in
terms of whether the use facilitates a
public interest, including increasing
public access and public recreational
opportunities in the shoreline.
iv. Non-Water-Oriented Uses: Non-
water-oriented industrial uses may
be permitted where:
(a) Located on a site physically
separated from the shoreline by
another private property in sepa-
rate ownership or a public right-
of-way such that access for wa-
ter-oriented use is precluded;
provided, that such conditions
were lawfully established prior to
the effective date of the Shore-
line Master Program; or
(b) On a site that abuts the wa-
ter’s edge where navigability is
severely limited (i.e., all shore-
line rivers and creeks) and where
the use provides significant pub-
lic benefit with respect to the ob-
jectives of the Shoreline
Management Act by:
(1) Restoration of ecological
functions both in aquatic and up-
land environments that shall pro-
vide native vegetation buffers
according to the standards for
the specific reach as specified in
subsection F1 of this Section,
Vegetation Conservation, and in
accordance with the Restoration
Element of this plan and other
plans and policies including the
WRIA 8 and 9 Salmon Restora-
tion Plans; or
(2) The balance of the water
frontage not devoted to ecologi-
cal restoration and associated
buffers shall be provided as pub-
lic access in accordance with
subsection D4 of this Section,
Public Access.
b. Clustering of Non-Water-Oriented
Uses: Any new use of facility or expan-
sion of existing facilities shall minimize
and cluster those water-dependent and
water-related portions of the develop-
ment along the shoreline and place in-
land all facilities which are not water-
dependent.
c. Over-Water Structures: Over-water
structures are allowed only for those por-
tions of water-dependent industrial uses
that require over-water facilities. Any
over-water structure is water-dependent,
is limited to the smallest reasonable di-
mensions, and is subject to shoreline
conditional use approval.
d. Materials Storage: New industrial
development may not introduce exterior
storage of materials outside of buildings
within shoreline jurisdiction, except by
approval of a Shoreline Conditional Use
Permit subject to the additional criteria
that exterior storage is essential to the
use.
e. No Discharge Allowed: Each indus-
trial use shall demonstrate that no spill or
discharge to surface waters will result
from the use or shall demonstrate in the
permit application a specific program to
contain and clean up spills or discharges
4-3-090E
(Revised 12/11)3 - 40.20
of pollutants associated with the indus-
trial use and activity.
f. Offshore Log Storage: Offshore log
storage shall only be allowed only to
serve a processing use and shall be lo-
cated where water depth is sufficient
without dredging, where water circulation
is adequate to disperse polluting wastes
and where they will not provide habitat for
salmonid predators.
g. Scenic and Aesthetic Qualities:
New or expanded industrial develop-
ments shall take into consideration the
scenic and aesthetic qualities of the
shoreline and compatibility with adjacent
uses as provided in subsection D3 of this
Section, Use Compatibility and Aesthetic
Effects, and subsection D5 of this Sec-
tion, Building and Development Location
– Shoreline Orientation.
6. Marinas:
a. Applicability: The standards speci-
fied for marinas shall be applied to all de-
velopment as described below:
i. Joint use single family docks
serving four (4) or more residences.
ii. Any dock allowed for multi-family
uses.
iii. Docks serving all other multiple
use facilities including large boat
launches and mooring buoy fields.
b. Lake Washington: Marinas on Lake
Washington shall be permitted only
when:
i. Detailed analysis of ecological
conditions demonstrate that they will
not result in a net loss of ecological
functions and specifically will not in-
terfere with natural geomorphic pro-
cesses including delta formation, or
adversely affect native and anadro-
mous fish.
ii. Future dredging is not required to
accommodate navigability.
iii. Adequate on-site parking is
available commensurate with the
size and character of moorage facili-
ties provided in accordance with the
parking standards in RMC 4-4-080F.
Parking areas not associated with
loading areas shall be sited as far as
feasible from the water’s edge and
outside of vegetated buffers de-
scribed in subsection F1 of this Sec-
tion, Vegetation Conservation.
iv. Adequate water area is available
commensurate with the actual moor-
age facilities provided.
v. The location of the moorage facil-
ities is adequately served by public
roads.
c. Location Criteria:
i. Marinas shall not be located near
beaches commonly used for swim-
ming unless no alternative location
exists, and mitigation is provided to
minimize impacts to such areas and
protect the public health, safety, and
welfare.
ii. Marinas and accessory uses
shall be located only where adequate
utility services are available, or
where they can be provided concur-
rent with the development.
iii. Marinas, launch ramps, and ac-
cessory uses shall be designed so
that lawfully existing or planned pub-
lic shoreline access is not unneces-
sarily blocked, obstructed, nor made
dangerous.
d. Design Requirements:
i. Marinas shall be designed to re-
sult in no net loss of ecological func-
tions.
ii. Marinas and boat launches shall
provide public access for as many
water-dependent recreational uses
as possible, commensurate with the
scale of the proposal. Features for
such access could include, but are
not limited to: docks and piers, pe-
4-3-090E
3 - 40.21 (Revised 12/11)
destrian bridges to offshore struc-
tures, fishing platforms, artificial
pocket beaches, and underwater div-
ing and viewing platforms.
iii. Dry upland boat storage is pre-
ferred for permanent moorage in or-
der to protect shoreline ecological
functions, efficiently use shoreline
space, and minimize consumption of
public water surface areas unless:
(a) No suitable upland loca-
tions exist for such facilities; or
(b) It is demonstrated that wet
moorage would result in fewer
impacts to ecological functions;
or
(c) It is demonstrated that wet
moorage would enhance public
use of the shoreline.
iv. Marinas, launch ramps, and ac-
cessory uses shall be located and
designed with the minimum neces-
sary shoreline stabilization.
v. Public access shall be required in
accordance with subsection D4 of
this Section, Public Access.
vi. Piers and docks shall meet stan-
dards in subsection E7 of this Sec-
tion, Piers and Docks.
vii. New covered moorage for boat
storage is prohibited. Covered over-
water structures may be permitted
only where vessel construction or re-
pair work is to be the primary activity
and covered work areas are demon-
strated to be the minimum necessary
over-water structures. When feasible
any covered over-water structures
shall incorporate windows, skylights,
or other materials to allow sufficient
light to reach the water’s surface.
e. Operation Requirements:
i. Marinas and other commercial
boating activities shall be equipped
with facilities to manage wastes, in-
cluding:
(a) Marinas with a capacity of
one hundred (100) or more
boats, or further than one mile
from such facilities, shall provide
pump-out, holding, and/or treat-
ment facilities for sewage con-
tained on boats or vessels.
(b) Discharge of solid waste or
sewage into a water body is pro-
hibited. Marinas and boat launch
ramps shall have adequate
restroom and sewage disposal
facilities in compliance with
applicable health regulations.
(c) Garbage or litter recepta-
cles shall be provided and main-
tained by the operator at
locations convenient to users.
(d) Disposal or discarding of
fish or shellfish cleaning wastes,
scrap fish, viscera, or unused
bait into water or in other than
designated garbage receptacles
near a marina or launch ramp is
prohibited.
(e) Public notice of all regula-
tions pertaining to handling and
disposal of waste, sewage, fuel,
oil or toxic materials shall be re-
viewed and approved and
posted where all users may eas-
ily read them.
ii. Fail safe facilities and proce-
dures for receiving, storing, dispens-
ing, and disposing of oil or hazardous
products, as well as a spill response
plan for oil and other products, shall
be required of new marinas and ex-
pansion or substantial alteration of
existing marinas. Handling of fuels,
chemicals, or other toxic materials
must be in compliance with all appli-
cable Federal and State water quality
laws as well as health, safety, and
engineering requirements. Rules for
spill prevention and response, in-
cluding reporting requirements, shall
be posted on site.
4-3-090E
(Revised 12/11)3 - 40.22
7. Piers and Docks:
a. General Criteria for Use and Ap-
proval of All New or Expanded Piers
and Docks:
i. Piers and docks shall be de-
signed to minimize interference with
the public use and enjoyment of the
water surface and shoreline, nor cre-
ate a hazard to navigation.
ii. The dock or pier shall not result
in the unreasonable interference with
the use of adjacent docks and/or
piers.
iii. The use of floating docks in lieu
of other types of docks is to be en-
couraged in those areas where sce-
nic values are high and where
substantial conflicts with recreational
boaters and fishermen will not be
created.
iv. The expansion of existing piers
and docks is preferred over the con-
struction of new.
v. The responsibility rests on the
applicant to affirmatively demon-
strate the need for the proposed pier
or dock in his/her application for a
permit, except for a dock accessory
to a single family residence on an ex-
isting lot.
vi. All piers and docks shall result
in no net loss of ecological functions.
Docks, piers, and mooring buoys, in-
cluding those accessory to single
family residences, shall avoid, or if
that is not possible, minimize and
mitigate adverse impacts to shoreline
ecological functions such that no net
loss of ecological functions results.
vii. Over-water construction not re-
quired for moorage purposes is regu-
lated as a recreation use.
viii. New or expanded piers and
docks allowed for water-dependent
uses shall be consistent with the fol-
lowing criteria:
(a) Water-dependent uses
shall specify the specific need for
over-water location and shall be
restricted to the minimum size
necessary to meet the needs of
the proposed water-dependent
use.
(b) Water-related, water-enjoy-
ment and multiple uses may be
allowed as part of a dock or pier
to serve as water-dependent use
structures where they are clearly
auxiliary to and in support of wa-
ter-dependent uses, provided
the minimum size requirement
needed to meet the water-de-
pendent use is not violated.
(c) Public access is required
over all docks utilizing public
aquatic lands that serve water-
dependent uses, water-enjoy-
ment uses and multiple uses,
provided it does not preclude the
water-dependent use.
(d) The dock or pier length
shall not extend beyond a length
necessary to provide reasonable
and safe moorage.
b. Additional Criteria for New or Ex-
panded Residential Docks:
i. Single Family Docks:
(a) Single Family Joint Use
Docks: A pier or dock which is
constructed for private recre-
ation moorage associated with a
single family residence, for pri-
vate joint use by two or more sin-
gle family waterfront property
owners, or a community pier or
dock in new waterfront single
family subdivision, is considered
a water-dependent use; pro-
vided, that it is designed and
used only as a facility to access
watercraft owned by the occu-
pants, and to incidental use by
temporary guests. No fees or
other compensation may be
charged for use by nonresidents
4-3-090E
3 - 40.23 (Revised 12/11)
of piers or docks accessory to
residences.
(b) Individual Single Family
Docks: 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:
(1) A new dock providing for
private recreational moorage for
an individual lot may not be per-
mitted in subdivisions approved
on or before January 28, 1993,
unless shared moorage is not
available, and there is no home-
owners association or other cor-
porate entity capable of
developing shared moorage.
(2) A new dock shall not be al-
lowed for an individual lot in
cases where a joint use dock has
been constructed to serve the
subject lot.
(3) Prior to approval of a new
dock for private recreational
moorage for an individual lot, the
owner should demonstrate that
adjacent owners have been con-
tacted and they have declined to
develop or utilize a shared dock.
Such information should be pro-
vided in the project narrative at
the time of permit submittal.
(4) A new dock should be ap-
proved only in cases where use
of a mooring buoy is demon-
strated to be impractical for re-
ducing over-water coverage.
ii. Multi-Family Docks: Multi-family
residential use is not considered a
water-dependent use under the
Shoreline Management Act and
moorage for multi-family residential
use shall be provided only when the
following criteria are met:
(a) The dock provides a public
benefit of shoreline ecological
enhancement in the form of veg-
etation conservation buffer en-
hancement in accordance with
subsection F1 of this Section,
Vegetation Conservation, and/or
public access in accordance with
subsection D4 of this Section,
Public Access;
(b) Moorage at the proposed
dock shall be limited to residents
of the apartments, condomini-
ums, or similar developments for
which the dock was built;
(c) Multi-family moorage serv-
ing more than four (4) vessels
meets the criteria for the ap-
proval of marinas in subsection
E6 of this Section, Marinas.
iii. Shared Docks Required for New
Development: Shared moorage shall
be provided for all new residential de-
velopments of more than two (2) sin-
gle family dwelling units. New
subdivisions shall contain a restric-
tion on the face of the plat prohibiting
individual docks. A site for shared
moorage shall be owned in undivided
interest by property owners within
the subdivision. Shared moorage fa-
cilities shall be available to property
owners in the subdivision for commu-
nity access and may be required to
provide public access depending on
the scale of the facility. If shared
moorage is provided, the applicant/
proponent shall file at the time of plat
recordation a legally enforceable
joint use agreement. Approval shall
be subject to the following criteria:
(a) Shared moorage to serve
new development shall be lim-
ited to the amount of moorage
needed to serve lots with water
frontage. Shared moorage use
by upland property owners shall
be reviewed as a marina.
(b) As few shared docks as
possible shall be developed. De-
velopment of more than one
dock shall include documenta-
tion that a single dock would not
accommodate the need or that
4-3-090E
(Revised 12/11)3 - 40.24
adverse impacts on ecological
functions would result from the
size of dock required.
(c) The size of a dock must
consider the use of mooring
buoys for some or all moorage
needs and the use of all or part of
the dock to allow tender access
to mooring buoys.
(d) Public access shall be pro-
vided over all shared docks utiliz-
ing public aquatic lands that
accommodate five (5) or more
vessels.
c. Design Criteria – General:
i. Pier Type: All piers and docks
shall be built of open pile construc-
tion except that floating docks may
be permitted where there is no dan-
ger of significant damage to an eco-
system, where scenic values are
high and where one or more of the
following conditions exist:
(a) Extreme water depth, be-
yond the range of normal length
piling.
(b) A soft bottom condition,
providing little support for piling.
(c) Bottom conditions that ren-
der it not feasible to install piling.
ii. Construction and Maintenance:
All piers and docks shall be con-
structed and maintained in a safe
and sound condition.
iii. Approach: Approaches to piers
and docks shall consist of ramps or
other structures that span the entire
foreshore to the point of intersection
with stable upland soils. Limited fill or
excavation may be allowed landward
of the OHWM to match the upland
with the elevation of the pier or dock.
iv. Materials: Applicants for the new
construction or extension of piers
and docks or the repair and mainte-
nance of existing docks shall use ma-
terials that will not adversely affect
water quality or aquatic plants and
animals over the long term. Materials
used for submerged portions of a pier
or dock, decking, and other compo-
nents that may come in contact with
water shall be approved by applica-
ble State agencies for use in water to
avoid discharge of pollutants from
wave splash, rain or runoff. Wood
treated with creosote, pentachlo-
rophenol or other similarly toxic ma-
terials is prohibited. Pilings shall be
constructed of untreated materials,
such as untreated wood, approved
plastic composites, concrete or steel.
v. Pilings: Pile spacing shall be the
maximum feasible to minimize shad-
ing and avoid a “wall” effect that
would block or baffle wave patterns,
currents, littoral drift, or movement of
aquatic life forms, or result in struc-
ture damage from driftwood impact
or entrapment. The first piling set
shall be spaced at the maximum dis-
tance feasible to minimize shading
and shall be no less than eighteen
feet (18'). Pilings beyond the first set
of piles shall minimize the size of the
piles and maximize the spacing be-
tween pilings to the extent allowed by
site-specific engineering or design
considerations.
vi. Minimization of Nearshore Im-
pacts: In order to minimize impacts
on nearshore areas and avoid reduc-
tion in ambient light level:
(a) The width of piers, docks,
and floats shall be the minimum
necessary to serve the proposed
use.
(b) Ramps shall span as much
of the nearshore as feasible.
(c) Dock surfaces shall be de-
signed to allow light penetration.
(d) Lights shall avoid illuminat-
ing the water surface. Lighting
facilities shall be limited to the
minimum extent necessary to lo-
cate the pier or dock at night for
4-3-090E
3 - 40.25 (Revised 12/11)
docks serving residential uses.
Lighting to serve water-depen-
dent uses shall be the minimum
required to accommodate the
use and may not be used when
the water-dependent aspects of
the use are not in operation.
vii. Covered Moorage: Covered
moorage is not allowed on any moor-
age facility unless translucent materi-
als are used that allow light
penetration through the canopy, or
through the roof of legal, pre-existing
boat houses. Temporary vessel cov-
ers must be attached to the vessel.
New boat houses are not allowed.
viii. Seaplane Moorage: Seaplane
moorage may be accommodated at
any dock that meets the standards of
the Shoreline Master Program.
ix. Other Agency Requirements: If
deviation from the design standards
specified in subsection E7 of this
Section, Piers and Docks, is ap-
proved by another agency with per-
mitting authority, such as the
Washington Department of Fish and
Wildlife or the U.S. Army Corps of
Engineers, it shall be approved with a
variance, subject to all conditions
and requirements of those permitting
agencies.
d. Design Standards:
Single Family
Joint Use and
Community Docks
Commercial and
Industrial Docks –
Water-Dependent
Uses
Non-Water-
Dependent Uses
WHEN ALLOWED
Maximum of one pier
or dock per
developed waterfront
lot or ownership.
A joint use dock may be
constructed for two (2)
or more contiguous
waterfront properties
and may be located on a
side property line, or
straddling a side
property line, common
to both properties or be
provided with an access
easement for all lots
served.1
Joint use docks or piers
serving more than four
(4) residences shall be
regulated as marinas.
Water-dependent
commercial and
industrial uses may
develop docks and
piers to the extent that
they are required for
water-dependent use.
Public access shall be
provided in accordance
with subsection D4 of
this Section, Public
Access.
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
4-3-090E
(Revised 12/11)3 - 40.26
LENGTH – MAXIMUM
Docks and
Piers
Minimum needed to
provide moorage for
a single family
residence, a
maximum of one ell
and two (2) fingers.
Maximum: 80 ft. from
OHWM.2
Minimum needed to
provide moorage for the
single family residences
or community being
served. Maximum: 80 ft.
from OHWM.2
Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application. Maximum:
120 ft. from OHWM.2
Facilities adjacent to a
designated harbor
area: The dock or pier
may extend to the
lesser of:
a) The general
standard, above; or
b) The inner harbor line
or such point beyond
the inner harbor line as
is allowed by formal
authorization by the
Washington State
Department of Natural
Resources (DNR) or
other agency with
jurisdiction.
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
Ells and
Fingers
26 ft. 26 ft. Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Floats 20 ft. 20 ft. Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Single Family
Joint Use and
Community Docks
Commercial and
Industrial Docks –
Water-Dependent
Uses
Non-Water-
Dependent Uses
4-3-090E
3 - 40.27 (Revised 12/11)
WIDTH
Docks and
Piers
4 ft.4 6 ft. Maximum walkway: 8
ft., but 12 ft. if vehicular
access is required for
the approved use.3
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
Ells and
Floats
6 ft. 6 ft. Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Fingers 2 ft. 2 ft. Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Ramp
Connecting
a Pier/Dock
to a Float
3 ft. for walkway, 4 ft.
total
3 ft. for walkway, 4 ft.
total
Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
PILINGS – MAXIMUMS
Mooring
Piles
Two (2) piles, up to
12 in. in diameter,
installed within 24 ft.
of a dock or pier and
out of the nearshore
area.
Four (4) piles, up to 12
in. in diameter, installed
within 24 ft. of a dock or
pier and out of the
nearshore area.
Minimum needed to
serve specific vessels
or other water-
dependent uses
specified in the
application.
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
Single Family
Joint Use and
Community Docks
Commercial and
Industrial Docks –
Water-Dependent
Uses
Non-Water-
Dependent Uses
4-3-090E
(Revised 12/11)3 - 40.28
Table Notes:
1. A joint use ownership agreement or covenant shall be executed and recorded with the King County
Assessor’s Office prior to the issuance of permits. A copy of the recorded agreement shall be provided
to the City. Such documents shall specify ownership rights and maintenance provisions, including:
specifying the parcels to which the agreement shall apply; providing that the dock shall be owned
jointly by the participating parcels and that the ownership shall run with the land; providing for ease-
ments to access the dock from each lot served and provide for access for maintenance; providing
apportionment of construction and maintenance expenses; and providing a means for resolution of
disputes, including arbitration and filing of liens and assessments.
2. Maximum length is eighty feet (80') unless a depth of ten feet (10') cannot be obtained. In such cir-
cumstances the dock may be extended until the water depth reaches a point of ten feet (10') in depth
at ordinary low water.
3. Additional width may be allowed to accommodate public access in addition to the water-dependent
use.
4. That portion of a pier or dock beyond thirty feet (30') from OHWM may be up to six feet (6') wide, with-
out a variance, if approved by the U.S. Army Corps of Engineers or the Washington Department of
Fish and Wildlife; or a pier or dock may be six feet (6') wide, waterward from land, without a variance,
if the property owner qualifies for State disabled accommodations.
e. Maintenance and Repair of Docks:
Existing docks or piers that do not comply
with these regulations may be repaired in
accordance with the criteria below.
i. When the repair and/or replace-
ment of the surface area exceeds
thirty percent (30%) of the surface
area of the dock/pier, light penetrat-
ing materials must be used for all re-
placement decking. For floating
docks, light penetrating materials
shall be used where feasible, and as
long as the structural integrity of the
dock is maintained.
ii. When the repair involves re-
placement of the surfacing materials
only, there is no requirement to bring
the dock/pier into conformance with
dimensional standards of this Sec-
tion.
iii. When the repair/replacement in-
volves the replacement of more than
fifty percent (50%) of the pilings, or
more, the entire structure shall be re-
placed in compliance with these reg-
ulations. For floating docks, when the
repair/replacement involves replace-
ment of more than fifty percent (50%)
SETBACKS – MINIMUMS
Side
Setback
No portion of a pier or
dock may lie closer
than 5 ft. to an
adjacent property
line and may not
interfere with
navigation.
No portion of a pier or
dock may lie closer than
5 ft. to an adjacent
property line and may
not interfere with
navigation.
No portion of a pier or
dock may lie closer
than 30 ft. to an
adjacent property line.
Docks are not
allowed unless they
provide public
access or public
water recreation use.
Such docks and piers
are subject to the
performance
standards for over-
water structures for
recreation in
subsection E8 of this
Section, Recreation.
Single Family
Joint Use and
Community Docks
Commercial and
Industrial Docks –
Water-Dependent
Uses
Non-Water-
Dependent Uses
4-3-090E
3 - 40.29 (Revised 12/11)
of the total supporting structure (in-
cluding floats, pilings, or cross-bars),
the entire structure shall be replaced
in compliance with these regulations.
iv. When the existing dock/pier is
moved or expanded or the shape re-
configured, the entire structure shall
be replaced in compliance with these
regulations.
f. Buoy and Float Regulations:
i. Buoys Preferred: The use of
buoys for moorage is preferable to
piers, docks, or floats and buoys may
be sited under a shoreline exemption
instead of a Substantial Develop-
ment Permit, provided they do not
exceed the cost threshold.
ii. Floats: Floats shall be allowed
under the following conditions:
(a) The float is served by a
dock attached to the shore for
use of only a tender. The dock
shall be the minimum length to
allow access to a tender and
may not exceed a length of forty
feet (40').
(b) Floats shall be anchored to
allow clear passage on all sides
by small watercraft.
(c) Floats shall not exceed a
maximum of one hundred (100)
square feet in size. A float pro-
posed for joint use between adja-
cent property owners may not
exceed one hundred and fifty
(150) square feet per residence.
Floats for public use shall be
sized in order to provide for the
specific intended use and shall
be limited to the minimum size
necessary.
(d) A single family residence
may only have one float.
(e) Floats shall not be located a
distance of more than eighty feet
(80') beyond the OHWM, except
public recreation floats.
g. Variance to Dock and Pier Dimen-
sions:
i. Requests for greater dock and
pier dimensions than those specified
above may be submitted as a shore-
line variance application, unless oth-
erwise specified.
ii. Any greater dimension than
those listed above may be allowed
subject to findings that a variance re-
quest complies with:
(a) The general criteria for
shoreline variance approval in
RMC 4-9-190I4.
(b) The additional criteria that
the allowed dock or pier cannot
reasonably provide the purpose
for which it is intended without
specific dimensions to serve
specific aspects of a water-de-
pendent use.
(c) Meets the general criteria
for all new and expanded piers
and docks in subsection E7a of
this Section.
8. Recreation:
a. When Allowed: Recreation activi-
ties are allowed when:
i. There is no net loss of ecological
functions, including on- and off-site
mitigation.
ii. Water-related and water-enjoy-
ment uses do not displace water-de-
pendent uses and are consistent with
existing water-related and water-en-
joyment uses.
iii. The level of human activity in-
volved in passive or active recreation
shall be appropriate to the ecological
features and shoreline environment.
iv. State-owned shorelines shall be
recognized as particularly adapted to
providing wilderness beaches, eco-
logical study areas, and other recre-
4-3-090E
(Revised 12/11)3 - 40.30
ational uses for the public in
accordance with RCW 90.58.100(4).
b. Location Relative to the Shore-
line: Activities provided by recreational
facilities must bear a substantial relation-
ship to the shoreline, or provide physical
or visual access to the shoreline.
i. Water-dependent recreation such
as fishing, swimming, boating, and
wading should be located on the
shoreline.
ii. Water-related recreation such as
picnicking, hiking, and walking
should be located near the shoreline.
iii. Non-water-related recreation fa-
cilities shall be located inland. Recre-
ational facilities with large grass
areas, such as golf courses and play-
ing fields, and facilities with exten-
sive impervious surfaces shall
observe vegetation management
standards providing for native vege-
tation buffer areas along the shore-
line.
c. Over-Water Structures: Over-water
structures for recreation use shall be al-
lowed only when:
i. They allow opportunities for sub-
stantial numbers of people to enjoy
the shorelines of the State.
ii. They are not located in or adja-
cent to areas of exceptional ecologi-
cal sensitivity, especially aquatic and
wildlife habitat areas.
iii. They are integrated with other
public access features, particularly
when they provide limited opportuni-
ties to approach the water’s edge in
areas where public access is set
back to protect sensitive ecological
features at the water’s edge.
iv. No net loss of ecological func-
tions will result.
d. Public Recreation: Public recre-
ation uses shall be permitted within the
shoreline only when the following criteria
are considered:
i. The natural character of the
shoreline is preserved and the re-
sources and ecology of the shoreline
are protected.
ii. Accessibility to the water’s edge
is provided consistent with public
safety needs and in consideration of
natural features.
iii. Recreational development shall
be of such variety as to satisfy the di-
versity of demands of the local com-
munity.
iv. Water-related and water-enjoy-
ment uses do not displace water-de-
pendent uses and uses are
consistent with existing water-related
and water-enjoyment uses.
v. Recreational development is lo-
cated and designed to minimize det-
rimental impact on the adjoining
property.
vi. The development provides park-
ing and other necessary facilities to
handle the designed public use.
vii. Effects on private property are
consistent with all relevant constitu-
tional and other legal limitations on
regulation or acquisition of private
property.
viii. Public parks and other public
lands shall be managed in a manner
that provides a balance between pro-
viding opportunities for recreation
and restoration and enhancement of
the shoreline. Major park develop-
ment shall be approved only after a
master planning process that pro-
vides for a balance of these ele-
ments.
e. Private Recreation:
i. Private recreation uses and facili-
ties that exclude the public from pub-
lic aquatic lands are prohibited.
Private recreation uses that utilize
4-3-090E
3 - 40.31 (Revised 12/11)
public aquatic lands shall provide
public access in accordance with cri-
teria in subsection D4 of this Section,
Public Access.
ii. Private recreational uses open to
the public shall be permitted only
when the following standards are
met:
(a) There is no net loss of eco-
logical functions, including on-
and off-site.
(b) There is reasonable public
access provided to the shoreline
at no fee for sites providing rec-
reational uses that are fee sup-
ported, including access along
the water’s edge where appropri-
ate. In the case of Lake Wash-
ington, significant public access
shall be provided in accordance
with public access criteria in sub-
section D4 of this Section, Public
Access.
(c) The proposed facility will
have no significant detrimental
effects on adjacent parcels and
uses.
(d) Adequate, screened, and
landscaped parking facilities that
are separated from pedestrian
paths are provided.
(e) Recreational uses are en-
couraged in multiple use com-
mercial development.
9. Residential Development:
a. Single Family Priority Use and
Other Residential Uses: Single family
residences are a priority on the shoreline
under the Shoreline Management Act
(RCW 90.58.020). All other residential
uses are subject to the preference for wa-
ter-oriented use and must provide for
meeting the requirements for ecological
restoration and/or public access.
b. General Criteria: Residential devel-
opments shall be allowed only when:
i. Density and other characteristics
of the development are consistent
with the Renton Comprehensive
Plan and Zoning Code.
ii. Residential structures shall pro-
vide setbacks and buffers as pro-
vided in subsection D7a of this
Section, Shoreline Bulk Standards,
or as modified under subsection F1
of this Section, Vegetation Conserva-
tion.
c. Public Access Required: Unless
deemed inappropriate due to health,
safety, or environmental concerns, new
single family residential developments,
including subdivision of land for ten (10)
or more parcels, shall provide public ac-
cess in accordance with subsection D4 of
this Section, Public Access. Unless
deemed inappropriate due to health,
safety or environmental concerns, new
multi-family developments shall provide a
significant public benefit such as provid-
ing public access and/or ecological resto-
ration along the water’s edge. For such
proposed development, a community ac-
cess plan may be used to satisfy the pub-
lic access requirement if the following
written findings are made by the Adminis-
trator of the Department of Community
and Economic Development or designee:
i. The community access plan al-
lows for a substantial number of peo-
ple to enjoy the shoreline; and
ii. The balance of the waterfront not
devoted to public and/or community
access shall be devoted to ecological
restoration.
d. Shoreline Stabilization Prohibited:
New residential development shall not re-
quire new shoreline stabilization. Devel-
opable portions of lots shall not be
subject to flooding or require structural
flood hazard reduction measures within a
channel migration zone or floodway to
support intended development during the
life of the development or use. Prior to
approval, geotechnical analysis of the
site and shoreline characteristics shall
demonstrate that new shoreline stabiliza-
tion is unlikely to be necessary for each
4-3-090E
(Revised 12/11)3 - 40.32
new lot to support intended development
during the life of the development or use.
e. Critical Areas: New residential de-
velopment shall include provisions for
critical areas including avoidance, set-
backs from steep slopes, bluffs, landslide
hazard areas, seismic hazard areas, ri-
parian and marine shoreline erosion ar-
eas, and shall meet all applicable
development standards. Setbacks from
hazards shall be sufficient to protect
structures during the life of the structure
(one hundred (100) years).
f. Vegetation Conservation: All new
residential lots shall meet vegetation con-
servation provisions in subsection F1 of
this Section, Vegetation Conservation, in-
cluding the full required buffer area to-
gether with replanting and control of
invasive species within buffers to ensure
establishment and continuation of a veg-
etation community characteristic of a na-
tive climax community. Each lot must be
able to support intended development
without encroachment on vegetation con-
servation areas, except for public trains
and other uses allowed within such ar-
eas. Areas within vegetation conserva-
tion areas shall be placed in common or
public ownership when feasible.
g. New Private Docks Restricted: All
new subdivisions shall record a prohibi-
tion on new private docks on the face of
the plat. An area reserved for shared
moorage may be designated if it meets all
requirements of the Shoreline Master
Program including demonstration that
public and private marinas and other
boating facilities are not sufficient to meet
the moorage needs of the subdivision.
h. Floating Residences Prohibited:
Floating residences are prohibited.
10. Transportation:
a. General Standards: New and ex-
panded transportation facilities shall be
designed to achieve no net loss of eco-
logical functions within the shoreline. To
the maximum extent feasible the follow-
ing standards shall be applied to all trans-
portation projects and facilities:
i. Facilities shall be located outside
of the shoreline jurisdiction and as far
from the land/water interface as pos-
sible. Expansion of existing transpor-
tation facilities shall include analysis
of system options that assess the po-
tential for alternative routes outside
shoreline jurisdiction or set back fur-
ther from the land/water interface.
ii. Facilities shall be located and de-
signed to avoid significant natural,
historical, archaeological, or cultural
sites, and mitigate unavoidable im-
pacts.
iii. Facilities shall be designed and
maintained to prevent soil erosion, to
permit natural movement of ground-
water, and not adversely affect water
quality or aquatic plants and animals
over the life of the facility.
iv. All debris and other waste mate-
rials from construction shall be dis-
posed of in such a way as to prevent
their entry by erosion into any water
body and shall be specified in sub-
mittal materials.
v. Facilities shall avoid the need for
shoreline protection.
vi. Facilities shall allow passage of
flood waters, fish passage, and wild-
life movement by using bridges with
the longest span feasible or when
bridges are not feasible, culverts and
other features that provide for these
functions.
vii. Facilities shall be designed to
accommodate as many compatible
uses as feasible, including, but not
limited to: utilities, viewpoint, public
access, or trails.
b. Roads:
i. New public or private roads and
driveways shall be located inland
from the land/water interface, prefer-
ably out of the shoreline, unless:
(a) Perpendicular water cross-
ings are required for access to
4-3-090E
3 - 40.33 (Revised 12/11)
authorized uses consistent with
the Shoreline Master Program;
or
(b) Facilities are primarily ori-
ented to pedestrian and nonmo-
torized use and provide an
opportunity for a substantial
number of people to enjoy shore-
line areas, and are consistent
with policies and regulations for
ecological protection.
ii. Road locations shall be planned
to fit the topography, where possible,
in order that minimum alteration of
existing natural conditions will be
necessary.
iii. RCW 36.87.130 prohibits vaca-
tion of any right-of-way that abuts
freshwater except for port, recre-
ational, educational or industrial pur-
poses. Therefore, development,
abandonment, or alteration of unde-
veloped road ends within Shoreline
Master Program jurisdiction is pro-
hibited unless an alternate use is ap-
proved in accordance with the
Shoreline Master Program.
c. Railroads: New or expanded rail-
roads shall be located inland from the
land/water interface and out of the shore-
line where feasible. Expansion of the
number of rails on an existing right-of-
way shall be accompanied by meeting
the vegetation conservation provisions
for moderate expansion of nonconform-
ing uses in RMC 4-10-095, Nonconform-
ing Uses, Activities, Structures and Sites.
d. Trails:
i. Trails that provide public access
on or near the water shall be located,
designed, and maintained in a man-
ner that protects the existing environ-
ment and shoreline ecological
functions. Preservation or improve-
ment of the natural amenities shall be
a basic consideration in the design of
shoreline trails.
ii. The location and design of trails
shall create the minimum impact on
adjacent property owners including
privacy and noise.
iii. Over-water structures may be
provided for trails in cases where:
(a) Key trail links for local or re-
gional trails must cross streams,
wetlands, or other water bodies.
(b) For interpretive facilities.
(c) To protect sensitive riparian
and wetland areas from the ad-
verse impacts of at grade trails,
including soil compaction, ero-
sion potential and impedance of
surface and groundwater move-
ment.
iv. Trail width and surface materials
shall be appropriate for the context
with narrow soft surface trails in ar-
eas of high ecological sensitivity
where the physical impacts of the
trail and the number of users should
be minimized with wider hard-sur-
faced trails with higher use located in
less ecologically sensitive areas.
e. Parking:
i. When Allowed: Parking facilities
in shorelines are not a preferred use
and shall be allowed only as neces-
sary to serve an authorized primary
use.
ii. Public Parking:
(a) In order to encourage public
use of the shoreline, public park-
ing is to be provided at frequent
locations on public streets, at
shoreline viewpoints, and at trail-
heads.
(b) Public parking facilities
shall be located as far as feasible
from the shoreline unless park-
ing areas close to the water are
essential to serve approved rec-
reation and public access. In
general, only handicapped park-
ing should be located near the
land/water interface with most
4-3-090E
(Revised 12/11)3 - 40.34
other parking located within
walking distance and outside of
vegetation conservation buffers
provided in subsection F1 of this
Section, Vegetation Conserva-
tion.
(c) Public parking facilities shall
be designed and landscaped to
minimize adverse impact upon
the shoreline and adjacent lands
and upon the water view.
iii. Private Parking:
(a) Private parking facilities
should be located away from the
shoreline unless parking areas
close to the water are essential
to serve approved uses and/or
developments. When sited within
shoreline jurisdiction, parking
shall be located inland away
from the land/water interface and
landward of water-oriented de-
velopments and/or other ap-
proved uses.
(b) Surface parking areas shall
be located and designed to mini-
mize visual impacts as viewed
from the shoreline and from
views of the shoreline from up-
land properties.
(c) Parking structures shall be
located outside of shoreline veg-
etation conservation buffers and
behind or within the first row of
buildings between the water and
the developed portions of a site
and designed such that the front-
age visible from the shoreline ac-
commodates other uses and
parked cars are not visible from
that frontage.
(d) Parking lot design, land-
scaping and lighting shall be
governed by the provisions of
chapter 4-4 RMC and the provi-
sions of the Shoreline Master
Program.
f. Aviation:
i. Prohibited Near Natural or Urban
Conservancy Areas: Aviation facili-
ties are prohibited within two hun-
dred feet (200') of a Natural or Urban
Conservancy Shoreline Overlay Dis-
trict.
ii. Airports:
(a) A new airport shall not be
allowed to locate within the
shoreline; however, an airport al-
ready located within a shoreline
shall be permitted.
(b) Upgrades of facilities to
meet FAA requirements or im-
provements in technology shall
be permitted.
(c) Facilities to serve sea-
planes may be included as an
accessory use in any existing air-
port.
(d) Helipads may be included
as an accessory use in any exist-
ing airport.
(e) Aviation-related manufac-
turing shall be permitted in an
airport.
(f) New or upgraded airport fa-
cilities shall be designed and op-
erated such that:
(1) All facilities that are non-
water-dependent shall be lo-
cated outside of shoreline juris-
diction, if feasible. When sited
within shoreline jurisdiction, uses
and/or developments such as
parking, hangars, service build-
ings or areas, access roads, util-
ities, signs, and storage of
materials shall be located as far
from the land/water interface as
feasible. The minimum setback
shall be twenty feet (20') from the
OHWM of the shoreline and shall
be designed and spaced to allow
viewing of airport activities from
the area along the water’s edge.
4-3-090E
3 - 40.35 (Revised 12/11)
(2) New or upgraded airport fa-
cilities shall minimize impacts on
shoreline ecological functions,
including control of pollutant dis-
charge. The standards for water
quality and criteria for application
shall be those in current storm-
water control regulations.
(3) New facilities dispensing
fuel or facilities associated with
use of hazardous materials shall
require a Shoreline Conditional
Use Permit.
iii. Seaplanes:
(a) Private:
(1) Operation of a single pri-
vate seaplane on waters where
FAA has designated a seaplane
landing area is not regulated by
the Shoreline Master Program.
(2) Moorage of a seaplane is
addressed in subsection E7 of
this Section, Piers and Docks.
(b) Commercial: New commer-
cial seaplane facilities, including
docks and storage area bases,
may be allowed in industrial ar-
eas provided such bases are not
contiguous to residential areas
and provided they meet stan-
dards in subsection E7 of this
Section, Piers and Docks.
iv. Helicopter Landing Facilities:
(a) Private: Establishment of a
helipad on a single family resi-
dential lot is allowed subject to
the standards of RMC
4-2-080A111. Conditions shall
be imposed to mitigate impacts
within the shoreline.
(b) Commercial: New commer-
cial heliports, including those ac-
cessory to allowed uses, are
allowed by Shoreline Conditional
Use Permit, subject to the stan-
dards of the Shoreline Master
Program.
v. New Seaplane Facilities and He-
liports – Criteria for Approval:
(a) Review shall include con-
sideration of location approval in
terms of compatibility with af-
fected uses including short- and
long-term noise impacts, impacts
on habitat areas of endangered
or threatened species, environ-
mentally critical and sensitive
habitats, and migration routes:
(1) On adjacent parcels; and
(2) On over-flight areas.
(b) Conditions shall be im-
posed to mitigate impacts within
the shoreline and also non-
shoreline over flight and related
impacts.
11. Utilities:
a. Criteria for All Utilities:
i. Local utility services needed to
serve water-dependent and other
permitted uses in the shoreline are
subject to standards for ecological
protection and visual compatibility.
ii. Major utility systems shall be lo-
cated outside of shoreline jurisdic-
tion, to the extent feasible, except for
elements that are water-dependent
and crossings of water bodies and
other elements of shorelands by lin-
ear facilities.
iii. New public or private utilities
shall be located inland from the land/
water interface, preferably out of
shoreline jurisdiction, unless:
(a) Perpendicular water cross-
ings are unavoidable; or
(b) Utilities are necessary for
authorized shoreline uses con-
sistent with the Shoreline Master
Program.
iv. Linear facilities consisting of
pipelines, cables and other facilities
4-3-090E
(Revised 12/11)3 - 40.36
on land running roughly parallel to
the shoreline shall be located as far
from the water’s edge as feasible
and preferably outside of shoreline
jurisdiction.
v. Linear facilities consisting of
pipelines, sewers, cables and other
facilities on aquatic lands running
roughly parallel to the shoreline that
may require periodic maintenance
that would disrupt shoreline ecologi-
cal functions shall be discouraged
except where no other feasible alter-
native exists. When permitted, provi-
sions shall assure that the facilities
do not result in a net loss of shoreline
ecological functions or significant im-
pacts to other shoreline resources
and values.
vi. Utilities shall be located in exist-
ing rights-of-way and corridors,
whenever reasonably feasible.
vii. Local service utilities serving
new development shall be located
underground, wherever reasonably
feasible.
viii. Utility crossings of water bodies
shall be attached to bridges or lo-
cated in other existing facilities, if
reasonably feasible. If new installa-
tions are required to cross water bod-
ies or wetlands they should avoid
disturbing banks and streambeds
and shall be designed to avoid the
need for shoreline stabilization.
Crossings shall be tunneled or bored
where reasonably feasible. Installa-
tions shall be deep enough to avoid
failures or need for protection due to
exposure due to streambed mobiliza-
tion, aggregation or lateral migration.
Underwater utilities shall be placed in
a sleeve if reasonably feasible to
avoid the need for excavation in the
event of the need for maintenance or
replacement.
ix. In areas where utility installa-
tions would be anticipated to signifi-
cantly alter natural groundwater
flows, a barrier or conduit to impede
changes to natural flow characteris-
tics shall be provided.
x. Excavated materials from con-
struction of utilities shall be disposed
of outside of the vegetation conser-
vation buffer except if utilized for eco-
logical restoration and shall be
specified in submittal materials.
xi. Utilities shall be located and de-
signed to avoid natural, historic, ar-
chaeological or cultural resources to
the maximum extent feasible and
mitigate adverse impacts where un-
avoidable.
xii. Utilities shall be located, de-
signed, constructed, and operated to
result in no net loss of shoreline eco-
logical functions with appropriate on-
and off-site mitigation including com-
pensatory mitigation.
xiii. All utility development shall be
consistent with and coordinated with
all local government and State plan-
ning, including comprehensive plans
and single purpose plans to meet the
needs of future populations in areas
planned to accommodate growth.
xiv. Site planning and rights-of-way
for utility development should pro-
vide for compatible multiple uses
such as shore access, trails, and rec-
reation or other appropriate use
whenever possible. Utility right-of-
way acquisition should be coordi-
nated with transportation and recre-
ation planning.
xv. Vegetation Conservation:
(a) Native vegetation shall be
maintained whenever reason-
ably feasible.
(b) When utility projects are
completed in the water or shore-
land, the disturbed area shall be
restored as nearly as possible to
the original condition.
(c) All vegetation and screen-
ing shall be hardy enough to
4-3-090E
3 - 40.37 (Revised 12/11)
withstand the travel of service
trucks and similar traffic in areas
where such activity occurs.
xvi. A structure or other facility en-
closing a telephone exchange, sew-
age pumping or other facility, an
electrical substation, or other above
ground public utility built in the shore-
line area shall be:
(a) Housed in a building that
shall conform architecturally with
the surrounding buildings and
area or with the type of building
that will develop as provided by
the zoning district and applicable
design standards.
(b) An unhoused installation on
the ground or a housed installa-
tion that does not conform with
the standards above shall be
sight-screened in accordance
with RMC 4-4-095 with ever-
green trees, shrubs, and land-
scaping materials planted in
sufficient depth to form an effec-
tive and actual sight barrier
within five (5) years.
(c) An unhoused installation of
a potentially hazardous nature,
such as an electrical distribution
substation, shall be enclosed
with an eight (8) foot high open
wire fence, or masonry wall.
Such installations shall be sight-
screened in accordance with
RMC 4-4-095 with evergreen
trees, shrubs, and landscaping
materials planted in sufficient
depth to form an effective and
actual sight barrier, except at en-
trance gate(s), within five (5)
years.
b. Special Considerations for Pipe-
lines:
i. Installation and operation of pipe-
lines shall protect the natural condi-
tions of adjacent water courses and
shorelines.
ii. Water quality is not to be de-
graded to the detriment of aquatic life
nor shall water quality standards be
violated.
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 mate-
rial 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.
c. Major Utilities – Specifications:
i. Electrical Installations:
(a) Overhead High Voltage
Power Lines:
(1) Overhead electrical trans-
mission lines of fifty five (55) kV
and greater voltage within the
shoreline shall be relocated to a
route outside of the shoreline,
where feasible when:
• Such facilities are upgraded
to a higher voltage.
• Additional lines are placed
within the corridor.
(2) The support structures for
new overhead power lines shall
be designed to avoid or minimize
impacts to shoreline areas.
(b) Underwater electrical trans-
mission lines shall be located
and designed to:
(1) Utilize existing transporta-
tion or utility corridors where fea-
sible.
(2) Avoid adverse impacts to
navigation.
(3) Be posted with warning
signs.
4-3-090E
(Revised 12/11)3 - 40.38
(c) Electrical Distribution Sub-
stations: Electrical distribution
substations shall be:
(1) Located outside of the
shoreline, where feasible, and
may be located within a shore-
land location only when the ap-
plicant proves no other site out of
the shoreland area exists.
(2) Located as far as feasible
from the land/water interface.
(3) Screened as required by in
the criteria for all utilities, above.
ii. Communications: This Section
applies to telephone exchanges in-
cluding radar transmission installa-
tions, receiving antennas for cable
television and/or radio, wireless com-
munication facilities and any other fa-
cility for the transmission of
communication signals.
(a) Communications installa-
tions may be permitted in the
shoreline area only when there
exists no feasible site out of the
shoreline and water area.
(b) All structures shall meet the
screening requirements in the
criteria for all utilities, above.
(c) If approved within the
shoreline, such installations shall
reduce aesthetic impacts by lo-
cations as far as possible from
residential, recreational, and
commercial activities.
(d) Cellular communication fa-
cilities may be located in the
shoreline only when mounted on
buildings and screened by archi-
tectural features compatible with
the design of the building.
iii. Pipeline Utilities: All pipeline util-
ities shall be underground. When un-
derground projects are completed on
the bank of a water body or in the
shoreland or a shoreline, the dis-
turbed 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.
iv. Public Access: All utility compa-
nies shall be asked to provide pedes-
trian public access to utility owned
shorelines when such areas are not
potentially hazardous to the public.
Where utility rights-of-way are lo-
cated near recreational or public use
areas, utility companies shall be en-
couraged to provide said rights-of-
way as parking or other public use ar-
eas for the adjacent public use area.
As a condition of location of new util-
ities within the shoreline, the City
may require provision of pedestrian
public access.
v. 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.
d. Local Service Utilities, Specifica-
tions:
i. Electrical Distribution: New elec-
trical distribution lines within the
shoreline shall be placed under-
ground; provided, that distribution
lines that cross water or other critical
areas may be allowed to be placed
above ground if:
(a) There is no feasible alterna-
tive route.
(b) Underground installation
would substantially disrupt eco-
logical functions and processes
of water bodies and wetlands;
horizontal drilling or similar tech-
nology that does not disturb the
surface is not feasible.
(c) Visual impacts are mini-
mized to the extent feasible.
4-3-090E
3 - 40.39 (Revised 12/11)
(d) If overhead facilities require
that native trees and other vege-
tation cannot be maintained in a
vegetation conservation buffer
as provided in subsection F1 of
this Section, Vegetation Conser-
vation, compensatory mitigation
shall be provided on- or off-site.
ii. Water Lines:
(a) New water lines shall not
cross water, wetlands or other
critical areas unless there is no
reasonably feasible alternative
route.
(b) Sizes and specifications
shall be determined by the Public
Works Department in accor-
dance with American Water
Works Association (AWWA)
guidelines.
iii. Sanitary Sewer:
(a) The use of outhouses or
privies is prohibited. Self-con-
tained outhouses may be al-
lowed for temporary, seasonal,
or special events.
(b) All uses shall hook to the
municipal sewer system. There
shall be no septic tanks or other
on-site sewage disposal sys-
tems.
(c) Sewage trunk lines, inter-
ceptors, pump stations, treat-
ment plants, and other
components that are not water-
dependent shall be located away
from shorelines unless:
(1) Alternative locations, in-
cluding alternative technology,
are demonstrated to be infeasi-
ble.
(2) The facilities do not result in
a net loss of shoreline ecological
functions.
(3) The facilities do not result in
significant impacts to other
shoreline resources and values
such as parks and recreation fa-
cilities, public access and ar-
chaeological, historic, and
cultural resources, and aesthetic
resources.
(d) Storm drainage and pollut-
ant drainage shall not enter the
sanitary sewer system.
(e) During construction
phases, commercial sanitary
chemical toilets may be allowed
only until proper plumbing facili-
ties are completed.
(f) All sanitary sewer pipe sizes
and materials shall be approved
by the Public Works Department.
iv. Stormwater Management:
(a) The City will work with pri-
vate property owners and other
jurisdictions to maintain, en-
hance and restore natural drain-
age systems to protect water
quality, reduce flooding, reduce
public costs and prevent associ-
ated environmental degradation
to contribute to the goal of no net
loss of shoreline ecological func-
tions.
(b) All new development shall
meet current stormwater man-
agement requirements for deten-
tion and treatment.
(c) Individual single family resi-
dences may be subject to water
quality management require-
ments to ensure the quality of
adjacent water bodies.
(d) Stormwater ponds, basins
and vaults shall be located as far
from the water’s edge as feasible
and may not be located within
vegetation conservation buffers.
(e) The location design and
construction of stormwater out-
falls shall limit impacts on receiv-
ing waters and comply with all
4-3-090F
(Revised 12/11)3 - 40.40
appropriate local, State, and
Federal requirements. Infiltration
of stormwater shall be preferred,
where reasonably feasible.
(f) Stormwater management
may include a low impact devel-
opment stormwater conveyance
system in the vegetation buffer, if
the system is designed to mimic
the function and appearance of a
natural shoreline system and
complies with all other require-
ments and standards of subsec-
tion F1 of this Section,
Vegetation Conservation.
v. Solid Waste Facilities:
(a) Facilities for processing,
storage, and disposal of solid
waste are not normally water-de-
pendent. Components that are
not water-dependent shall not be
permitted on shorelines.
(b) Disposal of solid waste on
shorelines or in water bodies has
the potential for severe adverse
effects upon ecological func-
tions, property values, public
health, natural resources, and lo-
cal aesthetic values and shall not
be permitted.
(c) Temporary storage of solid
waste in suitable receptacles is
permitted as an accessory use to
a primary permitted use, or for lit-
ter control.
F. SHORELINE MODIFICATION:
1. Vegetation Conservation:
a. Standard Vegetation Conservation
Buffer Width: Except as otherwise spec-
ified in this Section, water bodies defined
as shorelines shall have a minimum one
hundred foot (100') vegetation manage-
ment buffer measured from the OHWM of
the regulated shoreline of the State.
Where streams enter or exit pipes, the
buffer shall be measured perpendicular
to the OHWM from the end of the pipe
along the open channel section of the
stream.
b. Vegetation Conservation Buffer
Widths by Reach: The Administrator of
the Department of Community and Eco-
nomic Development or designee may ap-
ply the following vegetation buffers
provided for in Table 4-3-090F1l, Vegeta-
tion Conservation Standards by Reach,
as an alternative to the standard vegeta-
tion conservation buffer for sites for de-
velopment that implement water-oriented
use and public access as provided in the
table for each reach.
c. Alternative Vegetated Buffer
Widths and Setbacks for Existing Sin-
gle Family Lots:
i. Modified Requirements Based on
Lot Depth: The Administrator of the
Department of Community and Eco-
nomic Development or designee
shall apply the following vegetation
buffers and building setbacks for ex-
isting single family residences and
existing single family lots consisting
of property under contiguous owner-
ship without a variance. Lot depth
shall be measured from the OHWM
in a perpendicular direction to the
edge of the contiguously owned par-
cel or to an easement containing ex-
isting physical improvements for
road access for two (2) or more lots.
ii. Setback Modifications for Site
Improvements: Existing single family
residences on existing single family
lots subject to the setback standards
in subsection F1ci of this Section
may reduce their setback by making
one or more of the site improvements
listed below. In no case shall the set-
back be reduced to less than twenty
five feet (25'). The reduced setback
and site improvement shall be re-
Lot Depth
Building
Setback
Vegetated
Buffer
Greater than 130 feet 45 feet 20 feet
100 feet, up to 130 feet 35 feet 15 feet
Less than 100 feet 25 feet 10 feet
4-3-090F
3 - 40.41 (Revised 12/11)
corded in a covenant approved by
the City Attorney. The site improve-
ment shall be maintained by the
property owner.
(a) The setback shall be re-
duced by five feet (5') for every
two hundred fifty (250) square
feet of existing impervious sur-
face removed.
(b) The setback shall be re-
duced for properties that agree
to reduce future impervious cov-
erage to a standard lower than
the standard in subsection D7a
of this Section, Shoreline Bulk
Standards. The reductions shall
be five feet (5') for every two hun-
dred fifty (250) square feet of fu-
ture impervious surface
coverage that is limited, and re-
corded as a maximum impervi-
ous coverage standard (in
percent), rounded down to the
nearest whole number.
(c) Properties that replace ex-
isting rigid shoreline stabilization
with preferred alternatives under
subsection F4aiii of this Section,
Shoreline Stabilization Alterna-
tives Hierarchy, shall qualify for a
setback reduction that correlates
with the degree in improvement
in ecological function and value
that is expected to result from the
change, as reported in a stan-
dard stream/lake study.
(d) Properties that propose
projects to improve habitat func-
tions and values shall qualify for
a setback reduction that corre-
lates with the degree in improve-
ment in ecological function and
value that is expected to result
from the project, as reported in a
standard stream/lake study.
iii. Modifications for Narrow Lots:
For such lots with a lot width of less
than sixty feet (60'), setbacks and
buffers may be reduced by ten per-
cent (10%), but no less than:
(a) Building setback: twenty
five feet (25').
(b) Vegetated buffer: fifteen
feet (15').
iv. Other Setbacks May Be Re-
duced: Modification from the front
and side yard standards may be
granted administratively if needed to
meet the established setback from
the OHWM, as specified in this Sec-
tion, and if standard variance criteria
are met in RMC 4-9-250B, Vari-
ances.
d. Reduction of Vegetated Buffer or
Setback Width:
i. Administrator of the Department
of Community and Economic Devel-
opment or Designee May Reduce:
Based upon an applicant’s request,
the Administrator of the Department
of Community and Economic Devel-
opment or designee may approve a
reduction in the standard buffer
widths/setbacks where the applicant
can demonstrate compliance with
criteria in the subsections below.
Buffer enhancement shall be re-
quired where appropriate to site con-
ditions, habitat sensitivity, and
proposed land development charac-
teristics.
ii. Water-Dependent Uses:
(a) Areas approved for water-
dependent use or public access
may be excluded from vegetated
buffer if the approval is granted
through review of a Substantial
Development Permit, Condi-
tional Use Permit, or variance;
provided, that the area excluded
is the minimum needed to pro-
vide for the water-dependent use
or public access.
(b) Access to private docks
through a vegetated buffer may
be provided by a corridor up to
six feet (6') wide.
4-3-090F
(Revised 12/11)3 - 40.42
iii. Vegetation Conservation Stan-
dard Table Applied: Vegetated buff-
ers specified for areas enumerated in
Table 4-3-090F1l, Vegetation Con-
servation Standards by Reach, shall
be applied in accordance with those
provisions.
iv. Buffer and Setback Reduction
Standards: Based upon an appli-
cant’s request, and the acceptance
of a standard stream or lake study,
the Administrator of the Department
of Community and Economic Devel-
opment or designee may approve a
reduction in the standard buffer
widths/setbacks by up to fifty percent
(50%) if within the High Intensity
Overlay or by up to twenty five per-
cent (25%) in all other shoreline over-
lays except when the buffer widths/
setbacks are established by subsec-
tion F1c of this Section, Alternative
Vegetated Buffer Widths and Set-
backs for Existing Single Family Lots,
where the applicant can demonstrate
compliance with applicable criteria in
the subsections below:
(a) The proposal complies with
either of the following two (2) cri-
teria:
(1) The area of the proposed
reduced-width buffer is already
extensively vegetated with native
species, including trees and
shrubs, and has less than five
percent (5%) non-native invasive
species cover; or
(2) The area of the proposed
reduced-width buffer can be en-
hanced with native vegetation
and removal of non-native spe-
cies; and
(b) The proposed project, with
width reduction, will result in no
net loss of ecological functions
as consistent with subsection
D2a of this Section, No Net Loss
of Ecological Functions; and
(c) Reduction of the buffer/set-
back shall not create the need for
rigid shoreline stabilization as
described in subsections
F4aiii(d) and (e) of this Section,
Shoreline Stabilization Alterna-
tives Hierarchy; and
(d) The reduction shall not cre-
ate any significant unmitigated
adverse impacts to other prop-
erty in the vicinity.
(e) Review Procedures:
(1) Buffer reductions in the
High Intensity Overlay shall be
approved by the Administrator of
the Department of Community
and Economic Development or
designee as part of a Substantial
Development Permit. Buffer re-
ductions in all other shoreline
overlays shall be processed
through a Shoreline Conditional
Use Permit, pursuant to RMC
4-9-190I, Variances and Condi-
tional Uses.
(2) Written findings shall be
made to demonstrate that the
buffer reduction substantially im-
plements the criteria of this Sec-
tion.
v. Buffer Reductions for the Con-
version on Nonconforming Uses:
Based upon an applicant’s request,
and the acceptance of a supplemen-
tal stream or lake study, the Adminis-
trator of the Department of
Community and Economic Develop-
ment or designee may approve a re-
duction in the standard buffer in a
case where an existing nonconform-
ing site is not redeveloped and the
proposal includes removal of existing
over-water structures or removal or
reconstruction of shoreline protection
structures or other restoration of
shorelines or buffer areas in a man-
ner that meets the standards of the
Shoreline Master Program, to a veg-
etated buffer a minimum ten feet (10')
from existing buildings or impervious
surface such as parking areas and
driveways in current use to serve the
nonconforming buildings or uses.
4-3-090F
3 - 40.43 (Revised 12/11)
e. Increased Buffer Widths: Vege-
tated buffers may be increased by the
Administrator of the Department of Com-
munity and Economic Development or
designee as required or allowed by the
criteria below.
i. Areas of High Blow-Down Poten-
tial: Where the stream/lake area is in
an area of high blow-down potential
as determined by a qualified profes-
sional, the buffer width may be ex-
panded up to an additional fifty feet
(50') on the windward side, when de-
termined appropriate to site circum-
stances and ecological function by
the Administrator of the Department
of Community and Economic Devel-
opment or designee.
ii. Buffers Falling Within Protected
Slopes or Very High Landslide Ar-
eas: When the required stream/lake
buffer falls within a protected slope or
very high landslide hazard area or
buffer, the stream/lake buffer width
shall extend to the boundary of the
protected slope or the very high land-
slide hazard buffer.
f. Averaging of Buffer Width:
i. Authority: Based upon an appli-
cant’s request, and the acceptance
of a standard stream or lake study,
the Administrator of the Department
of Community and Economic Devel-
opment or designee may approve
buffer width averaging except where
specific vegetation buffers in Table
4-3-090F1l, Vegetation Conservation
Standards by Reach, are stated.
ii. Criteria for Approval: Buffer width
averaging may be allowed only
where the applicant demonstrates all
of the following:
(a) The water body and associated
riparian area contain variations in
ecological sensitivity or there are ex-
isting physical improvements in or
near the water body and associated
riparian area;
(b) Buffer width averaging will re-
sult in no net loss of stream/lake/ri-
parian ecological function;
(c) The total area contained within
the buffer after averaging is no less
than that contained within the re-
quired standard buffer width prior to
averaging;
(d) In no instance shall the buffer
width be reduced to less than fifty
feet (50');
(e) The proposed buffer standard is
based on consideration of the best
available science as described in
WAC 365-195-905, or where there is
an absence of valid scientific infor-
mation. The steps in RMC 4-9-250F
shall be followed.
g. Buffer Enhancement: Buffer en-
hancement as a separate action may be
proposed on any property and may be
implemented without full compliance with
the standards of this Section; provided,
that the project includes a buffer en-
hancement plan using native vegetation
and provides documentation that the en-
hanced buffer area will maintain or im-
prove the functional attributes of the
buffer. Any change to existing noncon-
forming facilities or use on a site shall
meet the provisions for nonconforming
sites.
h. Exemption Criteria: As determined
by the Administrator of the Department of
Community and Economic Development
or designee, for development proposed
on sites separated from the shoreline by
intervening, and lawfully created, public
roads, railroads, other off-site substantial
existing improvements, or an intervening
parcel under separate ownership, the re-
quirements of this Code for a vegetation
buffer may be waived. For the purposes
of this Section, the intervening lots/par-
cels, roads, or other substantial improve-
ments shall be found to:
i. Separate the subject upland
property from the water body due to
their height or width; and
4-3-090F
(Revised 12/11)3 - 40.44
ii. Substantially prevent or impair
delivery of most ecological functions
from the subject upland property to
the water body.
i. Vegetation Management: Vegeta-
tion adjacent to water bodies in the
shoreline shall be managed to provide
the maximum ecological functions feasi-
ble, in accordance with these standards:
i. Streams and lakes with vegeta-
tion conservation buffer areas that
are largely undisturbed native vege-
tation shall be retained except where
the buffer is to be enhanced or where
alteration is allowed in conformance
with this Section for a specific devel-
opment proposal.
ii. In the absence of a development
proposal, existing, lawfully estab-
lished landscaping and gardens
within a vegetation conservation
buffer may be maintained in their ex-
isting condition including but not lim-
ited to mowing lawns, weeding,
removal of noxious and invasive spe-
cies, harvesting and replanting of
garden crops, pruning and replace-
ment planting of ornamental vegeta-
tion or indigenous native species to
maintain the condition and appear-
ance of such areas as they existed
prior to adoption of this Code, pro-
vided this does not apply to areas
previously established as native
growth protection areas, mitigation
sites, or other areas protected via
conservation easements or similar
restrictive covenants.
iii. Removal of noxious weeds and/
or invasive species may be allowed
without permit review in any vegeta-
tion conservation buffer area; pro-
vided, that removal consists of
physical uprooting or chemical treat-
ment of individual plants or shallow
excavation of no more than one thou-
sand (1,000) square feet of dense in-
festations.
iv. New development or redevelop-
ment of nonconforming uses shall
develop and implement a vegetation
management plan that complies with
the standards of this Code. Unless
otherwise provided, a vegetation
management plan shall preserve,
enhance or establish native vegeta-
tion within the specified vegetation
buffer. If a low impact development
stormwater system is proposed in
accordance with subsection
E11div(f) of this Section, it must be
included in the vegetation manage-
ment plan. When required, vegeta-
tion management plans shall be
prepared by a qualified professional;
provided, that the Administrator of
the Department of Community and
Economic Development or designee
may establish prescriptive standards
for vegetation conservation and
management as an alternative to re-
quiring a specific plan for a develop-
ment. Vegetation management plans
shall describe actions that will be im-
plemented to ensure that buffer ar-
eas provide ecological functions
equivalent to a dense native vegeta-
tion community to the extent possi-
ble. Required vegetation shall be
maintained over the life of the use
and/or development. For private de-
velopment a conservation easement
or similar recorded legal restriction
shall be recorded to ensure preser-
vation of the vegetation conservation
and management area.
v. The Administrator of the Depart-
ment of Community and Economic
Development or designee may ap-
prove, in cases of redevelopment or
alteration of existing single family
residential lots, a vegetation man-
agement plan that does not include
large native trees, if such trees would
block more than thirty percent (30%)
of existing water views allowed from
the existing residence on a lot. Native
vegetation consisting of ground-
cover, shrubs and small trees shall
be provided to provide as many of
the vegetation functions feasible.
This provision shall not apply to new
lots created by subdivision or other
means.
4-3-090F
3 - 40.45 (Revised 12/11)
j. Documentation:
i. Provisions of subsection F1 of
this Section, Vegetation Conserva-
tion, as they pertain to existing single
family residences and lots, determi-
nations and evidence shall be in-
cluded in the application file.
ii. For all development requiring a
Shoreline Substantial Development
Permit, findings and determinations
regarding the application of in-
creased or reduced buffer width shall
be included as specific findings in the
permit.
iii. For development not requiring a
Shoreline Substantial Development
Permit, approval of a reduced buffer
width shall require review as a shore-
line variance by the Hearing Exam-
iner per RMC 4-9-190. The setback
provisions of the zoning district for the
use must also be met unless a vari-
ance to the zoning code is achieved.
k. Off-Site Vegetation Conservation
Fund: The City shall provide a fund for off-
site provision of areas for vegetation con-
servation. The Administrator of the De-
partment of Community and Economic
Development or designee shall assess
charges to new development that has
been granted a shoreline variance be-
cause the vegetation conservation buffer
requirement under subsection D7a of this
Section, Shoreline Bulk Standards, or as
modified under subsection F1 of this Sec-
tion, Vegetation Conservation, cannot be
met on-site. The Administrator of the De-
partment of Community and Economic
Development or designee shall also as-
sess charges to existing development
subject to major alteration in which on-site
shoreline stabilization mitigation, if re-
quired, is infeasible according to RMC
4-10-095F, Partial and Full Compliance,
Alteration of an Existing Structure or Site.
Credit shall be given for areas of vegeta-
tion buffer on the shoreline provided by
development. Expenditures from such a
fund for provision of areas where the func-
tions of shoreline vegetation conservation
would be provided shall be in accordance
with the restoration plan or other water-
shed and aquatic habitat conservation
plans and shall be spent within the WRIA
in which the assessed property is located.
l. Vegetation Conservation Buffer
Standards by Reach: The following ta-
ble identifies the performance standards
for maintenance and restoration of the
vegetation conservation buffer and shall
be applied if required by the use regula-
tions or development standards of the
Shoreline Master Program.
Table 4-3-090F1l – Vegetation Conservation Standards by Reach
SHORELINE REACH Vegetation Conservation Objectives
Lake Washington
Lake Washington
Reach A and B
This developed primarily single family area provides primarily lawn and ornamental
vegetation at the shoreline. Opportunities to limit ongoing adverse impacts shall be
implemented through providing for native vegetation in buffers adjacent to the water
based on the standards related to lot depth together with replacement of shoreline
armoring with soft shoreline protection incorporating vegetation.
Lake Washington
Reach C
If areas redevelop, the full one hundred foot (100') buffer of native vegetation shall
be provided, except where water-dependent uses are located. Buffer averaging,
pursuant to subsection F1f of this Section, may be used if consistent with a NOAA
Natural Resources Damage Settlement and approved by the U.S. EPA and the
National Marine Fisheries Service.
Lake Washington
Reach D and E
This developed primarily single family area provides primarily lawn and ornamental
vegetation at the shoreline. Opportunities to limit ongoing adverse impacts shall be
implemented through providing for native vegetation in buffers adjacent to the water
based on the standards related to lot depth together with replacement of shoreline
armoring with soft shoreline protection incorporating vegetation.
4-3-090F
(Revised 12/11)3 - 40.46
Lake Washington
Reach F
Enhancement of native riparian vegetation shall be implemented as part of park
management, balanced with opportunities to provide public visual and physical
access to the shoreline. The City may fund shoreline enhancement through fees
paid for off-site mitigation from development elsewhere on Lake Washington.
Lake Washington
Reach G
Enhancement of native riparian vegetation shall be implemented as part of park
management, while recognizing that this portion of the park is oriented primarily to
opportunities to provide public visual and physical access to the shoreline including
over-water structures, supporting concessions, boat launch and public beach
facilities.
Lake Washington
Reach H
Buffers for vegetation management are not required in this reach. This site has an
approved Master Site Plan that includes significant public access. Opportunities for
public access along the waterfront and the development of water-oriented uses are
the designated priorities for this reach.
Lake Washington
Reach I
The area of vegetation on public aquatic lands should be enhanced in the short term.
Upon redevelopment, vegetation buffers shall be extended into the site adjacent to
vegetated areas along the shoreline. Vegetation restoration shall be balanced with
public access and water-oriented use on the balance of the site. Public access shall
not impact any restored lands on this site.
Lake Washington
Reach J
Enhanced riparian vegetation shall be provided in a manner consistent with
maintaining aviation safety as part of airport management.
Lake Washington
Reach K
Redevelopment of multi-family sites shall provide vegetation buffers at the full
standard, with possible employment of provisions for averaging or reduction. Single
family development in this reach provides primarily lawn and ornamental vegetation
at the shoreline. Opportunities to limit ongoing adverse impacts shall be
implemented through providing for native vegetation in buffers adjacent to the water
based on the standards related to lot depth together with replacement of shoreline
armoring with soft shoreline protection incorporating vegetation.
May Creek
May Creek A and B Full standard native vegetation buffers shall be provided with development of this
property.
May Creek C and D Full standard native vegetation buffers shall be provided on this reach with existing
private lots, subject to buffer standards related to lot depth, together with
replacement of shoreline armoring with soft shoreline protection incorporating
vegetation.
Cedar River
Cedar River A Enhancement of native riparian vegetation shall be implemented as part of park
management, balanced with needs of flood control levees and opportunities to
provide public visual and physical access to the shoreline.
Cedar River B Enhancement of native riparian vegetation shall be implemented as part of flood
control management programs that may be integrated with opportunities to provide
public visual and physical access to the shoreline. Vegetation management and
public access should be addressed in a comprehensive management plan prior to
issuance of shoreline permits for additional flood management activities. This
developed single family area shall implement vegetation management based on the
standards related to lot depth together with replacement of shoreline armoring with
soft shoreline protection incorporating vegetation as provided for alteration of
nonconforming uses, structures, and sites.
Table 4-3-090F1l – Vegetation Conservation Standards by Reach
SHORELINE REACH Vegetation Conservation Objectives
4-3-090F
3 - 40.47 (Revised 12/11)
Cedar River C Enhancement of native riparian vegetation shall be implemented as part of
management of public parks. Full standard native vegetation buffers should be
maintained on the public open space on the south side of the river, subject to existing
trail corridors and other provisions for public access. Enhancement of native riparian
vegetation within the standard or modified buffers shall be provided upon
redevelopment of the north shore, except in areas where public/community access
is provided. The vegetation conservation buffer may be designed to incorporate
floodplain management features including floodplain compensatory storage.
Cedar River D Full standard native vegetation buffers shall be provided on this reach with existing
private lots subject to buffer standards related to lot depth together with replacement
of shoreline armoring with soft shoreline protection incorporating vegetation.
Green River
Green River Reach
A
Full standard native vegetation buffers shall be provided with redevelopment of this
property in this reach, balanced with provisions for public access. Vegetation
conservation within railroad rights-of-way shall not be required within areas
necessary for railway operation. Vegetation preservation and enhancement should
be encouraged in areas of railroad right-of-way not devoted to transportation uses.
Expansion of railroad facilities may require specific vegetation preservation and
enhancement programs, consistent with the standards of the Shoreline Master
Program.
Black River/Springbrook Creek
Black River/
Springbrook A
Public open space that exceeds buffer standards should be maintained and native
vegetation enhanced. Full standard buffers should be provided upon redevelopment
of adjacent land, recognizing the constraints of existing transportation and public
facilities.
Springbrook B Full standard buffers should be provided upon redevelopment of adjacent land,
recognizing the constraints of existing transportation and public facilities.
Springbrook C and
D
Vegetation enhancement should be implemented within the drainage district
channels in conjunction with management plans including adjustments to channel
dimensions to assure continued flood capacity with the additional hydraulic
roughness provided by vegetation. Full standard vegetated buffers should be
provided upon redevelopment of adjacent land presuming revegetation of the
stream channel. Vegetation management should retain a continuous trail system
that may be relocated further from the stream edge.
Lake Desire
Lake Desire This developed primarily single family area provides primarily lawn and ornamental
vegetation at the shoreline. Opportunities to limit ongoing adverse impacts should
be implemented through providing for native vegetation in buffers adjacent to the
water based on the standards related to lot depth together with replacement of
shoreline armoring with soft shoreline protection incorporating vegetation. Shoreline
vegetation enhancement should take place at the WDFW boat launching site
balancing values of riparian vegetation with public access. Existing shoreline
vegetation in the publicly owned natural areas should be preserved with some
accommodation for interpretive access to the water as a part of park management
plans, subject to the primary objective of protecting ecological functions.
Table 4-3-090F1l – Vegetation Conservation Standards by Reach
SHORELINE REACH Vegetation Conservation Objectives
4-3-090F
(Revised 12/11)3 - 40.48
2. Landfill and Excavation:
a. General Provisions: Landfill and
excavation shall only be permitted in con-
junction with an approved use or devel-
opment and allowed with assurance of no
net loss of shoreline ecological functions.
Excavation below the OHWM is consid-
ered “dredging” and is addressed in a
separate section.
b. Criteria for Allowing Landfills and
Excavations Below Ordinary High Wa-
ter Mark: Landfills and excavations shall
generally be prohibited below the
OHWM, except for the following activi-
ties, and in conjunction with documenta-
tion of no net loss of ecological functions
as documented in appropriate technical
studies:
i. Beach or aquatic substrate re-
plenishment in conjunction with an
approved ecological restoration ac-
tivity;
ii. Replenishing sand on public and
private community beaches;
iii. Alteration, maintenance and/or
repair of existing transportation facili-
ties and utilities currently located
within shoreline jurisdiction, when al-
ternatives or less impacting ap-
proaches are not feasible;
iv. Construction of facilities for pub-
lic water-dependent uses or public
access; when alternatives or less im-
pacting approaches are not feasible;
and provided, that filling and/or exca-
vation are limited to the minimum
needed to accommodate the facility;
v. Activities incidental to the con-
struction or repair of approved shore-
line protection facilities, or the repair
of existing shoreline protection facili-
ties;
vi. Approved flood control projects;
vii. In conjunction with a stream
restoration program including vege-
tation restoration; and
viii. Activities that are part of a re-
medial action plan approved by the
Department of Ecology pursuant to
the Model Toxics Control Act, the
Comprehensive Environmental Re-
sponse, Compensation, and Liability
Act (CERCLA), or otherwise autho-
rized by the Department of Ecology,
U.S. Army Corps of Engineers, or
other agency with jurisdiction, after
review of the proposed fill for compli-
ance with the policies and standards
of the Shoreline Master Program.
c. Review Standards: All landfills and ex-
cavations shall be evaluated in terms of all of
the following standards:
i. The overall value to the public of
the results of the fill or excavation site
as opposed to the value of the shore-
line in its existing state as well as
evaluation of alternatives to fill that
would achieve some or all of the ob-
jectives of the proposal.
ii. Effects on ecological functions
including, but not limited to, functions
of the substrate of streams and lakes
and effects on aquatic organisms, in-
cluding the food chain, effects on
vegetation functions, effects on local
currents and erosion and deposition
patterns, effects on surface and sub-
surface drainage, and effects on
flood waters.
iii. Whether shoreline stabilization
will be necessary to protect materials
placed or removed and whether such
stabilization meets the policies and
standards of the Shoreline Master
Program.
iv. Whether the landfill or excava-
tion will adversely alter the normal
flow of flood water, including obstruc-
tions of flood overflow channels or
swales, after taking into account any
compensating flood storage provided
by the proposal.
v. Whether public or tribal rights to
the use and enjoyment of the shore-
line and its resources and amenities
are impaired.
4-3-090F
3 - 40.49 (Revised 12/11)
d. Performance Standards: Perfor-
mance standards for fill and excavation
include:
i. Disturbed areas shall be immedi-
ately stabilized and revegetated to
avoid or minimize erosion and sedi-
mentation impacts, both during initial
work and over time. Natural and self-
sustaining control methods are pre-
ferred over structures.
ii. Landfills and excavation shall be
designed to blend physically and vi-
sually with existing topography.
e. Shoreline Conditional Use Re-
quired: All fill and excavation waterward
of the OHWM not associated with ecolog-
ical restoration, flood control or approved
shoreline stabilization shall require a
Shoreline Conditional Use Permit.
3. Dredging:
a. General: Dredging and dredge ma-
terial disposal, when permitted, shall be
done in a manner which avoids or mini-
mizes significant ecological impacts. Im-
pacts which cannot be avoided should be
mitigated in a manner that assures no net
loss of shoreline ecological functions.
b. Dredging Limited: Dredging is per-
mitted only in cases where the proposal,
including any necessary mitigation, will
result in no net loss of shoreline ecologi-
cal functions and is limited to the follow-
ing:
i. Establishing, expanding, relocat-
ing or reconfiguring navigation chan-
nels and basins where necessary to
assure safe and efficient accommo-
dation of existing navigational uses.
Maintenance dredging of established
navigation channels and basins shall
be restricted to maintaining previ-
ously dredged and/or existing autho-
rized location, depth, and width.
ii. For flood control purposes, when
part of a publicly adopted flood con-
trol plan.
iii. For restoration or enhancement
of shoreline ecological functions ben-
efiting water quality and/or fish and
wildlife habitat and approved by ap-
plicable local, State and Federal
agencies.
iv. For development of approved
water-dependent uses provided
there are no feasible alternatives.
v. Dredging may be permitted
where necessary for the develop-
ment and maintenance of public
shoreline parks and of private shore-
lines to which the public is provided
access. Dredging may be permitted
where additional public access is
provided.
vi. Maintenance dredging for ac-
cess to existing legally established
boat moorage slips including public
and commercial moorage and moor-
age accessory to single family resi-
dences; provided, that dredging shall
be limited to maintaining the previ-
ously dredged and/or existing autho-
rized location, depth, and width.
Dredging shall be disallowed to
maintain depths of existing private
moorage where it results in a net loss
of ecological functions.
vii. Minor trenching to allow the in-
stallation of necessary underground
pipes or cables if no alternative, in-
cluding boring, is feasible, and:
(a) Impacts to fish and wildlife
habitat are avoided to the maxi-
mum extent possible.
(b) The utility installation shall
not increase or decrease the nat-
ural rate, extent, or opportunity of
channel migration.
(c) Appropriate best manage-
ment practices are employed to
prevent water quality impacts or
other environmental degrada-
tion.
viii. Dredging is performed pursu-
ant to a remedial action plan ap-
4-3-090F
(Revised 12/11)3 - 40.50
proved under authority of the Model
Toxics Control Act, the Comprehen-
sive Environmental Response, Com-
pensation, and Liability Act
(CERCLA), or pursuant to other au-
thorization by the Department of
Ecology, U.S. Army Corps of Engi-
neers, or other agency with jurisdic-
tion, after review of the proposed
materials for compliance with the pol-
icies and standards of the Shoreline
Master Program.
ix. Dredging is necessary to correct
problems of material distribution and
water quality, when such problems
are adversely affecting aquatic life or
recreational areas.
c. Dredging Prohibited: Dredging
shall be prohibited in the following cases:
i. Dredging shall not be performed
within the deltas of the Cedar River
and May Creek except for purposes
of ecological restoration, for public
flood control projects, for water-de-
pendent public facilities, or for limited
maintenance dredging in conform-
ance with this Section.
ii. Dredging is prohibited solely for
the purpose of obtaining fill or con-
struction material. Dredging which is
not directly related to those purposes
permitted in subsection F3b of this
Section is prohibited.
iii. Dredging for new moorage is
prohibited.
iv. Dredging may not be performed
to maintain facilities established for
water-dependent uses in cases
where the primary use is discontin-
ued unless the facility meets all stan-
dards for a new water-dependent
use.
v. Dredging of public aquatic lands
is prohibited unless approval is
granted from the Washington State
Department of Natural Resources.
d. Review Criteria:
i. New development, including the
development of associate piers and
docks, should be sited and designed
to avoid or, if that is not possible, to
minimize the need for new and main-
tenance dredging. Where alterna-
tives such as the utilization of shallow
access to mooring buoys is feasible,
such measures shall be used.
ii. All proposed dredging operations
shall be designed by an appropriate
State-licensed professional engineer.
A stamped engineering report and an
assessment of potential impacts on
ecological functions shall be pre-
pared by qualified consultants and
shall be submitted to the Renton
Planning Division as part of the appli-
cation for a shoreline permit.
iii. The responsibility rests solely
with the applicant to demonstrate the
necessity of the proposed dredging
operation.
iv. The responsibility rests solely
with the applicant to demonstrate
that:
(a) There will be no net loss of
ecological functions including
but not limited to adverse effect
on aquatic species including fish
migration.
(b) There will be no adverse
impact on recreational areas or
public recreation enjoyment of
the water.
v. Adjacent Bank Protection:
(a) When dredging bottom ma-
terial of a body of water, the
banks shall not be disturbed un-
less absolutely necessary. The
responsibility rests with the appli-
cant to propose and carry out
practices to protect the banks.
(b) If it is absolutely necessary
to disturb the adjacent banks for
access to the dredging area, the
4-3-090F
3 - 40.51 (Revised 12/11)
responsibility rests with the appli-
cant to propose and carry out a
method of restoration of the dis-
turbed area to a condition mini-
mizing erosion and siltation.
vi. Avoidance of Adverse Effects:
The responsibility rests with the ap-
plicant to demonstrate the proposed
dredging will avoid conditions that
may adversely affect adjacent prop-
erties including:
(a) Creating a nuisance to the
public or nearby activity.
(b) Damaging property in or
near the area.
(c) Causing substantial ad-
verse effect to plant, animal,
aquatic or human life in or near
the area.
(d) Endangering public safety
in or near the area.
vii. The applicant shall demonstrate
control of contamination and pollu-
tion to water, air, and ground through
specific operation and mitigation
plans.
viii. Disposal of Dredge Material:
The applicant shall demonstrate that
the disposal of dredged material will
not result in net loss of ecological
functions or adverse impacts to prop-
erties adjacent to the disposal site.
(a) The applicant shall provide
plans for the location and
method of disposing of all
dredged material.
(b) Dredged material shall not
be deposited in a lake, stream, or
marine water except if approved
as habitat enhancement or other
beneficial environmental mitiga-
tion as part of ecological restora-
tion, a contamination
remediation project approved by
appropriate State and/or Federal
agencies, or is approved in ac-
cordance with the Puget Sound
Dredged Disposal Analysis eval-
uation procedures for managing
in-water-disposal of dredged ma-
terial by applicable agencies,
which may include the U.S. Army
Corps of Engineers pursuant to
Section 10 (Rivers and Harbors
Act) and Section 404 (Clean Wa-
ter Act) permits, and Washington
State Department of Fish and
Wildlife hydraulic project ap-
proval.
(c) In no instance shall dredged
material be stockpiled in a shore-
land area that would result in the
clearing of native vegetation.
Temporary stockpiling of
dredged material is limited to one
hundred eighty (180) days.
(d) If the dredged material is
contaminant or pollutant in na-
ture, the applicant shall propose
and carry out a method of dis-
posal that complies with all regu-
latory requirements.
(e) Permanent land disposal
shall demonstrate that:
(1) Shoreline ecological func-
tions will be preserved, including
protection of surface water and
groundwater.
(2) Erosion, sedimentation,
flood waters or runoff will not in-
crease adverse impacts to
shoreline ecological functions or
property.
(3) Sites will be adequately
screened from view of local resi-
dents or passersby on public
rights-of-way.
(4) The site is not located
within a channel migration zone.
e. Shoreline Conditional Use Re-
quired: Dredging shall require a shore-
line conditional use unless associated
with existing water-dependent uses, hab-
itat enhancement, a remedial action plan
approved under the authority of the Com-
4-3-090F
(Revised 12/11)3 - 40.52
prehensive Environmental Response,
Compensation, and Liability Act (CER-
CLA) or the Model Toxics Control Act, or
public recreation facilities or uses.
4. Shoreline Stabilization:
a. General Criteria for New or Ex-
panded Shoreline Stabilization Struc-
tures:
i. Avoidance of Need for Stabiliza-
tion: The need for future shoreline
stabilization should be avoided to the
extent feasible for new development.
New development on steep slopes or
bluffs shall be set back sufficiently to
ensure that shoreline stabilization is
unlikely to be necessary during the
life of the structure, as demonstrated
by a geotechnical analysis.
ii. Significant Impact to Other Prop-
erties Prohibited: The need for
shoreline stabilization shall be con-
sidered in the determination of
whether to approve new water-de-
pendent uses. Development of new
water-dependent uses that would re-
quire shoreline stabilization which
causes significant impacts to adja-
cent or down-current properties and
shoreline areas should not be al-
lowed.
iii. Shoreline Stabilization Alterna-
tives Hierarchy: Structural shoreline
stabilization measures should be
used only when more natural, flexi-
ble, nonstructural methods such as
vegetative stabilization, beach nour-
ishment and bioengineering have
been determined infeasible. Alterna-
tives for shoreline stabilization
should be based on the following hi-
erarchy of preference:
(a) No action (allow the shore-
line to retreat naturally), increase
building setbacks, and relocate
structures.
(b) Flexible defense works con-
structed of natural materials in-
cluding measures such as soft
shore protection, bioengineer-
ing, including beach nourish-
ment, protective berms, or
vegetative stabilization.
(c) Flexible defense works, as
described above, with rigid
works, as described below, con-
structed as a protective measure
at the buffer line.
(d) A combination of rigid
works, as described below, and
flexible defense works, as de-
scribed above.
(e) Rigid works constructed of
artificial materials such as riprap
or concrete.
iv. Limited New Shoreline Stabiliza-
tion Allowed: New structural stabili-
zation measures shall not be allowed
except when necessity is demon-
strated in one of the following situa-
tions:
(a) To protect existing primary
structures:
(1) New or enlarged structural
shoreline stabilization measures
for an existing primary structure,
including residences, should not
be allowed unless there is con-
clusive evidence, documented
by a geotechnical analysis, that
the structure is in danger from
shoreline erosion caused by cur-
rents, or waves within three (3)
years, or where waiting until the
need is immediate would prevent
the opportunity to use measures
that avoid impacts on ecological
functions. Normal sloughing,
erosion of steep bluffs, or shore-
line erosion itself, without a sci-
entific or geotechnical analysis,
is not demonstration of need.
The geotechnical analysis
should evaluate on-site drainage
issues and address drainage
problems away from the shore-
line edge before considering
structural shoreline stabilization
if on-site drainage is a cause of
4-3-090F
3 - 40.53 (Revised 12/11)
shoreline instability at the site in
question.
(2) The shoreline stabilization
is evaluated by the hierarchy in
subsection F4aiii of this Section.
(3) The shoreline stabilization
structure will not result in a net
loss of shoreline ecological func-
tions.
(4) Measures to reduce shore-
line erosion in a channel migra-
tion zone (CMZ) require a
geomorphic assessment by a
Washington-licensed geologist
with engineering geology or hy-
drogeology specialty license
plus experience in conducting
fluvial geomorphic assessments.
Erosion control measures are
only allowed if it is demonstrated
that: the erosion rate exceeds
that which would normally occur
in a natural condition; the mea-
sure does not interfere with flu-
vial hydrological and
geomorphologic processes nor-
mally acting in natural condi-
tions; and the measure includes
appropriate mitigation of impacts
to ecological functions associ-
ated with the stream.
(b) New Development: In sup-
port of new development when
all six (6) of the conditions listed
below apply and are docu-
mented by a geotechnical analy-
sis:
(1) The erosion is not being
caused by upland conditions,
such as the loss of vegetation
and drainage.
(2) Nonstructural measures,
such as placing the development
further from the shoreline, plant-
ing vegetation, or installing on-
site drainage improvements, are
not feasible or not sufficient.
(3) The need to protect primary
structures from damage due to
erosion is demonstrated through
a geotechnical report. The dam-
age must be caused by natural
processes, such as currents and
waves.
(4) The shoreline stabilization
structure is evaluated by the hi-
erarchy in subsection F4aiii of
this Section.
(5) The shoreline stabilization
structure together with any com-
pensatory mitigation proposed
by the applicant and/or required
by regulatory agencies is not ex-
pected to result in a net loss of
shoreline ecological functions.
(6) The proposed new devel-
opment is not located in a chan-
nel migration zone (CMZ).
(c) Restoration and Remedia-
tion Projects: To protect projects
for the restoration of ecological
functions or hazardous sub-
stance remediation projects pur-
suant to chapter 70.105D RCW
when both of the conditions be-
low apply and are documented
by a geotechnical analysis:
(1) The shoreline stabilization
structure together with any com-
pensatory mitigation proposed
by the applicant and/or required
by regulatory agencies is not ex-
pected to result in a net loss of
shoreline ecological functions.
(2) The shoreline stabilization
structure is evaluated by the hi-
erarchy in subsection F4aiii of
this Section.
(d) Protect Navigability: To pro-
tect the navigability of a desig-
nated harbor area when
necessity is demonstrated in the
following manner by a geotechni-
cal report:
(1) Nonstructural measures,
planting vegetation, or installing
4-3-090F
(Revised 12/11)3 - 40.54
on-site drainage improvements,
are not feasible or not sufficient.
(2) The shoreline stabilization
structure together with any com-
pensatory mitigation proposed
by the applicant and/or required
by regulatory agencies is not ex-
pected to result in a net loss of
shoreline ecological functions.
(3) The shoreline stabilization
structure is evaluated by the hi-
erarchy in subsection F4aiii of
this Section.
v. Content of Geotechnical Report:
Geotechnical analysis pursuant to
this Section that addresses the need
to prevent potential damage to a pri-
mary structure shall address the ne-
cessity for shoreline stabilization by
estimating time frames and rates of
erosion and report on the urgency
associated with the specific situation.
The geotechnical analysis shall eval-
uate the need and effectiveness of
both hard and soft armoring solutions
in preventing potential damage to a
primary structure. Consideration
should be given to permit require-
ments of other agencies with jurisdic-
tion.
vi. Stream Bank Protection Re-
quired: New or expanded shoreline
stabilization on streams should as-
sure that such structures do not un-
duly interfere with natural stream
processes. The Administrator of the
Department of Community and Eco-
nomic Development or designee
shall review the proposed design for
consistency with State guidelines for
stream bank protection as it relates
to local physical conditions and meet
all applicable criteria of the Shoreline
Master Program, subject to the fol-
lowing:
(a) A geotechnical analysis of
stream geomorphology both up-
stream and downstream shall be
performed to assess the physical
character and hydraulic energy
potential of the specific stream
reach and adjacent reaches up-
stream or down, and assure that
the physical integrity of the
stream corridor is maintained,
that stream processes are not
adversely affected, and that the
revetment will not cause signifi-
cant damage to other properties
or valuable shoreline resources.
(b) Revetments or similar hard
structures are prohibited on point
and channel bars, and in salmon
and trout spawning areas, ex-
cept for the purpose of fish or
wildlife habitat enhancement or
restoration.
(c) Revetments or similar hard
structures shall be placed land-
ward of associated wetlands un-
less it can be demonstrated that
placement waterward of such
features would not adversely af-
fect ecological functions.
(d) Revetments or similar
structures shall not be developed
on the inside bend of channel
banks in a stream except to pro-
tect public works, railways and
existing structures.
(e) Revetments shall be de-
signed in accordance with
WDFW stream bank protection
guidelines.
(f) Groins, weirs and other in-
water structures may be autho-
rized only by Shoreline Condi-
tional Use Permit, except for
those structures installed to pro-
tect or restore ecological func-
tions, such as woody debris
installed in streams. A geotech-
nical analysis of stream geomor-
phology both upstream and
downstream shall document that
alternatives to in-water struc-
tures are not feasible. Documen-
tation shall establish impacts on
ecological functions that must be
mitigated to achieve no net loss.
4-3-090F
3 - 40.55 (Revised 12/11)
b. Design Criteria for New or Ex-
panded Shoreline Stabilization Struc-
tures: When any structural shoreline
stabilization measures are demonstrated
to be necessary, the following design cri-
teria shall apply:
i. Professional Design Required:
Shoreline stabilization measures
shall be designed by a qualified pro-
fessional. Certification by the design
professional may be required to en-
sure that installation meets all design
parameters.
ii. General Requirements: The size
of stabilization measures shall be
limited to the minimum necessary.
Use measures shall be designed to
assure no net loss of shoreline eco-
logical functions. Soft approaches
shall be used unless demonstrated
not to be sufficient to protect primary
structures, dwellings, and busi-
nesses or to meet resource agency
permitting conditions.
iii. Restriction of Public Access Pro-
hibited: Publicly financed or subsi-
dized shoreline erosion control
measures shall be ensured to not re-
strict appropriate public access to the
shoreline except where such access
is determined to be infeasible be-
cause of incompatible uses, safety,
security, or harm to ecological func-
tions. See public access provisions;
WAC 173-26-221(4). Where feasible,
ecological restoration and public ac-
cess improvements shall be incorpo-
rated into the project.
iv. Restriction of Navigation Prohib-
ited: Shoreline stabilization should
not be permitted to unnecessarily in-
terfere with public access to public
shorelines, nor with other appropri-
ate shoreline uses including, but not
limited to, navigation, public or pri-
vate recreation and Indian treaty
rights.
v. Aesthetic Qualities to Be Main-
tained: Where possible, shoreline
stabilization measures shall be de-
signed so as not to detract from the
aesthetic qualities of the shoreline.
vi. Public Access to Be Incorpo-
rated: Required restoration and/or
public access should be incorporated
into the location, design and mainte-
nance of shoreline stabilization struc-
tures for public or quasi-public
developments whenever safely com-
patible with the primary purpose.
Shore stabilization on publicly owned
shorelines should not be allowed to
decrease long-term public use of the
shoreline.
c. Existing Shoreline Stabilization
Structures: Existing shoreline stabiliza-
tion structures not in compliance with this
Code may be retained, repaired, or re-
placed if they meet the applicable criteria
below:
i. Repair of Existing Structures: An
existing shoreline stabilization struc-
ture may be repaired as long as it
serves to perform a shoreline stabili-
zation function for a legally estab-
lished land use, but shall be subject
to the provisions below if the land use
for which the shoreline stabilization
structure was constructed is aban-
doned per RMC 4-10-060, Noncon-
forming Uses, or changed to a new
use.
ii. Additions to Existing Structures:
Additions to or increases in size of
existing shoreline stabilization mea-
sures shall be considered new struc-
tures.
iii. Changes in Land Use: An exist-
ing shoreline stabilization structure
established to serve a use that has
been abandoned per RMC 4-10-060,
Nonconforming Uses, discontinued,
or changed to a new use may be re-
tained or replaced with a similar
structure if:
(a) There is a demonstrated
need documented by a geotech-
nical analysis to protect principal
uses or structures from erosion
4-3-090F
(Revised 12/11)3 - 40.56
caused by currents or waves;
and
(b) An evaluation of the exist-
ing shoreline stabilization struc-
ture in relation to the hierarchy of
shoreline stabilization alterna-
tives established in subsection
F4aiii of this Section shows that
a more preferred level of shore-
line stabilization is infeasible. In
the case of an existing shoreline
stabilization structure composed
of rigid materials, if alternatives
(a) through (c) of the hierarchy in
subsection F4aiii of this Section
would be infeasible then the ex-
isting shoreline stabilization
structures could be retained or
replaced with a similar structure.
iv. Waterward Replacement Pro-
hibited for Structures Protecting Res-
idences: Replacement walls or
bulkheads, if allowed, shall not en-
croach waterward of the ordinary
high-water mark or existing structure
unless the residence was occupied
prior to January 1, 1992, and there
are overriding safety or environmen-
tal concerns. In such cases, the re-
placement structure shall abut the
existing shoreline stabilization struc-
ture.
v. Restoration and Maintenance of
Soft Shorelines Allowed: Soft shore-
line stabilization measures that pro-
vide restoration of shoreline
ecological functions may be permit-
ted waterward of the ordinary high-
water mark. Replenishment of sub-
strate materials to maintain the spec-
ifications of the permitted design may
be allowed as maintenance.
vi. No Net Loss: Where a net loss of
ecological functions associated with
critical habitats would occur by leav-
ing an existing structure that is being
replaced, the structure shall be re-
moved as part of the replacement
measure.
5. Flood Control:
a. Permitted Flood Control Projects:
Flood control works shall be permitted
when it is demonstrated by engineering
and scientific evaluations that:
i. They are necessary to protect
health, safety and/or existing devel-
opment;
ii. Nonstructural flood hazard re-
duction measures are infeasible; and
iii. Measures are consistent with an
adopted comprehensive flood haz-
ard management plan that evaluates
cumulative impacts to the watershed
system.
b. Prohibited Flood Control Projects:
New or expanding development or uses
in the shoreline, including subdivision of
land, that would likely require new struc-
tural flood control works within a stream,
channel migration zone, or floodway shall
not be allowed.
c. Long-Term Compatibility: New or
expanded flood control works and in-
stream structures should be planned and
designed to be compatible with appropri-
ate multiple uses of stream resources
over the long term, especially in shore-
lines of Statewide significance.
d. Criteria for Allowing Flood Control
Projects: New flood control works
should only be allowed in the shoreline if
they are necessary to protect existing de-
velopment and where nonstructural flood
hazard reduction measures are infeasi-
ble.
e. Native Vegetation: Flood control
works should incorporate native vegeta-
tion to the extent feasible to enhance
ecological functions, create a more natu-
ral appearance, improve ecological func-
tions, and provide more flexibility for
long-term shoreline management.
f. Consideration of Alternatives: To
minimize flood damages and to maintain
natural resources associated with
streams, overflow corridors and other al-
4-3-100A
3 - 41 (Revised 2/15)
ternatives to traditional bank levees, re-
vetments and/or dams shall be
considered. Setback levees and similar
measures should be employed where
they will result in lower flood peaks and
velocities, and more effective conserva-
tion of resources than with high bank le-
vees. On Cedar River Reach D, setting
back existing levees to provide for en-
hanced natural stream processes may be
pursued when adequate provisions are
made for protecting existing public and
private uses.
g. Public Access Required: Flood
control works shall provide access to
public shorelines whenever possible, un-
less it is demonstrated that public access
would cause unavoidable public health
and safety hazards, security problems,
unmitigatable ecological impacts, un-
avoidable conflicts with proposed uses,
or unreasonable cost. At a minimum,
flood control works should not decrease
public access or use potential of shore-
lines.
6. Stream Alteration:
a. Definition of Stream Alteration:
Stream alteration is the relocation or
change in the flow of a river, stream or
creek.
b. Alterations to Be Minimized:
Stream alteration shall be minimized, and
when allowed should change natural
stream processes as little as possible.
c. Allowed if No Feasible Alternative:
Unless otherwise prohibited by subsec-
tion E10 of this Section, Transportation,
and subsection E11 of this Section, Utili-
ties, stream alteration may be allowed for
transportation and utility crossings and
in-stream structures only where there is
no feasible alternative.
d. Allowed for Flood Hazard Reduc-
tion: Stream alteration may be permitted
if it is part of a public flood hazard reduc-
tion program or a habitat enhancement
project approved by appropriate State
and/or Federal agencies.
e. Prohibited Alterations: Stream al-
teration solely for the purpose of enlarg-
ing the developable portion of a parcel of
land or increasing the economic potential
of a parcel of land is prohibited.
f. Detriment to Adjacent Parcels Pro-
hibited: Stream alteration is prohibited if
it would be significantly detrimental to ad-
jacent parcels.
g. Applicant’s Responsibility: The
applicant has the sole responsibility to
demonstrate the necessity of the pro-
posal and compliance with the criteria of
the Shoreline Master Program.
h. Professional Design Required: All
proposed stream alterations shall be de-
signed by an appropriately State-licensed
professional engineer. The design shall
be submitted with a supplemental lake/
stream study to the Planning Division as
part of the application.
i. Impacts to Aquatic Life to Be Mini-
mized: The design, timing and the meth-
ods employed will have minimal adverse
effects on aquatic life, including minimiz-
ing erosion, sedimentation and other pol-
lution during and after construction.
j. Flow Levels to Be Maintained: The
project must be designed so that the low
flow is maintained and fish escapement
is provided for.
k. Conditional Use Required in a
Channel Migration Zone (CMZ): Stream
alterations within a channel migration
zone require a Shoreline Conditional Use
Permit. (Ord. 5633, 10-24-2011)
4-3-095 (Deleted by Ord. 5286,
5-14-2007)
4-3-100 URBAN DESIGN
REGULATIONS:
A. PURPOSE:
1. These urban design regulations are es-
tablished in accordance with and to imple-
4-3-100B
(Revised 2/15)3 - 42
ment policies established in the Land Use
and Community Design Elements of the
Renton Comprehensive Plan. These stan-
dards are divided into seven areas:
a. Site design and building location;
b. Parking and vehicular access;
c. Pedestrian environment;
d. Recreation Areas and Common
Open Space;
e. Building Architectural Design;
f. Signage;
g. Lighting.
2. This Section lists elements that are re-
quired to be included in all development in the
zones stated in subsection B1 of this Section.
Each element includes an intent statement,
guidelines, and standards. In order to provide
predictability, standards are provided. These
standards specify a prescriptive manner in
which the requirement can be met. In order to
provide flexibility, guidelines are also stated
for each element. The guidelines and the in-
tent statement provide direction for those who
seek to meet the required element in a man-
ner that is different from the standards.
a. The determination as to the satisfac-
tion of the requirement through the use of
the guidelines and the intent statement is
to be made by the Community and Eco-
nomic Development Administrator.
b. When the Administrator has deter-
mined that the proposed manner of meet-
ing the design requirement through the
guidelines and intent is sufficient, the ap-
plicant shall not be required to demon-
strate sufficiency to the standard
associated with the guideline that has
been approved. (Ord. 5029, 11-24-2003;
Ord. 5124, 2-7-2005; Ord. 5286,
5-14-2007; Ord. 5355, 2-25-2008; Ord.
5531, 3-8-2010; Ord. 5572, 11-15-2010;
Ord. 5676, 12-3-2012)
B. APPLICABILITY AND CONFLICTS:
1. Applicability:
a. The following development activities
shall be required to comply with the pro-
visions of this Section:
i. All subdivisions including short
plats;
ii. All new structures;
iii. Conversion of vacant land (e.g.,
to parking or storage lots);
iv. Conversion of a residential use
to a nonresidential use;
v. Alterations, enlargements, and/
or restorations of nonconforming
structures pursuant to RMC
4-10-050, Nonconforming Struc-
tures.
vi. Exterior modifications such as
facade changes, windows, awnings,
signage, etc., shall comply with the
design requirements for the new por-
tion of the structure, sign, or site im-
provement.
b. Any of the activities listed in subsec-
tion B1a of this Section and occurring in
the following overlay areas or zones shall
be required to comply with the provisions
of this Section:
i. District ‘A’: All areas zoned Cen-
ter Downtown (CD) or Residential
Multi-Family Urban (RM-U).
ii. District ‘B’: All areas zoned
Residential Multi-Family Traditional
(RM-T) or Residential Multi-Family
(RM-F).
iii. District ‘C’: All areas zoned Ur-
ban Center North 1 (UC-N1), Urban
Center North 2 (UC-N2), or Commer-
cial Office Residential (COR).
iv. District ‘D’: All areas zoned
Center Village (CV) or Commercial
Arterial (CA) except for those areas
included in the Automall District, see
4-3-100E
3 - 43 (Revised 2/15)
RMC 4-3-040, Commercial Corridor
Business Designations. (Ord. 5572,
11-15-2010; Ord. 5675, 12-3-2012;
Ord. 5743, 1-12-2015)
2. Conflicts: Where there are conflicts be-
tween the design requirements in subsection
E of this Section and other sections of the
Renton Municipal Code, the regulations of
this Section shall prevail. (Amd. Ord. 4991,
12-9-2002; Ord. 5029, 11-24-2003; Ord.
5124, 2-7-2005; Ord. 5191, 12-12-2005; Ord.
5286, 5-14-2007; Ord. 5331, 12-10-2007;
Ord. 5355, 2-25-2008; Ord. 5369, 4-14-2008;
Ord. 5437, 12-8-2008; Ord. 5518,
12-14-2009; Ord. 5531, 3-8-2010; Ord. 5649,
12-12-2011)
C. EXEMPTIONS:
The design regulations shall not apply to:
1. Interior Remodels: Interior remodels of
existing buildings or structures provided the
alterations do not modify the building facade.
2. Aircraft Manufacturing: Structures re-
lated to the existing use of aircraft manufac-
turing in District ‘C.’ (Ord. 5124, 2-7-2005;
Ord. 5286, 5-14-2007)
D. ADMINISTRATION:
1. Review Process: Applications subject to
design regulations shall be processed as a
component of the governing land use pro-
cess.
2. Authority: The Community and Eco-
nomic Development Administrator shall have
the authority to approve, approve with condi-
tions, or deny proposals based upon the pro-
visions of the design regulations when no
other permit or approval requires Hearing Ex-
aminer review. Proposals will be considered
on the basis of individual merit, the overall in-
tent of the minimum standards and guide-
lines, and creative design alternatives will be
encouraged in order to achieve the purposes
of the design regulations. (Amd. Ord. 4991,
12-9-2002; Ord. 5029, 11-24-2003; Ord.
5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord.
5676, 12-3-2012)
E. REQUIREMENTS:
1. Site Design and Building Location:
Intent: To ensure that buildings are located in
relation to streets and other buildings so that
the Vision of the City of Renton can be real-
ized for a high-density urban environment; so
that businesses enjoy visibility from public
rights-of-way; and to encourage pedestrian
activity.
4-3-100E
(Revised 2/15)3 - 44/46
BUILDING LOCATION AND ORIENTATION
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian
pathways. To organize buildings for pedestrian use and so that natural light is available to other structures
and open space. To ensure an appropriate transition between buildings, parking areas, and other land
uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as
with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to buildings
and open space. The privacy of individuals in residential uses shall be provided for.
Standards:
Districts A,
B, and D
All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to
nearby buildings and open space (except parking areas) shall be considered when
siting structures.
2. Buildings shall be oriented to the street with clear connections to the sidewalk.
3. The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
4. Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
4-3-100E
3 - 47 (Revised 4/11)
District C
All of the following are required:
1. The availability of natural light (both direct and reflected) and direct sun exposure to
nearby buildings and open space (except parking areas) shall be considered when
siting structures.
2. Commercial mixed-use buildings shall contain pedestrian-oriented uses, feature
“pedestrian-oriented facades,” and have clear connections to the sidewalk
(illustration below).
3. Office buildings shall have pedestrian-oriented facades. In limited circumstances the
Department may allow facades that do not feature a pedestrian orientation; if so,
substantial landscaping between the sidewalk and building shall be provided. Such
landscaping shall be at least ten feet (10') in width as measured from the sidewalk
(illustration below).
4-3-100E
(Revised 4/11)3 - 48
4. Residential and mixed-use buildings containing street-level residential uses and
single-purpose residential buildings shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building (illustration below); or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
4-3-100E
3 - 49 (Revised 4/11)
BUILDING ENTRIES
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and
shall enhance the overall quality of the pedestrian experience on the site.
Standards:
All Districts
All of the following are required:
1. The primary entrance of each building shall be:
a. Located on the facade facing a street, shall be prominent, visible from the street,
connected by a walkway to the public sidewalk, and include human-scale
elements; and
b. Made visibly prominent by incorporating architectural features such as a facade
overhang, trellis, large entry doors, and/or ornamental lighting (illustration
below).
4-3-100E
(Revised 4/11)3 - 50
2. Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at
least four and one-half feet (4-1/2') wide (illustration below). Buildings that are taller
than thirty feet (30') in height shall also ensure that the weather protection is
proportional to the distance above ground level.
3. Building entries from a parking lot shall be subordinate to those related to the street.
4. Features such as entries, lobbies, and display windows shall be oriented to a street
or pedestrian-oriented space; otherwise, screening or decorative features should be
incorporated.
5. Multiple buildings on the same site shall direct views to building entries by providing
a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
6. Ground floor residential units that are directly accessible from the street shall
include:
a. Entries from front yards to provide transition space from the street; or
b. Entries from an open space such as a courtyard or garden that is accessible from
the street.
4-3-100E
3 - 51 (Revised 3/13)
TRANSITION TO SURROUNDING DEVELOPMENT
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standards:
Districts A,
B, and D
At least one of the following design elements shall be used to promote a transition to
surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller increments;
or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
District C
Both of the following are required:
1. For properties along North 6th Street and Logan Avenue North (between North 4th
Street and North 6th Street), applicants shall demonstrate how their project provides
an appropriate transition to the long-established, existing residential neighborhood
south of North 6th Street known as the North Renton Neighborhood.
2. For properties located south of North 8th Street, east of Garden Avenue North,
applicants must demonstrate how their project appropriately provides transitions to
existing industrial uses.
4-3-100E
(Revised 3/13)3 - 52
SERVICE ELEMENT LOCATION AND DESIGN
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from pedestrian areas, and screening them from view
in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other
abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an
enclosure with fencing that is made of quality materials.
Standards:
All Districts
All of the following are required:
1. Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent and/or abutting uses. Service elements shall
be concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
2. In addition to standard enclosure requirements, garbage, recycling collection, and
utility areas shall be enclosed on all sides, include a roof and be screened around
their perimeter by a wall or fence and have self-closing doors (illustration below).
3. Service enclosures shall be made of masonry, ornamental metal or wood, or some
combination of the three (3).
4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a
landscaped planting strip, minimum three feet (3') wide, shall be located on three (3)
sides of such facility.
4-3-100E
3 - 53 (Revised 3/13)
GATEWAYS
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and
architectural elements at gateways should be provided. While gateways should be distinctive within the
context of the district, they should also be compatible with the district in form and scale.
Guidelines: Development that occurs at gateways shall be distinguished with features that visually
indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the
City. Examples of these types of features include monuments, public art, and public plazas.
Standards:
Districts C
and D
All of the following are required:
1. Developments located at district gateways shall be marked with visually prominent
features (illustration below).
4-3-100E
(Revised 3/13)3 - 54
(Ord. 5676, 12-3-2012)
2. Gateway elements shall be oriented toward and scaled for both pedestrians and
vehicles (illustration below).
3. Visual prominence shall be distinguished by two (2) or more of the following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not qualify).
4-3-100E
3 - 55 (Revised 3/13)
2. Parking and Vehicular Access:
Intent: To provide safe, convenient access; incorporate various modes of transportation, including public
transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is
provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedes-
trian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks
and building facades; minimize the visual impact of parking lots; and use access streets and parking to
maintain an urban edge to the district.
SURFACE PARKING
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back
of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of surface parking shall also be designed to accommodate
future infill development.
Standards:
Districts A,
B, and D
Both of the following are required:
1. Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
2. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
District C
All of the following are required:
1. Parking shall be at the side and/or rear of a building and may not occur between the
building and the street. However, if due to the constraints of the site, parking cannot
be provided at the side or rear of the building, the Administrator may allow parking to
occur between the building and the street. If parking is allowed to occur between the
building and the street, no more than sixty feet (60') of the street frontage measured
parallel to the curb shall be occupied by off-street parking and vehicular access.
2. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
3. Surface parking lots shall be designed to facilitate future structured parking and/or
other infill development. For example, provision of a parking lot with a minimum
dimension on one side of two hundred feet (200') and one thousand five hundred
feet (1,500') maximum perimeter area. Exception: If there are size constraints
inherent in the original parcel.
4-3-100E
(Revised 3/13)3 - 56
STRUCTURED PARKING GARAGES
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured
parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of
parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate,
pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to
enhance garages.
Standards:
All Districts
All of the following are required:
1. Parking structures shall provide space for ground floor commercial uses along street
frontages at a minimum of seventy five percent (75%) of the building frontage width
(illustration below).
2. The entire public facing facade shall be pedestrian-oriented. The Administrator may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This
setback shall be increased to ten feet (10') when abutting a primary arterial and/or
minor arterial.
4-3-100E
3 - 57 (Revised 3/13)
3. Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials (illustration below).
4. The entry to the parking garage shall be located away from the primary street, to
either the side or rear of the building.
5. Parking garages at grade shall include screening or be enclosed from view with
treatment such as walls, decorative grilles, trellis with landscaping, or a combination
of treatments.
6. The Administrator may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce
the setback include landscaping components plus one or more of the following
integrated with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard.
4-3-100E
(Revised 3/13)3 - 58
(Ord. 5676, 12-3-2012)
3. Pedestrian Environment:
Intent: To enhance the urban character of development by creating pedestrian networks and by provid-
ing strong links from streets and drives to building entrances; make the pedestrian environment safe,
convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access
points, and through parking lots; and promote the use of multi-modal and public transportation systems
in order to reduce other vehicular traffic.
VEHICULAR ACCESS
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian
mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standards:
Districts A,
B, and D
The following is required:
1. Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
2. The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
District C
Both of the following are required:
1. Parking garages shall be accessed at the rear of buildings.
2. Parking lot entrances, driveways, and other vehicular access points shall be
restricted to one entrance and exit lane per five hundred (500) linear feet as
measured horizontally along the street.
PEDESTRIAN CIRCULATION
Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the
pedestrian environment, and provides a way for pedestrians to walk from one location to another without
having to drive their vehicle.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and
encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standards:
Districts A,
C, and D
All of the following are required:
1. A pedestrian circulation system of pathways that are clearly delineated and connect
buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the
development.
4-3-100E
3 - 59 (Revised 4/11)
2. Pathways within parking areas shall be provided and differentiated by material or
texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving
materials (illustration below). Permeable materials are encouraged. The pathways
shall be perpendicular to the applicable building facade and no greater than one
hundred fifty feet (150') apart.
3. Sidewalks and pathways along the facades of buildings shall be of sufficient width to
accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings one
hundred (100) or more feet in width (measured along the facade) shall provide
sidewalks at least twelve feet (12') in width. The pathway shall include an eight-
foot (8') minimum unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
4. Mid-block connections between buildings shall be provided.
4-3-100E
(Revised 4/11)3 - 60
PEDESTRIAN AMENITIES
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round
activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Standards:
District B
All of the following are required:
1. Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
2. Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to public
spaces or building entrances.
4-3-100E
3 - 61 (Revised 3/13)
4. Recreation Areas and Common Open Space:
Districts C
and D
All of the following are required:
1. Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
2. Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over an extended
period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to public
spaces or building entrances.
3. Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a
minimum of four and one-half feet (4-1/2') wide along at least seventy five percent
(75%) of the length of the building facade facing the street, a maximum height of
fifteen feet (15') above the ground elevation, and no lower than eight feet (8') above
ground level.
RECREATION AREAS AND COMMON OPEN SPACE
Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and
visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To
create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on
streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the
street corner to emphasize pedestrian activity (illustration below). Recreation and common open space
areas are integral aspects of quality development that encourage pedestrians and users. These areas shall
be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and
located so that they are appealing to users and pedestrians.
4-3-100E
(Revised 3/13)3 - 62
Standards:
Districts A,
C, and D
All of the following are required:
1. All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common open space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide usable
area(s) for residents.
d. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the following
elements for developments having more than one hundred (100) units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to the
site and are provided as an asset to the development;
iii. Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of dwelling
units and visible from surrounding units. They shall also be located away from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
e. The following shall not be counted toward the common open space or recreation
area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
4-3-100E
3 - 63 (Revised 3/13)
ii. Required yard setback areas. Except for areas that are developed as private
or semi-private (from abutting or adjacent properties) courtyards, plazas or
passive use areas containing landscaping and fencing sufficient to create a
fully usable area accessible to all residents of the development (illustration
below).
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
2. All buildings and developments with over thirty thousand (30,000) square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened or
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator determines such space meets the
definition of pedestrian-oriented space.
4-3-100E
(Revised 3/13)3 - 64
ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
3. Open space substitution: see RMC 4-1-240.
District B
The following is required:
All attached housing developments shall provide at least one hundred fifty (150) square
feet of private usable space per unit.
1. At least one hundred (100) square feet of the private space shall abut each unit.
2. Private space may include porches, balconies, yards, and decks.
All Districts
All of the following are required:
1. Public plazas shall be provided at intersections identified in the Commercial Arterial
Zone Public Plaza Locations Map and as listed below.
2. The plaza shall measure no less than one thousand (1,000) square feet with a
minimum dimension of twenty feet (20') on one side abutting the sidewalk.
3. The public plaza must be landscaped consistent with RMC 4-4-070, including at
minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
4. Public plazas are to be provided at the following intersections:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
v. S. Seventh Street.
4-3-100E
3 - 65 (Revised 3/13)
(Ord. 5591, 2-28-2011; Ord. 5676, 12-3-2012))
5. Building Architectural Design:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate and to
discourage franchise retail architecture.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
BUILDING CHARACTER AND MASSING
Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as
to ensure that all sides of a building which can be seen by the public are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood.
Articulation, modulation, and their intervals should create a sense of scale important to residential buildings.
Standards:
Districts A
and D
Both of the following are required:
1. All building facades shall include modulation or articulation at intervals of no more
than forty feet (40').
2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and
eight feet (8') in width.
3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety
of modulations and articulations to reduce the apparent bulk and scale of the facade
(illustration in District B, below); or provide an additional special feature such as a
clock tower, courtyard, fountain, or public gathering area.
4-3-100E
(Revised 3/13)3 - 66
District B
All of the following are required:
1. All building facades shall include modulation or articulation at intervals of no more
than twenty feet (20').
2. Modulations shall be a minimum of two feet (2') in depth and four feet (4') in width.
3. Buildings greater than one hundred sixty feet (160') in length shall provide a variety
of modulations and articulations to reduce the apparent bulk and scale of the facade
(illustration below); or provide an additional special feature such as a clock tower,
courtyard, fountain, or public gathering area.
District C
All of the following are required:
1. All building facades shall include measures to reduce the apparent scale of the
building and add visual interest. Examples include modulation, articulation, defined
entrances, and display windows (illustration below).
2. All buildings shall be articulated with one or more of the following:
a. Defined entry features;
b. Bay windows and/or balconies;
4-3-100E
3 - 67 (Revised 3/13)
c. Roof line features; or
d. Other features as approved by the Administrator.
3. Single purpose residential buildings shall feature building modulation as follows
(illustration below):
a. The maximum width (as measured horizontally along the building’s exterior)
without building modulation shall be forty feet (40').
b. The minimum width of modulation shall be fifteen feet (15').
c. The minimum depth of modulation shall be greater than six feet (6').
4. All buildings greater than one hundred sixty feet (160') in length shall provide a
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade (as illustrated in District B above); or provide an additional special design
feature such as a clock tower, courtyard, fountain, or public gathering area.
4-3-100E
(Revised 3/13)3 - 68
GROUND LEVEL DETAILS
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character
of the pedestrian environment; and ensure that all sides of a building within near or distant public view have
visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry paving,
street furniture (benches, etc.), and/or public art.
Standards:
All Districts
All of the following are required:
1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature
shall be provided along the facade’s ground floor.
2. Any facade visible to the public shall be comprised of at least fifty percent (50%)
transparent windows and/or doors for at least the portion of the ground floor facade
that is between four feet (4') and eight feet (8') above ground (as measured on the
true elevation).
3. Upper portions of building facades shall have clear windows with visibility into and
out of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be fifty
percent (50%).
4. Display windows shall be designed for frequent change of merchandise, rather than
permanent displays.
5. Where windows or storefronts occur, they must principally contain clear glazing.
All of the following are prohibited:
1. Tinted and dark glass, highly reflective (mirror-type) glass and film.
2. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian
pathways.
4-3-100E
3 - 69 (Revised 4/11)
a. A wall (including building facades and retaining walls) is considered a blank wall if:
i. It is a ground floor wall or portion of a ground floor wall over six feet (6') in
height, has a horizontal length greater than fifteen feet (15'), and does not
include a window, door, building modulation or other architectural detailing; or
ii. Any portion of a ground floor wall has a surface area of four hundred (400)
square feet or greater and does not include a window, door, building
modulation or other architectural detailing.
b. If blank walls are required or unavoidable, they shall be treated. The treatment
shall be proportional to the wall and use one or more of the following (illustration
below):
i. A planting bed at least five feet (5') in width abutting the blank wall that
contains trees, shrubs, evergreen ground cover, or vines;
ii. Trellis or other vine supports with evergreen climbing vines;
iii. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
iv. Artwork, such as bas-relief sculpture, mural, or similar; or
v. Seating area with special paving and seasonal planting.
4-3-100E
(Revised 4/11)3 - 70
BUILDING ROOF LINES
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Standards:
Districts A,
C, and D
The following is required:
At least one of the following elements shall be used to create varied and interesting roof
profiles (illustration below):
1. Extended parapets;
2. Feature elements projecting above parapets;
3. Projected cornices;
4. Pitched or sloped roofs.
5. Roof mounted mechanical equipment shall not be visible to pedestrians.
6. Buildings containing predominantly residential uses shall have pitched roofs with a
minimum slope of one to four (1:4) and shall have dormers or interesting roof forms
that break up the massiveness of an uninterrupted sloping roof.
4-3-100E
3 - 71 (Revised 3/13)
(Ord. 5676, 12-3-2012)
6. Signage: In addition to the City’s standard sign regulations, developments within Urban Design Dis-
tricts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F, Modification
of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required.
BUILDING MATERIALS
Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of
materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate
monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be
used. If materials like concrete or block walls are used they shall be enhanced to create variation and
enhance their visual appeal.
Standards:
All Districts
All of the following are required:
1. All sides of buildings visible from a street, pathway, parking area, or open space shall
be finished with the same building materials, detailing, and color scheme. A different
treatment may be used if the materials are of the same quality.
2. All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
3. Materials, individually or in combination, shall have texture, pattern, and be detailed
on all visible facades.
4. Materials shall be durable, high quality, and consistent with more traditional urban
development, such as brick, integrally colored concrete masonry, pre-finished metal,
stone, steel, glass and cast-in-place concrete.
5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals,
and/or coloring with a concrete coating or admixture.
6. If concrete block walls are used, they shall be enhanced with integral color, textured
blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
Districts A,
C, and D
The following is required:
All buildings shall use material variations such as colors, brick or metal banding, patterns,
or textural changes.
4-3-100F
(Revised 3/13)3 - 72
7. Lighting:
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord. 5531, 3-8-2010; Ord. 5572,
11-15-2010)
F. MODIFICATION OF MINIMUM
STANDARDS:
The Administrator shall have the authority to
modify the minimum standards of the design reg-
ulations, subject to the provisions of RMC
4-9-250D, Modification Procedures, and the fol-
lowing requirements:
1. The project as a whole meets the intent
of the minimum standards and guidelines in
subsections E1, E2, E3, E4, E5, E6, and E7
of the design regulations;
2. The requested modification meets the in-
tent and guidelines of the applicable design
standard;
3. The modification will not have a detri-
mental effect on nearby properties and the
City as a whole;
4. The deviation manifests high quality de-
sign; and
5. The modification will enhance the pedestrian
environment on the abutting and/or adjacent
streets and/or pathways. (Ord. 5531, 3-8-2010;
Ord. 5676, 12-3-2012)
G. EXCEPTIONS FOR DISTRICTS ‘A’
AND ‘B’:
Modifications to the requirements for the building
location and orientation and building entry in sub-
section E1 of this Section are limited to the follow-
ing circumstances:
1. When the building is oriented to an inte-
rior courtyard, and the courtyard has a prom-
inent entry and walkway connecting directly
to the public sidewalk; or
2. When a building includes an architectural
feature that connects the building entry to the
public sidewalk; or
3. In complexes with several buildings,
when the building is oriented to an internal in-
tegrated walkway system with prominent
connections to the public sidewalk(s). (Ord.
5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord.
5531, 3-8-2010)
LIGHTING
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standards:
Districts A,
C, and D
All of the following are required:
1. Pedestrian-scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with down-
lighting and decorative street lighting.
2. Accent lighting shall also be provided on building facades (such as sconces) and/or
to illuminate other key elements of the site such as gateways, specimen trees, other
significant landscaping, water features, and/or artwork.
3. Downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian-scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC
4-4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary
holiday or decorative lighting, right-of-way lighting, etc.).
4-3-110C
3 - 73 (Revised 4/11)
H. VARIANCE:
(Reserved). (Ord. 5124, 2-7-2005; Ord. 5286,
5-14-2007; Ord. 5531, 3-8-2010)
I. APPEALS:
For appeals of administrative decisions made
pursuant to the design regulations, see RMC
4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd.
Ord. 4971, 6-10-2002; Ord. 5029, 11-24-2003;
Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007; Ord.
5531, 3-8-2010)
4-3-105 (Deleted by Ord. 4992,
12-9-2002)
4-3-110 URBAN SEPARATOR
OVERLAY REGULATIONS:
A. PURPOSE:
The purpose of this Section is to implement the
urban separators policies in the Community De-
sign Element of the Comprehensive Plan and the
King County Countywide Planning Policies. The
intent is to provide physical and visual distinctions
between Renton and adjacent communities, de-
fine Renton’s boundaries and create contiguous
open space corridors within and between urban
communities, which provide environmental, vi-
sual, recreational and wildlife benefits. Urban
separators shall be permanent low-density lands
that protect resources and environmentally sensi-
tive areas. (Ord. 5132, 4-4-2005)
B. APPLICABILITY:
This Section shall apply to subdivisions and build-
ing permits on lands within designated urban sep-
arators as shown in the urban separators maps.
(Ord. 5132, 4-4-2005)
C. URBAN SEPARATORS MAPS:
1. May Valley Urban Separator:
4-3-110C
(Revised 4/11)3 - 74
2. Talbot Urban Separator:
(Ord. 5132, 4-4-2005)
4-3-110C
3 - 74.1 (Revised 12/11)
3. Soos Creek Urban Separator:
(Ord. 5566, 10-25-2010)
4-3-110C
(Revised 12/11)3 - 74.2
4. Lake Desire Urban Separator:
(Ord. 5566, 10-25-2010)
4-3-110E
3 - 75 (Revised 3/13)
D. ADMINISTRATION:
1. Review Process: Applications subject to
urban separator regulations shall be pro-
cessed as a component of the governing land
use process.
2. Authority: The Community and Eco-
nomic Development Administrator shall have
the authority to approve with conditions or
deny proposals based on the provisions of
the Urban Separator Overlay regulations
when no other permit or approval requires
Hearing Examiner review. (Ord. 5132, 4-4-
2005; Ord. 5676, 12-3-2012)
E. URBAN SEPARATOR OVERLAY
REGULATIONS:
1. Contiguous Open Space Corridor Es-
tablished: A designated contiguous open
space corridor is established as shown on the
Urban Separators Overlay Map in subsection
C of this Section.
2. Dedication of Open Space Required.
a. Approval of a plat, and/or building
permit on an undeveloped legal lot:
i. May Valley Urban Separator
Overlay: Approval of a plat, and/or
building permit on an undeveloped
legal lot in the May Valley Urban Sep-
arator Overlay shall require dedica-
tion of fifty percent (50%) of the gross
land area of the parcel or parcels as
a non-revocable open space tract re-
tained by the property owner, or ded-
icated to a homeowners association
or other suitable organization as de-
termined by the Administrator.
ii. Talbot Urban Separator Over-
lay: Approval of a plat, and/or build-
ing permit on an undeveloped legal
lot in the Talbot Urban Separator
Overlay shall require dedication of
fifty percent (50%) of the gross land
area of that portion of the parcel or
parcels located within the Urban
Separator as a non-revocable open
space tract retained by the property
owner, or dedicated to a homeown-
ers association or other suitable or-
ganization as determined by the
Administrator. In order to satisfy the
dedication requirement, some of the
area to be dedicated may consist of
land abutting the Urban Separator,
as determined by the Community
and Economic Development Admin-
istrator, on a case-by-case basis.
Acreage in tracts may include critical
areas and/or critical area buffers. At
a minimum, open space shall be con-
nected to another contiguous open
space parcel by a fifty foot (50') corri-
dor. (Ord. 5578, 11-15-2010; Ord.
5676, 12-3-2012)
b. Existing residences, existing acces-
sory uses and structures, existing above
ground utilities located in the tract at the
time of designation and new small and
medium utilities shall not count toward
the fifty percent (50%) gross land area
calculation for open space except for
stormwater ponds designed with less
than 3:1 engineered slopes and en-
hanced per techniques and landscape
requirements set forth in the publication
the “Integrated Pond” King County Land
and Water Resources Division.
c. Approval of a building permit for an
addition of three hundred (300) square
feet for a primary use structure or five
hundred (500) square feet for an acces-
sory structure shall require recordation of
a conservation easement, protective
easement or tract and deed restriction on
critical areas and critical area buffers lo-
cated within the contiguous open space
corridor pursuant to RMC 4-3-050E4, Na-
tive Growth Protection Areas.
d. Land dedicated as open space shall
be located within the mapped contiguous
open space corridor unless a modifica-
tion is approved pursuant to subsection
E6 of this Section.
3. Uses Allowed in Contiguous Open
Space.
a. Passive recreation with no develop-
ment of active recreation facilities except
within a municipal park.
b. Natural surface pedestrian trails.
4-3-110E
(Revised 3/13)3 - 76
c. Animal husbandry (small, medium
and large); provided, that fencing is sub-
ject to the conditions in subsection E3g of
this Section.
d. Existing residences and accessory
uses and structures.
e. Small and medium utilities and large
underground utilities.
f. Access Easements.
i. Utilities easements and emer-
gency service access roads may be
located within contiguous open
space corridors for the limited pur-
pose of providing service to parcels
platted after March 2005, for which
there is no practical alternative way
to provide service. Utilities and emer-
gency service easements shall be
developed with permeable surface
treatment.
ii. Private access easements for in-
gress and egress may be located
within contiguous open space in the
limited instance where there is no al-
ternative access to a pre-existing le-
gal lot, but shall not serve lots platted
after March 2005.
g. Fencing or similar structures and/or
hedges or similar landscape features on
the property or easement boundary of
properties abutting and within the contig-
uous open space corridor shall not create
a solid barrier. Where required to protect
wetlands pursuant to RMC 4-3-050E4e,
fencing shall be the minimum necessary.
4. Uses in Portions of the Urban Separa-
tor Outside the Established Contiguous
Open Space Corridor.
a. Uses shall be consistent with RMC
4-2-060 and 4-2-070B. Residential-1
Zone, one dwelling unit per net acre.
b. Development shall be clustered out-
side the contiguous open space corridor
mapped in subsection C of this Section.
5. Standards Within Entire Urban Sepa-
rator.
a. Forest/vegetation clearing shall be
limited to a maximum of thirty five percent
(35%) of the gross acreage of the site ex-
cept:
i. The percentage of forest/vegeta-
tion coverage may be increased to
qualify for the density bonus allowed
in RMC 4-2-110D.
ii. Modification of the percentage of
forest/vegetation retention may be
approved if determined necessary to
meet the surface water retention/de-
tention standards of subsection E5d
of this Section.
iii. Forest/vegetation clearing
greater than thirty five percent (35%)
of individual building sites may be ap-
proved to allow grading for a home
site; provided, that:
(a) A landscape plan is pro-
vided for each building site
showing compensating replant-
ing of species with the same or
better water retention and ero-
sion control functions;
(b) Five percent (5%) addi-
tional replacement landscaping
per site is provided;
(c) Plant caliper is sufficient to
achieve needed water retention
and erosion control functions;
(d) Individual trees or stands of
trees are retained when feasible.
Feasibility is defined as locations
and tree health sufficient to en-
sure continued viability of the
tree and safety of structures
within the developed portion of
the lot; and
(e) The landscape plan pro-
vides massing of plant material
to create either a connection to
required open space or is of suf-
ficient size to create functional
wildlife habitat.
4-3-120C
3 - 77 (Revised 3/13)
b. If the existing cleared area of a site,
as of March 21, 2005, is greater than
thirty five percent (35%), approval of a
plat shall require replanting of forest/veg-
etative cover.
c. Forest/vegetation cover may include
a combination of Northwest native vege-
tation including conifer, deciduous trees
and shrubs sufficient to provide water re-
tention and erosion control. If existing
vegetation is found to be insufficient to
meet forest/vegetation coverage stan-
dards, additional plantings shall be re-
quired.
d. Stormwater management shall com-
ply with the Surface Water Design Man-
ual. (Ord. 5526, 2-1-2010)
e. Private access easements and im-
provements shall be established at the
minimum standard needed to meet public
safety requirements.
f. Landscape plans required in RMC
4-4-070 shall include retention/replanting
plans as applicable, consistent with stan-
dards and plant lists in King County De-
partment of Natural Resources and
Parks Water and Land Resources Divi-
sion Publication “Going Native.” (Ord.
5676, 12-3-2012)
6. Modification of Mapped Contiguous
Open Space: Modification of the open space
configuration may be approved where:
a. Site specific data confirms that the
adopted contiguous open space corridor
map includes more than the required
gross area for any parcel; or
b. The applicant can demonstrate a
configuration of contiguous open space
that provides better or equal provision of
the open space requirement. Modifica-
tions to the contiguous open space corri-
dor shall be remapped during the City’s
annual RMC Title 4 review process. (Ord.
5132, 4-4-2005; Ord. 5676, 12-3-2012)
4-3-120 VIOLATIONS OF THIS
CHAPTER AND PENALTIES: (Amd.
Ord. 4963, 5-13-2002)
A. ENFORCEMENT OFFICER:
The Development Services Administrator or his
or her designated representative shall be respon-
sible for investigation of violation and citation of
the violating parties.
B. VIOLATION OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4856, 8-21-2000; Ord. 5159,
10-17-2005)
C. TESTS:
1. Whenever there is insufficient evidence
of compliance with any of the provisions of
RMC 4-3-050, Critical Areas Regulations, or
evidence that any action does not conform to
the requirements of RMC 4-3-050, the De-
partment Director may require tests as proof
of compliance to be made at no expense to
this jurisdiction.
2. Test methods shall be as specified by
RMC 4-3-050, Critical Areas Regulations, or
by other recognized and accepted test stan-
dards. If there are no recognized or accepted
test methods for the proposed alternate, the
Department Director shall determine test pro-
cedures. (Ord. 4856, 8-21-2000)
4 - i (Revised 2/15)
Chapter 4
CITY-WIDE PROPERTY DEVELOPMENT STANDARDS
CHAPTER GUIDE: Chapter 4-4 contains regulations and standards governing site development of
property City-wide, such as parking, landscaping, fencing, and others. This Chapter does not contain
procedural information. Related permit processes (e.g., additional animals permit, parking modification,
routine vegetation management permit, grading, excavation and mining permits, etc.) are located in
chapters 4-8 and 4-9 RMC. (Ord. 5369, 4-14-2008)
This Chapter last amended by Ord. 5749, January 12, 2015.
SECTION PAGE
NUMBER NUMBER
4-4-010 ANIMAL KEEPING AND BEEKEEPING STANDARDS . . . . . . . . . . . . . . . . . . . .1
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C. Exception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Nuisance and Disturbance Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E. Prohibited Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
F. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Animal Control Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Development Services Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
G. Number of Animals Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Lot Size Minimums and Maximum Number of Animals Generally
Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Permit Required for More than Three (3) Dogs and/or Cats . . . . . . . . . . . . 2
H. Keeping Greater Number of Animals than Generally Permitted. . . . . . . . . . . . . 2
1. Permitted with an Additional Animals Permit (RMC 4-9-100). . . . . . . . . . . . 2
2. Minimum Lot Size Needed to Apply for an Additional Animals Permit
for Extra Large Lot Domestic Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
I. Home Occupations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
J. General Standards for Keeping Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Shelter Location and Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Barn and Stable Location and Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Confinement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Fencing Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
5. Health and Safety. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
6. Animal Waste and Food Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
K. Additional Standards for Kennels and Stables . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Shelter and Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Food and Bedding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Criteria for Indoor Kennel Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Criteria for Outdoor Kennel Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
L. Additional Standards for Beekeeping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Maximum Number of Hives Generally Permitted . . . . . . . . . . . . . . . . . . . . . . 3
2. Minimum Lot Sizes for Beekeeping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Beekeeping Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
M. Review Criteria for Additional Animals Permits . . . . . . . . . . . . . . . . . . . . . . . . . . 4
(Revised 2/15)4 - ii
SECTION PAGE
NUMBER NUMBER
N. Review Criteria for Kennels and Stables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
O. Nonconforming Animals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-4-015 STANDARDS FOR HOME AGRICULTURE SALES
AND AGRICULTURE SALES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A. Purpose and Intent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C. Supervisions of Sales and Vehicles Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
D. Use of Right-of-Way Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
E. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-4-020 COMPREHENSIVE PLAN IMPLEMENTATION (Reserved) . . . . . . . . . . . . . . 4
4-4-030 DEVELOPMENT GUIDELINES AND REGULATIONS – GENERAL . . . . . . 4.1
A. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
B. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
C. Construction Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Haul Routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Haul Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Permitted Work Hours in or Near Residential Areas . . . . . . . . . . . . . . . . . . . 5
a. Single Family Remodel or Single Family Addition Construction
Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
b. Commercial, Multi-Family, New Single Family and Other
Nonresidential Construction Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Emergency Extensions to Permitted Work Hours . . . . . . . . . . . . . . . . . . . . . 5
5. Temporary Erosion Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
6. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
7. Construction Debris . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
8. Construction Activity Standards – Aquifer Protection Area (APA)
Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
a. Designated Person . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
b. Secondary Containment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
c. Securing Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
d. Removal of Leaking Vehicles and Equipment . . . . . . . . . . . . . . . . . . . . . 6
e. Flammable and Combustible Liquids – Storage and Dispensing . . . . . . 6
f. Clean-Up Equipment and Supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
g. Unauthorized Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
h. Application of Pesticides and Fertilizer . . . . . . . . . . . . . . . . . . . . . . . . . . 6
i. Hazardous Materials Management Statement . . . . . . . . . . . . . . . . . . . . 6
D. Off-Site Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Improvements Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
E. Construction of Improvements Required Prior to Permanent Occupancy
Permit Issuance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
F. Deferral of Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
G. Change of Use and New Construction Requires Certificate of Occupancy . . . . 7
1. Certificate of Occupancy Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Application Required Prior to Permitting Excavation . . . . . . . . . . . . . . . . . . . 7
3. Certificate of Use Available Upon Request . . . . . . . . . . . . . . . . . . . . . . . . . . 7
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H. Use of Existing Structures During Construction of New Structures . . . . . . . . . . 7
1. Conditionally Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Exception for Public Owned or Operated Uses . . . . . . . . . . . . . . . . . . . . . . 8
I. Habitation of Travel Trailers or Recreational Vehicles . . . . . . . . . . . . . . . . . . . 8
4-4-040 FENCES, HEDGES, AND RETAINING WALLS . . . . . . . . . . . . . . . . . . . . . . . . . . 8
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Urban Separator Overlay . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. City May Require Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
a. Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
b. Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
C. General Fence, Hedge and Retaining Wall Standards . . . . . . . . . . . . . . . . . . . 8
1. Height – Method of Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
a. Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
b. Hedges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
c. Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Retaining Wall Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
a. Fences on Retaining Walls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
b. Fences and Hedges Adjacent to Retaining Walls . . . . . . . . . . . . . . . . . 9
c. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
d. Setback from Public Rights-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
e. Terracing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
f. Grading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
g. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
D. Standards for Residential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
2. Height Limitations for Interior Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
a. Front Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
b. Side Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
c. Rear Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3. Height Limitations for Corner Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
a. Front Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
b. Interior Side Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
c. Side Yard Along a Street Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
d. Rear Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4. Gate Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
5. Electric and Barbed Wire Fences. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
E. Standards for Commercial, Industrial and Other Uses . . . . . . . . . . . . . . . . . . 11
1. Location and Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Electric Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3. Barbed Wire Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4. Bulk Storage Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
5. Special Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
F. Administrative Review of Variation from Height Restrictions . . . . . . . . . . . . . 11
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G. Special Administrative Fence Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Fences Eligible for Administrative Review Process . . . . . . . . . . . . . . . . . . 12
2. Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Acceptable Measures to Meet Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4. Clear Vision Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
H. Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-4-050 GARAGE SALES – REQUIREMENTS FOR . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
1. Maximum Time and Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
2. Supervision of Vehicles Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
3. Use of Right-of-Way Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
4. Signage Installation and Removal Requirements . . . . . . . . . . . . . . . . . . 12.1
5. Special Restriction for Self Storage Uses in RM-F Zone . . . . . . . . . . . 12.1
C. Violations of This Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
4-4-060 GRADING, EXCAVATION AND MINING REGULATIONS . . . . . . . . . . . . . . 12.1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
B. Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
2. Application Required for Existing Activities . . . . . . . . . . . . . . . . . . . . . . . 12.1
3. Application Required for Activities Annexed into City . . . . . . . . . . . . . . . 12.2
4. Time for Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
C. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
1. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
2. Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
3. Natural Stream Courses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5. Conformance with RCW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
6. Notification of Noncompliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Transfer of Responsibility for Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
8. Stop Work Order . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
9. Emergency Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
D. General Erosion and Sediment Control Standards . . . . . . . . . . . . . . . . . . . . . . 13
1. Erosion and Sediment Control Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Seasonal Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Expansion or Restriction of Seasonal Limitations . . . . . . . . . . . . . . . . . . . . 14
4. Approved Erosion and Sediment Control Plan Required . . . . . . . . . . . . . . 14
5. Violation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
6. Continued Violation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
E. Bond Required to Cover Costs of Rehabilitation . . . . . . . . . . . . . . . . . . . . . . . . 14
F. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Inspection Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Entry to be Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
G. Restoration of Hazard Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
H. Engineering Grading Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Reports Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Civil Engineer Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
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3. Soil Engineer Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Engineering Geologist Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
5. Building Division Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
6. Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
7. Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
I. Regular Grading Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Inspection, Testing and Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
J. Work in Progress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Maximum Slopes – Work in Progress . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Clearing and Rounding Tops of Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Property and Setback Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
5. Maximum Noise Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
6. Permitted Work Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
7. Compliance with Pollution Control Regulations . . . . . . . . . . . . . . . . . . . . . 17
8. Control of Dust and Mud . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. Access Roads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Dozing and Digging . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
9. Soil Erosion and Sedimentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
10. Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
K. Surface Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Polluted or Stagnant Water Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Minimum Lake Depth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3. Maximum Bank Slopes Adjacent to Lake . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. Unconsolidated Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
L. Top and Toe Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Setbacks – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. Tops of Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
b. Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
M. Cuts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
2. Maximum Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
3. Drainage and Terracing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
N. Fills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
1. Applicability and Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
2. Fill Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
3. Preparation of Ground . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4. Fill Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
5. Minimum Compaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
6. Maximum Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
7. Drainage and Terracing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
O. Solid Waste Fills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Reports Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Report Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Cell Cover . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
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6. Compaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
7. Bulk Items . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
8. Building Debris and Flammable Material . . . . . . . . . . . . . . . . . . . . . . . . . . 21
9. Stabilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
10. Animal Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
11. Treated Fill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
12. Prohibited Fill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
13. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
14. Water Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
15. Special Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
16. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
P. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Terrace . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
a. Swales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
b. Scouring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
c. Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
d. Settling Ponds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Subsurface Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
a. Minimum Grade . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Drainage Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Stream Acceptance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
5. Overland Runoff . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Q. Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Other Devices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
R. Final Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. Plans and Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. As-Graded Grading Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Soil Grading Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Geologic Grading Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Notification of Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
S. Permits and Fees Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Threshold for Drainage Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3. Plans and Calculations Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
T. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
U. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-4-070 LANDSCAPING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
D. Plans Required and Timing for Plans Submittal. . . . . . . . . . . . . . . . . . . . . . . . . 25
E. Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
F. Areas Required to Be Landscaped . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Street Frontage Landscaping Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
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2. Street Trees and Landscaping Required Within the Right-of-Way
on Public Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3. Front Yard Trees Required When Street Trees Are Not Located
Within the Right-of-Way Abutting a Front Yard . . . . . . . . . . . . . . . . . . . . . 25
4. Projects Abutting Less Intensive Zones or Uses . . . . . . . . . . . . . . . . . . . . 25
a. Nonresidential Development in a Residential Zone . . . . . . . . . . . . . . . . 25
b. When a Residential Multi-family Zone or Use Is Abutting a Less
Intense Residential Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
c. When a Commercial Zoned Lot or Use Is Abutting a Residential
Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
d. When an Industrial Zoned Lot or Use Is Abutting a Residential or
Commercial Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
5. Pervious Areas to Be Landscaped . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
6. Parking Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
a. Perimeter Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
b. Minimum Amounts of Interior Parking Lot Landscaping . . . . . . . . . . . . 26
c. Optional Layout Patterns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
d. Perimeter and Interior Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
e. Exception for Existing Parking Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
7. Minimum Freeway Frontage Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . 26
8. Storm Drainage Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
9. Urban Separator Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
G. General Landscape Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Compliance Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Protection of Street Trees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Retention of Existing Landscaping and Existing Trees Encouraged . . . . . 27
4. Calculation of Required Plantings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
5. Avoidance of Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
H. Description of Required Landscaping Types . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Street Frontage Landscaping Buffer. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Partially Sight-obscuring Landscaped Visual Barrier . . . . . . . . . . . . . . . . . . 27
3. Fully Sight-obscuring Landscaped Visual Barrier. . . . . . . . . . . . . . . . . . . . . 27
4. Perimeter Parking Lot Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
5. Interior Parking Lot Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
6. Storm Drainage Facility Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
a. Trees Are Prohibited on Berms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
b. Additional Locations Where Trees and Shrubs Are Prohibited . . . . . . . 28
c. Perimeter Landscaping Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
d. Type of Plantings Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
e. Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
I. Irrigation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
1. Irrigation and Automatic Controller. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
2. Exceptions for Drought Tolerant Plants . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
J. Soil Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28a
K. Drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28a
L. Plant Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28a
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28a
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2. Ground Cover Is Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28a
3. Shrubs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
4. Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
a. Approved Tree Species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
b. Planting Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
c. Mulch . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
5. Prohibited Plant Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
M. Landscape Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
1. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
2. Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
N. Deferral of Landscape Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
O. Landscape Plan Revisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
P. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
1. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
2. Failure to Maintain Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
Q. Damaged Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
R. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
4-4-075 LIGHTING, EXTERIOR ON-SITE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
D. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
E. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.2
1. Building Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.3
2. Parking Lot or Display Lot Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.3
F. Specific Requirements for Residential Development in the R-10 and
R-14 Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.3
G. Modifications of Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
H. Variances to Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
I. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS . . . . . . . . . . . . . . 28.4
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
B. Scope of Parking, Loading and Driveway Standards . . . . . . . . . . . . . . . . . . 28.4
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
a. Within the Center Downtown Zone. . . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
b. Outside the Center Downtown Zone . . . . . . . . . . . . . . . . . . . . . . . . . 28.4
2. Conformance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
3. Plans Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
4. Future Changes to Parking Arrangement . . . . . . . . . . . . . . . . . . . . . . . . 28.5
5. Timing for Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
a. Building Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
b. Requirements Prior to Occupancy Permit . . . . . . . . . . . . . . . . . . . . . 28.5
c. Requirements Prior to Business License Issuance . . . . . . . . . . . . . . 28.5
C. (Deleted by Ord. 5357, 2-25-2008) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
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2. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.5
a. Calculation of Number of Parking Spaces – Fractions . . . . . . . . . . . 28.5
b. Measurement of Distance – Method . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
c. Measurement of Seat Width – Benches and Pews . . . . . . . . . . . . . . 28.6
E. Location of Required Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
1. On-Site Parking Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
a. Detached and Two (2) Attached Dwellings . . . . . . . . . . . . . . . . . . . . 28.6
b. Attached Dwellings Three (3) or More Units . . . . . . . . . . . . . . . . . . . 28.6
c. Boat Moorages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
d. Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
2. Off-Site Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.6
b. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.7
c. Additional Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.7
d. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.7
e. Maximum Distance to Off-Site Parking Area . . . . . . . . . . . . . . . . . . . 28.7
f. Transportation Management Plan Exception . . . . . . . . . . . . . . . . . . 28.7
3. Joint Use Parking Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.7
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.7
b. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.7
c. Maximum Distance to Joint Use Parking . . . . . . . . . . . . . . . . . . . . . . 28.7
d. Special Provisions for Subdivision of Shopping Center . . . . . . . . . . . 28.8
F. Parking Lot Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
1. Maneuvering Space/Use of Public Right-of-Way . . . . . . . . . . . . . . . . . . 28.8
2. Maximum Parking Lot and Parking Structure Slopes . . . . . . . . . . . . . . . 28.8
3. Access Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
4. Linkages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
5. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
6. Fire Lane Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
b. Minimum Width and Clearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
c. Identification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.8
d. Surfacing and Construction Requirements . . . . . . . . . . . . . . . . . . . . 28.9
e. Clearances and Turning Radii . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.9
f. Existing Buildings – Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.9
g. Modification by Fire Chief . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.9
7. Residential Parking Location Requirements . . . . . . . . . . . . . . . . . . . . . . 28.9
a. RC, R-1, and R-4 Zones. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.9
b. R-6 and R-8 Zones. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.9
c. R-10 and R-14 Zones. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.9
d. RM Zones. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.9
8. Parking Stall Types, Sizes, and Percentage Allowed/Required . . . . . . . 28.9
a. Standard Parking Stall Size – Surface/Private Garage/Carport . . . . 28.9
b. Standard Parking Stall Size – Structured Parking . . . . . . . . . . . . . . 28.10
c. Compact Parking Stall Size and Maximum Number of Compact
Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.10
d. Tandem Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.10
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e. Special Reduced Length for Overhang . . . . . . . . . . . . . . . . . . . . . . 28.10
f. Customer/Guest Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
g. Accessible Parking as Stipulated in the Americans with
Disabilities Act (ADA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
9. Aisle Width Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Parallel Parking Minimum Aisle Width . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Ninety Degree (90°) Parking Aisle Width Minimums . . . . . . . . . . . . . . . 30
c. Sixty Degree (60°) Parking Aisle Width Minimums . . . . . . . . . . . . . . . . 30
d. Forty Five Degree (45°) Parking Aisle Width Minimums . . . . . . . . . . . . 30
10. Number of Parking Spaces Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
a. Interpretation of Standards – Minimum and Maximum Number
of Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
b. Alternatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
c. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
d. Parking Spaces Required Based on Land Use . . . . . . . . . . . . . . . . . . . 32
11. Number of Bicycle Parking Spaces Required . . . . . . . . . . . . . . . . . . . . . . . 36
a. Bicycle Parking Spaces Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. Bicycle Parking Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
c. Bicycle Parking Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
d. Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
G. Parking Lot Construction Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
1. Surfacing Requirements for Parking Areas . . . . . . . . . . . . . . . . . . . . . . . . . 38
2. Surfacing Requirements for Storage Lots . . . . . . . . . . . . . . . . . . . . . . . . . . 38
3. Marking Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4. Wheel Stops Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
5. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
H. Landscape Maintenance Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
1. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
2. Periodic Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
3. Maintenance Bonds and Charges Authorized . . . . . . . . . . . . . . . . . . . . . . . 38
I. Driveway Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
1. Driveway Location – Hazard Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
2. Driveway Spacing Based Upon Land Use . . . . . . . . . . . . . . . . . . . . . . . . . 39
a. Industrial, Warehouse and Shopping Center Uses . . . . . . . . . . . . . . . . 39
b. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
3. Driveway Width Maximums Based Upon Land Use . . . . . . . . . . . . . . . . . . 39
a. Industrial, Warehouse and Shopping Center Uses . . . . . . . . . . . . . . . . 39
b. Single Family and Duplex Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
c. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
4. Maximum Number of Driveways Based Upon Land Use . . . . . . . . . . . . . . 40
a. Industrial, Warehouse and Shopping Center Uses . . . . . . . . . . . . . . . . 40
b. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
5. Driveway Angle – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
6. Driveway Grades – Maximum Based Upon Land Use . . . . . . . . . . . . . . . . 40
a. Single Family and Two (2) Family Uses . . . . . . . . . . . . . . . . . . . . . . . . 40
b. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
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7. Joint Use Driveways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
a. Benefits of . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
b. Where Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
8. Driveways Providing Access or Connections To and From the State
Highway System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
J. Loading Space Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
1. Loading Space Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
2. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
3. Projection into Streets or Alleys Prohibited . . . . . . . . . . . . . . . . . . . . . . . . 41
4. Minimum Clear Area for Dock High Loading Doors . . . . . . . . . . . . . . . . . . 41
5. Minimum Clear Area for Ground Level Loading Doors . . . . . . . . . . . . . . . 41
K. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
1. Special Provisions for Use of Paved Recreation Space for Parking . . . . . 41
2. Modification of Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
L. Deferral of Installation of Required Improvements . . . . . . . . . . . . . . . . . . . . . 41
M. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
4-4-090 REFUSE AND RECYCLABLES STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . 41
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
B.Exemption for Single Family and Two (2) Attached Residences
(Duplexes) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
C. General Requirements Applicable to All Uses (Except Single Family
and Two (2) Attached Dwelling Units) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
1. Dimensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
2. Location in Setback or Landscape Areas Prohibited . . . . . . . . . . . . . . . . . 42
3. Special Setbacks from Residential Properties . . . . . . . . . . . . . . . . . . . . . . 42
4. Obstruction Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
5. Collocation Encouraged . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
6. Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
7. Architectural Design of Deposit Areas to Be Consistent with Primary
Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
8. Screening of Deposit Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
9. Minimum Gate Opening and Minimum Vertical Clearance . . . . . . . . . . . . 42
10. Weather Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
11. Approval of Screening Detail Plan Required . . . . . . . . . . . . . . . . . . . . . . . 43
D. Multi-Family Developments – Additional Requirements for Deposit and
Collection Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Minimum Number of Deposit Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
3. Dispersal of Deposit Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
4. Location within Structures Possible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
5. Maximum Distance from Building Entrance . . . . . . . . . . . . . . . . . . . . . . . . 43
6. Site Plan Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
7. Parking Space Obstruction Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
8. Storage in Required Parking Space Prohibited . . . . . . . . . . . . . . . . . . . . . 43
E. Commercial, Industrial, and Other Nonresidential Developments –
Additional Requirements for Deposit and Collection Areas . . . . . . . . . . . . . . . 43
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
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2. Accessibility May Be Limited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
3. Office, Educational and Institutional Developments – Minimum Size . . . . . 43
4. Manufacturing and Other Nonresidential Developments –
Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
5. Retail Developments – Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
F. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
G. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
4-4-095 SCREENING AND STORAGE HEIGHT/LOCATION LIMITATIONS . . . . . . 44
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
1. New or Replacement Equipment/Activity . . . . . . . . . . . . . . . . . . . . . . . . . . 44
2. Enlargement or Exterior Modifications of Existing Structures . . . . . . . . . . . 44
C. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
D. Surface Mounted Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
1. General Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
a. Industrial Zone Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
E. Roof-top Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
1. New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
2. Additions to Existing Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
F. Outdoor Storage, Loading, Repair, Maintenance and Work Areas . . . . . . . . . . 45
1. Outdoor Loading – Multi-Family Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
2. Outdoor Loading, Repair, Maintenance and Work Areas –
Commercial and Industrial Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
3. Outdoor Storage – Commercial or Industrial Zones . . . . . . . . . . . . . . . . . . 45
a. Special Outdoor Storage Height Requirements, Industrial Zones . . . . . 45
G. Vehicle Storage Screening, CA Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
H. Outdoor Retail Sales – CD Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
I. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
J. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
4-4-100 SIGN REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
B. Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
2. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
3. Periodic Inspection of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
4. Authority of Community and Economic Development Administrator . . . . . . 46
5. Exemptions from Sign Code Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . 46
a. Indoor Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
b. Government and Utility Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
c. Awning, Canopy, and Marquee Structures Having No Signage . . . . . . 46
6. Exceptions from Permit Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
a. Bulletin Boards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
b. City Sponsored Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
c. City Sponsored or Co-Sponsored Signs and Displays . . . . . . . . . . . 46.1
d. Construction Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
e. Copy Changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
f. Credit Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
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g. Flags . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
h. Garage Sale Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
i. Holiday Displays . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
j. Memorial Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.1
k. Modifications Not Requiring Structural or Electrical Changes . . . . . . 46.1
l. Open House Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
m. Political Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
n. Public Art . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
o. Public Service Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
p. Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
q. Safety Information Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
r. Small Parking and Traffic Control Signs . . . . . . . . . . . . . . . . . . . . . . 46.2
s. Small Wall Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
t. Weekend and Holiday Display Signage for Vehicle and Vessel
Sales in the Automall Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . 46.2
u. Banner Signage for Vehicle and Vessel Sales in the Automall
Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
C. Prohibited Signs and Devices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
1. Signs Which Violate State Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . 46.2
2. Signs Which Interfere with Traffic Control . . . . . . . . . . . . . . . . . . . . . . . . 46.3
3. Animated, Revolving, Blinking and Flashing Signs . . . . . . . . . . . . . . . . . 46.3
a. Outside City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
b. Inside City Center Sign Regulation Area Boundaries . . . . . . . . . . . . 46.3
4. Devices of a Carnival Nature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
5. Banners and Rigid Portable Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
6. Signs Which Obscure Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
7. Signs on Stationary Vehicles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
8. Signs over Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
9. Signs on Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
10. Off-Premises Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
11. Roof Signs within the City Center Sign Regulation Area . . . . . . . . . . . . . 46.3
12. Signs Obscuring Address Numbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
13. Signs Located in Designated Fire Lanes . . . . . . . . . . . . . . . . . . . . . . . . . 46.3
14. Perimeter Street Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
15. Signs on Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
16. Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
D. General Requirements for Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
1. Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
2. Method of Calculating Sign Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
3. Sign Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
4. Appearance of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
5. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.5
6. Removal of Signage Upon Closure of Business . . . . . . . . . . . . . . . . . . . 46.4
a. City-Wide Outside of City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
b. City Center Sign Regulation Area . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.4
7. Nonconforming Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.5
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NUMBER NUMBER
E. Size, Number and Height of Permanent Signs . . . . . . . . . . . . . . . . . . . . . . . 46.6
1. Permitted and Prohibited Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
2. Location Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
3. Height Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
a. Signs within City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
b. Signs within Urban Design Sign Regulation Area . . . . . . . . . . . . . . . 46.6
c. Signs Outside City Center and Outside Urban Design Sign
Regulation Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.6
4. Signs Permitted in All Residential, Commercial, and Industrial Zones . . 46.6
a. Churches, Apartments, Subdivisions, and Existing Legally
Established Nonconforming Businesses within Residential Zones . . 46.6
b. Home Occupations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.7
c. Temporary Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.7
d. Public Facilities (Public Buildings, Schools, Parks and
Recreation Facilities) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.7
5. Additional Signs Permitted in Commercial and Industrial Zones . . . . . . . 46.7
a. Business Signs – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.7
b. Marquee Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.8
c. Under Marquee Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.8
d. Shopping Centers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46.8
e. Large Retail Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
f. Motor Vehicle Dealership Over One Acre of Contiguous
Ownership or Control Located within the Auto Mall Area(s) . . . . . . . . . 48
g. Motor Vehicle Dealership Over One Acre of Contiguous
Ownership or Control Located Outside the Auto Mall Area . . . . . . . . . . 48
h. Subdivision Identification Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
i. Special Requirements for Specified Uses in the Commercial
Office (CO), Light Industrial (IL), Medium Industrial (IM), and
Heavy Industrial (IH) Zones within One Hundred Feet (100') of
a Lot Zoned Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
j. Self Storage Uses in the RM-F Zone . . . . . . . . . . . . . . . . . . . . . . . . . 49
F. Signs within Shoreline Areas – Special Requirements . . . . . . . . . . . . . . . . . . . 49
1. View Impairment Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
2. Location, Size and Type Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
3. Illuminated, Freestanding and Roof Signs Prohibited . . . . . . . . . . . . . . . . . 50
G. Signs within Urban Design Area – Special Requirements . . . . . . . . . . . . . . . . . 50
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
2. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
3. (Repealed by Ord. 5675, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
4. General Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
a. Integration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
b. Coordination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
c. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
d. Size of Entry Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
e. Color, Lighting and Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
f. Preferred Lighting and Sign Type. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
g. Other Encouraged Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
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5. Additional Prohibited Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
6. Maximum Height of Freestanding Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
7. Landscaping Required for Freestanding Signs . . . . . . . . . . . . . . . . . . . . . . 50
8. Illustrations – Acceptable and Unacceptable . . . . . . . . . . . . . . . . . . . . . . . . 51
H. Signs within City Center – Special Requirements . . . . . . . . . . . . . . . . . . . . . . 51
1. Purpose of Special Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
3. Map of City Center Sign Regulation Area . . . . . . . . . . . . . . . . . . . . . . . . . 52
4. Type and Number of Permanent Signs Allowed . . . . . . . . . . . . . . . . . . . . 53
a. Residential/Churches/Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
b. Nonresidential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
5. Size, Height and Locations Allowed for Permanent Signs for
Nonresidential Uses Based Upon Sign Type . . . . . . . . . . . . . . . . . . . . . 54.2
a. Freestanding Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54.2
b. Ground Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
c. Wall Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
d. Projecting Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56.1
e. Awning Sign, Canopy Sign, Marquee Sign . . . . . . . . . . . . . . . . . . . . . 57
f. Under Awning Sign, Canopy Sign, Marquee Sign . . . . . . . . . . . . . . . . 58
g. Secondary Sign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
h. Multi-Occupancy or Multiple Building Complex Sign . . . . . . . . . . . . . . 60
6. Letter Size Limitations for Permanent Signs for Nonresidential
Uses Based Upon Distance from Right-of-Way . . . . . . . . . . . . . . . . . . . . 61
a. Maximum Letter Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
b. Exemption from Letter Size Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
7. Special Allowance for City Center Signs to Project into Right-of-Way . . . 61
8. Temporary/Special Permit Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
9. Modifications of City Center Sign Regulations . . . . . . . . . . . . . . . . . . . . . 61
a. Authority and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
b. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
c. Variance May Be Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
d. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
I. Signs on Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
1. City Sponsored Signs Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
2. Directional Signs for Public Buildings Authorized . . . . . . . . . . . . . . . . . . . 62
a. Standards and Size Limits for Directional Signs . . . . . . . . . . . . . . . . . 62
3. Public Service Directional Signs for Nonpublic Buildings
Such as Churches and Charitable Organizations Authorized . . . . . . . . . . 62
a. Review Authority and Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
b. Appeal Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
c. Installation Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
4. Residential Open House Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
J. Temporary and Portable Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
1. General Requirements for Temporary Signs . . . . . . . . . . . . . . . . . . . . . . . 63
a. Display of Permit Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
b. Support and Perforation Requirements for Cloth Signs . . . . . . . . . . . . 63
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c. Projection of Temporary Cloth Signs Over Public
Property/Right-of-way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
2. Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
a. Prohibited Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
b. Off-Premises Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
c. On-Premises Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
3. Garage Sale Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
a. Permit Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
b. Maximum Display Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
c. Allowed Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
d. Allowable Sign Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
e. Maximum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
f. Sign Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
g. Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66a
4. Political Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66b
a. Permitted Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66b
b. Maximum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
c. Removal Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
5. A-Frame Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
a. Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
b. Location Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
c. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
d. Construction Specifications and Materials . . . . . . . . . . . . . . . . . . . . 66.1
e. Maintenance and Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
f. Alteration of Landscaping Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
g. Removal upon Close of Business . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
h. Display of Permit and Code Requirements . . . . . . . . . . . . . . . . . . . . 66.2
i. Display of Permit Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
j. Proof of Insurance and Hold Harmless Agreement for Signs on
Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
k. Confiscation of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
l. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
6. Event Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
b. Types of Event Signage Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
c. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
d. Time Limitations and Applicability – Grand Openings and Event
Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
e. Placement Limitations for Event Signs . . . . . . . . . . . . . . . . . . . . . . . . . 67
7. Accessory Home Agriculture and Agriculture Sales Signs. . . . . . . . . . . . . . 67
a. Permit Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
b. Number and Type of Allowable Sign . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
c. Maximum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
d. Display Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
e. Sign Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
K. Design and Construction Requirements for Permanent Signs – General . . . . . 67
1. General Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
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2. Wind Loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
3. Seismic Loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4. Combined Loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
5. Allowable Stresses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
6. Location and General Standards for Structural Supports . . . . . . . . . . . . . 68
7. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
8. Restrictions on Combustible Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
9. Nonstructural Trim . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
10. Anchorage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
11. Size of and Materials for Display Surfaces . . . . . . . . . . . . . . . . . . . . . . . . 69
12. Glass Panel Size, Thickness and Type . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
13. Approved Plastics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
14. Welding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
15. Electrical Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
16. Clearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
17. Clearance from High Voltage Power Lines . . . . . . . . . . . . . . . . . . . . . . . . 69
18. Clearance from Fire Escapes, Exits or Standpipes . . . . . . . . . . . . . . . . . . 69
19. Obstruction of Openings Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
20. Standards for Supports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
L. Location, Permit, and Insurance Requirements for Signs Projecting
into Setbacks or Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
1. Maximum Sign Projection into Setback . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
2. Allowed Projections into Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
a. Wall Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
b. Marquees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
c. Additional Allowances within City Center Sign Regulation
Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
3. Identification of Sign Installer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
4. Liability Insurance Required for Signs Located on or over
Public Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
5. Annual Right-of-Way Use Permit Required for Signs Projecting on or
over Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
M. Design Requirements for Projecting Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
1. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
N. Design Requirements for Awning, Canopy, or Marquee Signs . . . . . . . . . . . . 71
1. Applicability of this Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
2. Acceptable Location and International Building Code Requirements . . . . 71
3. Under Marquee/Under Awning/Under Canopy Sign Limitations . . . . . . . . 71
a. Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
b. Location and Size – Outside City Center . . . . . . . . . . . . . . . . . . . . . . . 71
c. Location and Size – Within City Center . . . . . . . . . . . . . . . . . . . . . . . . 71
O. Design Requirements for Electric Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
1. Materials and Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
2. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
3. Erector’s Name . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
4. Label Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
P. Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
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Q. Alternate Provisions for Material, Construction and Design . . . . . . . . . . . . . . . 72
R. Appeals of Administrative Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
S. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
T. Compliance and Confiscation of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Compliance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
2. Removal and Storage of Illegal Signs Authorized . . . . . . . . . . . . . . . . . . . . 72
3. Confiscated Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
U. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
4-4-110 STORAGE FACILITIES, BULK . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .72
A. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
B. Special Review and Higher Standards Required . . . . . . . . . . . . . . . . . . . . . . . 72
C. Special Permit and Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. Special Permit Required for Bulk Storage Facilities . . . . . . . . . . . . . . . . . . 73
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
3. Authority and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
4. Provision of Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
5. Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
D. Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. Height of Containers and Stock Piles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
2. Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
3. Landscaping and Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
b. Screening Required for Recognized Higher Risk Storage . . . . . . . . . . 74
c. Screening Required for Other Bulk Storage . . . . . . . . . . . . . . . . . . . . . 74
d. Landscaping Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
4. Signs Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
5. Surface Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
b. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
6. Toxic Substances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
b. PSAPCA Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
c. Maximum Concentrations of Toxic Substances . . . . . . . . . . . . . . . . . . 77
d. Method of Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
7. Traffic and Access Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
b. Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
c. Emergency Vehicle Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
d. Traffic Flow, Setbacks from Access Routes and Curb Cuts . . . . . . . . . 77
e. Separation of Parking from Loading/Maneuvering Areas . . . . . . . . . . . 78
f. Overpasses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
g. Paving of Access Routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
h. Surfacing of Storage Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
8. Sound . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
b. WAC Regulations Adopted by Reference . . . . . . . . . . . . . . . . . . . . . . . 78
c. Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
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d. Maximum Sound Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
e. Reduction Due to Method of Measurement . . . . . . . . . . . . . . . . . . . . . 79
f. Extension of Hours of Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
9. Liquid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
b. Discharge Regulated . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
c. Standards and Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
d. Standards for Discharge into Sewer System . . . . . . . . . . . . . . . . . . . . 80
e. Disposal Schedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
f. Proof of Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
g. Prevention of Odorants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
h. Treatment of Liquid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
10. Light and Glare . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
b. Method of Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
c. Maximum Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
11. Odorants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
b. Maximum Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
c. Testing Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
d. Monitoring Required Upon Complaint . . . . . . . . . . . . . . . . . . . . . . . . . 82
e. Other Remedies Not Impaired . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
12. Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
b. Off-Site Economic Burdens Prohibited . . . . . . . . . . . . . . . . . . . . . . . . 83
c. Barrier Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
d. Barrier Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
e. Fire Suppression System Standards . . . . . . . . . . . . . . . . . . . . . . . . . . 83
f. Maximum Quantities and Permitted Locations . . . . . . . . . . . . . . . . . . 83
g. Additional Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
h. Separation of Barrier and Fire Code Dyke . . . . . . . . . . . . . . . . . . . . . 84
i. Combination of Requirements Encouraged . . . . . . . . . . . . . . . . . . . . . 84
j. Impervious Surfacing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
13. Gaseous and Particulate Emissions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
b. Preferred Process Methods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
c. PSAPCA Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
d. Substance Density Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
e. Further Emission Limitations During an Alert . . . . . . . . . . . . . . . . . . . 85
f. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
g. Report by Developer Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
h. Quarterly Reports May Be Required . . . . . . . . . . . . . . . . . . . . . . . . . . 85
i. Notification Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
j. Additional Reports Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
k. Locational Restrictions for Facilities with Emissions . . . . . . . . . . . . . . 85
l. Special Emission Standards for Existing Facilities . . . . . . . . . . . . . . . 86
m. Compliance Later Required for Existing Facilities . . . . . . . . . . . . . . . . 86
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n. Efficiency Rating – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
E. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
4-4-120 STORAGE LOTS – OUTSIDE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .87
A. Screening Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
1. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
2. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
B. Surfacing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
4-4-130 TREE RETENTION AND LAND CLEARING REGULATIONS . . . . . . . . . . . .87
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
C. Allowed Tree Removal Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
1. Emergency Situations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
2. Dangerous Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
3. Maintenance Activities/Essential Tree Removal – Public or Private
Utilities, Roads and Public Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
4. Installation of SEPA Exempt Public or Private Utilities . . . . . . . . . . . . . . . . 88
5. Existing and Ongoing Agricultural Activities . . . . . . . . . . . . . . . . . . . . . . . . 88
6. Commercial Nurseries or Tree Farms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
7. Public Road Expansion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
8. Site Investigative Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
9. Minor Tree Removal Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
10. Landscaping or Gardening Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
11. Operational Mining/Quarrying . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
12. Utilities, Traffic Control, Walkways, Bikeways within Existing,
Improved Right-of-Way or Easements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
13. Land Development Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
D. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
1. Tree Cutting in Advance of Issuance of Land Development Permit . . . . . . 89
2. Tree Cutting or Vegetation Management without Required Routine
Vegetation Management Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
3. Restrictions for Critical Areas – General . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
4. Restrictions for Native Growth Protection Areas . . . . . . . . . . . . . . . . . . . . . 90
5. Tree Topping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
6. Removal of Landmark Tree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
E. Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
1. Authority and Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
2. Independent Secondary Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
F. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
1. Land Development Permit Required for Site Preparation . . . . . . . . . . . . . . 90
2. Routine Vegetation Management Permit Required
for the Following Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
a. Routine Vegetation Management on Undeveloped Properties . . . . . . . 90
b. Use of Mechanical Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
c. Tree Removal in Excess of Maximum Allowance . . . . . . . . . . . . . . . . . 90
d. Removal of Landmark Tree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
3. Conditional Use Permit Required for Timber Stand Thinning . . . . . . . . . . . 91
G. Routine Vegetation Management Permit Review Process . . . . . . . . . . . . . . . . 91
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H. Performance Standards for Land Development/Building Permits . . . . . . . . . . 92
1. Protected Trees – Retention Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
a. Percentage of Tree Retention Based on Zones . . . . . . . . . . . . . . . . . . . 92
b. Priority of Tree Retention Requirements . . . . . . . . . . . . . . . . . . . . . . . . 92
c. Calculating Tree Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
d. Minimum Tree Density . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
e. Replacement Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
2. Tree Protection Tract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
b. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93
c. Tract Creation and Deed Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
d. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
e. Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
f. Responsibility for Ownership and Maintenance . . . . . . . . . . . . . . . . . . . 94
g. Maintenance Covenant and Note Required . . . . . . . . . . . . . . . . . . . . . 94
3. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
4. Applicability, Performance Standards and Alternates . . . . . . . . . . . . . . . . 94
5. General Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 94
6. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
7. Restrictions for Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
8. Tree/Ground Cover Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
9. Protection Measures During Construction . . . . . . . . . . . . . . . . . . . . . . . . . 95
a. Construction Storage Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
b. Fenced Protection Area Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95
c. Protection from Grade Changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
d. Impervious Surfaces Prohibited within the Drip Line . . . . . . . . . . . . . . . 96
e. Restrictions on Grading within the Drip Lines of Retained Trees . . . . . 96
f. Mulch Layer Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
g. Monitoring Required during Construction . . . . . . . . . . . . . . . . . . . . . . . 96
h. Alternative Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
10. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
I. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
J. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
1. Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
2. Additional Liability for Damage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
3. Restoration Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
4. Replacement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
5. Stop Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
4-4-140 WIRELESS COMMUNICATION FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
B. Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
1. Commercial Wireless Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
2. Amateur Radio Antennas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
C. Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
D. Collocation Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
1. Evaluation of Existing Support Structures . . . . . . . . . . . . . . . . . . . . . . . . . 98
2. Cooperation of Providers in Collocation Efforts . . . . . . . . . . . . . . . . . . . . . 98
(Revised 2/15)4 - xxii
SECTION PAGE
NUMBER NUMBER
3. Reasonable Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
E. Alteration of Existing Tower . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
1. Minor Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
a. Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
b. Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98
2. Major Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
3. Original Dimensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
4. Applicable Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
5. Review Time Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
F. Standards and Requirements for All Types of Wireless Communications
Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
1. Equipment Shelters/Cabinets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
a. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
b. Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
c. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
d. Generators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
2. Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
a. Monopole I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
b. Monopole II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
c. Stealth Towers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
d. Rooftop WCF . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
3. Visual Impact . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
4. Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
5. Maximum Noise Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
6. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
7. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
8. Advertising Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100
9. Building Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
10. Radio Frequency Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
G. Concealed Wireless Communication Facility Standards . . . . . . . . . . . . . . . . . 101
1. Building Addition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
2. Related Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
3. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
4. Architectural Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
5. Residential Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
H. Camouflaged Wireless Communication Facility Standards . . . . . . . . . . . . . . 101
1. Architectural Integration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
2. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
a. Mounting Hardware . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
b. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101
c. Paint . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
3. Antennas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
4. Residential Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
I. Stealth Tower Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
1. Faux Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
a. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
b. Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
4 - xxiii (Revised 2/15)
SECTION PAGE
NUMBER NUMBER
c. Authenticity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
d. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
2. Flagpoles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
a. Location and Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
b. Authenticity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
c. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
3. Sports Field Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
a. Location and Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
b. Authenticity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
c. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
4. Freestanding Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
a. Sign Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
b. Concealment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
J. Application Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
1. Technical Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
a. Site Justification Letter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
b. Justification Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
c. Coverage Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
d. Noise Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
2. Photo Simulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
3. Method of Attachment/Cabling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
4. Visual Mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
K. Obsolescence and Removal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
L. Permit Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
1. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
2. Notice to City of Change of Operation of Facility . . . . . . . . . . . . . . . . . . . 104
M. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
N. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104
4-4-150 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . 104
4-4-010G
4 - 1 (Revised 4/12)
4-4-010 ANIMAL KEEPING AND
BEEKEEPING STANDARDS:
A. PURPOSE AND INTENT:
The regulations in this Section set standards in-
tended to require that the keeping of animals oc-
curs in a humane and appropriate manner that
benefits the animals and allows animals to coex-
ist harmoniously with adjacent and abutting uses.
B. APPLICABILITY:
The keeping of animals shall be consistent with
the standards in this Section, RMC 1-3-3, Nui-
sances, and RMC 8-7-3, Public Disturbance,
Noises. The keeping of household pets and/or
domestic animals up to the maximum number al-
lowed in this Section and/or RMC 4-9-100, Addi-
tional Animals Permit Process, by an owner/
tenant for the purpose of enjoyment is permitted
as an accessory use to residential or commercial
use subject to the requirements of this Section.
C. EXCEPTION:
Occasional breeders are permitted to keep a
greater number of animals than allowed on a tem-
porary basis, not to exceed one hundred twenty
(120) days, when those animals are less than one
hundred twenty (120) days old. No Additional An-
imals Permit is required, but a Home Occupation
Business License is required.
D. NUISANCE AND DISTURBANCE
PROHIBITED:
Household pets, domestic animals, and/or bees
must not become a nuisance (RMC 1-3-3) or cre-
ate a public disturbance (RMC 8-7-3).
E. PROHIBITED ANIMALS:
The keeping of animals that are wild or danger-
ous is not permitted pursuant to RMC 6-6-12. Ad-
ditionally, the City prohibits the keeping of
roosters or peahens/peacocks.
F. AUTHORITY:
Interpretation regarding responsibility will be de-
termined administratively; responsibility for en-
forcement of the provisions of this Section shall
be as follows:
1. Animal Control Officer: All those mat-
ters related to care, maintenance, and indi-
vidual licensing.
2. Development Services Division: All
those matters concerning land use and zon-
ing.
G. NUMBER OF ANIMALS ALLOWED:
1. Lot Size Minimums and Maximum
Number of Animals Generally Permitted:
The allowable numbers of animals permitted,
provided the minimum lot size is met, are de-
tailed in the following table. The specified
minimum lot sizes are absolute requirements,
unless (a) an Additional Animals Permit is
granted pursuant to RMC 4-9-100, or (b) the
number and type of animals was established
legally under previous regulations and the
ownership of the property has not changed.
The keeping of animals that require lesser lot
size is allowed to be cumulative, when lot size
requirements have been met. For example,
on a twelve thousand five hundred (12,500)
square foot lot, the keeping of two (2) medium
lot domestic animals, six (6) small lot domes-
tic animals, and three (3) household pets is
permitted outright.
Type of Animal Maximum Number of Animals Generally
Permitted
Household Pets includes: dogs, cats, caged indoor
birds and small rodents. Non-venomous reptiles and
amphibians weighing less than 10 pounds are also
included.
3* per dwelling or commercial building; no minimum
lot size. A pet license is required from the City
Finance Department for each cat or dog.
Small Lot Domestic Animals includes: chickens,
ducks, geese, pigeons and rabbits.
3 on lots that are at least 4,500 gross sq. ft. in size.
On lots that are larger than 4,500 gross sq. ft., 1
additional small lot domestic animal may be kept
per additional 1,000 gross sq. ft.
4-4-010H
(Revised 4/12)4 - 2
*Includes foster animals
2. Permit Required for More than Three
(3) Dogs and/or Cats: Regardless of addi-
tional lot size, the keeping of four (4) or more
dogs and/or cats shall always require an Ad-
ditional Animals Permit (RMC 4-9-100) or a
Conditional Use Permit for a Kennel (RMC
4-9-030) if allowed by the property’s zoning.
H. KEEPING GREATER NUMBER OF
ANIMALS THAN GENERALLY
PERMITTED:
1. Permitted with an Additional Animals
Permit (RMC 4-9-100): Greater numbers of
animals than permitted in subsection G1 of
this Section may be allowed. The minimum
lot size for extra large animals must be met.
Keeping greater numbers of animals without
the minimum lot size may be permitted for
small, medium, and large lot animals, subject
to an Additional Animals Permit (RMC
4-9-100).
2. Minimum Lot Size Needed to Apply for
an Additional Animals Permit for Extra
Large Lot Domestic Animals: Horses, don-
keys, cows and llamas are considered extra
large lot domestic animals. The minimum lot
size required to apply for an Additional Ani-
mals Permit for extra large lot animals is
twenty thousand (20,000) square feet de-
voted only to these animals.
I. HOME OCCUPATIONS:
The keeping of household pets or domestic ani-
mals for any for-profit venture in all residential
and mixed-use zones must comply with the re-
quirements of RMC 4-9-090, Home Occupations,
and requires a Home Occupation Business Li-
cense. Any owner/tenant who keeps household
pets and/or domestic animals and sells any ani-
mal-related product, made from or produced by
their household pets and/or domestic animals,
shall be required to obtain a Home Occupation
Permit, RMC 4-9-090. Keeping animals for com-
mercial purposes that exceed the standards of a
home occupation accessory use requires ap-
proval pursuant to RMC 4-2-060, Zoning Table –
Uses Allowed in Zoning Designations.
J. GENERAL STANDARDS FOR
KEEPING ANIMALS:
The keeping of animals shall be consistent with
the following standards:
1. Shelter Location and Setbacks: Shel-
ters, pens, and permanent/temporary kennel
structures shall be located a minimum of ten
feet (10') from any property line and in the
rear yard. The Development Services Divi-
sion may grant an exemption from this ten-
foot (10') requirement if the owner/tenant can
provide sufficient information that a side yard
would be a better location.
2. Barn and Stable Location and Set-
backs: Private barns and stables shall be lo-
cated a minimum of fifty feet (50') from any
property line. Barns and stables may not be
located in attached garages or carports.
3. Confinement Required: All animals
shall be kept and maintained in a manner
which confines their movement and activity to
the premises of the owner/tenant.
4. Fencing Required: Dog runs, open-run
areas, and permanent/temporary kennel
structures shall be surrounded by a fence of
adequate height (as to preclude escape).
RMC 4-4-040, Fences and Hedges, lists the
City’s requirements for residential fences.
Medium Lot Domestic Animals includes: miniature
goats that are smaller than 24 inches at the shoulder
and/or not more than 150 pounds in weight, and
sheep.
2 on lots that are at least 12,500 gross sq. ft. in
size. On lots that are greater than 12,500 gross sq.
ft., 1 additional medium lot domestic animal may be
kept per additional 7,500 gross sq. ft.
Large Lot Domestic Animals includes: goats and
pigs.
Extra Large Lot Domestic Animals includes:
horses, donkeys, cows and llamas.
2 on lots that are at least 1 gross acre in size. On
lots that are larger than 1 gross acre, 1 additional
large lot domestic animal may be kept per addi-
tional 43,560 sq. ft.
Type of Animal Maximum Number of Animals Generally
Permitted
4-4-010L
4 - 3 (Revised 3/13)
5. Health and Safety: All animals shall be
kept in such a manner so as not to create any
objectionable noise, odor, annoyance, or be-
come a public nuisance. Provision shall be
made to ensure that animal food stored out-
doors will not attract rodents, insects, or other
animals.
6. Animal Waste and Food Waste: All
shelter structures, confinement areas, and/or
open-run areas shall be kept clean. Provision
shall be made for the removal of animal
waste and food waste so that the areas are
kept free from infestation of insects, rodents,
or disease, as well as to prevent obnoxious or
foul odors. Animal waste shall be properly
disposed of, and any accumulated animal
waste must not be stored within the shelter
setback area. Any storage of animal waste
must not constitute a nuisance as defined in
chapter 1-3 RMC.
K. ADDITIONAL STANDARDS FOR
KENNELS AND STABLES:
Kennels and stables, when allowed by RMC
4-2-060, Zoning Use Table, must comply with the
following standards:
1. Shelter and Structures: Shelter shall be
provided for animals in clean structures which
shall be kept structurally sound, maintained in
good repair, contain the animals, and restrict
entrance of other animals. All structures as-
sociated with kennels and stables shall be lo-
cated a minimum of fifty feet (50') from any
property line and must be located in the rear
yard. On lots that are larger than one gross
acre in size, exercising, training, and/or riding
areas may be located closer than fifty feet
(50') from a property line if the exercising,
training, and/or riding areas are no closer than
one hundred feet (100') to any dwelling unit
and the location is approved, in writing, by the
Development Services Division.
2. Food and Bedding: Suitable food and
bedding shall be provided and stored in facil-
ities adequate to provide protection against
infestation or contamination by insects or ro-
dents. Refrigeration shall be provided for the
protection of perishable foods.
3. Criteria for Indoor Kennel Facilities:
Applicants for kennels must show that indoor
facilities have a sufficient heating and cooling
system to provide a moderate temperature
throughout the year; a sufficient ventilation
system to circulate the air; an adequate natu-
ral or artificial lighting system to allow inspec-
tion and cleaning at any time of the day and
that interior wall and ceiling surfaces are con-
structed of materials which are resistant to
the absorption of moisture and odors.
4. Criteria for Outdoor Kennel Facilities:
Outdoor facilities will be constructed to pro-
vide shelter from the weather and associated
elements while providing sufficient space for
animal movement and exercise. Adequate
drainage must be provided to prevent water
buildup and subsequent damage and to facil-
itate waste removal. Adequate fences or re-
taining walls must be constructed to contain
animals and prevent intrusion by others.
L. ADDITIONAL STANDARDS FOR
BEEKEEPING:
1. Maximum Number of Hives Generally
Permitted: A maximum of three (3) hives are
generally permitted and one additional hive
may be kept for every additional ten thousand
(10,000) gross square feet of lot size. The
keeping of bees is allowed to be cumulative
with the keeping of animals.
2. Minimum Lot Sizes for Beekeeping:
a. Seven thousand five hundred
(7,500) gross square feet.
b. Four thousand five hundred (4,500)
gross square feet if either of the following
conditions are met:
i. Hives are kept at least eight feet
(8') above or below the grade of abut-
ting properties; or
ii. Hives are kept behind a mini-
mum six foot (6') tall hedge or solid
fence that runs parallel to any prop-
erty line within twenty-five feet (25')
of a hive.
3. Beekeeping Requirements:
a. Hives shall be located in rear yards,
side yards, or on rooftops.
b. Hives shall be located a minimum of
twenty-five feet (25') from an interior lot
4-4-010M
(Revised 3/13)4 - 4
line, with each hive’s entrance facing
away from the nearest property line.
c. Each hive shall only contain one
swarm.
d. Hives shall be maintained to avoid
overpopulation and minimize swarming,
for example by requeening regularly, so
as not to become a nuisance.
e. Hives shall be marked or identified to
notify visitors.
f. A source of fresh water (such as a
fountain) located within ten feet (10') from
the hives shall be provided.
M. REVIEW CRITERIA FOR ADDITIONAL
ANIMALS PERMITS:
Special review criteria to be considered for Addi-
tional Animals Permits are included in RMC
4-9-100. (Ord. 5676, 12-3-2012)
N. REVIEW CRITERIA FOR KENNELS
AND STABLES:
For kennels, commercial equine boarding, riding
schools, and stables the conditional use criteria of
RMC 4-9-030 shall be applicable.
O. NONCONFORMING ANIMALS:
See RMC 4-10-070.
(Ord. 3927, 7-15-1985; Ord. 4351, 5-4-1992;
Amd. Ord. 4963, 5-13-2002; Ord. 4999,
1-13-2003; Ord. 5305, 9-17-2007; Ord. 5356,
2-25-2008; Ord. 5470, 7-13-2009; Ord. 5578,
11-15-2010; Ord. 5603, 6-6-2011; Ord. 5640,
12-12-2011)
4-4-015 STANDARDS FOR HOME
AGRICULTURE SALES AND
AGRICULTURE SALES:
A. PURPOSE AND INTENT:
The purpose and intent of this Section is to en-
sure that the sale of agricultural products grown
as part of accessory use home agriculture and
agriculture occurs in a manner that minimizes
negative impacts to surrounding property owners.
B. APPLICABILITY:
The sale of fresh fruits, vegetables, berries,
honey, eggs, other agricultural produce, and flow-
ers is permitted outright as an accessory use
when it occurs on the same site on which it was
grown and/or harvested. Sales of products that
are not grown or produced onsite shall be consid-
ered outdoor retail sales and are allowed only as
permitted in RMC 4-2-060, Zoning Use Table.
C. SUPERVISION OF SALES AND
VEHICLES REQUIRED:
Sales and related parking shall be supervised
and are the responsibility of the property owner or
the tenant. This person shall not permit vehicles
to impede the passage of traffic on any roads or
streets in the area of the person’s property.
D. USE OF RIGHT-OF-WAY PROHIBITED:
Public rights-of-way shall not be used for the
sales of home agriculture or agriculture.
E. CONDITIONS:
1. In accordance with RCW 36.71.090, no
business license is required.
2. Sales must be of products harvested on-
site and may not have been modified,
changed, or enhanced into another product.
3. Hours of sale are limited to between 9:00
a.m. and 7:00 p.m., every day of the week.
4. Any tables, chairs, etc., used as part of
sales and located in the front or side yards
must be removed every day after 8:00 p.m.
and may be set up again after 8:00 a.m.
5. No structures other than allowed in RMC
4-2-110B, Accessory Structures, are permit-
ted.
6. Sales may not occur within a dwelling
unit.
7. The area used for sales may not be
larger than two hundred (200) square feet in
size.
8. One temporary sign may be used, as al-
lowed in RMC 4-4-100J7.
(Ord. 5640, 12-12-2011)
4-4-020 COMPREHENSIVE PLAN
IMPLEMENTATION: (Reserved)
4-4-030B
4 - 4.1 (Revised 3/13)
4-4-030 DEVELOPMENT
GUIDELINES AND REGULATIONS –
GENERAL:
A. INTENT:
It is the intent of this Section to provide the City,
especially the Development Services Division
and the Hearing Examiner, with criteria to make
consistent and rational land use recommenda-
tions and decisions that (1) place the public
health, safety and welfare paramount; (2) recog-
nize property rights; (3) promote aesthetics,
amenities and good design; (4) minimize incom-
patibility of adjacent or abutting uses; (5) mini-
mize pollution; (6) contain adverse impacts on-
site; and (7) make consistent and rational deci-
sions and recommendations. Furthermore it is the
intent of this Section to comply with the various
resolutions, codes and ordinances of the City and
the State Environmental Policy Act, as amended.
(Ord. 5676, 12-3-2012)
B. ADOPTION BY REFERENCE:
The goals, objectives, and policies as set forth in
the following documents and related studies or
documents are presently in force or as modified
from time to time are hereby incorporated by ref-
erence and shall be considered as if fully set forth
herein:
Cedar River Master Plan
Comprehensive Solid Waste Management
Plan
Green River Valley Plan
Fire Department Master Plan
Airport Master Plan
Comprehensive Park, Recreation and Open
Space Plan
Comprehensive Water System Plan
Long Range Wastewater Management Plan
(Revised 3/13)4 - 4.2
This page left intentionally blank.
4-4-030C
4 - 5 (Revised 3/10)
King County Comprehensive Housing Afford-
ability Strategy (CHAS)
Shoreline Master Program
King County Solid Waste Management Plan
Countywide Planning Policies
Six-Year Transportation Improvement Plan
Street Arterial Plan
Traffic Mitigation Resolution and Fee
Parks Mitigation Resolution and Fee
Fire Mitigation Resolution and Fee
Comprehensive Plan (Ord. 5526, 2-1-2010)
C. CONSTRUCTION STANDARDS:
1. Haul Routes: A construction plan indi-
cating haul routes and hours, construction
hours, and a traffic control plan must be sub-
mitted to the Development Services Division
for approval prior to a construction permit be-
ing issued.
2. Haul Hours: Haul hours shall be re-
stricted to the hours between eight-thirty
(8:30) a.m. and three-thirty (3:30) p.m., Mon-
day through Friday unless otherwise ap-
proved in advance by the Development
Services Division.
3. Permitted Work Hours in or Near Res-
idential Areas: Construction activities that
require construction or building permits and
that are conducted in residential areas or
within three hundred feet (300') of residential
areas shall be restricted to the following
hours:
a. Single Family Remodel or Single
Family Addition Construction Activi-
ties: Single family remodel or single fam-
ily addition construction activities shall be
restricted to the hours between seven
o’clock (7:00) a.m. and ten o’clock
(10:00) p.m., Monday through Friday.
Work on Saturdays and Sundays shall be
restricted to the hours between nine
o’clock (9:00) a.m. and ten o’clock
(10:00) p.m.
b. Commercial, Multi-Family, New
Single Family and Other Nonresiden-
tial Construction Activities: Commer-
cial, multi-family, new single family and
other nonresidential construction activi-
ties shall be restricted to the hours be-
tween seven o’clock (7:00) a.m. and
eight o’clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall
be restricted to the hours between nine
o’clock (9:00) a.m. and eight o’clock
(8:00) p.m. No work shall be permitted on
Sundays.
4. Emergency Extensions to Permitted
Work Hours: The Development Services Di-
vision Director is authorized to grant an ex-
tension of working time during an emergency.
An emergency shall include but is not limited
to natural and manmade disasters.
5. Temporary Erosion Control: Tempo-
rary erosion control must be installed and
maintained for the duration of the project.
This work must comply with the Surface Wa-
ter Design Manual and must be approved by
the Renton Development Services Division.
(Ord. 5526, 2-1-2010)
6. Hydroseeding Required: Within thirty
(30) days of completion of grading work, the
applicant shall hydroseed or plant an appro-
priate ground cover over any portion of the
site that is graded or cleared of vegetation
and where no further construction work will
occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic
covering as specified in the Surface Water
Design Manual may be proposed between
the dates of October 1st and April 30th of
each year. The Development Services Divi-
sion’s approval of this work is required prior to
final inspection and approval of the permit.
(Ord. 5526, 2-1-2010)
7. Construction Debris: Construction de-
bris, such as concrete, lumber, etc., must be
removed and not buried on site.
8. Construction Activity Standards –
Aquifer Protection Area (APA) Zones 1
and 2: The following standards shall apply to
construction activities occurring in the Aquifer
Protection Area if construction vehicles will
be refueled on site and/or the quantity of haz-
ardous materials that will be stored, dis-
4-4-030D
(Revised 3/10)4 - 6
pensed, used, and handled on the
construction site, exclusive of the quantity of
hazardous materials contained in fuel or fluid
reservoirs of construction vehicles, will ex-
ceed twenty (20) gallons. Weight of solid haz-
ardous materials will be converted to
volumes for purposes of determining whether
de minimus amount is exceeded. Ten (10)
pounds shall be considered equal to one gal-
lon.
a. Designated Person: There shall be
a designated person on site during oper-
ating hours who is responsible for super-
vising the use, storage, and handling of
hazardous materials and who shall take
appropriate mitigating actions necessary
in the event of fire or spill.
b. Secondary Containment: Hazard-
ous material storage, dispensing, and re-
fueling areas and, to the extent possible,
use and handling areas shall be provided
with secondary containment in accor-
dance with RMC 4-3-050H2d(i), Second-
ary Containment – Zones 1 and 2.
c. Securing Hazardous Materials:
Hazardous materials left on site when the
site is unsupervised must be inaccessible
to the public. Locked storage sheds,
locked fencing, locked fuel tanks on con-
struction vehicles, or other techniques
may be used if they will preclude access.
d. Removal of Leaking Vehicles and
Equipment: Construction vehicles and
stationary equipment that are found to be
leaking fuel, hydraulic fluid, and/or other
hazardous materials shall be removed
from the site and the aquifer protection
area or repaired in place as soon as pos-
sible and may remain on the site in the in-
terim only if leakage is completely
contained.
e. Flammable and Combustible Liq-
uids – Storage and Dispensing: Stor-
age and dispensing of flammable and
combustible liquids from tanks, contain-
ers, and tank vehicles into the fuel and
fluid reservoirs of construction vehicles or
stationary equipment on the construction
site shall be in accordance with these
standards and the Uniform Fire Code
Section 7904.2, as adopted or amended
by the City.
f. Clean-Up Equipment and Sup-
plies: Equipment and supplies adequate
for the immediate clean-up of the worst
case release shall be stored on the con-
struction site in close proximity to hazard-
ous materials.
g. Unauthorized Releases: Unautho-
rized releases as defined in RMC
4-11-210, Definitions U, shall immedi-
ately be contained, reported, and
cleaned up as required by RMC
4-9-015G, Unauthorized Releases. Con-
taminated soil, water, and other materials
shall be disposed of according to state
and local requirements.
h. Application of Pesticides and Fer-
tilizer: Application of pesticide and fertil-
izer shall be in accordance with the
requirements of RMC 4-3-050H3, Use of
Pesticides and Nitrates – APA Zones 1
and 2.
i. Hazardous Materials Management
Statement: A hazardous materials man-
agement statement as described in RMC
4-8-120D8, Definitions H, Hazardous
Materials Management Statement, shall
be submitted to and approved by the De-
partment prior to issuance of a permit
regulating construction activity in the
APA.
D. OFF-SITE IMPROVEMENTS:
1. Improvements Required: Whenever a
building permit is applied for under the provi-
sions of this Code for new construction of a
multiple dwelling consisting of three (3) or
more units, public assembly, commercial or
industrial structure or alteration of an existing
structure of said type, in excess of fifty thou-
sand dollars ($50,000.00), then the person
applying for such building permit shall simul-
taneously make application for a permit, as
an integral part of such new construction or
alteration thereof, for the building and instal-
lation of certain off-site improvements, includ-
ing but not limited to water mains, drainage,
sanitary sewer, all improvements required by
the street improvement regulations and the
subdivision regulations and all necessary ap-
4-4-030H
4 - 7 (Revised 2/15)
purtenances. Such off-site improvements
(except traffic signalization systems) shall ex-
tend the full distance of such property to be
improved upon and sought to be occupied as
a building site or parking area for the afore-
said building purposes and which may adjoin
property dedicated as a public street. Traffic
signalization off-site improvements shall be
installed pursuant to the provisions of the
subdivision regulations.
2. Design Standards: All sidewalks shall
be constructed to the City standards and con-
form to standard specifications for municipal
public works constructions, commonly known
as APWA Standards.
Street width and standards for construction
shall be specified by the Administrator of the
Public Works Department. All plans and
specifications for such improvements are to
be submitted at the time such application for
a permit is made. (Ord. 5450, 3-2-2009)
3. Permits Required: All permits required
for the construction of these improvements
shall be applied for and obtained in the same
manner, and with fees and conditions as
specified in RMC Title 9, Public Ways and
Property, relating to excavating or disturbing
streets, alleys, pavement or improvements.
E. CONSTRUCTION OF
IMPROVEMENTS REQUIRED PRIOR TO
PERMANENT OCCUPANCY PERMIT
ISSUANCE:
There is hereby added an additional condition to
the issuance of any permanent occupancy per-
mit. No permanent occupancy permit shall be
granted until all on- and off-site improvements re-
quired of the project shall be constructed and ap-
proved by the City or alternatively deferred or
waived pursuant to RMC 4-9-060 or 4-9-250C.
F. DEFERRAL OF REQUIRED
IMPROVEMENTS:
See RMC 4-9-060.
G. CHANGE OF USE AND NEW
CONSTRUCTION REQUIRES
CERTIFICATE OF OCCUPANCY:
1. Certificate of Occupancy Required: No
vacant land shall be occupied or used and no
building hereafter erected shall be occupied
or used, nor shall the use of a building be
changed from a use limited to one district to
that of any other district as defined by this Ti-
tle until a certificate of occupancy shall have
been issued by the Building Inspector. Certif-
icate of occupancy for the use of vacant lands
or the change in the use of land as herein pro-
vided shall be applied for before any such
land shall be occupied or used, and a certifi-
cate of occupancy shall be issued within ten
(10) days after the application has been
made, providing such use is in conformity
with the provisions of these regulations.
2. Application Required Prior to Permit-
ting Excavation: No permit for excavation
for any building shall be issued before the ap-
plication has been made for certificate of oc-
cupancy. See also RMC 4-9-130, Occupancy
Permits.
3. Certificate of Use Available Upon Re-
quest: Upon a written request of the owner,
the Building Inspector shall issue a certificate
of occupancy for any building or land existing
at the time this Code takes effect, certifying,
after inspection, the use of the building or
land and whether such use conforms to the
provisions of the Code. Where a plat as
above provided is not already on file, an ap-
plication for a certificate of occupancy shall
be accompanied by a survey in duplicate
form such as is required for a permit.
H. USE OF EXISTING STRUCTURES
DURING CONSTRUCTION OF NEW
STRUCTURES:
1. Conditionally Authorized: When an ex-
isting structure or use is being replaced else-
where on a lot, the structure being replaced,
if remaining during the interim, shall not be
considered as countable or measurable de-
velopment under the provisions of this Code
when:
a. The structure has been condemned
as a threat to the public health, welfare,
or safety and cannot be reoccupied; or
b. The applicant has provided the City
with sureties and/or other devices satis-
factory to the City Attorney to ensure
compliance with lot coverage and other
possible requirements prior to the issu-
4-4-030I
(Revised 2/15)4 - 8
ance of a certificate of occupancy for the
replacement structure(s), or within a rea-
sonable period thereafter.
2. Exception for Public Owned or Oper-
ated Uses: Unless the Council or Hearing
Examiner makes a determination that such a
surety device should be provided, no such
device shall be required for a public owned or
operated use having a “P” suffix designation.
I. HABITATION OF TRAVEL TRAILERS
OR RECREATIONAL VEHICLES:
Except as authorized in RMC 4-9-240, Temporary
Use Permits, recreational vehicles, travel trailers,
tents, or other temporary shelters shall not be
used for habitation.
(Ord. 1472, 12-18-1953; Ord. 3106, 1-24-1977;
Ord. 3483, 11-10-1980; Ord. 3592, 12-14-1981;
Ord. 4523, 6-5-1995; Ord. 4527, 6-12-1995; Ord.
4546, 7-24-1995; Ord. 4703, 2-2-1998; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5100, 11-1-2004)
4-4-040 FENCES, HEDGES, AND
RETAINING WALLS:
A. PURPOSE:
These regulations are primarily intended to regu-
late the material and height of fences, hedges,
and retaining walls, particularly in front yards and
in yards abutting public rights-of-way, in order to
promote traffic and public safety and to maintain
or create aesthetically pleasing neighborhoods.
The regulations are also intended to provide and
maintain adequate sight distances along public
rights-of-way at intersections, encourage safe in-
gress and egress from individual properties, en-
courage the feeling of spaciousness along
neighborhood streets, promote crime prevention
through environmental design, and reduce con-
flicting interests between abutting property own-
ers.
B. APPLICABILITY:
1. Exceptions: The provisions and condi-
tions of this Section regulating height and de-
sign of fences, retaining walls, or barriers to
surround and enclose public safety installa-
tions, transportation facilities, waterways,
storm drainage facilities, school grounds,
public playgrounds, private or public swim-
ming pools, and similar installations and im-
provements are not applicable if required by
law.
2. Urban Separator Overlay: Fences,
hedges, and retaining walls within the urban
separator overlay are also subject to require-
ments of RMC 4-3-110, Urban Separator
Overlay Regulations.
3. City May Require Modification: Where
a traffic vision hazard is created or exists that
endangers pedestrian and/or vehicular
safety, the City may require a modification to
the height limitations and location of fences,
hedges or retaining walls to increase or en-
hance safety.
4. Permit Required:
a. Fences: A fence taller than six feet
(6') shall require a building permit or an
explicit exemption from the Building Offi-
cial.
b. Retaining Walls: A retaining wall
that is four feet (4') or taller, as measured
by the vertical distance from the bottom
of the footing to the finish grade at the top
of the wall (i.e., not measured by ex-
posed retaining wall height), shall require
a building permit. This determination
does not account for other factors that
may cause a building permit to be re-
quired for a retaining wall (e.g., the addi-
tion of a surcharge or fence). (Ord. 5132,
4-4-2005)
C. GENERAL FENCE, HEDGE, AND
RETAINING WALL STANDARDS:
1. Height – Method of Measurement:
a. Fences: The height shall be mea-
sured from the top elevation of the top
board rail or wire to the ground. In cases
where a wall is used instead of a fence,
height shall be measured from the top
surface of the wall to the ground on the
high side of the wall.
i. Grade Differences: Where the
finished grade is a different elevation
on either side of a fence the height
may be measured from the side hav-
ing the highest elevation.
4-4-040C
4 - 9 (Revised 2/15)
ii. Fences on Berms: A berm shall
not be constructed with a fence on it
unless the total height of the berm
plus the fence is less than the maxi-
mum height allowable for the fence if
the berm were not present.
b. Hedges: The height shall be mea-
sured from the topmost portion of vegeta-
tion to the ground.
c. Retaining Walls: The standards of
this Section refer to exposed retaining
wall height, as defined in RMC 4-11-180,
Definitions R, which is the vertical dis-
tance measure from the finish grade at
the bottom of the wall (i.e., lower soil
grade) to the finish grade at the top of the
wall (i.e., upper soil grade).
2. Retaining Wall Standards:
a. Fences on Retaining Walls: A
fence shall not be constructed on top of a
retaining wall unless the total combined
height of the retaining wall and the fence
does not exceed the allowed height of a
standalone fence.
i. Exception – Guardrail: If the
Building Official requires a guardrail,
the combined height of the retaining
wall and required guardrail shall not
exceed nine feet (9') in residential
zones, or twelve feet (12') in com-
mercial and industrial zones.
ii. Exception – Fifty Percent
(50%) Transparent Fences: Fences
that provide at least fifty percent
(50%) transparency, as viewed per-
pendicularly to the face of the fence,
may be allowed directly on top of a
retaining wall. However, chain link
fencing shall not be installed. This
exception shall not be applied to front
yard setbacks, or clear vision areas,
as defined by RMC 4-11-030, Defini-
tions C.
b. Fences and Hedges Adjacent to
Retaining Walls: Fences or hedges ad-
jacent to retaining walls with a combined
height that exceeds the allowed height of
a standalone retaining wall shall be set
back by a minimum of two feet (2'); this
area shall be landscaped as if it were a
terrace. If a fence is placed any distance
within the property line, the property
owner continues to be responsible for the
property on both sides of the fence.
c. Materials: Retaining walls shall be
composed of brick, rock, textured or pat-
terned concrete, or other masonry prod-
uct that complements the proposed
building and site development. Other ma-
terials may be used with the Administra-
tor’s approval.
d. Setback from Public Rights-of-
Way: There shall be a minimum three-
foot (3') landscaped setback at the base
of retaining walls abutting public rights-
of-way. Landscaping shall include a mix-
ture of shrubs and groundcover (trees
are optional) in conformance with the
standards of RMC 4-4-070H4, Perimeter
Parking Lot Landscaping.
e. Terracing: Terracing is the act of
forming hillside into a number of level flat
areas (terraces) between retaining walls,
which is often used when the maximum
height of a single retaining wall is insuffi-
cient. The following standards shall apply
to terraced slopes:
i. Terrace Width: No portion of a
retaining wall shall be measured as
part of the terrace width. The width of
a terrace shall be equal to the height
of the tallest abutting retaining wall;
however, the minimum terrace width
shall be two feet (2') and the maxi-
mum required width shall be five feet
(5'). Terrace width shall be measured
from the back edge of a lower retain-
ing wall to the foremost edge of the
immediately succeeding and higher
retaining wall.
ii. Terrace Landscaping: Terraces
created between retaining walls shall
be permanently landscaped with a
mixture of shrubs and groundcover
(trees are optional) in conformance
with the standards of RMC 4-4-070F,
Landscaping. Landscaping provided
in front of retaining walls and within
terraces shall contribute to any land-
scaping required by RMC 4-4-070F;
4-4-040D
(Revised 2/15)4 - 10
the Administrator may grant excep-
tions for required trees based on land
constraints.
f. Grading: For land area that is not be-
tween two (2) retaining walls (i.e., not a
terrace), the lower soil grade (i.e., ground
at the bottom of a retaining wall’s ex-
posed surface) and the upper soil grade
(i.e., ground at the top a retaining wall)
abutting a retaining wall shall be level for
a horizontal distance (measured perpen-
dicularly to the wall) equaling one foot (1')
for every one foot (1') in height of the re-
taining wall.
g. Modifications: Pursuant to RMC 4-
9-250D, Modification Procedures, the
Administrator may grant modifications to
this Section’s retaining wall standards.
Approval of a modifications permit may
include conditions such as, but not lim-
ited to, increased setbacks, additional
landscaping, a requirement to terrace or
specific materials to be used.
D. STANDARDS FOR RESIDENTIAL
USES:
1. Maximum Height: In any residential dis-
trict, the maximum height of any fence, hedge
or retaining wall shall be seventy two inches
(72"), subject to further height limitations as
specified in this Section.
2. Height Limitations for Interior Lots:
a. Front Yard Setbacks: Fences, re-
taining walls or hedges shall not exceed
forty eight inches (48") in height within
the front yard setback.
b. Side Yard Setbacks: Fences, re-
taining walls or hedges within both inte-
rior side yard setbacks and the front yard
setback shall not exceed forty eight
inches (48") in height. Fences, retaining
walls or hedges within interior side yard
setbacks and not within the front yard
setback shall not exceed seventy two
inches (72") in height.
c. Rear Yard Setbacks: A fence, re-
taining wall or hedge shall not exceed
seventy two inches (72") within the rear
yard setback.
3. Height Limitations for Corner Lots:
a. Front Yard Setbacks: Fences, re-
taining walls or hedges shall not exceed
forty two inches (42") in height in any part
of the clear vision area as defined by
RMC 4-11-030, Definitions C. Fences, re-
taining walls, or hedges shall not exceed
forty eight inches (48") in height within
any part of the front yard setback when
located outside of any clear vision area
on said lot.
b. Interior Side Yard Setbacks:
Fences, retaining walls or hedges shall
not exceed seventy two inches (72") in
height within any part of the interior side
yard setback to the point where they in-
tersect the front yard setback, in which
case they shall be governed by subsec-
tion D2a of this Section, Front Yard Set-
backs.
c. Side Yard Along a Street Set-
backs: Fences, retaining walls or hedges
shall not exceed forty two inches (42") in
height within any clear vision area, as de-
fined by RMC 4-11-030, Definitions C,
and forty eight inches (48") in height else-
where in the front yard setback. The re-
mainder of the fence or hedge shall not
exceed seventy two inches (72") in height
within the side yard along a street set-
back.
d. Rear Yard Setbacks: Fences, re-
taining walls, or hedges shall not exceed
seventy two inches (72") in height within
the rear yard setback except the fence,
retaining wall or hedge shall not exceed
forty eight inches (48") in height where
4-4-040F
4 - 11 (Revised 2/15)
they intersect the width of the side yard
along a street setback.
(Ord. 5518, 12-14-2009)
4. Gate Required: Residential fences, re-
taining walls or hedges along rear lot lines of
interior lots abutting alleys shall have an ac-
cess gate to the alley.
5. Electric and Barbed Wire Fences: Elec-
tric and/or barbed wire fences may be permit-
ted by special administrative fence permit in
all residential zones in cases where large do-
mestic animals are being kept; provided, that
additional fencing or an Administrator ap-
proved barrier is erected along the property
lines. (Ord. 5578, 11-15-2010; Ord. 5702, 12-
9-2013)
E. STANDARDS FOR COMMERCIAL,
INDUSTRIAL AND OTHER USES:
1. Location and Maximum Height: A max-
imum of eight feet (8') anywhere on the lot
provided the fence, retaining wall or hedge
does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
2. Electric Fences: All electric fences shall
be posted with permanent signs a minimum
of thirty six (36) square inches in area at inter-
vals of fifteen feet (15') stating that the fence
is electrified.
Electric fences and any related equipment
and appliances must be installed in accor-
dance with the manufacturer’s specifications
and in compliance with the National Electrical
Code.
3. Barbed Wire Fences: Barbed wire may
only be used on top of fences at least six feet
(6') high for commercial, industrial, utility and
public uses.
4. Bulk Storage Fences: See RMC
4-4-110, Storage Facilities, Bulk.
5. Special Provisions: Fences for mobile
home parks, subdivisions or planned urban
development and for sites which are mined,
graded or excavated may vary from these
regulations as provided in the respective
code sections. (Ord. 5153, 9-26-2005)
F. ADMINISTRATIVE REVIEW OF
VARIATION FROM HEIGHT
RESTRICTIONS:
A property owner wishing to vary the height re-
strictions or placement of a fence or hedge on a
lot may make written application to the Planning
Division for an administrative review of the situa-
tion. The Department’s staff shall review the ap-
plication and prepare a written determination
based upon criteria listed in subsection G of this
Section, Special Administrative Fence Permits.
(Ord. 5450, 3-2-2009)
4-4-040G
(Revised 2/15)4 - 12
G. SPECIAL ADMINISTRATIVE FENCE
PERMITS:
1. Fences Eligible for Administrative Re-
view Process: Persons wishing to have one
of the following types of fences may submit a
letter of justification, site plan and typical ele-
vation together with the permit fee to the De-
partment of Community and Economic
Development:
a. Fences exceeding forty eight inches
(48") within front yard or side yards along
a street setback but not within a clear vi-
sion area;
b. Fences or hedges exceeding sev-
enty two inches (72") and located outside
of required yard setbacks;
c. Electric fences; and
d. Barbed wire fences. (Ord. 5450,
3-2-2009; Ord. 5578, 11-15-2010)
2. Evaluation Criteria: The Administrator
may approve the issuance of special fence
permits provided that the following objectives
can be met:
a. The proposed fence improves the
privacy and security of the adjoining yard
space;
b. The proposed fence does not detract
from the quality of the residential environ-
ment by being out of scale or creating
vast blank walls along public roadways;
c. The proposed fence compliments the
environment it serves in an aesthetically
pleasing manner; and
d. The proposed fence does not pres-
ent a hazard to vehicular or pedestrian
traffic.
3. Acceptable Measures to Meet Criteria:
Fences located within the front or side and/or
rear yard along a street setback may be a
maximum of seventy two inches (72") in
height, provided the evaluation criteria are
met. Acceptable measures to achieve these
criteria include, but are not limited to the fol-
lowing:
a. Permanent landscaping along the
front of the fence;
b. Quality fence material, such as cedar
fencing;
c. Modulation of the fence;
d. Similar design and material as other
fences in the surrounding neighborhood;
e. Increased setbacks from the abutting
sidewalk;
f. Ornamental materials or construction
treatment, such as wrought iron;
g. Orientation of the finished face of the
fence toward the street;
h. The fence is at least fifty percent
(50%) transparent; and
i. Other comparable construction or de-
sign methods.
4. Clear Vision Area: The fence proposed
for special permits shall have no portion in the
clear vision area over forty two inches (42") in
height. The location and height of the fence
must not obstruct views of oncoming traffic,
or views from driveways. (Amd. Ord. 5008,
4-28-2003; Ord. 5676, 12-3-2012)
H. COMPLIANCE:
Fences that do not comply with these regulations
must be brought into compliance within six (6)
months from the date of notice of a fence violation
from the City. (Ord. 4056, 4-13-1987; Ord. 5747,
1-12-2015)
4-4-050 GARAGE SALES –
REQUIREMENTS FOR:
A. APPLICABILITY:
A garage sale which does not comply with the fol-
lowing conditions shall be considered a business
and must be brought into compliance with all re-
quirements for business uses, including compli-
ance with the Zoning Code.
4-4-060B
4 - 12.1 (Revised 2/15)
B. CONDITIONS:
Conditions for garage sales shall include:
1. Maximum Time and Number: Incidental
garage sales consisting of no more than one
such sale per calendar quarter, and no more
than three (3) within the same calendar year
and with no such sale continuing for more
than two (2) days.
2. Supervision of Vehicles Required: Ga-
rage sales shall be supervised and are the re-
sponsibility of the occupant or the tenant who
occupies the dwelling unit. This person shall
not permit vehicles to impede the passage of
traffic on any roads or streets in the area of
the person’s property.
3. Use of Right-of-Way Prohibited:
Goods are not to be displayed in public rights-
of-way.
4. Signage Installation and Removal Re-
quirements: Signs advertising such sales
shall not be attached to any public structures,
signs or traffic control devices or utility poles.
Signs may only be placed on property owned
by the person conducting the sale or on prop-
erty where an owner gives consent to post
such sign. All such signs shall be removed
twenty four (24) hours after the sale is com-
pleted.
5. Special Restriction for Self Storage
Uses in RM-F Zone: No garage, yard, or es-
tate sales are allowed from leased storage
units. (Ord. 4736, 8-24-1998)
C. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Any person in violation of this Section shall be in-
formed in writing of the violation and shall be
given fourteen (14) days to comply with this Sec-
tion. Following this action, if a subsequent garage
sale is conducted in violation of this Section, each
day the sale is conducted shall be considered a
separate violation and shall be subject to the fol-
lowing penalty.
Any person conducting any “garage sale” as de-
fined herein in RMC 4-11-070 without being prop-
erly licensed therefor or who shall violate any of
the other terms and regulations of this Section
shall be guilty of a misdemeanor subject to RMC
1-3-1. (Ord. 4493, 1-23-1995; Ord. 5159,
10-17-2005)
4-4-060 GRADING, EXCAVATION
AND MINING REGULATIONS:
A. PURPOSE:
It is the purpose of this Section to:
1. Provide a means of regulating mining,
excavation and grading to promote the
health, safety, morals, general welfare and
esthetics in the City of Renton.
2. Promote the progressive rehabilitation of
mining, excavation and grading sites to a suit-
able new use.
3. Protect those areas and uses in the vicin-
ity of mining, excavation and grading activi-
ties against detrimental effects.
4. Promote safe, economic, systematic and
uninterrupted mining, excavation and grading
activities within the City of Renton.
5. Minimize adverse stormwater impacts
generated by the removal of vegetation and
alteration of landform in order to comply with
the requirements of the National Pollutant
Discharge Elimination System (NPDES)
Phase II Municipal Stormwater Permit.
6. Protect water quality from the adverse
impact associated with erosion and sedimen-
tation in order to comply with the require-
ments of the National Pollutant Discharge
Elimination System (NPDES) Phase II Munic-
ipal Stormwater Permit. (Ord. 5526,
2-1-2010)
B. SCOPE:
1. Applicability: All mining, excavation and
grading activities within the City of Renton
shall be subject to the terms and conditions of
this Section. All such activities shall be further
in compliance with chapter 78.44 RCW and
subject to the terms of this Section.
2. Application Required for Existing Ac-
tivities: The owner or operator of such activ-
ities in the City at the time of the adoption of
this Section shall make the initial application
4-4-060C
(Revised 2/15)4 - 12.2
within thirty (30) days and the entire applica-
tion within ninety (90) days of the effective
date of this Section.
3. Application Required for Activities
Annexed into City: The owner or operator of
such activities annexed subsequent to the
adoption of this Section shall make the initial
application within thirty (30) days and the en-
tire application within ninety (90) days from
the date of annexation.
4. Time for Compliance: All such existing
activities shall comply fully with all provisions
of this Section within the period of time estab-
lished by this Section except such activities
which are not existing at the date of the adop-
tion of this Section shall conform to all provi-
sions of this Section prior to the beginning of
their operation.
C. GENERAL:
1. Landscaping: Existing vegetation in any
required setback shall be preserved or land-
scaping shall be planted to prevent erosion
and reduce the dust, mud and noise gener-
ated on the proposed reuse of the site.
Around the periphery of the site, except
where the proposed reuse of the site requires
the lack of vegetation, the applicant shall
landscape in such a manner as to result in
reasonable screening. Trees planted shall be
at least four feet (4') in height. In those areas
that have been rehabilitated and are desig-
nated to be planted according to the pro-
posed reuse of the site, the appropriate
plantings shall be done as soon as possible
to provide mature plants for the new use.
2. Screening: With the exception of offices,
every effort shall be made to screen effec-
tively all structures and activities to minimize
4-4-060D
4 - 13 (Revised 3/13)
detrimental effects on adjacent or abutting
property. Screening may include but is not
limited to landscaping, berms with landscap-
ing, and a screening fence. (Ord. 5676,
12-3-2012)
3. Natural Stream Courses: Every effort
shall be made to preserve perennial and in-
termittent streams and their surrounding veg-
etation. (Ord. 2820, 1-14-1974, eff.
1-19-1974)
4. Hydroseeding Required: Within thirty
(30) days of completion of grading work, the
applicant shall hydroseed or plant an appro-
priate ground cover over any portion of the
site that is graded or cleared of vegetation
and where no further construction work will
occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic
covering as specified in the Surface Water
Design Manual may be proposed between
the dates of October 1st and April 30th of
each year. The Development Services Divi-
sion’s approval of this work is required prior to
final inspection and approval of the permit.
(Ord. 4703, 2-2-1998; Ord. 5526, 2-1-2010)
5. Conformance with RCW: This Section
conforms to the requirements of chapter
78.44 RCW which regulates surface mining
in the State of Washington. (Ord. 2820,
1-14-1974, eff. 1-19-1974)
6. Notification of Noncompliance: It shall
be the responsibility of the certifying engineer
on any grading project to advise immediately
any discrepancies, hazardous conditions or
problems affecting safety and stability of the
project to the person in charge of the grading
work and subsequently in writing to the grad-
ing operator and to the Building Department.
Recommendations for corrective measures,
if necessary, shall be provided in the correc-
tion notices.
7. Transfer of Responsibility for Work: If
at any time the grading operator changes the
certifying engineer or a different ownership or
responsible party occurs, the operator shall
notify the Building Department in writing
within ten (10) days and shall specify the new
civil engineer or owner. The owner or grading
operator shall not be relieved of any respon-
sibility relative to the safety and conduct of a
grading operation by virtue of changing engi-
neering advisors.
8. Stop Work Order: Should hazardous
conditions occur in either engineered grading
or regular grading, the Building Department
inspector shall have the responsibility and
authority to issue a partial or total stop work
order.
9. Emergency Permits: Upon application
to the Development Services Division, sup-
ported by those plans adequate for the Direc-
tor of the Development Services Division to
make a decision, there may be declared an
emergency and the Director may issue an
emergency fill and grade permit. In order for
there to be declared an emergency, there
must be a declaration from a State or Federal
regulatory agency that an emergency condi-
tion exists that threatens public safety, health
or welfare, or the Development Services Divi-
sion Director must be presented with inde-
pendent evidence that there exists an
emergency that imminently threatens public
safety, health or welfare, and further that
there exists inadequate time to obtain a fill
and grade permit. Before the emergency per-
mit can be issued, the Director must ensure
that environmental review has been com-
pleted by the Environmental Review Commit-
tee or is under the supervision of a Federal or
State agency that has conducted environ-
mental review. As part of any emergency
grading, the applicant for an emergency per-
mit must provide a disposal plan of the mate-
rials satisfactory to the Director, including
routing of any vehicles transporting any con-
taminated, dangerous or toxic materials. Any
fill to be installed must comply with the re-
quirements of this Section concerning the
contents of the fill. An emergency fill and
grading permit shall be for the minimum time
and minimum volume necessary to avoid the
emergency. (Ord. 4102, 12-14-1987, eff.
12-19-1987)
D. GENERAL EROSION AND SEDIMENT
CONTROL STANDARDS:
1. Erosion and Sediment Control Re-
quired: A person who clears, grades or oth-
erwise disturbs a site shall provide erosion
and sediment control that prevents, to the
maximum extent practicable, the transport of
sediment from the site to drainage facilities,
4-4-060E
(Revised 3/13)4 - 14
water resources and adjacent properties.
Erosion and sediment controls shall be ap-
plied as specified by the temporary erosion
and sediment control measures and perfor-
mance criteria and implementation require-
ments in the Surface Water Design Manual
adopted in accordance with RMC 4-6-030.
2. Seasonal Limitations: From October
1st through April 30th, which is the seasonal
limitation period, clearing and grading shall
only be permitted if shown to the satisfaction
of the Director that runoff leaving the con-
struction site will comply with the erosion and
sediment control measures and performance
criteria and implementation requirements in
the Surface Water Design Manual through a
combination of the following:
a. Site conditions including vegetative
coverage, slope, soil type and proximity
to receiving waters; and
b. Proposed limitations on activities and
the extent of disturbed areas; and
c. Proposed erosion and sedimentation
control measures.
3. Expansion or Restriction of Seasonal
Limitations: Based on the information pro-
vided under subsection D1 of this Section,
the Community and Economic Development
Administrator may expand or restrict the sea-
sonal limitations on site disturbance. The Ad-
ministrator shall set forth in writing the basis
for approval or denial of clearing or grading
during the seasonal limitation period. (Ord.
5676, 12-3-2012)
4. Approved Erosion and Sediment Con-
trol Plan Required: During the seasonal lim-
itation period, clearing and grading will be
allowed only if there is installation and main-
tenance of an erosion and sedimentation
control plan approved by the City of Renton
Development Services Division that defines
any limits on clearing and grading or specific
erosion and sediment control measures re-
quired during the seasonal limitation period.
The Development Services Division may re-
quire or approve alternate best management
practices.
5. Violation: If, during the course of con-
struction activity or soil disturbance during
the seasonal limitation period, silt-laden run-
off violating standards in the Surface Water
Design Manual leaves the construction site or
if clearing and grading limits or erosion and
sediment control measures shown in the ap-
proved plan are not maintained, the depart-
ment inspector shall have the responsibility
and authority to issue a partial or total stop
work order.
6. Continued Violation: If the erosion and
sediment control problem defined in the stop
work order is not adequately repaired within
twenty four (24) hours of issuance, then a no-
tice and order may be issued to install ade-
quate erosion and sediment control
measures to stop silt-laden runoff from leav-
ing the site. The order may also require the
property owner to discontinue any further
clearing or grading, except for erosion and
sediment control maintenance and repair, un-
til the following April 30th. (Ord. 5526,
2-1-2010)
E. BOND REQUIRED TO COVER COSTS
OF REHABILITATION:
The Development Services Division shall require
bonds amounting to one and one-half (1-1/2)
times the estimated cost of rehabilitation to as-
sure that the work, if not completed or proceeding
in accordance with the approved plans and spec-
ifications, shall be corrected. Such a bond shall
be approved by the City Attorney and filed with
the City Clerk. In lieu of a surety bond, the appli-
cant may file a cash bond or instrument of credit
with the City Clerk in an amount equal to that
which would be required in the surety bond. The
bond shall be conditioned upon the faithful perfor-
mance of the requirements as set forth in this
Section. Any reclamation bonds posted with the
State Department of Natural Resources for sur-
face mining permits may be applied on the bond
requirements, insofar as they pertain to the recla-
mation provisions of this Section. (Ord. 5526,
2-1-2010)
F. INSPECTION:
1. Inspection Authorized: All operations
regulated by this Section shall be subject to
inspection by authorized Development Ser-
vices Division inspection personnel. When
extraordinary or special problems or condi-
tions are involved, extra inspection of grading
4-4-060H
4 - 15 (Revised 3/13)
operations and special tests may be ordered
by the City.
2. Entry to be Permitted: No owner or oc-
cupant or any other person having charge,
care or control of any building, land, structure,
premises or portion thereof shall fail or ne-
glect, after proper demand, to promptly per-
mit lawful entry thereon by the Development
Services Division inspection personnel for
the purpose of inspection and examination
pursuant to this Section. (Ord. 2820,
1-14-1974, eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981; Ord. 5526, 2-1-2010)
G. RESTORATION OF HAZARD
REQUIRED:
Whenever the Community or Economic Develop-
ment Administrator determines that an existing
site, as a result of clearing or grading, excavation,
embankment, or fill has become a hazard to life
and limb, or endangers property, or adversely af-
fects the safety, use or stability of a public way or
drainage channel, the owner of the property upon
which the clearing, grading, excavation or fill is lo-
cated, or other person or agent in control of said
property, upon receipt of notice in writing from the
Administrator, shall within the period specified
therein restore the site affected by such clearing
or grading or repair or eliminate such excavation
or embankment or fill so as to eliminate the haz-
ard and be in conformance with the requirements
of this Chapter. (Ord. 5526, 2-1-2010; Ord. 5676,
12-3-2012)
H. ENGINEERING GRADING
REQUIREMENTS:
1. Reports Required: Soil engineering and
engineering geology reports shall be required
as defined in RMC 4-11-190E and 4-11-190S.
During grading all necessary reports, com-
paction data and soil engineering and engi-
neering geology recommendations shall be
submitted to the civil engineer and the Public
Works Department by the soil engineer and
the engineering geologist. The Public Works
Department may waive reports for minor
grading operations.
2. Civil Engineer Responsibilities: For
purposes of preparing and/or approving engi-
neered grading plans, the engineer shall be a
professional engineer registered in the State
to practice in the field of civil works. The civil
engineer shall be responsible for the plans,
any special soil engineering and testing re-
ports, design of drainage facilities and struc-
tures, and be competent to recommend and
obtain special tests, survey data, and geolog-
ical or hydraulic reports should they be nec-
essary. The civil engineer shall provide an
acceptable plan and report based on good
engineering practices and the requirements
designated by the Public Works Department.
He shall, upon return of his plans, provide any
corrections necessary and corrected copies
for use of the City in reviewing the grading
work. The civil engineer shall be responsible
for reporting monthly or more frequently on
forms provided by the Public Works Depart-
ment:
a. Extent and location of grading.
b. All tests made or taken in conjunction
with the grading operation.
c. Extent of drainage, structure, and
safety activity report on the project.
d. Any special testing, as-built plans or
revised requests necessary.
In addition, he shall certify to the safety and
stability of the slopes, safety earthwork oper-
ation, and special problems which might oc-
cur.
3. Soil Engineer Responsibilities: The
soil engineer’s area of responsibility shall in-
clude but need not be limited to the profes-
sional inspection and certification concerning
the preparation of ground to receive fills, test-
ing for required compaction, stability of all fin-
ish slopes and the design of buttress fills,
where required, incorporating data supplied
by the engineering geologist.
4. Engineering Geologist Responsibili-
ties: The engineering geologist’s area of re-
sponsibility shall include but need not be
limited to professional inspection and certifi-
cation of the adequacy of natural ground for
receiving fills and the stability of cut slopes
with respect to geological matters, and the
need for subdrains or other groundwater
drainage devices. He shall report his findings
to the soil engineer and the civil engineer for
engineering analysis. (Ord. 2820, 1-14-1974,
eff. 1-19-1974)
4-4-060I
(Revised 3/13)4 - 16
5. Building Division Responsibilities:
The Building Division shall inspect the project
at frequent intervals to determine that ade-
quate control is being exercised by the oper-
ator and the civil engineer. Should hazardous
conditions occur, the Building Department in-
spector shall have the responsibility and au-
thority to issue a partial or total stop work
order. (Ord. 2820, 1-14-1974, eff. 1-19-1974,
Amd. Ord. 3592, 12-14-1981)
6. Specifications: A fence six feet (6') in
height with openings no larger than two
inches (2") (other than gates) may be re-
quired for safety reasons completely around
any area worked upon for which a permit is is-
sued for engineered grading prior to com-
mencing any other work. All gates shall be
locked when not in use and shall bear a sign
denoting danger.
7. Setbacks: Engineered grading sites may
be required to have a peripheral area a max-
imum of seventy five feet (75') in width which
shall be retained in its natural topographic
condition. The setback area shall be used for,
but is not limited to, access roads, planting,
fencing, landscaped berms for screening pur-
poses, employee and visitor parking, offices,
directional signs and business signs identify-
ing the occupant. (Ord. 2820, 1-14-1974, eff.
1-19-1974; Ord. 5526, 2-1-2010)
I. REGULAR GRADING
REQUIREMENTS:
1. Inspection, Testing and Reports: In-
spection and testing by an approved testing
agency including certification of the exca-
vated or filled areas may be required by the
Building Division at any time the City’s autho-
rized inspectors believe problems may occur.
Should special problems be indicated in reg-
ular grading, the Building Division may re-
quire the owner or operator to submit
engineering reports similar to engineered
grading and may specify a time period for
compliance to prevent undue hazard. (Ord.
5526, 2-1-2010)
J. WORK IN PROGRESS:
1. Maximum Slopes – Work in Progress:
No slopes greater than one horizontal to one
vertical will be permitted for cuts, fills, or dur-
ing excavations that exceed ten feet (10') in
height without physical restraint by timbering
or approval by the Building Department of an
engineering or geologist report assuring
slope will maintain its shape without undue
risk of failing. (Ord. 2820, 1-14-1974, eff.
1-19-1974; Amd. Ord. 3592, 12-14-1981;
Ord. 4835, 3-27-2000)
2. Safety: Workmen shall be allowed in the
vicinity of the toe or top of slope only after
close visual inspection of slope to assure
safety against breakage or sliding.
3. Clearing and Rounding Tops of
Slopes: All trees, timber, stumps, brush or
debris shall be cleared to a point at least ten
feet (10') back from the top of any slope in-
volving cuts greater than ten feet (10'). After
excavation, the top of all slopes shall be
rounded to prevent a sheer breaking point.
4. Property and Setback Location: Prop-
erty location and approved setbacks must be
established and stakes set under the supervi-
sion of a registered land surveyor. These
stakes must be maintained in place until final
inspection of work so that the inspector can
determine at any time if the excavation is
properly located as related to the property
lines.
5. Maximum Noise Levels: Noise levels at
all operations shall be controlled to prevent
undue nuisance to the public. Maximum al-
lowable daytime sound pressure as mea-
sured in any residential zone shall not exceed
the following at least ninety percent (90%) of
the time between the hours of seven o’clock
(7:00) a.m. and eight o’clock (8:00) p.m.
SOUND PRESSURE LEVELS
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
6. Permitted Work Hours: All mining, ex-
cavation and grading work done in residential
FREQUENCY
BAND IN
CYCLES/SECOND
SOUND PRESSURE
LEVEL IN DECIBELS
re. 0.0002
MICROBAR
25 – 300 80
300 – 2,400 70
Above 2,400 60
4-4-060J
4 - 16.1 (Revised 3/13)
areas or within three hundred feet (300') of
residential areas shall be between the hours
of seven o’clock (7:00) a.m. and eight o’clock
(8:00) p.m., Monday through Friday, except
repairs to machinery. Work may be permitted
(Revised 3/13)4 - 16.2
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4-4-060L
4 - 17 (Revised 3/10)
on Saturdays and Sundays only if approved
in writing in advance by the Development
Services Division Director. The Director is au-
thorized to grant an extension of working time
during an emergency. An emergency shall in-
clude but is not limited to natural and man-
made disasters. (Ord. 3592, 12-14-1981,
Amd. Ord. 4703, 2-2-1998)
7. Compliance with Pollution Control
Regulations: Discharge of materials into the
air or water shall be subject to the require-
ments of the appropriate governing agency.
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
8. Control of Dust and Mud: Activities
shall be operated so as to reduce dust and
mud to a minimum. Unless otherwise speci-
fied by the Public Works and Building Depart-
ments, operations shall be conducted in
accordance with the following standards:
a. Access Roads: Access roads shall
be maintained in a condition that confines
the mud and dust to the site. Such roads
shall be improved to a width sufficient to
permit the unhindered movement of
emergency vehicles. One-way roads
shall have by-pass routes to permit the
movement of emergency vehicles.
b. Dozing and Digging: Dozing, dig-
ging, scraping and loading of excavated
materials shall be done in a manner
which reduces to the minimum level pos-
sible the producing of dust and mud.
(Ord. 2820, 1-14-1974, eff. 1-19-1974,
Amd. Ord. 3592, 12-14-1981)
9. Soil Erosion and Sedimentation: Soil
erosion and sedimentation shall be confined
to the site by such means as a temporary
cover of vegetation, mulches, diversions,
sedimentation ponds or other acceptable
methods. No toxic materials shall be allowed
to wash from the site or be discharged into re-
ceiving watercourses. (Amd. Ord. 4963,
5-13-2002)
10. Appearance: All activities under the ju-
risdiction of this Section shall be operated
and maintained in a neat and orderly manner,
free from junk, trash, or unnecessary debris.
Buildings shall be maintained in a sound con-
ditions, in good repair and appearance. Sal-
vageable equipment stored in a nonoperating
condition shall be suitably screened or ga-
raged. Landscaping adjacent to and around
the main entrance(s) and office shall be suffi-
ciently watered and cared for to insure its
health and well-being. (Ord. 5526, 2-1-2010)
K. SURFACE WATER:
1. Polluted or Stagnant Water Prohib-
ited: Under no circumstances shall stagnant
or polluted waters be permitted in any site.
Should these waters accumulate, remedial
measures such as draining or backfilling shall
be taken as corrective action. Backfill mate-
rial shall be placed to a point one foot above
the water table.
2. Minimum Lake Depth: Lakes formed in
areas which may be used for recreational
purposes shall be of such depth that shall in-
hibit the growth of vegetative matter in the
water. A minimum two foot (2') depth of water
shall be maintained in these areas. The res-
toration of any site which results in the forma-
tion of a lake shall be the result of careful
planning and shall take into consideration all
factors which contribute to the ultimate ecol-
ogy of the site.
3. Maximum Bank Slopes Adjacent to
Lake: All banks, adjacent to any body of water
created, shall be sloped or stepped as follows
to permit a person to escape from the water:
a. Unconsolidated Material: Soil,
sand, gravel and other unconsolidated
materials shall be sloped to two feet (2')
below the low groundwater line at a slope
no steeper than one and one-half feet
horizontal to one foot vertical (1.5':1').
(Ord. 5526, 2-1-2010)
L. TOP AND TOE SETBACKS:
1. Setbacks – Minimum: The tops and
toes of cut and fill slopes shall be set back
from setback lines as far as necessary to pre-
serve the setback for the safety and benefit of
adjacent properties, the adequacy of founda-
tions, and to prevent damage as a result of
water runoff or erosion of the slopes.
4-4-060M
(Revised 3/10)4 - 18
Setbacks shall be no less than the following:
a. Tops of Slopes: Distance to the set-
back line for the top of slopes shall be a
minimum of ten feet (10').
b. Structures: Distance to structures, if
any structures on the site shall be as fol-
lows:
(Ord. 5526, 2-1-2010)
M. CUTS:
1. General: Unless otherwise recom-
mended in the approved soil engineering
and/or engineering geology report, cuts shall
conform to the provisions of this Section.
2. Maximum Slope: The slope of cut sur-
faces shall be no steeper than is safe for the
intended use. Except in conjunction with a
modification granted per RMC 4-9-250D1 for
one of the circumstances listed in RMC
4-3-050N2a(ii) (Geologic Hazards – Modifi-
cations), cut operations associated with a
plat, short plat, subdivision or dedication, or
other permitted land development activity
which would result in the creation of perma-
nent slopes forty percent (40%) or greater
which are fifteen feet (15') in height, i.e., pro-
tected slopes, shall not be approved. (Amd.
Ord. 4835, 3-27-2000)
3. Drainage and Terracing: Drainage and
terracing shall be provided as required by
subsection N of this Section.
(Ord. 5526, 2-1-2010)
N. FILLS:
1. Applicability and Exemptions: Unless
otherwise recommended in the approved soil
engineering report, fills shall conform to the
provisions of this Section. In the absence of
an approved soil engineering report, these
provisions may be waived for minor fills not
intended to support structures. For minor fills
or waste areas, humps, hollows or water
pockets shall be graded smooth with accept-
able slopes.
2. Fill Location: Fill slopes shall not be
constructed:
a. On natural slopes steeper than two-
and-one-half horizontal to one vertical
(2.5:1) that are fifteen feet (15') or greater
in height (except in conjunction with a
modification granted per RMC 4-9-250D1
for filling against the toe of a natural rock
wall – see RMC 4-3-050N2a(ii)(b)); or
b. Where the fill slope toes out within
twelve feet (12') horizontally of the top of
existing or planned cut slopes that are fif-
teen feet (15') or greater in height and
steeper than two-and-one-half horizontal
to one vertical (2.5:1). (Amd. Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000)
3. Preparation of Ground: The ground sur-
face shall be prepared to receive fill by remov-
ing vegetation, noncomplying fill, topsoil and
other unsuitable materials as determined by
the soil engineer, and where the slopes are
five to one (5:1) or steeper, by benching into
sound bedrock or other competent material.
4. Fill Material: Fill materials shall have no
more than minor amounts of organic sub-
stances and shall have no rock or similar irre-
ducible material with a maximum dimension
greater than eight inches (8"). Fill material
shall meet the following requirements:
a. Construction, Demolition, and
Land Clearing Waste Prohibited: Fill
material shall be free of construction,
demolition, and land clearing waste ex-
cept that this requirement does not pre-
clude the use of recycled concrete rubble
per Washington State Department of
Transportation Standard Specifications
Slope Height Top Toe
Less than 11' 5' 3'
11 – 30.9' 7' Height/2'
31' and over 10' 15'
4-4-060N
4 - 19 (Revised 3/10)
for Road, Bridge, and Municipal Con-
struction.
b. Cleanliness of Fill Material: Fill ma-
terial shall not contain concentrations of
contaminants that exceed cleanup stan-
dards for soil specified in WAC
173-340-740, Model Toxics Control Act.
c. Special Requirement for Projects
Located in Zone 1 of the Aquifer Pro-
tection Area and Which Will Involve
Placement of More than Fifty (50) Cu-
bic Yards of Imported Fill: A source
statement certified by a professional en-
gineer or geologist licensed in the State
of Washington shall be provided to the
Department and shall be reviewed and
accepted by the Department prior to
stockpiling or grading imported fill at the
project site. The source statement, as de-
fined in RMC 4-8-120D19, shall be re-
quired for each source location from
which imported fill will be obtained.
d. Special Requirement for Projects
Located in Zone 2 of the Aquifer Pro-
tection Area and Which Will Involve
Placement of More than One Hundred
(100) Cubic Yards of Imported Fill: The
source statement described in RMC
4-8-120D19 is required for each source
location from which imported fill will be
obtained.
e. Abbreviated Source Statement for
Aquifer Protection Area: The Depart-
ment may accept a source statement, as
defined in RMC 4-8-120D19, that does
not include results of sampling and anal-
ysis of imported fill if a professional geol-
ogist or engineer licensed in the State of
Washington certifies that the source loca-
tion from which fill will be obtained has
never been filled, developed, or sub-
jected to use that could have introduced
chemical contamination to the site.
f. Department Authority to Request
Additional Information or Reject Certi-
fied Source Statement: The Depart-
ment has the authority to request addi-
tional information regarding imported fill
material and the source thereof and to re-
ject a source statement or abbreviated
source statement if they do not demon-
strate that the fill material to be imported
to a project site meets fill material stan-
dards in subsections L4a and L4b of this
Section and/or the Department has rea-
son to suspect that the fill material could
be contaminated. Such requests or rejec-
tions shall be made in writing to the appli-
cant.
g. Source Statement Not Required
for Imported Fill Obtained from Wash-
ington State Department of Transpor-
tation Approved Source: The source
statement defined in RMC 4-8-120D19 is
not required for those projects located in
the aquifer protection area if documenta-
tion is provided that imported fill will be
obtained from a Washington State De-
partment of Transportation approved
source. (Amd. Ord. 4851, 8-7-2000)
h. Sampling and Analysis Proce-
dures: The licensed professional engi-
neer or geologist or person under their
supervision who samples earth materials
to be used as imported fill, oversees
analysis, and prepares the source state-
ment required by subsections L4c and
L4d of this Section shall follow proce-
dures specified in WAC 173-340-820 and
173-340-830 of the Model Toxics Control
Act Cleanup Regulation.
i. Permittee Subject to Required Ac-
tions after Illegal Placement of Im-
ported Fill: A permittee who stockpiles
or grades imported fill at the site without
Department review and acceptance of
the source statement required by sub-
sections L4c and L4d of this Section or
who stockpiles or grades fill at the site
that does not meet the fill quality stan-
dards of subsections L4a and L4b of this
Section is subject to measures specified
by the Department to reduce risk of con-
tamination of the site due to illegal place-
ment of fill. Such measures may include,
but are not limited to, any or all of the fol-
lowing and shall be implemented at the
permittee’s expense:
i. Provide the Department with the
source statement defined in RMC
4-8-120D19 within a time-period
specified by the Department;
4-4-060O
(Revised 3/10)4 - 20
ii. Immediately cover fill with a wa-
terproof cover;
iii. Immediately remove fill;
iv. Installation of monitoring wells
and monitoring of ground water qual-
ity;
v. Remediation of contamination of
the site caused by the illegal place-
ment of fill according to a schedule
specified by the Department and in
accordance with cleanup standards
for soil and groundwater described in
the Model Toxics Control Act
Cleanup Regulation, chapter
173-340 WAC.
j. Department Authority to Conduct
Independent Sampling and Analysis:
The Department shall have the authority
to enter on to private property to conduct
independent sampling and analysis of fill.
If the Department determines that fill
does not meet fill quality standards of
subsections L4a and L4b of this Section,
then it may require the permittee to ac-
complish any or all of the measures listed
in subsection L4i of this Section at his or
her own expense.
k. Department Authority to Imple-
ment Removal and Remediation Mea-
sures: The Department or its authorized
agents shall have the authority to imple-
ment measures listed in subsection L4i of
this Section if the permittee fails to ac-
complish such measures in a timely man-
ner. The permittee shall be responsible
for any costs incurred by the Department
or its authorized agents in the conduct of
such activities. (Amd. Ord. 4740,
7-19-1999; Ord. 4992, 12-9-2002)
5. Minimum Compaction: All fills shall be
compacted to a minimum of ninety five per-
cent (95%) of maximum density as deter-
mined by American Public Works Association
(APWA) specifications. Field density shall be
determined in accordance with APWA stan-
dards.
6. Maximum Slope: The slope of fill sur-
faces shall be no steeper than is safe for the
intended use. Except in conjunction with a
modification granted per RMC 4-9-250D1 for
one of the circumstances listed in RMC
4-3-050N2a(ii) (Geologic Hazards – Modifi-
cations), fill operations associated with a plat,
short plat, subdivision or dedication, or other
permitted land development activity which
would result in the creation of permanent
slopes forty percent (40%) or greater which
are fifteen feet (15') in height, i.e., protected
slopes, shall not be approved. (Amd. Ord.
4835, 3-27-2000)
7. Drainage and Terracing: Drainage and
terracing shall be provided and the area
above fill slopes and the surfaces of terraces
shall be as required by subsection N of this
Section. (Ord. 5526, 2-1-2010)
O. SOLID WASTE FILLS:
1. Reports Required: Reports by an engi-
neer qualified in solid and sanitary waste fills
shall be required. Such reports shall include
but are not limited to design; insect and ver-
min control, physiological considerations;
sight, noise and odor control of material; spe-
cial ingress and egress control for equipment;
and special drainage requirements. These
reports shall be in addition to those required
elsewhere in this Section.
2. Report Contents: The engineering re-
ports submitted shall include plans and
means of preventing and eliminating any
health hazards and visual problems. All
phases of sanitary landfill operations and
solid waste fills shall be provided in the engi-
neering report, including type, nature, and
amount of equipment, manpower, special
precautions, chemical usage and availability
of granular material for the coverage of the
cell material. Bonding requirements, restric-
tions on noise, dust and mud, special fencing
requirements, special precautions required
and availability of twenty four (24) hour in-
spection and correction of hazards shall be
provided by operator agreement with the City
prior to any consideration for either a sanitary
landfill or solid waste fill.
3. General: Unless specific requirements
are mentioned in this Section, the require-
ments of subsection L of this Section shall be
followed.
4-4-060O
4 - 21 (Revised 3/10)
4. Location: Special attention shall be
given to solid waste and/or sanitary fill loca-
tion to prevent undue hazard.
5. Cell Cover: Cell construction on any
solid waste fill shall consist of at least a six
inch (6") noncontaminated uniformly graded
granular cover material covering the entire
area of the cell construction. Each cell shall
be covered the same day it is constructed.
6. Compaction: Compaction of the solid
waste or sanitary fill material and mixture of
the material shall be such as to provide a rel-
atively uniform density with no extreme soft
spots. Density of compacted cellular solid
waste material shall be as high as possible in
accordance with good mixing compacting
standards and shall at no time be less than
forty percent (40%) of the density of a similar
sample of material compacted under ideal
conditions by providing a fifty (50) pound per
square foot surcharge on a one cubic foot
sample of the material.
7. Bulk Items: Solid waste materials of bulk
items involving metallic units similar to refrig-
erators, stoves, car bodies, water tanks,
heavy timber items and similar items shall be
placed in the lower portion of a cell with suffi-
cient cover and compaction of cover to pre-
clude any dangerous voids.
8. Building Debris and Flammable Mate-
rial: Broken wood, building material and re-
lated debris from structure removal
(exclusive of brick and concrete) shall be sat-
isfactorily broken and crushed to provide a
reasonably compacted cell when covered by
granular material. Protection shall be pro-
vided for any wood or burnable material to
prevent fire either on the surface or subsur-
face. The earth cover on any cell containing
flammable material including paper, wood, or
vegetable products shall be sufficiently cov-
ered to prevent spread of flames should com-
bustion occur in any cell due to spontaneous
combustion.
9. Stabilization: Brick, broken concrete,
crushed building materials, not including ex-
tensive wooden or flammable matter, may be
utilized in embankment where they may be of
assistance in preventing undue sliding, water
scouring or voids which might harbor vermin.
This material shall be sufficiently mixed or
covered with suitable granular material to
prevent unsightly effects.
10. Animal Waste: Animal waste shall be
provided with suitable cover and sterilization
to prevent decay odors, build up of flammable
gasses, or possible leaching of putrescible
material. Chemical treatment shall be pro-
vided to prevent insect habitation.
11. Treated Fill: Materials such as hay,
straw, tree limbs and brush, vegetable farm
waste, feathers, rubber tires, wood pulp,
chemical substances, industrial waste, and
silage type material may need special treat-
ment before utilization in a solid waste or san-
itary landfill. Special request and reports shall
be made on waste materials of the foregoing
types prior to placement in landfills.
12. Prohibited Fill: No materials of appre-
ciable volume of an extremely harmful nature
to environment shall be placed in any solid
waste or sanitary landfill. This includes, but is
not limited to, any form of demolition material
of an explosive nature, any volatile or liquid
petroleum product, any chemical salts or sol-
uble material which would contaminate storm-
water, surface water or air, and any animal
meat or semisolid fruit or grain products which
might become rancid, putrescible or harmful.
No provisions of the sanitary landfill or solid
waste fill requirements shall preclude the use
of nonharmful native clay, sand, rock, or nor-
mal fill type materials in filling operations cov-
ered under other subsections of this Section.
13. Drainage: Special attention shall be
provided drainage in any solid waste or sani-
tary landfill to prevent leaching of noxious or
putrescible materials, decaying nuisance,
any contamination of normal watercourses.
Where water might leach through the con-
struction cells, subdrains, lateral collectors
and storage ponds shall be provided. Leach
water from solid waste shall not be permitted
to percolate downward into the water table.
Leach water shall be collected and conveyed
to a sewage treatment plant.
14. Water Disposal: Any leach water com-
ing from covered sanitary or solid waste fill
cells shall be collected, stored and decontam-
inated by suitable chemical or other means
and then disposed of in a sanitary sewer.
Should suitable collection facilities, sand fil-
4-4-060P
(Revised 3/10)4 - 22
ters and chemical-cleaning be provided to
prevent any toxicity and reduce the leach wa-
ter to an equivalent of normal storm flow, the
Public Works Department may permit dis-
posal through normal stormwater facilities.
Frequent samples of all water collected shall
be taken, and flow conditions shall be con-
trolled to prevent contamination or overload-
ing of either the sanitary or stormwater
facilities. Surface runoff in any sanitary pit or
solid waste landfill shall be maintained sepa-
rately to prevent contamination by leaching.
15. Special Considerations: Special pav-
ing, surface protection, and related health re-
quirements may be imposed on sanitary
landfill and solid waste operations.
16. Prohibited Activities: No junk picking
or field salvaging of any solid waste or sani-
tary landfill items shall be allowed in the vicin-
ity of the landfill. Any separation of materials
for salvage shall be provided at the collection
point or an approved transfer site prior to dis-
posal at the landfill site. (Ord. 5526,
2-1-2010)
P. DRAINAGE:
1. General: Unless otherwise indicated on
the approved grading plan, drainage facilities
and terracing shall conform to the provisions
of this Section. Special drainage protection
work may be ordered in case of emergency or
serious potential flooding conditions, and the
grading operator required to have available
an employee to be called in times of potential
serious emergency hazards.
2. Terrace: Terraces at least eight feet (8')
in width shall be established at no more than
twenty five foot (25') intervals to control sur-
face runoff. Suitable access shall be provided
to permit cleaning and maintenance.
a. Swales: Swales or ditches on the
back side of the terrace shall have a max-
imum longitudinal gradient of two percent
(2%) unless protected by special paving,
use of corrugated metal or other scour
prevention devices. Drainage shall be
designed to minimize trapping of exces-
sive water which might endanger the ter-
race. Terraces shall slope toward the
back or cut face at a minimum of ten per-
cent (10%) slope to keep water from
overtopping.
b. Scouring: Single run of swale or
ditch shall not collect runoff from a tribu-
tary area exceeding thirteen thousand
five hundred (13,500) square feet of the
area of the face of the slope without dis-
charging into a down drain. Down drains
shall terminate into a catch basin or other
approved receiver to prevent scouring at
the outfall.
c. Capacity: Designed capacity for ter-
races shall be a twenty four (24) hour,
twenty five (25) year storm as published
by the U.S. Weather Bureau. Design ve-
locity shall be such as to avoid water
transporting colloidal silts in the stream.
Should request be made for variation
from the twenty four (24) hour, twenty five
(25) year storm by the engineering de-
signer, sufficient data shall be submitted
in an engineering report to analyze the re-
quested variation. When accumulated
flows are such that the water is capable of
transporting colloidal silts or other parti-
cles in suspension down drains, pipe or
lined ditches shall be incorporated to dis-
pose of the runoff safely. Energy dispers-
ing structures shall be used to prevent
erosion.
d. Settling Ponds: Where stormwater
and ground conditions appear to warrant,
special holding and settling ponds,
stormwater storage reservoirs, or other
means may be required to prevent over-
load or unusual by-pass of storm flow wa-
ter to areas off the owner’s site and
control.
3. Subsurface Drainage: Cut and fill
slopes shall be provided with subsurface
drainage as necessary for stability.
4. Disposal: All drainage facilities shall be
designed to carry waters to the nearest prac-
ticable drainage way approved by the City
and/or other appropriate jurisdiction as a safe
place to deposit such waters. Silt and other
debris shall be removed prior to the disposal
of such water. If drainage facilities discharge
onto natural ground, riprap may be required.
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
4-4-060R
4 - 23 (Revised 2/15)
a. Minimum Grade: At least two per-
cent (2%) gradient toward approved
drainage facilities from building pads will
be required unless waived by the Build-
ing Department for nonhilly terrain. Ex-
ception: The gradient from the building
pad may be one percent (1%) where
building construction, and erosion control
will be completed before hazardous con-
ditions can occur. (Ord. 2820, 1-14-1974,
eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981)
b. Drainage Releases: The property
owner or his authorized agent shall sub-
mit acceptable copies of drainage re-
leases from downstream owners or other
government agencies concerned when-
ever drainage is interrupted, diverted or
changed from natural surface or subsur-
face drainage patterns.
c. Stream Acceptance: The volume
and rate of water released shall not ex-
ceed the receiving stream’s or water-
course’s ability to accept the water
without erosion.
5. Overland Runoff: Runoff from areas of
higher elevation shall be safely routed around
or through the extraction or fill area. (Ord.
2820, 1-14-1974, eff. 1-19-1974; Ord. 5526,
2-1-2010)
Q. SLOPES:
1. General: The faces of cut and fill slopes
shall be provided and maintained to control
against erosion. This control may consist of
effective planting. The protection for the
slopes shall be installed as soon as practica-
ble and prior to calling for final approval.
Where cut slopes are not subject to erosion
due to the erosion-resistant character of the
materials, such protection may be omitted
with the permission of the Building Depart-
ment, provided that this protection is not re-
quired by the rehabilitation plan. (Ord. 2820,
1-14-1974, eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981)
2. Other Devices: Where necessary check
dams, cribbing, riprap or other devices or
methods shall be employed to control erosion
and sediment, provide safety, and control the
rate of water runoff. (Ord. 2820, 1-14-1974,
eff. 1-19-1974; Ord. 5526, 2-1-2010)
R. FINAL REPORTS:
1. Plans and Reports: Upon completion of
the rough grading work and at the final com-
pletion of the work, the Development Ser-
vices Division may require the following
reports and drawings and supplements
thereto: (Ord. 2820, 1-14-1974, eff.
1-19-1974; Amd. Ord. 3592, 12-14-1981)
a. As-Graded Grading Plan: An as-
graded grading plan prepared by the civil
engineer including original ground sur-
face elevations, as-graded ground sur-
face installations, lot drainage patterns
and locations and elevations of all surface
and subsurface drainage facilities. The
civil engineer shall provide certification
that the work was done in accordance
with the final approved grading plan.
b. Soil Grading Report: A soil grading
report prepared by the soil engineer in-
cluding locations and elevations by field
density tests, summaries of field and lab-
oratory tests and other substantiating
data and comments on any changes
made during grading and their effect on
the recommendation made in the soil en-
gineering investigation report. The soil
engineer shall provide certification as to
the adequacy of the site for the intended
use.
c. Geologic Grading Report: A geo-
logic grading report prepared by the engi-
neering geologist including a final
description of the geology of the site in-
cluding any new information disclosed
during the grading and the effect of same
on recommendations incorporated in the
approved grading plan. The engineering
geologist shall provide certification as to
the adequacy of the site for the intended
use as affected by geologic factors. (Ord.
2820, 1-14-1974, eff. 1-19-1974)
2. Notification of Completion: The permit-
tee or his agent shall notify the Development
Services Division when the grading operation
is ready for final inspection. Final approval
shall not be given until all work including in-
stallation of all drainage facilities and their
4-4-060S
(Revised 2/15)4 - 24
protective devices and all erosion control
measures have been completed in accor-
dance with the final approved grading plan
and the required reports have been submit-
ted. (Ord. 2820, 1-14-1974, eff. 1-19-1974;
Amd. Ord. 3592, 12-14-1981; Ord. 5526,
2-1-2010)
S. PERMITS AND FEES REQUIRED:
1. Submittal Requirements and Fees:
Grading, excavation and mining permits and
licenses are required per RMC 4-9-080 for
major and minor activities. Submittal require-
ments are listed in RMC 4-8-120, Submittal
Requirements – Specific to Application Type.
Application fees are listed per Chapter 4-1
RMC, Administration and Enforcement.
2. Threshold for Drainage Review: A per-
son applying for a grading, excavation and
mining permit and license shall be required to
comply with all drainage review requirements
per RMC 4-6-030 if the project results in
seven thousand (7,000) square feet or more
of land disturbing activity.
3. Plans and Calculations Required:
Submittal of plans and supportive calcula-
tions shall be in accordance with RMC
4-6-030. (Ord. 4963, 5-13-2002; Ord. 5526,
2-1-2010)
T. APPEALS:
If the applicant does not concur with the require-
ments of the Development Services Division, he
has the prerogative of appealing to the Hearing
Examiner pursuant to RMC 4-8-110. (Ord. 3592,
12-14-1981; Amd. Ord. 4963, 5-13-2002; Ord.
5526, 2-1-2010)
U. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4351, 5-4-1992; Amd. Ord. 4963,
5-13-2002; Ord. 5159, 10-17-2005; Ord. 5526,
2-1-2010)
4-4-070 LANDSCAPING:
A. PURPOSE AND INTENT:
The purpose of these landscape requirements is
to establish consistent and comprehensive land-
scape provisions to preserve and enhance the
landscape character of the City; to improve the
aesthetic quality of the built environment; to mini-
mize erosion and reduce the impacts of develop-
ment on natural areas within the City and on
storm drainage systems and water resources in
particular; to protect existing street trees; to pro-
vide shade, reduce noise and glare, and establish
a healthier environment; to provide transitions be-
tween various land uses; improve and soften the
appearance of parking areas; to ensure plant es-
tablishment and survival; to increase privacy and
protection from visual or physical intrusion; and to
maintain and protect property values, and gener-
ally enhance the overall image and appearance
of the City and quality of life for its citizens.
It is not the intent of these regulations that rigid
and inflexible design standards be imposed, but
rather that minimum standards be set. It is ex-
pected that accepted horticultural practices and
landscape architectural principles will be applied
by design professionals.
B. APPLICABILITY:
1. The requirements of this Section shall
apply to the entire site and/or all parking ar-
eas in any of the following cases:
a. All subdivision including short plats;
or
b. All new buildings and new storm
drainage facilities; or
c. Additions to existing buildings that in-
crease the gross square footage of the
building by greater than one third; or
d. Conversion of vacant land (e.g., to
parking or storage lots); or
e. Conversion of a residential use to a
non-residential use; or
f. Other changes in the use of a prop-
erty or remodel of a structure that re-
quires improvements equal to or greater
than fifty percent (50%) of the assessed
property valuation. (Ord. 5749, 1-12-
2015)
4-4-070F
4 - 25 (Revised 2/15)
C. EXEMPTIONS:
1. CD Zone: All development in the CD
zone is exempt from all but the maintenance
of any existing landscaping and street tree re-
quirements of this Section.
2. The following uses are exempt from all
but the maintenance and street tree require-
ments of this Section:
a. Single Family Building Permits:
Single family residential building permits,
when not a part of a new subdivision;
b. Residential Subdivisions: Those
yards not abutting a public street or pri-
vate street or shared driveway are ex-
empt from landscape regulations;
c. Vehicle Sales Parking: Non-perim-
eter portions of vehicle sales display ar-
eas are exempt;
d. Storage Lots: Non-perimeter por-
tions of storage lots, see RMC 4-4-120;
and
e. Those alterations or small additions
determined by the Community and Eco-
nomic Development Administrator not to
warrant improvements to the entire site.
(Ord. 5676, 12-3-2012)
D. PLANS REQUIRED AND TIMING FOR
PLANS SUBMITTAL:
Conceptual as well as detailed landscaping plans
are required for all non-exempt development.
Specific submittal requirements shall be as indi-
cated in RMC 4-8-120, Submittal Requirements.
The conceptual plans must be submitted at the
time of land use permit application. Detailed land-
scape plans must be approved prior to issuance
of a building permit or, for subdivisions, prior to
street or utility construction permit issuance.
E. AUTHORITY:
All plans and landscaping required by this Section
are subject to approval by the Community and
Economic Development Administrator. (Ord.
5676, 12-3-2012)
F. AREAS REQUIRED TO BE
LANDSCAPED:
1. Street Frontage Landscaping Re-
quired: Ten feet (10') of on-site landscaping
is required along all public street frontages,
with the exception of areas for required walk-
ways and driveways and those zones with
building setbacks less than ten feet (10'). In
those cases, ten feet (10') of landscaping
shall be required where buildings are not lo-
cated.
2. Street Trees and Landscaping Re-
quired Within the Right-of-Way on Public
Streets: Minimum planting strip widths be-
tween the curb and sidewalk are established
according to the street development stan-
dards of RMC 4-6-060. Street trees and, at a
minimum, groundcover per subsection L2 of
this Section, are to be located in this area
when present. Spacing standards shall be as
stipulated by the Department of Community
and Economic Development, provided there
shall be a minimum of one street tree planted
per address. Any additional undeveloped
right-of-way areas shall be landscaped un-
less otherwise determined by the Administra-
tor. Refer to the City’s Approved Tree List and
spacing standards available through the De-
partment of Community and Economic De-
velopment and on the City’s website. (Ord.
5676, 12-3-2012)
3. Front Yard Trees Required When
Street Trees Are Not Located Within the
Right-of-Way Abutting a Front Yard:
Where there is insufficient right-of-way space
or no public frontage, street trees are re-
quired in the front yard subject to approval of
the Administrator. Front yard trees are not re-
quired in the RC and R-1 zones. A minimum
of two (2) trees are to be located in the front
yard prior to final inspection. (Ord. 5676,
12-3-2012)
4. Projects Abutting Less Intensive
Zones or Uses:
a. Nonresidential Development in a
Residential Zone: A fifteen-foot (15')
wide partially sight-obscuring landscaped
visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual bar-
rier, is required along common property
lines.
4-4-070F
(Revised 2/15)4 - 26
b. When a Residential Multi-family
Zone or Use Is Abutting a Less Intense
Residential Zone: A fifteen-foot (15')
wide partially sight-obscuring landscaped
visual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual bar-
rier, is required along the common prop-
erty line.
c. When a Commercial Zoned Lot or
Use Is Abutting a Residential Zone: A
fifteen-foot (15') wide partially sight-ob-
scuring landscaped visual barrier, or ten-
foot (10') wide fully sight-obscuring land-
scaped visual barrier, is required along
the common property line.
d. When an Industrial Zoned Lot or
Use Is Abutting a Residential or Com-
mercial Zone: A fifteen-foot (15') wide
partially sight-obscuring landscaped vi-
sual barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual bar-
rier, is required along the common prop-
erty line.
5. Pervious Areas to Be Landscaped:
Pervious areas, with the exception of critical
areas, shall have landscape treatment. Land-
scaping may include hardscape such as dec-
orative paving, rock outcroppings, fountains,
plant containers, etc.
6. Parking Lots: Vehicle parking lots shall
meet minimum landscape standards in this
Section.
a. Perimeter Landscaping: All parking
lots shall have perimeter landscaping.
See subsection H4 of this Section, Pe-
rimeter Parking Lot Landscaping.
b. Minimum Amounts of Interior
Parking Lot Landscaping: Surface
parking lots with more than fourteen (14)
stalls shall be landscaped as follows:
c. Optional Layout Patterns:
d. Perimeter and Interior Landscap-
ing: Perimeter landscaping may not sub-
stitute for interior landscaping.
e. Exception for Existing Parking
Lots: Where compliance would result in
the loss of existing required parking
spaces, the landscaping provisions shall
prevail and the required parking mini-
mum amount may be reduced without the
requirement of a parking code modifica-
tion.
7. Minimum Freeway Frontage Land-
scaping: For properties abutting a freeway,
ten feet (10') of landscaping from the right-of-
way line is required.
8. Storm Drainage Facilities: The perime-
ter of all new flow control and/or water quality
Total Number of
Parking Stalls
Minimum
Landscape Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
4-4-070H
4 - 27 (Revised 2/15)
treatment stormwater facilities shall be land-
scaped in accordance with the provisions of
this Section and the Surface Water Design
Manual, unless otherwise determined
through the site plan review or subdivision re-
view process. (Ord. 5749, 1-12-2015)
9. Urban Separator Properties: Proper-
ties within urban separators are subject to
landscaping requirements of RMC 4-3-110E
in addition to the requirements of this Section.
(Ord. 5749, 1-12-2015)
G. GENERAL LANDSCAPE
REQUIREMENTS:
1. Compliance Required: Landscaping
and screening required by this Section must
comply with all of the provisions of this Sec-
tion. The landscaping standards are mini-
mums; higher standards can be substituted
as long as fencing and vegetation do not ex-
ceed height limits specified in RMC 4-4-040.
Crime prevention and safety should be con-
sidered in landscape design.
2. Protection of Street Trees: It shall be
unlawful for any person, without prior written
approval of the City to remove, destroy, cut,
break, or injure any street tree that is planted
or growing in or upon any street right-of-way.
3. Retention of Existing Landscaping
and Existing Trees Encouraged: Where
possible, existing trees, rock outcroppings,
and mature ornamental landscaping shall be
preserved and incorporated in the landscape
layout and can be counted towards required
landscaping. Development or redevelopment
of properties shall retain existing trees when
possible and minimize the impact of tree loss
during development per RMC 4-4-130, Tree
Retention and Land Clearing Regulations.
4. Calculation of Required Plantings:
Some required landscaping areas require a
minimum amount of plantings per square feet
of area. If the calculation of the number of
plantings results in a fraction of 0.5 or greater,
the applicant shall round up to the next whole
number. If the calculation of the number of
plantings results in a fraction of 0.4 or less,
the applicant shall round down to the next
whole number.
5. Avoidance of Hazards: All landscaping
shall be planned in consideration of the public
health, safety, and welfare.
a. Landscaping shall not intrude within
the clear vision areas at driveways and
street intersections;
b. Trees planted near overhead power
lines shall be species that will comply
with utility purveyor clearance require-
ments;
c. Landscaping shall not obscure fire
hydrants or access for emergency re-
sponse vehicles; and
d. Landscaping in a parking lot shall not
conflict with the safety of those using a
parking lot, abutting sidewalks, or with
traffic safety. (Ord. 5676, 12-3-2012)
H. DESCRIPTION OF REQUIRED
LANDSCAPING TYPES:
1. Street Frontage Landscaping Buffer:
Such landscaping shall include a mixture of
trees, shrubs, and groundcover as approved
by the Department of Community and Eco-
nomic Development.
2. Partially Sight-obscuring Landscaped
Visual Barrier: Such landscaping or land-
scape plus fencing shall be, at minimum, six
feet (6') high at maturity and at least fifty per-
cent (50%) sight-obscuring.
3. Fully Sight-obscuring Landscaped Vi-
sual Barrier: Such landscaping or landscape
plus fencing shall be, at minimum, six feet (6')
high at maturity and one hundred percent
(100%) sight-obscuring.
4. Perimeter Parking Lot Landscaping:
Such landscaping shall be at least ten feet
(10') in width as measured from the street
right-of-way. Standards for planting shall be
as follows:
a. Trees shall be two inches (2") in di-
ameter at breast height (dbh) for multi-
family, commercial, and industrial uses at
an average minimum rate of one tree per
thirty (30) lineal feet of street frontage.
4-4-070I
(Revised 2/15)4 - 28
b. Shrubs at the minimum rate of one
per twenty (20) square feet of land-
scaped area. Up to fifty percent (50%) of
shrubs may be deciduous.
c. Ground cover in sufficient quantities
to provide at least ninety percent (90%)
coverage of the landscaped area within
three (3) years of installation.
5. Interior Parking Lot Landscaping:
Landscaping is required in parking lots in the
amounts stipulated in subsection F of this
Section. Any interior parking lot landscaping
area shall be a minimum of five feet (5') in
width. Landscaping shall be dispersed
throughout the parking area and shall include
a mixture of trees, shrubs, and groundcover
as follows:
a. Trees shall be two inches (2") in di-
ameter at breast height (dbh) for multi-
family, commercial, and industrial uses.
At least one tree for every six (6) parking
spaces within the lot interior shall be
planted.
b. Shrubs at the minimum rate of one
per twenty (20) square feet of land-
scaped area shall be planted. Up to fifty
percent (50%) of shrubs may be decidu-
ous.
c. Ground cover shall be planted in suf-
ficient quantities to provide at least ninety
percent (90%) coverage of the land-
scaped area within three (3) years of in-
stallation.
d. There shall be no more than fifty feet
(50') between parking stalls and an inte-
rior parking lot landscape area.
6. Storm Drainage Facility Landscaping:
a. Trees Are Prohibited on Berms:
Trees are prohibited on any berm serving
a drainage-related function; however,
groundcover is required and subject to
City review/approval.
b. Additional Locations Where Trees
and Shrubs Are Prohibited:
i. Within the fenced area; and
ii. Within ten feet (10') of any man-
made drainage structure (e.g., catch
basins, ditches, pipes, vaults, etc.).
c. Perimeter Landscaping Required:
A landscaping strip with a minimum fif-
teen feet (15') of width shall be located on
the outside of the fence, unless otherwise
determined through the site plan review
or subdivision review process.
d. Type of Plantings Required: Plant-
ings shall be consistent with the Surface
Water Design Manual and this Section.
Additionally, trees must be spaced as de-
termined by the Department of Commu-
nity and Economic Development.
e. Conflicts: In the event of a conflict
between this Section and the Surface
Water Design Manual, the landscaping
provisions of this Section shall prevail.
Refer to chapter 5 of the Surface Water
Design Manual. (Ord. 5749, 1-12-2015)
I. IRRIGATION REQUIREMENTS:
1. Irrigation and Automatic Controller:
a. A permanent built-in irrigation sys-
tem with an automatic controller shall be
installed, used, and maintained in work-
ing order in all landscaped areas of in-
dustrial, commercial, and multi-family
development, and landscaped common
areas in single family subdivisions.
b. The irrigation system shall provide
full water coverage of the planted areas
as specified in the plan.
c. The irrigation system maintenance
program shall include scheduled proce-
dures for winterization.
2. Exceptions for Drought Tolerant
Plants: Landscape plans featuring one hun-
dred percent (100%) drought-tolerant plants
or landscaping already established without ir-
rigation systems are exempt from installation
of a permanent irrigation system, but drought
tolerant proposals must provide supplemen-
tal moisture by means of a City-approved
temporary irrigation system for a period not
less than two (2) years. The Administrator
shall have the option of conditioning the ap-
4-4-070L
4 - 28a (Revised 2/15)
proval (i.e., requiring a screening fence, etc.).
An inspection will be required one year after
final inspection to ensure that the landscap-
ing has become established. An inspection
fee, paid at the time of permit application, will
be required and the fee amount will be deter-
mined by the Administrator. (Ord. 5676,
12-3-2012)
J. SOIL REQUIREMENTS:
Soil shall be prepared for landscape installation
according to industry standards to be conducive
to the healthy growth of new plants. Topsoil shall
be rich in organic material or amended to be so.
Clay soil is not acceptable and must be removed
from landscape areas if naturally present on site.
K. DRAINAGE:
All landscape areas shall have adequate drain-
age, either through natural percolation or by
means of an installed drainage system.
L. PLANT MATERIALS:
1. General: All plants specified shall be
adaptable to the site conditions (sun expo-
sure, cold hardiness, moisture requirements,
soil type, soil pH, etc.). In addition:
a. All plant material shall meet the most
recent American Standards for Nursery
Plant Stock (ANSI Z60.1).
b. Caution should be used so as to
avoid introducing highly invasive plants
into the City landscape.
c. When berms are incorporated into
the landscape design, they shall not ex-
ceed slopes of 3:1 for lawn areas or 2:1
for other plant material.
2. Ground Cover Is Required:
a. All of the landscaped area that is not
planted with trees and shrubs or covered
with a tree grate must be planted in
(Revised 2/15)4 - 28b
This page left intentionally blank.
4-4-070O
4 - 28.1 (Revised 3/13)
ground cover plants, which may include
grasses. Mulch must be confined to ar-
eas underneath plants and is not a sub-
stitute for ground cover plants.
b. Size and Spacing: Ground cover
plants, other than grasses, must be at
least the four-inch (4") pot size. Area
planted in ground cover plants, other
than grass seed or sod, must be planted
in triangular spacing as depicted below.
Ground cover plants must be planted at a
density that will cover the entire area
within three (3) years.
3. Shrubs: All shrubs must be of sufficient
size and number to meet the required stan-
dards within three (3) years of planting.
Shrubs must be at least a two (2) gallon con-
tainer size at planting. Shrubs shall be in
beds that include a layer of mulch at least two
inches (2") in depth.
4. Trees:
a. Approved Tree Species: The De-
partment of Community and Economic
Development can provide an Approved
Tree List. The list is available on the City
website.
b. Planting Size: Broadleaf trees at the
time of planting must be fully branched
and no smaller than one and one-half
inches (1.5") in diameter at breast height
(dbh). Broadleaf trees planted in residen-
tial zones must be a minimum of one and
one-half inches (1.5") in diameter (dbh).
Broadleaf trees planted in all other zones
must be a minimum of two inches (2") in
diameter (dbh). Conifer trees at the time
of planting must be fully branched and a
minimum of six feet (6') in height.
c. Mulch: Except for trees with a tree
grate, trees shall include a mulch ring
that has a depth of at least two inches
(2") and is at least two feet (2') in radius
around the tree.
5. Prohibited Plant Materials: Plants
listed as a nuisance or prohibited by King
County are prohibited in required landscaped
areas.
M. LANDSCAPE INSTALLATION:
1. Timing: All approved landscaping shall
be installed before the final approval of the
permit or land use action that triggered the
landscaping requirement, such as issuance
of an occupancy permit prior to final inspec-
tion for single family dwellings, or final plat
approval for a subdivision. (Ord. 5676,
12-3-2012)
2. Slopes: Stripping of vegetative slopes
where harmful erosion and runoff will occur
shall be prohibited. The faces of cut and fill
slopes shall be developed and maintained to
control against erosion. This control may con-
sist of effective planting. Where necessary,
check dams, cribbing, riprap or other devices
or methods shall be employed to control ero-
sion and sediment, provide safety and control
the rate of water runoff. The protection for the
slopes shall be initiated upon completion of
grading and fully installed within thirty (30)
days of grading completion and prior to a re-
quest for final project approval.
N. DEFERRAL OF LANDSCAPE
IMPROVEMENTS:
Deferral of landscape installation may be re-
quested pursuant to RMC 4-9-060C, Deferral of
Improvement Installation Procedures, if seasonal
planting difficulties arise or the project is impacted
by a pending or existing public works project.
O. LANDSCAPE PLAN REVISIONS:
To alter an approved landscape plan, changes
shall be submitted to and approved by the Admin-
istrator. The plans may be approved, denied, or
returned to the applicant with suggestions for
changes that would make them acceptable. The
request must be accompanied by the following:
1. Copy of original, approved landscape
plan.
4-4-070P
(Revised 3/13)4 - 28.2
2. An amendment plan meeting require-
ments of RMC 4-8-120D12, Landscaping
Plan, Detailed.
3. Narrative describing and justifying pro-
posed changes.
4. Modified tree retention and land clearing
plan for any protected trees proposed to be
removed in accordance with RMC 4-4-130,
Tree Retention and Land Clearing Regula-
tions. (Ord. 5676, 12-3-2012)
P. MAINTENANCE:
1. Maintenance Required: Landscaping
required by this Section shall be maintained
by the owner and shall be subject to periodic
inspection by the Department of Community
and Economic Development. Plantings are to
be maintained in a healthy, growing condition
and those dead or dying shall be replaced.
Property owners shall keep the planting ar-
eas reasonably free of weeds and litter.
2. Failure to Maintain Landscaping: The
Department of Community and Economic
Development is authorized to notify the
owner that any required landscaping is not
being adequately maintained and the specific
nature of the failure to maintain. The Depart-
ment shall send the property owner written
notice, specifying what corrections shall be
made. (Ord. 5676, 12-3-2012)
Q. DAMAGED LANDSCAPING:
Upon request of the City, any landscaping re-
quired by City regulations that is damaged must
be replaced with like or better landscaping as de-
termined by the Administrator. (Ord. 5676,
12-3-2012)
R. VARIANCES:
To deviate from provisions of this Section, a vari-
ance must be submitted and approved pursuant
to RMC 4-9-250B5.
(Ord. 3718, 3-28-1983; Ord. 4832, 3-6-2000; Ord.
4856, 8-21-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 5100, 11-1-2004; Ord. 5153, 9-26-2005;
Ord. 5304, 9-17-2007; Ord. 5355, 2-25-2008;
Ord. 5450, 3-2-2009; Ord. 5518, 12-14-2009;
Ord. 5528, 3-8-2010)
4-4-075 LIGHTING, EXTERIOR ON-
SITE:
A. PURPOSE:
The purpose of these regulations is to provide for
ample but not excessive illumination levels, pro-
mote the general public health, welfare, and
safety, to discourage light trespass beyond the
boundaries of the property on which the light is lo-
cated, as well as to accent key architectural ele-
ments and landscape features. (Ord. 5518,
12-14-2009)
B. APPLICABILITY:
The standards of this Section shall apply to the
addition or replacement of light fixtures. Addition-
ally, the standards of this Section apply to remedy
existing residential lighting that creates nuisances
to abutting properties per chapter 1-3 RMC, as
defined in RMC 1-3-4A11c(21).
C. EXEMPTIONS:
The following are exempt from the provisions of
this Section:
1. Signage.
2. Temporary Holiday or Decorative
Lighting: Temporary holiday or decorative
lighting is exempt provided there is no light
trespass beyond property boundaries of the
subject site.
3. Official Government Flags: Display
lights are permitted when providing illumina-
tion of official government flags, provided
there is no light trespass beyond property
boundaries.
4. Right-of-way lighting.
5. Stadiums, parks, and sports fields.
D. AUTHORITY:
During development permit review, the Commu-
nity and Economic Development Administrator
shall determine compliance, apply conditions of
approval if necessary to achieve compliance, and
enforce the provisions of this Section. (Ord. 5676,
12-3-2012)
E. STANDARDS:
No use or activity shall cause light trespass be-
yond the boundaries of the property lines.
4-4-075F
4 - 28.3 (Revised 3/13)
1. Building Lights: All building lights shall
be directed onto the building itself or the
ground immediately abutting to it. The light
emissions shall not be visible above the roof-
line of the building.
2. Parking Lot or Display Lot Lights:
Parking lot or display lot light fixtures shall be
non-glare and mounted no more than twenty
five feet (25') above the ground to minimize
the impact onto adjacent and abutting proper-
ties. All fixtures shall be fitted with a cutoff
type luminaire as exemplified below.
F. SPECIFIC REQUIREMENTS FOR
RESIDENTIAL DEVELOPMENT IN THE
R-10 AND R-14 ZONES:
1. Exterior lighting shall be provided in or-
der to enhance visibility and security while ac-
centing key architectural elements and
landscape features.
2. The standards portion of this subsection
specifies a prescriptive manner in which the
landscaping requirement can be met. The
guideline portion of this subsection provides
direction for those who seek to meet the re-
quired design element in a manner that is dif-
ferent from the standards. The determination
as to the satisfaction of the requirement
through the use of the guidelines is to be
made by the Administrator. (Ord. 5676,
12-3-2012)
3. Guidelines: Lighting that is appropriate
to the architectural character of the neighbor-
hood and of a human scale shall be provided.
Lighting shall be minimal where possible to
achieve the desired purpose. Light spillover
for all lighting, as well as single source light-
ing of large areas shall be avoided.
4. Standards:
a. Lighting shall be limited to illumina-
tion of surfaces intended for pedestrians,
vehicles, or key architectural features.
b. Street lighting on residential access
streets and limited residential access
streets is required. Lighting facilities and
fixtures shall be located outside public
right-of-way unless owned, operated and
maintained by a power utility franchise.
Street lights shall be no taller than sixteen
feet (16') and placed at regular intervals
of no more than two hundred feet (200')
on internal roadways and installed in ac-
cordance with chapter 4-6 RMC.
c. Lighting for residential access
streets, limited residential access streets,
alleyways, common greens, and parks
Cutoff Type Luminaire
luminaire
total cutoff
< 9 0 °
peak candlepower
4-4-075G
(Revised 3/13)4 - 28.4
shall be low intensity. Lighting for com-
mon greens and parks shall be down-
lighting.
d. All exterior house lighting shall be
downlighting or placed beneath building
eaves to prevent light projecting upward.
e. If alley lights are mounted on a ga-
rage, they shall be no higher than eight
feet (8') above ground and directed away
from adjacent backyards and structures.
f. Sidewalks and pathways not other-
wise illuminated by street lighting shall be
lit with ornamental downlighting fixtures
that shall not exceed twelve feet (12') in
height. (Ord. 5518, 12-14-2009)
G. MODIFICATIONS OF STANDARDS:
Lighting which does not meet the standards in
subsection E of this Section may be permitted by
the Administrator as follows: Alternative shielding
of lights, or lighting visible above the roofline may
be permitted via the site plan development review
process for applications requiring such review or
via a modification approved by the Administrator
in accordance with RMC 4-9-250D for applica-
tions which do not require site plan development
review. In any case, no use or activity shall cause
light trespass beyond the boundaries of the prop-
erty lines. (Ord. 5518, 12-14-2009; Ord. 5676,
12-3-2012)
H. VARIANCES TO STANDARDS:
A variance to standards, pursuant to RMC
4-9-250, is required to alter any other require-
ments of this Section that are not allowed to be al-
tered in accordance with subsection F,
Modifications to Standards. (Ord. 5518,
12-14-2009)
I. APPEALS:
See RMC 4-8-110. (Ord. 4963, 5-13-2002; Ord.
5518, 12-14-2009)
4-4-080 PARKING, LOADING AND
DRIVEWAY REGULATIONS:
A. PURPOSE:
It is the purpose of this Section to provide a
means of regulating parking to promote the
health, safety, morals, general welfare and aes-
thetics of the City of Renton by specifying the off-
street parking and loading requirements for all
uses permitted in this Code and to describe de-
sign standards and other required improvements.
Furthermore, it is the intent of this Section to pro-
mote the efficient use of the City’s transportation
facilities by incorporation into that system of alter-
native modes of transportation to the single occu-
pancy vehicle to promote the movement of
people from place to place. It is the goal of this
Section to allow the provision of sufficient off-
street parking to meet the needs of urban devel-
opment while not providing an excess surplus of
spaces. (Ord. 4517, 5-8-1995)
B. SCOPE OF PARKING, LOADING AND
DRIVEWAY STANDARDS:
1. Applicability:
a. Within the Center Downtown
Zone: This Section, except for subsec-
tions F1 through F9 and J of this Section,
shall apply in the following cases:
i. New Buildings or Structures: If
construction replaces an existing
building, only the area exceeding the
area of the original structure shall be
used to calculate required parking.
ii. Building/Structure Additions:
Only the area exceeding the area of
the original structure shall be used to
calculate required parking.
b. Outside the Center Downtown
Zone: Off-street parking, loading areas,
and driveways shall be provided in accor-
dance with the provisions of this Section
in the following cases:
i. New buildings or structures.
ii. Building/Structure Additions:
The enlargement or remodeling of an
existing building/structure by more
than one-third (1/3) of the area of the
building/structure.
iii. Paving or Striping: The paving
of a parking lot with permanent sur-
face, or striping a previously un-
striped lot.
iv. Change in Use: The change of
all or a portion of a building/structure
4-4-080D
4 - 28.5 (Revised 2/15)
or land use to a use requiring more
parking than the previous use, as
specified in subsection F10 of this
Section, except when located in a
shopping center.
v. Activities Requiring Deliveries
or Shipments: Uses requiring mer-
chandise deliveries and/or ship-
ments shall provide adequate
permanent off-street loading space in
addition to required parking for the
use.
vi. Redevelopment Sites in the
R-10 and R-14 Zones: When new
dwelling units are created in the Res-
idential Ten Dwelling Units per Acre
(R-10) and Residential Fourteen
Dwelling Units per Acre (R-14)
zones, whether by subdivision or
other means, any existing dwelling
units included in the development
shall comply with the standards of
this Section. (Ord. 3988, 4-28-1986;
Ord. 4517, 5-8-1995; Ord. 4999,
1-13-2003; Amd. Ord. 5087,
6-28-2004; Ord. 5675, 12-3-2012)
2. Conformance Required: It shall be un-
lawful for any person hereafter to erect, con-
struct, enlarge, move or convert any parking
lot, parking structure, loading area, or drive-
way in the City or cause or permit the same to
be done contrary to or in violation of any of
the provisions of this Section. Driveways
shall be constructed to City standards. (Ord.
4517, 5-8-1995, Ord. 4351, 5-4-1992)
3. Plans Required: Where off-street park-
ing is required, except for single family dwell-
ings, a plan shall be submitted for approval by
the Building Department. The plan must be
accompanied by sufficient proof of ownership
that indicates the spaces contemplated will
be permanent.
4. Future Changes to Parking Arrange-
ment: Any future changes in parking ar-
rangements or number of spaces must be
approved by the Department of Community
and Economic Development. (Amd. Ord.
5087, 6-28-2004; Ord. 5729, 10-20-2014)
5. Timing for Compliance:
a. Building Permit Required: No con-
struction, alteration or changes in uses
are permitted until all the information in
RMC 4-8-120D16p, Parking Analysis,
and 4-8-120D19s, Site Plan, has been
submitted and approved by the appropri-
ate City departments and building permit
has been issued.
b. Requirements Prior to Occupancy
Permit: The premises shall not be occu-
pied until the parking lot is paved,
marked, landscaped and lighted (if the lot
is to be illuminated) and an occupancy
permit has been issued, unless a defer-
ment has been granted. For develop-
ments in the R-10 and R-14 zones that
include existing dwelling units in the site
plan, the parking area for any existing
units shall be paved, marked, land-
scaped and lighted (if the lot is to be illu-
minated), prior to the issuance of an
occupancy permit for any of the newly
constructed dwelling units. (Ord. 5675,
12-3-2012)
c. Requirements Prior to Business
License Issuance: A business license
shall not be issued until an occupancy
permit has been issued. (Ord. 3988,
4-28-1986; Ord. 4351, 5-4-1992; Ord.
4517, 5-8-1995; Ord. 4999, 1-13-2003;
Ord. 5357, 2-25-2008)
C. (Deleted by Ord. 5357, 2-25-2008)
(Ord. 4671, 7-21-1997; Ord. 4722, 5-11-1998;
Amd. Ord. 5087, 6-28-2004)
D. ADMINISTRATION:
1. Authority: The Department of Commu-
nity and Economic Development is hereby
authorized and directed to enforce all the pro-
visions of this Section. For such purpose, the
Community and Economic Development Ad-
ministrator shall have the authority of a police
officer. (Ord. 4517, 5-8-1995; Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
2. Interpretation:
a. Calculation of Number of Parking
Spaces – Fractions: When a unit of
measurement determining the number of
4-4-080E
(Revised 2/15)4 - 28.6
required parking spaces results in the re-
quirement of a fractional space, any frac-
tion up to but not including one-half (1/2)
shall be disregarded and fractions one-
half (1/2) and over shall require one park-
ing space. (Ord. 3988, 4-28-1986)
b. Measurement of Distance –
Method: Where a distance is specified,
such distance shall be the walking dis-
tance measured from the nearest point of
the parking facility to the nearest point of
the building that such facility is required
to serve. (Ord. 4517, 5-8-1995)
c. Measurement of Seat Width –
Benches and Pews: In stadiums, sports
arenas, churches and other places of as-
sembly in which patrons or spectators oc-
cupy benches, pews or other similar
seating facilities, each eighteen inches
(18") of length of such seating facilities
shall be counted as one seat for the pur-
pose of determining requirements for off-
street parking facilities under this Sec-
tion. (Ord. 3988, 4-28-1986)
E. LOCATION OF REQUIRED PARKING:
1. On-Site Parking Required: Required
parking as specified shall be provided upon
property in the same ownership as the prop-
erty upon which the building or use requiring
the specified parking is located or upon
leased parking. Off-street parking facilities
shall be located as specified below:
a. Detached and Two (2) Attached
Dwellings: On the same lot with the
building they are required to serve. (Ord.
5520, 12-14-2009)
b. Attached Dwellings Three (3) or
More Units: May be on lots contiguous
with the lot upon which the building they
are required to serve is located if compli-
ance with the provisions of subsection E2
(Off-Site Parking) of this Section is at-
tained. (Ord. 5355, 2-25-2008; Ord.
5369, 4-14-2008)
c. Boat Moorages: May have parking
areas located not more than six hundred
feet (600') from such moorage facility or
closer than one hundred feet (100') to the
shoreline (see subsection G of this Sec-
tion). Accessible parking as required by
the Washington State Barrier Free Stan-
dards can be allowed within one hundred
feet (100') per subsection F8g of this
Section.
d. Other Uses: On the same lot as the
principal use except when compliance
with the conditions in subsection E2 (Off-
Site Parking) of this Section is attained.
(Amd. Ord. 4790, 9-13-1999; Ord. 5729,
10-20-2014)
2. Off-Site Parking:
a. When Permitted:
i. If sufficient parking is not avail-
able on the premises of the use, a
private parking area may be provided
off site, except for single and two (2)
family dwellings in the RC, R-1, R-4,
R-6, and R-8 zones. (Ord. 5744, 1-
12-2015)
ii. In the R-10 and R-14 zones,
shared parking garages are allowed
provided the design standards of
RMC 4-2-115 are met.
iii. Guest parking associated with
single family and attached dwellings
in the R-10 and R-14 zones is also
permitted to be provided off site pro-
vided it meets the following criteria:
(1) Parking is located on the
neighborhood streets or in a
parking court accessed by a pub-
lic roadway, but not located more
than one hundred sixty feet
(160') from the home it is in-
tended to serve.
(2) Parking is not located in a
limited residential access lane
right-of-way, except for perpen-
dicular parking associated with
private driveways or alleyways.
(3) Parking may be accommo-
dated in a tandem driveway
space, provided it is not ac-
cessed by a private alleyway.
(Amd. Ord. 5330, 12-10-2007;
Ord. 5518, 12-14-2009)
4-4-080E
4 - 28.7 (Revised 2/15)
b. Agreement Required: A parking
agreement ensuring that off-site parking
is available for the duration of the use
shall be approved by the Community and
Economic Development Administrator,
following review by the City Attorney.
(Ord. 5676, 12-3-2012)
c. Additional Information Required:
The following shall be reviewed as part of
the permit process:
i. A letter of justification addressing
the need for off-site parking and com-
patibility with the surrounding neigh-
borhood.
ii. A site plan showing all dimen-
sions of parking spaces, aisles, land-
scaping areas, abutting street
improvements, curb cuts, and on-site
and abutting uses and buildings.
(Ord. 5676, 12-3-2012)
d. Fees: No charge for use of such
parking area shall be made in any resi-
dential zone except on a weekly or
monthly basis.
e. Maximum Distance to Off-Site
Parking Area:
i. Within the Center Downtown
Zone: No distance requirements ap-
ply when both the use and off-site
parking are located within the Center
Downtown.
ii. Within the UC-N1 and UC-N2
Zones: Off-site parking shall be
within five hundred feet (500') of the
building or use if it is intended to serve
residential uses, and within fifteen
hundred feet (1,500') of the building
or use if it is intended to serve non-
residential uses. (Ord. 5729, 10-20-
2014)
iii. All Other Zones: Off-site park-
ing shall be within five hundred feet
(500') of the building or use if it is in-
tended to serve residential uses, and
within seven hundred fifty feet (750')
of the building or use if it is intended
to serve nonresidential uses.
f. Transportation Management Plan
Exception: The Department of Commu-
nity and Economic Development may
modify the maximum distance require-
ments if a Transportation Management
Plan or other acceptable transportation
system will adequately provide for the
parking needs of the use and the condi-
tions outlined in RMC 4-9-250D2 are
met. (Ord. 3988, 4-28-1986; Ord. 4517,
5-8-1995; Ord. 5030, 11-24-2003; Amd.
Ord. 5087, 6-28-2004; Ord. 5450,
3-2-2009)
3. Joint Use Parking Facilities:
a. When Permitted: Joint use of parking
facilities may be authorized for those uses
that have dissimilar peak-hour demands
or when it can be demonstrated that the
parking facilities to be shared are underuti-
lized. (Amd. Ord. 5330, 12-10-2007)
b. Agreement Required: A parking
agreement ensuring that joint use park-
ing is available for the duration of the
uses shall be approved by the Commu-
nity and Economic Development Admin-
istrator, following review by the City
Attorney. (Ord. 5676, 12-3-2012)
c. Maximum Distance to Joint Use
Parking:
i. Within the Center Downtown
Zone: No distance requirements ap-
ply when both the use and joint use
parking are located within the Center
Downtown.
ii. Within the UC-N1 and UC-N2
Zones: Joint use parking shall be
within seven hundred fifty feet (750')
of the building or use if it is intended
to serve residential uses, and within
fifteen hundred feet (1,500') of the
building or use if it is intended to
serve nonresidential uses. (Ord.
5729, 10-20-2014)
iii. All Other Zones: Joint use
parking shall be within seven hun-
dred fifty feet (750') of the building or
use it is intended to serve.
4-4-080F
(Revised 2/15)4 - 28.8
d. Special Provisions for Subdivi-
sion of Shopping Center: Parking ar-
eas in shopping centers may operate as
common parking for all uses. If a shop-
ping center is subdivided, easements
and/or restrictive covenants must grant
use and provide for maintenance of com-
mon parking and access areas. (Ord.
3988, 4-28-1986; Ord. 4517, 5-8-1995;
Ord. 5030, 11-24-2003; Amd. Ord. 5087,
6-28-2004; Ord. 5357, 2-25-2008)
F. PARKING LOT DESIGN STANDARDS:
1. Maneuvering Space/Use of Public
Right-of-Way: Maneuvering space shall be
completely off the right-of-way of any public
street except for parking spaces provided for
single family dwellings and duplexes. Alleys
shall not be used for off-street parking and
loading purposes, but may be used for ma-
neuvering space. Parallel parking stalls shall
be designed so that doors of vehicles do not
open onto the public right-of-way.
2. Maximum Parking Lot and Parking
Structure Slopes: Maximum slopes for park-
ing lots shall not exceed eight percent (8%)
slope. The Administrator may allow a drive-
way to exceed eight percent (8%) slope but
not more than fifteen percent (15%) slope,
upon proper application in writing and for
good cause shown, which shall include, but
not be limited to, the absence of any reason-
able alternative. (Ord. 5156, 9-26-2005; Ord.
5450, 3-2-2009; Ord. 5676, 12-3-2012)
3. Access Approval Required: The in-
gress and egress of all parking lots and struc-
tures shall be approved by the Department of
Community and Economic Development.
(Ord. 3988, 4-28-1986; Ord. 5729, 10-20-
2014)
4. Linkages: The Department of Commu-
nity and Economic Development shall have
the authority to establish, or cause to be es-
tablished, bicycle, high occupancy vehicle
and pedestrian linkages within public and pri-
vate developments. Enforcement shall be ad-
ministered through the normal site design
review and/or permitting process. (Ord. 4517,
5-8-1995; Ord. 5450, 3-2-2009; Ord. 5729,
10-20-2014)
5. Lighting: Any lighting on a parking lot
shall illuminate only the parking lot and shall
be designed and located so as to avoid un-
due glare or reflection of light pursuant to
RMC 4-4-075, Exterior On-site Lighting. Light
standards shall not be located so as to inter-
fere with parking stalls, stacking areas and in-
gress and egress areas. (Amd. Ord. 4963,
5-13-2002)
6. Fire Lane Standards:
a. Applicability: As required by the
Fire Codes and the Fire Department, fire
lanes shall be installed surrounding facil-
ities which by their size, location, design
or contents warrant access which ex-
ceeds that normally provided by the prox-
imity of City streets.
Additional fire lanes may be required in or-
der to provide access for firefighting or
rescue operations at building entrances
or exits, fire hydrants and fire protection
system service connection or control de-
vices.
The Fire Department may require that ar-
eas specified for use as driveways or pri-
vate thoroughfares shall be designated
as fire lanes and be marked or identified
as required by this Section.
b. Minimum Width and Clearance:
Lanes shall provide a minimum unob-
structed continuous width of twenty feet
(20') and provide a minimum vertical
clearance of thirteen feet six inches
(13'6"). (Ord. 3988, 4-28-1986)
c. Identification:
i. Lanes shall be identified by a four
inch (4") wide line and curb painted
bright red. The block letters shall
state, “FIRE LANE – NO PARKING”,
be eighteen inches (18") high,
painted white, located not less than
one foot (1') from the curb face, at
fifty foot (50') intervals. (Ord. 4130,
2-15-1988)
ii. Signs shall be twelve inches by
eighteen inches (12" x 18") and shall
have letters and background of con-
trasting colors, readily readable from
4-4-080F
4 - 28.9 (Revised 2/15)
at least a fifty foot (50') distance.
(Ord. 3988, 4-28-1966)
iii. Signs shall be spaced not further
than fifty feet (50') apart nor shall
they be placed less than five feet (5'),
or more than seven feet (7') from the
ground. The installation and use of
fire lane signs will preclude the re-
quirement for painting “FIRE LANE –
NO PARKING”, in the lane only. The
area shall be identified by painting
the curb red or in the absence of a
curb, a four inch (4") red line shall be
used. (Ord. 4130, 2-15-1988)
d. Surfacing and Construction Re-
quirements: Fire lanes shall be an all
weather surface constructed of asphalt or
reinforced concrete certified to be capa-
ble of supporting a twenty (20) ton vehi-
cle. (Ord. 5729, 10-20-2014)
e. Clearances and Turning Radii:
Where fire lanes connect to City streets
or parking lots, adequate clearances and
turning radii shall be provided.
f. Existing Buildings – Hazards:
When the Fire Chief determines that a
hazard due to inaccessibility of fire appa-
ratus exists around existing buildings, he
may require fire lanes to be constructed
and maintained as provided by this Sec-
tion. (Ord. 5676, 12-3-2012)
g. Modification by Fire Chief: When
the required clearances outlined above
cannot be physically provided, modifica-
tion may be allowed upon written applica-
tion and approval of the Fire Chief.
7. Residential Parking Location Require-
ments:
a. RC, R-1, and R-4 Zones: See RMC
4-2-115, Residential Design and Open
Space Standards.
b. R-6 and R-8 Zones: For lots abut-
ting an alley, all parking areas and/or at-
tached or detached garages shall not
occur in front of the building and/or in the
area between the front lot line and the
front building line; parking areas and ga-
rages must occur at the rear or side of the
building, and vehicular access shall be
taken from the alley. See RMC 4-2-115,
Residential Design and Open Space
Standards. (Ord. 5744, 1-12-2015)
c. R-10 and R-14 Zones: For lots abut-
ting an alley, required parking shall be
provided in the rear yard area for any
unit, when alley access is available.
For flats, when alley access is not avail-
able, parking should be located in the
rear yard, side yard or underground, un-
less it is determined through the modifi-
cation process for site development plan
exempt proposals or the site develop-
ment plan review process for non-exempt
proposals, that parking may be allowed in
the front yard or that under building park-
ing (ground level of a residential struc-
ture) should be permitted. See RMC
4-2-115, Residential Design and Open
Space Standards.
d. RM Zones:
i. For Lots Abutting an Alley: All
parking shall be provided in the rear
yard area for any unit, and access
shall be taken from the alley.
ii. For Lots Not Abutting an Al-
ley: No portion of covered or uncov-
ered parking shall be located
between the primary structure and
the front property line. Parking struc-
tures shall be recessed from the front
facade of the primary structure a min-
imum of two feet (2'). (Amd. Ord.
4999, 1-13-2003; Ord. 5087,
6-28-2004; Ord. 5100, 11-1-2004;
Ord. 5529, 3-8-2010)
8. Parking Stall Types, Sizes, and Per-
centage Allowed/Required:
a. Standard Parking Stall Size – Sur-
face/Private Garage/Carport:
i. Minimum Length in All Zones
Except UC-N1 and UC-N2: A park-
ing stall shall be a minimum of twenty
feet (20') in length, except for parallel
stalls, measured along both sides of
the usable portion of the stall. Each
4-4-080F
(Revised 2/15)4 - 28.10
parallel stall shall be twenty three
feet by nine feet (23' x 9') in size.
ii. Minimum Length in UC-N1 and
UC-N2 Zones: A parking stall shall
be a minimum of nineteen feet (19')
in length, except for parallel stalls,
measured along both sides of the us-
able portion of the stalls. Each paral-
lel stall shall be twenty three feet by
nine feet (23' x 9') in size.
iii. Minimum Width: A parking stall
shall be a minimum of nine feet (9') in
width measured from a right angle to
the stall sides.
iv. Reduced Width and Length
for Attendant Parking: When cars
are parked by an attendant, the stall
shall not be less than eighteen feet
long by eight feet wide (18' x 8').
(Ord. 5030, 11-24-2003)
b. Standard Parking Stall Size –
Structured Parking:
i. Minimum Length: A parking stall
shall be a minimum of fifteen feet
(15'). A stall shall be a minimum of
sixteen feet (16') for stalls designed
at forty five degrees (45°) or greater.
Each parallel stall shall be twenty
three feet by nine feet (23' x 9') in
size.
ii. Minimum Width: A parking stall
shall be a minimum of eight feet, four
inches (8'4") in width.
c. Compact Parking Stall Size and
Maximum Number of Compact
Spaces:
i. Stall Size – Surface/Private Ga-
rage/Carport: Each stall shall be
eight and one-half feet in width and
sixteen feet in length (8-1/2' x 16').
ii. Stall Size – Structured Park-
ing: A parking stall shall be a mini-
mum of seven feet, six inches (7'6")
in width. A parking stall shall be a
minimum of twelve feet (12') in
length, measured along both sides
for stalls designed at less than forty
five degrees (45°). A stall shall be a
minimum of thirteen feet (13') in
length, for stalls designed at forty five
degrees (45°) or greater.
iii. Maximum Number of Com-
pact Spaces Outside of the UC-N1
and UC-N2 Zones: Compact parking
spaces shall not account for more
than:
•Designated employee parking
– not to exceed forty percent
(40%).
•Structured parking – not to ex-
ceed fifty percent (50%).
•All other uses – not to exceed
thirty percent (30%). (Ord. 5030,
11-24-2003)
iv. Maximum Number of Compact
Spaces in the UC-N1 and UC-N2
Zones: The maximum number of
compact spaces shall not exceed fifty
percent (50%). (Ord. 5030,
11-24-2003)
d. Tandem Parking: Tandem parking
is allowed for detached single family res-
idential developments. For attached resi-
dential developments or the residential
portion of a mixed-use development, tan-
dem parking is allowed. If tandem parking
is provided the following standards shall
apply:
i. Stall length shall conform to the
standards of this subsection F8; and
ii. A restrictive covenant or other
device acceptable to the City will be
required to assign tandem parking
spaces to the exclusive use of spe-
cific dwelling units. Enforcement of
tandem parking spaces shall be pro-
vided by the property owner, property
manager, or homeowners’ associa-
tion as appropriate. (Ord. 5529,
3-8-2010)
e. Special Reduced Length for Over-
hang: The Department of Community
and Economic Development may permit
the parking stall length to be reduced by
4-4-080F
4 - 29 (Revised 2/15)
two feet (2'), providing there is sufficient
area to safely allow the overhang of a ve-
hicle and that the area of vehicle over-
hang does not intrude into required
landscaping areas. (Ord. 5450, 3-2-2009)
f. Customer/Guest Parking: The De-
velopment Services Division may require
areas be set aside exclusively for cus-
tomer or guest parking and shall specify
one of the following methods be used:
i. A maximum of fifty percent (50%)
of the required parking stalls clearly
designated as “customer parking” or
“guest parking.” Parking stalls with
said designations shall be used only
for said purposes.
ii. A separate parking lot with its
own ingress and egress, landscaping
and screening exclusively for cus-
tomer parking and adequately signed
as such.
g. Accessible Parking as Stipulated
in the Americans with Disabilities Act
(ADA): Accessible parking shall be pro-
vided per the requirements of the Wash-
ington State Barrier Free Standards as
adopted by the City of Renton.
(Ord. 3988, 4-28-1986; Amd. Ord. 4854,
8-14-2000; Ord. 4963, 5-13-2002)
9. Aisle Width Standards:
a. Parallel Parking Minimum Aisle
Width:
i. One Way Circulation: For one
way circulation, the minimum width of
the aisle shall be ten feet (10').
ii. Two Way Circulation: For two
way circulation, the minimum width of
the aisle shall be eighteen feet (18').
(Ord. 3988, 4-28-1986)
NUMBER OF ACCESSIBLE
PARKING SPACES
Total Parking
Spaces in Lot or
Garage
Minimum Required
Number of Accessible
Spaces
1 – 25 1
26 – 50 2
51 – 75 3
76 – 100 4
101 – 150 5
151 – 200 6
201 – 300 7
301 – 400 8
401 – 500 9
501 – 1,000 2% of total spaces
Over 1,000 20 spaces plus 1 space for
every 100 spaces, or
fraction thereof, over 1,000
4-4-080F
(Revised 2/15)4 - 30
b. Ninety Degree (90°) Parking Aisle
Width Minimums: For one row and two
(2) rows of ninety degree (90°) parking
using the same aisle in a one way or two
(2) way circulation pattern, the minimum
width of the aisle shall be twenty four feet
(24'). (Ord. 5729, 10-20-2014)
c. Sixty Degree (60°) Parking Aisle
Width Minimums:
i. For one row and two (2) rows of
sixty degree (60°) parking using a
one way circulation pattern, the mini-
mum width of the aisle shall be sev-
enteen feet (17').
ii. For two (2) rows of sixty degree
(60°) parking using a two (2) way cir-
culation pattern, the minimum width
of the aisle shall be twenty feet (20').
(Ord. 3988, 4-28-1986; Ord. 5729,
10-20-2014)
d. Forty-Five Degree (45°) Parking
Aisle Width Minimums:
i. One Way Circulation: For one
and two (2) rows of forty-five degree
(45°) parking using a one way circu-
lation pattern, the minimum width of
the aisle shall be twelve feet (12').
ii. Two (2) Way Circulation: For
two (2) rows of forty-five degree (45°)
parking using a two (2) way circula-
tion pattern, the width of the aisle
shall be twenty feet (20'). (Ord. 3988,
4-28-1986; Ord. 5729, 10-20-2014)
4-4-080F
4 - 31 (Revised 2/15)
10. Number of Parking Spaces Required.
The specified land use shall provide parking
spaces as shown in the table in subsection
F10d of this Section, except as provided in
this section:
a. Interpretation of Standards – Mini-
mum and Maximum Number of
Spaces.
i. When a maximum and a minimum
range of required parking is listed in
this Code, the developer or occupant
is required to provide at least the
number of spaces listed as the mini-
mum requirement, and may not pro-
vide more than the maximum listed in
this Code, unless exceptions are per-
mitted as specified in this section.
(Ord. 5529, 3-8-2010)
ii. When a development falls under
more than one category, the parking
standards for the most specific cate-
gory shall apply, unless specifically
stated otherwise.
b. Alternatives:
i. Joint Parking Agreements: Ap-
proved joint use parking agreements
and the establishment of a Transpor-
tation Management Plan (TMP) may
be used as described in subsection
E3 of this Section to meet a portion of
these parking requirements. (Amd.
Ord. 4790, 9-13-1999)
ii. Transportation Management
Plans: A Transportation Manage-
ment Plan (TMP) guaranteeing the
required reduction in vehicle trips
may be substituted in part or in whole
for the parking spaces required, sub-
ject to the approval of the Depart-
ment of Community and Economic
Development.
The developer may seek the assis-
tance of the Department of Commu-
nity and Economic Development in
formulating a TMP. The plan must be
agreed upon by both the City and the
developer through a binding contract
with the City of Renton. At a mini-
mum, the TMP will designate the
number of trips to be reduced on a
daily basis, the means by which the
plan is to be accomplished, an evalu-
ation procedure, and a contingency
plan if the trip reduction goal cannot
be met. If the TMP is unsuccessful,
the developer or current property
owner is obligated to immediately
provide additional measures at the di-
rection of the Department of Commu-
nity and Economic Development,
which may include the requirement to
provide full parking as required by
City standards. (Ord. 5450,
3-2-2009)
c. Modifications: Modification of either
the minimum or maximum number of
parking stalls for a specific development
requires written approval from the De-
partment of Community and Economic
Development. (Ord. 5450, 3-2-2009)
i. A twenty five percent (25%) re-
duction or increase from the mini-
mum or maximum number of parking
spaces may be granted for nonresi-
4-4-080F
(Revised 2/15)4 - 32
dential uses through site plan review
if the applicant can justify the modifi-
cation to the satisfaction of the Ad-
ministrator. Justification might
include, but is not limited to, quantita-
tive information such as sales re-
ceipts, documentation of customer
frequency, and parking standards of
nearby cities.
ii. In order for the reduction or in-
crease to occur the Administrator
must find that satisfactory evidence
has been provided by the applicant.
Modifications beyond twenty five per-
cent (25%) may be granted per the
criteria and process of RMC 4-9-
250.D.2.
d. Parking Spaces Required Based
on Land Use:
USE NUMBER OF REQUIRED SPACES
GENERAL:
Mixed occupancies:
(2 or 3 different uses in the same
building or sharing a lot. For 4 or more
uses, see “shopping center”
requirements)
The total requirements for off-street parking facilities shall be the
sum of the requirements for the several uses computed sepa-
rately, unless the building is classified as a “shopping center” as
defined in RMC 4-11-190.
Uses not specifically identified in
this Section:
Department of Community and Economic Development staff shall
determine which of the below uses is most similar based upon
staff experience with various uses and information provided by
the applicant. The amount of required parking for uses not listed
above shall be the same as for the most similar use listed below.
Bicycle parking:See minimum requirements in subsection F11 of this Section.
RESIDENTIAL USES OUTSIDE OF CENTER DOWNTOWN ZONE:
Detached dwellings:A minimum of 2 per dwelling unit, however, 1 per dwelling unit
may be permitted for 1 bedroom or less dwelling units. Tandem
parking is allowed. A maximum of 4 vehicles may be parked on a
lot, including those vehicles under repair and restoration, unless
kept within an enclosed building.
4-4-080F
4 - 33 (Revised 3/13)
Manufactured homes within a
manufactured home park:
A minimum of 2 per manufactured home site, plus a screened
parking area shall be provided for boats, campers, travel trailers
and related devices at a ratio of 1 screened space per 10 units. A
maximum of 4 vehicles may be parked on a lot, including those
vehicles under repair and restoration, unless kept within an
enclosed building.
Congregate residences:A minimum and maximum of 1 per sleeping room and 1 for the
proprietor, plus 1 additional space for each 4 persons employed
on the premises.
Assisted living:A minimum and maximum of 1 space per residential unit of
assisted living, plus dedicated parking spaces for facility fleet
vehicles.
Attached dwellings in RM-U, RM-T,
RM-F, R-14 and R-10 Zones:
A minimum and maximum of 1.6 per 3 bedroom or large dwelling
unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio
dwelling unit.
Attached dwellings within all other
zones:
1 per dwelling unit is required. A maximum of 1.75 per dwelling
unit is allowed.
Attached dwelling for low income:A minimum of 1 for each 4 dwelling units is required. A maximum
of 1.75 per dwelling unit is allowed.
Live-work unit, residential unit:A minimum and maximum of 1 per unit.
Accessory dwelling unit:1 per unit is required. A maximum of 2 per unit is allowed.
RESIDENTIAL USES IN CENTER DOWNTOWN ZONE:
Attached dwellings:A minimum and maximum of 1 per unit.
Attached dwellings for low income:1 for every 4 dwelling units is required. A maximum of 1.75 per
dwelling unit is allowed.
Congregate residences:A minimum and maximum of 1 per 4 sleeping rooms and 1 for the
proprietor, plus 1 additional space for each 4 persons employed
on the premises.
Assisted living:A minimum and maximum of 1 space per residential unit of
assisted living, plus dedicated parking spaces for facility fleet
vehicles.
Detached dwellings (existing legal):A minimum of 2 per unit. A maximum of 4 vehicles may be
parked on a lot, including those vehicles under repair and resto-
ration, unless kept within an enclosed building.
COMMERCIAL ACTIVITIES OUTSIDE OF THE CENTER DOWNTOWN ZONE AND EXCEPT
SHOPPING CENTERS:
Drive-through retail or drive-
through service:
Stacking spaces: The drive-through facility shall be so located
that sufficient on-site vehicle stacking space is provided for the
handling of motor vehicles using such facility during peak busi-
ness hours. Typically 5 stacking spaces per window are required
unless otherwise determined by the Community and Economic
Development Administrator. Stacking spaces cannot obstruct
required parking spaces or ingress/egress within the site or
extend into the public right-of-way.
Banks:A minimum of 2.5 per 1,000 square feet of net floor area and a
maximum of 5.0 per 1,000 square feet of net floor area except
when part of a shopping center.
Convalescent centers:A minimum and maximum of 1 for every 2 employees plus 1 for
every 3 beds.
USE NUMBER OF REQUIRED SPACES
4-4-080F
(Revised 3/13)4 - 34
Day care centers, adult day care (I
and II):
A minimum and maximum of 1 for each employee and 2 drop-off/
pick-up spaces within 100 feet of the main entrance for every 25
clients of the program.
Hotels and motels:A minimum and maximum of 1 per guest room plus 1 for every 3
employees.
Bed and breakfast houses:A minimum and maximum of 1 per guest room.
Mortuaries or funeral homes:A minimum and maximum of 10 per 1,000 square feet of floor
area of assembly rooms.
Vehicle sales (large and small
vehicles) with outdoor retail sales
areas:
A minimum and maximum of 1 per 5,000 square feet. The sales
area is not a parking lot and does not have to comply with dimen-
sional requirements, landscaping or the bulk storage section
requirements for setbacks and screening. Any arrangement of
motor vehicles is allowed as long as:
• A minimum 5-foot perimeter landscaping area is provided;
• They are not displayed in required landscape areas; and
• Adequate fire access is provided per Fire Department
approval.
Vehicle service and repair (large and
small vehicles):
A minimum and maximum of 2.5 per 1,000 square feet of net
floor area.
Offices, medical and dental:A minimum and maximum of 5.0 per 1,000 square feet of net
floor area.
Offices, general:A minimum of 2.0 per 1,000 square feet of net floor area and a
maximum of 4.5 parking spaces per 1,000 square feet of net floor
area.
Eating and drinking establishments
and taverns:
A minimum and maximum of 10 per 1,000 square feet of dining
area.
Eating and drinking establishment
combination sit-down/drive-
through restaurant:
A minimum and maximum of 1 per 75 square feet of dining area.
Retail sales and big-box retail sales:A minimum and maximum of 2.5 per 1,000 square feet of net
floor area, except big-box retail sales, which is allowed a maxi-
mum of 5.0 per 1,000 square feet of net floor area if shared and/
or structured parking is provided.
Services, on-site (except as
specified below):
A minimum and maximum of 3.0 per 1,000 square feet of net
floor area.
Clothing or shoe repair shops,
furniture, appliance, hardware
stores, household equipment:
A minimum and maximum of 2.0 per 1,000 square feet of net
floor area.
Uncovered commercial area,
outdoor nurseries:
A minimum and maximum of 0.5 per 1,000 square feet of retail
sales area in addition to any parking requirements for buildings.
Recreational and entertainment uses:
Outdoor and indoor sports arenas,
auditoriums, stadiums, movie
theaters, and entertainment clubs:
A minimum and maximum of 1 for every 4 fixed seats or 10 per
1,000 square feet of floor area of main auditorium or of principal
place of assembly not containing fixed seats, whichever is
greater.
Bowling alleys:A minimum and maximum of 2 per alley.
Dance halls, dance clubs, and
skating rinks:
A minimum and maximum of 1 per 40 square feet of net floor
area.
USE NUMBER OF REQUIRED SPACES
4-4-080F
4 - 35 (Revised 2/15)
Golf driving ranges:A minimum and maximum of 1 per driving station.
Marinas:A minimum and maximum of 2 per 3 slips. For private marina
associated with a residential complex, then 1 per 3 slips. Also 1
loading area per 25 slips.
Miniature golf courses:A minimum and maximum of 1 per hole.
Other recreational:A minimum and maximum of 1 per occupant based upon 50% of
the maximum occupant load as established by the adopted Build-
ing and Fire Codes of the City of Renton.
Travel trailers:A minimum and maximum of 1 per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE CENTER DOWNTOWN ZONE:
Convalescent center, drive-through
retail, drive-through service, hotels,
mortuaries, indoor sports arenas,
auditoriums, movie theaters,
entertainment clubs, bowling alleys,
dance halls, dance clubs, and other
recreational uses:
These uses follow the standards applied outside the Center
Downtown Zone.
All commercial uses allowed in the
CD Zone except for the uses listed
above:
A maximum of 1 space per 1,000 square feet of net floor area,
with no minimum requirement.
SHOPPING CENTERS:
Shopping centers (includes any
type of business occupying a
shopping center):
A minimum of 2.5 per 1,000 square feet of net floor area and a
maximum of 5.0 per 1,000 square feet of net floor area. In the
UC-N1 and UC-N2 Zones, a maximum of 4.0 per 1,000 square
feet of net floor area is permitted unless structured parking is pro-
vided, in which case 5.0 per 1,000 square feet of net floor area is
permitted. Drive-through retail or drive-through service uses must
comply with the stacking space provisions listed above.
INDUSTRIAL/STORAGE ACTIVITIES:
Airplane hangars, tie-down areas:Parking is not required. Hangar space or tie-down areas are to be
utilized for necessary parking. Minimum and maximum parking
for offices associated with hangars is 5 per 1,000 square feet.
Manufacturing and fabrication,
laboratories, and assembly and/or
packaging operations:
A minimum of 1.0 per 1,000 square feet of net floor area and a
maximum of 1.5 spaces per 1,000 square feet of net floor area
(including warehouse space).
Self service storage:A minimum and maximum of 1 per 3,500 square feet of net floor
area. Maximum of three moving van/truck spaces is permitted.
Outdoor storage area:A minimum and maximum of 0.5 per 1,000 square feet of area.
Warehouses and indoor storage
buildings:
A minimum and maximum of 1 per 1,500 square feet of net floor
area.
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions:A minimum and maximum of 1 for every 5 seats in the main audi-
torium; however, in no case shall there be less than 10 spaces.
For all existing institutions enlarging the seating capacity of their
auditoriums, 1 additional parking space shall be provided for
every 5 additional seats provided by the new construction. For all
institutions making structural alterations or additions that do not
increase the seating capacity of the auditorium, see “outdoor and
indoor sports arenas, auditoriums, stadiums, movie theaters, and
entertainment clubs.”
USE NUMBER OF REQUIRED SPACES
4-4-080F
(Revised 2/15)4 - 36
(Ord. 4517, 5-8-1995; Amd. Ord. 4790, 9-13-1999; Ord. 4963, 5-13-2002; Ord. 4971, 6-10-2002; Ord. 4982,
9-23-2002; Ord. 5018, 9-22-2003; Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5100, 11-1-2004;
Ord. 5286, 5-14-2007; Ord. 5355, 2-25-2008; Ord. 5357, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5387,
6-9-2008; Ord. 5437, 12-8-2008; Ord. 5450, 3-2-2009; Ord. 5469, 7-13-2009; Ord. 5518, 12-14-2009; Ord.
5520, 12-14-2009; Ord. 5529, 3-8-2010; Ord. 5607, 6-6-2011; Ord. 5649, 12-12-2011; Ord. 5676,
12-3-2012; Ord. 5729, 10-20-2014)
11. Number of Bicycle Parking Spaces
Required:
a. Bicycle Parking Spaces Required:
Bicycle parking shall be provided for all
residential developments that exceed
five (5) residential units and/or all non-
residential developments that exceed
four thousand (4,000) gross square feet
in size. When there are two (2) or more
separate uses on a site, the required bi-
cycle parking for the site shall be the sum
of the required parking for the individual
uses. Modification of these minimum
standards requires written approval from
the Department of Community and Eco-
nomic Development.
Medical institutions:A minimum and maximum of 1 for every 3 beds, plus 1 per staff
doctor, plus 1 for every 3 employees.
Cultural facilities:A minimum and maximum of 40 per 1,000 square feet.
Public post office:A minimum and maximum of 3.0 for every 1,000 square feet.
Secure community transition
facilities:
A minimum and maximum of 1 per 3 beds, plus 1 per staff mem-
ber.
Schools:
Elementary and junior high:A minimum and maximum of 1 per employee. In addition, if buses
for the transportation of students are kept at the school, 1 off-
street parking space shall be provided for each bus of a size suf-
ficient to park each bus.
Senior high schools: public,
parochial and private:
A minimum and maximum of 1 per employee plus 1 space for
every 10 students enrolled. In addition, if buses for the private
transportation of children are kept at the school, 1 off-street park-
ing space shall be provided for each bus of a size sufficient to
park each bus.
Colleges and universities, arts and
crafts schools/studios, and trade or
vocational schools:
A minimum and maximum of 1 per employee plus 1 for every 3
student rooming units, plus 0.5 space for every full-time student
not residing on campus. In addition, if buses for transportation of
students are kept at the school, 1 off-street parking space shall
be provided for each bus of a size sufficient to park each bus.
USE NUMBER OF REQUIRED SPACES
USE NUMBER OF REQUIRED SPACES
All uses, unless specifically specified
below:
The number of bicycle parking spaces shall be ten percent
(10%) of the number of required off-street parking spaces.
Spaces shall meet the requirements of subsection F11b of this
Section.
Office, general, medical and dental,
manufacturing and fabrication, labora-
tories, and packaging operations:
The number of bicycle parking spaces shall be ten percent
(10%) of the number of required off-street parking spaces.
Spaces shall meet the requirements of subsection F11c of this
Section.
4-4-080F
4 - 37 (Revised 2/15)
b. Bicycle Parking Standards: The lo-
cation of and access to bicycle parking
areas for all uses except office, manufac-
turing and fabrication, laboratories, pack-
aging operations, and attached
dwellings, shall be in accordance with the
following standards: (Ord. 5729, 10-20-
2014)
i. Bicycle parking facilities shall in-
clude a rack that is permanently af-
fixed to the ground and supports the
bicycle at two (2) or more points, in-
cluding at least one point on the
frame. The user shall be able to lock
the bicycle with a U-shaped lock or
cable lock. Bicycle racks that only
support a bicycle front or rear wheel
are not permitted. Bicycle racks shall
be installed to provide adequate ma-
neuvering space and ensure that the
requisite number of bicycle parking
spaces remain accessible; and
ii. Each bicycle parking space shall
be at least two feet (2') by six feet (6'),
with no less than an overhead clear-
ance of seven feet (7'). A maneuver-
ing area of five feet (5') shall separate
rows of bicycle parking spaces.
Where the bicycle parking is abutting
the sidewalk, only the maneuvering
area may extend into the right-of-
way; and (Ord. 5676, 12-3-2012)
iii. Areas set aside for bicycle park-
ing shall be clearly marked and re-
served for bicycle parking only; and
iv. Bicycle parking shall not impede
or create a hazard to pedestrians or
vehicles. Parking areas shall be lo-
cated so as to not conflict with vehi-
cle vision clearance standards; and
v. Bicycle parking shall be conve-
niently located with respect to the
street right-of-way and must be
within fifty feet (50') of at least one
main building entrance, as measured
along the most direct pedestrian ac-
cess route; and
vi. Whenever possible, bicycle
parking shall be incorporated into the
building design and coordinate with
the design of the street furniture
when it is provided; and
vii. Bicycle parking shall be visible
to cyclists from street sidewalks or
building entrances, so that it provides
sufficient security from theft and
damage; and
viii. Bicycle parking shall be at least
as well lit as vehicle parking for secu-
rity.
c. Bicycle Parking Standards: The lo-
cation of and access to bicycle parking
areas for office, manufacturing and fabri-
cation, laboratories, packaging opera-
tions, and attached dwellings shall be in
accordance with the following standards:
(Ord. 5729, 10-20-2014)
i. Bicycle parking standards i
through iv in subsection F11b of this
Section shall apply to this subsec-
tion; and
ii. Bicycle parking shall be provided
for secure extended use and shall
protect the entire bicycle and its com-
ponents and accessories from theft
and weather. Acceptable examples
include bike lockers, bike check-in
systems, in-building parking, and lim-
ited access fenced areas with
weather protection.
iii. For in-building bike parking and
limited access fenced areas, fixed
structures for locking individual
bikes, such as racks, must be pro-
vided within the facility. For fenced
areas, the fence shall be either six
feet (6') high, or be floor-to-ceiling.
Attached dwellings:One-half (0.5) bicycle parking space per one dwelling unit.
Spaces shall meet the requirements of subsection F11c of this
Section.
USE NUMBER OF REQUIRED SPACES
4-4-080G
(Revised 2/15)4 - 38
iv. For attached dwellings, spaces
within the dwelling units or on balco-
nies do not count toward the bicycle
parking requirement. However, des-
ignated bicycle parking spaces within
individual garages can count toward
the minimum requirement.
d. Modification: The Department of
Community and Economic Development
may authorize a modification from either
of the minimum bicycle parking require-
ments for a specific development should
conditions warrant as described in RMC
4-9-250D2. When seeking a modification
from the minimum bicycle parking re-
quirements, the developer or building oc-
cupant shall provide the Department of
Community and Economic Development
with written justification for the proposed
modification. (Ord. 5529, 3-8-2010)
G. PARKING LOT CONSTRUCTION
REQUIREMENTS:
1. Surfacing Requirements for Parking
Areas: All off-street parking areas shall be
paved with asphaltic concrete, cement or
equivalent material of a permanent nature as
approved by the Public Works Department.
2. Surfacing Requirements for Storage
Lots: Storage lots may be surfaced with
crushed rock or similar material approved by
the Public Works Department.
3. Marking Requirements: All parking ar-
eas other than those for single family residen-
tial and duplex dwellings shall have stalls
marked and access lanes clearly defined, in-
cluding directional arrows to guide internal
circulation.
a. All entrances and exits shall be des-
ignated as such by markings on the park-
ing lot pavement in addition to any signs
which may be used as entrance and exit
guides.
b. All markings are to be of commercial
traffic paint or equal material and are to
be maintained in a legible condition.
c. All accessible (Americans with Dis-
abilities Act, ADA), compact and guest
parking spaces shall be marked.
4. Wheel Stops Required: Wheel stops
shall be required on the periphery of the park-
ing lot so the cars shall not protrude into the
public right-of-way of the parking lot, or strike
buildings. Wheel stops shall be two feet (2')
from the end of the stall for head-in parking.
5. Drainage: Drainage shall meet City re-
quirements, including the location of the
drains and the disposal of water.
H. LANDSCAPE MAINTENANCE
REQUIREMENTS:
1. Maintenance Required: Landscaping
shall be kept neat, orderly and of attractive
appearance at all times. Such landscaping
shall be maintained by the owner and/or oc-
cupant.
2. Periodic Inspection: Landscaped areas
will be subject to periodic inspection by the
Development Services Division to ensure
maintenance. Said Division shall advise en-
forcing authority of noncompliance with Sec-
tion requirements.
3. Maintenance Bonds and Charges Au-
thorized: In the event that such landscaping
is not maintained in a reasonable, neat, and
clean manner, the City shall have the right to
demand a proper performance or similar
bond from the owner or occupant of the prem-
ises to assure proper and continuous mainte-
nance, or alternately, the City reserves the
right to cause such maintenance to be done
and to charge the full cost thereof unto the
owner. (Ord. 3988, 4-28-1986)
I. DRIVEWAY DESIGN STANDARDS:
1. Driveway Location – Hazard Prohib-
ited: No driveway shall be constructed in
such a manner as to be a hazard to any exist-
ing street lighting standard, utility pole, traffic
regulating device, fire hydrant, abutting street
traffic, or similar devices or conditions. The
cost of relocating any such street structure
when necessary to do so shall be borne by
the abutting property owner. Said relocation
of any street structure shall be performed
only through the department and person
holding authority for the particular structure
involved. (Ord. 4517, 5-8-1995; Ord. 5676,
12-3-2012)
4-4-080I
4 - 39 (Revised 2/15)
2. Driveway Spacing Based Upon Land
Use:
a. Industrial, Warehouse and Shop-
ping Center Uses:
i. The location of ingress and
egress driveways shall be subject to
approval of the Planning/Building/
Public Works Department under curb
cut permit procedures.
ii. There shall be a minimum of forty
feet (40') between driveway curb re-
turns where there is more than one
driveway on property under unified
ownership or control and used as
one premises.
iii. Driveways shall not be closer
than five feet (5') to any property line
(except as allowed under subsection
I7 of this Section, Joint Use Drive-
ways).
b. All Other Uses:
i. The location of ingress and
egress driveways shall be subject to
approval of the Department of Com-
munity and Economic Development
under curb cut permit procedures.
ii. Driveway width (aggregate width
if more than one driveway exists)
shall not exceed forty percent (40%)
of the street frontage. (Ord. 3988,
4-28-1986)
iii. Driveways shall not be closer
than five feet (5') to any property line
(except as allowed under subsection
I7 of this Section, Joint Use Drive-
ways). (Ord. 4517, 5-8-1995)
iv. There shall be a minimum of
eighteen feet (18') between driveway
curb returns where there is more
than one driveway on property under
single ownership or control and used
as one premises. (Ord. 5729, 10-20-
2014)
3. Driveway Width Maximums Based
Upon Land Use:
a. Industrial, Warehouse and Shop-
ping Center Uses:
i. Driveway width (aggregate width
if more than one driveway exists)
shall not exceed forty percent (40%)
of the street frontage.
ii. The width of any driveway shall
not exceed fifty feet (50') exclusive of
the radii of the returns or taper sec-
tion, the measurement being made
parallel to the centerline of the street
roadway.
iii. The Administrator may grant an
exception upon proper application in
writing and for good cause shown,
which shall include, but not be limited
to, the absence of any reasonable al-
ternative. (Ord. 5156, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5676,
12-3-2012)
b. Single Family and Duplex Uses:
The maximum width of single loaded ga-
rage driveways shall not exceed nine feet
(9') and double loaded garage driveways
shall not exceed sixteen feet (16'). If a ga-
rage is not present on the subject prop-
erty the maximum width of a driveway
shall be sixteen feet (16'). (Ord. 5517,
12-14-2009)
c. All Other Uses: The width of any
driveway shall not exceed thirty feet (30')
exclusive of the radii of the returns or the
taper section, the measurement being
4-4-080J
(Revised 2/15)4 - 40
made parallel to the centerline of the
street roadway. (Ord. 5729, 10-20-2014)
4. Maximum Number of Driveways
Based Upon Land Use:
a. Industrial, Warehouse and Shop-
ping Center Uses: There shall be no
more than two (2) driveways for each
three hundred thirty feet (330') of street
frontage serving any one property or
among abutting properties under unified
ownership or control. For each additional
one hundred sixty five feet (165') of street
frontage an additional driveway may be
allowed.
b. All Other Uses: There shall be no
more than one driveway for each one
hundred sixty five feet (165') of street
frontage serving any one property or
among properties under unified owner-
ship or control; for each one hundred
sixty five feet (165') of additional street
frontage another driveway may be per-
mitted subject to the other requirements
of this Section. (Ord. 3988, 4-28-1986;
Ord. 5729, 10-20-2014)
5. Driveway Angle – Minimum: The angle
between any driveway and the street road-
way or curb line shall not be less than forty
five degrees (45°).
6. Driveway Grades – Maximum Based
Upon Land Use:
a. Single Family and Two (2) Family
Uses: Maximum driveway slopes shall
not exceed fifteen percent (15%); pro-
vided, that driveways exceeding eight
percent (8%) shall provide slotted drains
at the lower end with positive drainage
discharge to restrict runoff from entering
the garage/residence or crossing any
public sidewalk. To exceed fifteen per-
cent (15%), a variance from the Adminis-
trator is required.
b. All Other Uses: Maximum driveway
slope shall not exceed eight percent
(8%). The Administrator may allow a
driveway to exceed eight percent (8%)
slope but not more than fifteen percent
(15%) slope, upon proper application in
writing and for good cause shown, which
shall include, but not be limited to, the ab-
sence of any reasonable alternative. To
exceed fifteen percent (15%), a variance
from the Administrator is required. (Ord.
5157, 9-26-2005; Ord. 5450, 3-2-2009;
Ord. 5676, 12-3-2012)
7. Joint Use Driveways:
a. Benefits of: Joint use driveways re-
duce the number of curb cuts along indi-
vidual streets and thereby improve safety
and reduce congestion while providing
for additional on-street parking opportuni-
ties. Joint use driveways should be en-
couraged when feasible and appropriate.
(Ord. 4517, 5-8-1995)
b. Where Permitted: Adjoining com-
mercial or industrial uses may utilize a
joint use driveway where such joint use
driveway reduces the total number of
driveways entering the street network,
subject to the approval of the Department
of Community and Economic Develop-
ment. Joint use driveways must be cre-
ated upon the common property line of
the properties served or through the
granting of a permanent access ease-
ment when said driveway does not exist
upon a common property line. Joint use
access to the driveway shall be assured
by easement or other legal form accept-
able to the City. (Ord. 3988, 4-28-1986;
Ord. 4517, 5-8-1995; Ord. 5450,
3-2-2009; Ord. 5727, 10-20-2014)
8. Driveways Providing Access or Con-
nection To and From the State Highway
System: Any driveway providing access or
connection to or from the state highway sys-
tem shall be designed and installed pursuant
to RMC 4-6-060F.10. (Ord. 5413,
10-13-2008)
J. LOADING SPACE STANDARDS:
1. Loading Space Required: For all build-
ings hereafter erected, reconstructed or en-
larged, adequate permanent off-street
loading space shall be provided if the activity
carried on in such building requires deliveries
to it or shipments from it of people or mer-
chandise. Loading space shall be in addition
to required off-street parking spaces.
4-4-090C
4 - 41 (Revised 2/15)
2. Plan Required: Loading space shall be
shown on a plan and submitted for approval
by the Department of Community and Eco-
nomic Development. (Ord. 5729, 10-20-
2014)
3. Projection into Streets or Alleys Pro-
hibited: No portion of a vehicle taking part in
loading or unloading activities shall project
into a public street or alley. Ingress and
egress points from public rights-of-way at
designated driveways shall be designed and
located in such a manner as to preclude off-
site or on-street maneuvering of vehicles.
4. Minimum Clear Area for Dock High
Loading Doors: Buildings which utilize dock-
high loading doors shall provide a minimum
one hundred feet (100') of clear maneuvering
area in front of each door.
5. Minimum Clear Area for Ground Level
Loading Doors: Buildings which utilize
ground level service or loading doors shall
provide a minimum of forty five feet (45') of
clear maneuvering area in front of each door.
(Ord. 3988, 4-28-1986)
K. MODIFICATIONS:
1. Special Provisions for Use of Paved
Recreation Space for Parking: The Building
Department may authorize the use of space
designated and primarily used for recreation
purposes for a portion of the required parking
space provided the space conforms to the fol-
lowing conditions: Such parking areas shall
be subject to all locational and developmental
provisions of this Section; such portions of
the recreation area to be used for parking
shall be paved with a durable, dustless sur-
face of a permanent nature; and such parking
space may be credited only to space require-
ments of the principal use which it is intended
to serve. (Ord. 4517, 5-8-1995)
2. Modification of Standards: See RMC
4-9-250D.
L. DEFERRAL OF INSTALLATION OF
REQUIRED IMPROVEMENTS:
See RMC 4-9-060. The requirement of a bond for
landscape installation may be waived upon ap-
proval of the Department of Community and Eco-
nomic Development and upon written application
by the applicant. (Ord. 3718, 3-28-1983; Ord.
3988, 4-28-1986; Ord. 5729, 10-20-2014)
M. APPEALS:
To Hearing Examiner pursuant to RMC 4-8-110.
4-4-090 REFUSE AND
RECYCLABLES STANDARDS:
A. APPLICABILITY:
All new developments for multi-family residences,
commercial, industrial and other nonresidential
uses shall provide on-site refuse and recyclables
deposit areas and collection points for collection
of refuse and recyclables in compliance with this
Section.
B. EXEMPTION FOR SINGLE FAMILY
AND TWO (2) ATTACHED RESIDENCES
(DUPLEXES):
Single family and two (2) attached residences
(duplexes) shall be exempt from these require-
ments for refuse and recyclables deposit areas.
C. GENERAL REQUIREMENTS
APPLICABLE TO ALL USES (EXCEPT
SINGLE FAMILY AND TWO (2) ATTACHED
DWELLING UNITS):
1. Dimensions: Dimensions of the refuse
and recyclables deposit areas shall be of suf-
ficient width and depth to enclose containers
4-4-090C
(Revised 2/15)4 - 42
for refuse and recyclables, and to allow easy
access.
2. Location in Setback or Landscape Ar-
eas Prohibited: Outdoor refuse and recycla-
bles deposit areas and collection points shall
not be located in any required setback or
landscape areas.
3. Special Setbacks from Residential
Properties: Outdoor refuse and recyclables
deposit areas and collection points shall not
be located within fifty feet (50') of a lot zoned
residential, except by approval through the
site development plan review process, or
through the modification process if exempt
from site development plan review. (Ord.
5676, 12-3-2012; Ord. 5744, 1-12-2015)
4. Obstruction Prohibited: Collection
points shall be located in a manner so that
hauling trucks do not obstruct pedestrian or
vehicle traffic on-site, or project into any pub-
lic right-of-way.
5. Collocation Encouraged: When possi-
ble, the recyclables deposit areas and collec-
tion points shall be located near garbage
collection areas to encourage their use. (Ord.
5676, 12-3-2012)
6. Signage Required: Refuse or recycla-
bles deposit areas shall be identified by signs
not exceeding two (2) square feet.
7. Architectural Design of Deposit Areas
to Be Consistent with Primary Structure:
Architectural design of any structure enclos-
ing an outdoor refuse or recyclables deposit
area or any building primarily used to contain
a refuse or recyclables deposit area shall be
consistent with the design of the primary
structure(s) on the site as determined by the
Development Services Division Director.
8. Screening of Deposit Areas: Garbage
dumpsters, refuse compactor areas, and re-
cycling collection areas must be fenced or
screened. A six foot (6') wall or fence shall en-
close any outdoor refuse or recyclables de-
posit area. In cases where Zoning Code
fencing provisions conflict with the six foot (6')
wall or fence requirement, the Zoning Code
provisions shall rule. Refuse and recyclables
deposit areas located in industrial develop-
ments that are greater than one hundred feet
(100') from residentially zoned property are
exempted from this wall or fence requirement.
9. Minimum Gate Opening and Minimum
Vertical Clearance: Enclosures for outdoor
refuse or recyclables deposit areas/collection
points and separate buildings used primarily
to contain a refuse or recyclables deposit
area/collection point shall have gate open-
ings at least twelve feet (12') wide for haulers.
In addition, the gate opening for any separate
building or other roofed structure used pri-
marily as a refuse or recyclables deposit
area/collection point shall have a vertical
clearance of at least fifteen feet (15').
10. Weather Protection: Weather protec-
tion of refuse and recyclables shall be en-
4-4-090E
4 - 43 (Revised 3/13)
sured by using weather-proofed containers or
by providing a roof over the storage area.
11. Approval of Screening Detail Plan
Required: A screening detail plan must be
approved by the Development Services Divi-
sion prior to the issuance of building or con-
struction permits.
D. MULTI-FAMILY DEVELOPMENTS –
ADDITIONAL REQUIREMENTS FOR
DEPOSIT AND COLLECTION AREAS:
The refuse and recyclables deposit area and col-
lection points for multi-family residences shall be
apportioned, located and designed as follows:
1. Minimum Size: A minimum of one and
one-half (1-1/2) square feet per dwelling unit
in multi-family residences shall be provided
for recyclables deposit areas, except where
the development is participating in a City-
sponsored program in which individual recy-
cling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling
unit shall be provided for refuse deposit ar-
eas. A total minimum area of eighty (80)
square feet shall be provided for refuse and
recyclables deposit areas.
2. Minimum Number of Deposit Areas:
There shall be a minimum of one refuse and
recyclables deposit area/collection point for
each project. There shall be at least one de-
posit area/collection point for every thirty (30)
dwelling units.
3. Dispersal of Deposit Areas: The re-
quired refuse and recyclables deposit areas
shall be dispersed throughout the site when a
residential development comprises more
than one building.
4. Location within Structures Possible:
Refuse and recyclables deposit areas and
collection points may be located in separate
buildings/structures or outdoors. Refuse and
recyclables deposit areas may be located
within residential buildings, providing that
they are in compliance with the Uniform Fire
Code, and that collection points are easily
and safely accessible to hauling trucks.
5. Maximum Distance from Building En-
trance: Refuse and recyclables deposit ar-
eas and collection points shall be located no
more than two hundred feet (200') from a
common entrance of a residential building, al-
lowing for easy access by residents and haul-
ing trucks.
6. Site Plan Location: If refuse or recycla-
ble containers are located within a building,
then the space which these facilities utilize as
well as parking space for refuse/recyclable
container-towing vehicles must be clearly
shown on plans submitted to the City. Addi-
tionally, an exterior space must be provided to
accommodate the container(s) on refuse/re-
cyclable pick-up days. (Ord. 4971, 6-10-2002)
7. Parking Space Obstruction Prohib-
ited: Refuse and recyclable containers, and
associated refuse/recyclable container-tow-
ing vehicles may not obstruct a required park-
ing space at any time. (Ord. 4971, 6-10-2002)
8. Storage in Required Parking Space
Prohibited: Refuse and recyclable contain-
ers, and associated refuse/recyclable con-
tainer-towing vehicles may not be stored in
the minimum required parking spaces for a
development. (Ord. 4971, 6-10-2002)
E. COMMERCIAL, INDUSTRIAL, AND
OTHER NONRESIDENTIAL
DEVELOPMENTS – ADDITIONAL
REQUIREMENTS FOR DEPOSIT AND
COLLECTION AREAS:
The refuse and recyclables deposit areas and
collection points for commercial, industrial and
other nonresidential developments shall be ap-
portioned, located and designed as follows:
1. Location: Refuse and recyclables de-
posit areas and collection points may be allo-
cated to a centralized area, or dispersed
throughout the site, in easily accessible areas
for both users and hauling trucks.
2. Accessibility May Be Limited: Access
to refuse and recyclables deposit areas and
collection points may be limited, except dur-
ing regular business hours and/or specific
collection hours.
3. Office, Educational and Institutional
Developments – Minimum Size: In office,
educational and institutional developments, a
minimum of two (2) square feet per every one
thousand (1,000) square feet of building
4-4-090F
(Revised 3/13)4 - 44
gross floor area shall be provided for recycla-
bles deposit areas and a minimum of four (4)
square feet per one thousand (1,000) square
feet of building gross floor area shall be pro-
vided for refuse deposit areas. A total mini-
mum area of one hundred (100) square feet
shall be provided for recycling and refuse de-
posit areas.
4. Manufacturing and Other Nonresiden-
tial Developments – Minimum Size: In
manufacturing and other nonresidential de-
velopments, a minimum of three (3) square
feet per every one thousand (1,000) square
feet of building gross floor area shall be pro-
vided for recyclables deposit areas and a
minimum of six (6) square feet per one thou-
sand (1,000) square feet of building gross
floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred
(100) square feet shall be provided for recy-
cling and refuse deposit areas.
5. Retail Developments – Minimum Size:
In retail developments, a minimum of five (5)
square feet per every one thousand (1,000)
square feet of building gross floor area shall
be provided for recyclables deposit areas and
a minimum of ten (10) square feet per one
thousand (1,000) square feet of building
gross floor area shall be provided for refuse
deposit areas. A total minimum area of one
hundred (100) square feet shall be provided
for recycling and refuse deposit areas.
F. MODIFICATIONS:
Whenever there are practical difficulties involved
in carrying out the provisions of this Section, mod-
ifications may be granted for individual cases in
accordance with the procedures and review crite-
ria in RMC 4-9-250D.
G. APPEALS:
Any decisions made in the administrative process
described in this Section may be appealed to the
Community and Economic Development Admin-
istrator within fifteen (15) days and filed, in writing,
with the Department of Community and Economic
Development. The Administrator shall give sub-
stantial weight to any discretionary decision of the
City rendered pursuant to this Section. (Ord.
4376, 11-16-1992, Ord. 4703, 2-2-1998; Amd.
Ord. 4963, 5-13-2002; Ord. 5156, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
4-4-095 SCREENING AND STORAGE
HEIGHT/LOCATION LIMITATIONS:
A. PURPOSE:
The purpose of this Section is to provide screen-
ing standards for mechanical equipment and out-
door service and storage areas to reduce
visibility, noise, and related impacts while allowing
accessibility for providers and users.
B. APPLICABILITY:
The standards contained in this Section shall ap-
ply to:
1. New or Replacement Equipment/Ac-
tivity: All proposals for new or replacement
surface mounted equipment, rooftop equip-
ment, outdoor storage, loading, repair, main-
tenance, work and/or retail areas.
2. Enlargement or Exterior Modifications
of Existing Structures: Sites with existing
surface mounted equipment, rooftop equip-
ment, outdoor storage, loading, repair, main-
tenance, work and/or retail areas, that are not
screened in conformance with this Section
shall be required to conform to the screening
requirements of this Section if enlarged or al-
tered when the cost of additions, expansions,
or alterations exceeds fifty percent (50%) of
the assessed value of the existing structure
or use shall result in the application of this
Section; provided, that interior alterations or
improvements which do not result in the exte-
rior modification of an existing building, struc-
ture, or use shall be exempt from these
provisions.
C. AUTHORITY:
The Community and Economic Development Ad-
ministrator shall determine compliance with these
standards concurrently with any development
permit review. (Ord. 5676, 12-3-2012)
D. SURFACE MOUNTED EQUIPMENT:
1. General Screening: All on-site surface
mounted utility equipment shall be screened
from public view. Screening shall consist of
equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height
at least as high as the equipment it screens,
or a landscaped visual barrier allowing for
reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of
4-4-095I
4 - 45 (Revised 2/15)
materials and/or colors compatible with build-
ing materials.
a. Industrial Zone Exemption: Sur-
face mounted equipment located in in-
dustrial developments that are greater
than one hundred feet (100') from resi-
dentially zoned property and/or public
streets are exempted from requirements
in subsection D1 of this Section, General
Screening.
E. ROOF-TOP EQUIPMENT:
All operating equipment located on the roof of any
building shall be enclosed so as to be screened
from public view. Subject to the Administrator’s
discretion, shielding shall consist of the following:
1. New Construction: Roof wells, cleresto-
ries, or parapets, walls, solid fencing, or other
similar solid, nonreflective barriers or enclo-
sures.
2. Additions to Existing Buildings:
Where the existing roof structure cannot
safely support the required screening, or
where the integrity of the existing roof will be
compromised by the screening, the Adminis-
trator may require painting of the equipment
to match the approximate color of the back-
ground against which the equipment is
viewed, or an equivalent nonstructural
method to reduce visibility. (Ord. 5676,
12-3-2012; Ord. 5746, 1-12-2015)
F. OUTDOOR STORAGE, LOADING,
REPAIR, MAINTENANCE AND WORK
AREAS:
1. Outdoor Loading – Multi-Family
Zones: Loading areas shall be screened by a
solid barrier fence or landscaping, or some
combination thereof as determined through
the site plan development review process or
the modification process for site plan devel-
opment review exempt proposals.
2. Outdoor Loading, Repair, Mainte-
nance and Work Areas – Commercial and
Industrial Zones: Screening is not required,
except when the subject commercial or in-
dustrial lot abuts or is adjacent to a residen-
tially zoned lot and the regulated activity is
proposed on the side of the property abutting
or adjacent to the listed zones. In such cases,
a fence, or landscaping, or a landscaped
berm, or any combination of the same is re-
quired to achieve adequate visual or acousti-
cal screening. These provisions may be
modified through the site plan development
review process, or the modification process
for site plan exempt proposals, where the ap-
plicant can show that the same or better re-
sult will occur because of creative design
solutions, unique aspects or use, etc. (Ord.
5744, 1-12-2015)
3. Outdoor Storage – Commercial or In-
dustrial Zones: When permitted by the un-
derlying zone, outdoor storage must be
screened from adjacent or abutting properties
and public rights-of-way. Outdoor storage
uses shall provide sight-obscuring fences or
solid walls a minimum of six feet (6') in height,
berming, and/or landscaping as determined
by the Administrator to achieve adequate vi-
sual or acoustical screening. Outside storage
shall not be permitted in any required setback
area. Products or materials covered by build-
ings with roofs but without sides shall be con-
sidered outside storage and subject to the
screening provisions of this Section. Exterior
sales of autos, boats and motorcycles are not
considered outdoor storage.
a. Special Outdoor Storage Height
Requirements, Industrial Zones: Lim-
ited to fifteen feet (15') in height. (Ord.
5676, 12-3-2012)
G. VEHICLE STORAGE SCREENING, CA
ZONE:
In lieu of subsection F3 of this Section, vehicle
storage screening shall include the following:
fencing, berming, enclosing walls and landscap-
ing, as determined by the Administrator, sufficient
to achieve substantial visual and acoustical
screening, shall be provided to screen adjacent
and abutting properties, public rights-of-way and
limited rights-of-way. (Ord. 5676, 12-3-2012)
H. OUTDOOR RETAIL SALES – CD
ZONE:
Outdoor retail sales uses in the CD Zone must be
fully enclosed on all sides and screened from
view of adjacent uses and abutting public streets.
I. VARIANCES:
A variance to standards that are not otherwise al-
lowed to be altered via another process in accor-
4-4-095J
(Revised 2/15)4 - 46
dance with subsections D through G of this
Section may be sought pursuant to RMC 4-9-250.
J. APPEALS:
See RMC 4-8-110. (Ord. 4963, 5-13-2002)
4-4-100 SIGN REGULATIONS:
A. PURPOSE:
It is the purpose of these regulations to provide a
means of regulating signs so as to promote the
health, safety, morals, general welfare, social and
economic welfare and esthetics of the City of
Renton. Signs are erected to provide information
for the benefit and convenience of pedestrians
and motorists and should not detract from the
quality of urban environment by being competitive
or garish. Signs should complement and charac-
terize the environment which they serve to give
their respective areas a unique and pleasing
quality. The regulations of this Code are not in-
tended to permit any violations of any other lawful
ordinance. The purposes of this Section are im-
plemented through the establishment of stan-
dards for the type, placement, scale, and
construction of signs which varies by use, zoning
district, or City Center sign district. (Ord. 2877,
9-9-1974; Amd. Ord. 4720, 5-4-1998)
B. APPLICABILITY AND AUTHORITY:
1. Applicability: No sign shall hereafter be
erected, re-erected, constructed or altered,
except as provided by this Code and a permit
for the same has been issued by the Building
Official.
2. Permits Required: A separate permit
shall be required for a sign or signs for each
business entity and/or a separate permit for
each group of signs on a single supporting
structure. In addition, electrical permits shall
be obtained for electric signs. (Ord. 4629,
8-19-1996)
3. Periodic Inspection of Signs: All signs
controlled by this Section shall be subject to
inspection and periodic reinspection by the
Community and Economic Development Ad-
ministrator. (Ord. 3719, 4-11-1983; Amd. Ord.
4832, 3-6-2000; Ord. 5450, 3-2-2009)
4. Authority of Community and Eco-
nomic Development Administrator: The
Community and Economic Development Ad-
ministrator is hereby authorized and directed
to enforce all the provisions of this section.
The Administrator may order the removal of
any sign that is not maintained in accordance
with the provisions of subsection D3 of this
section. (Ord. 2877, 9-9-1974; Amd. Ord.
3719, 4-11-1983; Ord. 4832, 3-6-2000; Ord.
5450, 3-2-2009)
5. Exemptions from Sign Code Regula-
tions:
a. Indoor Signage: This Code does
not apply to any signs or sign structures
located within a building. (Ord. 2877,
9-9-1974, Amd. Ord. 4720, 5-4-1998)
b. Government and Utility Signage:
Nothing in this Code shall be interpreted
as controlling public and informational
signs placed on the public right-of-way by
any governmental agency or public utility
having underground or overhead installa-
tions. (Ord. 2877, 9-9-1974)
c. Awning, Canopy, and Marquee
Structures Having No Signage: Aw-
nings and canopies shall meet the appli-
cable provisions of the adopted edition of
the International Building Code. (Ord.
4720, 5-4-1998; Ord. 5450, 3-2-2009)
6. Exceptions from Permit Require-
ments: The following shall not require a sign
permit. These exceptions shall not be con-
strued as relieving the owner of any sign from
the responsibility of its erection, maintenance
and compliance with any other law or ordi-
nance regulating the same.
a. Bulletin Boards: Bulletin board not
over twelve (12) square feet in area on
one face for each public, charitable or re-
ligious institution when the same is lo-
cated on the premises of said institution.
b. City Sponsored Signs: Temporary
signs for the purpose of announcing or
promoting a City sponsored community
fair, festival, or event. Such decorations
and signs may be displayed no more
than fourteen (14) calendar days prior to
and during the fair, festival, or event. All
4-4-100B
4 - 46.1 (Revised 3/13)
decorations and signs must be removed
within five (5) calendar days following the
end of the fair, festival or event. Excep-
tions to the time limitations may be ap-
proved by the Mayor’s office. The
temporary signs may be located on or
over public rights-of-way with approval of
the sign placement by the City of Renton
Transportation Systems Division.
c. City Sponsored or Co-Sponsored
Signs and Displays: City sponsored or
co-sponsored signs, banners, or decora-
tions subject to approval of the Mayor’s
office. These signs, banners, and dis-
plays may be located on or over public
rights-of-way with approval of the sign
placement by the City of Renton Trans-
portation Systems Division. (Amd. Ord.
4848, 6-26-2000)
d. Construction Signs:
i. Construction Advertising: One
temporary sign per street frontage,
not exceeding thirty two (32) square
feet in area on one face, denoting the
architect, engineer, contractor, finan-
cier, developer and/or future site oc-
cupant or tenant when placed on the
site of new construction and/or build-
ing or site renovation.
ii. Temporary Replacement Sig-
nage: Existing uses which have re-
moved permanent signage during a
construction project may install tem-
porary banners and/or rigid portable
signs in lieu of permanent signage.
Only one banner or rigid portable
sign shall be allowed per street front-
age. Wall-hung and wall-pole strung
banners shall not exceed one hun-
dred (100) square feet in size, pole-
hung banners shall not exceed
twenty (20) square feet in size, and
rigid portable signs shall not exceed
thirty two (32) square feet in size.
The above temporary signage may
only be displayed in conjunction with
a valid building or construction per-
mit. Temporary replacement signs
shall be removed at, or prior to, the fi-
nalization of the building permit.
(Amd. Ord. 4859, 9-18-2000)
e. Copy Changes: The changing of the
advertising copy or message on a
painted or printed sign, theater marquee
and similar signs specifically designed for
the use of replaceable copy.
f. Credit Signs: Signs of not over two
(2) square feet advertising that credit is
available to members of monetary institu-
tions.
g. Flags: National, State, county and
municipal flags properly displayed. In ad-
dition, one corporate or institutional flag
may be properly displayed per site. (Ord.
4848, 6-26-2000)
h. Garage Sale Signs: See RMC
4-4-100J3. (Ord. 5062, 1-26-2004)
i. Holiday Displays: Temporary signs
and decorations customary for special
holidays, observed by the federal, state
or municipal government erected entirely
on private property. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
j. Memorial Signs: Memorial signs or
tables, names of buildings and dates of
erection, when cut into any masonry sur-
face or when constructed of bronze or
other incombustible materials. (Ord.
4629, 8-19-1996; Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
k. Modifications Not Requiring
Structural or Electrical Changes:
i. Outside of City Center: Paint-
ing, repainting or cleaning of an ad-
vertising structure or the changing of
the advertising copy or message
thereon shall not be considered an
erection or alteration which requires
sign permit unless a structural or
electrical change is made. (Ord.
4629, 8-19-1996; Amd. Ord. 4720,
5-4-1998)
ii. Inside City Center Sign Regu-
lation Boundaries: Painting, re-
painting or cleaning of an advertising
structure shall not be considered an
erection or alteration which requires
sign permit unless a structural or
electrical change is made. A change
4-4-100C
(Revised 3/13)4 - 46.2
of sign face shall be subject to permit
requirements. (Ord. 4720, 5-4-1998;
Amd. Ord. 4848, 6-26-2000; Ord.
5062, 1-26-2004)
l. Open House Signs. (Amd. Ord.
4848, 6-26-2000; Ord. 5062, 1-26-2004)
m. Political Signs: Political signs less
than thirty-two (32) square feet on one
face as herein defined. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004; Ord.
5604, 6-6-2011)
n. Public Art: Sculptures, wall paint-
ings, murals, collages, banners and other
design features which do not incorporate
advertising or identification, consistent
with the provisions and procedures of the
Public Art Exemption, RMC 4-9-160.
(Amd. Ord. 4848, 6-26-2000; Ord. 5062,
1-26-2004)
o. Public Service Signs: Nonadvertis-
ing and nonpromotional signs such as cit-
izen recognition signs, neighborhood
welcome signs, signs indicating scenic or
historic points of interest, or other signs of
similar nature as determined by the De-
velopment Services Division. Such signs
may be located in any zone and shall re-
quire approval of the Development Ser-
vices Division. These signs may be
located on or over public rights-of-way
with approval of the sign placement by
the City of Renton Transportation Sys-
tems Division. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
p. Real Estate Signs: Open house
signs as described in subsection J2b(i) of
this Section and freestanding real estate
signs as described in subsection J2c of
this Section. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004; Ord.
5496, 10-5-2009)
q. Safety Information Signs: Signs of
public service companies indicating dan-
ger and/or service or safety information.
(Amd. Ord. 4848, 6-26-2000; Ord. 5062,
1-26-2004)
r. Small Parking and Traffic Control
Signs: Parking and traffic control signs
two (2) square feet or less on private
property. (Amd. Ord. 4848, 6-26-2000;
Ord. 5062, 1-26-2004)
s. Small Wall Signs: One on-premises
sign, not electrical or illuminated, two (2)
square feet or less on one face which is
affixed permanently on a plane parallel to
the wall on the wall located entirely on pri-
vate property. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
t. Weekend and Holiday Display Sig-
nage for Vehicle and Vessel Sales in
the Automall Overlay Districts: Bal-
loons, with no limit on size or number per
site, may be displayed on Fridays, Satur-
days, and Sundays, federal legal holi-
days and December 26 – 31. (Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
u. Banner Signage for Vehicle and
Vessel Sales in the Automall Overlay
Districts: Wall-hung and pole-hung ban-
ners are permitted as follows:
i. Wall-Hung Banner Size and Lo-
cation Limitations: Wall-hung ban-
ners shall not exceed one hundred
(100) square feet in size. There are
no restrictions on the number per
wall or number per site. Wall-hung
banners shall not cover up perma-
nent signage or address numbers.
ii. Pole-Hung Banner Size and
Location Limitations: Pole-hung
banners shall not exceed twenty (20)
square feet in size. No more than one
pole-hung banner shall be located on
any on-site pole or light standard.
There are no restrictions on the num-
ber of pole-hung banners per site.
(Ord. 4848, 6-26-2000; Ord. 5062,
1-26-2004)
C. PROHIBITED SIGNS AND DEVICES:
The following signs or devices are specifically
prohibited:
1. Signs Which Violate State Regula-
tions: All signs not complying with the Wash-
ington State Highway Department regulations
abutting State roads. (Ord. 4629, 8-19-1996;
Ord. 5676, 12-3-2012)
4-4-100C
4 - 46.3 (Revised 3/13)
2. Signs Which Interfere with Traffic
Control: Any sign using the words “stop”,
“look”, “danger” or any other word, symbol or
character which might confuse traffic or de-
tract from any legal traffic control device. No
sign shall be erected in such a manner as to
confine or obstruct the view or interpretation
of any official traffic sign, signal or device.
(Ord. 4629, 8-19-1996; Amd. Ord. 4720,
5-4-1998)
3. Animated, Revolving, Blinking and
Flashing Signs:
a. Outside City Center: All of the fol-
lowing signs located within seventy five
feet (75') of the public right-of-way with
any of the following features: animated,
revolving more than eight (8) revolutions
per minute, blinking and flashing. Excep-
tions are public service signs, such as
those which give the time, temperature
and/or humidity, and electronic message
boards/signs for public facilities and car
dealers located within the Automall
Area(s). (Ord. 4629, 8-19-1996, Amd.
Ord. 4724, 5-11-1998; Ord. 4766,
3-1-1999).
b. Inside City Center Sign Regulation
Area Boundaries: In the City Center, all
of the following signs with any of the fol-
lowing features: animated, revolving,
blinking and flashing. Exceptions are
public service signs, such as those which
give the time, temperature and/or humid-
ity, and barber poles.
4. Devices of a Carnival Nature: Balloons,
flags, pennants/streamers, wind-animated
objects, searchlights, inflatable statuary, and
similar devices of a carnival nature except as
specifically provided in subsections B6, Ex-
emptions from Permit Requirements, and J6,
Event Signs, of this Section. (Amd. Ord.
4848, 6-26-2000)
5. Banners and Rigid Portable Signs:
Banners and rigid portable signs or any simi-
lar sign which is not permanently mounted,
except for those signs specifically permitted
by subsections B6, Exceptions from Permit
Requirements, and J, Temporary Signs, of
this Section. (Amd. Ord. 4832, 3-6-2000; Ord.
4848, 6-26-2000)
6. Signs Which Obscure Vision: There
shall be no signs allowed within twenty feet
(20') of intersections or driveways which shall
obscure vision between the height of three
feet (3') and ten feet (10') of the street or
driveway grade.
7. Signs on Stationary Vehicles: Station-
ary motor vehicles, trailers and related de-
vices to circumvent the intent of this Code.
(Ord. 4629, 8-19-1996)
8. Signs over Public Right-of-Way: Signs
over public right-of-way other than signs
specified in subsection L2 of this Section,
projecting signs, temporary cloth signs per
subsection J1c of this Section, City spon-
sored signs and public service signs per sub-
sections B6b, B6c and B6o of this Section.
(Ord. 4629, 8-19-1996; Amd. Ord. 4720,
5-4-1998)
9. Signs on Public Right-of-Way: Signs
on public right-of-way other than real estate
kiosk signs, temporary and portable signs al-
lowed by subsection J of this Section; and
subsections B6b, City Sponsored Signs; B6c,
City Sponsored or Co-Sponsored Signs and
Displays; B6o, Public Service Signs; B6q,
Safety Information Signs; and I, Signs on
Public Right-of-Way, of this Section. (Ord.
3719, 4-11-1983; Amd. Ord. 4832, 3-6-2000;
Ord. 4848, 6-26-2000; Ord. 5062, 1-26-2004;
Ord. 5496, 10-5-2009)
10. Off-Premises Signs: Except tempo-
rary and portable signs allowed by subsec-
tions J of this Section; City sponsored signs
and public service signs per subsections
B6b, City Sponsored Signs; B6c, City Spon-
sored or Co-Sponsored Signs and Displays;
and B6o, Public Service Signs, of this Sec-
tion. (Ord. 4172, 9-12-1988; Amd. Ord. 4629,
8-19-1996; Ord. 4832, 3-6-2000; Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
11. Roof Signs within the City Center
Sign Regulation Area, subsection H of this
Section, shall be prohibited. (Ord. 4720,
5-4-1998)
12. Signs Obscuring Address Numbers.
(Ord. 4848, 6-26-2000)
13. Signs Located in Designated Fire
Lanes: Signs shall not encroach within any
4-4-100D
(Revised 3/13)4 - 46.4
on-site fire lane, i.e., a minimum clearance of
fourteen feet (14') in height and twenty feet
(20') in width. (Ord. 4848, 6-26-2000)
14. Perimeter Street Landscaping: No
sign shall be located within required perime-
ter street landscaping. (Ord. 4848,
6-26-2000)
15. Signs on Vegetation: No sign or adver-
tising device shall be attached or hung on or
from a tree or shrub. (Ord. 4848, 6-26-2000)
16. Real Estate Signs:
a. Any off-premises real estate sign, ex-
cept open house, real estate directional,
and real estate kiosk signs.
b. In no case shall any real estate sign
be less than four (4) square feet, except
for open house signs.
c. Any off-premises real estate sign lo-
cated at the same intersection corner, or
location as an approved public service
sign or public art.
d. Any real estate sign closer than four
feet (4') to the edge of a public roadway.
e. Any real estate sign placed in a man-
ner as to constitute a public safety hazard
as determined by the Development Ser-
vices Division. (Ord. 5062, 1-26-2004;
Ord. 5496, 10-5-2009)
D. GENERAL REQUIREMENTS FOR
SIGNS:
1. Permit Fees: At the time of issuing a per-
mit to erect or install a sign or device con-
trolled by this Code, the Building Official shall
collect a fee pursuant to RMC 4-1-140M.
2. Method of Calculating Sign Area: For
the purpose of computing the maximum per-
mitted size and permit fee, freestanding let-
ters or characters, where no background is
specially provided, the area shall be consid-
ered as that encompassed by drawing
straight lines at the extremities of the shapes
to be used.
3. Sign Maintenance Required: All signs,
together with all of their supports, braces,
guys and anchors, shall be kept in repair and
in proper state of preservation. The surfaces
of all signs shall be kept neatly painted or
posted at all times. The ground area shall be
neat and orderly. (Ord. 3719, 4-11-1983)
4. Appearance of Signs: If a sign is visible
from more than one direction, all areas not in-
tended as display surfaces including the back
and sides shall be designed so that such ar-
eas are given a finished and pleasing appear-
ance with the display surfaces visible only
from the directions that they are intended to
be seen. (Ord. 2504, 9-23-1969)
5. Lighting: All illuminated signs shall be
designed and located in such a manner as to
avoid undue glare or reflection of light. Unless
specifically restricted, signs may be internally
or externally illuminated, or have tube illumi-
nation. (Ord. 2504, 9-23-1969; Amd. Ord.
4720, 5-4-1998)
6. Removal of Signage Upon Closure of
Business:
a. City-Wide Outside of City Center:
Upon the closure and vacation of a busi-
ness or activity, the owner of said busi-
ness or activity shall have ninety (90)
days from the date of closure to remove
all signs relating to said business and ac-
tivity. If the owner of said business or ac-
tivity fails to remove said signs within the
designated time period, then the owner of
the property upon which said signs are
located shall remove said signs within
one hundred twenty (120) days of said
closure and vacation of premises. (Ord.
4720, 5-4-1998)
b. City Center Sign Regulation Area:
Upon the effective date of this Section
(June 8, 1998), the following regulations
shall govern sign removal in the City
Center Sign Regulation Area upon clo-
sure of business:
i. Timing and Responsibility for
Removal: Upon the closure and va-
cation of a business or activity, the
owner of said business or activity
shall immediately remove all signs
relating to said business and activity.
If the owner of said business or activ-
ity fails to remove said signs, then the
4-4-100D
4 - 46.5 (Revised 2/15)
owner of the property upon which
said signs are located shall remove
said signs within thirty (30) days of
said closure and vacation of prem-
ises. If the owner of the property fails
to remove the signs within the desig-
nated time limit, then the Building Of-
ficial may upon due notice enforce
civil penalty regulations per RMC
1-3-2. Prior to the end of the thirty
(30) day time period or time period
established upon notice by the City
pursuant to enforcement of civil pen-
alty regulations, a new tenant or the
property owner may request utiliza-
tion of existing signs or sign struc-
tures as regulated in paragraphs ii
through iv of this subsection.
ii. Exception for Conforming
Signs: Conforming signs and sign
structures may be utilized by a new
tenant or owner. The tenant or owner
shall submit a sign permit application
to confirm the conformity of the signs
and sign structures. Permit fees are
not required when the Administrator
determines that no change to the
conforming sign will be made. Where
there will be alterations or new sign
faces of the existing conforming
signs or sign structures, sign permit
fees shall apply. (Ord. 4720,
5-4-1998)
iii. Exception for Nonconforming
Signs: Nonconforming signs and
sign structures shall not be utilized by
a new tenant or owner unless one or
more of the following conditions is
present:
• The sign is considered to be of
historic value, and has been des-
ignated as such by the Renton
City Council through adoption of
a resolution or ordinance; or
• Replacement of sign faces may
be allowed if there is a change in
the corporate name of the busi-
ness due to merger, acquisition
or new management, but no
change in use or activity, and the
property was not vacated in the
transition. Such signs shall be
subject to applicable sign permit
and fee requirements; or
• A variance or modification was
granted to the previous tenant or
owner, and the conditions war-
ranting the variance or modifica-
tion are still present. The
approval or denial shall be docu-
mented by administrative deter-
mination. If the Administrator
indicates that conditions do not
appear to warrant continuation of
the previous variance or modifi-
cation, the applicant may submit
a new variance or modification
application; or
• The applicant proposes to alter
the nonconforming sign in order
to make it fully conforming. Alter-
ation of the sign shall be subject
to applicable sign permit and fee
requirements; or
• Application is made for a sign
modification or variance as ap-
propriate. If the above provisions
are not met, then the noncon-
forming sign or sign structure
shall be removed immediately.
(Ord. 3719, 4-11-1983, Amd.
Ord. 4422, 10-25-1993, Ord.
4720, 5-4-1998)
iv. Immediate Removal: If the pro-
visions of subsection D6b(iii) of this
Section are not met, then the non-
conforming sign or sign structure
shall be removed immediately. (Ord.
5676, 12-3-2012)
7. Nonconforming Signs: Any noncon-
forming signage which was erected prior to
the enactment of the Sign Code (September
9, 1974), or which was erected legally in ac-
cordance with the provisions of the sign ordi-
nance in effect at the time of erection, or
which has a valid building permit from the City
may remain in use by the existing business,
subject to the following:
a. The changing of advertising copy or
message thereon is permitted provided
no structural or electrical alteration is
made. A sign permit shall be obtained by
4-4-100E
(Revised 2/15)4 - 46.6
the existing business, unless exempt
from permit requirements pursuant to
subsection B6e of this Section. Other
proposed alterations are subject to sub-
sections D7b through D7d of this Section.
b. The sign shall be kept in a safe con-
dition. Nothing in this Section shall pre-
vent the strengthening or restoring to a
safe condition of any portion of a sign de-
clared unsafe by a proper authority. Legal
nonconforming signage is subject to all
requirements of this Code regarding
safety, maintenance, and repair.
c. Excluding the cost of changing ad-
vertising copy/messages per subsection
D7a of this Section, the cost of alterations
of a legal nonconforming sign shall not
exceed an aggregate cost of fifty percent
(50%) of the value of the sign, based
upon its replacement value, unless the
amount over fifty percent (50%) is used to
make the sign more conforming. Alter-
ations shall not result in or increase any
nonconforming condition.
d. The reconstruction, repairing, re-
building and continued use of a noncon-
forming sign damaged by fire, explosion,
or act of God, subsequent to the effective
date of these regulations (June 8, 1998),
may be allowed as follows: the work shall
not exceed fifty percent (50%) of its re-
placement value of the sign at the time
such damage occurred; otherwise, any
restoration or reconstruction shall con-
form to the regulations and standards
specified in this Section. (Ord. 4720,
5-4-1998)
E. SIZE, NUMBER AND HEIGHT OF
PERMANENT SIGNS:
1. Permitted and Prohibited Signs: Only
those signs specifically designated are per-
mitted; all others are prohibited. (Ord. 4464,
7-25-1994)
2. Location Limitations: Setbacks for sig-
nage shall be as listed in the applicable zone
as established by chapter 4-2 RMC. (Ord.
4464, 7-25-1994; Amd. Ord. 4720, 5-4-1998;
Ord. 5578, 11-15-2010)
3. Height Limits:
a. Signs within City Center: See sub-
section H of this Section.
b. Signs within Urban Design Sign
Regulation Area: See subsection G of
this Section.
c. Signs Outside City Center and
Outside Urban Design Sign Regula-
tion Areas: The height limitation for free-
standing, ground, projecting and
combination signs shall be the maximum
height of the zone or forty feet (40'),
whichever is less. Roof signs may extend
twenty feet (20') above the parapet wall.
This Section shall not apply to those
signs covered by subsection E5e of this
Section, Large Retail Uses, or subsection
G of this Section, Signs Within Urban De-
sign Area – Special Requirements, or
subsection H of this Section, Signs
Within City Center – Special Require-
ments, or subsection E5f(ii) of this Sec-
tion, Motor Vehicle Dealership Over One
Acre of Contiguous Ownership or Control
Located Within the Automall Area(s).
(Ord. 4464, 7-25-1994, Amd. Ord. 4720,
5-4-1998; Ord. 5066, 4-5-2004; Ord.
5578, 11-15-2010)
4. Signs Permitted in All Residential,
Commercial, and Industrial Zones: In all
residential, commercial and industrial zones
the following shall apply: (Ord. 5578,
11-15-2010)
a. Churches, Apartments, Subdivi-
sions, and Existing Legally Estab-
lished Nonconforming Businesses
within Residential Zones: Churches,
apartment buildings, subdivision devel-
opments, and existing legally established
nonconforming businesses within resi-
dential zones and similar occupancies lo-
cated in residential and mixed-use zones
may have two (2) on-premises identifying
signs of not over thirty two (32) square
feet in area on one face. The signs may
be illuminated but not animated, shall be
for location identification only and shall
display no copy, symbol or device other
than that in keeping with the develop-
ment. Freestanding signs shall not have
a height greater than six feet (6') above
4-4-100E
4 - 46.7 (Revised 2/15)
any established grade and shall be no
closer than five feet (5') to any lot line.
(Ord. 5675, 12-3-2012; Ord. 5749, 1-12-
2015)
i. Decorative Flags: Apartment
buildings, residential subdivision de-
velopments and similar occupancies
located in residential and mixed-use
zones may also display decorative
flags in accordance with the following
requirements:
(a) Permit Requirements:
Permit required.
(b) Sign Type: A lightweight
fabric or similar material, sup-
ported by a vertical or horizontal
staff.
(c) Allowed Uses: Multi-family
residential complexes and subdi-
visions of ten (10) or more units
or lots.
(d) Maximum Size: Each flag
shall not exceed twenty five (25)
square feet.
(e) Maximum Height: Flags,
including the supports, shall not
exceed the height limitations for
the zone in which it is located.
(f) Sign/Pole Location: Only
permissible when located within
one hundred feet (100') of the en-
trance to a subdivision or a multi-
family development. The sign/
pole shall be located on the de-
velopment premises and shall be
set back a minimum of one foot
from the property line for each
foot in height. (Amd. Ord. 4766,
3-1-1999; Ord. 5062, 1-26-2004)
b. Home Occupations: Only one
home occupation sign, not illuminated,
not exceeding two (2) square feet in area,
attached to the wall of the building with
the face of the sign in a plane parallel to
the plane of the wall is permitted.
c. Temporary Signs: Temporary signs
per subsection J of this Section are al-
lowed, except for cloth signs over public
right-of-way. (Ord. 3719, 4-11-1983;
Amd. Ord. 4172, 9-12-1988; Ord. 4720,
5-4-1998; Ord. 5062, 1-26-2004)
d. Public Facilities (Public Buildings,
Schools, Parks and Recreation Facili-
ties): Each individual public facility may
have one freestanding electronic or man-
ual message board, a maximum of twenty
five feet (25') in height and one hundred
fifty (150) square feet in size. In addition
to the message board sign, each individ-
ual facility may have one freestanding
sign not higher than six feet (6') above
any established grade for each street
frontage and no more than one hundred
(100) square feet. Freestanding signs
shall be no closer than ten feet (10') to any
street right-of-way or five feet (5') to any
side property line. In addition to the free-
standing signs, wall signs are permitted
with a total copy area not exceeding ten
percent (10%) of the building facade to
which it is applied. (Ord. 4766, 3-1-1999;
Ord. 5062, 1-26-2004)
5. Additional Signs Permitted in Com-
mercial and Industrial Zones: Except in the
City Center Sign Regulation Area, subsection
H of this Section, the following shall apply in
all commercial and industrial zones: (Ord.
5578, 11-15-2010)
a. Business Signs – General:
i. Freestanding, Ground, Roof
and Projecting Signs: Each individ-
ual business establishment may
have only one sign for each street
frontage of any one of the following
types: Freestanding, roof, ground,
projecting or combination. Each sign
shall not exceed an area greater than
one and one-half (1-1/2) square feet
for each lineal foot of property front-
age which the business occupies up
to a maximum of three hundred (300)
square feet; or if such sign is multi-
faced, the maximum allowance shall
not be more than three hundred
(300) square feet. However, a maxi-
mum of one-half (1/2) of the allowed
square footage is allowed on each
face. Businesses with less than
twenty five (25) lineal front feet may
4-4-100E
(Revised 2/15)4 - 46.8
have a sign of a maximum of twenty
(20) square feet per face.
ii. Wall Signs: In addition to the
signs in subsections E5c, Under
Marquee Signs, E5a(i), Business
Signs, E5f and E5g, Motor Vehicle
Dealership Over One Acre, E5e,
Large Retail Uses, and E5d, Shop-
ping Centers, wall signs are permit-
ted with a total copy area not
exceeding twenty percent (20%) of
the building facade to which it is ap-
plied. (Ord. 3719, 4-11-1983; Amd.
Ord. 4464, 7-25-1994; Amd. Ord.
4720, 5-4-1998)
b. Marquee Signs: Signs on marquees
conforming to subsection N of this Sec-
tion are permitted.
c. Under Marquee Signs: Under mar-
quee signs shall be limited to one such
sign per entrance for each business es-
tablishment. (Ord. 3719, 4-11-1983)
d. Shopping Centers:
i. Shopping centers less than ten
(10) acres may install:
•Freestanding Signs: One free-
standing sign for each street
frontage of the shopping center.
Each sign shall not exceed an
area greater than one and one-
half (1-1/2) square foot for each
linear foot of property frontage,
not to exceed one hundred fifty
(150) square feet per sign face
and a maximum of three hundred
(300) square feet including all
sign faces.
4-4-100E
4 - 47 (Revised 7/04)
ii. Shopping centers ten (10)
acres or greater may install:
•Freestanding Signs: One free-
standing sign per street frontage
not to exceed an area greater
than one and one-half (1-1/2)
square feet for each linear foot of
property frontage, up to a maxi-
mum of one hundred fifty (150)
square feet per sign face and a
maximum of three hundred (300)
square feet including all sign
faces, and;
•Optional Freestanding Sign: In
lieu of one of the freestanding
signs permitted above; one free-
standing identification sign for
listing the names of the occu-
pants of the shopping center.
The shopping center identifica-
tion sign shall not exceed an
area greater than one and one-
half (1-1/2) square feet for each
linear foot of property frontage,
not to exceed two hundred fifty
(250) square feet per sign face
and a maximum of five hundred
(500) square feet including all
sign faces.
e. Large Retail Uses: Property dedi-
cated primarily to retail sales may install
oversized signs as follows in lieu of sig-
nage permitted under subsections E5a(i),
Business Signs, and E5d, Shopping Cen-
ters, of this Section. (Ord. 4577,
1-22-1996)
i. Developments Over One Hun-
dred Twenty Five Thousand
(125,000) Square Feet: A commer-
cial development with a single build-
ing of a minimum of one hundred
twenty five thousand (125,000)
square feet in floor area dedicated
primarily to retail sales, provided all
or part of the property is located
within one thousand (1,000) feet of
the right-of-way of Interstate High-
way 405 or Highway 167, may install:
•Freestanding Signs: One free-
standing sign per street frontage
not to exceed an area greater
than one and one-half (1-1/2)
square feet for each linear foot of
property frontage, up to a maxi-
mum of one hundred fifty (150)
square feet per sign face and a
maximum of three hundred (300)
square feet including all sign
faces; and
•Optional Freestanding Sign: In
lieu of one of the freestanding
signs permitted above, for a
property frontage with a mini-
mum of two hundred (200) linear
feet, one freestanding sign not to
exceed two hundred fifty (250)
square feet per sign face and a
maximum of five hundred (500)
square feet including all sign
faces, and not to exceed sixty
feet (60′) in height; and
•Directional Sign: An additional
directional sign may be permitted
to locate within twenty (20) feet
of a recorded access easement
serving the subject property, pro-
vided the sign does not obscure
sight distance. This sign shall not
exceed thirty two (32) square
feet per sign face and a maxi-
mum of sixty four (64) square
feet including all sign faces.
(Ord. 4577, 1-22-1996, Ord.
4649, 1-6-1997)
ii. Big Box Retail Uses with over
Three Hundred Fifty Thousand
(350,000) Square Feet of Total
Building Area Located in the Em-
ployment Area Valley: Big box retail
uses with over three hundred fifty
thousand (350,000) square feet in to-
tal building area located in the Em-
ployment Area Valley may install:
•Large Freestanding Signs:
One on-premises freestanding
sign not to exceed one hundred
fifteen feet (115′) in height and
seven hundred (700) square feet
per face, and another such sign
not to exceed forty feet (40′) in
height and four hundred (400)
square feet per face; and
4-4-100E
(Revised 7/04)4 - 48
•Roof Signs: One roof-mounted
sign per building of up to four
hundred (400) square feet not to
exceed twenty feet (20′) in height
above the parapet wall and not to
exceed two (2) such signs per re-
tail center; and
•Additional Freestanding
Signs: Two (2) on-premises
freestanding signs per street
frontage, no more than eight feet
(8′) tall and no more than one
hundred (100) square feet per
side. (Ord. 4577, 1-22-1996;
Amd. Ord. 4990, 12-9-2002)
f. Motor Vehicle Dealership Over One
Acre of Contiguous Ownership or
Control Located Within the Auto Mall
Area(s):
i. Wall and Under Marquee
Signs: Each dealership is allowed its
appropriate wall or under marquee
sign as stated in the Sign Code, and
(Ord. 3719, 4-11-1983, Amd. Ord.
4707, 2-9-1998)
ii. Freestanding Signs: Each
dealership is allowed:
• One freestanding sign per street
frontage not to exceed an area
greater than one and one-half (1-
1/2) square feet for each lineal
foot of property frontage that the
business occupies up to a maxi-
mum of two hundred (200)
square feet per sign face, and a
maximum of four hundred (400)
square feet including all sign
faces, and not to exceed fifty feet
(50′) in height; or
• One freestanding sign per street
frontage not to exceed an area
greater than one and one-half (1-
1/2) square feet for each lineal
foot of property frontage, up to a
maximum of one hundred fifty
(150) square feet per sign face
and a maximum of three hundred
(300) square feet including all
sign faces, and not to exceed
fifty feet (50′) in height. In addi-
tion, each dealership is allowed a
maximum of two (2) accessory
ground signs per street frontage,
each for a separate business ac-
tivity located on the property that
can reasonably be related to the
primary business. These signs
shall not exceed a height of ten
feet (10′) and a total sign area of
twenty five (25) square feet if sin-
gle faced, or fifty (50) square feet
including all sign faces. The ac-
cessory signs must also maintain
a minimum twenty foot (20′) set-
back and be no closer than one
hundred fifty feet (150′) to any
other accessory ground sign.
(Ord. 3719, 4-11-1983, Amd.
Ord. 4707, 2-9-1998; Ord. 5066,
4-5-2004)
• One electronic message board
sign is permitted as a wall sign,
under marquee sign, or free-
standing sign as allowed by the
provisions stated above. (Ord.
4724, 5-11-1998; Amd. Ord.
5066, 4-5-2004)
g. Motor Vehicle Dealership Over
One Acre of Contiguous Ownership or
Control Located Outside the Auto Mall
Area:
i. Wall Signs: Each motor vehicle
dealership located outside the Auto
Mall area is allowed its appropriate
wall or under marquee sign as stated
in the Sign Code; and
ii. Freestanding Signs: Each mo-
tor vehicle dealership located outside
the Auto Mall area is allowed:
• One freestanding, roof, ground,
or projecting sign per street front-
age not to exceed an area
greater than one and one-half
(1-1/2) square feet for each lineal
foot of property frontage, up to a
maximum of one hundred fifty
(150) square feet per sign face
and a maximum of three hundred
(300) square feet including all
sign faces; or
4-4-100F
4 - 49 (Revised 2/15)
• One freestanding sign per street
frontage not to exceed an area
greater than one and one-half
(1-1/2) square feet for each lineal
foot of property frontage, up to a
maximum of one hundred (100)
square feet per sign face and a
maximum of two hundred (200)
square feet including all sign
faces. In addition, each dealer-
ship is allowed a maximum of
two (2) accessory ground signs
per street frontage, each for a
separate business activity lo-
cated on the property which can
reasonably be related to the pri-
mary business. These signs
shall not exceed a height of ten
feet (10') and a total sign area of
twenty five (25) square feet if sin-
gle faced or fifty (50) square feet
including all sign faces. The ac-
cessory signs must also maintain
a minimum twenty foot (20') set-
back and be no closer than one
hundred fifty feet (150') to any
other accessory ground sign.
(Ord. 4707, 2-9-1998)
h. Subdivision Identification Signs:
Commercial and/or industrial subdivi-
sions may have two (2) on-premises
identifying signs not over seventy five
(75) square feet on one face. These
signs must be no higher than six feet (6'),
or no closer to the street right-of-way
than ten feet (10') or five feet (5') to any
side property line. (Ord. 4172, 9-12-1988,
Amd. Ord. 4720, 5-4-1998)
i. Special Requirements for Speci-
fied Uses in the Commercial Office
(CO), Light Industrial (IL), Medium In-
dustrial (IM), and Heavy Industrial (IH)
Zones within One Hundred Feet (100')
of a Lot Zoned Residential:
i. Specified Uses – CO Zone
• Assisted Living
• Eating and Drinking Establish-
ments
• Retail Sales
• Indoor Recreation
• On-site Services
• Convalescent Centers
ii. Specified Uses – IL, IM, IH
Zones
• Mini-Mart
• On-site Services
iii. Sign Allowances for Specified
Uses in Subsections E5i(i) and
E5i(ii) of this Section:
•Freestanding Signs: One free-
standing sign per street frontage.
Freestanding signs shall be lim-
ited to six feet (6') in height above
grade and ten feet (10') from any
public right-of-way. Each sign
shall not exceed an area of one
square foot for each lineal foot of
property frontage, not to exceed
one hundred (100) square feet
per sign face and a maximum of
two hundred (200) square feet in-
cluding all sign faces.
•Wall Signs: In addition to the
freestanding sign(s), wall signs
are permitted with a total copy
area not exceeding ten percent
(10%) of the building facade to
which it is applied. (Ord. 4649,
1-6-1997; Amd. Ord. 4963,
5-13-2002; Ord. 5387, 6-9-2008;
Ord. 5744, 1-12-2015)
j. Self Storage Uses in the RM-F
Zone: Signage for permitted self-storage
uses in the RM-F Zone shall comply with
subsection E5i of this section except that
freestanding signs shall be limited to two
(2) signs or one per street frontage,
whichever is greater. (Ord. 4736,
8-24-1998; Amd. Ord. 4963, 5-13-2002)
F. SIGNS WITHIN SHORELINE AREAS –
SPECIAL REQUIREMENTS:
1. View Impairment Prohibited: Visual ac-
cess to water and shoreline from vistas and
viewpoints shall not be impaired by the place-
4-4-100G
(Revised 2/15)4 - 50
ment of signs. Where feasible, signs are to be
constructed against existing buildings or
structures to minimize visual obstruction of
the water and shoreline.
2. Location, Size and Type Limitations:
Outdoor advertising signs are to be limited to
areas of high intensity industrial and commer-
cial use, are to be stationary, nonblinking, and
of a size commensurate with the structure to
which they are fixed. Off-premises and non-
appurtenant signs are prohibited on the
shoreline.
3. Illuminated, Freestanding and Roof
Signs Prohibited: Illuminated or freestand-
ing signs, or any signs extending above roof-
lines, are prohibited on the shoreline except
for required navigational aids. (Ord. 3858,
11-5-1984)
G. SIGNS WITHIN URBAN DESIGN AREA
– SPECIAL REQUIREMENTS:
1. Applicability: The regulations of this
Section apply in addition to the regulations
listed in subsection E5 of this Section, Addi-
tional Signs Permitted in Commercial and In-
dustrial Zones, within Urban Design Districts
‘C’ and ‘D’ as defined in RMC 4-3-100B1biii
and iv, respectively, as they exist or may be
amended. (Ord. 5675, 12-3-2012)
2. Purpose: To provide a means of identify-
ing and advertising businesses, provide di-
rectional assistance, encourage signs that
are both clear and of appropriate scale for the
project, encourage quality signage that con-
tributes to the character of the Urban Center
and the Center Village, and create color and
interest.
3. (Repealed by Ord. 5675, 12-3-2012)
4. General Requirements:
a. Integration: Signage shall be an in-
tegral part of the design approach to the
building.
b. Coordination: In mixed use and
multi-use buildings, signage shall be co-
ordinated with the overall building design.
c. Size: Corporate logos and signs
shall be sized appropriately for their loca-
tion.
d. Size of Entry Signs: Entry signs
shall be limited to the name of the larger
development.
e. Color, Lighting, and Materials: Al-
teration of trademarks notwithstanding,
corporate signage should not be garish in
color nor overly lit, although creative de-
sign, strong accent colors, and interest-
ing surface materials and lighting
techniques are encouraged.
f. Preferred Lighting and Sign Type:
Front-lit, ground-mounted monument
signs are the preferred type of freestand-
ing sign.
g. Other Encouraged Signs: Blade
type signs, proportional to the building fa-
cade on which they are mounted, are en-
couraged on pedestrian-oriented streets.
5. Additional Prohibited Signs: In addi-
tion to the signs listed in subsection C of this
Section, the following other sign types are
also prohibited within the Urban Design Area:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics
on a plastic sheet (can signs or illumi-
nated cabinet signs). Exceptions: Back-lit
logo signs less than ten (10) square feet
are permitted as area signs with only the
individual letters back-lit (see illustration,
subsection G8 of this Section).
6. Maximum Height of Freestanding
Signs: Freestanding ground-related monu-
ment signs, with the exception of primary en-
try signs, shall be limited to five feet (5')
above finished grade, including support
structure.
7. Landscaping Required for Freestand-
ing Signs: Freestanding signs shall include
decorative landscaping (ground cover and/or
shrubs) to provide seasonal interest in the
area surrounding the sign. Alternately, sig-
4-4-100G
4 - 50.1 (Revised 2/15)
nage may incorporate stone, brick, or other
decorative materials as approved by the Di-
rector.
(Revised 2/15)4 - 50.2
This page left intentionally blank.
4-4-100H
4 - 51 (Revised 3/13)
8. Illustrations – Acceptable and Unac-
ceptable:
(Ord. 5578, 11-15-2010)
H. SIGNS WITHIN CITY CENTER –
SPECIAL REQUIREMENTS:
1. Purpose of Special Regulations: The
purpose of the City Center sign regulations is
to provide sign standards and regulations
which recognize and strengthen the unique
character of the City Center area businesses
and streets, provide for appropriate signage
which contributes to the economic vitality of
the area and which complements its environ-
ment, and to enhance the pedestrian orienta-
tion of the district.
2. Applicability: The sign standards of this
subsection shall apply to the property con-
tained within the City Center sign regulation
boundaries as shown in the following figure,
generally described as including: land which
is within the Urban Design Regulations Dis-
trict ‘A.’ (Ord. 4720, 5-4-1998; Ord. 5357,
2-25-2008)
4-4-100H
(Revised 3/13)4 - 52
3. Map of City Center Sign Regulation Area:
(Ord. 4720, 5-4-1998; Ord. 5357, 2-25-2008; Ord. 5675, 12-3-2012)
4-4-100H
4 - 53 (Revised 5/08)
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4-4-100H
(Revised 5/08)4 - 54
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4-4-100H
4 - 57 (Revised 6/09)
5.
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.
AW
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U
S
E
S
B
A
S
E
D
U
P
O
N
S
I
G
N
T
Y
P
E
:
(O
r
d
.
5
4
5
0
,
3
-
2
-
2
0
0
9
)
MA
X
I
M
U
M
S
I
G
N
A
R
E
A
MA
X
I
M
U
M
HE
I
G
H
T
LO
C
A
T
I
O
N
A
N
D
O
T
H
E
R
LI
M
I
T
A
T
I
O
N
S
RE
Q
U
I
R
E
D
CL
E
A
R
A
N
C
E
S
(R
e
f
e
r
a
l
s
o
t
o
R
M
C
4
-
4
-
1
0
0
K
1
6
,
K1
7
,
K
1
8
a
n
d
N
3
b
)
(1
)
Aw
n
i
n
g
,
c
a
n
o
p
y
,
o
r
m
a
r
q
u
e
e
s
i
g
n
:
A
m
a
x
i
-
mu
m
o
f
5
0
s
q
u
a
r
e
f
e
e
t
o
f
c
o
p
y
m
a
y
a
p
p
e
a
r
o
n
th
e
v
e
r
t
i
c
a
l
f
a
c
e
a
r
e
a
.
(2
)
Tr
a
d
i
t
i
o
n
a
l
m
a
r
q
u
e
e
s
i
g
n
:
T
h
e
m
a
x
i
m
u
m
co
p
y
a
r
e
a
i
s
1
5
0
s
q
u
a
r
e
f
e
e
t
p
e
r
f
a
c
e
;
t
h
e
cu
m
u
l
a
t
i
v
e
s
q
u
a
r
e
f
o
o
t
a
g
e
o
f
a
l
l
f
a
c
e
s
o
f
a
s
i
g
n
is
3
0
0
s
q
u
a
r
e
f
e
e
t
t
o
t
a
l
.
No
n
e
.
(
3
)
S
i
g
n
c
o
p
y
s
h
a
l
l
o
n
l
y
b
e
l
o
c
a
t
e
d
o
n
t
h
e
v
e
r
t
i
c
a
l
fa
c
e
s
o
f
t
h
e
a
w
n
i
n
g
,
c
a
n
o
p
y
,
o
r
m
a
r
q
u
e
e
.
(4
)
Ma
x
i
m
u
m
h
e
i
g
h
t
/
t
h
i
c
k
n
e
s
s
o
f
a
w
n
i
n
g
/
c
a
n
-
op
y
w
i
t
h
a
s
i
g
n
:
1
0
f
e
e
t
.
(5
)
Ma
x
i
m
u
m
h
e
i
g
h
t
/
t
h
i
c
k
n
e
s
s
o
f
m
a
r
q
u
e
e
:
i
n
ac
c
o
r
d
a
n
c
e
w
i
t
h
t
h
e
a
d
o
p
t
e
d
e
d
i
t
i
o
n
o
f
t
h
e
In
t
e
r
n
a
t
i
o
n
a
l
B
u
i
l
d
i
n
g
C
o
d
e
.
(6
)
B
u
i
l
d
i
n
g
c
a
n
o
p
y
p
o
l
e
s
s
h
a
l
l
n
o
t
b
e
p
l
a
c
e
d
i
n
a
ma
n
n
e
r
w
h
i
c
h
i
n
t
e
r
f
e
r
e
s
w
i
t
h
p
e
d
e
s
t
r
i
a
n
o
r
wh
e
e
l
c
h
a
i
r
t
r
a
v
e
l
u
p
o
n
a
s
i
d
e
w
a
l
k
.
(7
)
A
w
n
i
n
g
s
,
b
u
i
l
d
i
n
g
c
a
n
o
p
i
e
s
,
a
n
d
m
a
r
q
u
e
e
s
an
d
t
h
e
a
t
t
a
c
h
e
d
o
r
a
s
s
o
c
i
a
t
e
d
s
i
g
n
s
m
a
y
ex
t
e
n
d
o
v
e
r
t
h
e
r
i
g
h
t
-
o
f
-
w
a
y
a
c
c
o
r
d
i
n
g
t
o
t
h
e
te
r
m
s
o
f
t
h
e
a
d
o
p
t
e
d
I
n
t
e
r
n
a
t
i
o
n
a
l
B
u
i
l
d
i
n
g
Co
d
e
.
(8
)
T
h
e
s
i
g
n
s
h
a
l
l
b
e
m
o
u
n
t
e
d
a
b
o
v
e
t
h
e
b
u
s
i
-
ne
s
s
f
a
c
a
d
e
t
o
w
h
i
c
h
i
t
i
s
a
s
s
o
c
i
a
t
e
d
.
(9
)
S
i
g
n
s
t
r
u
c
t
u
r
e
s
s
h
a
l
l
b
e
lo
c
a
t
e
d
a
m
i
n
i
m
u
m
o
f
8
fe
e
t
a
b
o
v
e
t
h
e
s
u
r
f
a
c
e
o
f
th
e
s
i
d
e
w
a
l
k
.
W
h
e
r
e
un
d
e
r
a
w
n
i
n
g
,
u
n
d
e
r
c
a
n
-
op
y
,
o
r
u
n
d
e
r
m
a
r
q
u
e
e
si
g
n
s
a
r
e
a
n
t
i
c
i
p
a
t
e
d
,
t
h
e
cl
e
a
r
a
n
c
e
s
h
o
u
l
d
b
e
in
c
r
e
a
s
e
d
t
o
a
c
c
o
m
m
o
-
da
t
e
t
h
e
m
a
s
n
e
c
e
s
s
a
r
y
.
4-4-100H
(Revised 6/09)4 - 58
5.
f
.
UN
D
E
R
A
W
N
I
N
G
S
I
G
N
,
C
A
N
O
P
Y
S
I
G
N
,
M
A
R
Q
U
E
E
S
I
G
N
SI
Z
E
,
H
E
I
G
H
T
A
N
D
L
O
C
A
T
I
O
N
S
A
L
L
O
W
E
D
F
O
R
P
E
R
M
A
N
E
N
T
S
I
G
N
S
F
O
R
N
O
N
R
E
S
I
D
E
N
T
I
A
L
U
S
E
S
B
A
S
E
D
U
P
O
N
S
I
G
N
T
Y
P
E
:
MA
X
I
M
U
M
S
I
G
N
A
R
E
A
MA
X
I
M
U
M
HE
I
G
H
T
LO
C
A
T
I
O
N
A
N
D
O
T
H
E
R
LI
M
I
T
A
T
I
O
N
S
RE
Q
U
I
R
E
D
CL
E
A
R
A
N
C
E
S
(R
e
f
e
r
a
l
s
o
t
o
R
M
C
4
-
4
-
1
0
0
K
1
6
,
K1
7
,
K
1
8
a
n
d
N
3
b
)
(1
)
6
s
q
u
a
r
e
f
e
e
t
.
N
o
n
e
(
2
)
T
h
e
s
i
g
n
s
h
a
l
l
n
o
t
e
x
t
e
n
d
b
e
y
o
n
d
t
h
e
a
w
n
i
n
g
,
ca
n
o
p
y
,
o
r
m
a
r
q
u
e
e
t
o
w
h
i
c
h
i
t
i
s
a
t
t
a
c
h
e
d
.
(3
)
T
h
e
s
i
g
n
s
h
a
l
l
n
o
t
b
e
m
o
r
e
t
h
a
n
1
2
i
n
c
h
e
s
t
h
i
c
k
.
(4
)
M
i
n
i
m
u
m
8
f
e
e
t
a
b
o
v
e
t
h
e
su
r
f
a
c
e
o
f
t
h
e
s
i
d
e
w
a
l
k
.
4-4-100H
4 - 59 (Revised 5/08)
5.
g
.
SE
C
O
N
D
A
R
Y
S
I
G
N
SI
Z
E
,
H
E
I
G
H
T
A
N
D
L
O
C
A
T
I
O
N
S
A
L
L
O
W
E
D
F
O
R
P
E
R
M
A
N
E
N
T
S
I
G
N
S
F
O
R
N
O
N
R
E
S
I
D
E
N
T
I
A
L
U
S
E
S
B
A
S
E
D
U
P
O
N
S
I
G
N
T
Y
P
E
:
(O
r
d
.
5
3
5
7
,
2
-
2
5
-
2
0
0
8
)
MA
X
I
M
U
M
S
I
G
N
A
R
E
A
MA
X
I
M
U
M
HE
I
G
H
T
LO
C
A
T
I
O
N
A
N
D
O
T
H
E
R
LI
M
I
T
A
T
I
O
N
S
RE
Q
U
I
R
E
D
CL
E
A
R
A
N
C
E
S
(R
e
f
e
r
a
l
s
o
t
o
R
M
C
4-
4
-
1
0
0
K
1
6
,
K
1
7
a
n
d
K
1
8
)
(1
)
Se
c
o
n
d
a
r
y
w
a
l
l
o
r
a
w
n
i
n
g
s
i
g
n
s
:
Ea
c
h
s
i
g
n
s
h
a
l
l
n
o
t
e
x
c
e
e
d
a
n
a
r
e
a
gr
e
a
t
e
r
t
h
a
n
o
n
e
s
q
u
a
r
e
f
o
o
t
f
o
r
e
a
c
h
li
n
e
a
l
f
o
o
t
o
f
b
u
s
i
n
e
s
s
f
a
c
a
d
e
,
u
p
t
o
ma
x
i
m
u
m
o
f
2
5
s
q
u
a
r
e
f
e
e
t
.
(2
)
Se
c
o
n
d
a
r
y
p
r
o
j
e
c
t
i
n
g
s
i
g
n
s
:
M
a
x
i
-
mu
m
o
f
6
s
q
u
a
r
e
f
e
e
t
.
(3
)
S
e
c
o
n
d
a
r
y
w
a
l
l
o
r
p
r
o
-
je
c
t
i
n
g
s
i
g
n
s
s
h
a
l
l
n
o
t
be
l
o
c
a
t
e
d
m
o
r
e
t
h
a
n
25
f
e
e
t
a
b
o
v
e
t
h
e
gr
a
d
e
,
m
e
a
s
u
r
e
d
t
o
t
h
e
to
p
o
f
t
h
e
s
i
g
n
o
r
s
i
g
n
st
r
u
c
t
u
r
e
,
w
h
i
c
h
e
v
e
r
i
s
hi
g
h
e
r
.
(4
)
S
e
c
o
n
d
a
r
y
s
i
g
n
s
s
h
a
l
l
n
o
t
b
e
l
o
c
a
t
e
d
o
n
a
bu
s
i
n
e
s
s
f
a
c
a
d
e
c
o
n
t
a
i
n
i
n
g
a
C
a
t
e
g
o
r
y
A
o
r
B
s
i
g
n
,
o
r
a
n
o
t
h
e
r
s
e
c
o
n
d
a
r
y
s
i
g
n
.
(5
)
S
e
c
o
n
d
a
r
y
s
i
g
n
s
s
h
a
l
l
n
o
t
b
e
i
n
t
e
r
n
a
l
l
y
i
l
l
u
-
mi
n
a
t
e
d
.
S
u
c
h
s
i
g
n
s
m
a
y
b
e
u
n
l
i
t
,
e
x
t
e
r
n
a
l
l
y
il
l
u
m
i
n
a
t
e
d
o
r
h
a
v
e
t
u
b
e
i
l
l
u
m
i
n
a
t
i
o
n
.
(6
)
Ma
x
i
m
u
m
h
e
i
g
h
t
o
r
t
h
i
c
k
n
e
s
s
o
f
a
w
n
i
n
g
wi
t
h
a
s
i
g
n
:
1
0
f
e
e
t
.
(7
)
Aw
n
i
n
g
s
i
g
n
s
:
S
i
g
n
c
o
p
y
s
h
a
l
l
b
e
l
o
c
a
t
e
d
on
t
h
e
v
e
r
t
i
c
a
l
f
a
c
e
s
o
f
t
h
e
a
w
n
i
n
g
.
(8
)
W
h
e
n
p
r
o
j
e
c
t
i
n
g
o
v
e
r
a
pu
b
l
i
c
r
i
g
h
t
-
o
f
-
w
a
y
,
a
mi
n
i
m
u
m
o
f
8
f
e
e
t
c
l
e
a
r
-
an
c
e
a
b
o
v
e
t
h
e
s
u
r
f
a
c
e
of
t
h
e
e
n
t
r
y
w
a
y
i
s
re
q
u
i
r
e
d
.
4-4-100H
(Revised 5/08)4 - 60
5.
h
.
MU
L
T
I
-
O
C
C
U
P
A
N
C
Y
O
R
M
U
L
T
I
P
L
E
B
U
I
L
D
I
N
G
C
O
M
P
L
E
X
S
I
G
N
SI
Z
E
,
H
E
I
G
H
T
A
N
D
L
O
C
A
T
I
O
N
S
A
L
L
O
W
E
D
F
O
R
P
E
R
M
A
N
E
N
T
S
I
G
N
S
F
O
R
N
O
N
R
E
S
I
D
E
N
T
I
A
L
U
S
E
S
B
A
S
E
D
U
P
O
N
S
I
G
N
T
Y
P
E
:
(O
r
d
.
4
7
2
0
,
5
-
4
-
1
9
9
8
;
A
m
d
.
O
r
d
.
4
8
4
3
,
5
-
2
2
-
2
0
0
0
;
O
r
d
.
5
3
5
7
,
2
-
2
5
-
2
0
0
8
)
MA
X
I
M
U
M
S
I
G
N
A
R
E
A
MA
X
I
M
U
M
H
E
I
G
H
T
LO
C
A
T
I
O
N
A
N
D
OT
H
E
R
L
I
M
I
T
A
T
I
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4-4-100H
4 - 61 (Revised 3/13)
H.6. Letter Size Limitations for Permanent Signs for Nonresidential Uses Based Upon Distance
from Right-of-Way:
a. Maximum Letter Height: The maximum letter height of signs shall be as follows:
b.Exemption from Letter Size Lim-
its: The following properties are exempt
from the maximum letter height require-
ments of subsection H6a of this Section:
i. Multi-occupancy buildings or mul-
tiple building complexes with fifty
thousand (50,000) square feet gross
leasable floor area or greater, having
frontage on Rainier Avenue S.; or
ii. Properties with frontage on Rain-
ier Avenue S.; or
iii. Buildings exceeding forty feet
(40') in height. (Amd. Ord. 4843,
5-22-2000; Ord. 5357, 2-25-2008)
7. Special Allowance for City Center
Signs to Project into Right-of-Way: See
subsection L2c(ii) of this Section.
8. Temporary/Special Permit Signs: In
addition to the permanent signs described in
subsection H6b of this Section, temporary
signs per subsection J of this Section, Tem-
porary Signs, are also allowed.
9. Modifications of City Center Sign Reg-
ulations:
a.Authority and Purpose: The Com-
munity and Economic Development Ad-
ministrator may grant a modification from
the sign standards for individual signs
which do not meet the specific provisions
of the City Center sign standards when
the proposed sign is intended to accom-
plish one of the following purposes:
i. Respond to the needs of the pub-
lic in locating a business establish-
ment; or
ii. Assist business in contributing to
the economic well-being of the com-
munity; or
iii. Install a sign that is considered
to be historic or of historic value by
the advertising industry or a recog-
nized historic preservation organiza-
tion, provided that such entity was
not involved in the use, design or pro-
duction of the proposed sign; or
iv. Result in a reduction of signs on
a site; or
v. Result in a reduction in the num-
ber of freestanding or ground signs
otherwise allowed; or
vi. Result in a coordinated sign plan
for a multi-tenant building or multiple
building complex.
b. Review Criteria: If the Community
and Economic Development Administra-
tor determines that the intent of the pro-
posed sign accomplishes one of the
above purposes, the Community and
Economic Development Administrator
may grant a modification request pro-
vided the proposed sign also meets all of
the following criteria:
i. The modification will not create a
significant adverse impact to other
property or improvements in the im-
DISTANCE OF
SIGN FROM
RIGHT-OF-WAY
FREESTANDING, GROUND,
WALL, PROJECTING,
TRADITIONAL MARQUEE SIGN
AWNING SIGN/
CANOPY SIGN/
MARQUEE SIGN
MULTI-OCCUPANCY OR
MULTIPLE BUILDING
COMPLEX SIGN
Within 50 feet: 24 inches 12 inches 6 inches (applies to letters
and logo)
Between 50 feet
and 100 feet:
36 inches 12 inches 6 inches (applies to letters
and logo)
More than 100 feet: 48 inches 12 inches 6 inches (applies to letters
and logo)
4-4-100I
(Revised 3/13)4 - 62
mediate vicinity of the subject prop-
erty; and
ii. The modification will not increase
the number of signs allowed by this
Chapter; and
iii. The modification will not in-
crease the allowed height or area of
any wall, projecting, awning/canopy/
marquee/traditional marquee, or sec-
ondary sign by more than twenty five
percent (25%); and
iv. The modification will not in-
crease the allowed height or area of
any freestanding or ground sign; and
v. The modification does not create
a public safety hazard. (Amd. Ord.
5071, 4-26-2004)
c.Variance May Be Required: Pro-
posals which do not meet the purposes
or criteria of subsections H9a and H9b of
this Section may be reviewed as variance
applications as provided in subsection S
of this Section. (Ord. 4720, 5-4-1998)
d. Fees: Fees shall be as stipulated in
the adopted Fee Schedule. (Ord. 5676,
12-3-2012)
I. SIGNS ON PUBLIC RIGHT-OF-WAY:
1. City Sponsored Signs Authorized: City
sponsored signs, displays, and public service
signs per subsections B6b, B6c and B6o of
this Section may be located on or over public
rights-of-way with approval of the sign place-
ment by the City of Renton Transportation
Systems Division. If the Transportation Divi-
sion determines that a sign request does not
comply with this subsection, the requesting
organization shall have the right to appeal that
decision to the Hearing Examiner as a final
administrative determination pursuant to
RMC 4-8-110. (Ord. 4639, 8-19-1996; Amd.
Ord. 4848, 6-26-2000)
2. Directional Signs for Public Buildings
Authorized: Such signs are limited to one of
the following sites approved by the Building
Official. Public service directional signs for
public buildings such as public schools, li-
braries, hospitals and other similar public ser-
vice facilities may be placed entirely on the
public right-of-way.
a. Standards and Size Limits for Di-
rectional Signs: Sign must be of size,
height, color, design and mounting and
so located as to comply in all respects
with the City street sign standards. Sign
shall not be over twelve (12) square feet
in total background area for any one face,
no portion of the sign closer than four feet
(4') to any curb line or improved roadway
surface and not illuminated. (Ord. 2877,
9-9-1974)
3. Public Service Directional Signs for
Nonpublic Buildings Such as Churches
and Charitable Organizations Authorized:
Public service directional signs for nonpublic
buildings such as churches and charitable or-
ganizations may be placed entirely on the
public right-of-way.
a. Review Authority and Time: The
organization seeking the sign must sub-
mit a letter to the Transportation Systems
Division requesting directional signs, in-
cluding the requested locations and
wording for the sign. The Transportation
Systems Division shall respond to the let-
ter by calling or mailing a postcard within
one working day of receipt of the request.
An engineering study will be performed
by the City within thirty (30) days of the
request. If the requested locations do not
conform to this subsection, the response
will suggest suitable alternative locations,
if any.
b. Appeal Process: If the Transporta-
tion Systems Division determines that the
sign request does not comply with this
subsection, the requesting organization
shall have the right to appeal that deci-
sion to the Hearing Examiner as a final
administrative determination.
c. Installation Time: If the sign is ap-
proved, it will be installed within forty five
(45) calendar days after approval of the
request. (Ord. 4615, 6-17-1996)
4. Residential Open House Signs: Sub-
ject to the requirements of subsection J3 of
this Section.
4-4-100J
4 - 63 (Revised 11/09)
J. TEMPORARY AND PORTABLE
SIGNS: (Amd. Ord. 4832, 3-6-2000)
1. General Requirements for Temporary
Signs:
a. Display of Permit Number: All tem-
porary signs shall have the sign permit
number placed in the upper left-hand cor-
ner by the permittee.
b. Support and Perforation Require-
ments for Cloth Signs: Every temporary
cloth sign shall be supported and at-
tached with wire rope of three-eighths
inch (3/8") minimum diameter, or other
material of equivalent breaking strength.
No strings, fiber ropes or wood slats shall
be permitted for support or anchorage
purposes. Cloth signs and panels shall
be perforated over at least ten percent
(10%) of their area to reduce wind resis-
tance.
Exception: Temporary cloth signs over
private property not exceeding sixty (60)
square feet shall be supported and at-
tached with wire rope which will meet the
requirements of subsection K of this Sec-
tion.
c. Projection of Temporary Cloth
Signs Over Public Property/Right-of-
way:
i. Projection Permitted: Cloth
signs may extend over public prop-
erty. Cloth signs may extend across a
public right-of-way only by permis-
sion of the Mayor’s office or his/her
designated representative, and shall
be subject to all related laws and or-
dinances.
ii. Clearance: Such signs, when
extended over a public street, shall
maintain a minimum vertical clear-
ance of twenty feet (20'). Temporary
signs, other than cloth, when eight
feet (8") or more above the ground,
may project not more than six inches
(6") over public property or beyond
the legal setback line. (Ord. 3719,
4-11-1983; Amd. Ord. 4422,
10-25-1993)
iii. Time Limits: Cloth signs may
be extended over a public right-of-
way in accordance with the provi-
sions of this Code for a period to be
established by the Mayor or his des-
ignated representative but not to ex-
ceed thirty (30) days. (Ord. 3273,
12-11-1978)
2. Real Estate Signs:
a. Prohibited Real Estate Signs:
i. See RMC 4-4-100C16.
ii. No balloons or other attention-
attracting devices may be attached to
real estate signs.
b. Off-Premises Real Estate Signs:
i. Open House Signs.
(a) Permit Requirements: No
permit required.
(b) Maximum Display Period:
In no case shall an open house
sign be displayed prior to dawn
or after dusk. A seller or their rep-
resentative shall be present at
the property for sale, rent or
lease, while the open house sign
is being displayed.
(c) Allowed Use: For directing
potential customers to the site of
real estate that is for sale, rent, or
lease.
(d) Allowable Sign Type: A
nonilluminated portable sign
comprised of hinged panels con-
figured in the shape of the alpha-
betic letter “A.” The sign text
must include the words “open,”
“for sale,” “for rent,” or “for
lease.”
(e) Maximum Size: Thirty two
inches wide by thirty six inches
(32" x 36") high per each face of
the sign.
(f) Sign Location: Signs may
be placed no closer than four
4-4-100J
(Revised 11/09)4 - 64
feet (4') to the edge of a public
roadway; provided, that they do
not obstruct the vision or path-
way of vehicular or pedestrian
traffic and that they are not lo-
cated on trees, foliage, utility
poles, regulatory signs, direc-
tional signs, or informational
signs.
(g) Maximum Number: Six (6)
off-premises signs per property
for sale, rent or lease.
(h) Maximum Height: Shall
not exceed ten (10) feet from fin-
ished grade.
ii. Real Estate Directional Signs
(Outside of the City Center Sign
Regulation Boundary as depicted
in RMC 4-4-100H3):
(a) Permit Requirements:
Permit required.
(b) Maximum Display Period:
Maximum of twelve (12) months.
(c) Allowed Use: The free-
standing real estate sign shall
only be allowed during the origi-
nal rental, lease up or sale of a
development located within the
corporate limits of the City of
Renton containing ten (10) or
more dwelling units, until one
hundred percent (100%) of the
dwelling units have been rented,
leased or sold once; and thereaf-
ter, only if seventy five percent
(75%) or less of the total number
of dwelling units in the develop-
ment are rented, leased or sold.
The Development Services Divi-
sion may also approve these
signs for use by multi-family
complexes that have completed
major renovation in excess of
fifty percent (50%) of appraised
structure value of at least ten
(10) rental units located within
the corporate limits of Renton.
(d) Allowable Sign Type: Any
nonilluminated type of freestand-
ing sign.
(e) Maximum Size: Twelve
(12) square feet on one face.
(f) Sign Location: Must be
within two (2) miles (driving dis-
tance on a public roadway) of the
premises it advertises. Signs
may be placed no closer than
four feet (4') to the edge of a pub-
lic roadway; provided, that they
do not obstruct the vision or
pathway of vehicular or pedes-
trian traffic. If the installation of
the sign causes damages to util-
ities and/or landscaping, the per-
mit holder shall be responsible
for all repairs and/or restoration
within thirty (30) days of notifica-
tion by the City.
(g) Maximum Number Per In-
tersection: A maximum of two
(2) real estate directional signs
shall be allowed at any one inter-
section and only one sign per de-
velopment shall be allowed at
each intersection except that no
real estate directional signs shall
be placed at intersections where
an approved real estate sign
kiosk is situated. (Ord. 5496,
10-5-2009)
(h) Minimum Spacing Be-
tween Intersections: Real es-
tate directional signs shall be
placed no closer than five hun-
dred (500') feet to any other real
estate directional sign and no
closer than one hundred feet
(100') to an intersection.
(i) Maximum Height: Shall not
exceed ten feet (10') from fin-
ished grade.
iii. Real Estate Directional Signs
(Within the City Center Sign Regu-
lation Boundary as depicted in
RMC 4-4-100H3):
4-4-100J
4 - 65 (Revised 3/13)
(a) Permit Requirements:
Permit required.
(b) Maximum Display Period:
Maximum of twelve (12) months.
(c) Allowed Use: The free-
standing real estate sign shall
only be allowed during the origi-
nal rental, lease up or sale of a
development located within the
corporate limits of the City of
Renton containing ten (10) or
more dwelling units until one
hundred percent (100%) of the
dwelling units have been rented,
leased or sold once; and thereaf-
ter, only if seventy five percent
(75%) or less of the total number
of dwelling units in the develop-
ment are rented, leased or sold.
The Development Services Divi-
sion may also approve these
signs for use by multi-family de-
velopments that have completed
major renovation in excess of
fifty percent (50%) of appraised
structure value of at least ten
(10) rental units located within
the corporate limits of Renton.
(d) Allowable Sign Type: Any
nonilluminated freestanding sign
and A-frame signs.
(e) Maximum Size: Thirty two
inches wide by thirty six inches
(32" by 36") tall per face.
(f) Sign Location: Must be
within two (2) miles (driving dis-
tance on a public roadway) of the
premises it advertises. Signs
may be placed no closer than
four (4) feet to the edge of a pub-
lic roadway; provided, that they
do not obstruct the vision or
pathway of vehicular or pedes-
trian traffic. If the installation of
the sign causes damages to util-
ities and/or landscaping, the per-
mit holder shall be responsible
for all repairs and/or restoration
within thirty (30) days of notifica-
tion by the City.
(g) Maximum Number Per In-
tersection: A maximum of two
(2) real estate directional signs
shall be allowed at any one inter-
section and only one sign per de-
velopment shall be allowed at
each intersection.
(h) Minimum Spacing Be-
tween Intersections: Real es-
tate directional signs shall be
placed no closer than one hun-
dred feet (100') to any other real
estate directional sign and fifty
feet (50') from an intersection.
(i) Maximum Height: Shall not
exceed ten feet (10') from fin-
ished grade.
iv. Real Estate Sign Kiosks.
(a) Permit Requirements:
Sign and Excess Right-of-Way
Use Permits are required for in-
stallation of each kiosk. Individ-
ual real estate sign kiosk
directional panels and panel
changes do not require a permit.
Fees for each kiosk shall be one
hundred dollars ($100.00).
(b) Maximum Display Period:
Permits for real estate sign
kiosks shall be issued for a lim-
ited period of time in twelve (12)
month increments. This period
commences on November 8,
2009, and will sunset on Novem-
ber 8, 2012, unless extended by
City Council action. Permits shall
not be issued beyond November
8, 2012, unless the maximum
display period is extended by
City Council action.
(c) Allowed Use: Real estate
sign kiosk directional panels on a
City-approved kiosk structure
may be authorized for the pur-
pose of providing directional in-
formation to residential
developments with units for sale,
lease, or exchange (including as-
sisted living developments) lo-
cated only within the corporate
limits of the City of Renton.
4-4-100J
(Revised 3/13)4 - 66
(d) Allowable Sign Type:
Kiosks shall be of a uniform style
throughout the City, shall be free-
standing and nonilluminated,
and shall contain a maximum of
ten (10) real estate sign kiosk di-
rectional panels. Individual real
estate sign kiosk sign directional
panels shall contain only the
name of the subdivision or resi-
dential development, or devel-
oper, or development logo, and a
logo(s) regarding an award, spe-
cial certification, and a direc-
tional arrow. Two (2) of these real
estate sign kiosk directional pan-
els may identify community/pub-
lic facilities (City Hall, library,
parks, districts, historic sites,
etc.), at the discretion of the City.
One additional panel at the top of
the real estate sign kiosk shall
identify the City of Renton.
(e) Permitted Size: Real es-
tate sign kiosk directional panels
shall be five (5) square feet in to-
tal area and shall measure a
maximum five feet (5') horizontal
length by one foot (1') vertical
height.
(f) Permitted Locations: Sign
panels shall be located on desig-
nated kiosk structures within the
public right-of-way. If available
kiosk structures will not permit
adequate directional information,
kiosk structures may be ap-
proved on private property with
the permission of the property
owner granted through an ease-
ment. A kiosk location plan shall
be prepared showing the site of
each kiosk and shall be submit-
ted to the Community and Eco-
nomic Development Administra-
tor for review and decision with
the sign permit applications.
(Ord. 5676, 12-3-2012)
(g) Maximum Number Per In-
tersection: A maximum of two
(2) real estate sign kiosks shall
be allowed at any one intersec-
tion and only one sign panel per
development shall be allowed on
each sign face.
(h) Maximum Height: The
kiosk sign structure shall not ex-
ceed ten feet (10') from finished
grade to the top of the title panel
which identifies the City of
Renton.
(i) Design Standards: Colors,
fonts, etc., shall conform to de-
sign standards approved by the
Community and Economic De-
velopment Administrator. (Ord.
5496, 10-5-2009; Ord. 5676,
12-3-2012)
c. On-Premises Real Estate Signs:
i. Freestanding Real Estate Sign:
(a) Permit Requirements: No
permit required.
(b) Maximum Display Period:
The maximum display period is
for the period of time the property
is for sale, rent or lease.
For multi-family complexes of
five (5) or more dwelling units
and on a lot greater than thirty
five thousand (35,000) square
feet, a thirty two (32) square foot
or six (6) square foot freestand-
ing real estate sign shall be al-
lowed during the original rental,
lease up or sale of the develop-
ment until one hundred percent
(100%) of the dwelling units have
been rented, leased or sold
once; and thereafter, only if sev-
enty five percent (75%) or less of
the total number of dwelling units
in the development are rented,
leased or sold. A six (6) square
foot sign is permitted at all times
regardless of vacancy status,
number of units, or lot size, un-
less a thirty two (32) square foot
sign is being utilized.
(c) Allowed Use: For real es-
tate that is for sale, rent or lease.
4-4-100J
4 - 66a (Revised 11/09)
(d) Allowable Sign Type: A
nonilluminated freestanding sign
indicating that the property,
which the sign is located on is for
sale, rent or lease.
(e) Maximum Size:
1. For lots thirty five thousand
(35,000) square feet or less in
area: six (6) square feet in area
per face; or
2. For lots greater than thirty
five thousand (35,000) square
feet in area: thirty two (32)
square feet in area per face.
However, a six (6) square foot
sign cannot be used concurrently
with a thirty two (32) square foot
sign.
(f) Sign Location: These signs
must be located on the premises
that is for sale, rent or lease.
These signs may be placed no
closer than four feet (4') to the
edge of a public roadway; pro-
vided, that they do not obstruct
the vision or pathway of vehicu-
lar or pedestrian traffic.
(g) Maximum Number: One
sign per street frontage.
(h) Maximum Height: Shall
not exceed ten feet (10') from fin-
ished grade.
ii. Commercial Real Estate Ban-
ner Signs:
(a) Permit Requirements:
Permit required.
(b) Maximum Display Period:
Maximum of twelve (12) months.
(c) Allowed Use: For sale,
rent, or lease of commercial
property. Real estate banners
shall not be utilized by residential
development.
(d) Allowable Sign Type: A
sign of any shape made of light-
weight fabric or similar material.
The sign must indicate “For Sale,
Rent, or Lease.”
(e) Maximum Size: Fifty (50)
square feet.
(f) Sign Location: Only per-
missible when mounted to a
building that is for sale, rent, or
lease.
(g) Maximum Number: One
per street frontage. (Ord. 3719,
4-11-1983; Amd. Ord. 4422,
10-25-1993; Ord. 5062,
1-26-2004)
3. Garage Sale Signs:
a. Permit Requirements: No per-
mit required.
b. Maximum Display Period:
Maximum of twenty four (24) hours
prior to the start of the sale and a
maximum of twenty four (24) hours
after the sale is completed.
c. Allowed Uses: For directing po-
tential customers to the garage sale
site.
d. Allowable Sign Type: A nonillu-
minated freestanding sign or an A-
frame sign.
e. Maximum Size: Thirty two
inches wide by thirty six inches tall
(32" x 36").
f. Sign Location: Signs may be
placed no closer than four feet (4') to
the edge of a public roadway; pro-
vided, that they do not obstruct the vi-
sion or pathway of vehicular or
pedestrian traffic. The signs shall not
be attached to utility poles, traffic
controlling devices or any other pub-
lic structure.
g. Maximum Height: Shall not ex-
ceed ten feet (10') from finished
grade. (Ord. 3719, 4-11-1983; Ord.
5062, 1-26-2004)
4-4-100J
(Revised 11/09)4 - 66b
4. Political Signs:
a. Permitted Location: In addition to
being permitted on the public right-of-
4-4-100J
4 - 66.1 (Revised 8/11)
way, political signs may be displayed on
private property with the consent of the
property owner or the lawful occupant
thereof and on public right-of-way as long
as such display does not interfere with
pedestrian or public safety.
b. Maximum Size: Political signs shall
not be greater than thirty two (32) square
feet if single faced or sixty four (64)
square feet if multi-faced.
c. Removal Required: Each political
sign shall be removed within fourteen
(14) days following an election, by the
candidate, candidate’s representative or
proposition sponsor except that the suc-
cessful candidates of a primary election
may keep their signs on display until four-
teen (14) days after the general election,
at which time they shall be promptly re-
moved. After fourteen (14) days the City
may pick up and dispose of remaining
signs. Violation or failure to comply with
the provisions of this section shall subject
the offender to RMC 1-3-2, Code En-
forcement and Penalties. (Ord. 3719,
4-11-1983; Amd. Ord. 4422, 10-25-1993;
Ord. 4848, 6-26-2000; Ord. 5604,
6-6-2011)
5. A-Frame Signs: A-frame signs comply-
ing with all the following standards may be
permitted:
a. Number:
i. Within City Center Sign Regu-
lation Area: Only one of these signs
is permitted per business per street
frontage.
ii. Elsewhere in the City: One of
these signs is permitted per business
per street frontage and, in addition,
an additional sign is permitted to be
located abutting the business and
building to which the sign relates.
b. Location Requirements:
i. Permitted Location:
(1) Within City Center Sign
Regulation Area: A-frame signs
must be placed against the build-
ing and business to which the
sign relates.
(2) Elsewhere in the City: A-
frame signs may be located on
the public sidewalk abutting the
business site and/or within the
landscaping area on or abutting
the business site, however, A-
frame signs cannot be placed in
the landscape strip between the
curb and outer edge of the public
sidewalk. Additionally, for busi-
nesses located within shopping
centers, an additional A-frame
sign may be placed against the
building and business to which
the sign relates.
ii. Pedestrian Clearance: A mini-
mum of four feet (4') of unobstructed
sidewalk area between the outer
edge of the sign and the street curb
is required.
iii. Clear Vision Area: No sign
shall be located as to pose a danger
and violate the clear vision area spec-
ified in subsection C6 of this Section,
Prohibited Signs. Where a traffic vi-
sion hazard is created, the City may
require a modification to the height or
location of a sign to the degree nec-
essary to eliminate the hazard.
c. Size: Signs shall be no larger than
thirty two inches (32") wide and thirty six
inches (36") tall.
d. Construction Specifications and
Materials: The sign must be profession-
ally manufactured of durable material(s).
No lighting or attachments, such as bal-
loons are permitted.
e. Maintenance and Appearance:
Signs must be maintained in accordance
with the provisions of subsection D3 of
this section, Sign Maintenance Required,
and subsection D4 of this Section, Ap-
pearance of Signs.
f. Alteration of Landscaping Prohib-
ited: No landscaping may be damaged
or modified to accommodate an A-frame
sign. The City may require replacement
4-4-100J
(Revised 8/11)4 - 66.2
of any damaged landscaping pursuant to
RMC 4-4-070I, Damaged Landscaping.
g. Removal upon Close of Business
Required: A-frame signs shall not be dis-
played during nonbusiness hours.
h. Display of Permit and Code Re-
quirements: Any business displaying an
A-frame sign shall have a copy of the sign
permit for the sign posted along with its
City business license. Additionally the
business shall post the City’s regulations
governing A-frame signs so that employ-
ees are made aware of the standards.
i. Display of Permit Number: All A-
frame signs shall have the sign permit num-
ber a minimum of one half inch in height
placed on the exterior sign face in the upper
left-hand corner by the permittee.
j. Proof of Insurance and Hold Harm-
less Agreement for Signs on Public
Right-of-Way: In order to obtain a sign
permit, applicants must provide the De-
velopment Services Division with proof of
general commercial liability insurance
(certificate of liability insurance) meeting
the requirements of subsection L4 of this
Section. The sign permit application must
also include a signed hold harmless
agreement that specifies that the owner
of the sign will defend, indemnify, and
hold the City harmless for any loss, inju-
ries, damage, claims or lawsuit, including
attorney’s fees that arise from the sign.
k. Confiscation of Signs: Signs that
do not comply with the provisions of this
section may be confiscated by the City
pursuant to subsection T of this Section,
Compliance and Confiscation of Signs.
(Ord. 4832, 3-6-2000)
l. Permit Required: A permit is required
for each A-frame sign, and remains valid
indefinitely for the business using the sign.
(Ord. 4908, 6-11-2001; Amd. Ord. 5511,
11-23-2009, eff. 12-23-2009)
6. Event Signs:
a. Applicability: Commercial, indus-
trial, residential, public, and quasi-public
uses and mixed-use developments (com-
mercial combined with multi-family resi-
dential) may display event signage in
compliance with the following regula-
tions. These regulations apply to use of
signs for grand opening events or for pe-
riodic special events. This subsection
does not apply to those signs and dis-
plays exempt per RMC 4-4-100B6, Ex-
emptions from Permit Requirements.
(Ord. 5062, 1-26-2004)
b. Types of Event Signage Allowed:
Any combination of the following types of
signage are permitted: balloons, pole/
wall strung and wall-hung banners not
exceeding one hundred (100) square feet
each in size, pole-hung banners not ex-
ceeding twenty (20) square feet each in
size, flags, inflatable statuary, pennants/
streamers, searchlights, wind animated
objects, and other similar advertising de-
vices approved by the Development Ser-
vices Division. Rigid portable signs are
also allowed provided the sign is a maxi-
mum of thirty two (32) square feet in area
on one face per sign not exceeding six
feet (6') in height. Rigid portable signs are
limited to one per street frontage outside
the Automall.
c. Permit Required: Event signs may
be displayed on private property only by
“event sign permit.”
d. Time Limitations and Applicability
– Grand Openings and Event Signage:
i. Grand Opening Event Signage:
A grand opening temporary event
sign permit may be issued for a period
of up to thirty (30) days only for a new
business opening or to an existing
business relocating to an entirely new
location. One permit may authorize
display of all of the above display
items.
ii. Event Signage – General: Up
to four (4) special event permits may
be issued to each business or orga-
nization per calendar year. Each per-
mit may be valid for thirty (30) days.
One permit may authorize display of
all signage types identified in sub-
section J6b of this Section, Types of
Event Signage Allowed. A fifteen (15)
4-4-100K
4 - 67 (Revised 4/12)
day separation period is required be-
tween the end of one event permit
period and the start of another permit
period.
iii. Event Signage for Vehicle and
Vessel Sales in the Automall Over-
lay Districts: In addition to the event
signage allowed per subsection
J6d(ii) of this Section, each dealer-
ship shall be issued two (2) additional
event permits per the requirements
of subsection J6d(ii) of this Section.
e. Placement Limitations for Event
Signs:
i. Roof: No sign or advertising de-
vice, allowed per this subsection J6
shall be placed on top of a roof or ex-
tend vertically above the fascia of the
building.
ii. Perimeter Street Landscaping:
Event signage shall not be located
within required perimeter street land-
scaping. (Ord. 2877, 9-9-1974; Amd.
Ord. 4832, 3-6-2000; Ord. 4848,
6-26-2000)
7. Accessory Home Agriculture and Ag-
riculture Sales Signs:
a. Permit Requirements: There is no
permit required provided the require-
ments of this Section are met.
b. Number and Type of Allowable
Sign: One non-illuminated freestanding
sign or one A-frame sign is allowed.
c. Maximum Size: The maximum size
sign allowed is thirty-two inches (32")
wide by thirty-six inches (36") tall.
d. Display Period: The sign may be
displayed between 9:00 a.m. and 7:00
p.m.
e. Sign Location: Signs shall be lo-
cated on the subject property. Signs may
not be placed closer than four feet (4') to
the edge of a public roadway and shall
not be attached to utility poles, traffic con-
trolling devices or any other public struc-
ture.
(Ord. 3719, 4-11-1983; Amd. Ord. 4422,
10-25-1993; Ord. 4832, 3-6-2000; Ord. 5640,
12-12-2011)
K. DESIGN AND CONSTRUCTION
REQUIREMENTS FOR PERMANENT
SIGNS – GENERAL:
1. General Design: Signs and sign struc-
tures shall be designed and constructed to re-
sist wind and seismic forces as specified in
this Section. All bracing systems shall be de-
signed and constructed to transfer lateral
forces to the foundations. For signs on build-
ings, the dead and lateral loads shall be
transmitted through the structural frame of
the building to the ground in such manner as
not to overstress any of the elements thereof.
The overturning moment produced from lat-
eral forces shall in no case exceed two-thirds
(2/3) of the dead-load resisting moment. Up-
lift due to overturning shall be adequately re-
sisted by proper anchorage to the ground or
to the structural frame of the building. The
weight of earth superimposed over footings
may be used in determining the dead-load re-
sisting moment. Such earth shall be thor-
oughly compacted.
2. Wind Loads: Signs and sign structures
shall be designed to resist wind forces as
specified in the adopted edition of the Interna-
tional Building Code. (Ord. 5450, 3-2-2009)
3. Seismic Loads: Signs and sign struc-
tures shall be designed and constructed to re-
sist seismic forces as specified in the adopted
edition of the International Building Code.
(Ord. 5450, 3-2-2009)
4. Combined Loads: Wind and seismic
loads need not be combined in design of
signs or sign structures; only that loading pro-
ducing the larger stresses may be used. Ver-
tical design loads, except roof live loads, shall
be assumed to be acting simultaneously with
the wind or seismic loads.
5. Allowable Stresses: The design of
wood, concrete or steel members shall con-
form to the requirements of the adopted edi-
tion of the International Building Code.
Loads, both vertical and horizontal, exerted
on the soil shall not produce stresses exceed-
ing those specified in the adopted edition of
4-4-100K
(Revised 4/12)4 - 68
the International Building Code. The working
stresses of wire rope and its fastenings shall
not exceed twenty five percent (25%) of the
ultimate strength of the rope or fasteners.
Working stresses for wind or seismic loads
combined with dead-loads may be increased
as specified in the adopted edition of the In-
ternational Building Code. (Ord. 5450,
3-2-2009)
6. Location and General Standards for
Structural Supports: The supports for all
signs or sign structures shall be placed in or
upon private property and shall be securely
built, constructed and erected in conform-
ance with the requirements of this Code.
7. Materials: Materials for construction of
signs and sign structures shall be of the qual-
ity and grade as specified for buildings in the
adopted edition of the International Building
Code. In all signs and sign structures the ma-
terials and details of construction shall, in the
absence of specified requirements, conform
with the following:
a. Structural steel shall be of such
quality as to conform with IBC Standard
No. 22-1. Secondary members in contact
with or directly supporting the display
surface may be formed of light gauge
steel, provided such members are
designed in accordance with the
specifications of the design of light gauge
steel as specified in IBC chapter 22 and
in addition shall be galvanized.
Secondary members, when formed
integrally with the display surface, shall
be not less than No. 24 gauge in
thickness. When not formed integrally
with the display surface, the minimum
thickness of the secondary members
shall be No. 12 gauge. The minimum
thickness of hot-rolled steel members
furnishing structural support for signs
shall be one-fourth inch (1/4"), except
that, if galvanized, such members shall
be not less than one-eighth inch (1/8")
thick. Steel pipes shall be of such quality
as to conform with IBC Standard No.
22-1. Steel members may be connected
with one galvanized bolt, provided the
connection is adequate to transfer the
stresses in the members. (Ord. 3719,
4-11-1983)
b. Anchors and supports, when of
wood and embedded in the soil, or within
six inches (6") of the soil, shall be of all
heartwood of a durable species or shall
be pressure-treated with an approved
preservative. Such members shall be
marked or branded by an approved
agency. (Ord. 2504, 9-23-1969; Ord.
5450, 3-2-2009)
8. Restrictions on Combustible Materi-
als: Freestanding and wall signs may be con-
structed of any material meeting the
requirements of this Code. Combination
signs, roof signs and signs on marquees shall
be constructed of incombustible materials,
except as provided in subsection K9 of this
Section. Projecting signs and under awning,
under canopy, or under marquee signs may
be constructed of any material meeting the
requirements of this Code, including fire re-
sistive treated wood. No combustible materi-
als other than approved plastics shall be used
in the construction of electric signs. (Ord.
3719, 4-11-1983)
9. Nonstructural Trim: Nonstructural trim
may be of wood, metal, approved plastics or
any combination thereof. (Amd. Ord. 4832,
3-6-2000)
10. Anchorage: Members supporting un-
braced signs shall be so proportioned that the
bearing loads imposed on the soil in either di-
rection, horizontal or vertical, shall not ex-
ceed the safe values. Braced ground signs
shall be anchored to resist the specified wind
or seismic load acting in any direction. An-
chors and supports shall be designed for safe
bearing loads on the soil and for an effective
resistance to pull-out amounting to a force
twenty five percent (25%) greater than the re-
quired resistance to overturning. Anchors
and supports shall penetrate to a depth below
ground greater than that of the frost line.
Signs attached to masonry, concrete or steel
shall be safely and securely fastened thereto
by means of metal anchors, bolts or approved
expansion screws of sufficient size and an-
chorage to support safely the loads applied.
No wooden blocks or plugs or anchors with
wood used in connection with screws or nails
shall be considered proper anchorage, ex-
4-4-100K
4 - 69 (Revised 2/15)
cept in the case of signs attached to wood
framing.
No anchor or support of any sign shall be
connected to, or supported by, an unbraced
parapet wall, unless such wall is designed in
accordance with the requirements for parapet
walls specified in the adopted edition of the
International Building Code. (Ord. 2504,
9-23-1969; Ord. 5450, 3-2-2009)
11. Size of and Materials for Display Sur-
faces: Display surfaces in all types of signs
may be made of metal, glass or approved
plastics, or other approved noncombustible
material, or wood for wood signs.
Sections of approved plastics on wall signs
shall not exceed two hundred twenty five
(225) square feet in area.
Exception: Sections of approved plastics on
signs other than wall signs may be of unlim-
ited area if approved by the Building Official.
Sections of approved plastics on wall signs
shall be separated three feet (3') laterally and
six feet (6') vertically by the required exterior
wall construction.
Exception: Sections of approved plastics on
signs other than wall signs may not be re-
quired to be separated if approved by the
Building Official.
12. Glass Panel Size, Thickness and
Type: Glass thickness and area limitations
shall be as set forth below: (Ord. 3719,
4-11-1983)
13. Approved Plastics: The Building Offi-
cial shall require that sufficient technical data
be submitted to substantiate the proposed
use of any plastic material and, if it is deter-
mined that the evidence submitted is satis-
factory for the use intended, he may approve
its use. (Ord. 2504, 9-23-1969)
14. Welding: All welding on signs or sign
structures shall be done by certified welders
holding a valid certification from King County
or other governmental jurisdiction acceptable
to the Building Official.
15. Electrical Requirements: All signs
containing electrical wiring shall be subject to
the governing electrical code and shall bear
the label of an approved testing agency. (Ord.
3719, 4-11-1983)
16. Clearance: All types of signs shall con-
form to the clearance and projection require-
ments of this Section.
17. Clearance from High Voltage Power
Lines: Signs shall be located not less than
ten feet (10') horizontally or twelve feet (12')
vertically from overhead electrical conductors
which are energized in excess of seven hun-
dred fifty (750) volts. The term “overhead
conductors” as used in this Section means
any electrical conductor, either bare or insu-
lated, installed above the ground except such
conductors as are enclosed in iron pipe or
other material covering of equal strength.
18. Clearance from Fire Escapes, Exits
or Standpipes: No sign or sign structure
shall be erected in such a manner that any
portion of its surface or supports will interfere
in any way with the free use of any fire es-
cape, exit or standpipe.
19. Obstruction of Openings Prohibited:
No sign shall obstruct any opening to such an
extent that light or ventilation is reduced to a
point below that required by the applicable
City building codes. Signs erected within five
feet (5') of an exterior wall in which there are
openings within the area of the sign shall be
constructed of incombustible material or ap-
proved plastics.
20. Standards for Supports: The support-
ing members of a sign shall be free of any un-
necessary bracing, angle iron, guy wires,
cables and similar devices. (Ord. 2504,
9-23-1969)
MAXIMUM SIZE OF EXPOSED GLASS PANEL
Any
Dimension
(Inches)
Area
(Square
Inches)
Minimum
Thickness of
Glass (Inches)
Type of
Glass
30 500 1/8
Plain, Plate
or Wired
45 700 3/16
Plain, Plate
or Wired
144 3600 1/4
Plain, Plate
or Wired
144+ 3600+ 1/4 Wired Glass
4-4-100L
(Revised 2/15)4 - 70
L. LOCATION, PERMIT, AND
INSURANCE REQUIREMENTS FOR
SIGNS PROJECTING INTO SETBACKS
OR RIGHT-OF-WAY: (Amd. Ord. 4832,
3-6-2000)
1. Maximum Sign Projection into Set-
back:
a. Signs may project within a legal set-
back a maximum of six feet (6'). (Ord.
3719, 4-11-1983; Amd. Ord. 4720,
5-4-1998)
b. Within nonresidential zones, ground
signs that are six feet (6') or less in height
may be installed within the landscape
strip of the front yard setback if the clear
vision area described in subsection C.6
of this Section is kept clear. Within resi-
dential zones, ground signs six feet (6') or
less in height may be located within the
landscape strip of the front yard setback
if the sign is set back at least five feet (5')
from any lot line. (Ord. 4720, 5-4-1998;
Ord. 5749, 1-12-2015)
2. Allowed Projections into Right-of-
Way: Signs and supporting sign structures
may project within the public right-of-way as
follows:
a. Wall Signs: The thickness of that
portion of a wall sign which projects over
public right-of-way shall not exceed
twelve inches (12"). (Ord. 3719,
4-11-1983; Ord. 4720, 5-4-1998)
b. Marquees: Marquees and the at-
tached or associated signs may extend
over the right-of-way according to the
terms of the adopted International Build-
ing Code.
c. Additional Allowances within City
Center Sign Regulation Boundaries: In
the City Center sign regulation boundar-
ies defined in subsection H2 of this Sec-
tion, the following signs may project into
the public right-of-way:
i. Wall Signs: The thickness of that
portion of a wall sign which projects
over public right-of-way shall not ex-
ceed twelve inches (12").
ii. Projecting Signs: A projecting
sign may extend over the public right-
of-way no more than four feet (4')
from the wall it is mounted on. No
sign shall extend into the public right-
of-way to within less than two feet (2')
of the curbline.
iii. Awnings, Building Canopies
and Marquees: Awnings, building
canopies, and marquees and the at-
tached or associated signs may ex-
tend over the right-of-way according
to the terms of the adopted Interna-
tional Building Code. (Ord. 4720,
5-4-1998; Ord. 5450, 3-2-2009)
3. Identification of Sign Installer: All pro-
jecting signs and signs which project into
public right-of-way shall have painted thereon
the name of the sign erector and the date of
the erection. (Ord. 3719, 4-11-1983; Amd.
Ord. 4720, 5-4-1998)
4-4-100L
4 - 70.1 (Revised 2/15)
4. Liability Insurance Required for Signs
Located on or over Public Property: (Amd.
Ord. 4832, 3-6-2000)
a. Excluding wall signs projecting
twelve inches (12") or less over a public
right-of-way, the owner of any sign lo-
cated on or over a public right-of-way
shall at the time of sign permit applica-
tion, file with the Building Official a certif-
icate of liability insurance issued by an
insurance company authorized to do
business in the State of Washington. The
City shall be named as an additional in-
sured, and notified of lapses or changes
to the insurance policy in advance of
such change. The insurance shall be in
the amount of one million dollars
($1,000,000.00) per occurrence. (Amd.
Ord. 4832, 3-6-2000)
b. An annual sign permit shall be re-
quired for any signs projecting over the
right-of-way, excluding wall signs project-
ing twelve inches (12") or less. Annual
fees shall be consistent with RMC
4-1-140M. The annual permit shall be is-
sued upon a determination that liability
insurance remains in effect, and that the
sign and supporting structure are secure.
(Ord. 4720, 5-4-1998)
(Revised 2/15)4 - 70.2
This page left intentionally blank.
4-4-100O
4 - 71 (Revised 3/13)
5. Annual Right-of-Way Use Permit Re-
quired for Signs Projecting on or over
Public Right-of-Way: An annual right-of-way
use permit shall be required for any signs pro-
jecting over the right-of-way, excluding wall
signs projecting twelve inches (12") or less.
Annual fees shall be consistent with RMC
4-1-180E. The annual permit shall be issued
upon a determination that liability insurance
remains in effect, and that the sign and sup-
porting structure are secure. (Ord. 4832,
3-6-2000)
M. DESIGN REQUIREMENTS FOR
PROJECTING SIGNS:
1. Standards: Projecting signs shall be de-
signed in accordance with the requirements
specified in subsection L of this Section. (Ord.
3719, 4-11-1983)
N. DESIGN REQUIREMENTS FOR
AWNING, CANOPY, OR MARQUEE
SIGNS:
1. Applicability of this Section: All signs
erected on, above or below a marquee shall
comply with the requirements of this Section.
2. Acceptable Location and International
Building Code Requirements:
a. Signs may be placed on, attached to
or constructed in a marquee. Such signs,
over public or private property, shall, for
the purpose of determining projection,
clearance, height and material, be con-
sidered a part of and shall meet the re-
quirements for a marquee as specified in
the adopted edition of the International
Building Code (IBC). (Ord. 4172,
9-12-1988)
b. Signs may be painted, printed, or af-
fixed upon awnings or canopies. Awnings
or canopies shall meet the applicable
provisions of the adopted International
Building Code. (Ord. 5450, 3-2-2009)
3. Under Marquee/Under Awning/Under
Canopy Sign Limitations:
a. Number: Under awning, canopy, or
marquee signs shall be limited to one
such sign per entrance for each business
establishment. (Ord. 3719, 4-11-1983,
Amd. Ord. 4720, 5-4-1998)
b. Location and Size – Outside City
Center: Where a legally constructed aw-
ning, canopy, or marquee exists which in
itself complies with the provisions of the
Renton Building Code, an “under mar-
quee” sign, no larger than twelve inches
(12") high by seventy two inches (72")
long by twelve inches (12") thick, may be
suspended below the awning, canopy, or
marquee, provided the bottom of the sign
is at least eight feet (8') above the surface
of the public or private sidewalk or walk-
way and the sign does not extend beyond
the awning, canopy, or marquee.
c. Location and Size – Within City
Center: In the City Center sign regulation
boundaries defined in subsection H2 of
this Section, under marquee signs may
not exceed a maximum square footage of
six (6) square feet, with a maximum sign
thickness of twelve inches (12"). The bot-
tom of the sign shall be at least eight feet
(8') above the surface of the public or pri-
vate sidewalk or walkway, and the sign
shall not extend beyond the awning, can-
opy, or marquee. (Ord. 4720, 5-4-1998)
O. DESIGN REQUIREMENTS FOR
ELECTRIC SIGNS:
1. Materials and Design Standards: Elec-
tric signs shall be constructed of incombusti-
ble materials, except as specified in
subsection K of this Section. The enclosed
shell of electric signs shall be watertight, ex-
cepting that service holes fitted with covers
shall be provided into each compartment of
such signs.
2. Installation: Electrical equipment used
in connection with display signs shall be in-
stalled in accordance with local regulations
regulating electrical installation.
3. Erector’s Name: Every electric sign pro-
jecting over any street or alley or public place
shall have the name of the sign erector and
date of erection. Such name and date shall
be of sufficient size and contrast to be read-
able from a reasonable distance. Failure to
provide such name and date shall be grounds
4-4-100P
(Revised 3/13)4 - 72
for rejection of the sign by the Building Offi-
cial. (Ord. 2504, 9-23-1969)
4. Label Required: All electric signs shall
bear the label of an approved testing agency.
P. INSPECTIONS:
Footing inspections shall be made by the Building
Official for all signs having footings.
Q. ALTERNATE PROVISIONS FOR
MATERIAL, CONSTRUCTION AND
DESIGN:
See RMC 4-9-250E.
R. APPEALS OF ADMINISTRATIVE
DECISIONS:
Appeals from administrative decisions in the in-
terpretation of the provisions of this Code shall be
heard by the Hearing Examiner pursuant to RMC
4-8-110.
S. VARIANCES:
Applications for variances from the provisions of
this Chapter shall be heard by the Administrator
as provided in RMC 4-8-070D and consistent with
the provisions of RMC 4-9-250B. (Ord. 3719,
4-11-1983; Amd. Ord. 5157, 9-26-2005; Ord.
5450, 3-2-2009; Ord. 5676, 12-3-2012)
T. COMPLIANCE AND CONFISCATION
OF SIGNS: (Amd. Ord. 4856, 8-21-2000)
1. Compliance Required: It shall be un-
lawful for any person to erect, construct, en-
large, alter, repair, move, improve, convert,
equip, use or maintain any sign or structure in
the City or cause or permit the same to be
done contrary to or in violation of any of the
provisions of this Code. (Amd. Ord. 4856,
8-21-2000)
2. Removal and Storage of Illegal Signs
Authorized: Unauthorized signs or other ad-
vertising devices either wholly or partially
supported on or projecting over the public
right-of-way may be removed by the Building
Official or his representative without notice to
the owner. Such signs or devices shall be
stored at the City garage for a period not to
exceed thirty (30) days, during which time the
owner may redeem such sign or device by
payment to the City Treasurer an amount
equal to the City cost for the removal and
storage, but in no event shall the fee be less
than twenty dollars ($20.00). After expiration
of the thirty (30) day storage period, the sign
not having been redeemed, it shall be de-
stroyed or otherwise disposed of. (Ord. 3719,
4-11-1983, Amd. Ord. 4422, 10-25-1993;
Ord. 4856, 8-21-2000)
3. Confiscated Signs: All confiscated signs
shall become the property of the City. (Ord.
3719, 4-11-1983; Amd. Ord. 4856, 8-21-2000)
U. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 5062, 1-26-2004; Ord. 5159,
10-17-2005)
4-4-110 STORAGE FACILITIES,
BULK:
A. INTENT:
The intent of the regulation of bulk storage facili-
ties is to allow such facilities in a location and
manner so they are compatible with adjacent or
abutting properties and beneficial to the City and
in accordance with the State Environmental Pol-
icy Act. It is further the intent to insure that the
safety, health, welfare, aesthetics and morals of
the community are maintained at a high level.
(Ord. 5676, 12-3-2012)
B. SPECIAL REVIEW AND HIGHER
STANDARDS REQUIRED:
Due to the unique characteristics and problems
inherent in making bulk storage facilities compat-
ible with surrounding properties and environment,
the City Council finds that special review of bulk
storage facilities is required to insure the intent of
these regulations; and the City Council expressly
finds that in the Green River Valley, City of Renton
and surrounding areas, there has been a loss in
air quality and that a potential exists for a continu-
ing deterioration in this air quality due in part to
the unique meteorological and topographic char-
acteristics such as the channeling and holding of
air masses by inversions and the surrounding
hills. This degradation in air quality adversely af-
fects the livability and desirability of the City and
is injurious to the health and well-being of its citi-
zens. Those uses classified as a recognized
higher risk have higher standards applied to them
including, but not limited to, landscaping, traffic
and access and hazardous materials. These reg-
4-4-110D
4 - 73 (Revised 3/13)
ulations are to supplement and be in addition to
existing code provisions. (Ord. 2962, 9-8-1975,
Amd. Ord. 2967, 9-22-1975)
C. SPECIAL PERMIT AND
ADMINISTRATION:
1. Special Permit Required for Bulk Stor-
age Facilities: Bulk storage facilities may be
allowed only by special permit as specified in
RMC 4-9-220. The fee for the special permit
for bulk storage facilities is specified in the fee
schedule set out in RMC 4-1-170. (Ord. 3653,
8-23-1982)
2. Applicability: The Department of Com-
munity and Economic Development shall be
responsible for determining whether an appli-
cation is a bulk storage facility as defined
herein. (Ord. 2962, 9-8-1975, Amd. Ord.
2967, 9-22-1975; Ord. 5676, 12-3-2012)
3. Authority and Responsibility: The
Hearing Examiner is designated as the offi-
cial agency of the City for the conduct of pub-
lic hearings, and the Community and
Economic Development Administrator is re-
sponsible for the general administration and
coordination. The Administrator shall estab-
lish administrative procedures, which shall in-
clude, but are not limited to: preparation of
application forms, determining completeness
and acceptance of application, and establish-
ment of interdepartmental review routing pro-
cedures. (Ord. 2962, 9-8-1975, Amd. Ord.
2967, 9-22-1975, Amd. Ord. 3101,
1-17-1977, eff. 1-1-1977; Ord. 3592,
12-14-1981; Ord. 5676, 12-3-2012)
4. Provision of Information: The respon-
sibility of producing information and data to
establish that the proposed bulk storage facil-
ity complies with the standards set forth in
this Section shall be on the applicant. (Ord.
2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975)
5. Evaluation Criteria: The Hearing Exam-
iner shall review the impact of the proposed
use to determine whether it is compatible with
the proposed site and general area. The
Hearing Examiner may require any applica-
ble bulk standard to be up to fifty percent
(50%) more strict than specified to alleviate a
potential problem, providing it shall be
shown: (Ord. 2962, 9-8-1975; Amd. Ord.
2967, 9-22-1975; Amd. Ord. 3101,
1-17-1977, eff. 1-1-1977)
a. That because of special circum-
stances applicable to subject property, in-
cluding size, topography, location or
surroundings and special characteristics
applicable to subject facilities including
height, surface drainage, toxic sub-
stances, traffic and access, sound, liquid
waste, light and glare, odorants, flamma-
ble and explosive materials and gaseous
wastes, the strict application of the zon-
ing code and bulk storage regulations is
found to deprive neighboring properties
of rights and privileges enjoyed by other
properties in the vicinity and under identi-
cal zone classification.
b. That the application of more strict
standards will not be materially detrimen-
tal to the subject facility and will maintain
the full rights, privileges and environment
of neighboring properties.
c. That the application of such modifica-
tions shall be supported by documented
evidence of a clear and compelling na-
ture to justify such stricter standards.
D. DEVELOPMENT STANDARDS:
1. Height of Containers and Stock Piles:
The maximum height of all storage containers
and stock piles of bulk materials and/or prod-
ucts shall be forty feet (40') or that of the
structure height of the underlying zone if
more restrictive. The storage of bulk materi-
als in containers above manufacturing plants
shall not be considered as bulk storage, but
shall be classified as part of the supporting
structure. No roof shall extend beyond five
percent (5%) slopes drawn from forty foot
(40') high vertical surfaces contiguous to the
base of the structure. Only accessory items
such as, but not limited to, antennas, ladders,
light fixtures, railings, vent pipes and safety or
health related items shall be excluded from
the determination of structure height.
2. Setbacks: All structures and bulk stor-
age, except security fences, opaque screens
and signs, shall be located at least sixty feet
(60') from all public rights-of-way, wildlife hab-
itat, public areas, parks and waterways which
include, but are not limited to, rivers, lakes,
4-4-110D
(Revised 3/13)4 - 74
streams and drainage channels. In all other
instances the setbacks shall be at least
twenty feet (20') from the property line.
3. Landscaping and Screening:
a. Intent: The intent of landscaping and
screening is to minimize the visual impact
of bulk storage as viewed from adjacent
or nearby properties or facilities and to
enhance the image of the industrial areas
and the City. (Ord. 2962, 9-8-1975; Amd.
Ord. 2967, 9-22-1975)
b. Screening Required for Recog-
nized Higher Risk Storage: Those bulk
storage uses which are considered as
having a recognized higher risk shall
have a barrier as specified in subsection
D12 of this Section, Hazardous Materi-
als, with a screen that is at least eighty
percent (80%) opaque on top of the bar-
rier and set back at least twenty feet (20')
from the property line.
i. Height of Screen: The barrier
shall have a maximum height of four
feet (4') when measured as in sub-
section D12d of this Section. The
combined height of the four foot (4')
(maximum) barrier and screen shall
be at least twenty five percent (25%)
of the height of the bulk storage pro-
vided such combination is at least
eight feet (8') high. An optional secu-
rity fence shall have at least a twenty
foot (20') setback.
ii. Landscaping Required: All ar-
eas between the property lines and
the screen shall be landscaped ex-
cept for ingress and egress areas and
except when a second bulk storage
facility has a contiguous side or rear
property line with an existing bulk
storage facility constructed to the
standards specified in this Section.
The landscape plan shall be pre-
pared by a licensed landscape archi-
tect and approved by the
Administrator. (Ord. 5676,
12-3-2012)
c. Screening Required for Other Bulk
Storage: Those bulk storage uses not in-
cluded in subsection D3b of this Section
shall have a screen including gates and
shall be at least eighty percent (80%)
opaque surrounding the property area.
Said screen shall be at least twenty five
percent (25%) as high as the bulk stor-
age containers or stock piles provided
said screen is at least eight feet (8') high.
The screen and optional security fence
shall be set back at least twenty feet (20')
from all property lines except that for
those bulk storage facilities whose total
ownership is less than two and one-half
(2-1/2) contiguous acres in area, the
Hearing Examiner may reduce this set-
back up to fifty percent (50%) for good
cause and upon proper written applica-
tion. All areas between the property lines
and the screen shall be landscaped ex-
cept for ingress and egress areas and ex-
cept when a second bulk storage facility
has a contiguous side or rear property
line that abuts an existing bulk storage fa-
cility constructed to the standards speci-
fied in this Section provided there is at
least a twenty foot (20') landscaped strip.
The landscape plan is to be approved by
the Administrator. A landscaped berm
may be used by itself or in combination
with a screen provided the required
height is met. The slopes of said berm
shall be at least two feet (2') horizontal to
one foot (1') vertical. There shall be a flat
area on top of the berm with a minimum
width of two feet (2'). A retaining wall may
be substituted for the internal side of the
berm provided the retaining wall is ap-
proved by a licensed engineer. (Ord.
3653, 8-23-1982; Ord. 5676, 12-3-2012)
d. Landscaping Maintenance: The
maintenance of landscaping shall be as-
sured prior to the issuance of a building
permit by requiring one of the following
options: (i) the posting of a performance
bond for one hundred fifty percent
(150%) of the estimated cost of mainte-
nance of landscaping for a three (3) year
period, (ii) the depositing with the City
Clerk of a certified or cashier’s check for
one hundred fifty percent (150%) of the
estimated cost of maintenance of land-
scaping for a three (3) year period, (iii) fil-
ing with the City Clerk a copy of a service
contract for maintenance of landscaping
for a three (3) year period, or (iv) such
other written commitments that will as-
4-4-110D
4 - 75 (Revised 3/13)
sure satisfactory maintenance of land-
scaping for a three (3) year period. Any of
the four (4) options above are to be ap-
proved as to legal form prior to accep-
tance by the City. Landscaping is to be
maintained in a healthy, neat manner and
shall be subject to periodic inspection by
the City.
4-4-110D
(Revised 3/13)4 - 76
4. Signs Permitted: The only identification
signs permitted shall be one sign per street
frontage that shall be four feet (4') in height or
less, with a maximum of two (2) faces and no
more than thirty (30) square feet per face.
Such signs may be illuminated by external
lights. Exit and entrance signs four (4) square
feet in area or less may be placed at street en-
trances. (Ord. 2962, 9-8-1975; Amd. Ord.
2967, 9-22-1975)
5. Surface Drainage:
a. Intent: The intent of this standard is
to protect property from damage and loss
due to flooding, erosion and deposition
caused by the adverse alteration of natu-
ral drainage flow patterns and rates, and
to promote development practices which
enhance the quality, benefits and enjoy-
ment of the natural watercourses.
b. Standards: Surface drainage shall
be approved by the Development Ser-
vices Division and shall comply with the
design specifications set forth in the lat-
est editions or revisions of Standard
Specifications for Municipal Public Works
Construction by the Washington State
Chapter American Public Works Associa-
tion, and Highway Hydraulics Manual by
the Washington State Highway Commis-
sion, Department of Highways.
6. Toxic Substances:
a. Intent: The intent of this standard is
to extend to the general public basic pre-
cautions used in industry dealing with the
exposure of workers to toxic materials. As
a requisite to protecting the public health
and welfare, and especially as that public
includes the very young and other sensi-
tive members, the environment should be
kept free of unnecessary concentrations
4-4-110D
4 - 77 (Revised 2/15)
of these toxic substances by using the
best practicable control and process
technology in all phases of manufacture
and handling and by a sincere commit-
ment to good housekeeping practices.
b. PSAPCA Standards: The ambient
air quality standards specified in Regula-
tion 1 of the Puget Sound Air Pollution
Control Agency (PSAPCA) shall apply to
all air contaminants specifically listed
therein.
c. Maximum Concentrations of Toxic
Substances:
i. Those toxic substances not spe-
cifically listed in Regulation 1 of the
PSAPCA, but released into the ambi-
ent air shall be in accordance with
the fractional quantities set forth in
subsection D6c(ii) of this Section and
for those toxic substances listed in
the most current publication, entitled
Threshold Limit Values, of the Amer-
ican Conference of Governmental
Hygienists (ACGIH).
ii. The concentration of a single
toxic substance measured in an air
sample shall not exceed one-fiftieth
(1/50) of the threshold limit value or
ceiling “C” limit value at the lot lines
or one one-hundredth (1/100) of the
threshold limit value or ceiling “C”
limit value at the lot-district line. The
concentrations of two (2) or more
substances shall be considered as in
the publication of ACGIH.
iii. Those carcinogenic substances
listed in threshold limit values having
no listed threshold limit value shall
not be detectable by the most sensi-
tive method in air samples taken at
the lot or lot-district lines.
d. Method of Measurement: The sam-
ples shall be taken by a qualified person
as per the publication of the ACGIH and
the concentrations of toxic substances
shall be measured in a certified labora-
tory or facility at the request of the Admin-
istrator. (Ord. 5676, 12-3-2012)
7. Traffic and Access Control:
a. Intent: The intent of this standard is
to promote the safety of travel on public
streets in industrial areas where dense
and variable traffic flows cause additional
hazards to persons and property and to
provide for uninterruptable access to all
properties and neighbors of a potential
major fire, emergency or hazard.
b. Access Requirements: All lots
used by an industry of recognized higher
risk shall be served on at least two (2)
sides by accesses of dimensions equal to
an industrial access street. Such ac-
cesses shall be continuously open to City
departments for clearing or repair at the
owner’s expense.
c. Emergency Vehicle Access: When
on-site emergency access is required for
fire or other emergency equipment, a
through route shall be provided and
maintained in a free and open condition
at all times, with an exit from the lot differ-
ent from the entrance and separated by
at least three hundred feet (300') when
not on opposite sides of the lot. Any fire
or emergency access, including but not
limited to this subsection, shall conform
with the recommendations of the Renton
Fire Department and together with a traf-
fic flow pattern, when required, shall be
clearly defined on a site plan. (Ord. 2962,
9-8-1975, Amd. Ord. 2967, 9-22-1975)
d. Traffic Flow, Setbacks from Ac-
cess Routes and Curb Cuts: A defini-
tive traffic flow pattern shall be provided
on the property for all traffic, both truck
and automobile, such that all traffic shall
cross lot lines traveling in a forward direc-
tion. Necessary transportation between
different parts of the same building or
complex of buildings when located on
one continuous lot shall be by private ac-
cess routes, confined to the property so
as to not cause unnecessary congestion
or hazards on public streets. Such on-site
access routes shall be located at a dis-
tance of at least ten feet (10'), or on the
property side of any required planting
strip, from all pedestrian sidewalks or
edge of public right-of-way. Curb cuts
shall be kept to a minimum on both num-
4-4-110D
(Revised 2/15)4 - 78
ber and width consistent with the prop-
erty traffic flow pattern.
e. Separation of Parking from Load-
ing/Maneuvering Areas: Provisions
shall be made for the separation of park-
ing of private automobiles from any space
or area used for maneuvering, parking or
loading or any truck, vehicle or trailer ei-
ther while attached to or unattached from
any mover.
f. Overpasses: Overpasses extending
over a public right-of-way shall be limited
to pedestrian foot traffic except that con-
duits for the transmission of information
may be included if concealed within the
primary structure of the overpass. The
design, lighting and landscaping of such
structures shall clearly exhibit a high level
of aesthetic design and furthermore shall
be reviewed and approved by the Devel-
opment Services Division. (Ord. 2962,
9-8-1975, Amd. Ord. 2967, 9-22-1975;
Amd. Ord. 3592, 12-14-1981)
g. Paving of Access Routes: All on-
site surfaces used for daily traffic within
the lot or as a part of the traffic flow pat-
tern required in subsection D7d of this
Section shall be paved and maintained in
a good condition with an asphalt surfac-
ing, or its equivalent if approved, to pre-
vent the generation of dust or the tracking
of mud onto public rights-of-way. (Ord.
5676, 12-3-2012)
h. Surfacing of Storage Areas: Stor-
age areas not intended for maneuvering
space shall be paved with a surface sat-
isfactory to the Hearing Examiner to meet
the requirements of this Chapter and
minimize dust and control stormwater
drainage. (Ord. 3653, 8-23-1982)
8. Sound:
a. Intent: The intent of this standard is
to establish maximum sound levels for in-
dustrial sources as received in other
properties of the same or different envi-
ronmental use designation. This is ac-
complished by implementing the sound
level requirements of the Washington Ad-
ministrative Code as it applies to indus-
trial sources of sound and all sound
receptors.
b. WAC Regulations Adopted by Ref-
erence: The regulation of industrial
sounds as set forth in chapter 173-60 of
the Washington Administrative Code
(WAC), Maximum Environmental Noise
Levels, is hereby incorporated by refer-
ence.
c. Classifications: The Classifications
for Use Districts (Zoning Codes) of the
City of Renton shall be assigned the En-
vironmental Designation for Noise Abate-
ment (EDNA) Codes as follows:
(Ord. 5744, 1-12-2015)
d. Maximum Sound Levels: The
sound level of an industrial (EDNA Class
C) sound source when measured in the
prescribed manner and location shall not
exceed the following values:
EDNA Class A:RC, R-1, R-4, R-6, R-
8, RMH, R-10, R-14,
RM
EDNA Class B:CN, CV, CD, CA,
COR, CO, UC-N1,
UC-N2
EDNA Class C:IL, IH, IM
4-4-110D
4 - 79 (Revised 3/13)
e. Reduction Due to Method of Mea-
surement: All maximum sound level val-
ues for impulsive sounds shall be
reduced five (5) decibels when measured
with an A-weighted network.
f. Extension of Hours of Restric-
tions: The hours of lower sound levels
shall be extended in EDNA Class A envi-
ronments for all hours of the weekend,
from midnight Friday to midnight Sunday,
and the following holidays, as officially
observed by the City of Renton: New
Year’s Day, Independence Day, Labor
Day, Thanksgiving Day and Christmas
Day.
9. Liquid Waste:
a. Intent: The intent of this standard is
to preserve and enhance the quality of
the environment and protect the public
health and welfare by preventing the dis-
posal of liquid industrial wastes by unac-
ceptable methods and in unapproved
areas. Liquid waste shall include surface
run-off waters as per subsection D5 of
this Section, Surface Drainage, when
contaminated with chemicals, oils or
other toxic substances.
b. Discharge Regulated: The dis-
charge of all waterless liquid waste shall
be subject to the conditions of subsection
D9d of this Section and/or disposed of by
a liquid waste disposal company.
MAXIMUM PERMITTED SOUND LEVELS IN RECEIVING EDNA CLASSES FROM
EDNA CLASS C (INDUSTRIAL) SOURCE
EDNA CLASS OF
RECEPTOR
MAXIMUM SOUND
LEVEL1 (dB(A))
DURATION IN MINUTES IN
ANY ONE-HOUR PERIOD
APPLICABLE
HOURS5
A
A
A
A
A
A
A
A
60
65
70
75
50
55
60
65
Continually
152
52
1-1/22
Continually
152
52
1-1/22
7 am – 10 pm
7 am – 10 pm
7 am – 10 pm
7 am – 10 pm
10 pm – 7 am
10 pm – 7 am
10 pm – 7 am
10 pm – 7 am
B
B
B
B
65
70
75
80
Continually
153
53
1-1/23
All
All
All
All
C
C
C
C
70
75
80
85
Continually
154
54
1-1/24
All
All
All
All
1 Source: Chapter 172-60 WAC, “Maximum Environment Noise Levels”.
2 Total of all dB(A)s over 60 not to exceed 15 minutes in any one hour.
3 Total of all dB(A)s over 65 not to exceed 15 minutes in any one hour.
4 Total of all dB(A)s over 70 not to exceed 15 minutes in any one hour.
5 The lower noise in EDNA Class A apply to all hours of the weekends and holidays.
4-4-110D
(Revised 3/13)4 - 80
c. Standards and Permits: The dis-
charge of any water containing liquid, gas
or solid wastes in solution and/or as a
mixture into any part of the natural water
system shall comply with the standards
and compatibility requirements of the
Washington State Department of Ecology
or any successor department or agency
thereof. The Administrator shall be sup-
plied with a true copy of any and all dis-
charge permits issued to the facility by the
State of Washington Department of Ecol-
ogy. (Ord. 5676, 12-3-2012)
d. Standards for Discharge into
Sewer System: All wastes discharged
into a sewerage system shall comply with
the applicable regulations of the City of
Renton and the municipality of metropol-
itan Seattle sewerage system governing
the control and disposal of industrial
waste.
e. Disposal Schedule: All liquid
wastes undisposable by treatment, after
treatment, or by sewerage system shall
be disposed of on a scheduled basis
clearly related in both rate and magnitude
with the industrial process or source gen-
erating the waste.
f. Proof of Compliance: Upon request,
the industry shall provide substantial
proof of having disposed of liquid waste,
falling in the categories of subsection
D9e of this Section equal to or greater
than eighty percent (80%) in either vol-
ume or weight of the amount generated
during the previous six (6) months of op-
eration. Should the generation of such
liquid waste be on a sporadic basis then
the industry shall provide written evi-
dence of substantial compliance with this
subsection. (Ord. 5676, 12-3-2012)
g. Prevention of Odorants: The re-
lease of odorants or gaseous wastes
from liquid wastes awaiting disposal shall
be prevented by using adequate means
of storage and all other reasonable
means necessary.
h. Treatment of Liquid Waste: Any
treatment of liquid waste solely for the
purpose of disposal shall be permitted
when the generation of any solid or gas-
eous wastes is adequately handled in
compliance with these standards and all
other rules and regulations of State and
regional agencies. Such treatment shall
employ the best practicable control cur-
rently available to industry.
10. Light and Glare:
a. Intent: The intent of this standard is
to afford the public the safety of adequate
lighting while avoiding unnecessary glare
and exposure to excessive outdoor illu-
mination which may create a hazard or
unreasonably interfere with the relaxation
and enjoyment of public open spaces,
rights-of-way, and normal residential ac-
tivities and pursuits.
b. Method of Measurement: Illumina-
tion levels shall be measured with a pho-
toelectric photometer (light-meter) having
a spectral response similar to that of the
human eye, following the standard spec-
tral luminous efficiency curve adopted by
the International Commission of Illumina-
tion.
c. Maximum Levels: The illumination
from all sources located on a lot shall
have the maximum value of eleven (11)
lumens per square meter outside of lot
lines and six (6) lumens per square meter
outside the district line. In all cases of con-
flict the district line value shall apply. The
intrinsic brightness of any source visible
beyond the district lines shall have a max-
imum value of fifty (50) candles per
square centimeter. Intermittent, rotating
or flashing lights of an intrinsic brightness
greater than two (2) candles per square
centimeter and with a frequency greater
than once in any five (5) second time pe-
riod shall not be visible beyond district
lines unless for the sole purpose of alarm
or giving warning.
11. Odorants:
a. Intent: The intent of this standard is
to prevent the occurrence of certain of-
fensive odors in the environment by limit-
ing the concentration of chemical
compounds which are known to produce
strong olfactory responses. This stan-
dard does not attempt to determine the
4-4-110D
4 - 81 (Revised 3/13)
intrinsic or subjective good or bad quali-
ties of an odor, but only that the concen-
tration of specific constituent compounds
are above adopted values which have
been accepted for the health and well-be-
ing of the general public.
b. Maximum Levels: The concentra-
tion of specific compounds listed in the
following schedule shall not exceed the
odor threshold values in two (2) consecu-
tive air samples. Three (3) air samples
are to be taken over a two (2) hour pe-
riod, one sample each at the beginning
and end of the test period and one sam-
ple near the time midway through the
sample period. The Administrator may
establish the time of the sample period.
When more than one concentration is
listed for a substance in these standards,
the more stringent shall apply.
ODORANT CONCENTRATIONS FOR SPECIFIC CHEMICALS IN CLEAN AMBIENT AIR
POLLUTANT ODOR THRESHOLD1
(ppm) (mg/m
3)
Acetone
Acrolein
Allyl disulfide
Allyl mercaptan
Ammonia
320.00
15.00
0.0001
0.0005
0.037
770.00
15.00
0.00006
0.00015
0.026
Amyl alcohol
Apiole
Benzene
i-Butanol
n-Butanol
10.00
0.0063
60.00
40.00
11.00
35.00
0.057
180.00
120.00
33.00
i-Butylacetate
n-Butylacetate
n-Butylformate
Butyric acid
Camphor
4.00
7.00
17.00
0.00028
16.00
17.00
35.00
70.00
0.000001
100.00
Carbon disulfide
Carbonetetrachloride
Chlorine
Diacetyl
1,2-Dichloroethane
7.70
200.00
0.01
0.025
110.00
23.00
260.00
0.029
0.088
450.00
Diethylketone
Dimethylamine
Dimethyl sulphide
Dioxane
Ethanol
9.00
6.00
0.02
170.00
50.00
33.00
11.00
0.051
620.00
93.00
Ethylacetate
Ethyleneglycol
Ethyl mercaptan
Ethyl selenide
Ethyl selenomercaptan
50.00
25.00
0.000016
0.000062
0.0000018
180.00
90.00
0.00004
0.00035
0.000008
Ethyl sulphide
Heptane
Hydrogen selenide
Hydrogen sulphide
Iodoform
0.00025
220.00
3.00
0.0011
0.00037
0.00092
930.00
10.00
0.0015
0.0061
Ionone
Methanol
Methylacetate
Methylenechloride
Methylethylketone
0.000000059
5900.00
200.00
150.00
25.00
0.00000046
7800.00
550.00
550.00
80.00
4-4-110D
(Revised 3/13)4 - 82
(Ord. 5676, 12-3-2012)
c. Testing Procedure: The samples
shall be taken by a qualified person and
the concentrations of odorants shall be
measured in a certified laboratory or facil-
ity at the request of the Administrator.
The location for taking the three (3) sam-
ples shall remain fixed during the test pe-
riod and shall be at a point outside lot
lines, at ground level or habitable eleva-
tions and a safe and reasonable place
consistent with the location of the re-
ported violation. (Ord. 5676, 12-3-2012)
d. Monitoring Required Upon Com-
plaint: Monitoring shall be undertaken
only upon receipt of a complaint made by
a person who resides, owns property, or
is employed in the area affected by the
complained of odors, unless the area is
designated as a public use area where-
upon all complaints will be accepted.
e. Other Remedies Not Impaired:
Nothing in this standard shall be con-
strued to impair any cause of action or le-
gal remedy therefor of any person, or the
public for injury or damages arising from
the emission of any odorant in such place,
manner or concentration as to constitute
air pollution or a common law nuisance.
12. Hazardous Materials:
a. Intent: The intent of this standard is
to provide adequate separation between
highly flammable or explosive materials
used in industries of a recognized higher
risk and the neighboring properties and
public areas, total containment of all
highly flammable, toxic and polluting liq-
uid materials, limits for the stored quan-
tity of highly flammable and explosive
materials as a function of property area,
and all other reasonable safety measures
Methylformate
Methyleneglycol
Methyl-i-butylketone
Methyl mercaptan
Methylpropylketone
2000.00
60.00
8.00
0.0011
8.00
5000.00
190.00
32.00
0.0022
27.00
Octane
Ozone
Phenol
i-Propanol
n-Propanol
150.00
0.10
3.00
40.00
30.00
710.00
0.20
12.00
90.00
80.00
i-Propylacetate
n-Propylacetate
Propyl mercaptan
Pyridine
Scatole
30.00
20.00
0.000075
0.012
0.000000075
140.00
70.00
0.00023
0.04
0.0000004
Sulphur dioxide
Tetrachloroethylene
Tetrahydrofuran
Toluene
1,1,1-Trichloroethane
30.00
50.00
30.00
40.00
400.00
79.00
320.00
90.001
40.00
2100.00
Trichloroethylene
Trimethylamine
Valeric acid
Vanillin
Xylene
80.00
4.00
0.00062
0.000000032
20.00
440.00
96.00
0.0026
0.0000002
100.00
1 ppm is parts per million at 20° and 760 torr
mg/m3 is milligrams per cubic meter
ODORANT CONCENTRATIONS FOR SPECIFIC CHEMICALS IN CLEAN AMBIENT AIR
POLLUTANT ODOR THRESHOLD1
(ppm) (mg/m
3)
4-4-110D
4 - 83 (Revised 3/13)
deemed necessary for the protection of
people, property, and the environment
from the threat and destruction of fire
and/or explosion, and to prevent encum-
bering adjoining properties with burdens
which are related to the hazards of highly
flammable and explosive materials.
b. Off-Site Economic Burdens Pro-
hibited: An industry shall not impose
economic burdens such as, but not lim-
ited to, higher insurance rates and/or op-
erational limitations upon neighboring
facilities due to its location and hazard-
ous nature. All necessary modifications
shall be made to both such characteris-
tics and the site plan so as to not impact
neighboring facilities.
c. Barrier Required: An industry or fa-
cility storing for its own use or redistribu-
tion any highly flammable toxic or
polluting liquid of a capacity equal to or
greater than the lesser of that quantity
sufficient to result in a flow across lot
lines or a quantity of fifteen (15) cubic
inches per square foot of total lot area
shall construct a permanent continuous
barrier surrounding all buildings, struc-
tures and facilities which could contribute
to the flow. The storage in liquid form of
those materials which are normally in a
gas phase at ambient temperature and
atmospheric pressures shall be con-
tained within a barrier unless it is deter-
mined that dispersion of the resulting gas
or aerosol would be less hazardous. The
capacity of the space within the barrier
shall be one hundred percent (100%) of
the maximum possible volume of stored
liquid and the top of the barrier shall be at
least one foot (1') above this liquid level.
The barrier shall be designed and con-
structed in such a manner that there is no
visible leakage on or below any portion of
the exterior surface of the barrier which is
below the level of the confined liquid after
a forty eight (48) hour period. A report on
a test of a typical barrier section con-
structed to full scale shall be prepared by
a licensed engineer and submitted as
proof of the design. (Ord. 5676,
12-3-2012)
d. Barrier Design: The barrier shall be
of earthen material with two (2) sloping
sides extending to grade level without any
vertical cuts or retaining walls. The top of
the barrier shall be flat. The barrier shall
have a maximum vertical height of four
feet (4') when measured between the
grade level at the internal toe to the top.
The slope of the sides and width of the top
shall be according to accepted engineer-
ing design for holding ponds. The design
of the barrier shall minimize the likelihood
of damage by major earthquakes whose
epicenters are located in the Pacific
Northwest. All ingress into and egress
from the inner side of the barrier shall be
over the barrier top. The roadway shall be
constructed so as to not weaken the bar-
rier or decrease its resistance to earth-
quake damage. When the barrier and
landscaped berm are one and the same
structure no vertical cuts or retaining walls
shall be allowed in the common structure.
e. Fire Suppression System Stan-
dards: On-site fire suppression systems
shall be fully automatic with manual over-
rides from at least two (2) locations out-
side the barrier. The fire suppression
system shall be connected to central dis-
patch of the City of Renton by means of a
remote station protecting signaling sys-
tem, in accordance with the specifications
of the National Fire Code, Volume 7, of
the National Fire Protection Association.
The best practicable control shall be
used for the prevention of fires and explo-
sions, for the detection of fires and other
related hazards, and for the protection of
life and property from fires, explosions
and their related effects.
f. Maximum Quantities and Permit-
ted Locations: The manufacture and/or
storage of explosives or blasting agents
shall comply with the quantities and loca-
tions set forth in the following schedule
as per type of explosive, quantity to be
manufactured and/or stored and the dis-
tances from the lot lines. The quantities
are the maximum amount that shall be al-
lowed for any one company, facility or
site. The stated distances are the mini-
mum that shall be allowed.
4-4-110D
(Revised 3/13)4 - 84
g. Additional Requirements: The
manufacture and/or storage of explo-
sives, blasting agents and similar such
substances shall comply with all other
conditions and regulations as set forth in
the Washington State Explosives Act,
chapter 70-74 WAC.
h. Separation of Barrier and Fire
Code Dyke: The dyke required by the
Uniform Fire Code (with a minimum hold-
ing capacity of one hundred percent
(100%) of the single largest tank) and the
barrier required by the bulk storage regu-
lations (with a holding capacity of one
hundred percent (100%) of the total ca-
pacity of all tanks plus one foot (1')) shall
be separated by at least one hundred
feet (100') for the safety of firefighting
personnel. Such separation shall be
measured from the external toe of the
dyke to the internal toe of the barrier or
from the setback line when the internal
toe of the barrier is closer to the property
line than the required setback.
i. Combination of Requirements En-
couraged: The requirements for a bar-
rier, landscaping and opaque screen and/
or berm are encouraged to be combined
into a single configuration similar to that
shown in the second figure of subsection
D3 of this Section, Landscaped Berm
and Opaque Screen. The required
opaque screen may be satisfied by a
properly designed security fence.
j. Impervious Surfacing Required: All
exposed ground surfaces within struc-
tures intended for the containment of
spills shall be impervious to those stored
and/or handled liquids which may result
in the contamination of the underlying
soil. The ground surface within the barrier
shall be impervious unless all potential
points of spill have intermediate contain-
ment structures. Contaminating liquids
shall also include solid chemicals when
readily soluble in water and transportable
into the subsoil by dissolution in surface
water. The impervious area in the case of
such contaminated surface water shall
be determined by intercept points in an
approved drainage system.
13. Gaseous and Particulate Emissions:
a. Intent: The intent of this standard is
to limit the unnecessary generation of all
air contaminants, to decrease the annual
emissions from stationary sources and all
related transfer operations on the site by
controlling land use intensity and requir-
ing the use of the best practicable control
of the emission of airborne contaminants
to achieve and maintain a healthful envi-
ronment of clean air.
b. Preferred Process Methods: Pro-
cess methods and procedures currently
available in industry which are known to
cause fewer in number and lesser quan-
tities of air contaminants shall be used in
all cases. In addition the best practicable
control shall be used for the control and
removal of air contaminants.
c. PSAPCA Requirements: Compli-
ance with the emission and density
schedule in this subsection D13 does not
relieve the owner or operator of the facil-
ity of the responsibility of meeting the re-
quirements of Regulation 1 of the Puget
Sound Air Pollution Control Agency.
d. Substance Density Limitations:
The emission of specific substances into
the air shall be limited to the total annual
and spatial density, relative to land use
for each facility as set forth in the emis-
QUANTITY AND DISTANCE FOR EXPLOSIVE
MATERIAL MANUFACTURE AND STORAGE
EXPLOSIVE
MATERIAL1
QUANTITY
IN POUNDS
DISTANCE
FROM LOT
LINES IN FEET
Explosive –
Class A
0 to 5 280
Blasting
Agents
0 to 5
5 to 10
10 to 20
20 to 30
280
360
440
500
Explosive –
Class B and C
0 to 5
5 to 10
10 to 20
20 to 30
30 to 40
40 to 50
210
270
330
380
420
450
1Definitions and classification as per “Washington
State Explosive Act”, chapter 70-74 WAC, as
amended by Chapter 72, Laws of 1970.
4-4-110D
4 - 85 (Revised 3/13)
sion and density schedule in this subsec-
tion D13.
e. Further Emission Limitations Dur-
ing an Alert: A facility shall be capable of
achieving a condition of near-zero dis-
charge during an alert or higher stage of
operational and technical means to reach
the lowest physically possible quantity of
emissions during the entire alert period. It
shall be the responsibility of the Adminis-
trator to enforce a reduction in the pro-
cess weight to comply with this
restriction. (Ord. 5676, 12-3-2012)
f. Hydroseeding Required: All ground
surfaces not included in developmental
coverage, left in an undisturbed condition
of natural flora, or required landscaping
which may contribute to the amount of
airborne particulate matter shall be suit-
ably covered by hydroseeding or the
equivalent with grasses or other vegeta-
tion to prevent the generation of dust.
g. Report by Developer Required: It
shall be the responsibility of the devel-
oper of the facility to ascertain the infor-
mation required in the emission and
density schedule in this subsection D13
and to report such finding to the Adminis-
trator. All new facilities or expansion of ex-
isting facilities, unless exempted by the
limitations in the emission and density
schedule in this subsection D13, shall
provide an initial report covering the emis-
sion of those specific substances listed in
the emission and density schedule in this
subsection D13. The report shall cover
the first three (3) months of operation and
shall be filed with the Administrator within
thirty (30) days after the end of the report-
ing period. The report shall enumerate all
sources by type or category contributing
ten percent (10%) or more of the total
emission for each specific substance.
The total of all sources contributing less
than ten percent (10%) individually may
be grouped as one entry and if so shall
specify the number of sources included.
The report shall contain such information
or analyses as will disclose the reported
values of the emissions which are or may
be discharged by such source. The report
shall be certified by a licensed engineer.
(Ord. 5676, 12-3-2012)
h. Quarterly Reports May Be Re-
quired: Each emission greater than
twenty percent (20%) of the annual
weight per facility or spatial density, com-
puted on an annual basis, as reported in
subsection D13g of this Section shall be
reported thereafter on a quarterly basis
until such time as the total weight of the
specific emission drops below and re-
mains below the twenty percent (20%)
specified above. Such reports shall be
due and filed with the Administrator
within thirty (30) days after the end of the
reporting quarter. The beginning and
ending dates of each quarter shall be es-
tablished during the approval process.
(Ord. 5676, 12-3-2012)
i. Notification Required: Each facility
subject to this standard shall be respon-
sible for notifying the Administrator of all
new initial emissions of a substance
listed in the emission and density sched-
ule in this subsection D13 and all in-
creases in emissions of that specific
substance for existing sources, above
the twenty percent (20%) level specified
in subsection D13h of this Section. Such
notification will be in a report as per sub-
section D13g of this Section. (Ord. 5676,
12-3-2012)
j. Additional Reports Authorized: In
addition to such reports as required
above, the Administrator may designate
and employ a licensed engineer of his
choice to make an independent study
and report as to the type and quantity of
emissions which are or may be dis-
charged from the source. The Adminis-
trator shall be authorized to enter and
inspect the facility upon a showing of
need and upon the owner’s permission or
upon court order. (Ord. 5676, 12-3-2012)
k. Locational Restrictions for Facili-
ties with Emissions: The site of bulk
storage facilities emitting any of those
substances listed in the emission and
density schedule in this subsection D13
shall comply with the following limitation
on location. No new facility or expansion
of an existing facility shall be permitted
within five thousand feet (5,000') of an ex-
isting bulk storage facility if their com-
bined emission for any of the listed sub-
4-4-110D
(Revised 3/13)4 - 86
stances exceeds two (2) times the permit-
ted annual emission of the substance for
a single facility. The emissions of applica-
ble existing facilities shall be reduced as
per subsection D13l of this Section.
l. Special Emission Standards for
Existing Facilities: All existing bulk stor-
age facilities on the effective date of this
Section (9-18-1975) and emitting more
than the maximum permitted emission of
any listed substance shall be assumed
as having the maximum permitted emis-
sion for the purpose of calculating the lo-
cational density of facilities as specified
in subsection D13k of this Section. For
the purpose of this standard, existing
bulk storage facilities shall include those
facilities for which substantial construc-
tion, other than site preparation, is in
progress and as determined by the Ad-
ministrator. (Ord. 5676, 12-3-2012)
m. Compliance Later Required for
Existing Facilities: All existing facilities
qualifying under subsection D13l of this
Section shall comply with the emission
standards set forth in the emission and
density schedule in this subsection D13
within three (3) years of the effective date
of this Section. A one-time extension of
up to two (2) years may be granted upon
the showing of good cause why compli-
ance cannot be achieved within the spec-
ified time period. (Ord. 5676, 12-3-2012)
n. Efficiency Rating – Minimum:
Emission control shall be required of
those specific substances for which a re-
port is required as per subsection D13h of
this Section. Sources and/or points of
emissions within the lot lines shall be suit-
ably controlled to result in a reduction or
recovery of emissions with an overall ef-
ficiency for the facility of ninety percent
(90%) or greater when compared to the
uncontrolled facility and when the equip-
ment and technology are readily avail-
able. Sources and points of emission
shall include the carrier vehicle and trans-
fer mechanism when actively engaged in
loading or unloading operations. Control
shall include, but is not limited to, vapor
recovery systems for volatile liquids and
hoods or fully enclosed buildings with ex-
haust fans and filters or their equivalent
for transfer operations generating air-
borne particulates. Such emission control
shall be required even though the emis-
sions of the bulk storage facility are below
the maximum permitted levels. (Ord.
2962, 9-8-1975; Amd. Ord. 2967,
9-22-1975)
TOTAL ANNUAL EMISSION AND SPATIAL DENSITY
OF SPECIFIC SUBSTANCES
SUBSTANCE MEASURED AS
MAXIMUM
WEIGHT PER
FACILITY
(Tons/Year)
SPATIAL
DENSITY1
(Units/Acre) LIMITATIONS
Hydrocarbons Carbon 100.0 9.00 Tons None
Water Vapor
Sulfur Oxides
Nitrogen Dioxide
Carbon Monoxide
Photochemical Oxidants
Suspended Particulates
Arsenic
The annual emission per facility and spatial density
shall be equivalent to the allowable emissions and
ambient air concentrations established in Regulation 1
of the Puget Sound Air Pollution Control Agency
1 Fractions of an acre shall be allotted an equivalent portion of the emission and rounded out to the near-
est significant figure as shown in the table.
4-4-130C
4 - 87 (Revised 2/15)
E. VARIANCES:
In the case of hardships affecting the subject
property, variances to these bulk standards may
be granted by the Hearing Examiner subject to
the conditions of RMC 4-9-250B5. (Ord. 2962,
9-8-1975; Amd. Ord. 2967, 9-22-1975; Amd. Ord.
3101, 1-17-1977, eff. 1-1-1977)
4-4-120 STORAGE LOTS –
OUTSIDE:
A. SCREENING REQUIRED:
Outside storage lots shall be effectively screened
by a combination of landscaping and fencing
along the perimeter.
1. Landscaping: A minimum of ten feet
(10') landscaped strip is required between the
property lines along public rights-of-way and
the fence. The landscaping shall be of size
and variety so as to provide an eighty percent
(80%) opaque screen.
2. Fencing: The entire perimeter must be
fenced by a minimum of an eight foot (8') high
sight-obscuring fence. Gates may be left un-
screened for security purposes.
B. SURFACING:
Storage areas may be surfaced with crushed rock
or similar material subject to the approval of the De-
velopment Services Division to minimize dust, con-
trol surface drainage and provide suitable access.
(Ord. 3653, 8-23-1982; Ord. 5100, 11-1-2004)
4-4-130 TREE RETENTION AND
LAND CLEARING REGULATIONS:
A. PURPOSE:
This Section provides regulations for the clearing
of land and the protection and preservation of
trees, shrubs, and ground cover plants. The pur-
poses of these regulations are to:
1. Preserve and enhance the City’s physical
and aesthetic character by minimizing indis-
criminate removal or destruction of trees,
shrubs and ground cover;
2. Implement and further the goals and pol-
icies of the City’s Comprehensive Plan for the
environment, open space, wildlife habitat,
vegetation, resources, surface drainage, wa-
tersheds, and economics;
3. Promote land development practices that
result in minimal adverse disturbance to ex-
isting vegetation and soils within the City
while at the same time recognizing that cer-
tain factors such as condition (e.g., disease,
danger of falling, etc.), proximity to existing
and proposed structures and improvements,
interference with utility services, protection of
scenic views, and the realization of a reason-
able enjoyment of property may require the
removal of certain trees and ground cover;
4. Minimize surface water and groundwater
runoff and diversion, and aid in the stabiliza-
tion of soil, and minimize erosion and sedi-
mentation, and minimize the need for addi-
tional storm drainage facilities caused by the
destabilization of soils;
5. Retain clusters of trees for the abatement
of noise and for wind protection, and reduce
air pollution by producing pure oxygen from
carbon dioxide;
6. Protect trees during construction activi-
ties from damage to tree roots, trunks, and
branches; and
7. Recognize that trees increase real estate
values.
B. APPLICABILITY:
The regulations of this Section apply to any devel-
oped lot, and property where land development or
routine vegetation management activities are un-
dertaken or planned.
C. ALLOWED TREE REMOVAL
ACTIVITIES:
Tree removal and associated use of mechanical
equipment is permitted as follows, except as pro-
vided in subsection D3 of this Section, Restric-
tions for Critical Areas – General, and in RMC
4-3-110E5b, Urban Separator Overlay Regula-
tions. Except as stated in subsection C9 of this
Section, no Routine Vegetation Management
Permit is required for the following activities/work:
1. Emergency Situations: Removal of
trees and/or ground cover by the City and/or
public or private utility in emergency situa-
tions involving immediate danger to life or
4-4-130C
(Revised 2/15)4 - 88
property, substantial fire hazards, or interrup-
tion of services provided by a utility.
2. Dangerous Trees: Removal of a dan-
gerous tree, as defined in RMC 4-11-200,
Definitions T, that has been certified as such
by a City approved, licensed landscape archi-
tect or certified arborist.
3. Maintenance Activities/Essential Tree
Removal – Public or Private Utilities,
Roads and Public Parks: Maintenance ac-
tivities including routine vegetation manage-
ment and essential tree removal for public
and private utilities, road rights-of-way and
easements, and public parks.
4. Installation of SEPA Exempt Public or
Private Utilities: Installation of distribution
lines by public and private utilities; provided,
that such activities are categorically exempt
from the provisions of the State Environmen-
tal Policy Act and RMC 4-9-070, Environmen-
tal Review Procedures.
5. Existing and Ongoing Agricultural Ac-
tivities: Clearing associated with existing
and ongoing agricultural activities as defined
in RMC 4-11-010, Definitions A.
6. Commercial Nurseries or Tree Farms:
Removal of only those trees which are
planted and growing on the premises of a li-
censed retailer or wholesaler.
7. Public Road Expansion: Expansion of
public roads, unless critical areas would be
affected (refer to subsection C12 of this Sec-
tion, Utilities, Traffic Control, Walkways, Bike-
ways Within Existing, Improved Right-of-Way
or Easements).
8. Site Investigative Work: Site investiga-
tive work necessary for land use application
submittals such as surveys, soil logs, perco-
lation tests, and other related activities includ-
ing the use of mechanical equipment to
perform site investigative work, provided the
work is conducted in accordance with the fol-
lowing requirements:
a. Investigative work should not disturb
any more than five percent (5%) of any
protected sensitive area described in
subsection D3 of this Section, Restric-
tions for Critical Areas – General, on the
subject property. In every case, impacts
shall be minimized and disturbed areas
restored.
b. In every location where site investi-
gative work is conducted, disturbed ar-
eas shall be minimized, and immediately
restored.
c. A notice shall be posted on the site
by the property owner or owner’s agent
indicating that site investigative work is
being conducted, and that the work must
minimize disturbance to the critical areas
identified in subsection D3 of this Sec-
tion, Restrictions for Critical Areas – Gen-
eral.
d. No site investigative work shall com-
mence without first notifying the Commu-
nity and Economic Development
Administrator. (Ord. 5676, 12-3-2012)
9. Minor Tree Removal Activities: Except
as provided in subsection D3 of this Section,
Restrictions for Critical Areas – General, re-
moval of trees and associated use of me-
chanical equipment is permitted at the rates
specified within the table below, provided
subsections C9a through e of this Section are
satisfied. A Routine Vegetation Management
Permit is required for removal of trees in ex-
cess of the rates listed below.
Lot Size Maximum number of significant
trees* allowed to be removed in
any twelve (12) month period
Maximum number of
significant trees* allowed to be
removed in five (5) years
Lots up to 10,000 sq. ft. 2 4
Lots 10,001 to 20,000 sq. ft. 3 6
Lots 20,001 sq. ft. or greater 6 12
*Except landmark trees (greater than a thirty inch (30") caliper) shall not be removed without a Routine
Vegetation Management Permit.
4-4-130D
4 - 89 (Revised 2/15)
a. There is not an active land develop-
ment application for the site;
b. The trees proposed for removal are
not protected trees;
c. The tree is not a landmark tree; and
d. Minimum Tree Density:
i. A minimum tree density shall be
maintained on each residentially
zoned lot, as specified in the table
below. The tree density may consist
of existing trees, replacement trees,
trees required pursuant to RMC 4-4-
070F1, Street Frontage Landscaping
Required, or a combination. If the
number of trees required includes a
fraction of a tree, any amount equal
to or greater than one-half (1/2) shall
be rounded up; and
ii. Property owners are responsible
for maintaining these trees in a
healthy condition.
e. Rights-of-Way Unobstructed: In
conducting minor tree removal activities,
rights-of-way shall not be obstructed un-
less a right-of-way use permit is ob-
tained.
10. Landscaping or Gardening Permit-
ted: Land clearing in conformance with the
provisions of subsection C9 of this Section,
Minor Tree Removal Activities, and subsec-
tion D3 of this Section, Restrictions for Critical
Areas – General, is permitted for purposes of
landscaping or gardening; provided, that no
mechanical equipment is used.
11. Operational Mining/Quarrying: Land
clearing and tree removal associated with
previously approved operational mining and
quarrying activities.
12. Utilities, Traffic Control, Walkways,
Bikeways within Existing, Improved
Rights-of-Way or Easements: Within exist-
ing improved public road rights-of-way or
easements, installation, construction, re-
placement, operation, overbuilding, or alter-
ation of all natural gas, cable,
communication, telephone and electric facili-
ties, lines, pipes, mains, equipment or appur-
tenances, traffic control devices, illumination,
walkways and bikeways. If activities exceed
the existing improved area or the public right-
of-way, this exemption does not apply. Resto-
ration of disturbed areas shall be completed.
13. Land Development Permit Required:
Tree removal authorized by a Land Develop-
ment Permit. (Ord. 5650, 12-12-2011)
D. PROHIBITED ACTIVITIES:
1. Tree Cutting in Advance of Issuance
of Land Development Permit: There shall
be no tree removal or land clearing on any
site for the sake of preparing that site for fu-
ture development unless a Land Develop-
ment Permit, as defined in RMC 4-11-120,
Definitions L, for the City approved site. (Ord.
5450, 3-2-2009)
2. Tree Cutting or Vegetation Manage-
ment without Required Routine Vegeta-
tion Management Permit:
a. Tree cutting in excess of the limits
established in subsection C9 of this Sec-
tion, Minor Tree Removal Activities, is
prohibited unless a Routine Vegetation
Management Permit has been granted.
b. Routine vegetation management on
an undeveloped property without a Rou-
tine Vegetation Management Permit is
prohibited.
c. Use of non-exempt mechanical
equipment (mechanical equipment with
more than twenty seven (27) horse-
power) without a Routine Vegetation
Management Permit is prohibited.
Type of Residential
Development
Minimum Tree Density
Multi-family
development
(attached dwellings)
Four (4) significant trees1
for every five thousand
(5,000) sq. ft.
Single family
development
(detached dwellings)2
Two (2) significant trees1
for every five thousand
(5,000) sq. ft.
1Or the gross equivalent of caliper inches
provided by one or more trees.
2Lots developed with detached dwellings in the
R-10 and R-14 zones are exempt.
4-4-130E
(Revised 2/15)4 - 90
3. Restrictions for Critical Areas – Gen-
eral: Unless exempted by critical areas, RMC
4-3-050C5 or Shoreline Master Program
Regulations, RMC 4-3-090, no tree removal,
or land clearing, or ground cover manage-
ment is permitted:
a. On portions of property with:
i. Critical habitats, pursuant to RMC
4-3-050K, Habitat Conservation;
ii. Streams and lakes, pursuant to
RMC 4-3-050L, Streams and Lakes;
iii. Shorelines of the State, pursuant
to RMC 4-3-090, Shoreline Master
Program Regulations; and
iv. Wetlands and wetland buffers,
pursuant to RMC 4-3-050M, Wet-
lands;
b. On protected slopes except as al-
lowed in this Section or in the Critical Ar-
eas Regulations, RMC 4-3-050; or
c. Areas classified as very high land-
slide hazards, except as allowed in this
Section or in the Critical Areas Regula-
tions, RMC 4-3-050.
4. Restrictions for Native Growth Protec-
tion Areas: Tree removal or land clearing
shall not be permitted within a native growth
protection area except as provided in RMC
4-3-050E4, Native Growth Protection Areas.
(Ord. 5650, 12-12-2011)
5. Tree Topping: Tree topping shall be pro-
hibited unless the City has approved the tree
for removal.
6. Removal of Landmark Tree: The re-
moval of a landmark tree (a tree with a caliper
of thirty inches (30") or greater) is prohibited
without an approved Routine Vegetation
Management Permit or a Land Development
Permit.
E. REVIEW AUTHORITY:
1. Authority and Interpretation: The Com-
munity and Economic Development Adminis-
trator is authorized and directed to interpret
and enforce all the provisions of this Section
when no other permit or approval requires
Hearing Examiner review. The Administrator
may require retention above the minimum
standards, to require phasing of tree retention
plans, or to require any other measures to
meet the purpose of this Section.
2. Independent Secondary Review: The
Administrator may require independent re-
view of any land use application that involves
tree removal and land clearing at the City’s
discretion. An evaluation by an independent
qualified professional regarding the appli-
cant’s analysis on the effectiveness of any
proposed removal, retention, or replacement
measures, to include recommendations as
appropriate. This review shall be paid for by
the applicant and the City shall select the
third-party review professional. (Ord. 5676,
12-3-2012)
F. PERMITS REQUIRED:
1. Land Development Permit Required
for Site Preparation: An approved land de-
velopment permit, as defined in RMC
4-11-120, Definitions L, is required in order to
conduct tree removal or land clearing on any
site for the sake of preparing that site for fu-
ture development.
2. Routine Vegetation Management Per-
mit Required for the Following Activities:
a. Routine Vegetation Management
on Undeveloped Properties: Any per-
son who performs routine vegetation
management, as defined in RMC
4-11-180, Definitions R, on undeveloped
property in the City must obtain a Routine
Vegetation Management Permit prior to
performing such work.
b. Use of Mechanical Equipment: Ex-
cept where mechanical equipment is
twenty seven (27) horsepower or less,
any person who uses mechanical equip-
ment for routine vegetation management,
land clearing, tree removal, landscaping,
or gardening must obtain a Routine Veg-
etation Management Permit prior to per-
forming such work.
c. Tree Removal in Excess of Maxi-
mum Allowance: A Routine Vegetation
Management Permit shall be required for
4-4-130G
4 - 91 (Revised 2/15)
tree cutting in greater amounts than
specified under subsection C9 of this
Section, Minor Tree Removal Activities,
where tree cutting is proposed without an
associated Land Development Permit.
Any tree cutting activities shall be the
minimum necessary to accomplish the in-
tended purpose, and shall be consistent
with subsection D3 of this Section, Re-
strictions for Critical Areas – General.
Trees removed in excess of the maxi-
mum amount allowed under subsection
C9 of this Section, Minor Tree Removal
Activities, shall be subject to RMC
4-4-130H1e, Replacement Require-
ments, unless determined by the Admin-
istrator to be unfeasible in the specific
case.
d. Removal of Landmark Tree: A
Land Development Permit or Routine
Vegetation Management Permit, which
explicitly approves the removal of a land-
mark tree, as defined by RMC 4-11-200,
Definitions T, from any property. Replace-
ment trees are required if the minimum
tree density for the subject property is not
maintained upon removal of the tree. Re-
moval of a landmark tree may be granted
for situations where:
i. The tree is determined to be a
dangerous tree; or
ii. The tree is causing obvious
physical damage to structures in-
cluding but not limited to building
foundations, driveways or parking
lots, and for which no reasonable al-
ternative to tree removal exists. Rou-
tine maintenance of roofs that is
required due to leaf fall does not con-
stitute obvious physical damage to
structures; or
iii. Removal of tree(s) to provide so-
lar access to buildings incorporating
active solar devices. Windows are
solar devices only when they are
south-facing and include special
storage elements to distribute heat
energy; or
iv. The Administrator determines
the removal is necessary to achieve
a specific and articulable purpose or
goal of this Title.
3. Conditional Use Permit Required for
Timber Stand Thinning: While timber har-
vesting shall not be permitted until such time
as a valid land development is approved, a
request may be made for maintenance and
thinning of existing timber stands to promote
the overall health and growth of the stand.
Permits allowing thinning beyond the limits al-
lowed in subsection C9 of this Section, Minor
Tree Removal Activities, shall be considered
as a Conditional Use Permit by the Hearing
Examiner according to the following criteria:
a. Appropriate approvals have been
sought and obtained with the Washington
State Department of Natural Resources;
and
b. The activity shall improve the health
and growth of the stand and maintain
long-term alternatives for preservation of
trees; and
c. The activity shall meet the provisions
of subsections H4, Applicability, Perfor-
mance Standards and Alternates, and
H5, General Review Criteria, of this Sec-
tion; and
d. Thinning activities shall conform to
the basal area density recommendations
of the Washington State Department of
Natural Resources, but shall not reduce
the volume of tree canopy by more than
forty percent (40%); and
e. A Tree Retention/Land Clearing
(Tree Inventory) Plan, as defined in RMC
4-8-120D, Definitions T, shall be re-
quired. (Ord. 5650, 12-12-2011)
G. ROUTINE VEGETATION
MANAGEMENT PERMIT REVIEW
PROCESS:
Permits for routine vegetation management shall
be processed consistent with RMC 4-9-195, Rou-
tine Vegetation Management Permits.
4-4-130H
(Revised 2/15)4 - 92
H. PERFORMANCE STANDARDS FOR
LAND DEVELOPMENT/BUILDING
PERMITS:
1. Protected Trees – Retention Required:
Significant trees required to be retained pur-
suant to subsection H1a of this Section, Per-
centage of Tree Retention Based on Zones,
are considered “protected trees.” Protected
trees may contribute to each residential lot’s
required minimum tree density, but any trees
that are in excess of an individual lot’s mini-
mum tree density shall not contribute to the
total number of trees that are required to be
retained for the Land Development Permit.
Protected trees that do not contribute to a
lot’s required minimum tree density shall be
held in perpetuity within a tree protection tract
pursuant to subsection H2 of this Section,
Tree Protection Tract; protected trees on an
individual lot are the responsibility of the lot
owner and may only be removed if in compli-
ance with subsection C of this Section, Al-
lowed Tree Removal Activities. Significant
trees shall be retained as follows:
a. Percentage of Tree Retention
Based on Zones: Properties subject to
an active Land Development Permit or
building permit shall retain the following
percentages of significant trees based on
the property’s zone. Trees within critical
areas and proposed public rights-of-way
shall not contribute to the number of sig-
nificant trees required to be retained.
i. RC, R-1, R-4, R-6 and R-8
Zones: At least thirty percent (30%)
of the significant trees shall be re-
tained in a residential or institutional
development.
ii. R-10, R-14, RM-F, RM-T, RM-U
and RMH: At least twenty percent
(20%) of the significant trees shall be
retained in a residential or institu-
tional development.
iii. All Other Zones: At least ten
percent (10%) of the significant trees
shall be considered protected and re-
tained in commercial or industrial de-
velopments.
iv. Utility Uses and Mineral Ex-
traction Uses: Such operations
shall be exempt from the protected
tree retention requirements of this
Section if the applicant can justify the
exemption in writing to the Adminis-
trator’s satisfaction. (Ord. 5676,
12-3-2012)
b. Priority of Tree Retention Require-
ments: Significant trees shall be retained
in the following priority order:
c. Calculating Tree Retention: Tree
retention standards shall be applied to
the developable area of a property (i.e.,
land within critical areas and their buffers,
public rights-of-way, private PUD streets,
shared driveways, and public trails shall
be excluded). If the number to be re-
tained includes a fraction of a tree, any
Priority One i. Landmark trees;
ii. Significant trees that form
a continuous canopy;
iii. Significant trees on
slopes greater than
twenty percent (20%);
iv. Significant trees adjacent
to critical areas and their
associated buffers; and
v. Significant trees over
sixty feet (60') in height or
greater than eighteen
inches (18") caliper.
Priority Two i. Healthy tree groupings
whose associated
undergrowth can be
preserved;
ii. Other significant native
evergreen or deciduous
trees; and
iii. Other significant non-
native trees.
Priority Three Alders and cottonwoods shall
be retained when all other
trees have been evaluated
for retention and are not able
to be retained, unless the
alders and/or cottonwoods
are used as part of an
approved enhancement
project within a critical area
or its buffer.
4-4-130H
4 - 93 (Revised 2/15)
amount equal to or greater than one-half
(1/2) tree shall be rounded up.
d. Minimum Tree Density: Pursuant to
subsection C9e of this Section, Minimum
Tree Density, each residential lot to be
created by subdivision shall have re-
tained, or newly planted, trees that satisfy
the lot’s minimum tree density require-
ment. Any protected tree, whether re-
tained or newly planted, that is in excess
of the individual lot’s minimum tree den-
sity shall not contribute to the total num-
ber of trees that are required to be
retained for the Land Development Per-
mit.
e. Replacement Requirements: As an
alternative to retaining trees, the Admin-
istrator may authorize the planting of re-
placement trees on the site if it can be
demonstrated to the Administrator’s sat-
isfaction that an insufficient number of
trees can be retained.
i. Replacement Ratio: When the
required number of protected trees
cannot be retained, replacement
trees, with at least a two-inch (2") cal-
iper or an evergreen at least six feet
(6') tall, shall be planted at a rate of
twelve (12) caliper inches of new
trees to replace each protected tree
removed. Up to fifty percent (50%) of
trees required pursuant to RMC 4-4-
070, Landscaping, may contribute to
replacement trees. The City may re-
quire a surety or bond to ensure the
survival of replacement trees.
ii. Prohibited Types of Replace-
ment Trees: Unless replacement
trees are being used as part of an ap-
proved enhancement project in a crit-
ical area or buffer, they shall not
consist of the following species:
(a) All Populus species includ-
ing cottonwood (Populus tricho-
carpa), quaking aspen (Populus
tremuloides), lombardy poplar
(Populus nigra “Italica”), etc.;
(b) All Alnus species, which in-
cludes red alder (Alnus ore-
gona), black alder (Alnus
glutinosa), white alder (Alnus
rhombifolia), etc.;
(c) Salix species, which in-
cludes weeping willow (Salix
babylonica), etc.; and
(d) All Platanus species, which
include London plane tree (Pla-
tanus acerifolia), American syca-
more, buttonwood (Platanus
occidentalis), etc.
iii. Fee in Lieu: When the Adminis-
trator determines that it is infeasible
to replace trees on the site, payment
into the City’s Urban Forestry Pro-
gram fund may be approved in an
amount of money approximating the
current market value of the replace-
ment trees and the labor to install
them. The City shall determine the
value of replacement trees.
2. Tree Protection Tract: Trees required to
be retained (i.e., protected trees), and/or Ad-
ministrator approved replacement trees (ex-
cluding required street trees pursuant to
RMC 4-4-070F, Areas Required to be Land-
scaped), that are not necessary to provide
the required minimum tree density for resi-
dential lots, shall be preserved by establish-
ing a tree protection tract that encompasses
the drip line of all protected trees; however,
multiple tree protection tracts may be ap-
proved if it can be demonstrated, to the Ad-
ministrator’s satisfaction, that multiple tracts
provide a better site design and/or support
other adopted goals and purposes of this Ti-
tle.
a. Applicability: Tree protection tracts
shall be required for any protected trees
that are not located on an individual lot.
Tree protection tracts may contribute to
open space requirements, if applicable.
b. Standards:
i. Tree protection tracts should con-
sist of an aggregation of trees occu-
pying a specific area and sufficiently
uniform in species composition, size,
age, arrangement, and condition as
to be distinguished from adjoining ar-
eas;
4-4-130H
(Revised 2/15)4 - 94
ii. Trees shall be retained and
maintained pursuant to the recom-
mendations of a City approved certi-
fied arborist or licensed landscape
architect, as stated within the re-
quired Tree Retention/Land Clearing
(Tree Inventory) Plan;
iii. Amenities, as approved by the
Administrator, may be installed to fa-
cilitate passive recreation within the
tract. Such amenities might include,
but are not limited to, benches, picnic
tables, and soft surface (semi-per-
meable) trails.
c. Tract Creation and Deed Restric-
tion: The permit holder shall establish
and record a permanent and irrevocable
deed restriction on the property title of
any tree protection tract or tracts created
as a condition of a permit. Such deed re-
striction(s) shall prohibit development, al-
teration, or disturbance within the tract
except for purposes of installing Adminis-
trator approved amenities, or habitat en-
hancement activities as part of an
enhancement project, which has re-
ceived prior written approval from the
City. A covenant shall be placed on the
tract restricting its separate sale.
d. Fencing: The City shall require per-
manent fencing of the tree protection
tract. This shall be accomplished by in-
stalling a wood, split-rail fence with appli-
cable signage. The Administrator may
approve pedestrian-sized openings for
the purpose of facilitating passive recre-
ation within the tract for the benefit of the
community. The Administrator may au-
thorize alternate styles and/or materials
for the required fencing.
e. Signage Required: The common
boundary between a tree protection tract
and the abutting land must be perma-
nently identified. This identification shall
include permanent wood or metal signs
on treated wood, or metal posts. Sign lo-
cations and size specifications are sub-
ject to City review for approval.
Suggested wording is as follows: “Protec-
tion of these trees is in your care. Alter-
ation or disturbance is prohibited by law.”
f. Responsibility for Ownership and
Maintenance: The relevant homeown-
ers’ association, abutting lot owners, the
permit applicant or designee, or other
City approved entity shall have owner-
ship and responsibility for maintaining the
tree protection tract(s) and protected
trees.
g. Maintenance Covenant and Note
Required: The following note shall ap-
pear on the face of all plats, short plats,
PUDs, or other approved site plans con-
taining at least one tree protection tract,
and shall also be recorded as a covenant
running with the land on the title of record
for all affected lots on the title: “MAINTE-
NANCE RESPONSIBILITY: All owners of
lots created by or benefiting from this City
action are responsible for maintenance
and protection of the tree protection tract.
Maintenance includes ensuring that no
alterations occur within the tract and that
all vegetation remains undisturbed un-
less the express written authorization of
the City has been received.”
3. Plan Required: When a Land Develop-
ment Permit, as defined in RMC 4-11-120, is
submitted to the City it shall be accompanied
by a Tree Retention/Land Clearing (Tree In-
ventory) Plan as defined in RMC 4-8-
120D20, Submittal Requirements – Specific
to Application Type.
4. Applicability, Performance Standards
and Alternates: All land clearing and tree re-
moval activities shall conform to the criteria
and performance standards set forth in this
Section unless otherwise recommended in
an approved soil engineering, engineering
geology, hydrology, or forest management
plan and where the alternate procedures will
be equal to or superior in achieving the pur-
poses of this Section. All land clearing and
tree removal activities may be conditioned to
ensure that the standards, criteria, and pur-
poses of this Section are met.
5. General Review Criteria: All land clear-
ing and tree removal activities shall comply
with RMC 4-4-060, Grading, Excavation, and
Mining Regulations, and shall meet the fol-
lowing criteria:
4-4-130H
4 - 95 (Revised 2/15)
a. The land clearing and tree removal
will not create or contribute to landslides,
accelerated soil creep, settlement and
subsidence or hazards associated with
strong ground motion and soil liquefac-
tion.
b. The land clearing and tree removal
will not create or contribute to flooding,
erosion, or increased turbidity, siltation or
other form of pollution in a watercourse.
c. Land clearing and tree removal will
be conducted to maintain or provide vi-
sual screening and buffering between
land uses of differing intensity, consistent
with applicable landscaping and setback
provisions of the Renton Municipal Code.
d. Land clearing and tree removal shall
be conducted so as to expose the small-
est practical area of soil to erosion for the
least possible time, consistent with an
approved build-out schedule and includ-
ing any necessary erosion control mea-
sures.
e. Land clearing and tree removal shall
be consistent with subsection D3 of this
Section, Restrictions for Critical Areas –
General, and RMC 4-3-050, Critical Ar-
eas Regulations.
f. Retained trees will not create or con-
tribute to a hazardous condition as the re-
sult of blowdown, insect or pest
infestation, disease, or other problems
that may be created as a result of selec-
tively removing trees and other vegeta-
tion from a lot.
g. Land clearing and tree removal shall
be conducted to maximize the preserva-
tion of any tree in good health that is an
outstanding specimen because of its
size, form, shape, age, color, rarity, or
other distinction as a community land-
mark.
6. Timing: The City may restrict the timing
of the land clearing and tree removal activi-
ties to specific dates and/or seasons when
such restrictions are necessary for the public
health, safety and welfare, or for the protec-
tion of the environment.
7. Restrictions for Critical Areas: See
subsection D3 of this Section, Restrictions for
Critical Areas – General, and RMC 4-3-050,
Critical Areas Regulations.
8. Tree/Ground Cover Retention: The fol-
lowing measures may be used in conditioning
a land development permit or building permit
proposal, to comply with the general review
criteria of subsection H5 of this Section, Gen-
eral Review Criteria:
a. Trees shall be maintained to the
maximum extent feasible on the property
where they are growing. Modification of
the tree retention and land clearing plan,
or the associated Land Development
Permit, may be required to ensure the re-
tention of the maximum number of trees.
b. The applicant may be required to re-
place trees, provide interim erosion con-
trol, hydroseed exposed soils, or other
similar conditions which would implement
the intent of this Section.
c. Trees that shelter interior trees or
trees on abutting properties from strong
winds that could otherwise cause them to
blow down should be retained. (Ord.
5676, 12-3-2012)
9. Protection Measures During Con-
struction: Protection measures in this sub-
section shall apply for all trees that are to be
retained. All of the following tree protection
measures shall apply:
a. Construction Storage Prohibited:
The applicant may not fill, excavate,
stack or store any equipment, dispose of
any materials, supplies or fluids, operate
any equipment, install impervious sur-
faces, or compact the earth in any way
within the area defined by the drip line of
any tree to be retained.
b. Fenced Protection Area Required:
Prior to development activities, the appli-
cant shall erect and maintain six-foot (6')
high chain link temporary construction
fencing around the drip lines of all re-
tained trees or at a distance surrounding
the tree equal to one and one-quarter
feet (1.25') for every one inch (1") of trunk
caliper, whichever is greater, or along the
4-4-130I
(Revised 2/15)4 - 96
perimeter of a tree protection tract. Plac-
ards shall be placed on fencing every fifty
feet (50') indicating the words, “NO
TRESPASSING – Protected Trees,” or
on each side of the fencing if less than
fifty feet (50'). Site access to individually
protected trees or groups of trees shall be
fenced and signed. Individual trees shall
be fenced on four (4) sides. In addition,
the applicant shall provide supervision
whenever equipment or trucks are mov-
ing near trees.
c. Protection from Grade Changes: If
the grade level adjoining to a tree to be
retained is to be raised, the applicant
shall construct a dry rock wall or rock well
around the tree. The diameter of this wall
or well must be equal to the tree’s drip
line.
d. Impervious Surfaces Prohibited
within the Drip Line: The applicant may
not install impervious surface material
within the area defined by the drip line of
any tree to be retained.
e. Restrictions on Grading within the
Drip Lines of Retained Trees: The
grade level around any tree to be re-
tained may not be lowered within the
greater of the following areas: (i) the area
defined by the drip line of the tree, or (ii)
an area around the tree equal to one and
one-half feet (1-1/2') in diameter for each
one inch (1") of tree caliper. A larger tree
protection zone based on tree size, spe-
cies, soil, or other conditions may be re-
quired. (Ord. 5676, 12-3-2012)
f. Mulch Layer Required: All areas
within the required fencing shall be cov-
ered completely and evenly with a mini-
mum of three inches (3") of bark mulch
prior to installation of the protective fenc-
ing. Exceptions may be approved if the
mulch will adversely affect protected
ground cover plants. (Ord. 5676,
12-3-2012)
g. Monitoring Required during Con-
struction: The applicant shall retain a
certified arborist or licensed landscape
architect to ensure trees are protected
from development activities and/or to
prune branches and roots, fertilize, and
water as appropriate for any trees and
ground cover that are to be retained.
h. Alternative Protection: Alternative
safeguards may be used if determined to
provide equal or greater tree protection.
(Ord. 5676, 12-3-2012)
10. Maintenance:
a. All retained and replacement trees,
including protected trees, shall be main-
tained in perpetuity from the date of the fi-
nal Land Development Permit issued for
the project, unless tree removal is autho-
rized pursuant to this Section;
b. All retained trees and vegetation
shall be pruned and trimmed to maintain
a healthy growing condition or to prevent
limb failure;
c. With the exception of dangerous
trees specifically retained to provide wild-
life habitat, any protected tree that be-
comes a dangerous tree, as defined in
RMC 4-11-200, or any protected or re-
placement tree that is stolen, shall be re-
placed within three (3) months or during
the next planting season if the loss does
not occur in a planting season.
I. MODIFICATIONS:
The Administrator shall have the authority to
grant modifications from the provisions of this
Section pursuant to RMC 4-9-250D, Modification
Procedures, when no other permit or approval re-
quires Hearing Examiner review. (Ord. 5519,
12-14-2009; Ord. 5676, 12-3-2012)
J. VIOLATIONS AND PENALTIES:
1. Penalties: Penalties for any violation of
any of the provisions of this Section shall be
in accordance with RMC 1-3-2, Code En-
forcement and Penalties. In a prosecution un-
der this Section, each tree removed,
damaged or destroyed will constitute a sepa-
rate violation, and the monetary penalty for
each violation shall be no less than the mini-
mum penalty, and no greater than the maxi-
mum penalty of RMC 1-3-2P, Penalties.
2. Additional Liability for Damage: In ad-
dition, any person who violates any provision
of this Section or of a permit shall be liable for
4-4-140B
4 - 97 (Revised 2/15)
all damages to public or private property aris-
ing from such violation, including the cost of
restoring the affected area to its condition
prior to such violation.
3. Restoration Required: The City may re-
quire replacement of all improperly removed
ground cover with species similar to those
which were removed or other approved spe-
cies such that the biological and habitat val-
ues will be replaced. Restoration shall
include installation and maintenance of in-
terim and emergency erosion control mea-
sures that shall be required as determined by
the City.
4. Replacement Required: The City may
require, for each tree that was improperly cut
and/or removed in violation of, or without, an
approved Land Development Permit and as-
sociated tree retention and land clearing
plan, replacement planting of a tree of equal
size, quality and species or replacement
trees at a rate of one-to-one (1:1) caliper
inches. The replacement trees will be of suffi-
cient caliper to adequately replace the lost
tree(s), and at a minimum of two inches (2")
in caliper. The City may require a bond to en-
sure the survival of replacement trees.
5. Stop Work: For any parcel on which
trees and/or ground cover are improperly re-
moved and subject to penalties under this
Section, the City shall stop work on any exist-
ing permits and halt the issuance of any or all
future permits or approvals until the property
is fully restored in compliance with this Sec-
tion and all penalties are paid. (Ord. 4219,
6-5-1989; Amd. Ord. 4835, 3-27-2000; Ord.
4851, 8-27-2000; Ord. 4963, 5-13-2002; Ord.
5132, 4-4-2005; Ord. 5137, 4-25-2005; Ord.
5304, 9-17-2007; Ord. 5748, 1-12-2015)
4-4-140 WIRELESS
COMMUNICATION FACILITIES:
A. PURPOSE:
The purposes of this Section are to:
1. Provide a variety of locations and options
for wireless communication providers while
minimizing the unsightly characteristics asso-
ciated with wireless communication facilities;
2. Encourage creative approaches in locat-
ing and designing wireless communication
facilities that blend in with the surroundings of
such facilities;
3. Provide standards that comply with the
Telecommunications Act of 1996 (“the Tele-
communications Act”); the provisions of this
Section are not intended to and shall not be
interpreted to prohibit or have the effect of
prohibiting personal wireless services as de-
fined in the Telecommunications Act; and
4. Administer the provisions of this Section
in such a manner as to not unreasonably dis-
criminate between providers of functionally
equivalent personal wireless services, as de-
fined in the Telecommunications Act.
B. GOALS:
1. Commercial Wireless Facilities:
a. Encourage the location of towers in
nonresidential areas and minimize the to-
tal number of towers throughout the com-
munity;
b. Encourage the joint-use of new and
existing towers;
c. Encourage users of towers and an-
tennas to locate them, to the extent feasi-
ble, in areas where the adverse impact
on the community is significantly mini-
mized;
d. Encourage users of towers and an-
tennas to configure them in a way that
minimizes the adverse visual impact of
the towers and antennas; and
e. Enhance the ability of the providers
of telecommunications services to pro-
vide such services to the community
quickly, effectively, and efficiently.
2. Amateur Radio Antennas: The goals of
this Section are to ensure the interests of
neighboring property owners are considered
while reasonably accommodating amateur
radio communications so as to comply with
applicable Federal law. These regulations are
not intended to preclude amateur radio com-
munications. (Ord. 5675, 12-3-2012)
4-4-140C
(Revised 2/15)4 - 98
C. APPLICABILITY AND AUTHORITY:
No person shall place, construct, reconstruct or
modify a wireless communication facility within
the City without an Administrator issued permit,
except as provided by this Title or chapter 5-19
RMC, and a Building Official issued permit. The
Administrator shall have discretion to approve or
deny elements of a WCF where standards pro-
vide flexibility or subjectivity; the same discretion
is given to the Hearing Examiner for applications
requiring a public hearing. (Ord. 5450, 3-2-2009;
Ord. 5676, 12-3-2012)
D. COLLOCATION REQUIRED:
1. Evaluation of Existing Support Struc-
tures: No new support structure shall be per-
mitted unless the applicant demonstrates to
the Administrator’s satisfaction that no exist-
ing tower or support structure can accommo-
date the applicant’s proposed WCF. Evidence
submitted to demonstrate that an existing
tower or structure cannot accommodate the
applicant’s proposed antenna may consist of
any of the following:
a. No existing towers or structures are
located within the geographic area re-
quired to meet the applicant’s engineer-
ing requirements.
b. Existing towers or structures are not
of sufficient height to meet the applicant’s
engineering requirements.
c. Existing towers or structures do not
have sufficient structural strength to sup-
port the applicant’s proposed antenna
and related equipment.
d. The applicant’s proposed antenna
would cause electromagnetic interfer-
ence with the antenna on the existing
towers or structures, or the antenna on
the existing towers or structures would
cause interference with the applicant’s
proposed antenna.
e. The fees, costs, or contractual provi-
sions required by the owner in order to
share an existing tower or structure or to
adapt an existing tower or structure for
sharing are unreasonable. Costs exceed-
ing new tower development are pre-
sumed to be unreasonable.
f. The applicant demonstrates that
there are other limiting factors that render
existing towers and structures unsuit-
able.
2. Cooperation of Providers in Colloca-
tion Efforts: A permittee shall cooperate with
other providers in collocating additional an-
tennas on support structures, provided the
proposed collocators have received a build-
ing permit for such use at the site from the
City. A permittee shall exercise good faith in
collocating with other providers and sharing
the permitted site, provided such shared use
does not give rise to a substantial technical
level of impairment of the ability to provide the
permitted use (i.e., a significant interference
in broadcast or reception capabilities as op-
posed to a competitive conflict or financial
burden). Such good faith shall include shar-
ing technical information to evaluate the fea-
sibility of collocation. In the event a dispute
arises as to whether a permittee has exer-
cised good faith in accommodating other us-
ers, the City may require a third-party
technical study at the expense of either or
both the applicant and permittee.
3. Reasonable Efforts: All applicants shall
demonstrate reasonable efforts in developing
a collocation alternative for their proposal.
E. ALTERATION OF EXISTING TOWER:
1. Minor Alteration: Proposed collocations
and/or modifications to a lawfully existing
tower, excluding other support structures,
that do not substantially change the physical
dimensions of the WCF shall be a minor alter-
ation and exempt from site plan review. “Sub-
stantially change the physical dimensions”
means:
a. Height: A collocation and/or modifi-
cation that would increase the overall
height of the WCF by more than ten per-
cent (10%), or by twenty feet (20'), which-
ever is greater;
b. Width: A collocation and/or modifi-
cation that would add an appurtenance to
the body of the tower that would protrude
from the edge of the tower by more than
twenty feet (20'), or more than the width
of the tower at the level of the appurte-
nance, whichever is greater; and
4-4-140F
4 - 99 (Revised 2/15)
c. Compound Expansion: Expansion
of a WCF’s compound necessitated by
the proposed installation of more than
four (4) new equipment cabinets or more
than one new equipment shelter. An ex-
pansion of a compound necessitated by
a minor alteration shall not constitute a
major alteration; however, the compound
expansion shall be the minimum neces-
sary to accommodate the alteration.
2. Major Alteration: Any change that is not
a minor alteration is a major alteration.
3. Original Dimensions: An increase in
height and/or width of a WCF due to a collo-
cation and/or modification shall be measured
against the dimensions of the originally ap-
proved WCF.
4. Applicable Standards: Each collocation
and modification shall adhere to this Sec-
tion’s standards; however, height limitations
specified in this Section shall not be enforced
if subsection E1a of this Section, Height, al-
lows an increase in height.
5. Review Time Period: Requests for mi-
nor alterations, as described in this subsec-
tion, shall be reviewed within ninety (90)
days.
F. STANDARDS AND REQUIREMENTS
FOR ALL TYPES OF WIRELESS
COMMUNICATIONS FACILITIES:
1. Equipment Shelters/Cabinets:
a. Location: Equipment shelters and
cabinets used to house related equip-
ment should be located within buildings
or placed underground, unless it is infea-
sible. However, in those cases where it
can be demonstrated by the applicant
that the equipment cannot be located in
buildings or underground, equipment
shelters or cabinets shall be screened to
the Administrator’s satisfaction.
b. Screening: Equipment shelters and
cabinets shall be surrounded by a sight-
obscuring landscape buffer with a contin-
uous minimum height of fifteen feet (15');
however, existing topography, vegetation
and other site characteristics may pro-
vide relief from the screening require-
ment. The required landscaped areas
shall include an automated irrigation sys-
tem, unless the applicant is able to justify
an exception to this requirement to the
Administrator’s satisfaction. Related
equipment facilities located on the roof of
any building need not be landscaped but
shall be screened on all sides in a man-
ner that complements and blends with
the surroundings so as to be shielded
from view. Related equipment facilities
shall not be enclosed with exposed metal
surfaces.
c. Size: The applicant shall provide
documentation that the size of any equip-
ment shelters or cabinets is the minimum
necessary to meet the provider’s service
needs. The area of the compound may
be greater than is necessary in order to
accommodate future collocations, but the
area reserved for future equipment shel-
ters/cabinets shall be the minimum nec-
essary for the documented WCF
capacity. (Ord. 5676, 12-3-2012)
d. Generators:
i. Architectural integration is re-
quired (if applicable).
ii. To the extent feasible, genera-
tors shall be enclosed along with the
related equipment. Similar to equip-
ment shelters, the screening for the
generator shall utilize similar building
materials, colors, accents, and tex-
tures as the primary building; if no
buildings exist on site, ensure that
the building is designed to blend in
with the environment.
iii. A screening wall and/or land-
scaping material shall be required to
mitigate visual impacts.
iv. Fences shall be constructed of
materials that complement and blend
in with the surroundings.
v. Anti-graffiti finish shall be applied
to all solid fences, walls, and gates.
vi. A noise analysis shall be re-
quired to demonstrate that the gener-
4-4-140F
(Revised 2/15)4 - 100
ator will operate within allowed noise
limits if the generator is the sole
power source.
2. Maximum Height: All wireless commu-
nication facilities shall comply with RMC 4-3-
020, Airport Related Height and Use Restric-
tions, as well as the height limitation of the
applicable zoning district, except as follows:
a. Monopole I: Less than sixty feet
(60') for all zones. Antennas may extend
sixteen feet (16') above the monopole I
support structure.
b. Monopole II: No more than thirty five
feet (35') higher than the maximum
height for the applicable zoning district,
or one hundred fifty feet (150'), whichever
is less. Antennas may extend sixteen feet
(16') above the monopole II support
structure.
c. Stealth Towers: The maximum al-
lowed height of a stealth tower shall be
one hundred fifty feet (150'); however, the
allowed height for a specific type of
stealth facility shall be determined
through the Conditional Use Permit re-
view process and the standards of this
Section.
d. Rooftop WCF: Concealed and/or
camouflaged WCFs erected on a rooftop
may extend up to sixteen feet (16') above
the allowed zone height.
3. Visual Impact: Site location and devel-
opment shall preserve the pre-existing char-
acter of the surrounding buildings and
landscape to the extent consistent with the
function of the communications equipment.
Towers shall be integrated through location
and design to blend in with the existing char-
acteristics of the site to the extent practical.
Existing on-site vegetation shall be preserved
or improved, and disturbance of the existing
topography shall be minimized, unless such
disturbance would result in less adverse vi-
sual impact to the surrounding area. Towers,
antennas and related equipment shall be uni-
formly painted a non-reflective neutral color
that best matches the colors within the imme-
diately surrounding built and natural land-
scape in order to reduce the contrast
between the WCF and the landscape.
4. Setbacks: Towers shall be set back from
each property line by a distance equal to the
tower height, unless an engineering analysis
concludes that a reduced setback is safe for
abutting properties and the Administrator de-
termines that a reduced setback is appropri-
ate for the site.
5. Maximum Noise Levels: No equipment
shall be operated so as to produce noise in
levels above forty five (45) decibels as mea-
sured from the nearest property line on which
the wireless communication facility is located.
Operation of a back-up power generator in
the event of power failure or the testing of a
back-up generator between eight o’clock
(8:00) a.m. and nine o’clock (9:00) p.m. are
exempt from this standard. No testing of
back-up generators shall occur between the
hours of nine o’clock (9:00) p.m. and eight
o’clock (8:00) a.m.
6. Fencing: Security fencing shall be re-
quired and shall be painted or coated with a
non-reflective neutral color. Fencing shall
comply with the requirements listed in RMC
4-4-040, Fences, Hedges, and Retaining
Walls.
7. Lighting: Towers or antennas shall not
be artificially lighted, unless required by the
FAA or other applicable authority. If lighting is
required, the Administrator may review the
available lighting alternatives and approve the
design that would cause the least disturbance
to the surrounding views. Security lighting for
the equipment shelters or cabinets and other
on-the-ground ancillary equipment is also
permitted, as long as it is appropriately down
shielded to keep light within the boundaries of
the compound. (Ord. 5675, 12-3-2012)
8. Advertising Prohibited: No lettering,
symbols, images, or trademarks large
enough to be legible to occupants of vehicu-
lar traffic on any abutting roadway shall be
placed on or affixed to any part of a WCF
tower, antenna array or antenna, other than
as required by FCC regulations regarding
tower registration or other applicable law. An-
tenna arrays designed and approved to be lo-
cated on or within signs or billboards as a
stealth tower, or a concealed or camouflaged
WCF, shall not be construed to be in violation
of this prohibition. (Ord. 5676, 12-3-2012)
4-4-140H
4 - 101 (Revised 2/15)
9. Building Standards: Support structures
shall be constructed so as to meet or exceed
the most recent Electronic Industries Associ-
ation/Telecommunications Industries Associ-
ation (EIA/TIA) 222 Revision G Standard
entitled: “Structural Standards for Steel An-
tenna Towers and Antenna Supporting Struc-
tures” (or equivalent), as it may be updated or
amended. Prior to issuance of a building per-
mit the Building Official shall be provided with
an engineer’s certification that the support
structure’s design meets or exceeds those
standards. (Ord. 5675, 12-3-2012)
10. Radio Frequency Standards: The ap-
plicant shall ensure that the wireless commu-
nication facility (WCF) will not cause localized
interference with the reception of area televi-
sion or radio broadcasts. If the City finds that
the WCF interferes with such reception, and
if such interference is not remedied within
thirty (30) calendar days, the City may revoke
or modify a Building and/or Conditional Use
Permit. (Ord. 5675, 12-3-2012)
G. CONCEALED WIRELESS
COMMUNICATION FACILITY
STANDARDS:
Additions or modifications to buildings shall com-
plement the existing design, bulk, scale, and sym-
metry of the building, and minimize the addition of
bulk and clutter. Concealed WCFs shall adhere to
the following standards:
1. Building Addition: All antennas shall be
fully concealed within a structure that is archi-
tecturally compatible with the existing build-
ing. Roof top additions shall be concealed on
all sides.
2. Related Equipment: The related equip-
ment shall be completely concealed inside a
structure or inside an underground vault.
Concrete masonry unit (CMU) walls and pre-
fabricated facilities do not meet the intent of a
concealed WCF. Equipment enclosures shall
be designed to be compatible with the exist-
ing building/structure.
3. Materials: Fiberglass reinforced plastic
or radio frequency transparent materials may
be used to screen and integrate a WCF with
an existing building. Visible transition lines
between the old and new surfaces are prohib-
ited.
4. Architectural Elements: New architec-
tural features such as columns, pilasters, cor-
bels, or other ornamentation that conceal
antennas may be used if it complements the
architecture of the existing building.
5. Residential Buildings: Wireless com-
munication facilities shall not be located on
residential buildings except for multi-family
structures constructed pursuant to the Inter-
national Building Code as an occupancy
group R-2, which may serve as a support
structure if the interior wall or ceiling immedi-
ately abutting the facility is an unoccupied
residential space (e.g., stairwells, elevator
shafts, mechanical rooms, etc.).
H. CAMOUFLAGED WIRELESS
COMMUNICATION FACILITY
STANDARDS:
Additions or modifications to buildings shall com-
plement the existing design, bulk, scale, and sym-
metry of the building, and minimize the addition of
bulk and clutter. Camouflaged WCFs shall adhere
to the following standards:
1. Architectural Integration: Antennas
may be mounted to the sides of a building if
the antennas do not interrupt the building’s
architectural theme.
a. When feasible, camouflaged WCFs
shall employ a symmetrical, balanced de-
sign for all facade mounted antennas.
The first provider on a structure will dic-
tate the antenna length, width, and place-
ment. All succeeding applications will be
required to ensure consistency and sym-
metry in placing antennas on the struc-
ture’s exterior.
b. When feasible, interruption of archi-
tectural lines or horizontal or vertical re-
veals is prohibited.
2. Materials:
a. Mounting Hardware: Utilize the
smallest mounting brackets necessary in
order to provide the smallest offset from
the building.
b. Concealment: Utilize skirts or
shrouds on the sides and bottoms of an-
tennas in order to conceal mounting
4-4-140I
(Revised 2/15)4 - 102
hardware, create a cleaner appearance,
and minimize the visual impact of the an-
tennas. Exposed cabling is prohibited.
c. Paint: Paint and texture antennas to
match the adjacent building surfaces.
3. Antennas:
a. Antennas shall be no longer or wider
than the facade on which they are pro-
posed.
b. When panel antennas are un-
screened, they shall be mounted no more
than twelve inches (12") from the building
facade.
c. No exposed mounting apparatus
shall remain on a building facade without
the associated antennas.
4. Residential Buildings: Wireless com-
munication facilities shall not be located on
residential buildings except for multi-family
structures constructed pursuant to the Inter-
national Building Code as an occupancy
group R-2, which may serve as a support
structure if the interior wall or ceiling immedi-
ately abutting the facility is an unoccupied
residential space (e.g., stairwells, elevator
shafts, mechanical rooms, etc.).
I. STEALTH TOWER STANDARDS:
The following standards for each type of stealth
tower are the minimum necessary to meet the in-
tent of effectively disguising the tower. Standards
for types of stealth towers not identified within this
subsection will be determined on a case-by-case
basis by the Administrator through the Condi-
tional Use Permit criteria pursuant to RMC 4-9-
030E, Decision Criteria – Wireless Communica-
tion Facilities.
1. Faux Trees:
a. Location: Faux trees shall be lo-
cated within one hundred feet (100') of
existing trees, unless photo simulations
show, to the Administrator’s satisfaction,
that the proposed faux tree would be ap-
propriate for the site.
b. Height: The faux tree may exceed
the average height of nearby trees by no
more than twenty percent (20%) or thirty
feet (30'), whichever is greater.
c. Authenticity: Faux trees shall repli-
cate the shape, structure, and color of
live trees common to the area. Plans
shall provide detailed specifications re-
garding the number and spacing of
branches, bark, foliage, and colors. All
faux trees shall incorporate a sufficient
number of branches (no less than three
(3) branches per linear foot of height) and
design materials (e.g., faux bark) so that
the structure appears as natural in ap-
pearance as feasible. Branches shall not
be required for the lowest twenty feet
(20') of the trunk.
d. Concealment:
i. All cables and antennas shall be
painted to match the color of the
trunk.
ii. Antenna socks are mandatory for
all antennas (and similar compo-
nents) located on a faux tree.
2. Flagpoles:
a. Location and Height: The height,
diameter and location of the flagpole
shall be compatible with the surrounding
area, as determined by the Administrator.
The flagpole shall be tapered in order to
maintain the appearance of an authentic
flagpole.
b. Authenticity: Flags shall comply
with the U.S. Flag Code. Allowed flags in-
clude national, state, county and munici-
pal flags properly displayed. In addition,
one corporate or institutional flag may be
properly displayed at each site.
c. Concealment: Antennas shall be
enclosed within the pole or a radome. If a
radome is used, it shall have a diameter
no greater than one hundred fifty percent
(150%) of the diameter of the pole at the
height where the radome will be
mounted. The length of the radome shall
not be greater than one-third (1/3) of the
height of the proposed light pole. All ca-
bles shall be routed directly from the
4-4-140J
4 - 103 (Revised 2/15)
ground up through the pole. Cable cover-
ings are prohibited.
3. Sports Field Lights:
a. Location and Height: Utilization of
an existing or replacement sports field
light as a WCF support structure shall
only be permitted on sites where a sports
field exists. The height, diameter and lo-
cation of the sports field light(s) shall be
compatible with the surrounding area, as
determined by the Administrator.
b. Authenticity: Sports field lights shall
be uniform (style, height, etc.) with the
exception of the WCF. The sports field
lights shall provide consistent illumination
for the sports field.
c. Concealment:
i. Antennas shall be no more than
twenty feet (20') above the light
source.
ii. All cables shall be routed directly
from the ground up through the pole.
Cable coverings are prohibited.
iii. Paint antennas and mounting
apparatus the same color as the
pole.
4. Freestanding Signs:
a. Sign Permit Required: Towers rep-
licating a sign shall be subject to RMC 4-
4-100, Sign Regulations, and a separate
sign permit shall be required.
b. Concealment:
i. All antennas shall be completely
screened by the facade of the sign or
by fiberglass reinforced plastic or ra-
dio frequency transparent materials.
ii. All cables and conduit to and
from the sign shall be routed from un-
derneath the foundation up into the
pole. Cable coverings may be al-
lowed in limited circumstances in sit-
uations where they are minimally
visible and designed to integrate with
the sign.
J. APPLICATION SUBMITTAL
REQUIREMENTS:
In addition to application materials and informa-
tion required pursuant to RMC 4-8-120C, Table 4-
8-120C – Land Use Permit Submittal Require-
ments, the following materials are the minimum
required to complete a review of any WCF, other
than an alteration pursuant to subsection E1 of
this Section, Minor Alteration. Additional materi-
als and information may be required.
1. Technical Analysis:
a. Site Justification Letter: This report
shall justify the need or requirement for
the proposed WCF location and design.
An analysis of other available sites shall
be included as well as determination as
to why these sites were not selected.
b. Justification Map: A map identify-
ing the zoning districts, search area, al-
ternative sites, the selected site, and all
existing and approved WCFs within a
one-half (1/2) mile radius.
c. Coverage Map: Map(s) identifying
the proposed target coverage that illus-
trate the coverage prior to and after the
installation.
d. Noise Report: For projects pro-
posed adjacent to residential uses when
generators, air conditioning units, or
other noise-generating devices are uti-
lized.
2. Photo Simulations: Photo simulations
shall be required with each plan set. The
photo simulations shall illustrate the pro-
posed WCF from at least four (4) vantage
points and show the existing view (without the
proposed WCF) and proposed view (with the
proposed WCF) from each vantage point.
3. Method of Attachment/Cabling: Di-
mensioned details shall be provided of anten-
nas and mounting hardware used to attach
the antennas to the structure.
4. Visual Mitigation: Any concealment/in-
tegration techniques proposed shall be fully
explained, illustrated and detailed.
4-4-140K
(Revised 2/15)4 - 104
K. OBSOLESCENCE AND REMOVAL:
Any wireless communications facility that is no
longer needed or is not operational shall be re-
ported immediately by the service provider to the
Administrator. Discontinued facilities or facilities
that are in disrepair, as determined by the Admin-
istrator, shall be decommissioned and removed
by the facility owner within six (6) months of the
date it ceases to be operational, and the site shall
be restored to its pre-existing condition. The Ad-
ministrator may approve an extension of an addi-
tional six (6) months if good cause is demon-
strated by the facility owner. (Ord. 5675,
12-3-2012)
L. PERMIT LIMITATIONS:
1. Maintenance Required: The applicant
shall maintain the WCF to standards that may
be imposed by the City at the time of the
granting of a permit. Such maintenance shall
include, but shall not be limited to, mainte-
nance of the paint, structural integrity and
landscaping. If the applicant fails to maintain
the facility, the City may undertake the main-
tenance at the expense of the applicant or
terminate the permit, at its sole option.
2. Notice to City of Change of Operation
of Facility: The applicant shall notify the De-
partment of all changes in operation of the fa-
cility within sixty (60) calendar days of the
change. (Ord. 4666, 6-2-1997, Amd. Ord.
4689, 11-24-1997; Ord. 5675, 12-3-2012)
M. MODIFICATIONS:
The Administrator shall have the authority to
modify the standards of this Section, subject to
the provisions of RMC 4-9-250D, Modification
Procedures.
N. APPEALS:
See RMC 4-8-110, Appeals. (Ord. 4722,
5-11-1998; Amd. Ord. 4963, 5-13-2002; Ord.
5746, 1-12-2015)
4-4-150 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are subject to RMC 1-3-2. (Ord. 4856,
8-21-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5159, 10-17-2005; Ord. 5603, 6-6-2011)
5 - i (Revised 2/15)
Chapter 5
BUILDING AND FIRE PREVENTION STANDARDS
CHAPTER GUIDE: Chapter 4-5 RMC provides structural and design information typically required by
architects, engineers, and contractors. These regulations primarily consist of the adoption and amend-
ment of Uniform Codes for building, mechanical, plumbing, electrical, fire protection, and others. Re-
lated permit processes (e.g., occupancy permits, etc.) are located in chapters 4-8 and 4-9 RMC. Fee-
related information is located in chapter 4-1 RMC.
This Chapter last amended by Ord. 5749, January 12, 2015.
SECTION PAGE
NUMBER NUMBER
4-5-010 ADOPTION OF STATE, NATIONAL, UNIFORM, AND
INTERNATIONAL CODES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-5-020 AUTHORITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Building Official Duty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Record of Plats Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Fire Department Duty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Bureau of Fire Prevention Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Appointment of Fire Marshal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. Report Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4. Appointment of Inspectors by Fire Chief . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.City Clerk Duty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-5-030 MANUFACTURED/MOBILE HOME AND PARK INSTALLATION . . . . . . . . 2
A.Construction of Manufactured or Mobile Home Parks – Permits Required . . . . 2
B.Individual Mobile/Manufactured Home Installation . . . . . . . . . . . . . . . . . . . . . . 2
1. Installation Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Installation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Insignia Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-5-040 RENTON ELECTRICAL CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-5-050 INTERNATIONAL BUILDING CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
C.City Amendments to the International Building Code . . . . . . . . . . . . . . . . . . . . 3
1. Standpipe Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Dry Standpipes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Elevator Car Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Electrical Power . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D.City Amendments to the IBC Relating to Sprinkler Requirements . . . . . . . . . . 4
E.Repealed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-5-051 WASHINGTON STATE ENERGY CODE ADOPTED . . . . . . . . . . . . . . . . . .9
4-5-055 INTERNATIONAL RESIDENTIAL CODE ADOPTED . . . . . . . . . . . . . . . . . . . 9
4-5-060 CONSTRUCTION ADMINISTRATIVE CODE . . . . . . . . . . . . . . . . . . . . . . . . . . 9
A. Section 101 – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
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NUMBER NUMBER
(Revised 2/15)5 - ii
B. Section 102 – Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C. Section 103 – Enforcement Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
D. Section 104 – Organization and Duties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
E. Section 105 – Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
F. Section 106 – Floor and Roof Design Loads . . . . . . . . . . . . . . . . . . . . . . . . . 18.7
G. Section 107 – Submittal Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.7
H. Section 108 – Temporary Structures and Uses . . . . . . . . . . . . . . . . . . . . . . 18.12
I. Section 109 – Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.13
J. Section 110 – Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
K. Section 111 – Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.20
L. Section 112 – Service Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
M. Section 113 – Violations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
N. Section 114 – Notices and Orders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.22
O. Section 115 – Unsafe Structures and Equipment . . . . . . . . . . . . . . . . . . . . . 18.22
P. Section 116 – Emergency Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.23
Q. Section 117 – Demolition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.24
R. Section 118 – Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.24
4-5-070 INTERNATIONAL FIRE CODE AND FIRE PREVENTION
REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.25
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.25
B.Adoption of Fire Code and Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.25
C.Amendments, Additions, and Deletions to the Fire Code . . . . . . . . . . . . . . 18.25
D.Fire Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.53
1. Required for Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.53
a. Plans Required Prior to Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.53
b. Installation Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.53
c. Upgrade of Existing Hydrants Required . . . . . . . . . . . . . . . . . . . . . 18.53
2. Fire Hydrant Requirements in Commercial, Business, Industrial
and Manufacturing Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54
a. Installation Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54
b. Number and Location of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54
c. Applicability to Annexed Properties . . . . . . . . . . . . . . . . . . . . . . . . . 18.54
3. Fire Hydrants in Other Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54
4. Fire Hydrants; Special Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54
5. Multiple Uses – Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.54
6. Fire Flow Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
a. Basis for and Computation of Fire Flow Requirement . . . . . . . . . . . 18.55
b. Unknown Fire Flow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
7. Residential Sprinkling Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
8. Number of Hydrants Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
9. Location of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
a. Minimum Distances from Structures . . . . . . . . . . . . . . . . . . . . . . . . 18.55
10. Hydrant Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
a. Fire Marshal Discretion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
11. Design and Installation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . 18.55
12. Special Requirements for Buildings More Than Two Hundred
Feet (200') from a Street Property Line . . . . . . . . . . . . . . . . . . . . . . . . . 18.56
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NUMBER NUMBER
5 - iii (Revised 8/14)
13. Water System Requirements for Hydrants . . . . . . . . . . . . . . . . . . . . . . 18.57
14. Service and Testing of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.57
15. Prohibited Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.57
16. Dead End Mains Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.57
17. Meter or Detection Required for Private Water or Fire Service . . . . . . . 18.57
18. Use for Other Than Fire Protection Prohibited . . . . . . . . . . . . . . . . . . . 18.57
19. Changes Requiring Increased Fire Protection . . . . . . . . . . . . . . . . . . . . 18.57
20. Violation of This Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . 18.57
4-5-080 (Deleted by Ord. 5549, 8-9-2010 and Ord. 5555, 10-11-2010). . . . . . . . . .18.57
4-5-090 INTERNATIONAL MECHANICAL CODE ADOPTED . . . . . . . . . . . . . . . . 18.57
4-5-100 NATIONAL FUEL GAS CODE ADOPTED . . . . . . . . . . . . . . . . . . . . . . . . . 18.58
4-5-110 UNIFORM PLUMBING CODE ADOPTED . . . . . . . . . . . . . . . . . . . . . . . . . 18.58
4-5-120 UNDERGROUND STORAGE TANK SECONDARY CONTAINMENT
REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18.58
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.58
B.Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.58
C.Compliance with Fire Code Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
D.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
E.Exclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
F.Fire Chief and Fire Department Authority and Responsibility . . . . . . . . . . . . . 20
G.Definitions of Terms Used in This Section . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
H.New Underground Storage Facilities and Monitoring Standards . . . . . . . . . . 21
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Standards for New Underground Storage Facilities . . . . . . . . . . . . . . . . . 22
3. Design Standards for New Primary Containers and Double-Walled
Underground Storage Tanks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4. Standards for Secondary Containers Including Leak Interception
and Detection Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. Monitoring Standards for New Underground Storage Facilities . . . . . . . . 27
6. Response Plan for New Underground Storage Facilities . . . . . . . . . . . . . 27
a. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
b. Plan Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
I.Existing Installations and Monitoring Standards . . . . . . . . . . . . . . . . . . . . . . . 27
1. Continuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Leaks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Monitoring Standards for Existing Underground Storage Facilities . . . . . . 28
a. Monitoring System Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
b. Objective . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
c. Fire Department Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . 28
d. Monitoring System Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
e. Annual Certification of Monitoring System . . . . . . . . . . . . . . . . . . . . . . 28
4. System Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
5. Tests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Failure to Monitor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
J.Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
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3. Abandonment Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. Closure Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
5. Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Permit Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Notification of Changes or Release . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Monitoring Records Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
7. Permit Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
8. Transfer of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
9. Inspection Required for Permit Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
10. Implementation of Inspection Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
K.Release Reporting Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1. Reporting Required for All Unauthorized Releases . . . . . . . . . . . . . . . . . . . 30
a. Releases to Secondary Containers . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
b. All Other Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
2. Unauthorized Releases Requiring Recording . . . . . . . . . . . . . . . . . . . . . . . 31
a. Definition of Release Requiring Recording . . . . . . . . . . . . . . . . . . . . . . 31
b. Time for Reporting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
c. Content of Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
d. Review and Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
e. Revocation of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
f. Causes of Container Deterioration . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
g. Reportable or Recordable Release . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
3. Unauthorized Release Requiring Reporting . . . . . . . . . . . . . . . . . . . . . . . . 31
a. Time for Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
b. Time for and Content of Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
4. Subsequent Cleanup Reports Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
L.Closure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. Closure Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Exception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3. General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
a. Compliance with Fire Code Required . . . . . . . . . . . . . . . . . . . . . . . . . . 32
b. Closure Proposal Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
c. Department of Ecology Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4. Temporary Closure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
b. Exception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
c. Standards and Requirements for Temporary Closure . . . . . . . . . . . . . . 33
d. Modification of Monitoring Requirements . . . . . . . . . . . . . . . . . . . . . . . 33
e. Inspection Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
f. Closure Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
5. Permanent Closure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
b. Compliance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
c. Standards and Requirements for Removal of Tanks . . . . . . . . . . . . . . 33
d. Standards and Requirements for Abandoning Tank in Place . . . . . . . . 34
e. Demonstration to Fire Code Official . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
M.Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
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NUMBER NUMBER
5 - v (Revised 8/14)
4-5-130 INTERNATIONAL PROPERTY MAINTENANCE CODE . . . . . . . . . . . . . . . . 35
A.International Property Maintenance Code Adopted . . . . . . . . . . . . . . . . . . 35
B.Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
C.Copy on File . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4-5-140 APPEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4-5-150 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 38
4-5-020C
5 - 1 (Revised 2/15)
4-5-010 ADOPTION OF STATE,
NATIONAL, UNIFORM, AND
INTERNATIONAL CODES:
(Amd. Ord. 5085, 6-21-2004; Ord. 5297,
7-2-2007)
A. ADOPTION BY REFERENCE:
By the reference thereto made herein, said
Codes, together with any and all amendments,
modifications or additions thereto hereafter
printed and filed with the City Clerk as herein
specified, are incorporated in and made a part of
this Chapter as fully and with the same effect as if
set out herein in full, or as if adopted by subse-
quent amendments. (Ord. 3214, 4-10-1978, eff.
4-19-1978)
B. AMENDMENTS:
Any and all amendments, additions or modifica-
tions to said Codes, when printed and filed with
the City Clerk of the City of Renton by authoriza-
tion of the City Council from time to time, shall be
considered and accepted and constitute a part of
such Codes without the necessity of further adop-
tion of such amendments, modifications or addi-
tions by the legislative authority of the City of
Renton or by ordinance.
4-5-020 AUTHORITY:
A. BUILDING OFFICIAL DUTY:
Whenever the term “administrative authority” is
used in this Chapter, it shall be construed to mean
the Building Official of the City of Renton, or his
duly authorized representative or agent. It shall
be the duty of the Building Inspector (or Official)
in charge of issuing building permits and inspec-
tion of buildings to see that this Chapter is en-
forced through the proper legal channels. He
shall issue no permit for the construction or alter-
ation of any building or part thereof unless the
plans, specifications and intended use of such
building conform in all respects with the provi-
sions of this Chapter.
1. Record of Plats Required: All specifica-
tions for building permits shall be accompa-
nied by a plat in duplicate drawn to scale,
showing the actual dimensions of the lot to be
built upon, the size, the use and location of
existing buildings and buildings to be erected,
and such other information as may be neces-
sary to provide for the enforcement of this
Chapter. A careful record of such application
and plats shall be kept in the office of the
Building Official or proper enforcement offi-
cial. (Ord. 1472, 12-18-1953; Amd. Ord.
3101, 1-17-1977; Amd. Ord. 3214,
4-10-1978)
B. FIRE DEPARTMENT DUTY:
1. Bureau of Fire Prevention Estab-
lished: The Uniform Fire Code shall be en-
forced by the Bureau of Fire Prevention in the
Fire Department of the City which shall be op-
erated under the supervision of the Chief of
the Fire Department.
2. Appointment of Fire Marshal: The Fire
Marshal in charge of the Bureau of Fire Pre-
vention shall be appointed by the Fire Chief of
the City. His appointment shall continue
during good behavior and satisfactory ser-
vice.
3. Report Required: A report of the Bureau
of Fire Prevention shall be made at least an-
nually and transmitted to the Mayor and City
Council of the City. This report shall contain,
among others, all proceedings under this
Code, with such statistics as the Chief of the
Fire Department may wish to include therein.
The Chief of the Fire Department shall also
recommend any amendments to the Code,
which in his judgment shall be necessary.
4. Appointment of Inspectors by Fire
Chief: The Chief of the Fire Department may
appoint such members of the Fire Depart-
ment as inspectors as shall from time to time
be necessary in order to carry out and en-
force the terms and conditions of the Fire
Code. (Ord. 4547, 7-24-1995)
C. CITY CLERK DUTY:
The City Clerk is hereby authorized and directed
to duly authenticate and record a copy of the Uni-
form and other Codes adopted under this Chap-
ter, together with any amendments or additions
thereto, together with an authenticated copy of
this Chapter and made available for examination
by the public. (Ord. 3214, 4-10-1978)
4-5-030A
(Revised 2/15)5 - 2
4-5-030 MANUFACTURED/MOBILE
HOME AND PARK INSTALLATION:
A. CONSTRUCTION OF
MANUFACTURED OR MOBILE HOME
PARKS – PERMITS REQUIRED:
In the construction of mobile home parks, the de-
veloper shall obtain a building permit consistent
with all applicable State, County and City codes
for electrical, plumbing, sanitary sewer, storm
sewer, fire, street, building and all other applica-
ble codes. A building permit for a mobile home
park shall include but is not necessarily limited to
the site, its grading and preparation, private utili-
ties and services, private on-site streets, drive-
ways, walkways and landscaping, the dimensions
of the individual mobile home sites and the design
and construction of the individual mobile home
pads and their utility connections. Public utilities
and on- or off-site public street improvements as
defined in subdivision regulations and public or
private sewer, water and storm drainage systems
will require a permit from the Development Ser-
vices Division. (Ord. 3746, 9-19-1983)
B. INDIVIDUAL MOBILE/
MANUFACTURED HOME INSTALLATION:
1. Installation Permit Required: An instal-
lation permit from the Development Services
Division shall be required for installation of
each manufactured/mobile home and to con-
nect to utilities. An installation permit shall not
be issued for the location of any mobile home
unless the mobile home park has been is-
sued an occupancy certificate and a license
from the Building Official.
2. Installation Requirements: All mobile
home installations shall comply with WAC
296-150B-200 et seq. entitled General Instal-
lation Requirements for Mobile Homes. Set-
backs, lot coverage and related requirements
shall be completed and approved and issued
prior to the occupation of each mobile home.
3. Insignia Required: Mobile homes con-
structed after July 1, 1968 shall bear the in-
signia of approval for plumbing, heating and
electrical installation according to chapter
43.22 RCW. (Ord. 3746, 9-19-1983)
4-5-040 RENTON ELECTRICAL
CODE:
The most recently published edition of The Wash-
ington Cities Electrical Code, Parts 1, 2 and 3, as
published by the Washington Association of
Building Officials and amended by the City of
Renton, is adopted by reference, and shall be
known as the Renton Electrical Code.
The City shall at all times keep on file with the City
Clerk, for reference by the general public, not less
than one copy of The Washington Cities Electrical
Code. (Ord. 3217, 4-10-1978, eff. 4-19-1978;
Ord. 4400, 5-3-1993; Ord. 4311, 4-15-1991; Ord.
4596, 4-8-1996; Ord. 4722, 5-11-1998; Ord.
5010, 5-19-2003; Ord. 5063, 2-23-2004; Ord.
5297, 7-2-2007; Ord. 5450, 3-2-2009; Ord. 5537,
5-17-2010; Ord. 5749, 1-12-2015)
4-5-050 INTERNATIONAL BUILDING
CODE:
A. ADOPTION:
The 2012 Edition of the International Building
Code (IBC) including the adoption of ICC/ANSI
A117.1-2009, as adopted and amended by the
State Building Code Council in chapter 51-50
WAC, as published by the International Code
Council, excluding Chapter 1, Administration, is
adopted by reference, together with the following
amendments and additions. The Construction
Administrative Code, as set forth in RMC 4-5-060,
shall be used in place of IBC Chapter 1, Adminis-
tration.
Appendix E – Supplementary Accessibility Re-
quirements of the 2012 Edition of the Interna-
tional Building Code is also adopted by reference.
The 2012 International Existing Building Code
(IEBC) is included in the adoption of the Interna-
tional Building Code as provided by IBC Section
3401.5 and amended in WAC 51-50-480000, ex-
cluding Chapter 1, Part 2 – Administration. The
Construction Administrative Code, as set forth in
RMC 4-5-060, shall be used in place of IEBC
Chapter 1, Part 2 – Administration. (Amd. Ord.
5297, 7-2-2007; Ord. 5554, 10-11-2010; Ord.
5709, 4-14-2014)
4-5-050B
5 - 2.1 (Revised 2/15)
B. APPLICABILITY:
It shall be unlawful for any person, firm or corpo-
ration to erect, construct, enlarge, alter, repair,
move, improve, remove, convert or demolish,
equip, use, occupy or maintain any building or
(Revised 2/15)5 - 2.2
This page left intentionally blank.
4-5-050C
5 - 3 (Revised 8/14)
structure in the city, or cause or permit the same
to be done, contrary to or in violation of any of the
provisions of this Code. (Amd. Ord. 5297,
7-2-2007)
C. CITY AMENDMENTS TO THE
INTERNATIONAL BUILDING CODE:
1. Standpipe Requirements: Section
905.3 of the International Building Code is
amended to read as follows:
a. 905.3.1, Height: Class III standpipe
systems shall be installed throughout a
building where the floor level of the high-
est story is located more than twenty feet
(20') above the lowest level of the fire de-
partment vehicle access, or where the
floor level of the lowest story is located
more than twenty feet (20') below the
highest level of fire department vehicle
access.
Exceptions:
i. Class I standpipes are allowed in
buildings equipped throughout with
an automatic sprinkler system in ac-
cordance with Section 903.3.1.1 or
903.3.1.2.
ii. Class I manual standpipes are al-
lowed in open parking garages
where the highest floor is located not
more than one hundred fifty feet
(150') above the lowest level of fire
department vehicle access.
iii. Class I manual dry standpipes
are allowed in open parking garages
that are subject to freezing tempera-
tures, provided that the hose connec-
tions are located as required for
Class II standpipes in accordance
with Section 905.5.
iv. Class I standpipes are allowed in
basements equipped throughout with
an automatic sprinkler system.
v. Group R-3 does not require
standpipes.
b. 905.3.8, High Rise Building Stand-
pipes: Standpipe risers shall be combi-
nation standpipe/sprinkler risers using a
minimum pipe size of six inches (6"). Two
two and one-half-inch (2-1/2") hose con-
nections shall be provided on every inter-
mediate floor level landing in every
required stairway unless otherwise ap-
proved by the fire code official. Where
pressure reduction valves (PRV) are re-
quired, each hose connection shall be
provided with its own PRV. The system
shall be designed to provide a minimum
flow of three hundred (300) gpm at a min-
imum pressure of one hundred fifty (150)
psi (maximum two hundred (200) psi) at
each standpipe connection, in addition to
the flow and pressure requirements con-
tained in NFPA 14.
2. Dry Standpipes: Section 905.8 of the In-
ternational Building Code is amended to read
as follows:
Dry standpipes when approved by the fire
code official are acceptable in other than
high-rise buildings.
3. Elevator Car Size: Section 3002.4 of the
International Building Code is amended to
read as follows:
3002.4 Elevator car to accommodate am-
bulance stretcher. Where elevators are
provided in buildings four (4) or more sto-
ries above, or four (4) or more stories be-
low, grade plane; or in any R-1, R-2,
Group B medical care office; or I occu-
pancy building provided with an elevator
regardless of the number of stories, at
least one (1) elevator shall be provided
for fire department emergency access to
all floors. The elevator car shall be of
such a size and arrangement to accom-
modate an ambulance stretcher forty
inches (40”) by eighty-four inches (84”)
(610 mm by 2,134 mm) with not less than
five-inch (5”) (127 mm) radius corners, in
the horizontal, open position and shall be
identified by the international symbol for
emergency medical services (star of life).
The symbol shall not be less than three
inches (3”) (76 mm) in height and shall be
placed inside on both sides of the hoist-
way door frame.
4. Electrical Power: Section 3008.9 of the
International Building Code is amended to
read as follows:
4-5-050D
(Revised 8/14)5 - 4
3008.9 Electrical power. The following
features serving each occupant evacua-
tion elevator shall be supplied by both
normal power and Type 60/Class 2/Level
1 standby power:
• Elevator equipment.
• Elevator hoistway lighting.
• Elevator machine room ventila-
tion and cooling.
• Elevator controller cooling equip-
ment. (Ord. 5554, 10-11-2010;
Ord. 5709, 4-14-2014)
D. CITY AMENDMENTS TO THE IBC
RELATING TO SPRINKLER
REQUIREMENTS:
The following sections of Chapter 9 of the Interna-
tional Building Code are amended to read as fol-
lows:
1. Section 903.2, Where required. Ap-
proved automatic sprinkler systems in new
buildings and structures shall be provided in
the locations described in this Section.
All newly constructed buildings with a gross
square footage of five thousand (5,000) or
greater square feet, regardless of type of use
as well as zero lot line townhouses within an
aggregate area of all connected townhouses
equaling five thousand (5,000) square feet or
greater square feet must be sprinklered. Ad-
ditions to existing buildings which would re-
sult in a gross floor area greater than five
thousand (5,000) square feet must be retrofit-
ted with an automatic sprinkler system.
Exceptions:
a. One time additions to Group R-3 oc-
cupancies of up to five hundred (500)
square feet are permitted without compli-
ance with this Section.
b. One- and two-family dwellings and
townhouses built in compliance with the
International Residential Code and meet-
ing fire flow and access requirements of
the City of Renton.
When not required by other provisions of
this Chapter, a fire extinguishing system
installed in accordance with NFPA 13
may be used for increases and substitu-
tions allowed in Sections 504.2, 506.3
and Table 601.
2. Section 903.2.1.1, Group A-1. An auto-
matic sprinkler system shall be provided for
Group A-1 occupancies where one (1) of the
following conditions exists:
a. The gross floor area exceeds five
thousand (5,000) square feet;
b. The fire area has an occupant load of
three hundred (300) or more;
c. The fire area is located on a floor
other than the level of exit discharge; or
d. The fire area contains a multi theater
complex.
3. Section 903.2.1.2, Group A-2. An auto-
matic sprinkler system shall be provided for
Group A-2 occupancies where one (1) of the
following conditions exists:
a. The gross floor area exceeds five
thousand (5,000) square feet;
b. The fire area has an occupant load of
one hundred (100) or more; or
c. The fire area is located on a floor
other than a level of exit discharge serv-
ing such occupancies.
4. Section 903.2.1.3, Group A-3. An auto-
matic sprinkler system shall be provided for
Group A-3 occupancies where one (1) of the
following conditions exists:
a. The gross floor area exceeds five
thousand (5,000) square feet;
b. The fire area has an occupant load of
three hundred (300) or more; or
c. The fire area is located on a floor
other than a level of exit discharge serv-
ing such occupancies.
5. Section 903.2.1.4, Group A-4. An auto-
matic sprinkler system shall be provided for
4-5-050D
5 - 5 (Revised 8/14)
Group A-4 occupancies where one (1) of the
following conditions exists:
a. The gross floor area exceeds five
thousand (5,000) square feet;
b. The fire area has an occupant load of
three hundred (300) or more; or
c. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies.
6. Section 903.2.1.5, Group A-5. An auto-
matic sprinkler system shall be provided for
Group A-5 occupancies in the following ar-
eas: concession stands, retail areas, press
boxes and other accessory use areas in ex-
cess of one thousand (1,000) square feet.
7. Section 903.2.2, Group B ambulatory
health care facilities. An automatic sprinkler
system shall be installed throughout all fire
areas containing a Group B ambulatory
health care facility occupancy when either of
the following conditions exists at any time:
a. Four (4) or more care recipients are
incapable of self-preservation.
b. One (1) or more care recipients who
are incapable of self-preservation are lo-
cated at other than the level of exit dis-
charge serving such an occupancy.
8. Section 903.2.2, Group E. An automatic
sprinkler system shall be provided for Group
E occupancies as follows:
a. Throughout all Group E fire areas
greater than five thousand (5,000)
square feet in area.
b. Throughout every portion of educa-
tional buildings below the lowest level of
exit discharge serving that portion of the
building.
Exception:
Portable school classrooms, provided
aggregate area of clusters of portable
school classrooms does not exceed five
thousand (5,000) square feet; and clus-
ters of portable school classrooms shall
be separated as required by the building
code.
9. Section 903.2.4, Group B, F, and S Oc-
cupancies. An automatic sprinkler system
shall be provided throughout all buildings
containing a Group B, F, or S occupancy with
over five thousand (5,000) square feet of
gross floor area.
10. Section 903.2.4.1, Woodworking Op-
erations. An automatic sprinkler system shall
be provided throughout all Group F-1 occu-
pancy fire areas that contain woodworking
operations in excess of two thousand five
hundred (2,500) square feet in area which
generate finely divided combustible waste or
which use finely divided combustible materi-
als.
11. Section 903.2.5, Group H. Automatic
sprinkler systems shall be provided in high-
hazard occupancies as required in Sections
903.2.5.1 through 903.2.5.3.
12. Section 903.2.5.1, General. An auto-
matic sprinkler system shall be installed in
Group H occupancies.
13. Section 903.2.5.2, Group H-5 Occu-
pancies. An automatic sprinkler system shall
be installed throughout buildings containing
Group H-5 occupancies. The design of the
sprinkler system shall not be less than that re-
quired under the International Building Code
for the occupancy hazard classifications in
accordance with Table 903.2.5.2.
Where the design area of the sprinkler sys-
tem consists of a corridor protected by one
(1) row of sprinklers, the maximum number of
sprinklers required to be calculated is thirteen
(13).
TABLE 903.2.5.2
GROUP H-5 SPRINKLER DESIGN CRITERIA
LOCATION
OCCUPANCY HAZARD
CLASSIFICATION
Fabrication areas Ordinary Hazard Group 2
Service corridors Ordinary Hazard Group 2
Storage rooms
without dispensing
Ordinary Hazard Group 2
Storage rooms with
dispensing
Extra Hazard Group 2
4-5-050D
(Revised 8/14)5 - 6
14. Section 903.2.5.3 Pyroxylin Plastic.
An automatic sprinkler system shall be pro-
vided in buildings, or portions thereof, where
cellulose nitrate film or Pyroxylin plastics are
manufactured, stored or handled in quantities
exceeding one hundred (100) pounds.
15. Section 903.2.6, Group I. An automatic
sprinkler system shall be provided throughout
buildings with a Group I fire area.
Exception: An automatic sprinkler system in-
stalled in accordance with Section 903.3.1.2
or 903.3.1.3 shall be allowed in Group I-1 fa-
cilities.
16. Section 903.2.7, Group M. An auto-
matic sprinkler system shall be provided
throughout buildings containing a Group M
occupancy where one (1) of the following
conditions exists:
a. Where a Group M gross floor area
exceeds five thousand (5,000) square
feet;
b. Where a Group M fire area is located
more than three (3) stories above grade
plane;
c. Where the combined area of all
Group M fire areas on all floors, including
any mezzanines, exceeds five thousand
(5,000) square feet; or
d. A Group M occupancy is used for dis-
play and sale of upholstered furniture.
17. Section 903.2.7.1, High-piled Stor-
age. An automatic sprinkler system shall be
provided as required in Chapter 23 in all
buildings of Group M where storage of mer-
chandise is high-piled or rack storage arrays.
18. Section 903.2.8, Group R. An auto-
matic sprinkler system installed in accor-
dance with Section 903.3 shall be provided
throughout all buildings with a Group R fire
area.
Exception: Group R-1 if all of the follow-
ing conditions apply:
a. The Group R fire area is no more
than five hundred (500) square feet and
is used for recreational use only.
b. The Group R fire area is on only one
(1) story.
c. The Group R fire area does not in-
clude a basement.
d. The Group R fire area is no closer
than thirty (30) feet from another struc-
ture.
e. Cooking is not allowed within the
Group R fire area.
f. The Group R fire area has an occu-
pant load of no more than eight (8).
g. A hand held (portable) fire extin-
guisher is in every Group R fire area.
19. Section 903 is amended by adding
Sections 903.2.8.1 and 903.2.8.2 to read as
follows:
Section 903.2.8.1 – Group R-3 occu-
pancy. When the occupancy has over
five thousand (5,000) square feet of
gross floor area.
Section 903.2.8.2 – Dwellings. When
proposed within all residential zones,
clustered or constructed so that, when at-
tached, the total square foot gross floor
area of all dwelling units exceeds five
thousand (5,000) square feet. For the
purpose of this subsection, portions of
buildings separated by one (1) or more
firewalls will not be considered a sepa-
rate building.
20. Section 903.2.9, Group S-1. An auto-
matic sprinkler system shall be provided
throughout all buildings containing a Group
S-1 occupancy where one of the following
conditions exists:
a. A Group S-1 fire area exceeds five
thousand (5,000) square feet.
Corridors Ordinary Hazard Group 2
TABLE 903.2.5.2
GROUP H-5 SPRINKLER DESIGN CRITERIA
LOCATION
OCCUPANCY HAZARD
CLASSIFICATION
4-5-050D
5 - 7 (Revised 8/14)
b. A Group S-1 fire area is located more
than three (3) stories above grade plane.
c. The combined area of all Group S-1
fire areas on all floors, including any mez-
zanines, exceeds five thousand (5,000)
square feet.
d. A Group S-1 fire area used for the
storage of commercial trucks or buses
where the fire area exceeds five thou-
sand (5,000) square feet.
21. Section 903.2.9.1, Repair Garages.
An automatic sprinkler system shall be pro-
vided throughout all buildings used as repair
garages in accordance with Section 406 of
the International Building Code, as shown:
a. Buildings having two (2) or more sto-
ries above grade plane, including base-
ments, with a fire area containing a repair
garage exceeding five thousand (5,000)
square feet.
b. Buildings no more than one (1) story
above grade plane, with a fire area con-
taining a repair garage exceeding five
thousand (5,000) square feet.
c. Buildings with repair garages servic-
ing vehicles parked in basements.
d. A Group S-1 fire area used for the re-
pair of commercial trucks or buses where
the fire area exceeds five thousand
(5,000) square feet.
22. Section 903.2.9.2, Bulk Storage of
Tires. Buildings and structures where the
area for the storage of tires exceeds twenty
thousand (20,000) cubic feet shall be
equipped throughout with an automatic sprin-
kler system in accordance with Section
903.3.1.1.
23. Section 903.2.10, Group S-2 En-
closed Parking Garages. An automatic
sprinkler system shall be provided throughout
buildings classified as enclosed parking ga-
rages in accordance with Section 406.4 of the
International Building Code as follows:
a. Where the fire area of the enclosed
parking garage exceeds five thousand
(5,000) square feet; or
b. Where the enclosed parking garage
is located beneath other groups.
Exception: Enclosed parking garages
located beneath Group R-3 occupancies.
24. Section 903.2.10.1, Commercial
Parking Garages. An automatic sprinkler
system shall be provided throughout build-
ings used for storage of commercial trucks or
buses where the fire area exceeds five thou-
sand (5,000) square feet.
25. Section 903.2.11, Specific building
areas and hazards. In all occupancies an
automatic sprinkler system shall be installed
for building design or hazards in the locations
set forth in Sections 903.2.11.1 through
903.2.11.6.
Exception: Groups R-3 and U.
26. Section 903.2.11.1, Stories Without
Openings. An automatic sprinkler system
shall be installed throughout all stories, in-
cluding basements, of all buildings where the
floor area exceeds one thousand five hun-
dred (1,500) square feet and where there is
not provided at least one (1) of the following
types of exterior wall openings:
a. Openings below grade that lead di-
rectly to ground level by an exterior stair-
way complying with Section 1009 or an
outside ramp complying with Section
1010. Openings shall be located in each
fifty (50) linear feet, or fraction thereof, of
exterior wall in the story on at least one
(1) side. The required openings shall be
distributed such that the lineal distance
between adjacent openings does not ex-
ceed fifty feet (50').
b. Openings entirely above the adjoin-
ing ground level totaling at least twenty
(20) square feet in each fifty (50) linear
feet, or fraction thereof, of exterior wall in
the story on at least one (1) side. The re-
quired openings shall be distributed such
that the lineal distance between adjacent
openings does not exceed fifty feet (50').
27. Section 903.2.11.1.1, Opening Di-
mensions and Access. Openings shall have
a minimum dimension of not less than thirty
inches (30"). Such openings shall be accessi-
4-5-050D
(Revised 8/14)5 - 8
ble to the fire department from the exterior
and shall not be obstructed in a manner that
fire fighting or rescue cannot be accom-
plished from the exterior.
28. Section 903.2.11.1.2, Openings on
One Side Only. Where openings in a story
are provided on only one side and the oppo-
site wall of such story is more than seventy-
five feet (75') from such openings, the story
shall be equipped throughout with an ap-
proved automatic sprinkler system or open-
ings as specified above shall be provided on
at least two sides of the story.
29. Section 903.2.11.1.3, Basements.
Where any portion of a basement is located
more than seventy-five feet (75') from open-
ings required by Section 903.2.11.1, or where
walls, partitions or other obstructions are in-
stalled that restrict the application of water
from hose streams, the basement shall be
equipped throughout with an approved auto-
matic sprinkler system.
30. Section 903.2.11.2, Rubbish and
Linen Chutes. An automatic sprinkler sys-
tem shall be installed at the top of rubbish and
linen chutes and in their termination rooms.
Chutes shall have additional sprinkler heads
installed at alternate floors and at the lowest
intake. Where a rubbish chute extends
through a building more than one (1) floor be-
low the lowest intake, the extension shall
have sprinklers installed that are recessed
from the drop area of the chute and protected
from freezing in accordance with Section
903.1.1. Such sprinklers shall be installed at
alternate floors beginning with the second
level below the last intake and ending with the
floor above the discharge. Chute sprinklers
shall be accessible for servicing.
31. Section 903.2.11.3, Buildings Fifty-
Five Feet (55') or More in Height. An auto-
matic sprinkler system shall be installed
throughout buildings with a floor level having
an occupant load of thirty (30) or more that is
located fifty-five feet (55') or more above the
lowest level of fire department vehicle ac-
cess.
Exception: Airport control towers.
32. Section 903.2.11.4, Ducts Conveying
Hazardous Exhausts. Where required by
the International Mechanical Code, automatic
sprinklers shall be provided in ducts convey-
ing hazardous exhaust, flammable or com-
bustible materials.
Exception: Ducts where the largest
cross-sectional diameter of the duct is
less than ten inches (10").
33. Section 903.2.11.5, Commercial
Cooking Operations. An automatic sprinkler
system shall be installed in a commercial
kitchen exhaust hood and duct system where
an automatic sprinkler system is used to com-
ply with Section 904.
34. Section 903.2.11.6, Other Required
Suppression Systems. In addition to the re-
quirements of Section 903.2, the provisions
indicated in Table 903.2.11.6 also require the
installation of a fire suppression system for
certain buildings and areas.
35. Section 903.2.12, During Construc-
tion. Automatic sprinkler systems required
during construction, alteration and demolition
operations shall be provided in accordance
with Section 1413.
36. Section 903 is amended by adding
Section 903.2.13, to read as follows:
Section 903.2.13, Automatic Sprinkler
Systems in New Buildings:
a. Section 903.2.13.1 – A fully auto-
matic fire protection sprinkler system is to
be installed in all new buildings in excess
of five thousand (5,000) square feet total
gross floor area, regardless of vertical or
horizontal fire barriers, such sprinkler
system shall be designed, installed and
tested as per Section 903.3.
b. Section 903.2.13.2 – A fully auto-
matic fire protection sprinkler system
may be required by the Chief of the Fire
Department or the Fire Code Official for
buildings less than five thousand (5,000)
square feet total gross floor area when, in
their judgment, supported by written doc-
umentation from a professional organiza-
tion (such as NFPA, ICC, SBCC U.L.,
ISO, etc.) verify that hazardous contents,
critical exposure problems, limited acces-
4-5-060A
5 - 9 (Revised 2/15)
sibility to the building, or other items may
contribute to a definite hazard.
37. Section 903 is amended to add a new
Section 903.2.14 to read as follows:
Section 903.2.14, Sprinkler Systems in
Remodeled Buildings:
a. Section 903.2.14.1 – When existing
buildings with full sprinkler systems are
remodeled or added onto, the remodeled
or added on portion shall be fully sprin-
klered.
b. Section 903.2.14.2 – When an exist-
ing building is added onto or remodeled
and the resulting total square foot gross
floor area exceeds five thousand (5,000)
square feet, then the entire structure
shall be fully sprinklered. (Ord. 3214,
4-10-1978; Ord. 4351, 5-4-1992; Ord.
4358, 7-20-1992; Ord. 4546, 7-24-1995;
Amd. Ord. 4768, 3-8-1999; Ord. 5010,
5-19-2003; Ord. 5085, 6-21-2004; Ord.
5554, 10-11-2010; Ord. 5709, 4-14-2014)
E.Repealed by Ord. 5297.
4-5-051 WASHINGTON STATE
ENERGY CODE ADOPTED:
The Washington State Energy Code (WSEC), as
adopted by the State Building Code Council in
chapter 51-11 WAC, is adopted by reference.
(Ord. 5297, 7-2-2007; Ord. 5555, 10-11-2010;
Ord. 5710, 4-14-2014)
4-5-055 INTERNATIONAL
RESIDENTIAL CODE ADOPTED:
The 2012 Edition of the International Residential
Code (IRC), as adopted and amended by the
State Building Code Council in chapter 51-51
WAC, as published by the International Code
Council, is adopted by reference. Chapter 1, Ad-
ministration, is not adopted and the Construction
Administrative Code, as set forth in RMC 4-5-060,
shall be used in place of IRC Chapter 1, Adminis-
tration. (Ord. 5085, 6-21-2004; Amd. Ord. 5157,
9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676,
12-3-2012; Ord. 5710, 4-14-2014)
4-5-060 CONSTRUCTION
ADMINISTRATIVE CODE:
A. SECTION 101 – GENERAL:
1. 101.1 Title. These regulations shall be
known as the Construction Administrative
Code of the City of Renton, hereinafter re-
ferred to as “this code”.
2. 101.2 Scope. The provisions of this Con-
struction Administrative Code shall apply to
building, plumbing, and mechanical permits
and the following “Construction Codes”:
a. 2012 International Building Code –
WAC 51-50
b. 2012 International Residential Code
– WAC 51-51
c. 2012 International Mechanical Code
– WAC 51-52
d. 2012 National Fuel Gas Code (ANSI
Z223.1/NFPA 54) – WAC 51-52
e. 2011 Liquefied Petroleum Gas Code
(NFPA 58) – WAC 51-52
f. 2012 Uniform Plumbing Code – WAC
51-56 and 51-57
g. 2014 National Electrical Code
h. 2012 International Property Mainte-
nance Code. (Ord. 5749, 1-12-2015)
3. 101.2.1 Definitions. For the purpose of
this section, certain terms, phrases, words
and their derivatives shall have the meanings
set forth in this section. Where terms are not
defined, they shall have their ordinary ac-
cepted meanings within the context with
which they are used. Webster’s Third Interna-
tional Dictionary of the English Language,
Unabridged, latest edition, shall be consid-
ered as providing ordinary accepted mean-
ings. Words used in the singular include the
plural and the plural the singular. Words used
in the masculine gender include the feminine
and the feminine the masculine.
4-5-060A
(Revised 2/15)5 - 10
a. “Action” means a specific response
complying fully with a specific request by
the jurisdiction.
b. “Building service equipment” means
and refers to the plumbing, mechanical
and electrical equipment including piping,
wiring, fixtures, and other accessories
which provide sanitation, lighting, heat-
ing, ventilation, cooling, refrigeration, fire-
fighting, and transportation facilities
essential to the occupancy of the building
or structure for its designated use.
c. “Complete response” means an ade-
quate response to all requests from City
staff in sufficient detail to allow the appli-
cation to be processed.
d. “Occupancy” means the purpose for
which a building, or part thereof, is used
or intended to be used.
e. “Shall,” as used in this section, is
mandatory.
f. “Valuation” or “value” as applied to a
building or building service equipment,
means and shall be the estimated cost to
replace the building and its building ser-
vice equipment in kind, based on current
replacement costs. It shall also include
the contractor’s overhead and profit.
4. 101.3 Appendices. Provisions in the ap-
pendices shall not apply unless specifically
adopted.
5. 101.4 Intent. The purpose of the Con-
struction Codes and the Construction Admin-
istrative Code is to establish the minimum
requirements to safeguard the public health,
safety and general welfare through structural
strength, means of egress facilities, stability,
sanitation, adequate light and ventilation, en-
ergy conservation, and safety to life and prop-
erty from fire and other hazards attributed to
the built environment and to provide safety to
fire fighters and emergency responders
during emergency operations.
6. 101.5 Referenced Codes. The codes
listed in subsections RMC 4-5-060.A.6.a,
101.5.1 International Building Code – Scope,
through RMC 4-5-060.A.6.k, 101.5.10 Venti-
lation, and referenced elsewhere in the Con-
struction Codes and the Construction
Administrative Code shall be considered part
of the requirements of the Construction
Codes and the Construction Administrative
Code to the prescribed extent of each such
reference.
a. 101.5.1 International Building
Code – Scope. The provisions of the In-
ternational Building Code (IBC) shall ap-
ply to the construction, alteration,
movement, enlargement, replacement,
repair, equipment, use and occupancy,
location, maintenance, removal, and
demolition of every building or structure
or any appurtenances connected or at-
tached to such buildings or structures.
Exception: Detached one (1) - and two
(2) - family dwellings and multiple single-
family dwellings (townhouses) not more
than three (3) stories above grade plane
in height with separate means of egress
and their accessory structures shall com-
ply with the International Residential
Code.
b. 101.5.2 International Residential
Code – Scope. The provisions of the In-
ternational Residential Code for One-
and Two-Family Dwellings (IRC) shall ap-
ply to the construction, alteration, move-
ment, enlargement, replacement, repair,
equipment, use and occupancy, location,
removal and demolition of detached one
(1) - and two (2) - family dwellings and
multiple single-family dwellings (town-
houses) not more than three (3) stories
above grade plane in height with a sepa-
rate means of egress and their accessory
structures, including adult family homes,
foster family care homes and family day
care homes licensed by the Washington
state department of social and health ser-
vices.
Exception: Live/work units complying
with the requirements of Section 419 of
the International Building Code shall be
permitted to be built as one (1) - and two
(2) - family dwellings or townhouses. Fire
suppression required by Section 419.5 of
the International Building Code when
constructed under the International Resi-
dential Code for One- and Two-Family
Dwellings shall conform to Section
4-5-060A
5 - 11 (Revised 8/14)
903.3.1.3 of the International Building
Code.
c. 101.5.3 Electrical Code – Scope.
The provisions of the Renton Code apply
to the installation of electric conductors,
electric equipment, alterations, modifica-
tions or repairs to existing electrical in-
stallations for the following:
i. Electrical conductors, electrical
equipment, and electrical raceways
installed within or on public and pri-
vate buildings, property or other
structures.
ii. Signaling and communications
conductors and equipment, telecom-
munications conductors and equip-
ment, fiber optic cables, and
raceways installed within or on public
and private buildings, property or
other structures.
iii. Yards, lots, parking lots, and in-
dustrial substations.
iv. Temporary electrical installa-
tions for use during the construction
of buildings.
v. Temporary electrical installations
for carnivals, conventions, festivals,
fairs, traveling shows, the holding of
religious services, temporary lighting
of streets, or other approved uses.
vi. Installations of conductors and
equipment that connect to a supply of
electricity.
vii. All other outside electrical con-
ductors on the premises.
viii. Optional standby systems de-
rived from portable generators.
Exception: Installations under the exclu-
sive control of electric utilities for the pur-
pose of communication, transmission,
and distribution of electric energy located
in buildings used exclusively by utilities
for such purposes or located outdoors on
property owned or leased by the utilities
or on public highways, streets, roads,
etc., or outdoors by established rights on
private property.
It is the intent of this section that this code
covers all premises’ wiring or wiring other
than utility owned metering equipment,
on the load side of the service point of
buildings, structures, or any other prem-
ises not owned or leased by the utility.
Also, it is the intent that this code covers
installations in buildings used by the util-
ity for purposes other than listed above,
such as office buildings, warehouses, ga-
rages, machine shops, and recreational
buildings which are not an integral part of
a generating plant, substation, or control
center.
The provisions of 296-46B WAC may
also apply to electrical installations and
alterations. The provisions of Chapter
480-93 WAC are enforced by the Wash-
ington Utilities and Transportation Com-
mission, while the provisions of Chapter
296-46B WAC are enforced by the Wash-
ington State Department of Labor and In-
dustries.
d. 101.5.4 Gas Code – Scope. The
provisions of the National Fuel Gas Code
(NFGC) shall apply to the installation of
gas piping from the point of delivery, gas
appliances and related accessories as
covered in this code when utilizing natu-
ral gas and gaseous hydrogen except
those regulated by the International Res-
idential Code (IRC) and those utilizing
LPG. These requirements apply to gas
piping systems extending from the point
of delivery to the inlet connections of ap-
pliances and the installation and opera-
tion of residential and commercial gas
appliances and related accessories.
e. 101.5.5.1 Mechanical Code –
Scope. The provisions of the Interna-
tional Mechanical Code (IMC) shall apply
to the design, installation, maintenance,
alteration and inspection of mechanical
systems that are permanently installed
and utilized to provide control of environ-
mental conditions and related processes
within buildings. The International Me-
chanical Code shall also regulate those
mechanical systems, system compo-
nents, equipment and appliances specifi-
4-5-060B
(Revised 8/14)5 - 12
cally addressed herein. The installation
of fuel gas distribution piping and equip-
ment, fuel gas-fired appliances and fuel
gas-fired appliance venting systems shall
be regulated by the National Fuel Gas
Code.
Exceptions:
i. Detached one (1) - and two (2) -
family dwellings and multiple single-
family dwellings (townhouses) not
more than three (3) stories high with
separate means of egress and their
accessory structures shall comply
with the International Residential
Code.
ii. The standards for liquefied petro-
leum gas (LPG) installations shall be
NFPA 58 (Liquefied Petroleum Gas
Code) and ANSI Z223.1/NFPA 54
(National Fuel Gas Code).
f. 101.5.5.2 Other authorities. In addi-
tion to the International Mechanical
Code, provisions of Chapter 480-93
WAC regarding gas pipeline safety may
also apply to single meter installations
serving more than one (1) building. The
provisions of Chapter 480-93 WAC are
enforced by the Washington Utilities and
Transportation Commission.
g. 101.5.6 Plumbing Code – Scope.
The provisions of the Uniform Plumbing
Code (UPC) shall apply to the installa-
tion, alteration, repair and replacement of
plumbing systems, including equipment,
appliances, fixtures, fittings and appurte-
nances, and where connected to a water
or sewage system and all aspects of a
medical gas system.
h. 101.5.7 Property maintenance.
The provisions of the International Prop-
erty Maintenance Code, as amended by
RMC 4-5-130 shall apply to existing
structures to provide minimum standards
to safeguard life or limb, health, property,
and public welfare by regulating and con-
trolling the use and occupancy, location,
and maintenance of all residential build-
ings and other structures within this juris-
diction.
i. 101.5.8 Fire prevention. The provi-
sions of the International Fire Code (IFC)
shall apply to matters affecting or relating
to structures, processes and premises
from the hazard of fire and explosion aris-
ing from the storage, handling or use of
structures, materials or devices; from
conditions hazardous to life, property or
public welfare in the occupancy of struc-
tures or premises; and from the construc-
tion, extension, repair, alteration or
removal of fire suppression and alarm
systems or fire hazards in the structure or
on the premises from occupancy or oper-
ation: and matters related to prepared-
ness for natural or manmade disasters.
j. 101.5.9 Energy Code – Scope. The
provisions of the Washington State En-
ergy Code (WSEC) shall apply to all mat-
ters governing the design and
construction of buildings for energy effi-
ciency.
k. 101.5.10 Ventilation. The provisions
of the mechanical code shall apply to all
occupancies to govern minimum require-
ments for ventilation.
B. SECTION 102 – APPLICABILITY:
1. 102.1.1 General. Where there is a con-
flict between a general requirement and a
specific requirement, the specific require-
ment shall be applicable. Where, in any spe-
cific case, different sections of the
Construction Codes specify different materi-
als, methods of construction or other require-
ments, the most restrictive shall govern
except that the hierarchy of the codes named
in RCW 19.27 shall govern.
2. 102.1.2 New Installations. This section
applies to new installations.
Exception: If an electrical, plumbing or me-
chanical permit application is received after
this section has taken effect, but is identified
with a building permit application received
prior to the effective date of the ordinance
codified in this section, all applicable codes
adopted and in force at the time of a complete
building permit application will apply.
3. 102.1.3 Existing installations. Lawfully
installed existing installations that do not
4-5-060B
5 - 13 (Revised 8/14)
comply with the provisions of this section
shall be permitted to be continued without
change, except as is specifically covered in
this section, the International Fire Code or as
is deemed necessary by the building official
for the general safety and welfare of the oc-
cupants and the public. Where changes are
required for correction of hazards, a reason-
able amount of time shall be given for compli-
ance, depending on the degree of the hazard.
4. 102.1.4 Maintenance. Buildings and
structures, including their electrical, plumbing
and mechanical systems, equipment, materi-
als and appurtenances, both existing and
new, and parts thereof shall be maintained in
proper operating condition in accordance
with the original design and in a safe, hazard-
free condition. Devices or safeguards that are
required by this section shall be maintained in
compliance with the code edition under which
installed. The owner or the owner’s desig-
nated agent shall be responsible for the main-
tenance of the systems and equipment. To
determine compliance with this provision, the
code official shall have the authority to re-
quire that the systems and equipment be re-
inspected.
5. 102.1.5 Additions, alterations, modifi-
cations or repairs. Additions, alterations,
modifications or repairs to a building or struc-
ture or to the electrical, plumbing or mechan-
ical system(s) of any building, structure, or
premises shall conform to the requirements
of this section without requiring those por-
tions of the existing building or system not be-
ing altered or modified to comply with all the
requirements of this section. Installations, ad-
ditions, alterations, modifications, or repairs
shall not cause an existing building to be-
come unsafe or to adversely affect the perfor-
mance of the building as determined by the
building official or designated representative.
Electrical wiring added to an existing service,
feeder, or branch circuit shall not result in an
installation that violates the provisions of the
code in force at the time the additions were
made.
6. 102.2 Other laws. The provisions of the
Construction Codes and the Construction Ad-
ministrative Code shall not be deemed to nul-
lify any provisions of local, state or federal
law.
7. 102.3 Application of references. Refer-
ences to chapter or section numbers, or to
provisions not specifically identified by num-
ber, shall be construed to refer to such chap-
ter, section or provision of the Construction
Codes.
8. 102.4 Existing structures and installa-
tions. The legal occupancy of any structure
existing on the date of adoption of the Con-
struction Codes shall be permitted to con-
tinue without change, except as is specifically
covered in the referenced codes listed in
RMC 4-5-060.A.6, 101.5 Referenced Codes,
this code, or as is deemed necessary by the
building official for the general safety and wel-
fare of the occupants and the public.
9. 102.5 Added electrical wiring. Electri-
cal wiring added to an existing service,
feeder, or branch circuit shall not result in an
installation that violates the provisions of this
section in force at the time the additions were
made.
10. 102.6.1 Moved buildings. Buildings or
structures moved into or within a jurisdiction
shall comply with the provisions of the Inter-
national Residential Code (WAC 51-51), the
International Building Code (WAC 51-50), the
International Mechanical Code (WAC 51-52),
the International Fire Code (WAC 51-54), the
Uniform Plumbing Code and Standards
(WAC 51-56 and 51-57), and the Washington
State Energy Code (WAC 51-11).
Exception: Group R-3 buildings or structures
are not required to comply if:
a. The original occupancy classification
is not changed; and
b. The original building is not substan-
tially remodeled or rehabilitated.
For the purposes of this section a building
shall be considered to be substantially re-
modeled when the costs of remodeling ex-
ceed sixty percent (60%) of the value of the
building exclusive of the costs relating to
preparation, construction, demolition or reno-
vation of foundations.
11. 102.6.2 Moved Buildings, Electrical.
4-5-060C
(Revised 8/14)5 - 14
a. Nonresidential buildings or struc-
tures moved into or within the jurisdiction
must be inspected to ensure compliance
with current requirements of this section.
b. Residential buildings or structures
moved into the jurisdiction must be in-
spected to ensure compliance with the
NEC requirements in effect at the time
and place the original wiring was made.
The building or structure must be in-
spected to ensure compliance with all
current requirements of Chapter 19.28
RCW and the rules developed by the de-
partment if:
i. The original occupancy classifi-
cation of the building or structure is
changed as a result of the move; or
ii. The building or structure has
been substantially remodeled or re-
habilitated as a result of the move.
12. 102.7.1 Referenced codes and stan-
dards. The codes and standards referenced
in the Construction Codes shall be consid-
ered part of the requirements of the Construc-
tion Codes to the prescribed extent of each
such reference. Where differences occur be-
tween provisions of the Construction Codes
and referenced codes and standards, the
provisions of the Construction Codes shall
apply.
Exception. Where enforcement of a code
provision would violate the conditions of the
listing of equipment or an appliance, the con-
ditions of the listing and the manufacturer’s
installation instructions shall apply.
13. 102.7.2 International Fire Code - Ref-
erenced codes and standards. The codes
and standards referenced in this code shall
be those that are listed in Chapter 47, except
the phrase “Electrical Code adopted by the
City of Renton” shall be substituted for all ref-
erences to the NFPA 70-08 National Electri-
cal Code. Such codes and standards shall be
considered part of the requirements of this
code to the prescribed extent of each such
reference as determined or modified by the
fire code official. In the event the referenced
codes are inconsistent with this code, this
code shall apply.
14. 102.8 Partial invalidity. In the event
that any part or provision of the Construction
Codes is held to be illegal or void, this shall
not have the effect of making void or illegal
any of the other parts or provisions.
15. 102.9 Requirements not covered by
code. Requirements necessary for the
strength, stability or proper operation of an
existing or proposed structure or installation,
or for the public safety, health and general
welfare, not specifically covered by this code,
shall be determined by the building official.
16. 102.10 Structures in Areas of Special
Flood Hazard. Buildings located in Areas of
Special Flood Hazard shall be regulated un-
der the International Building Code or the In-
ternational Residential Code, and the Renton
Municipal Code.
C. SECTION 103 – ENFORCEMENT
AUTHORITY:
1. 103.1 Creation of Enforcement
Agency. The building section is hereby cre-
ated and the official in charge thereof shall be
known as the building official.
2. 103.2 Building official. The building offi-
cial is responsible for administration and in-
terpretation of the Construction
Administrative Code and the Construction
Codes, except that the fire marshal or his or
her designee shall be responsible for admin-
istration and interpretation of the International
Fire Code.
3. 103.3 Deputies. The building official may
delegate authority to a deputy building offi-
cial, related technical officers, code enforce-
ment officers, inspectors, plan examiners or
other City employees. Such employees shall
have powers as delegated by the building of-
ficial.
4. 103.4 Fire Marshal/Deputy(s)/Assis-
tant(s). In accordance with prescribed proce-
dures of this jurisdiction, the fire code official
shall have the authority to appoint a Fire Mar-
shal, Deputy Fire Marshal(s) and/or Assistant
Fire Marshal(s), other related technical offi-
cers, inspectors and other employees.
5. 103.5 Assistance from other agencies.
Police and other enforcement agencies shall
4-5-060D
5 - 15 (Revised 8/14)
have authority to render necessary assis-
tance in the investigation of fires or the en-
forcement of this code as requested by the
fire code official, or his/her designee.
6. 103.6 Obstructing operations. No per-
son shall obstruct the operations of the Fire
and Emergency Services Department in con-
nection with extinguishment, control, or in-
vestigation of any fire or actions relative to
other emergencies, or disobey any lawful
command of the fire chief or officer of the Fire
and Emergency Services Department in
charge of the emergency, or any part thereof,
or any lawful order of a police officer assisting
the Fire and Emergency Services Depart-
ment.
D. SECTION 104 – ORGANIZATION AND
DUTIES:
1. 104.1 General. The building official is
hereby authorized and directed to administer,
interpret and enforce the provisions of this
Construction Administrative Code and all
Construction Codes using inspector consul-
tation, except the International Fire Code. Af-
ter consulting with the inspectors, the building
official shall have the authority to render inter-
pretations of said codes and to adopt policies
and procedures in order to clarify the applica-
tion of their provisions. Such interpretations,
policies and procedures shall be consistent
with the intent and purpose of the codes and
shall not have the effect of waiving require-
ments specifically provided for in the codes.
All references in this code to the “department
of fire prevention within the jurisdiction” shall
be synonymous with the Fire and Emergency
Services Department under the direction of
the fire code official. The function of the de-
partment shall be the implementation, admin-
istration and enforcement of the provisions of
this code.
2. 104.2. Liability. The building official, or
employee charged with the enforcement of
this code, while acting in good faith and with-
out malice in the discharge of the duties re-
quired by this code or other pertinent law or
ordinance, shall not thereby be rendered lia-
ble personally and is hereby relieved from
personal liability for any damage accruing to
persons or property as a result of any act or
by reason of an act or omission in the dis-
charge of official duties. Any suit instituted
against an officer or employee because of an
act performed by that officer or employee in
the lawful discharge of duties while acting in
good faith and without malice and under the
provisions of this code shall be defended by
legal representative of the jurisdiction until
the final termination of the proceedings. The
building official or subordinate shall not be li-
able for cost in any action, suit or proceeding
that is instituted in pursuance of the provi-
sions of this code.
3. 104.3 Applications and permits. The
building official shall receive applications, re-
view construction documents and issue per-
mits for the erection, alteration, demolition
and moving of buildings, structures and build-
ing service equipment, inspect the premises
for which such permits have been issued and
enforce compliance with the provisions of the
Construction Codes and the Construction Ad-
ministrative Code.
4. 104.4 Notices and orders. The building
official shall issue all necessary notices or or-
ders to ensure compliance with the Construc-
tion Codes and the Construction Administra-
tive Code.
5. 104.5 Declaration of emergency - tag-
ging of buildings. Following a City of
Renton-issued formal declaration of emer-
gency, the building official shall be authorized
to evaluate and provide building safety evalu-
ations. Evaluations shall generally follow
standards from the Applied Technology
Council ATC 20, ATC 20-1, or ATC 45 manu-
als. The procedure shall allow for the tagging
of buildings as “Inspected,” “Limited Entry” or
“Unsafe.” Notice of orders pertaining to dan-
gerous buildings and appeal procedures es-
tablished under adopted building codes shall
not apply under official declarations of emer-
gency.
6. 104.6 Inspections. The building official
shall make all of the required inspections, or
the building official shall have the authority to
accept reports of inspection by approved
agencies or individuals. Reports of such in-
spections shall be in writing and be certified
by a responsible officer of such approved
agency or by the responsible individual. The
building official is authorized to engage such
expert opinion as deemed necessary to re-
4-5-060D
(Revised 8/14)5 - 16
port upon unusual technical issues that arise
at the applicant’s expense.
7. 104.7 Identification. The building official
shall carry proper identification when inspect-
ing structures or premises in the performance
of duties under the Construction Codes and
the Construction Administrative Code.
8. 104.8 Right of entry. Where it is neces-
sary to make an inspection to enforce the pro-
visions of the Construction Codes and the
Construction Administrative Code, or where
the building official has reasonable cause to
believe that there exists in a structure or upon
a premises a condition which is contrary to or
in violation of the Construction Codes and the
Construction Administrative Code which
makes the structure or premises unsafe, dan-
gerous or hazardous, the building official is
authorized to enter the structure or premises
at reasonable times to inspect or to perform
the duties imposed by the Construction
Codes and the Construction Administrative
Code, provided that if such structure or prem-
ises be occupied that credentials be pre-
sented to the occupant and entry requested.
If such structure or premises is unoccupied,
the building official shall first make a reason-
able effort to locate the owner or other person
having charge or control of the structure or
premises and request entry. If entry is re-
fused, the building official shall have recourse
to the remedies provided by law to secure en-
try.
9. 104.9 Department records. The build-
ing official shall keep official records of appli-
cations received, permits and certificates
issued, fees collected, reports of inspections,
and notices and orders issued. Such records
shall be retained in the official records for the
period required for retention of public re-
cords.
10. 104.10 Approved materials and
equipment. Materials, equipment and de-
vices approved by the building official shall be
constructed and installed in accordance with
such approval.
11. 104.11 Used materials and equip-
ment. The use of used materials and building
service equipment which meet the require-
ments of this code for new materials is per-
mitted. Used equipment and devices shall not
be reused unless prior approval is obtained
from the building official.
12. 104.12 Modifications. Wherever there
are practical difficulties involved in carrying
out the provisions of the Construction Codes
and the Construction Administrative Code,
the building official shall have the authority to
grant modifications for individual cases, upon
application of the owner or owner’s represen-
tative, provided the building official shall first
find that special individual reason makes the
strict letter of the Construction Codes and the
Construction Administrative Code impractical
and the modification is in compliance with the
intent and purpose of the Construction Codes
and the Construction Administrative Code
and that such modification does not lessen
health, accessibility, life and fire safety, or
structural requirements. The details of action
granting modifications shall be recorded and
entered in the files of the department. The
building official is authorized to charge an ad-
ditional fee to evaluate any proposed modifi-
cation under the provisions of this section.
13. 104.13 Alternative materials, design
and methods of construction and equip-
ment. The provisions of the Construction
Codes are not intended to prevent the instal-
lation of any material or to prohibit any design
or method of construction not specifically pre-
scribed by the Construction Codes, provided
that any such alternative has been approved
by the building official. An alternative mate-
rial, design or method of construction shall be
approved where the building official finds that
the proposed design is satisfactory and com-
plies with the intent of the provisions of the
Construction Codes, and that the material,
method or work offered is, for the purpose in-
tended, at least the equivalent of that pre-
scribed in the Construction Codes in quality,
strength, effectiveness, fire resistance, dura-
bility and safety. The building official is autho-
rized to charge an additional fee to evaluate
any proposed alternate material, design and/
or method of construction and equipment un-
der the provisions of this section.
14. 104.14 Research reports. Supporting
data, where necessary to assist in the ap-
proval of materials or assemblies not specifi-
cally provided for in the Construction Codes,
shall consist of valid research reports from
approved sources.
4-5-060D
5 - 17 (Revised 8/14)
15. 104.15 Tests. Whenever there is insuf-
ficient evidence of compliance with the provi-
sions of the Construction Codes, or evidence
that a material or method does not conform to
the requirements of the Construction Codes,
or in order to substantiate claims for alterna-
tive materials or methods, the building official
shall have the authority to require tests as ev-
idence of compliance to be made at no ex-
pense to the jurisdiction. Test methods shall
be as specified in the Construction Codes or
by other recognized test standards. In the ab-
sence of recognized and accepted test meth-
ods, the building official shall approve the
testing procedures. Tests shall be performed
by an approved agency. Reports of such tests
shall be retained by the building official for the
period required for retention of public re-
cords.
16. 104.16.1 Responsibility for compli-
ance. Compliance with the requirements of
this code is the obligation of the owner of the
building, structure, or premises, the duly au-
thorized agent of the owner, and other per-
sons responsible for the condition or work,
and not of the City or any of its officers, em-
ployees or agents.
17. 104.16.2 Responsibilities of regis-
tered design professional in responsible
charge. It is the responsibility of the regis-
tered design professional in responsible
charge to ensure that the information in the
construction documents is complete, accu-
rate, and, to the best of the design profes-
sional’s knowledge, conforms to the
requirements of this code.
18. 104.16.3 Responsibilities of struc-
tural engineer in responsible charge. It is
the responsibility of the structural engineer in
responsible charge to:
a. Design the primary structure;
Exception: A licensed engineer other
than the structural engineer in responsi-
ble charge may design the primary struc-
ture of single-story metal buildings.
b. Specify design loads, configurations,
controlling dimensions, deflection limits
and/or other criteria necessary for the de-
sign of secondary structural components
and sub-systems and the selection of
structurally qualified products;
c. Determine the adequacy and confor-
mance of the application of the structur-
ally qualified products with the design
intent of the City-approved construction
documents;
d. Review for compatibility with the
City-approved construction documents
previously approved by the building offi-
cial, the deferred submittals for the pri-
mary structural frame and the design and
deferred submittals for secondary mem-
bers for the following structural elements:
i. Wood trusses;
ii. Glu-lam beams;
iii. Steel joists;
iv. Structural steel;
v. Steel decking;
vi. Prefabricated stair systems;
vii. Precast concrete piles;
viii. Post-tensioned floor systems;
ix. Curtain wall systems;
x. Precast prestressed planks;
xi. Major skylight frames; and
xii. Precast concrete/masonry wall
panels.
The building official may approve addi-
tions to, or deletions from this list for spe-
cific projects. If there is no structural
engineer in responsible charge on the
project, the architect in responsible
charge shall assume these responsibili-
ties.
19. 104.16.4 Responsibilities of contrac-
tor. It is the responsibility of the contractor to
perform all the work in conformance with the
City-approved construction documents.
4-5-060E
(Revised 8/14)5 - 18
20. 104.16.5 Responsibilities of plans ex-
aminer. It is the responsibility of the plans ex-
aminer to verify that the description of the
work in the construction documents is sub-
stantially complete, and to require corrections
where, to the best of the plans examiner's
knowledge, the construction documents do
not conform to this code or other pertinent
laws and ordinances.
21. 104.16.6 Responsibilities of field in-
spector. It is the responsibility of the field in-
spector to conduct inspections to verify that
the work in progress conforms with the ap-
proved construction documents and to re-
quire corrections where, to the best of the
field inspector's knowledge, the work either
does not conform to the construction docu-
ments or where the work is in violation of this
code or other pertinent laws and ordinances.
E. SECTION 105 – PERMITS:
1. 105.1 Required. Any owner or autho-
rized agent who intends to construct, enlarge,
alter, repair, move, demolish, or change the
occupancy of a building or structure, or to
erect, install, enlarge, alter, repair, remove,
convert or replace any electrical, gas, me-
chanical or plumbing system, the installation
of which is regulated by the Construction
Codes and the Construction Administrative
Code, or to cause any such work to be done,
shall first make application to the building of-
ficial and obtain the required permit.
a. 105.1.1 Electrical permit required.
In accordance with Chapter 19.28 RCW,
an electrical permit is required for the fol-
lowing installations:
i. The installation, alteration, repair,
replacement, modification or mainte-
nance of all electrical systems, wire
and electrical equipment regardless
of voltage.
ii. The installation and/or alteration
of low voltage systems defined as:
(a) NEC, Class 1 power limited
circuits at thirty (30) volts maxi-
mum.
(b) NEC, Class 2 circuits pow-
ered by a Class 2 power supply
as defined in NEC 725.41(A).
(c) NEC, Class 3 circuits pow-
ered by a Class 3 power supply
as defined in NEC 725.41(A).
iii. Telecommunications Systems.
(a) All installations of telecom-
munications systems on the cus-
tomer side of the network
demarcation point for projects
greater than ten (10) telecommu-
nications outlets.
(b) All backbone installations
regardless of size and all tele-
communications cable or equip-
ment installations involving
penetrations of fire barriers or
passing through hazardous loca-
tions require permits and inspec-
tions.
(c) The installation of greater
than ten (10) outlets and the as-
sociated cables along any hori-
zontal pathway from a
telecommunications closet to
work areas during any continu-
ous ninety (90) - day period re-
quires a permit and inspection.
(d) In Residential Groups R-1
and R-2 occupancies as defined
in the International Building
Code, permits and inspections
are required for all backbone in-
stallations, all penetrations of
fire-resistive walls, ceilings and
floors; and installations of
greater than ten (10) outlets in
common areas.
(e) Definitions of telecommuni-
cations technical terms will come
from Chapter 19.28 RCW, the
currently adopted WAC rules,
EIA/TIA standards, and the NEC.
b. 105.1.2 Grading permit required.
No person shall do any grading without
first obtaining a grading permit from the
building official.
4-5-060E
5 - 18.1 (Revised 8/14)
2. 105.2 Work exempt from permit. Ex-
emptions from permit requirements related to
the Construction Codes shall not be deemed
to grant authorization for any work to be done
in any manner in violation of the provisions of
the Construction Codes or any other laws or
ordinances of this jurisdiction. Permit exemp-
tions shall not apply to Areas of Flood Hazard
and City Land Use Critical Areas. Permits
shall not be required for the following:
a. Public service agencies or Work in
the Public Way.
i. A permit shall not be required for
the installation, alteration or repair of
generation, transmission, distribution
or metering or other related equip-
ment that is under the ownership and
control of public service agencies es-
tablished by right.
ii. A permit shall not be required for
work located primarily in a public
way, public utility towers and poles
(but not exempting wireless commu-
nications facilities not located in a
public way) and hydraulic flood con-
trol structures.
b. Grading.
i. An excavation below existing fin-
ished grade for basements and foot-
ings of an existing building, retaining
wall or other structure authorized by
a valid building permit. This shall not
exempt any excavation having an
unsupported height greater than five
feet (5’).
ii. An excavation of less than fifty
(50) cubic yards of materials which:
(a) is less than two (2) feet in
depth and/or
(b) which does not create a cut
slope of a ratio steeper than two
(2) horizontal to one (1) vertical.
(c) A fill of less than fifty (50)
cubic yards of material which is
less than one foot (1’) in depth
and placed on natural terrain
with a slope flatter than five (5)
horizontal to one (1) vertical.
c. Building.
i. One (1) story detached acces-
sory structures constructed under
the provisions of the IRC used as tool
and storage sheds, tree supported
play structures, playhouses and sim-
ilar uses, provided the floor area
does not exceed two hundred (200)
square feet (18.58 m2).
ii. Fences not over six feet (6’)
(1,829 mm) high.
iii. Oil derricks.
iv. Retaining walls and rockeries
which are not over four feet (4’)
(1,219 mm) in height measured from
the bottom of the footing to the top of
the wall, unless supporting a sur-
charge or impounding Class I, II or
III-A liquids.
v. Water tanks supported directly
on grade if the capacity does not ex-
ceed five thousand (5,000) gallons
(18,925 L) and the ratio of height to
diameter or width does not exceed
two (2) to one (1).
vi. Sidewalks, decks and driveways
not more than thirty inches (30”) (762
mm) above grade and not over any
basement or story below and which
are not part of an accessible route.
vii. In-kind re-roofing of one (1) -
and two (2) - family dwellings pro-
vided the roof sheathing is not re-
moved or replaced.
viii. Painting, non-structural wood
and vinyl siding, papering, tiling, car-
peting, cabinets, counter tops and
similar finish work, provided that ex-
isting, required accessible features
are not altered.
ix. Temporary motion picture, tele-
vision and theater stage sets and
scenery.
4-5-060E
(Revised 8/14)5 - 18.2
x. Prefabricated swimming pools
accessory to one (1) - and two (2) -
family dwellings or Group R-3 occu-
pancy which are less than twenty-
four inches (24”) (610 mm) deep, do
not exceed five thousand (5,000) gal-
lons (18,925 L) and are installed en-
tirely above ground.
xi. Shade cloth structures con-
structed for garden nursery or agri-
cultural purposes and not including
service systems.
xii. Swings, slides and other similar
playground equipment.
xiii. Window awnings supported by
an exterior wall which do not project
more than fifty-four inches (54”)
(1,372 mm) from the exterior wall and
do not require additional support of a
one (1) - and two (2) - family dwelling
or a Group R-3 or U occupancy.
xiv. Movable cases, counters and
partitions not over five feet nine
inches (5’9”) (1,753 mm) in height.
xv. Satellite earth station antennas
six and one half feet (6-1/2’) (2 m) or
less in diameter in zones other than
residential zones.
xvi. Satellite earth station antennas
three and one quarter (3-1/4’) (1 m)
or less in diameter in residential
zones.
xvii. Video programming service
antennas three and one quarter feet
(3-1/4’) (1 m) or less in diameter or
diagonal dimension, regardless of
zone.
xviii. Replacement of nonstructural
siding on IRC structures except for
veneer, stucco or exterior finish and
insulation systems (EFIS).
xix. In-kind window replacement for
IRC structures where no alteration of
structural members is required and
when the window U-values meet the
prescriptive requirements within the
Washington State Energy Code.
xx. Job shacks that are placed at a
permitted job site during construction
may be allowed on a temporary basis
and shall be removed upon final ap-
proval of construction. A job shack is
a portable structure for which the pri-
mary purpose is to house equipment
and supplies, and which may serve
as a temporary office during con-
struction for the purposes of the con-
struction activity.
d. Electrical.
i. Portable motors or other portable
appliances energized by means of a
cord or cable having an attachment
plug end to be connected to an ap-
proved receptacle when that cord or
cable is permitted by the National
Electrical Code.
ii. Repair or replacement of fixed
motors, transformers or fixed ap-
proved appliances or devices rated
fifty amps or less which are like-in-
kind in the same location.
iii. Temporary decorative lighting,
when used for a period not to exceed
ninety (90) days and removed at the
conclusion of the ninety (90) - day
period.
iv. Repair or replacement of cur-
rent-carrying parts of any switch,
conductor or control device which
are like-in-kind in the same location.
v. Repair or replacement of attach-
ment plug(s) and associated recep-
tacle(s) rated fifty (50) amperes or
less which are like-in-kind in the
same location.
vi. Repair or replacement of any
over-current device which is like-in-
kind in the same location.
vii. Repair or replacement of elec-
trodes or transformers of the same
size and capacity for signs or gas
tube systems.
viii. Removal of electrical wiring.
4-5-060E
5 - 18.3 (Revised 8/14)
ix. Telecommunications Systems
as follows:
(a) Telecommunications outlet
installations within individual
dwelling units.
(b) The installation or replace-
ment of cord and plug connected
telecommunications equipment
or for patch cord and jumper
cross-connected equipment.
x. Listed wireless security systems
where power is supplied by a listed
Class 2 plug in transformer installed
within dwelling units.
xi. A permit shall not be required for
the installation, alteration or repair of
electrical wiring, apparatus or equip-
ment or the generation, transmis-
sion, distribution or metering of
electrical energy or in the operation
of signals or the transmission of intel-
ligence by a public or private utility in
the exercise of its function as a serv-
ing utility.
xii. Portable generators serving
only cord and plug connected loads
supplied through receptacles on the
generator rated at four thousand
(4,000) watts or less.
xiii. Travel trailers.
xiv. Like-in-kind replacement of a:
contactor, relay, timer, starter, circuit
board, or similar control component;
household appliance; circuit breaker;
fuse; residential luminaire; lamp;
snap switch; dimmer; receptacle out-
let; thermostat; heating element; lu-
minaire ballast with an exact same
ballast; component(s) of electric
signs, outline lighting, skeleton neon
tubing when replaced on-site by an
appropriate electrical contractor and
when the sign, outline lighting or
skeleton neon tubing electrical sys-
tem is not modified; ten (10) horse-
power or smaller motor; and
induction detection loops described
in WAC 296-46B-300(2) and used to
control gate access devices.
xv. Low-voltage circuits for built-in
residential vacuum systems, under-
ground landscape sprinkler systems
and residential garage doors.
xvi. Low-voltage circuits for under-
ground landscape lighting when
power supplying the installation is
derived from a listed Class 2 power
supply and the installation isn’t cov-
ered under Article 680 of the NEC for
swimming pools, fountains and simi-
lar installations.
e. Mechanical.
i. Portable heating, cooking, or
clothes drying appliances.
ii. Portable ventilation equipment.
iii. Portable cooling unit.
iv. Steam, hot or chilled water pip-
ing within any heating or cooling
equipment regulated by the Con-
struction Codes.
v. Replacement of any part which
does not alter its approval or make it
unsafe.
vi. Portable evaporative cooler.
vii. Self-contained refrigeration sys-
tem containing ten (10) pounds (4.54
kg) or less of refrigerant and actuated
by motors of one (1) horsepower
(746 W) or less.
viii. Portable fuel cell appliances
that are not connected to a fixed pip-
ing system and are not intercon-
nected.
f. Plumbing.
i. The stopping and/or repairing of
leaks in drains, water, soil, waste or
vent pipe provided, however, that
should any concealed trap, drain
pipe, water, soil, waste or vent pipe
become defective and it becomes
necessary to remove and replace the
same with new material, the same
shall be considered as new work and
4-5-060E
(Revised 8/14)5 - 18.4
a permit shall be obtained and in-
spection made as provided in the
Construction Codes.
ii. The clearing of stoppages or the
repairing of leaks in pipes, valves or
fixtures and the removal and reinstal-
lation of water closets, provided such
repairs do not involve or require re-
placement or rearrangement of
valves, pipes or fixtures.
iii. Reinstallation or replacement of
prefabricated fixtures that do not in-
volve or require the replacement or
rearrangement of valves or pipes.
3. 105.2.1 Emergency repairs. Where
equipment replacements and equipment re-
pairs must be performed in an emergency sit-
uation, the permit application shall be
submitted within the next working business
day to the building official.
4. 105.2.2 Repairs. Application or notice to
the building official is not required for ordinary
repairs to structures. Such repairs shall not
include the cutting away of any wall, partition
or portion thereof, the removal or cutting of
any structural beam or load-bearing support,
or the removal or change of any required
means of egress, or rearrangement of parts
of a structure affecting the egress require-
ments; nor shall ordinary repairs include an
addition to, alteration of, replacement or relo-
cation of any standpipe, water supply, sewer,
drainage, drain leader, gas, soil, waste, vent
or similar piping, electric wiring or mechanical
or other work affecting public health or gen-
eral safety.
5. 105.3 Application for permit. To obtain
a permit, the applicant shall first file a com-
plete application in writing on a form fur-
nished by the building department for that
purpose. Such application shall:
a. Identify and describe the work to be
covered by the permit for which applica-
tion is made.
b. Describe the land on which the pro-
posed work is to be done by legal de-
scription, street address or similar
description that will readily identify and
definitely locate the proposed building or
work.
c. Indicate the use and occupancy for
which the proposed work is intended.
d. Be accompanied by construction
documents and other information as re-
quired in RMC 4-5-060.G, Section 107 –
Submittal Documents.
e. State the valuation of the proposed
work.
f. Be signed by the applicant or the ap-
plicant’s authorized agent.
g. Give such other data and information
as required by the building official.
6. 105.3.1 Action on application. The
building official shall examine or cause to be
examined applications for permits and
amendments thereto within a reasonable
time after filing. If the application or the con-
struction documents do not conform to the re-
quirements of pertinent laws, the building
official shall reject such application in writing,
stating the reasons therefor. If the building of-
ficial is satisfied that the proposed work con-
forms to the requirements of the Construction
Codes and the Construction Administrative
Code and laws and ordinances applicable
thereto, the building official shall issue a per-
mit therefor as soon as practicable.
7. 105.3.2 Time limitation of application.
a. Applications for which no permit is is-
sued within twelve (12) months following
the date of application shall expire by lim-
itation and plans and other data submit-
ted for review may thereafter be returned
to the applicant or destroyed in accor-
dance with state law.
b. The building official may extend the
life of an application if any of the following
conditions exist:
i. Compliance with the State Envi-
ronmental Policy Act is in progress;
or
ii. Any other City review is in prog-
ress; provided the applicant has sub-
4-5-060E
5 - 18.5 (Revised 8/14)
mitted a complete response to City
requests or the building official deter-
mines that unique or unusual circum-
stances exist that warrant additional
time for such response, and the
building official determines that the
review is proceeding in a timely man-
ner toward final City decision; or
iii. Litigation against the City or ap-
plicant is in progress, the outcome of
which may affect the validity or the
provisions of any permit issued pur-
suant to such application.
8. 105.3.3 Verification of contractor reg-
istration. Prior to issuance of a permit for
work which is to be done by a contractor re-
quired to be registered pursuant to RCW
18.27, the applicant shall provide the City
with the contractor’s registration number and
Renton business license number and any
other information determined necessary by
the City to allow verification that such con-
tractor is currently registered as required by
law.
9. 105.4 Validity of permit. The issuance
or granting of a permit shall not be construed
to be a permit for, or an approval of, any vio-
lation of any of the provisions of the Construc-
tion Codes and the Construction
Administrative Code or of any other ordi-
nance of the jurisdiction. Permits presuming
to give authority to violate or cancel the provi-
sions of the Construction Codes and the Con-
struction Administrative Code or other
ordinances of the jurisdiction shall not be
valid. The issuance of a permit based on con-
struction documents and other data shall not
prevent the building official from requiring the
correction of errors in the construction docu-
ments and other data. The building official is
also authorized to prevent occupancy or use
of a structure where in violation of the Con-
struction Codes and the Construction Admin-
istrative Code or of any other ordinances of
this jurisdiction.
10. 105.5 Expiration.
a. Every permit issued shall expire two
(2) years from the date of issuance. The
building official may approve a request
for an extended expiration date where a
construction schedule is provided by the
applicant and approved prior to permit is-
suance.
b. An existing building permit may be
renewed one (1) time for a fee of one-half
(1/2) the original permit fee, provided the
permit has not expired. Permit renewals
shall expire in one (1) year. For permits
that have been expired, a new permit
must be obtained and new fees paid. No
permit shall be renewed more than once.
c. Electrical, mechanical, plumbing,
fire, signs and demolition permits shall
expire one (1) year from issuance. An
electrical, mechanical, plumbing, fire or
sign permit associated with a building
permit may be extended at the appli-
cant’s request to the same expiration
date as the associated building permit.
d. The building official may authorize a
thirty (30) - day extension to an expired
permit for the purpose of performing a fi-
nal inspection and closing out the permit
as long as not more than one hundred
eighty (180) days has passed since the
permit expired. The thirty (30) - day ex-
tension would commence on the date of
written approval. If work required under a
final inspection is not completed within
the thirty (30) - day extension period, the
permit shall expire. However, the building
official may authorize an additional thirty
(30) - day extension if conditions outside
of the applicant’s control exist and the ap-
plicant is making a good faith effort to
complete the permitted work.
11. 105.6 Suspension or revocation. The
building official is authorized to suspend or
revoke a permit issued under the provisions
of the Construction Codes and the Construc-
tion Administrative Code wherever the permit
is issued in error or on the basis of incorrect,
inaccurate or incomplete information, or in vi-
olation of any ordinance or regulation or any
of the provisions of the Construction Codes
and the Construction Administrative Code.
12. 105.7 Placement of permit. The build-
ing permit or copy shall be kept on the site of
the work until the completion of the project.
For access to permit for inspections, see
RMC 4-5-060.J.6, 110.6 Inspection record.
4-5-060E
(Revised 8/14)5 - 18.6
13. 105.8 Flammable and combustible
liquids. An operational permit is required:
a. To use or operate a pipeline for the
transportation within facilities of flamma-
ble or combustible liquids. This require-
ment shall not apply to the off-site
transportation in pipelines regulated by
the Department of Transportation (DOT)
nor does it apply to piping systems.
b. To store, handle or use Class I liquids
in excess of five (5) gallons (19L) in a
building or in excess of ten (10) gallons
(37.9L) outside of a building, except that
a permit is not required for the following:
i. The storage or use of Class I liq-
uids in the fuel tank of a motor vehi-
cle, aircraft, motorboat, mobile power
plant or mobile heating plant unless
such storage, in the opinion of the fire
code official, would cause an unsafe
condition.
ii. The storage or use of paints, oils,
varnishes or similar flammable mix-
tures when such liquids are stored for
maintenance, painting or similar pur-
poses for a period of not more than
thirty (30) days.
c. To store, handle or use Class II or
Class IIIA liquids in excess of twenty-five
(25) gallons (95 L) in a building or in ex-
cess of sixty (60) gallons (227L) outside
a building, except for fuel oil used in con-
nection with oil-burning equipment in sin-
gle-family and duplex dwellings.
d. To store, handle or use Class IIIB liq-
uids in tanks or portable tanks for fueling
motor vehicles at motor fuel-dispensing
facilities or where connected to fuel-burn-
ing equipment.
Exception: Fuel oil and used motor oil
used for space heating or water heating
in single-family or duplex dwellings.
e. To remove Class I or II liquids from
an underground storage tank used for fu-
eling motor vehicles by any means other
than the approved, stationary on-site
pumps normally used for dispensing pur-
poses.
f. To operate tank vehicles, equipment,
tanks, plants, terminals, wells, fuel-dis-
pensing stations, refineries, distilleries
and similar facilities where flammable
and Class II, IIIA or IIIB combustible liq-
uids are produced, processed trans-
ported, stored, dispensed or used.
g. To place temporarily out of service
(for more than ninety (90) days) an un-
derground, protected above-ground or
above-ground flammable or combustible
liquid tank.
h. To change the type of contents
stored in a flammable or combustible liq-
uid tank to a material that poses a greater
hazard than that for which the tank was
designed and constructed.
i. To manufacture, process, blend or re-
fine flammable or combustible liquids.
j. To engage in the dispensing of liquid
fuels into the fuel tanks of motor vehicles
at commercial, industrial, governmental
or manufacturing establishments.
k. To utilize a site for the dispensing of
liquid fuels from tank vehicles into the fuel
tanks of motor vehicles, marine craft and
other special equipment at commercial,
industrial, governmental or manufactur-
ing establishments.
14. 105.9 Hot works operations. An oper-
ational permit is required for hot work includ-
ing, but not limited to:
a. Public exhibitions and demonstra-
tions where hot work is conducted.
b. Use of portable hot work equipment
inside a structure.
c. Fixed-site hot work equipment such
as welding booths.
d. Hot work conducted within a wildfire
risk area.
e. Application of roof coverings with the
use of an open-flame device.
f. When approved, the fire code official
shall issue a permit to carry out a hot
4-5-060G
5 - 18.7 (Revised 8/14)
work program. This program allows ap-
proved personnel to regulate their facil-
ity’s hot work operations. The approved
personnel shall be trained in the fire
safety aspects denoted in this section
and shall be responsible for issuing per-
mits requiring compliance with the re-
quirements found in Chapter 35 of the
International Fire Code (IFC). These per-
mits shall be issued only to their employ-
ees or hot work operations under their
supervision.
15. 105.10 Temporary place of assembly/
special event permit. An operational permit
is required for any special event where three
hundred (300) or more people will congre-
gate, either outdoors or indoors, in other than
a Group A Occupancy.
16. 105.11 Hazardous materials. A con-
struction permit is required to install, repair
damage to, abandon, remove, place tempo-
rarily out of service, or close or substantially
modify a storage facility, tank, or other area
regulated by Chapter 50 of the IFC when the
hazardous materials in use or storage ex-
ceed the amounts listed in Table 105.6.20 of
the IFC.
Exceptions:
a. Routine maintenance.
b. For emergency repair work per-
formed on an emergency basis, applica-
tion for permit shall be made within two
(2) working days of commencement of
work.
17. 105.12 Underground tanks opera-
tional permit fees. The fee for permits is-
sued in accordance with section 105.6 of the
International Fire Code and permits issued
for underground tank removal shall be as
stipulated in the City of Renton Fee Schedule
Brochure. Fees for tank storage shall be as-
sessed for each individual tank.
Exception: Permit fees for Class IIIB liquid
storage shall be assessed for each tank up to
a total of five (5) tanks, and no additional fee
shall be charged for the sixth (6th) through
the tenth (10th) tank. The eleventh (11th) tank
and each subsequent tank of Class IIIB liq-
uids shall be assessed per tank.
The permits shall expire one (1) year after
date of issuance or as otherwise noted on the
permit. The permit fee shall be payable at or
before the time of issuance or renewal of the
permit. In the event of failure to remit pay-
ment for an operational permit within thirty
(30) days after receipt of application or re-
newal notice, the fee for the permit shall be
double the amount of the above-stated fee.
F. SECTION 106 – FLOOR AND ROOF
DESIGN LOADS:
1. 106.1 Live Loads Posted. Where the
live load for which each floor or portion
thereof of a commercial or industrial building
is or has been designed to exceed fifty (50)
psf (2.40kN/m2), such design live load shall
be conspicuously posted by the owner in that
part of each story in which they apply, using
durable signs. It shall be unlawful to remove
or deface such notices.
2. 106.2 Issuance of certificate of occu-
pancy. A certificate of occupancy required by
RMC 4-5-060.K, Section 111 – Certificate Of
Occupancy, shall not be issued until the floor
load signs required by RMC 4-5-060.F.1,
106.1 Live Loads Posted, have been in-
stalled.
3. 106.3 Restrictions on loading. It shall
be unlawful to place, cause or permit to be
placed, on any floor or room of a building,
structure or portion thereof, a load greater
than is permitted by this code.
G. SECTION 107 – SUBMITTAL
DOCUMENTS:
1. 107.1 Submittal documents. Submittal
documents consisting of construction docu-
ments, statement of special inspection and
structural observation programs, engineering
reports and calculations, diagrams and other
data shall be submitted with each permit ap-
plication for a permit. The construction docu-
ments shall be prepared by a registered
design professional where required by the
State of Washington. Where special condi-
tions exist, the building official is authorized to
require additional construction documents to
be prepared by a registered design profes-
sional.
4-5-060G
(Revised 8/14)5 - 18.8
Exception: The building official is authorized
to waive the requirement for submission of
construction documents and other data if it is
found that the nature of the work applied for
is such that review of construction documents
is not necessary to obtain compliance with
the Construction Codes.
2. 107.2 Construction documents. Con-
struction documents shall be in accordance
with RMC 4-5-060.G.2.a, 107.2.1 Information
on construction documents, through RMC 4-
5-060.G.2.f, 107.2.5 Site plan.
a. 107.2.1 Information on construc-
tion documents. Construction docu-
ments shall be dimensioned and drawn
upon suitable material. Electronic media
documents are permitted to be submitted
when approved by the building official.
Construction documents shall be of suffi-
cient clarity to indicate the location, na-
ture and extent of the work proposed in
the proper orientation and layout as it is
to be constructed and show in detail that
it will conform to the provisions of the
Construction Codes and the Construction
Administrative Code and relevant laws,
ordinances, rules and regulations, as de-
termined by the building official. The
plans must include the relevant items
listed in this section and any other infor-
mation or documents as deemed neces-
sary by the building official.
b. 107.2.2 Fire protection system
shop drawings. Shop drawings for the
fire protection system(s) shall be submit-
ted to indicate conformance with the
Construction Codes, the Construction
Administrative Code, and the construc-
tion documents and shall be approved
prior to the start of system installation.
Shop drawings shall contain all informa-
tion as required by the referenced instal-
lation standards in Chapter 9 of the IBC.
Shop drawings shall be prepared by a
certified individual as required by the
State of Washington.
c. 107.2.3 Means of egress. The con-
struction documents shall show in suffi-
cient detail the location, construction,
size and character of all portions of the
means of egress in compliance with the
provisions of the Construction Codes. In
other than one (1) - and two (2) - family
dwellings and in Groups R-2, R-3, and I-
1 occupancies, the construction docu-
ments shall designate the number of oc-
cupants to be accommodated on every
floor and in all rooms and spaces.
d. 107.2.4 Exterior wall envelope.
Construction documents for all buildings
shall describe the exterior wall envelope
in sufficient detail to determine compli-
ance with the Construction Codes. The
construction documents shall provide de-
tails of the exterior wall envelope as re-
quired, including flashing; intersections
with dissimilar materials; corners; end
details; control joints; intersections at roof
eaves or parapets; means of drainage;
water-resistive membranes; and details
around openings. The construction docu-
ments shall include manufacturer’s in-
stallation instructions that provide
supporting documentation that the pro-
posed penetration and opening details
described in the construction documents
maintain the weather resistance of the
exterior wall envelope. The supporting
documentation shall fully describe the ex-
terior wall system which was tested,
where applicable, as well as the test pro-
cedure used.
Exception: Subject to the approval of the
building official, one (1) - and two (2) -
family dwellings and Group R-3 and U
occupancies may be exempt from the de-
tailing requirements of this section.
e. 107.2.4.1 Building enclosure de-
sign requirements of Revised Code of
Washington (RCW) 64.55 (otherwise
known as Engrossed House Bill (EHB)
1848). Building enclosure design docu-
ments of new or rehabilitated multifamily
buildings that are subject to regulations
of Engrossed House Bill 1848 must be
submitted at the time of permit applica-
tion. All applications for building con-
struction or rehabilitation shall include
design documents prepared and
stamped by an architect or engineer that
identify the building enclosure (building
enclosure documents), including but not
limited to waterproofing, weather proof-
ing and/or otherwise protected from wa-
ter or moisture intrusion, unless a
4-5-060G
5 - 18.9 (Revised 2/15)
recorded irrevocable sale prohibition cov-
enant is submitted to the City.
The City is prohibited from issuing a per-
mit for construction or rehabilitative con-
struction unless the building enclosure
documents contain a stamped statement
by the person stamping the building en-
closure design documents in substan-
tially the following form: “The
undersigned has provided building enclo-
sure documents that in my professional
judgment are appropriate to satisfy the
requirements of sections 1 through 10 of
EHB 1848.” The City is not responsible
for determining whether the building en-
closure design documents or the inspec-
tions performed are adequate or
appropriate to satisfy the requirements of
the act.
See RMC 4-9-040, Condominium Con-
versions, for additional requirements.
f. 107.2.5 Site plan. The construction
documents submitted with the application
for permit shall be accompanied by a site
plan showing to scale the size and loca-
tion of new construction and existing
structures on the site, distances from lot
lines, the established street grades and
the proposed finished grades and, as ap-
plicable, flood hazard areas, floodways,
and design flood elevations; and it shall
be drawn in accordance with an accurate
boundary line survey. In the case of dem-
olition, the site plan shall show construc-
tion to be demolished and the location
and size of existing structures and con-
struction that is to remain on the site or
plot. The building official is authorized to
waive or modify the requirement for a site
plan when the application for permit is for
an alteration or repair or when otherwise
warranted.
g. 107.2.5.1 Design flood elevations.
Where design flood elevations are not
specified, they shall be established in ac-
cordance with Section 1612.3.1 of the
IBC.
h. 107.2.6 Electrical.
i. Electrical Engineer. Electrical
plans for the following installations
shall be prepared by or under the di-
rection of an electrical engineer reg-
istered under Chapter 18.43 RCW,
and Chapters 180-29, 246B-320,
and 388-97 WAC. All electrical plans
must bear the engineer’s stamp and
signature.
(a) All educational facilities,
hospitals and nursing homes;
(b) All services or feeders rated
one thousand six hundred
(1,600) amperes or larger;
(c) All installations identified in
the National Electrical Code re-
quiring engineering supervision;
(d) As required by the building
official for installations which by
their nature are complex, haz-
ardous or pose unique design
problems.
ii. Information on construction doc-
uments. Construction documents
shall identify the name and classifi-
cation of the facility and clearly show
the electrical installation or alteration
in floor plan view, include all switch-
board and panelboard schedules
and when a service or feeder is to be
installed or altered, must include a
riser diagram, load calculation, fault
current calculation, and interrupting
rating of equipment.
iii. Penetrations. Construction doc-
uments shall indicate where penetra-
tions will be made for electrical
systems and shall indicate the mate-
rials and methods for maintaining re-
quired structural safety, fire-
resistance rating and fire-blocking.
iv. Load calculations. Where an ad-
dition or alteration is made to an ex-
isting electrical system, an electrical
load calculation shall be prepared to
determine if the existing electrical
service has the capacity to serve the
added load.
v. Plan review required. Electrical
plan review is required for all new or
4-5-060G
(Revised 2/15)5 - 18.10
altered electrical projects in the fol-
lowing occupancies and/or installa-
tions:
(a) Educational, institutional, or
health care facilities/buildings as
follows:
(1) Hospital;
(2) Nursing home unit or long-
term care unit;
(3) Boarding home;
(4) Assisted living facility;
(5) Private alcoholism hospital;
(6) Alcoholism treatment facil-
ity;
(7) Private psychiatric hospital;
(8) Maternity home;
(9) Ambulatory surgery facility;
(10) Renal hemodialysis clinic;
(11) Residential treatment facil-
ity for psychiatrically impaired
children and youth;
(12) Adult residential rehabilita-
tion center;
(13) Educational facilities; and
(14) Institutional facilities.
Exceptions:
(b) Electrical Plan review is not
required for the above educa-
tional, institutional, or health care
facilities buildings where:
(1) Lighting specific projects
that result in an electrical load re-
duction on each feeder involved
in the project;
(2) Low voltage systems;
(3) Modification to existing
electrical installations where all
of the following conditions are
met:
(A) Service or distribution
equipment involved is rated one
hundred (100) amperes or
greater and does not exceed two
hundred fifty (250) volts;
(B) Does not involve emer-
gency systems other than listed
unit equipment per NEC
700.12(F);
(C) Does not involve branch
circuits or feeders of an essential
electrical system as defined in
NEC 517.2; and
(D) Service and feeder load
calculations are increased by
five percent (5%) or less.
(4) Stand-alone utility fed ser-
vices that do not exceed two
hundred fifty (250) volts, one
hundred (100) amperes where
the project’s distribution system
does not include:
(A) Emergency systems other
than listed unit equipment per
NEC 700.12(F);
(B) Critical branch circuits or
feeders as defined in NEC 517.2;
or
(C) A required fire pump sys-
tem.
(c) Alterations in non-residen-
tial occupancies two thousand
five hundred (2,500) square feet
and greater.
(d) Installations in occupan-
cies, except one (1) - and two (2)
- family dwellings, where a ser-
vice or feeder rated four hundred
(400) amperes or greater is in-
stalled or altered or if more than
four hundred (400) amperes is
added to the service or feeder.
4-5-060G
5 - 18.11 (Revised 2/15)
(e) All work on electrical sys-
tems operating at/over six hun-
dred (600) Volts.
(f) All commercial generator in-
stallations or alterations.
(g) All work in areas deter-
mined to be hazardous (classi-
fied) location by the NEC.
(h) If sixty percent (60%) or
more of luminaires change.
(i) Installations of switches or
circuit breakers rated four hun-
dred amperes or over except for
one (1) - and two (2) - family
dwellings.
(j) Wind driven generators.
(k) Solar photovoltaic systems.
(l) Any proposed installation
which cannot be adequately de-
scribed in the application form.
(Ord. 5749, 1-12-2015)
i. 107.2.7 Plumbing. Plans must be
submitted for review and approval when-
ever the scope of the work is too complex
for inspection alone as determined by the
building official.
j. 107.2.8 Mechanical. Plans must be
submitted for review and approval when-
ever the scope of the work is too complex
for inspection alone as determined by the
building official.
3. 107.3 Examination of documents. The
building official shall examine or cause to be
examined the accompanying submittal docu-
ments and shall ascertain by such examina-
tions whether the construction indicated and
described is in accordance with the require-
ments of the Construction Codes, the Con-
struction Administrative Code, and other
pertinent laws or ordinances.
a. 107.3.1 Use of consultants. When-
ever review of a building permit applica-
tion requires retention by the jurisdiction
for professional consulting services, the
applicant shall reimburse to the jurisdic-
tion the cost of such professional consult-
ing services. This fee shall be in addition
to the normal plan review and building
permit fees. The jurisdiction may require
the applicant to deposit an amount with
the jurisdiction estimated in the discretion
of the building official to be sufficient to
cover anticipated costs to retaining pro-
fessional consultant services and to en-
sure reimbursement for such costs.
b. 107.3.2 Approval of construction
documents. When the building official is-
sues a permit, the construction docu-
ments shall be approved, in writing or by
stamp, as “Reviewed for Code Compli-
ance.” One (1) set of construction docu-
ments so reviewed shall be retained by
the building official. The other set shall be
returned to the applicant, shall be kept at
the site of work and shall be open to in-
spection by the building official or a duly
authorized representative.
c. 107.3.3 Phased approval. The
building official is authorized to issue a
permit for the construction of foundations
or any other part of a building or structure
before the construction documents for
the whole building or structure have been
submitted, provided that adequate infor-
mation and detailed statements have
been filed complying with pertinent re-
quirements of the Construction Codes
and the Construction Administrative
Code. The holder of such permit for the
foundation or other parts of a building or
structure shall proceed at the holder’s
own risk with the building operation and
without assurance that a permit for the
entire structure will be granted.
4. 107.4.1 Design professional in re-
sponsible charge - General. When it is re-
quired that documents be prepared by a
qualified registered design professional, the
building official shall be authorized to require
the owner to engage and designate on the
building permit application a registered de-
sign professional who shall act as the regis-
tered design professional in responsible
charge. If the circumstances require, the
owner shall designate a substitute registered
design professional in responsible charge
who shall perform the duties required of the
original registered design professional in re-
4-5-060H
(Revised 2/15)5 - 18.12
sponsible charge. The building official shall
be notified in writing by the owner if the regis-
tered design professional in responsible
charge is changed or is unable to continue to
perform the duties. The registered design
professional in responsible charge shall be
responsible for reviewing and coordinating
submittal documents prepared by others, in-
cluding phased and deferred submittal items,
for compatibility with the design of the build-
ing. Where structural observation is required
by Section 1710 of the IBC, the inspection
program shall name the individual or firms
who are to perform structural observations
and describe the stages of construction at
which structural observation is to occur (see
also other duties specified in Chapter 17 of
the IBC).
5. 107.4.2 Design professional in re-
sponsible charge - Deferred submittals.
For the purposes of this section, deferred
submittals are defined as those portions of
the design that are not submitted at the time
of the application and that are to be submitted
to the building official within a specified pe-
riod. Deferral of any submittal items shall
have the prior approval of the building official.
The registered design professional in respon-
sible charge shall indicate the list of deferred
submittals on the construction documents for
review by the building official. Documents for
deferred submittal items shall be submitted to
the registered design professional in respon-
sible charge who shall review them and for-
ward them to the building official with a
notation indicating that the deferred submittal
documents have been reviewed and have
been found to be in general conformance to
the design of the building. The deferred sub-
mittal items shall not be installed until the de-
ferred submittal documents have been
approved by the building official. The building
official is authorized to charge an additional
plan review fee to evaluate deferred submit-
tals under the provisions of this section.
6. 107.5 Amended construction docu-
ments. Work shall be installed in accordance
with the approved construction documents,
and any changes made during construction
that are not in compliance with the approved
construction documents shall be resubmitted
for approval as an amended set of construc-
tion documents. The building official is autho-
rized to charge an additional plan review fee
to evaluate revisions to the approved con-
struction documents.
7. 107.6 Retention of construction docu-
ments. One (1) set of approved construction
documents shall be retained by the building
official for a period of not less than one hun-
dred eighty (180) days from date of comple-
tion of the permitted work or as required by
state or local laws.
H. SECTION 108 – TEMPORARY
STRUCTURES AND USES:
1. 108.1 General. The building official is au-
thorized to issue a permit for temporary struc-
tures and temporary uses. Such permits shall
be limited as to time of service, but shall not
be permitted for more than one hundred
eighty (180) days. The building official is au-
thorized to grant extensions for demonstrated
cause.
2. 108.2 Electrical. If the building official
finds that the safety of life and property will
not be jeopardized, permits may be issued for
temporary electrical installations for use
during the construction of buildings or for car-
nivals, conventions, festivals, fairs, the hold-
ing of religious services, temporary lighting of
streets, or other approved uses. Permission
to use such temporary installation shall not be
granted for a greater length of time than thirty
(30) days, except that a permit for a tempo-
rary installation to be used for constructing of
a building may be issued for the period of
construction. Should such temporary lighting
be over the street area, the proper authoriza-
tion for such use of the street must first be ob-
tained.
All such temporary installations shall be
made in accordance with the requirements of
the NEC; provided, that the building official
may permit deviations which will not permit
hazards to life or property; and further pro-
vided, that whenever such hazards are
deemed by the building official to exist, the
building official may at once rescind or cancel
the permit covering such installation and dis-
connect or order the disconnection of all en-
ergy to such equipment.
3. 108.3 Conformance. Temporary struc-
tures and uses shall conform to the structural
strength, fire safety, means of egress, acces-
4-5-060I
5 - 18.13 (Revised 8/14)
sibility, light, ventilation and sanitary require-
ments of the Construction Codes as
necessary to ensure the public health, safety
and general welfare.
4. 108.4 Termination of approval. The
building official is authorized to terminate
such permit for a temporary structure or use
and to order the temporary structure or use to
be discontinued.
5. 108.5 Bonds and set-aside accounts.
The building official may require a perfor-
mance bond or set-aside account to be in
place prior to issuance of a permit for tempo-
rary structures and temporary uses.
I. SECTION 109 – FEES:
1. 109.1 Payment of fees. A permit shall
not be valid until applicable development and
construction permit fees established by City
Council by resolution have been paid, nor
shall an amendment to a permit be released
until any additional fee required, if any, has
been paid.
2. 109.2 Schedule of permit fees. On
buildings, structures, gas, mechanical, elec-
trical and plumbing systems or alterations re-
quiring a permit, a fee for each permit shall be
paid as required, in accordance with a sched-
ule of fees to be recommended by the build-
ing and/or code official and approved by City
Council by resolution.
3. 109.3 Plan Review Fees. When submit-
tal documents are required by Section 107, a
plan review fee shall be paid at the time of
submitting the construction documents for
plan review. The building official may have
the option to charge a deposit in lieu of the full
plan review fee if the full amount is not known
at the time. Any plan review deposit shall be
applied toward the total plan review fee owed.
The actual permit fees and related plan re-
view fee shall be determined upon comple-
tion of the plan review and the balance owing
shall be paid at the time of permit issuance.
The plan review fee shall be a separate fee
from the permit fees specified in this section
and is in addition to the permit fees. When
submittal documents are incomplete or
changed so as to require additional plan re-
view or when the project involves deferred
submittal items as defined in RMC 4-5-
060.G.5, 107.4.2 Design professional in re-
sponsible charge - Deferred submittals, an
additional plan review fee shall be charged at
the rate set forth by resolution.
4. 109.4 Building permit valuation. The
applicant for a permit shall provide an esti-
mated permit valuation at time of application.
The determination of valuation shall be made
by the building official if not clearly estab-
lished by resolution.
5. 109.5 Malfunctioning alarm fee. When-
ever an alarm system is activated due to a
malfunction and the Fire and Emergency Ser-
vices Department is dispatched, a report of
the false alarm will be recorded for the build-
ing or area affected. For the first, second and
third false alarm within a calendar year, no
fee will be assessed. For every false alarm
caused by a malfunction of the alarm beyond
the third false alarm a fee will be assessed as
per the City of Renton Fee Schedule Bro-
chure.
6. 109.6 Reinspection and reinspection
fee. Whenever the Fire and Emergency Ser-
vices Department has given notification of a
violation that required a reinspection and
thirty (30) days have expired with such condi-
tion or violation still in existence, a “Subse-
quent Reinspection” will be required. Any
Subsequent Reinspection, after the original
thirty (30) days period of time, shall require
the payment of a reinspection fee as speci-
fied in the City of Renton Fee Schedule Bro-
chure, to be assessed against the person
owning, operating or occupying the building
or premises wherein the violation exists. This
reinspection fee must be paid within ten (10)
days of the notice for the reinspection. How-
ever, any building owner, operator or occu-
pant, upon a reasonable request to the fire
code official, may obtain an extension of said
thirty (30) day period for a reasonable period
to be established by the fire code official to al-
low such time for compliance. The request for
an extension must be received by the Fire
and Emergency Services Department prior to
the expiration of the original reinspection
date.
7. 109.7 Work commencing before per-
mit issuance. Any person who commences
any work on a building, structure, gas, me-
chanical, electrical or plumbing system be-
4-5-060J
(Revised 8/14)5 - 18.14
fore obtaining the necessary permits shall be
subject to a stop work order and a special in-
vestigation fee in an amount equal to twice
the permit fee, or otherwise established by
the building official. The special investigation
fee shall be paid in addition to the required
permit fees.
8. 109.8 Related fees. The payment of fees
for the construction, alteration, removal or
demolition for work done in connection to or
concurrently with the work authorized by a
building permit shall not relieve the applicant
or holder of the permit from the payment of
other fees that are prescribed by law.
9. 109.9 Refunds. The building official may
authorize refunding of not more than eighty
percent (80%) of the permit fee paid when no
work has been done under a permit issued in
accordance with this section. The building of-
ficial may authorize refunding of not more
than eighty percent (80%) of the plan review
fee paid when an application for a permit for
which a plan review fee has been paid is with-
drawn or canceled before any plan review is
done. The building official shall not authorize
refunding of any fee paid except on written
application filed by the original permittee not
later than one hundred eighty (180) days after
the date of application.
10. 109.10 Disaster area - waiver of re-
pair fees. When an area of the City has been
deemed a disaster area by either the local,
state or federal authorities, any structures
damaged by storms, floods, landslides,
earthquakes, fires or other natural disasters
shall have all permit and plan review fees
waived for the purposes of repairing or re-
building the damaged structures (with the ex-
ception of state surcharge fees).
J. SECTION 110 – INSPECTIONS:
1. 110.1 General. Construction or work for
which a permit is required shall be subject to
inspection by the building official and such
construction or work shall remain accessible
and exposed for inspection purposes until ap-
proved. Approval as a result of an inspection
shall not be construed to be an approval of a
violation of the provisions of the Construction
Codes, the Construction Administrative
Code, or of other ordinances of the jurisdic-
tion. Inspections presuming to give authority
to violate or cancel the provisions of the Con-
struction Codes, the Construction Adminis-
trative Code, or of other ordinances of the
jurisdiction shall not be valid. It shall be the
duty of the permit applicant to cause the work
to remain accessible and exposed for inspec-
tion purposes. Neither the building official nor
the jurisdiction shall be liable for expenses
entailed in the removal or replacement of any
material required to allow inspection.
2. 110.2 Surveys. A survey of the lot may
be required by the building official to verify
compliance of the structure with approved
construction documents.
3. 110.3 Preconstruction conferences.
When required by the building official, the
owner or the owner’s agent shall arrange a
conference with the project contractor, the
design team, the special inspection agency if
special inspection is required, and the build-
ing official prior to commencing work on any
portion of construction. The intent of the con-
ference is to identify and clarify unusual in-
spection requirements of the project.
4. 110.4 Inspection requests. The owner
of the property or the owner’s authorized
agent, or the person designated by the
owner/agent to do the work authorized by a
permit shall notify the building official that
work requiring inspection as specified in this
section and Chapter 17 of the IBC is ready for
inspection.
5. 110.5 Access for inspection. The per-
mit holder and the person requesting any in-
spections required by this code shall provide
access to and means for proper inspection of
such work, including safety equipment re-
quired by Washington Industrial Safety and
Health Agency. The work shall remain acces-
sible and exposed for inspection purposes
until approved by the building official. Neither
the building official nor the City shall be liable
for expense entailed in the required removal
or replacement of any material to allow in-
spection.
6. 110.6 Inspection record. Work requiring
a permit shall not be commenced until the
permit holder or the permit holder’s agent has
posted an inspection record in a conspicuous
place on the premises and in a position that
allows the building official to conveniently
4-5-060J
5 - 18.15 (Revised 8/14)
make the required entries regarding inspec-
tion of the work. This record shall be main-
tained in such a position by the permit holder
or the permit holder’s agent until final ap-
proval has been granted by the building offi-
cial.
7. 110.7 Approvals required. No work
shall be done on any part of the building or
structure beyond the point indicated in each
successive inspection without first obtaining
the written approval of the building official.
Written approval shall be given only after an
inspection has been made of each succes-
sive step in the construction as indicated by
each of the inspections required in this sec-
tion. There shall be a final inspection and ap-
proval of all buildings when completed and
ready for occupancy.
a. 110.7.1 Effect of approval. Ap-
proval as a result of an inspection is not
an approval of any violation of the provi-
sions of this code or of other pertinent
laws and ordinances of the City. Inspec-
tions presuming to give authority to vio-
late or cancel the provisions of this code
or of other pertinent laws and ordinances
of the City are not valid.
8. 110.8 Concealment of work. No re-
quired reinforcing steel or structural frame-
work of any part of any building or structure
shall be covered or concealed in any manner
whatsoever without first obtaining the ap-
proval of the building official. Protection of
joints and penetrations in fire-resistance-
rated assemblies, smoke barriers and smoke
partitions shall not be concealed from view
until inspected and approved.
Exception: Modular homes and commercial
coaches identified by State of Washington
stickers and placed upon a permanent foun-
dation approved and inspected by the build-
ing official. Commercial coach shall be
identified by a State of Washington black
sticker located by the door. Modular homes
shall be identified by a State of Washington
gold sticker located by the door.
9. 110.9 Preliminary inspections. Before
issuing a permit, the building official is autho-
rized to examine or cause to be examined
buildings, structures, installations, and sites
for which an application has been filed.
10. 110.10 Manufacturer ’s installation in-
structions. Manufacturer’s installation in-
structions, as required by the Construction
Codes, shall be available on-site at the time
of inspection.
11. 110.11 Required inspections. The
building official, upon notification, shall make
the inspections as set forth in this section.
a. 110.11.1 First ground disturbance
inspection. To be made prior to begin-
ning land-disturbing activity, and follow-
ing installation of erosion control
measures and any required fencing that
may restrict land disturbance in steep
slope or other buffers
b. 110.11.2 Footing and foundation
inspection. Footing and foundation in-
spections shall be made after poles or
piers are set or trenches or basement ar-
eas are excavated and all required hold-
down anchor bolts, hold-down straps,
any forms erected, and any required rein-
forcing steel is in place and supported.
The foundation inspection shall include
excavations for thickened slabs intended
for the support of bearing walls, parti-
tions, structural supports, or equipment
and special requirements for wood foun-
dations. Materials for the foundation shall
be on the job, except where concrete is
ready mixed in accordance with ASTM C
94, the concrete need not be on the job.
c. 110.11.3 Concrete slab and under-
floor inspection. Concrete slab and un-
der-floor inspections shall be made after
in-slab or under-floor reinforcing steel
and building service equipment, conduit,
slab insulation, piping accessories and
other ancillary equipment items are in
place, but before any concrete is placed
or floor sheathing installed, including the
subfloor.
d. 110.11.4 Lowest floor elevation. In
flood hazard areas, upon placement of
the lowest floor, including the basement,
and prior to further vertical construction,
the elevation certification required in IBC
Section 1612 or IRC Section R322 shall
be submitted to the building official.
FEMA Flood elevation certificates shall
contain an original stamp and signature
4-5-060J
(Revised 8/14)5 - 18.16
of the surveyor, licensed by the State of
Washington, and shall document the ele-
vation of the lowest floor, including base-
ment, and other information required by
the flood elevation certificate.
e. 110.11.5 Exterior wall sheathing
inspection. Exterior wall sheathing shall
be inspected after all wall framing is com-
plete, strapping and nailing is properly in-
stalled but prior to being covered.
f. 110.11.6 Roof sheathing inspec-
tion. The roof sheathing shall be in-
spected after all roof framing is complete.
No roof coverings shall be installed until
inspections are made and approved.
g. 110.11.7 IMC/UPC/Gas/NEC
rough-in inspection. Rough-in mechan-
ical, gas piping, plumbing and electrical
systems shall be inspected when the
rough-in work is complete and, if re-
quired, under test. No connections to pri-
mary utilities shall be made until the
rough-in work is inspected and approved.
h. 110.11.8 Frame inspection. Fram-
ing inspections shall be made after the
roof deck or sheathing, all framing, fire
blocking and bracing are in place and
pipes, chimneys and vents to be con-
cealed are complete and the rough elec-
trical, plumbing, fire-suppression piping,
heating wires, pipes and ducts are ap-
proved and the building is substantially
dry.
i. 110.11.9 Exterior Finish and Insula-
tion Systems (EFIS), Lath and gypsum
board inspection. EFIS, Lath and gyp-
sum board inspections shall be made af-
ter backing, lathing or gypsum board,
interior and exterior, is in place, but be-
fore any plastering is applied or gypsum
board joints and fasteners are taped and
finished.
Exception: Interior gypsum board that is
not part of a fire-resistance-rated assem-
bly or a shear assembly does not require
inspection.
j. 110.11.10 Fire- and smoke-resis-
tant penetrations. Protection of joints
and penetrations in fire-resistance-rated
assemblies, smoke barriers and smoke
partitions shall not be concealed from
view until inspected and approved.
k. 110.11.11.1 Energy efficiency in-
spections - Envelope. In addition to the
inspections required in WAC 51-11, the
following inspections are also required:
i. Wall insulation. The wall insula-
tion inspection is to be made after ex-
terior wall weather protection and all
wall insulation and air vapor retarder
sheets or film materials are in place,
but before any wall covering is
placed.
ii. Glazing. The glazing inspection
is to be made after glazing materials
are installed in the building.
iii. Exterior roofing insulation. The
exterior roofing insulation inspection
is to be made after the installation of
the roofing and roof insulation, but
before concealment.
iv. Slab/floor insulation. The slab/
floor insulation inspection is to be
made after the installation of the slab/
floor insulation, but before conceal-
ment.
l. 110.11.11.2 Energy efficiency in-
spections - Mechanical.
i. Mechanical equipment efficiency
and economizer. The mechanical
equipment efficiency and econo-
mizer inspection is to be made after
all equipment and controls required
by the Construction Codes are in-
stalled and prior to the concealment
of such equipment or controls.
ii. Mechanical pipe and duct insula-
tion. The mechanical pipe and duct
insulation inspection is to be made
after all pipe, fire-suppression piping
and duct insulation is in place, but
before concealment.
m. 110.11.11.3 Energy efficiency in-
spections - Lighting and motors.
4-5-060J
5 - 18.17 (Revised 8/14)
i. Lighting equipment and controls.
The lighting equipment and controls
inspection is to be made after the in-
stallation of all lighting equipment
and controls required by the Con-
struction Codes, but before conceal-
ment of the lighting equipment.
ii. Motors. Motor inspections are to
be made after installation of all equip-
ment covered by the Construction
Codes, but before concealment.
n. 110.11.12 Electrical.
i. The installation, alteration or ex-
tension of any electrical system, fix-
tures or components for which a
permit is required by this code shall
be subject to inspection by the build-
ing official and such electrical sys-
tems, fixtures and components shall
remain accessible and exposed for
inspection purposes until approved
by the building official. It shall be the
duty of the permit applicant to cause
the electrical systems to remain ac-
cessible and exposed for inspection
purposes. The City shall not be liable
for expenses entailed in the removal
or replacement of material required
to permit inspection. When the instal-
lation of an electrical system is com-
plete, an additional and final
inspection shall be made. Electrical
systems and equipment regulated by
the National Electrical Code shall not
be connected to the energy source
until authorized by the building offi-
cial.
ii. The building official may require
special inspection of equipment or
wiring methods where the installation
requires special training, equipment,
expertise, or knowledge. Where such
special inspection is required, it shall
be performed by an independent
third party acceptable to the building
official. The special inspection per-
son/agency shall be designated and
approved prior to beginning the in-
stallation of wiring or equipment. A
written report from the designated
special inspection agency indicating
that the installation conforms to the
appropriate codes and standards
shall be received by the building offi-
cial prior to that installation being ap-
proved. All costs for such testing and
reporting shall be the responsibility of
the permit holder.
iii. Approval as a result of an in-
spection shall not be construed to be
an approval of a violation of the pro-
visions of the National Electrical
Code or of other ordinances of the
City. Inspections presuming to give
authority to violate or cancel the pro-
visions of the National Electrical
Code or other ordinances of the City
shall not be valid.
iv. The building official, upon notifi-
cation, shall make the inspections
set forth in this section:
(a) Underground. Underground
inspection shall be made after
trenches or ditches are exca-
vated and bedded, piping and
conductors are installed, and be-
fore backfill is put in place.
Where excavated soil contains
rocks, broken concrete, frozen
chunks and other rubble that
would damage or break the race-
way, cable or conductors, or
where corrosive action will occur,
protection shall be provided in
the form of granular or selected
material, approved running
boards, sleeves or other means.
(b) Rough-in. Rough-in inspec-
tion shall be made after the roof,
framing, fire-blocking and brac-
ing are in place and all wiring and
other components to be con-
cealed are complete, and prior to
the installation of wall or ceiling
membranes. All required equip-
ment grounding conductors in-
stalled in concealed cable or
flexible conduit systems must be
completely installed and made
up at the time of the rough-in
cover inspection.
(c) Other inspections. In addi-
tion to the inspections specified
4-5-060J
(Revised 8/14)5 - 18.18
above, the building official is au-
thorized to make or require other
inspections of any construction
work to ascertain compliance
with the provisions of this code
and other laws, which are en-
forced by the City.
v. Final Inspection. The final in-
spection shall be made after all work
required by the permit is completed.
o. 110.11.13 Traffic management
systems.
i. The City will perform the electrical
inspection and acceptance of traffic
management systems within its juris-
diction. A traffic management system
includes:
(a) Traffic illumination systems;
(b) Traffic signal systems;
(c) Traffic monitoring systems;
(d) The electrical service cabi-
net and all related components
and equipment installed on the
load side of the service cabinet
supplying electrical power to the
traffic management system; and
(e) Signalization system(s)
necessary for the operation of a
light rail system. A traffic man-
agement system can provide sig-
nalization for controlling
vehicular traffic, pedestrian traf-
fic, or rolling stock.
ii. The City recognizes that traffic
signal conductors, pole and bracket
cables, signal displays, traffic signal
controllers/cabinets, and associated
components used in traffic manage-
ment systems are acceptable for the
purpose of meeting the requirements
of Chapter 19.28 RCW provided they
conform with the following standards
or are listed on the Washington State
Department of Transportation (WS-
DOT) qualified products list.
• WSDOT/APWA Standard Speci-
fications and Plans;
• WSDOT Design Manual;
• International Municipal Signal
Association (IMSA);
• National Electrical Manufactur-
ers Association (NEMA);
• Federal Standards 170/Control-
ler Cabinets;
• Manual for Uniform Road,
Bridge, and Municipal Construc-
tion;
• Institute of Transportation Engi-
neers (ITE);
• Manual of Uniform Traffic Control
Devices (MUTCD).
iii. Associated induction detection
loop or similar circuits will be ac-
cepted by the department or City au-
thorized to do electrical inspections
without inspection.
iv. For the licensing requirements of
Chapter 19.28 RCW, jurisdictions will
be considered owners of traffic man-
agement systems when doing elec-
trical work for another jurisdiction(s)
under a valid interlocal agreement,
as permitted by Chapter 39.34 RCW.
Interlocal agreements for traffic man-
agement systems must be filed with
the department or City authorized to
do electrical inspections prior to work
being performed for this provision to
apply.
v. Jurisdictions, with an established
electrical inspection authority, and
WSDOT may perform electrical in-
spection on their rights of way for
each other by interlocal agreement.
They may not perform electrical in-
spection on other rights of way ex-
cept as allowed in Chapters 19.28 or
39.34 RCW.
vi. Underground installations.
4-5-060J
5 - 18.19 (Revised 8/14)
(a) In other than open trench-
ing, raceways will be considered
“fished” according to the NEC
and do not require visual inspec-
tion.
(b) The department or City au-
thorized to do electrical inspec-
tions will conduct inspections in
open trenching within its jurisdic-
tion upon request.
vii. Identification of traffic manage-
ment system components. Local
government jurisdictions or WSDOT
may act as the certifying authority for
the safety evaluation of all compo-
nents.
(a) An electrical service cabinet
must contain only listed compo-
nents. The electrical service cab-
inet enclosure is not required to
be listed but will conform to the
standards in subsection viii be-
low.
(b) The local government juris-
diction must identify, as accept-
able, the controller cabinet or
system component(s) with an
identification plate. The identifi-
cation plate must be located in-
side the cabinet and may be
attached with adhesive.
viii. Conductors of different circuits
in same cable, enclosure, or race-
way. All traffic management system
circuits will be permitted to occupy
the same cable, enclosure, or race-
way without regard to voltage char-
acteristics, provided all conductors
are insulated for the maximum volt-
age of any conductor in the cable,
enclosure, or raceway.
p. 110.11.14 Reinspection for build-
ing permit. The building official may re-
quire a structure or portions of work to be
reinspected. A reinspection fee may be
assessed for each inspection or rein-
spection when such portion of work for
which the inspection was requested is
not complete; or when previous correc-
tions called for are not made; or when the
approved plans and permit are not on site
in a conspicuous or pre-approved loca-
tion; or when the building is not accessi-
ble. In instances where reinspection fees
have been assessed, no additional in-
spection of the work shall be provided by
the City until the required fees are paid.
q. 110.11.15 Other inspections. In ad-
dition to the inspections specified above,
the building official is authorized to make
or require other inspections of any con-
struction work to ascertain compliance
with the provisions of the Construction
Codes, the Construction Administrative
Code, and other laws or ordinances of
the City.
r. 110.11.16 Special inspections. In
addition to the inspections specified
above, the building official is authorized
to make or require special inspections for
any type of work related to the Construc-
tion Codes by an approved agency at no
cost to the jurisdiction.
s. 110.11.17 Building enclosure spe-
cial inspection requirements of RCW
64.55 (otherwise known as Engrossed
House Bill (EHB) 1848). EHB 1848 re-
quires affected multiunit residential build-
ings to provide a building enclosure
inspection performed by a third party, in-
dependent, and qualified inspector
during the course of initial construction
and during rehabilitative construction.
The City does not verify the qualifications
of the inspector or determine whether the
building enclosure inspection is adequate
or appropriate. However, the City is pro-
hibited from issuing a certificate of occu-
pancy for the building until the inspector
prepares a report and submits to the
building department a signed letter certi-
fying that the building enclosure has
been inspected during the course of con-
struction or rehabilitative construction
and that the construction is in substantial
compliance with the building enclosure
design documents.
t. 110.11.18 Final inspection. The final
inspection shall be made after all work re-
quired by the building permit is com-
pleted.
4-5-060K
(Revised 8/14)5 - 18.20
13. 110.12 Flood hazard documentation.
If located in a flood hazard area, documenta-
tion of the elevation of the lowest floor as re-
quired in Section 1612.5 of the IBC shall be
submitted to the building official prior to the fi-
nal inspection.
14. 110.13 Inspection agencies. The
building official is authorized to accept reports
of approved inspection agencies, provided
such agencies satisfy the requirements as to
qualifications and reliability.
15. 110.14 Inspection requests. It shall be
the duty of the permit holder or their duly au-
thorized agent to notify the building official
when work is ready for inspection. It shall be
the duty of the permit holder to provide ac-
cess to and means for inspections of such
work that are required by the Construction
Codes and the Construction Administrative
Code.
16. 110.15 Approval required. Work shall
not be done beyond the point indicated in
each successive inspection without first ob-
taining the approval of the building official.
The building official, upon notification, shall
make the requested inspections and shall ei-
ther indicate the portion of the construction
that is satisfactory as completed, or notify the
permit holder or his or her agent wherein the
same fails to comply with the Construction
Codes or the Construction Administrative
Code. Any portions that do not comply shall
be corrected and such portion shall not be
covered or concealed until authorized or ap-
proved by the building official.
K. SECTION 111 – CERTIFICATE OF
OCCUPANCY:
1. 111.1 Use and occupancy. No building
or structure shall be used or occupied, and no
change in the existing occupancy classifica-
tion of a building or structure or portion
thereof shall be made, until the building offi-
cial has issued a certificate of occupancy as
provided herein. Issuance of a certificate of
occupancy shall not be construed as an ap-
proval of a violation of the provisions of the
Construction Codes, the Construction Admin-
istrative Code, or of other ordinances of the
jurisdiction.
Exceptions:
a. Work exempt from permits per RMC
4-5-060.E.2, 105.2 Work exempt from
permit.
b. For single family dwellings and their
accessory structures, the City issued
building permit inspection record may
serve as the certificate of occupancy
when the final inspection has been ap-
proved by the building official or the build-
ing official’s designee.
2. 111.2 Certificate issued. After the build-
ing official inspects the building or structure
and finds no violations of the provisions of the
Construction Codes, the Construction Admin-
istrative Code, or other laws or ordinances
that are enforced by this jurisdiction, the
building official shall issue a certificate of oc-
cupancy that contains the following:
a. The building permit number;
b. The address of the structure;
c. The name and address of the owner;
d. A description of that portion of the
structure for which the certificate is is-
sued;
e. A statement that the described por-
tion of the structure has been inspected
for compliance with the requirements of
the Construction Codes and the Con-
struction Administrative Code for the oc-
cupancy and division of occupancy and
the use for which the proposed occu-
pancy is classified;
f. The name of the building official;
g. The edition of the code under which
the permit was issued;
h. The use and occupancy;
i. The type of construction;
j. The design occupant load;
k. If an automatic sprinkler system is
provided, whether the sprinkler system is
required; and
4-5-060M
5 - 18.21 (Revised 8/14)
l. Any special stipulations and condi-
tions of the building permit.
3. 111.3 Temporary or phased occu-
pancy. The building official is authorized to is-
sue a temporary or phased certificate of
occupancy before the completion of the entire
work covered by the permit, provided that
such portion or portions shall be occupied
safely. The building official is authorized to re-
quire in addition to the completion of life
safety building components any or all acces-
sibility components. The building official shall
set a time period during which the temporary
or phased certificate of occupancy is valid.
The building official is authorized to require
that a performance bond be posted with the
City in an amount equal to one hundred fifty
percent (150%) of the incomplete work as de-
termined by the design professional. The
bond shall be refundable upon inspection, fi-
nal approval and a request in writing for the
refund. It shall be the duty of the applicant to
request the refund.
4. 111.4 Revocation. The building official is
authorized to, in writing, suspend or revoke a
certificate of occupancy issued under the pro-
visions of the Construction Codes and the
Construction Administrative Code wherever
the certificate is issued in error, or on the ba-
sis of incorrect information supplied, or where
it is determined that the building or structure
or portion thereof is in violation of any ordi-
nance or regulation or any of the provisions of
the Construction Codes or the Construction
Administrative Code.
L. SECTION 112 – SERVICE UTILITIES:
1. 112.1 Connection of service utilities.
No person shall make connections from a util-
ity, source of energy, fuel or power to any
building or system that is regulated by the
Construction Codes or the Construction Ad-
ministrative Code for which a permit is re-
quired, until approved by the building official.
2. 112.2 Temporary connection. The
building official shall have the authority to au-
thorize the temporary connection of the build-
ing or system to the utility source of energy,
fuel or power.
3. 112.3 Authority to disconnect service
utilities. The building official shall have the
authority to authorize disconnection of utility
service to the building, structure or system
regulated by the Construction Codes and the
Construction Administrative Code in case of
emergency where necessary to eliminate an
immediate hazard to life or property, or when
such utility connection has been made with-
out the approval required by RMC 4-5-
060.L.1, 112.1 Connection of service utilities,
or RMC 4-5-060.L.2, 112.2 Temporary con-
nection. The building official shall notify the
serving utility and, wherever possible, the
owner and occupant of the building, structure
or service system of the decision to discon-
nect prior to taking such action. If not notified
by some method prior to disconnecting, the
owner or occupant of the building, structure
or service system shall be notified in writing,
as soon as practical thereafter.
M. SECTION 113 – VIOLATIONS:
1. 113.1 Unlawful acts. It shall be unlawful
for any person, firm or corporation to erect,
construct, alter, extend, repair, move, re-
move, demolish or occupy any building,
structure or equipment regulated by the Con-
struction Codes and the Construction Admin-
istrative Code, or cause same to be done, in
conflict with or in violation of any of the provi-
sions of the Construction Codes or the Con-
struction Administrative Code.
2. 113.2 Stop work order authority.
Whenever the building official finds any work
being performed in a manner either contrary
to the provisions of the Construction Codes,
the Construction Administrative Code, or
other pertinent laws or ordinances imple-
mented through the enforcement of the Con-
struction Codes and the Construction
Administrative Code, the building official is
authorized to issue a stop work order.
3. 113.3 Stop work order issuance. The
stop work order shall be in writing and shall
be given to the owner of the property in-
volved, or to the owner’s agent, or to the per-
son doing the work. Upon issuance of a stop
work order, the cited work shall immediately
cease. The stop work order shall state the
reason for the order, and the conditions under
which the cited work will be permitted to re-
sume.
4-5-060N
(Revised 8/14)5 - 18.22
4. 113.4 Stop work order investigation
fee. The building official is authorized to as-
sess a special investigation fee for the issu-
ance of a stop work order when work has
started without the issuance of a permit. The
special investigation fee shall be equal to
twice the permit fee and in addition to the per-
mit fee.
5. 113.5 Unlawful continuance. Any per-
son who shall continue any work in or about
the structure after having been served with a
stop work order, except such work as that
person is directed to perform to remove a vi-
olation or unsafe condition, shall be subject to
penalties as prescribed by RMC 1-3-2.
6. 113.6 Enforcement. Enforcement of the
Construction Codes and the Construction Ad-
ministrative Code shall be in conformance
with the procedures set forth in RMC 1-3-2.
N. SECTION 114 – NOTICES AND
ORDERS:
1. 114.1 Notice to person responsible.
Whenever the code official determines that
there has been a violation of this code or has
grounds to believe that a violation has oc-
curred, notice shall be given in the manner
prescribed in RMC 4-5-060.G.2, 107.2 Con-
struction documents, as amended and the
applicable provisions of the RMC 1-3-2, Civil
Enforcement of Code.
2. 114.2 Form. Such notice prescribed in
RMC 4-5-060.G.1, 107.1 Submittal docu-
ments, shall be in accordance with RMC 1-3-
2. In addition to the information required by
RMC 1-3-2, the notice and order shall con-
tain:
a. A statement that the building official
has found the building to be dangerous
with a brief and concise description of the
conditions found to render the building
dangerous under the provisions of RMC
4-5-060.H, Section 108 – Temporary
Structures and Uses, of this code.
b. Statements advising that if any re-
quired repair or demolition work (without
vacation being also required) is not com-
menced within the time specified, the
building official:
i. Will order the building vacated
and posted to prevent further occu-
pancy until the work is completed;
and
ii. May proceed to cause to be done
and charge the costs thereof against
the property or its owner.
3. 114.3 Transfer of ownership. It shall be
unlawful for the owner of any dwelling unit or
structure who has received a compliance or-
der or upon whom a notice of violation has
been served to sell, transfer, mortgage, lease
or otherwise dispose of such dwelling unit or
structure to another until the provisions of the
compliance order or notice of violation have
been complied with, or until such owner shall
first furnish the grantee, transferee, mort-
gagee or lessee a true copy of any compli-
ance order or notice of violation issued by the
code official and shall furnish to the code offi-
cial a signed and notarized statement from
the grantee, transferee, mortgagee or lessee,
acknowledging the receipt of such compli-
ance order or notice of violation and fully ac-
cepting the responsibility without condition for
making the corrections or repairs required by
such compliance order or notice of violation.
O. SECTION 115 – UNSAFE
STRUCTURES AND EQUIPMENT:
1. 115.1 General. Structures or existing
equipment that are or hereafter become un-
safe, unsanitary or deficient because of inad-
equate means of egress facilities, inadequate
light and ventilation, or which constitute a fire
hazard, or are otherwise dangerous to hu-
man life or the public welfare, or that involve
illegal or improper occupancy or inadequate
maintenance, shall be deemed an unsafe
condition. Unsafe structures shall be taken
down and removed or made safe, as the
building official deems necessary pursuant to
the provisions of this code. A vacant structure
that is not secured against entry shall be
deemed unsafe.
2. 115.2 Closing of vacant structures. If
the structure is vacant and unfit for human
habitation and occupancy, and is not in dan-
ger of structural collapse, the code official is
authorized to post the structure “Do Not Oc-
cupy” and order the structure to be closed up
so as not to be an attractive nuisance. Upon
4-5-060P
5 - 18.23 (Revised 8/14)
failure of the owner to close up such premises
within the time specified in the order, the code
official shall cause the premises to be closed
and secured through any available public
agency or by contract or arrangement by pri-
vate persons and the cost thereof shall be
charged against the real estate upon which
the structure is located and shall be a lien
upon such real estate and may be collected
by any other legal resource.
3. 115.3 Notice. Whenever the code official
has closed a structure or locked out equip-
ment under the provisions of this section, no-
tice shall be posted in a conspicuous place in,
on or about the structure or equipment af-
fected by such notice and served on the
owner or the person or persons responsible
for the structure or equipment in accordance
with RMC 1-3-2. The notice shall be in the
form prescribed in RMC 4-5-060.G.2, 107.2
Construction documents, as amended. Every
notice to vacate shall be issued, served and
posted as an order to cease activity under
RMC 1-3-2.C.
4. 115.4 Placarding. Upon failure of the
owner or person responsible to comply with
the notice provisions within the time given,
the code official shall post on or at each entry
of the premises a placard indicating that the
building is not fit for occupancy and other in-
formation determined relevant by the building
official.
5. 115.5 Placard removal. The code official
shall remove the placard posted in accor-
dance with the provisions of RMC 4-5-060.H,
Section 108 – Temporary Structures and
Uses, whenever the defect or defects upon
which the action was based have been elimi-
nated. Any person who defaces or removes
the placard without the approval of the code
official shall be subject to the penalties set
forth in RMC 1-3-2.
6. 115.6 Prohibited occupancy. Any occu-
pied structure condemned and placarded by
the code official shall be vacated as ordered
by the code official. Any person who shall oc-
cupy a placarded premises or shall operate
placarded equipment, and any owner or any
person responsible for the premises who
shall let anyone occupy a placarded prem-
ises or operate placarded equipment shall be
liable for the penalties provided by the code.
7. 115.7 Repair, vacation and demolition.
The following standards shall be followed by
the building official (and by the hearing exam-
iner if an appeal is taken) in ordering the re-
pair, vacation or demolition of any dangerous
building or structure:
a. Any building declared a dangerous
building under this code shall be made to
comply with one (1) of the following:
i. The building shall be repaired in
accordance with the current building
code or other current code applicable
to the type of substandard conditions
requiring repair;
ii. The building shall be demolished
at the option of the building owner; or
iii. If the building does not consti-
tute an immediate danger to the life,
limb, property or safety of the public
it may be vacated, secured and
maintained against entry.
b. If the building or structure is in such
condition as to make it immediately dan-
gerous to the life, limb, property or safety
of the public or its occupants, it shall be
ordered to be vacated.
P. SECTION 116 – EMERGENCY
MEASURES:
1. 116.1 Imminent danger. When, in the
opinion of the code official, there is imminent
danger of failure or collapse of a building or
structure which endangers life, or when any
structure or part of a structure has fallen and
life is endangered by the occupation of the
structure, or when there is actual or potential
danger to the building occupants or those in
the proximity of any structure because of ex-
plosives, explosive fumes or vapors or the
presence of toxic fumes, gases or materials,
or operation of defective or dangerous equip-
ment, the code official is hereby authorized
and empowered to order and require the oc-
cupants to vacate the premises forthwith. The
code official shall cause to be posted at each
entrance to such structure a notice reading as
follows: “This Structure Is Unsafe and Its Oc-
cupancy Has Been Prohibited by the Code
Official.” It shall be unlawful for any person to
enter such structure except for the purpose of
4-5-060Q
(Revised 8/14)5 - 18.24
securing the structure, making the required
repairs, removing the hazardous condition or
of demolishing the same.
2. 116.2 Temporary safeguards. Notwith-
standing other provisions of this code, when-
ever, in the opinion of the code official, there
is imminent danger due to an unsafe condi-
tion, the code official shall order the neces-
sary work to be done, including the boarding
up of openings, to render such structure tem-
porarily safe whether or not the legal proce-
dure herein described has been instituted;
and shall cause such other action to be taken
as the code official deems necessary to meet
such emergency.
3. 116.3 Closing streets. When necessary
for public safety, the code official shall tempo-
rarily close structures and close, or order the
authority having jurisdiction to close, side-
walks, streets, public ways and places adja-
cent to unsafe structures, and prohibit the
same from being utilized.
4. 116.4 Emergency repairs. For the pur-
poses of this section, the code official shall
employ the necessary labor and materials to
perform the required work as expeditiously as
possible.
5. 116.5 Costs of emergency repairs.
Costs incurred in the performance of emer-
gency work shall be paid by the jurisdiction.
The legal counsel of the jurisdiction shall in-
stitute appropriate action against the owner
of the premises where the unsafe structure is
or was located for the recovery of such costs.
6. 116.6 Hearing. Any person ordered to
take emergency measures shall comply with
such order forthwith. Any affected person
shall thereafter, upon petition directed to the
Community and Economic Development Ad-
ministrator or designee, be afforded a hearing
as described in RMC 4-5-060.R, Section 118
- Appeals.
Q. SECTION 117 – DEMOLITION:
1. 117.1 General. The code official shall or-
der the owner of any premises upon which is
located any structure, which in the code offi-
cial’s judgment is so old, dilapidated or has
become so out of repair as to be dangerous,
unsafe, insanitary or otherwise unfit for hu-
man habitation or occupancy, and such that it
is unreasonable to repair the structure, to de-
molish and remove such structure; or if such
structure is capable of being made safe by re-
pairs, to repair and make safe and sanitary or
to demolish and remove at the owner’s op-
tion; or where there has been a cessation of
normal construction of any structure for a pe-
riod of more than two (2) years, to demolish
and remove such structure.
2. 117.2 Notices and orders. All notices
and orders shall comply with RMC 4-5-060.N,
Section 114 – Notices and Orders.
3. 117.3 Failure to comply. If the owner of
a premises fails to comply with a demolition
order within the time prescribed, the code of-
ficial shall cause the structure to be demol-
ished and removed, either through an
available public agency or by contract or ar-
rangement with private persons, and the cost
of such demolition and removal shall be
charged against the real estate upon which
the structure is located and shall be a lien
upon such real estate.
4. 117.4 Salvage materials. When any
structure has been ordered demolished and
removed, the governing body or other desig-
nated officer under said contract or arrange-
ment aforesaid shall have the right to sell the
salvage and valuable materials at the highest
price obtainable. The net proceeds of such
sale, after deducting the expenses of such
demolition and removal, shall be promptly re-
mitted with a report of such sale or transac-
tion, including the items of expense and the
amounts deducted, for the person who is en-
titled thereto, subject to any order of a court.
If such a surplus does not remain to be turned
over, the report shall so state.
R. SECTION 118 – APPEALS:
1. 118.1 General – building codes. Ap-
peals of orders, decisions and determinations
of the building official that do not constitute
enforcement actions shall be heard and de-
cided by the Community and Economic De-
velopment Administrator or designee
pursuant to the provisions of RMC 4-8-110.
To the extent the building codes adopted by
reference in this title refer to a “board of ap-
peals” or a “building board of appeals,” those
references shall be deemed to refer to the
4-5-070C
5 - 18.25 (Revised 8/14)
Community and Economic Development Ad-
ministrator or designee.
2. 118.2 General – fire codes. Appeals of
orders, decisions and determinations of the
fire code official that do not constitute en-
forcement actions shall be heard and decided
by the Fire and Emergency Services Chief or
designee pursuant to the provisions of RMC
4-8-110. To the extent the fire codes adopted
by reference in this title refer to a “board of
appeals” or a “building board of appeals,”
those references shall be deemed to refer to
the Fire and Emergency Services Chief or
designee.
3. 118.3 Limitations on authority. An ap-
plication for appeal shall be based on a claim
that the true intent of the Construction Codes
or the rules legally adopted thereunder have
been incorrectly interpreted, the provisions of
the Construction Codes do not fully apply, or
an equally good or better form of construction
is proposed. The building board of appeals
shall have no authority relative to interpreta-
tion of the administrative provisions of the
Construction Codes nor shall the board be
empowered to waive requirements of the
Construction Codes which are the codes, ap-
pendices and referenced code standards ad-
opted by the jurisdiction. (Ord. 5711,
4-14-2014)
4-5-070 INTERNATIONAL FIRE
CODE AND FIRE PREVENTION
REGULATIONS:
A. PURPOSE:
The following provisions and regulations are ad-
opted as part of the City’s fire prevention program
to abate existing fire hazards, to investigate the
cause, origin and circumstances of fires, to in-
spect potential fire hazards, to control the means
and adequacy of the construction and safety of
buildings in case of fires, within commercial, busi-
ness, industrial or manufacturing areas and all
other places in which numbers of persons work,
meet, live or congregate, as hereinafter more par-
ticularly set forth. (Ord. 2434, 9-23-1968; Amd.
Ord. 5086, 6-21-2004)
B. ADOPTION OF FIRE CODE AND
STANDARDS:
The City does hereby adopt the 2012 Interna-
tional Fire Code and Appendices B and H pub-
lished by the International Code Council, by
reference as provided by State law, with the
amendments, additions, deletions or exceptions
as noted herein. (Ord. 4547, 7-24-1995; Amd.
Ord. 4769, 3-8-1999; Ord. 5086, 6-21-2004; Ord.
5404, 7-21-2008; Ord. 5556, 10-11-2010; Ord.
5712, 4-14-2014)
C. AMENDMENTS, ADDITIONS, AND
DELETIONS TO THE FIRE CODE:
1. Subsection 101.1, Title, of the Interna-
tional Fire Code, 2012 Edition, is hereby
amended to read as follows:
101.1 Title. These regulations shall be
known as the Fire Code of the City of
Renton, hereinafter referred to as “this
code.” Any references to “this jurisdic-
tion” shall be references to the City of
Renton, Washington.
2. Subsection 101.2, Scope, of the Inter-
national Fire Code, 2012 Edition, is hereby
amended by adding a new subsection 6, to
read as follows:
6. Matters related to preparedness for
natural or manmade disasters.
3. Subsection 102.7, Referenced codes
and standards, of the International Fire
Code, 2012 Edition, is hereby amended to
read as follows:
102.7 Referenced codes and stan-
dards. The codes and standards refer-
enced in this code shall be those that are
listed in Chapter 80, except the phrase
“Electrical Code adopted by the City of
Renton” shall be substituted for all refer-
ences to the NFPA 70-11 National Electri-
cal Code. Such codes and standards
shall be considered part of the require-
ments of this code to the prescribed ex-
tent of each such reference as
determined or modified by the Fire Code
Official. In the event the referenced
codes are inconsistent with this code, this
code shall apply.
4-5-070C
(Revised 8/14)5 - 18.26
4. Subsection 103.1, General, of the Inter-
national Fire Code, 2012 Edition, is hereby
amended to read as follows:
103.1 General. All references in this
code to the “department of fire prevention
within the jurisdiction” shall be synony-
mous with the Fire and Emergency Ser-
vices Department under the direction of
the Fire Code Official. The function of the
department shall be the implementation,
administration and enforcement of the
provisions of this code.
5. Subsection 103.3, Deputies, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended by changing the title to “Fire Mar-
shal/Deputy(ies)/Assistant(s),” and to read as
follows:
103.3 Fire Marshal/Deputy(ies)/Assis-
tant(s). In accordance with prescribed
procedures of this jurisdiction, the Fire
Code Official shall have the authority to
appoint a Fire Marshal, Deputy Fire Mar-
shal(s) and/or Assistant Fire Marshal(s),
other related technical officers, inspec-
tors and other employees.
6. Section 103.4.1, Legal defense, of the
International Fire Code, 2012 Edition, is
hereby amended to read as follows:
103.4.1 Legal defense. The administra-
tive authority or any employee perform-
ing duties in connection with the
enforcement of this code and acting in
good faith and without malice in the per-
formance of such duties shall be relieved
from any personal liability for any dam-
age to persons or property as a result of
any act or omission in the discharge of
such duties, and in the event of claims
and/or litigation arising from such act or
omission, the City Attorney shall, at the
request of and on behalf of said adminis-
trative authority or employee, investigate
and defend such claims and/or litigation
and if the claim be deemed by the City At-
torney a proper one or if judgment be ren-
dered against such administrative
authority or employee, said claim or judg-
ment shall be paid by the City.
7. Subsection 104.1, General, of the Inter-
national Fire Code, 2012 Edition, is hereby
amended by adding new subsections, to read
as follows:
104.1.1 Discretionary authority. The
Fire Chief/Emergency Services Adminis-
trator, Fire Marshal, Deputy and/or Assis-
tant Fire Marshal(s) and Inspectors
assigned to the Community Risk Reduc-
tion section shall have the authority and
discretion to enforce this code.
104.1.2 Ministerial authority. Members
of the Fire and Emergency Services De-
partment who are not assigned to the
Community Risk Reduction section of the
department shall exercise authority as
designated by the Fire Chief/Emergency
Services Administrator in department
policy or as described in this code.
8. Subsection 104.10.1, Assistance from
other agencies, of the International Fire
Code, 2012 Edition, is hereby amended to
read as follows:
104.10.1 Assistance from other agen-
cies. Police and other enforcement
agencies shall have authority to render
necessary assistance in the investigation
of fires or the enforcement of this code as
requested by the Fire Code Official, or
his/her designee.
9. Subsection 104.11.2, Obstructing op-
erations, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
104.11.2 Obstructing operations. No
person shall obstruct the operations of
the Fire and Emergency Services De-
partment in connection with extinguish-
ment, control, or investigation of any fire
or actions relative to other emergencies,
or disobey any lawful command of the fire
chief or officer of the Fire and Emergency
Services Department in charge of the
emergency, or any part thereof, or any
lawful order of a police officer assisting
the Fire and Emergency Services De-
partment.
10. Subsection 105.1.1, Permits re-
quired, of the International Fire Code, 2012
Edition, is hereby amended by adding a new
subsection, to read as follows:
4-5-070C
5 - 18.27 (Revised 8/14)
105.1.1.1 Operational permit fees. The
fee for permits issued in accordance with
Subsection 105.6 of the International Fire
Code and permits issued for under-
ground tank removal shall be as stipu-
lated in the City of Renton Fee Schedule
Brochure. Fees for tank storage shall be
assessed for each individual tank.
Exception: Permit fees for Class IIIB liq-
uid storage shall be assessed for each
tank up to a total of five tanks, and no ad-
ditional fee shall be charged for the sixth
through the tenth tank. The eleventh tank
and each subsequent tank of Class IIIB
liquids shall be assessed per tank.
The permits shall expire one (1) year af-
ter date of issuance or as otherwise
noted on the permit. The permit fee shall
be payable at or before the time of issu-
ance or renewal of the permit. In the
event of failure to remit payment for an
operational permit within thirty (30) days
after receipt of application or renewal no-
tice, the fee for the permit shall be double
the amount of the above-stated fee.
11. Subsection 105.3.2, Extensions, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
105.3.2 Extensions. A permittee holding
an unexpired permit shall have the right
to apply for an extension of the time
within which the permittee will commence
work under that permit when work is un-
able to be commenced within the time re-
quired by this section for good and
satisfactory reasons. The Fire Code Offi-
cial is authorized to grant, in writing, one
(1) or more extensions of the time period
of a permit for periods of not more than
one hundred eighty (180) days each.
Such extensions shall be requested by
the permit holder in writing and justifiable
cause demonstrated.
12. Subsection 105.4.1, Submittals, of
the International Fire Code, 2012 Edition, is
hereby amended by adding new subsections,
to read as follows:
105.4.1.2 Construction plan review.
Plans shall be submitted for review and
approval prior to issuing a permit for work
set forth in Subsections 105.7.1 through
105.7.16.
105.4.1.3 Plan review and construc-
tion fees. Construction plans required to
be reviewed by this Chapter and the In-
ternational Fire Code shall be charged in
accordance with the City of Renton Fee
Schedule Brochure.
13. Subsection 105.6.16, Flammable and
combustible liquids, of the International
Fire Code, 2012 Edition, is hereby amended
to read as follows:
105.6.16 Flammable and combustible
liquids. An operational permit is re-
quired:
1. To use or operate a pipeline for
the transportation within facilities of
flammable or combustible liquids.
This requirement shall not apply to
the off-site transportation in pipelines
regulated by the Department of
Transportation (DOT) nor does it ap-
ply to piping systems.
2. To store, handle or use Class I
liquids in excess of 5 gallons (19L) in
a building or in excess of ten (10) gal-
lons (37.9L) outside of a building, ex-
cept that a permit is not required for
the following:
2.1. The storage or use of
Class I liquids in the fuel tank of
a motor vehicle, aircraft, motor-
boat, mobile power plant or mo-
bile heating plant unless such
storage, in the opinion of the Fire
Code Official, would cause an
unsafe condition.
2.2 The storage or use of
paints, oils, varnishes or similar
flammable mixtures when such
liquids are stored for mainte-
nance, painting or similar pur-
poses for a period of not more
than thirty (30) days.
3. To store, handle or use Class II
or Class IIIA liquids in excess of
twenty-five (25) gallons (95L) in a
building or in excess of sixty (60) gal-
4-5-070C
(Revised 8/14)5 - 18.28
lons (227L) outside a building, except
for fuel oil used in connection with oil-
burning equipment in single-family
and duplex dwellings.
4. To store, handle or use Class IIIB
liquids in tanks or portable tanks for
fueling motor vehicles at motor fuel-
dispensing facilities or where con-
nected to fuel-burning equipment.
Exception: Fuel oil and used motor
oil used for space heating or water
heating in single-family or duplex
dwellings.
5. To remove Class I or II liquids
from an underground storage tank
used for fueling motor vehicles by
any means other than the approved,
stationary on-site pumps normally
used for dispensing purposes.
6. To operate tank vehicles, equip-
ment, tanks, plants, terminals, wells,
fuel-dispensing stations, refineries,
distilleries and similar facilities where
flammable and Class II, IIIA or IIIB
combustible liquids are produced,
processed, transported, stored, dis-
pensed or used.
7. To place temporarily out of ser-
vice (for more than ninety (90) days)
an underground, protected above-
ground or above-ground flammable
or combustible liquid tank.
8. To change the type of contents
stored in a flammable or combustible
liquid tank to a material that poses a
greater hazard than that for which the
tank was designed and constructed.
9. To manufacture, process, blend
or refine flammable or combustible
liquids.
10. To engage in the dispensing of
liquid fuels into the fuel tanks of mo-
tor vehicles at commercial, industrial,
governmental or manufacturing es-
tablishments.
11. To utilize a site for the dispens-
ing of liquid fuels from tank vehicles
into the fuel tanks of motor vehicles,
marine craft and other special equip-
ment at commercial, industrial, gov-
ernmental or manufacturing
establishments.
14. Subsection 105.6.23, Hot work oper-
ations, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
105.6.23 Hot works operations. An op-
erational permit is required for hot work
including, but not limited to:
1. Public exhibitions and demon-
strations where hot work is con-
ducted.
2. Use of portable hot work equip-
ment inside a structure.
Exception deleted.
3. Fixed-site hot work equipment
such as welding booths.
4. Hot work conducted within a
wildfire risk area.
5. Application of roof coverings with
the use of an open-flame device.
6. When approved, the Fire Code
Official shall issue a permit to carry
out a hot work program. This pro-
gram allows approved personnel to
regulate their facility’s hot work oper-
ations. The approved personnel shall
be trained in the fire safety aspects
denoted in this Chapter and shall be
responsible for issuing permits re-
quiring compliance with the require-
ments found in Chapter 35. These
permits shall be issued only to their
employees or hot work operations
under their supervision.
15. Subsection 105.6.34, Places of As-
sembly, of the International Fire Code, 2012
Edition, is hereby amended by adding a new
subsection, to read as follows:
105.6.34.1 Temporary place of assem-
bly/special event permit. An opera-
tional permit is required for any special
4-5-070C
5 - 18.29 (Revised 8/14)
event where three hundred (300) or more
people will congregate, either outdoors or
indoors, in other than a Group A Occu-
pancy.
16. Subsection 105.7.9, Hazardous mate-
rials, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
105.7.9 Hazardous materials. A con-
struction permit is required to install, re-
pair damage to, abandon, remove, place
temporarily out of service, or close or
substantially modify a storage facility,
tank, or other area regulated by Chapter
50 when the hazardous materials in use
or storage exceed the amounts listed in
Table 105.6.20.
Exceptions:
1. Routine maintenance.
2. For emergency repair work per-
formed on an emergency basis, applica-
tion for permit shall be made within two
(2) working days of commencement of
work.
17. Subsection 107.1, Maintenance of
safeguards, of the International Fire Code,
2012 Edition, is hereby amended by adding a
new subsection, to read as follows:
107.1.1 Malfunctioning alarm fee.
Whenever an alarm system is activated
due to a malfunction and the Fire and
Emergency Services Department is dis-
patched, a report of the false alarm will be
recorded for the building or area affected.
For the first, second and third false alarm
within a calendar year, no fee will be as-
sessed. For every false alarm caused by
a malfunction of the alarm beyond the
third false alarm a fee will be assessed as
per the City of Renton Fee Schedule Bro-
chure.
18. Subsection 108.1, Board of appeals
established, of the International Fire Code,
2012 Edition, is hereby amended by chang-
ing the title to “Hearing Examiner,” and
amended to read as follows:
108.1 Hearing Examiner. In order to
hear and decide appeals of orders, deci-
sions or determinations made by the Fire
Code Official relative to the application
and interpretation of this code, the Hear-
ing Examiner process established by the
City of Renton shall have authority.
19. Subsection 108.3, Qualifications, of
the International Fire Code, 2012 Edition, is
hereby deleted.
20. Subsection 109.3, Notice of violation,
of the International Fire Code, 2012 Edition,
is hereby amended to read as follows:
109.3 Notice of violation. When the Fire
Code Official finds a building, premises,
vehicle, storage facility or outdoor area
that is in violation of this code, the Fire
Code Official is authorized to prepare a
written notice of violation describing the
conditions deemed unsafe and, when
compliance is not immediate, specifying
a time for reinspection.
21. Subsection 109.3.1, Service, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended by adding new subsections, to read
as follows:
109.3.1.1 Reinspection. Whenever the
Fire and Emergency Services Depart-
ment has given notification of a violation
that required a reinspection and thirty
(30) days have expired with such condi-
tion or violation still in existence, a “Sub-
sequent Reinspection” will be required.
109.3.1.2 Reinspection Fee. Any Sub-
sequent Reinspection, after the original
thirty (30) days period of time, shall re-
quire the payment of a reinspection fee
as specified in the City of Renton Fee
Schedule Brochure, to be assessed
against the person owning, operating or
occupying the building or premises
wherein the violation exists. This rein-
spection fee must be paid within ten (10)
days of the notice for the reinspection.
However, any building owner, operator or
occupant, upon a reasonable request to
the Fire Code Official, may obtain an ex-
tension of said thirty (30) day period for a
reasonable period to be established by
the Fire Code Official to allow such time
4-5-070C
(Revised 8/14)5 - 18.30
for compliance. The request for an exten-
sion must be received by the Fire and
Emergency Services Department prior to
the expiration of the original reinspection
date.
22. Subsection 109.3.2, Compliance with
orders and notices, of the International Fire
Code, 2012 Edition, is hereby amended by
adding a new subsection, to read as follows:
109.3.2.1 Notice and Responsibility.
Whenever the infraction, condition or vio-
lation involves the structural integrity of
the building, then the notice of the infrac-
tion, condition or violation shall be sent to
both the building owner and its occupant
or occupants. Should compliance with
the fire code so as to remedy the infrac-
tion, condition or violation require addi-
tions or changes to the building or
premises, which would be part of the
structure or the fixtures to the realty, then
the responsibility to remedy the infrac-
tion, condition, or violation shall be upon
the owner of the building unless the
owner and occupant shall otherwise
agree between themselves and so notify
the City. Should the occupant not remedy
the infraction, condition, or violation, then
the City shall have the right to demand
such remedy from the owner of the prem-
ises.
23. Subsection 109.4, Violation Penal-
ties, of the International Fire Code, 2012 Edi-
tion, is hereby amended to read as follows:
109.4 Violation Penalties. Persons who
shall violate a provision of this code or
shall fail to comply with any of the re-
quirements thereof or who shall erect, in-
stall, alter, repair or do work in violation of
the approved construction documents or
directive of the Fire Code Official, or of a
permit or certificate used under provi-
sions of this code, shall be guilty of a mis-
demeanor and subject to the penalties in
RMC 1-3-1, except as provided in RMC
4-5-070.C.43 and 100. Each day that a
violation continues after due notice has
been served shall be deemed a separate
offense.
24. Subsection 111.4, Failure to comply,
of the International Fire Code, 2012 Edition,
is hereby amended to read as follows:
111.4 Failure to comply. Any person
who shall continue any work after having
been served with a stop work order, ex-
cept such work as that person is directed
to perform to remove a violation or un-
safe condition, shall be guilty of a misde-
meanor, subject to RMC 1-3-1.
25. Section 202, General Definitions, of
the International Fire Code, 2012 Edition, is
hereby amended by changing the definitions
of “Fire Chief” and “Fire Code Official” to read
as follows:
FIRE CHIEF/EMERGENCY SERVICES
ADMINISTRATOR. The administrator
charged with the overall direction and
oversight of the City of Renton’s emer-
gency services including community risk
reduction, fire/rescue services, emer-
gency medical services and emergency
management, and shall include all refer-
ences in this code to the “fire chief.”
FIRE CODE OFFICIAL. The Fire Chief/
Emergency Services Administrator, who
shall be the chief law enforcement officer
with respect to this code.
26. Section 202, General Definitions, of
the International Fire Code, 2012 Edition, is
hereby amended by adding the following defi-
nitions:
AUTOMATED EXTERNAL DEFIBRIL-
LATOR (AED). An automated external
defibrillator (AED) is a portable automatic
device used to restore normal heart
rhythm to patients in cardiac arrest.
SHALL. The word “shall” is defined to
have the following meaning:
a. With respect to the functions and
powers of the Fire Code Official, any
agents and employees of the City of
Renton, and any Board authorized
hereunder, a direction and authoriza-
tion to act in the exercise of sound
discretion and in good faith; and
4-5-070C
5 - 18.31 (Revised 8/14)
b. With respect to the obligations
upon owners, occupants of the prem-
ises and their agents, there is a man-
datory requirement to act in
compliance with this code at the risk
of civil and criminal liability upon fail-
ure to so act.
SKY LANTERN. Miniature, unmanned
air balloon that relies on an open flame as
a heat source to heat the air inside the
lantern with the intention of causing it to
lift into the atmosphere. Typically made of
rice paper, and has a fuel cell in the open-
ing.
SPECIAL EVENT. For the purposes of
this code, events that have large occu-
pant loads or create a potential hazard to
the participants or the community shall be
defined as a “special event” including:
a. Any event that occurs in a per-
mitted place of assembly that intro-
duces a hazard regulated by this
code and not approved at the time of
the issuance of the Place of Assem-
bly Permit.
b. Any event with an occupant load
that exceeds three hundred (300) in
a location that does not have a Place
of Assembly Permit.
c. All temporary places of assem-
bly.
TEMPORARY PLACE OF ASSEMBLY.
An occupancy not classified as “Assem-
bly Group A” that is used for activities
normally restricted to assembly occupan-
cies and limited to a period of less than
thirty (30) calendar days of assembly
use.
27. Subsection 307.1, General, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended to read as follows:
307.1 General. Open burning is hereby
prohibited in conformance with the Puget
Sound Clean Air Agency and the Depart-
ment of Ecology regulations.
28. Subsection 307.2, Permit required, of
the International Fire Code, 2012 Edition, is
hereby deleted.
29. Section 308, Open Flames, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended to add a new subsection 308.5, Sky
Lanterns, to read as follows:
308.5 Sky Lanterns. The lighting and/or
release of sky lanterns or like materials
shall be prohibited in the City of Renton.
30. Subsection 314.4, Vehicles, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended to read as follows:
314.4 Vehicles. Liquid or gas-fueled ve-
hicles, fueled equipment, boats or other
motor craft shall not be located indoors
except as follows:
1. Batteries are disconnected.
2. Fuel in fuel tanks does not ex-
ceed one-quarter (1/4) tank or five (5)
gallons (19 L) (whichever is least).
3. Fuel tanks and fill openings are
closed and sealed to prevent tamper-
ing.
4. Vehicles, boats, other motor craft
equipment, and fueled equipment
are not fueled or defueled within the
building.
31. Subsection 401.3, Emergency re-
sponder notification, of the International
Fire Code, 2012 Edition, is hereby amended
by changing the title to “Emergency services
notification,” and to read as follows:
401.3 Emergency services notifica-
tion. In the event an unwanted fire, med-
ical emergency, or hazardous material
release occurs on a property, the owner
or occupant shall immediately report
such condition to the Fire and Emer-
gency Services Department. Building
employees and tenants shall implement
the appropriate emergency plans and
procedures. No person shall, by verbal or
written directive, require any delay in the
reporting of a fire, medical emergency, or
4-5-070C
(Revised 8/14)5 - 18.32
hazardous material release to the Fire
and Emergency Services Department.
401.3.1 Making false report. It shall
be unlawful for a person to give, sig-
nal, or transmit a false alarm.
401.3.2 Alarm activations. Upon
activation of a fire alarm signal, em-
ployees or staff shall immediately no-
tify the Fire and Emergency Services
Department.
401.3.3 Emergency evacuation
drills. Nothing in this section shall
prohibit the sounding of a fire alarm
signal or the carrying out of an emer-
gency evacuation drill in accordance
with the provisions of Section 405.
32. Subsection 408.2, Group A occupan-
cies, of the International Fire Code, 2012 Edi-
tion, is hereby amended by adding new
subsections to read as follows:
408.2.3 Automated External Defibrilla-
tors (AED). Group A-1 through A-5 occu-
pancies and special events, with an
occupancy load or event of three hun-
dred (300) or more persons, shall have
available and maintain an AED on the
premises.
408.2.3.1 Placement. The location
of the AEDs shall be as determined
by the Fire Code Official with a one
way travel distance not to exceed six
hundred (600) feet.
408.2.3.2 Notification. The Fire and
Emergency Services Department
shall be notified in writing of the in-
stallation and location of an AED on
the premises.
408.2.3.3 AED Maintenance. AEDs
shall be maintained as per the manu-
facturer’s requirements.
408.2.3.4 Automated External De-
fibrillator (AED) Training. Where
AEDs are required by this code, em-
ployees shall be trained in the use of
and be familiar with the locations of
the AEDs.
33. Subsection 408.5, Group I-1 occu-
pancies, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
408.5 Group I-1 occupancies. Group I-
1 occupancies shall comply with the re-
quirements of Subsections 408.5.1
through 408.5.5, Sections 401 through
406 and Subsections 408.12 through
408.12.8.
34. Subsection 408.6, Group I-2 occu-
pancies, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
408.6 Group I-2 occupancies. Group I-
2 occupancies shall comply with the re-
quirements of Subsections 408.6.1
through 408.6.2, Sections 401 through
406 and Subsections 408.12 through
408.12.8. Drills are not required to com-
ply with the time requirements of Subsec-
tion 405.4.
35. Subsection 408.7, Group I-3 occu-
pancies, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
408.7 Group I-3 occupancies. Group I-
3 occupancies shall comply with the re-
quirements of Subsections 408.7.1
through 408.7.4, Sections 401 through
406 and Subsections 408.12 through
408.12.8.
36. Section 408, Use and Occupancy-Re-
lated Requirements, of the International Fire
Code, 2012 Edition, is hereby amended by
adding a new subsection to read as follows:
408.12 Boarding homes and residen-
tial care facilities (I-1, I-2, I-3, R-2 and
R-4 occupancies). Facilities classified
as nursing homes by Washington State
Administrative Code subsection 388-97-
0001 shall comply with Subsections
408.12.1 through 408.12.8. Facilities
classified as boarding homes by Wash-
ington State Administrative Code subsec-
tion 388-78A-2020 shall comply with
Subsections 408.12.1 through 408.12.5
for those residents who are unable to
care for themselves because of special
4-5-070C
5 - 18.33 (Revised 8/14)
needs due to health or age. Boarding
homes shall comply with Subsections
408.12.6 through 408.12.8 regardless of
the capabilities of their residents. R-2 and
R-4 occupancies that do not fall under the
State definition of boarding homes
(Washington Administrative Code sub-
section 388-78A-2020) are exempt from
requirements under Subsection 408.12.
408.12.1 Receiving facilities. The
fire safety, emergency and evacua-
tion plans must include memoranda
of understanding (MOU) with appro-
priate facilities that can receive resi-
dents with special needs if the host
facility must be evacuated.
408.12.2 Transportation agree-
ments. The fire safety, emergency
and evacuation plans must include
memoranda of understanding (MOU)
with transportation companies or ser-
vices to provide sufficient transporta-
tion resources for residents with
special needs and their attending
staff in the event of an evacuation.
408.12.3 Residential tracking. The
fire safety, emergency and evacua-
tion plans must include provisions for
tracking residents with special needs
in the event of an evacuation. The fa-
cility must be able to account for
each resident’s method of transpor-
tation and destination including resi-
dents who are picked up by non-staff
members, even if a transfer of care
occurs after the resident’s arrival at a
secondary facility.
408.12.4 Medications and medical
equipment. The fire safety, emer-
gency and evacuation plan must in-
clude provisions for transporting
medications and essential medical
equipment for residents to the receiv-
ing location in the event of an evacu-
ation.
408.12.5 Access to patient medical
records. Staff must have access to
patient medical records and informa-
tion in the event of a disaster or
emergency. It is the responsibility of
the facility operators to arrange for
secure records storage to access vi-
tal medical records even if residents
or patients have been evacuated to a
secondary facility.
408.12.6 Emergency communica-
tions. The facility must maintain the
ability to receive emergency warn-
ings and public information mes-
sages even during a power outage. A
NOAA weather radio along with a
battery operated AM/FM radio pro-
vides sufficient warning and informa-
tion capability to meet this
requirement. The facility must have
an emergency communications plan
to communicate with off-site staff to
inform them of the facility’s status,
evacuations, or a need for increased
staffing levels if normal modes of
communication are not operational.
The emergency communications
plan will also address communica-
tion with the families of residents re-
garding residents’ status, location
and safety when the resident is un-
able to carry out communications on
their own.
408.12.7 Environment. The facility
must have a plan and readily acces-
sible provisions to maintain a safe
temperature environment and ade-
quate ventilation for residents in the
event of a utility or equipment out-
age. The facility must also provide
non-flame sources of lighting suffi-
cient to keep residents safe when
moving around the facility. Candles
or other flame sources of heat and
light are not approved due to the in-
creased risk of fire.
408.12.8 Supplies. The facility must
have a minimum of a three (3) day
supply of non-perishable food, water,
medical, hygiene, sanitation and
other supplies necessary to provide
a safe environment and sustain the
life, health, and comfort of the resi-
dents and the staff that care for them.
All supplies must fit the dietary and
medical needs of residents and staff.
The supplies should also be trans-
ported to the receiving facility during
an evacuation if the availability of the
4-5-070C
(Revised 8/14)5 - 18.34
necessary supplies cannot be guar-
anteed at the secondary location.
Exception: If there is backup power for
refrigeration, the three (3) days’ supply of
food may be stored in any form.
37. Subsection 503.1, Where required, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
503.1 Where required. Fire apparatus
access roads shall be provided and
maintained in accordance with Subsec-
tions 503.1.1 through 503.2.
38. Subsection 503.1.2, Additional ac-
cess, of the International Fire Code, 2012
Edition, is hereby amended to add a new sub-
section, to read as follows:
503.1.2.1 Two means of access. Two
(2) means of approved access shall be
required when a complex of three (3) or
more buildings is located more than two
hundred feet (200') from a public road.
(RMC 4-6-060.H.5)
39. Subsection 503.2, Specifications, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
503.2 Specifications. Fire apparatus ac-
cess roads shall be installed and ar-
ranged in accordance with RMC 4-4-080
and 4-6-060.
40. Subsection 503.4, Obstruction of fire
apparatus access roads, of the Interna-
tional Fire Code, 2012 Edition, is hereby
amended by adding a new subsection, to
read as follows:
503.4.1 Enforcement. The Fire and
Emergency Services Department may is-
sue non-traffic citations to vehicles
parked in a fire lane or blocking a fire hy-
drant in accordance with the Bail Sched-
ule established by Renton Municipal
Court. The application of the above pen-
alty shall not be held to prevent the en-
forced removal of prohibited conditions.
41. Subsection 505.1, Address numbers,
of the International Fire Code, 2012 Edition,
is hereby amended by adding new subsec-
tions, to read as follows:
505.1.1 Identification size. In order that
the address identification is plainly visi-
ble, the following minimum sizes, figures
or numbers, in block style in contrasting
color shall be used in accordance with
the following:
1. Single-family residential houses
– four inches (4").
2. Multi-family residential, commer-
cial, or small business: fifty feet (50')
or less setback – six inches (6");
more than fifty feet (50') setback –
ten inches (10").
3. Large commercial or industrial
areas: one hundred feet (100') or
less setback – eighteen inches (18");
more than one hundred feet (100')
setback – twenty-four inches (24").
505.1.2 Rear Door Marking. When vehi-
cle access is provided to the rear of com-
mercial, industrial and warehouse
buildings, the rear doors servicing indi-
vidual businesses shall be marked to in-
dicate address and/or unit identification
with letters or numbers at least four
inches (4") high.
505.1.3 Suite numbers. Buildings con-
sisting of separate suites with the same
building address shall have their suite
number marked so that the suite is read-
ily identifiable and the numbers or letters
sized as per Subsection 505.1.1.
Exception: Suites located on an in-
terior hall or corridor shall have letter-
ing at least one inch (1") high.
42. Subsection 507.5.1, Where required,
of the International Fire Code, 2012 Edition,
is hereby amended to read as follows:
507.5.1 Where required. Where a por-
tion of the facility or building hereafter
constructed or moved into or within the
jurisdiction is more than one hundred fifty
feet (150') from a hydrant on a fire appa-
ratus access road, as measured by an
approved route around the exterior of the
4-5-070C
5 - 18.35 (Revised 8/14)
facility or building, on-site fire hydrants
and mains shall be provided where re-
quired by the Fire Code Official.
Exceptions:
1. For Group R-3 and Group U oc-
cupancies, the distance requirement
shall be three hundred feet (300').
2. Deleted.
43. Section 510, Emergency Responder
Radio Coverage, of the International Fire
Code, 2012 Edition, is hereby amended to
read as follows:
510.1 Purpose. The purpose of this sec-
tion is to provide minimum standards to
ensure a reasonable degree of reliability
for emergency services communications
from within certain buildings and struc-
tures within the City to and from emer-
gency communications centers. It is the
responsibility of the emergency service
provider to get the signal to and from the
building site.
510.2 Applicability. This section applies
to new construction permits issued after
the effective date of this section. A Certif-
icate of Occupancy shall not be issued to
any structure if the building fails to com-
ply with this section.
510.3 Building radio coverage. Except
as otherwise provided, no person shall
maintain, own, erect, or construct any
building or structure or any part thereof,
or cause the same to be done which fails
to support adequate radio coverage for
City emergency services workers, includ-
ing but not limited to firefighters and po-
lice officers. For purposes of this section,
adequate radio coverage shall mean that
the in-building radio coverage is sufficient
to pass the testing procedures set forth in
this section. Permits to install any In-
Building Radio System will require a con-
struction permit issued by the City of
Renton Development Services Division.
510.4 Exceptions. This section shall not
apply to the following:
510.4.1 Existing buildings or struc-
tures unless undergoing renovation.
510.4.2 Single-family and duplex
residential buildings.
510.4.3 Structures that are fifty thou-
sand (50,000) square feet in size or
less without subterranean storage or
parking. The subterranean areas
shall not be exempt from these re-
quirements.
510.4.4 Wood-constructed residen-
tial structures four (4) stories or less
without subterranean storage or
parking.
510.4.5 Buildings constructed prior
to the implementation of this section
shall not be required to comply with
public safety radio coverage provi-
sions of this section. However,
should exempted structures undergo
renovations, restoration, significant
modifications or provide an addition
in area greater than twenty percent
(20%) of the footprint of the original
structure, exemption from the provi-
sions of this section shall not apply.
510.5 Adequate radio coverage. Mini-
mum signal strength of three (3) micro
volts shall be available in ninety-five per-
cent (95%) of all areas of the building and
ninety-nine percent (99%) in elevators
(measured at the primary recall floor),
stair shafts and Fire Command Centers
when transmitted from the Regional 800
MHz Radio System.
510.6 Minimum signal strength. Mini-
mum signal strength of one (1) micro
volts received by the Regional 800 MHz
Radio System when transmitted from
ninety-five percent (95%) of all areas of
the building and ninety-nine percent
(99%) in elevators (measured at the pri-
mary recall floor), stair shafts and Fire
Command Centers.
510.7 Frequency range.
510.7.1 The frequency range which
must be supported shall be public
safety frequency spectrum as deter-
4-5-070C
(Revised 8/14)5 - 18.36
mined by the regional Radio System
operator in all areas of the building.
Measurements in buildings for the
purpose of this section shall be to a
portable radio of the type the City and
the 911 system then currently utilize.
The Community and Economic De-
velopment Administrator may desig-
nate alternate methods of measuring
the signal level, which satisfy appro-
priate levels of public safety grade
coverage.
510.7.2 The amplification system
must be capable of future modifica-
tions to a frequency range subse-
quently established by the City. If the
system is not capable of modification
to future frequencies, then a new
system will need to be installed to ac-
commodate the new frequency band.
510.8 Testing procedures.
510.8.1 When an in-building radio
system is required, and upon com-
pletion of installation, it will be the
building owner’s responsibility to
have the radio system tested to en-
sure that two-way coverage on each
floor of the building is a minimum of
ninety-five percent (95%). All testing
shall be conducted by a technician in
possession of a current FCC license,
or a technician certified by the Asso-
ciated Public-Safety Communica-
tions Officials International (APCO)
or the Personal Communications In-
dustry Association (PCIA). All testing
shall be done in the presence of the
special inspector for the City. Each
floor of the building shall be divided
into a grid of approximately twenty
(20) equal areas. A maximum of two
(2) nonadjacent areas will be allowed
to fail the test. In the event that three
(3) of the areas fail the test, in order
to be more statistically accurate, the
floor may be divided into forty (40)
equal areas. In such event, a maxi-
mum of four (4) nonadjacent areas
will be allowed to fail the test. After
the forty (40) area test, if the system
continues to fail, the building owner
shall have the system altered to meet
the ninety-five percent (95%) cover-
age requirement.
510.8.2 The test required by this sec-
tion shall be conducted using a porta-
ble radio of the type the City and the
911 system then currently utilize. A
spot located approximately in the
center of a grid area will be selected
for the test, then the radio will be
keyed to verify two-way communica-
tions to and from the outside of the
building through the 911 system.
Once the center spot has been se-
lected, prospecting for a better spot
within the grid area will not be permit-
ted.
510.8.3 The gain values of all ampli-
fiers shall be measured and the test
measurement results shall be pro-
vided to the building owner, and shall
be kept on file with the building owner
in the building. The measurements
can be compared and verified each
year during the owner’s annual tests,
as provided herein. In the event that
the measurement results become
lost, the building owner shall notify
the Building Code Official who will
cause a rerun of the acceptance test
to establish the gain value.
510.8.4 When an in-building radio
system is required, the building
owner shall cause a technician in
possession of a current FCC license,
or a technician certified by the APCO
or the PCIA, to test all active compo-
nents of the system, including but not
limited to amplifiers, power supplies
and backup batteries, a minimum of
once every twelve (12) months. Am-
plifiers shall be tested to ensure that
the gain remains the same as that
found upon initial installation and ac-
ceptance. Backup batteries and
power supplies shall be tested under
load for a one (1) hour test period. In
the opinion of the testing technician,
if the battery exhibits symptoms of
failure, the test shall be extended for
additional one (1) hour periods until
the testing technician confirms the in-
tegrity of the battery. All other active
components shall be checked to de-
4-5-070C
5 - 18.37 (Revised 8/14)
termine that they are operating within
the manufacturer’s specifications for
the intended purpose. The technician
shall prepare a written report docu-
menting the test findings, and the
building owner shall provide the
Community and Economic Develop-
ment Administrator with a copy within
ten (10) days of completion of test-
ing.
510.8.5 Each building owner shall
submit at least one (1) field test, or as
determined by the Community and
Economic Development Administra-
tor, whenever structural changes oc-
cur to the building that would
materially change the original field
performance tests by a consultant
approved by the Community and
Economic Development Administra-
tor. The performance test shall in-
clude, at minimum, a floor plan and
the signal strength in various loca-
tions of the building.
510.9 Amplification systems allowed.
510.9.1 Buildings and structures
which cannot support the required
level of radio coverage shall be
equipped with a radiating cable sys-
tem and/or an internal multiple an-
tenna system with FCC type
accepted bi-directional 800 MHz am-
plifiers, or systems otherwise ap-
proved by the Community and
Economic Development Administra-
tor in order to achieve the required
adequate radio coverage.
510.9.2 If any part of the installed
system or systems contains an elec-
tronically powered component, the
installed system or systems shall be
capable of operating on an indepen-
dent battery system for a period of at
least twelve (12) hours without exter-
nal power input. The battery system
shall automatically charge in the
presence of external power input.
510.9.3 Amplification equipment
must have adequate environmental
controls to meet the heating, ventila-
tion, cooling and humidity require-
ments of the equipment that will be
utilized to meet the requirements of
this code. The area where the ampli-
fication equipment is located also
must be free of hazardous materials
such as fuels, asbestos, etc. All com-
munications equipment including
amplification systems, cable and an-
tenna systems shall be grounded
with a single point ground system of
five (5) ohms or less. The ground
system must include an internal tie
point within three feet (3') of the am-
plification equipment. System tran-
sient suppression for the telephone
circuits, AC power, radio frequency
cabling and grounding protection are
required as needed.
510.9.4 A public safety radio amplifi-
cation system shall include filters to
reject frequencies below eight hun-
dred fifty-one (851) MHz and fre-
quencies above eight hundred sixty
(860) MHz by a minimum of thirty-five
(35) dB.
510.9.5 The following information
shall be provided to the Community
and Economic Development Admin-
istrator by the builder: A blueprint
showing the location of the amplifica-
tion equipment and associated an-
tenna systems which includes a view
showing building access to the
equipment, and schematic drawings
of the electrical, backup power, an-
tenna system and any other associ-
ated equipment relative to the
amplification equipment including
panel locations and labeling.
510.10 Approved prior to installation.
No amplification system capable of oper-
ating on frequencies used by the Re-
gional 800 MHz Radio System shall be
installed without prior coordination and
approval of the radio system licensee
(Valley Communications) and any such
system must comply with any standards
adopted by the King County Regional
Communications Board.
510.11 Noncompliance. After discovery
and notice of noncompliance, the build-
ing owner is provided six (6) months to
4-5-070C
(Revised 8/14)5 - 18.38
remedy the deficiency and gain compli-
ance.
510.12 Penalties. Any person violating
any of the provisions of the section shall
be subject to penalties in accordance
with the general penalty provisions of
RMC 1-3-1. In addition, any building or
structure which does not meet the re-
quirements set forth in this code is hereby
declared to be a public nuisance, and the
City may, in addition to seeking any other
appropriate legal remedy, pursue equita-
ble remedies to abate said nuisance in
accordance with RMC 1-3-3.
510.13 Severability. If any subsection,
sentence, clause, phrase or portion of
this section is for any reason held invalid
or unconstitutional by any court of com-
petent jurisdiction, such portion shall be
deemed a separate, distinct, and inde-
pendent provision and such holding shall
not affect the validity of the remaining
portions hereof. (Ord. 5676, 12-3-2012)
44. Subsection 602.1, Definitions, of the
International Fire Code, 2012 Edition, is
hereby amended by adding the following defi-
nition:
POWER TAP. A listed device for indoor
use consisting of an attachment plug on
one end of a flexible cord and two (2) or
more receptacles on the opposite end
and over current protection.
45. Subsection 604.2, Where required, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
604.2 Where required. Emergency and
standby power systems shall be provided
where required by Subsections 604.2.1
through 604.2.20.
46. Subsection 604.2, Where required, of
the International Fire Code, 2012 Edition, is
hereby amended by adding new subsections,
to read as follows:
604.2.19 Group I-1 and Group I-2 Nurs-
ing Home Occupancies. In addition to
specific requirements listed elsewhere in
the codes referenced in Subsection
102.6, approved manually switched
standby power systems in new Group I-1
and I-2 occupancies shall be provided to
power the following operations:
1. Heating and refrigeration.
2. Communications and alarm sys-
tems.
3. Ventilation systems.
4. Emergency lighting.
5. Patient-care related electrical
circuits.
6. At least one (1) elevator used by
residents.
Existing Group I-1 and I-2 occupan-
cies and boarding homes will have
two (2) years from the effective date
of the ordinance codified in this sec-
tion to comply with this subsection.
604.2.20 Automotive Fuel Dispensing
Facilities. All new commercial fuel dis-
pensing facilities shall be provided with
an approved standby power system to
provide power to facilitate maintaining
fuel dispensing during local power out-
ages or disaster.
47. Subsection 605.10, Portable, electric
space heaters, of the International Fire
Code, 2012 Edition, is hereby amended by
adding a new subsection, to read as follows:
605.10.5 Tip-Over Switch. All portable
electric space heaters shall be equipped
with an automatic tip-over shut-off switch.
Exception: Approved liquid-filled
portable heaters.
48. Subsection 806.1.1, Restricted Occu-
pancies, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
806.1.1 Restricted occupancies. Natu-
ral cut trees shall be prohibited in Group
A, E, I-1, I-2, I-3, I-4, M, R-1, R-2 provid-
ing licensed care to clients in one of the
categories listed in IBC section 310.1 li-
4-5-070C
5 - 18.39 (Revised 8/14)
censed by Washington State and R-4 oc-
cupancies.
Exceptions:
1. Trees located in areas protected
by an approved automatic sprinkler
system installed in accordance with
Subsections 903.3.1.1 or 903.3.1.2
shall not be prohibited in Groups A,
E, M, R-1 and R-2.
2. Trees treated with a flame retar-
dant and renewed to maintain flame
resistance, subject to the approval of
the Fire Code Official.
3. Trees shall be allowed within
dwelling units in Group R-2 occupan-
cies.
49. Chapter 8, Interior Finish, of the Inter-
national Fire Code, 2012 Edition, is hereby
amended by adding a new section, to read as
follows:
SECTION 809
ATRIUM FURNISHINGS
Atrium furnishings shall comply with Sub-
sections 809.1 and 809.2.
809.1 Potential heat. Potential heat of
combustible furnishings and decorative
materials within atria shall not exceed
nine thousand (9,000) BTU per pound
(20,934 J/g) when located within an area
that is more than twenty feet (20') (6096
mm) below ceiling level sprinklers.
809.2 Decorative materials. Decorative
material in atria shall be noncombustible,
flame resistant or treated with a flame re-
tardant.
50. Subsection 901.5.1, Occupancy, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
901.5.1 Occupancy. It shall be unlawful
to occupy any portion of a building or
structure until the required fire detection,
alarm and suppression systems have
been tested and approved. All accep-
tance tests shall be witnessed by the Fire
and Emergency Services Department
prior to occupancy being granted.
51. Subsection 901.6, Inspection, testing
and maintenance, of the International Fire
Code, 2012 Edition, is hereby amended by
adding new subsections, to read as follows:
901.6.3 Annual Certification Required.
All sprinkler systems, fire alarm systems,
portable fire extinguishers, smoke re-
moval systems, air replenishment sys-
tems, and other fire protective or
extinguishing systems shall be certified
annually by a qualified agency, except,
hood fire extinguishing systems shall be
serviced every six (6) months. Documen-
tation of such servicing shall be provided
as indicated in Subsection 901.6.
901.6.4 Annual Hazardous Systems
Certification. All electronic monitoring
systems used in connection with flamma-
ble, combustible liquids and/or hazard-
ous materials shall be certified annually
by a qualified agency. Documentation of
the system certifications shall be for-
warded to the Fire and Emergency Ser-
vices Department indicating each system
has been tested and functions as re-
quired.
52. Subsection 903.2, Where required, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2 Where required. Approved auto-
matic sprinkler systems in new buildings
and structures shall be provided in the lo-
cations described in this section.
All newly constructed buildings with a
gross square footage of five thousand
(5,000) or greater square feet, regardless
of type of use as well as zero lot line
townhouses with an aggregate area of all
connected townhouses equaling five
thousand (5,000) or greater square feet
must be sprinklered. Additions to existing
buildings which would result in a gross
floor area greater than five thousand
(5,000) square feet must be retrofitted
with an automatic sprinkler system.
4-5-070C
(Revised 8/14)5 - 18.40
Exception:
1. One-time additions to Interna-
tional Building Code Group R-3 oc-
cupancies of up to five hundred (500)
square feet are permitted without
compliance with this section.
2. Single-family and duplex dwell-
ings and townhouses built in compli-
ance with the International
Residential Code and meeting fire
flow and access requirements of the
City of Renton.
When not required by other provi-
sions of this chapter, a fire-extin-
guishing system installed in
accordance with NFPA 13 may be
used for increases and substitutions
allowed in Subsections 504.2, 506.3
and Table 601 of the Building Code.
53. Subsection 903.2.1.1, Group A-1, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2.1.1 Group A-1. An automatic
sprinkler system shall be provided for
Group A-1 occupancies where one (1) of
the following conditions exists:
1. The gross floor area exceeds
five thousand (5,000) square feet;
2. The fire area has an occupant
load of three hundred (300) or more;
3. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies; or
4. The fire area contains a multi-
theater complex.
54. Subsection 903.2.1.2, Group A-2, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2.1.2 Group A-2. An automatic
sprinkler system shall be provided for
group A-2 occupancies where one (1) the
following conditions exists:
1. The gross floor area exceeds
five thousand (5,000) square feet;
2. The fire area has an occupant
load of one hundred (100) or more; or
3. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies.
55. Subsection 903.2.1.3, Group A-3, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2.1.3 Group A-3. An automatic
sprinkler system shall be provided for
Group A-3 occupancies where one (1) of
the following conditions exists:
1. The gross floor area exceeds
five thousand (5,000) square feet;
2. The fire area has an occupant
load of three hundred (300) or more;
or
3. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies.
56. Subsection 903.2.1.4, Group A-4, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2.1.4 Group A-4. An automatic
sprinkler system shall be provided for
Group A-4 occupancies where one (1) of
the following conditions exists:
1. The gross floor area exceeds
five thousand (5,000) square feet;
2. The fire area has an occupant
load of three hundred (300) or more;
or
3. The fire area is located on a floor
other than the level of exit discharge
serving such occupancies.
57. Subsection 903.2.1.5, Group A-5, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2.1.5 Group A-5. An automatic
sprinkler system shall be provided for
Group A-5 occupancies in the following
areas: concession stands, retail areas,
press boxes and other accessory use ar-
4-5-070C
5 - 18.41 (Revised 8/14)
eas in excess of one thousand (1,000)
square feet.
58. Subsection 903.2.2, Group B ambula-
tory health care facilities, of the Interna-
tional Fire Code, 2012 Edition, is hereby
amended to read as follows:
903.2.2 Ambulatory care facilities. An
automatic sprinkler system shall be in-
stalled throughout all fire areas contain-
ing an ambulatory care facility where
either of the following conditions exists at
any time:
1. Four (4) or more care recipients
are incapable of self-preservation,
whether rendered incapable by staff
or staff has accepted responsibility
for care recipients already incapable.
2. One (1) or more care recipients
who are incapable of self-preserva-
tion are located at other than the
level of exit discharge serving such a
facility.
In buildings where ambulatory care is
provided on levels other than the level of
exit discharge, an automatic sprinkler
system shall be installed throughout the
entire floor where such care is provided
as well as all floors below, and all floors
between the level of ambulatory care and
the nearest level of exit discharge, includ-
ing the level of exit discharge.
59. Subsection 903.2.3, Group E, of the
International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2.3 Group E. An approved auto-
matic sprinkler system shall be provided
for Group E occupancies as follows:
Exceptions:
1. Throughout all Group E fire areas
greater than five thousand (5,000)
square feet in area.
2. Throughout every portion of educa-
tional buildings below the lowest level of
exit discharge serving that portion of the
building.
3. Portable school classrooms, pro-
vided the aggregate area of any clusters
of portable school classrooms does not
exceed five thousand (5,000) square
feet, and clusters of portable school
classrooms shall be separated as re-
quired by the Building Code.
60. Subsection 903.2.4, Group F-1, of the
International Fire Code, 2012 Edition, is
hereby amended by changing the title to
“Group B, F and S Occupancies,” and to read
as follows:
903.2.4 Group B, F and S Occupan-
cies. An automatic sprinkler system shall
be provided throughout all buildings con-
taining a Group B, F or S occupancy with
over five thousand (5,000) square feet of
gross floor area.
903.2.4.1 Woodworking opera-
tions. An automatic sprinkler system
shall be provided throughout all
group F-1 occupancy fire areas that
contain woodworking operations in
excess of two thousand five hundred
(2,500) square feet in area which
generate finely divided combustible
waste or which use finely divided
combustible materials.
61. Subsection 903.2.5, Group H, of the
International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2.5 Group H. Automatic sprinkler
systems shall be provided in high-hazard
occupancies as required in Subsections
903.2.5.1 through 903.2.5.3.
903.2.5.1 General. An automatic
sprinkler system shall be installed in
Group H occupancies.
903.2.5.2 Group H-5 occupancies.
An automatic sprinkler system shall
be installed throughout buildings
containing Group H-5 occupancies.
The design of the sprinkler system
shall not be less than that required
under the International Building
Code for the occupancy hazard clas-
sifications in accordance with Table
903.2.5.2. Where the design area of
the sprinkler system consists of a
4-5-070C
(Revised 8/14)5 - 18.42
corridor protected by one (1) row of
sprinklers, the maximum number of
sprinklers required to be calculated is
thirteen (13).
903.2.5.3 Pyroxylin plastics. An au-
tomatic sprinkler system shall be pro-
vided in buildings, or portions
thereof, where cellulose nitrate film
or pyroxylin plastics are manufac-
tured, stored or handled in quantities
exceeding one hundred (100)
pounds.
62. Subsection 903.2.6, Group I, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended to read as follows:
903.2.6 Group I. An automatic sprinkler
system shall be provided throughout
buildings with a Group I fire area.
Exceptions:
1. An automatic sprinkler system
installed in accordance with Subsec-
tion 903.3.1.2 shall be permitted in
Group I-1 facilities.
2. An automatic sprinkler system
installed in accordance with Subsec-
tion 903.3.1.3 shall be allowed in
Group I-1 facilities when in compli-
ance with all of the following:
2.1. A hydraulic design infor-
mation sign is located on the sys-
tem riser;
2.2. Exception 1 of Subsection
903.4 is not applied; and
2.3. Systems shall be main-
tained in accordance with the re-
quirements of Subsection
903.3.1.2.
3. An automatic sprinkler system is
not required where day care facilities
are at the level of exit discharge and
where every room where care is pro-
vided has at least one (1) exterior exit
door.
4. In buildings where Group I-4 day
care is provided on levels other than
the level of exit discharge, an auto-
matic sprinkler system in accordance
with Subsection 903.3.1.1 shall be
installed on the entire floor where
care is provided and all floors be-
tween the level of care and the level
of exit discharge, and all floors below
the level of exit discharge, other than
areas classified as an open parking
garage.
63. Subsection 903.2.7, Group M, of the
International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2.7 Group M. An automatic sprinkler
system shall be provided throughout
buildings containing a Group M occu-
pancy where one (1) of the following con-
ditions exists:
1. Where a Group M gross floor
area exceeds five thousand (5,000)
square feet.
2. Where a Group M fire area is lo-
cated more than three (3) stories
above grade.
3. Where the combined area of all
Group M fire areas on all floors, in-
cluding any mezzanines, exceeds
five thousand (5,000) square feet.
4. Where a Group M occupancy
that is used for the display and sale
of upholstered furniture and/or mat-
tresses exceeds five thousand
(5,000) square feet.
64. Subsection 903.2.8, Group R, of the
International Fire Code, 2012 Edition, is
TABLE 903.2.5.2
GROUP H-5 SPRINKLER DESIGN CRITERIA
LOCATION
OCCUPANCY HAZARD
CLASSIFICATION
Fabrication areas Ordinary Hazard Group 2
Service corridors Ordinary Hazard Group 2
Storage rooms
without dispensing
Ordinary Hazard Group 2
Storage rooms with
dispensing
Extra Hazard Group 2
Corridors Ordinary Hazard Group 2
4-5-070C
5 - 18.43 (Revised 8/14)
hereby amended by adding new subsections,
and to read as follows:
903.2.8 Group R. An automatic sprinkler
system installed in accordance with Sub-
section 903.3 shall be provided through-
out all buildings with a Group R fire area.
903.2.8.1 Group R-3 or R-4 congre-
gate residences. An automatic
sprinkler system installed in accor-
dance with Subsection 903.3.1.3
shall be permitted in Group R-3 or R-
4 congregate living facilities with six-
teen (16) or fewer residents.
903.2.8.2 Care facilities. An auto-
matic sprinkler system installed in ac-
cordance with Subsection 903.3.1.3
shall be permitted in care facilities
with five (5) or fewer individuals in a
single-family dwelling.
903.2.8.3 Group R-3 Occupancy.
When the occupancy has over five
thousand (5,000) square feet of
gross floor area.
903.2.8.4 Dwellings. When pro-
posed within all residential zones,
clustered or constructed so that,
when attached, the total square foot
gross floor area of all dwelling units
exceeds five thousand (5,000)
square feet. For the purpose of this
subsection, portions of buildings sep-
arated by one (1) or more firewalls
will not be considered a separate
building.
65. Subsection 903.2.9, Group S-1, of the
International Fire Code, 2012 Edition, is
hereby amended to read as follows:
903.2.9 Group S-1. An automatic sprin-
kler system shall be provided throughout
all buildings containing a Group S-1 oc-
cupancy where one (1) of the following
conditions exists:
1. A Group S-1 fire area exceeds
five thousand (5,000) square feet.
2. A Group S-1 fire area is located
more than three (3) stories above
grade plane.
3. The combined area of all Group
S-1 fire areas on all floors, including
any mezzanines, exceeds five thou-
sand (5,000) square feet.
4. A Group S-1 fire area used for
the storage of commercial trucks or
buses where the fire area exceeds
five thousand (5,000) square feet.
5. A Group S-1 occupancy used for
the storage of upholstered furniture
or mattresses exceeds two thousand
five hundred (2,500) square feet (232
m2).
903.2.9.1 Repair garages. An
automatic sprinkler system shall
be provided throughout all build-
ings used as repair garages in
accordance with Section 406 of
the International Building Code,
as shown:
1. Buildings having two (2) or
more stories above grade plane,
including basements, with a fire
area containing a repair garage
exceeding five thousand (5,000)
square feet.
2. Buildings no more than one
(1) story above grade plane, with
a fire area containing a repair ga-
rage exceeding five thousand
(5,000) square feet.
3. Buildings with repair ga-
rages servicing vehicles in base-
ments.
4. A Group S-1 fire area used
for the repair of commercial
trucks or buses where the fire
area exceeds five thousand
(5,000) square feet.
903.2.9.2 Bulk storage of tires.
Buildings and structures where
the area for storage of tires ex-
ceeds twenty thousand (20,000)
cubic feet shall be equipped
throughout with an automatic
sprinkler system in accordance
with Subsection 903.3.1.1.
4-5-070C
(Revised 8/14)5 - 18.44
66. Subsection 903.2.10, Group S-2 en-
closed parking garages, of the International
Fire Code, 2012 Edition, is hereby amended
to read as follows:
903.2.10 Group S-2 enclosed parking
garages. An automatic sprinkler system
shall be provided throughout buildings
classified as enclosed parking garages in
accordance with Subsection 406.4 of the
International Building Code as follows:
1. Where the fire area of the en-
closed parking garage exceeds five
thousand (5,000) square feet; or
2. Where the enclosed parking ga-
rage is located beneath other groups.
Exception: Enclosed parking ga-
rages located beneath Group R-3 oc-
cupancies.
903.2.10.1 Commercial parking ga-
rages. An automatic sprinkler sys-
tem shall be provided throughout
buildings used for storage of com-
mercial trucks or buses where the fire
area exceeds five thousand (5,000)
square feet.
67. Subsection 903.2.11, Specific build-
ing areas and hazards, of the International
Fire Code, 2012 Edition, is hereby amended
to read as follows:
903.2.11 Specific building areas and
hazards. In all occupancies other than
Group U, an automatic sprinkler system
shall be installed for building design or
hazards in the locations set forth in Sub-
sections 903.2.11.1 through 903.2.11.6.
903.2.11.1 Stories without open-
ings. An automatic sprinkler system
shall be installed throughout all sto-
ries, including basements, of all
buildings where the floor area ex-
ceeds one thousand five hundred
(1,500) square feet unless there is at
least one (1) of the following types of
exterior wall openings:
1. Openings below grade that
lead directly to ground level by
an exterior stairway complying
with Section 1009 or an outside
ramp complying with Section
1010. Openings shall be located
on the exterior wall of the story
on at least one (1) side. The re-
quired openings shall be distrib-
uted so that the lineal distance
between adjacent openings
does not exceed fifty feet (50').
2. Openings entirely above the
adjoining ground level totaling at
least twenty (20) square feet in
each fifty (50) linear feet, or frac-
tion thereof, of exterior wall in the
story on at least one (1) side.
The required openings shall be
distributed so that the lineal dis-
tance between adjacent open-
ings does not exceed fifty feet
(50'). The height of the bottom of
the clear opening shall not ex-
ceed forty-four inches (44”)
(1,188 mm) measured from the
floor.
903.2.11.1.1 Opening dimen-
sions and access. Openings
shall have a minimum dimension
of not less than thirty inches
(30"). Such openings shall be ac-
cessible to the fire department
from the exterior and shall not be
obstructed in a manner that fire-
fighting or rescue cannot be ac-
complished from the exterior.
903.2.11.1.2 Openings on one
side only. Where openings in a
story are provided on only one
(1) side and the opposite wall of
such story is more than seventy-
five feet (75') from such open-
ings, the story shall be equipped
throughout with an approved au-
tomatic sprinkler system or
openings as specified above
shall be provided on at least two
(2) sides of the story.
903.2.11.1.3 Basements.
Where any portion of a base-
ment is located more than sev-
enty-five feet (75’) (22,860 mm)
from openings required by Sub-
section 903.2.11.1, or where
4-5-070C
5 - 18.45 (Revised 8/14)
walls, partitions or other obstruc-
tions are installed that restrict the
application of water from hose
streams, the basement shall be
equipped throughout with an ap-
proved automatic sprinkler sys-
tem.
903.2.11.2 Rubbish and linen
chutes. An automatic sprinkler sys-
tem shall be installed at the top of
rubbish and linen chutes and in their
terminal rooms. Chutes shall have
additional sprinkler heads installed at
alternate floors and at the lowest in-
take. Where a rubbish chute extends
through a building more than one (1)
floor below the lowest intake, the ex-
tension shall have sprinklers in-
stalled that are recessed from the
drop area of the chute and protected
from freezing in accordance with
Subsection 903.3.1.1. Such sprin-
klers shall be installed at alternate
floors beginning with the second
level below the last intake and ending
with the floor above the discharge.
Chute sprinklers shall be accessible
for servicing.
903.2.11.3 Buildings fifty-five feet
(55') or more in height. An auto-
matic sprinkler system shall be in-
stalled throughout buildings with a
floor level having an occupant load of
thirty (30) or more that is located fifty-
five feet (55') or more above the low-
est level of fire department vehicle
access.
Exception: Airport control towers.
903.2.11.4 Ducts conveying haz-
ardous exhausts. Where required
by the International Mechanical
Code, automatic sprinklers shall be
provided in ducts conveying hazard-
ous exhaust, flammable or combusti-
ble materials.
Exception: Ducts where the largest
cross-sectional diameter of the duct
is less than ten inches (10").
903.2.11.5 Commercial cooking
operations. An automatic sprinkler
system shall be installed in a com-
mercial kitchen exhaust hood and
duct system where an automatic
sprinkler system is used to comply
with Section 904.
903.2.11.6 Other required suppres-
sion systems. In addition to the re-
quirements of Subsection 903.2, the
provisions indicated in Table
903.2.11.6 also require the installa-
tion of a fire suppression system for
certain buildings and areas.
68. Subsection 903.2.12, During con-
struction, of the International Fire Code,
2012 Edition, is hereby amended to read as
follows:
903.2.12 During construction. Auto-
matic sprinkler systems required during
construction, alteration and demolition
operations shall be provided in accor-
dance with Section 3313.
69. Subsection 903.2, Where required, of
the International Fire Code, 2012 Edition, is
hereby amended by adding new subsections,
to read as follows:
903.2.13 Automatic Sprinkler Systems
in New Buildings.
903.2.13.1 Buildings over five
thousand (5,000) square feet. A
fully automatic fire protection sprin-
kler system is to be installed in all
new buildings in excess of five thou-
sand (5,000) square feet total gross
floor area, regardless of vertical or
horizontal fire barriers. Such sprin-
kler system shall be designed, in-
stalled and tested as per Subsection
903.3.
903.2.13.2 Buildings less than five
thousand (5,000) square feet. A
fully automatic fire protection sprin-
kler system may be required by the
Chief of the Fire and Emergency Ser-
vices Department or the Fire Code
Official for buildings less than five
thousand (5,000) square feet gross
floor area when, in their judgment,
supported by written documentation
from a professional organization
4-5-070C
(Revised 8/14)5 - 18.46
(such as NFPA, ICC, SBCC, U.L.,
ISO, etc.) verifies that hazardous op-
erations, hazardous contents, critical
exposure problems, limited accessi-
bility to the building or other items
may contribute to a definite hazard.
903.2.14 Sprinkler Systems in Remod-
eled Buildings. The requirements for the
installation of fire protection sprinkler sys-
tems in remodeled buildings shall be as
indicated in Subsections 903.2.14.1 and
903.2.14.2.
903.2.14.1 Existing sprinklered
buildings. When existing buildings
with full sprinkler systems are remod-
eled or added onto, the remodeled or
added on portion shall be fully sprin-
klered.
903.2.14.2 Existing non-sprin-
klered buildings. When an existing
building is added onto or remodeled
and the resulting total square foot
gross floor area exceeds five thou-
sand (5,000) square feet, then the
entire structure shall be fully sprin-
klered. All existing non-sprinklered
buildings currently exceeding five
thousand (5,000) square feet where
a remodel, alteration or repair ex-
ceeds fifty percent (50%) of the build-
ing valuation within a three (3) year
period shall have a sprinkler system
installed throughout. Valuation shall
be determined from the King County
Assessor records at the time of the
first application for a permit.
70. Subsection 903.3.1.2, NFPA 13R
sprinkler systems, of the International Fire
Code, 2012 Edition, is hereby amended to
read as follows:
903.3.1.2 NFPA 13R sprinkler systems.
Automatic sprinkler systems in Group R
occupancies up to and including four (4)
stories in height shall be permitted to be
installed throughout in accordance with
NFPA 13R. NFPA 13R systems shall be
limited to buildings with a maximum
gross floor area of twelve thousand
(12,000) square feet.
71. Subsection 903.4.2, Alarms, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended to read as follows:
903.4.2 Alarms. Approved audible and
visible alarm notification appliances shall
be connected to every automatic sprin-
kler system in accordance with Section
907 and throughout areas designated by
the Fire Code Official. Sprinkler water-
flow alarm devices shall be activated by
water flow equivalent to the flow of a sin-
gle sprinkler of the smallest orifice size
installed in the system. Alarm devices
shall be provided on the exterior of the
building in an approved location. Where a
fire alarm system is installed, actuation of
the automatic sprinkler system shall actu-
ate the building fire alarm system.
Exceptions:
1. With approval of the Fire Code
Official, audible and visible alarm no-
tification appliances may be omitted
for approved residential sprinkler
systems in single-family or duplex
dwelling units if not otherwise specif-
ically required.
2. Alarms are not required for ap-
proved domestically supplied local
systems with ten (10) heads or less
per building.
72. Subsection 903.4.3, Floor Control
Valves, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
903.4.3 Floor Control Valves. Approved
supervised indicating control valves shall
be provided at the point of connection to
the riser on each floor.
Exception: When approved by the
Fire Code Official in NFPA 13D and
NFPA 13R Systems.
73. Section 903, Automatic Sprinkler
Systems, of the International Fire Code,
2012 Edition, is hereby amended by adding a
new subsection, to read as follows:
903.7 Riser Room Access. All NFPA 13,
13R and any 13D systems serving five
4-5-070C
5 - 18.47 (Revised 8/14)
(5) or more dwelling units, sprinkler sys-
tem risers shall be located in a dedicated
room with an exterior door, lighting and
heat. Exception: 13D single and two-
family residences or townhome sprinkler
systems with four (4) units or less.
74. Subsection 904.11, Commercial
cooking systems, of the International Fire
Code, 2012 Edition, is hereby amended to
read as follows:
904.11 Commercial cooking systems.
The automatic fire-extinguishing system
for commercial cooking systems shall be
of a type recognized for protection of
commercial cooking equipment and ex-
haust systems of the type and arrange-
ment protected. Pre-engineered
automatic dry- and wet-chemical extin-
guishing systems shall be tested in ac-
cordance with UL 300 and listed and
labeled for the intended application. Ex-
isting suppression systems not in compli-
ance shall be replaced with a conforming
system whenever any of the following oc-
curs:
• Any modifications are made to the
structure of the kitchen hood.
• Re-arrangement of appliances
under the hood requires change in
nozzle placement.
• Any additional cooking appliances
are added to the cook line.
• The system can no longer be ser-
viced due to the lack of available
manufacturer’s listed parts.
• Lard or animal fats are replaced
with one (1) or more cooking medium
that operates at higher temperatures
than the suppression system was de-
signed and tested for in the UL list-
ing.
If the manufacturer’s original listing was
conducted using animal fats, the busi-
ness owner shall provide a letter to the
Renton Fire and Emergency Services
Department certifying that the cooking
system will only be used with animal fats.
A sign with three inches (3") high letters
stating “Animal Fat Oils Only” shall be in-
stalled on the front of the hood.
Existing wet-chemical systems that are
not in compliance with current UL 300
Standards shall be updated within two (2)
years from the effective date of the ordi-
nance codified in this chapter.
Other types of automatic fire-extinguish-
ing systems shall be listed and labeled
for specific use as protection for commer-
cial cooking operations. The system shall
be installed in accordance with this code,
its listing and the manufacturer’s installa-
tion instructions. Automatic fire-extin-
guishing systems of the following types
shall be installed in accordance with the
referenced standard indicated, as fol-
lows:
1. Carbon dioxide extinguishing
systems, NFPA 12.
2. Automatic sprinkler systems,
NFPA 13.
3. Foam-water sprinkler system or
foam-water spray systems, NFPA 16.
4. Dry-chemical extinguishing sys-
tems, NFPA 17.
5. Wet-chemical extinguishing sys-
tems, NFPA 17A.
75. Subsection 905.3.1, Height, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended to read as follows:
905.3.1 Height. Class III standpipe sys-
tems shall be installed throughout build-
ings where the floor level of the highest
story is located more than twenty feet
(20') above the lowest level of the Fire
and Emergency Services Department ve-
hicle access, or where the floor level of
the lowest story is located more than
twenty feet (20') below the highest level
of Fire and Emergency Services Depart-
ment vehicle access.
Exceptions:
1. Class I standpipes are allowed in
buildings equipped throughout with
4-5-070C
(Revised 8/14)5 - 18.48
an automatic sprinkler system in ac-
cordance with Subsection 903.3.1.1
or 903.3.1.2.
2. Class I manual standpipes are
allowed in open parking garages
where the highest floor is located not
more than one hundred fifty feet
(150') above the lowest level of Fire
and Emergency Services Depart-
ment vehicle access.
3. Class I manual dry standpipes
are allowed in open parking garages
that are subject to freezing tempera-
tures, provided that the hose connec-
tions are located as required for
Class II standpipes in accordance
with Subsection 905.5.
4. Class I standpipes are allowed in
basements equipped throughout with
an automatic sprinkler system.
5. Group R-3 does not require
standpipes.
76. Subsection 905.3, Required installa-
tions, of the International Fire Code, 2012
Edition, is hereby amended by adding a new
subsection, to read as follows:
905.3.9 High-Rise Building Stand-
pipes. Standpipe risers shall be combi-
nation standpipe/sprinkler risers using a
minimum pipe size of six inches (6") di-
ameter. Two (2) two and one-half inches
(2-1/2") hose connections shall be pro-
vided on every intermediate floor level
landing in every required stairway unless
otherwise approved by the Fire Code Of-
ficial. Where pressure reduction valves
(PRV) are required, each hose connec-
tion shall be provided with its own PRV.
The system shall be designed to provide
a minimum flow of three hundred (300)
gpm at a minimum pressure of one hun-
dred fifty (150) psi (maximum two hun-
dred (200) psi) at each standpipe
connection, in addition to the flow and
pressure requirements contained in
NFPA 14.
77. Subsection 905.8, Dry standpipes, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
905.8 Dry standpipes. Dry standpipes,
when approved by the Fire Code Official,
are acceptable in other than high-rise
buildings.
78. Subsection 907.1.3, Equipment, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
907.1.3 Equipment. Systems and their
components shall be listed and approved
for the purpose for which they are in-
stalled. All new alarm systems shall be
addressable. Each device shall have its
own address and shall annunciate indi-
vidual addresses at a UL Central Station.
Exception: Systems that have not
more than twelve (12) zones and not
more than five (5) devices on each
zone.
79. Subsection 907.2.2, Group B, of the
International Fire Code, 2012 Edition, is
hereby amended to read as follows:
907.2.2 Group B. A manual fire alarm
system shall be installed in the following
Group B Occupancies:
1. Those having an occupant load
of five hundred (500) or more per-
sons or more than one hundred (100)
persons above or below the lowest
level of exit discharge.
2. Those that are two (2) or more
stories in height or three thousand
(3,000) square feet or more in area.
3. The fire area contains an ambu-
latory care facility.
Exception: Deleted.
80. Subsection 907.2.3, Group E, of the
International Fire Code, 2012 Edition, is
hereby amended by deleting Exception num-
ber 2.
81. Subsection 907.2.4, Group F, of the
International Fire Code, 2012 Edition, is
hereby amended by deleting the Exception.
82. Subsection 907.2.7, Group M, of the
International Fire Code, 2012 Edition, is
4-5-070C
5 - 18.49 (Revised 8/14)
hereby amended by deleting Exceptions
number 1 and 2.
83. Subsection 907.2.8.1, Manual Fire
Alarm System, of the International Fire
Code, 2012 Edition, is hereby amended by
deleting Exceptions 1 and 2.
84. Subsection 907.2.9, Group R-2, of the
International Fire Code, 2012 Edition, is
hereby amended by deleting Exceptions 1, 2,
and 3.
85. Subsection 907.2.9, Group R-2, of the
International Fire Code, 2012 Edition, is
hereby amended by adding a new subsec-
tion, to read as follows:
907.2.9.4 Multi-family complexes.
Multi-family complexes with three (3) or
more separate buildings within the com-
plex, including recreation and/or day-
care buildings, shall be provided with ap-
proved fire alarm systems regardless of
size. The buildings within the complex
shall have each building monitored by an
approved central station.
86. Subsection 907.2, Where required –
New buildings and structures, of the Inter-
national Fire Code, 2012 Edition, is hereby
amended by adding a new subsection, to
read as follows:
907.2.24 Structures in excess of three
thousand (3,000) Square Feet. An ap-
proved total coverage addressable man-
ual and automatic fire alarm system shall
be provided in accordance with NFPA
Standard 72 in all structures in excess of
three thousand (3,000) square feet of to-
tal floor area.
Exception:
For the purpose of Section 907, fire
walls constructed in accordance with
Chapter 7 of the IBC, in Group R-3
and U occupancies, shall not define
separate buildings.
87. Subsection 907.8.5, Maintenance, in-
spection and testing, of the International
Fire Code, 2012 Edition, is hereby amended
by adding a new subsection, to read as fol-
lows:
907.8.5.1 Nonconforming alarm sys-
tems. In the event that an alarm system
does not meet these requirements, it
shall be a further requirement of this
chapter that modifications necessary to
meet these minimum levels are made to
the alarm system and subsequent testing
is conducted prior to any occupancy be-
ing granted.
88. Subsection 914.3, High-rise build-
ings, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
914.3 High-rise buildings. High-rise
buildings shall comply with Subsections
914.3.1 through 914.3.8.
89. Subsection 914.3, High-rise build-
ings, of the International Fire Code, 2012
Edition, is hereby amended by adding new
subsections, to read as follows:
914.3.7 Air replenishment systems. All
high-rise buildings shall be equipped with
an approved rescue air replenishment
system. The system shall provide an ad-
equate pressurized fresh air supply
through a permanent piping system for
the replenishment of portable life sustain-
ing air equipment carried by Fire and
Emergency Services Department, rescue
and other personnel in the performance
of their duties. Location of access sta-
tions, as well as installation and mainte-
nance of the air replenishment systems,
shall meet the requirements as deter-
mined by the Fire Code Official. A speci-
fications document for the construction of
air replenishing systems that conforms to
the breathing equipment used by the
Renton Fire and Emergency Services
Department will be made available by the
Fire Code Official.
914.3.8 Fire equipment. A cabinet or
other enclosed facility shall be provided
in every stairwell, smoke tower or such
similar structure on designated floors,
commencing with the third floor, seventh
floor and every fourth floor above the
seventh floor for the storage of fire hose
and related equipment. Facilities, cabi-
nets, devices, hoses and related equip-
ment shall be furnished by the building
4-5-070C
(Revised 8/14)5 - 18.50
owner. All such equipment and the spe-
cific location thereof shall be subject to
the approval of the Fire Code Official.
These rooms will be inspected annually
by the Fire and Emergency Services De-
partment and equipment replaced by the
building owner or his/her representative
at the appropriate service life.
90. Subsection 1103.7.6, Group R-2, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
1103.7.6 Group R-2. A manual and auto-
matic fire alarm system that activates the
occupant notification system in accor-
dance with Subsection 907.6 shall be in-
stalled in existing Group R-2
occupancies more than three stories in
height or with more than sixteen (16)
dwelling or sleeping units.
Exceptions:
1. Where each living unit is sepa-
rated from other contiguous living
units by fire barriers having a fire-re-
sistance rating of not less than three
quarters (0.75) of an hour, and where
each living unit has either its own in-
dependent exit or its own indepen-
dent stairway or ramp discharging at
grade.
2. A separate fire alarm system is
not required in buildings that are
equipped throughout with an ap-
proved supervised automatic sprin-
kler system installed in accordance
with Subsection 903.3.1.1 or
903.3.2.2 and having a local alarm to
notify all occupants.
3. A fire alarm system is not re-
quired in buildings that do not have
interior corridors serving dwelling
units and are protected by an ap-
proved automatic sprinkler system
installed in accordance with Subsec-
tion 903.3.1.1 or 903.3.1.2, provided
that dwelling units either have a
means of egress door opening di-
rectly to an exterior exit access that
leads directly to the exits or are
served by open-ended corridors de-
signed in accordance with Subsec-
tion 1026.6, Exception 4.
91. Section 3317, Safeguarding roofing
operations, of the International Fire Code,
2012 Edition, is hereby amended to read as
follows:
3317.1 General. Roofing operations uti-
lizing heat-producing systems or other ig-
nition sources shall be conducted in
accordance with Subsections 3317.2
through 3317.4 and Chapter 35.
3317.2 Asphalt and tar kettles. Asphalt
and tar kettles shall be operated in accor-
dance with Section 303.
3317.3 Fire extinguishers for roofing
operations. Fire extinguishers shall
comply with Section 906. There shall be
not less than one (1) multipurpose porta-
ble fire extinguisher with a minimum 3-A
40B:C rating on the roof being covered or
repaired.
3317.4 Fire Safety. The roofing contrac-
tor shall notify the Fire and Emergency
Services Department before leaving the
site of torch-applied roofing system and
report each day’s completion and the
presence of any hot spots or fires that
were suppressed during the roofing pro-
cess.
92. Subsection 5001.5, Permits, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended to read as follows:
5001.5 Permits. Permits shall be re-
quired as set forth in Subsections 105.6
and 105.7.
When required by the Fire Code Official,
permittees shall apply for approval to per-
manently close a storage, use, or han-
dling facility. Such application shall be
submitted at least thirty (30) days prior to
the termination of the storage, use, or
handling of hazardous materials. The
Fire Code Official is authorized to require
that the application be accompanied by
an approved facility closure plan in accor-
dance with Subsection 5001.6.3.
4-5-070C
5 - 18.51 (Revised 8/14)
All new installations and/or modifications
or additions to existing systems shall re-
quire plan review and permit fees as stip-
ulated in the City of Renton Fee
Schedule Brochure.
93. Subsection 5003.2.6, Maintenance, of
the International Fire Code, 2012 Edition, is
hereby amended to read as follows:
5003.2.6 Maintenance. In addition to the
requirements of Subsection 5003.2.3,
equipment, machinery, and required de-
tection and alarm systems associated
with hazardous materials shall be main-
tained in an operable condition. Defective
containers, cylinders and tanks shall be
removed from service, repaired or dis-
posed of in an approved manner. Defec-
tive equipment or machinery shall be
removed from service and repaired or re-
placed. Required detection and alarm
systems shall be replaced or repaired
where defective. All monitoring systems
used in connection with hazardous mate-
rials shall be certified at least annually by
a qualified agency. Documentation of the
system certification shall be forwarded to
the Fire and Emergency Services De-
partment indicating the system has been
tested and functions as required.
94. Subsection 5003.9, General Safety
Precautions, of the International Fire Code,
2012 Edition, is hereby amended to read as
follows:
2703.9 General Safety Precautions.
General precautions for the safe storage,
handling or care of hazardous materials
shall be in accordance with Subsections
5003.9.1 through 5003.9.11.
95. Subsection 5003.9, General Safety
Precautions, of the International Fire Code,
2012 Edition, is hereby amended to add a
new subsection, to read as follows:
5003.9.11 Manufacturer’s limitations.
The storage and use of hazardous mate-
rials shall not exceed the manufacturer’s
limitations on shelf life and any other re-
strictions on use.
96. Subsection 5601.1, Scope, of the In-
ternational Fire Code, 2012 Edition, is hereby
amended to read as follows:1
5601.1 Scope. The provisions of this
chapter shall govern the possession,
manufacture, storage, handling, sale and
use of explosives, explosive materials,
fireworks and small arms ammunition.
The indoor use of pyrotechnics in the per-
forming arts in conjunction with theatrical,
musical, or similar productions before a
proximate audience, performers, or sup-
port personnel as allowed by WAC 212-
17-350, is hereby prohibited.
Exceptions:
1. The Armed Forces of the United
States, Coast Guard or National
Guard.
2. Explosives in forms prescribed
by the official United States Pharma-
copoeia.
3. The possession, storage and
use of small arms ammunition when
packaged in accordance with DOTn
packaging requirements.
4. The possession, storage and
use of not more than one (1) pound
(0.454 kg) of commercially manufac-
tured sporting black powder, twenty
(20) pounds (9 kg) of smokeless
powder and ten thousand (10,000)
small arms primers for hand loading
of small arms ammunition for per-
sonal consumption.
5. The use of explosive materials
by federal, state and local regulatory,
law enforcement and fire agencies
acting in their official capacities.
1. Code reviser’s note: Section 4 of Or-
dinance 5712 provides: “This ordinance
shall be effective upon its passage, ap-
proval, and thirty (30) days after publica-
tion, with the sole exception of SECTION
II.C.96.Subsection 5601.1 Scope, which
subsection shall not be effective until one
(1) year from passage, approval and pub-
lication of this ordinance.”
4-5-070C
(Revised 8/14)5 - 18.52
6. Special industrial explosive de-
vices which in the aggregate contain
less than fifty (50) pounds (23 kg) of
explosive materials.
7. The possession, storage and
use of blank industrial-power load
cartridges when packaged in accor-
dance with DOTn packaging regula-
tions.
8. Transportation in accordance
with DOTn 49 CFR Parts 100–185.
9. Items preempted by federal reg-
ulations.
97. Subsection 5601.1.3 Fireworks, of the
International Fire Code, 2012 Edition, is
hereby amended to read as follows:
5601.1.3 Fireworks. The possession,
sale, and discharge of all fireworks are
prohibited in the City of Renton, as of
May 21, 2005.
Exceptions:
1. Storage and handling of fire-
works as allowed in Section 5604.
2. Manufacture, assembly and test-
ing of fireworks as allowed in Section
5605.
3. Displays authorized by the City
Council under permit issued pursu-
ant to City Code, and the Washington
Administrative Code, if required.
4. The possession, storage, sale,
handling, and use of specific types of
Division 1.4G fireworks where al-
lowed by applicable laws, ordinances
and regulations, provided such fire-
works comply with CPSC 16 CFR,
Parts 1500 and 1507, and DOTn 49
CFR, Parts 100 – 178, for consumer
fireworks.
98. Subsection 5601.2.4.2, Fireworks
display, of the International Fire Code, 2012
Edition, is hereby amended by changing the
title to “Public Display; Insurance Required,”
and to read as follows:
5601.2.4.2 Public Display; Insurance
Required. Any applicant shall, at the
time of issuance of such license, submit
to the City proper evidence of public lia-
bility and property damage insurance and
such applicant shall maintain the insur-
ance in a company or companies ap-
proved by the City with amounts as
follows: One million dollars
($1,000,000.00) or more for injuries to
any one (1) person in one (1) accident or
occurrence; two million dollars
($2,000,000.00) or more for injuries to
two (2) or more persons in any one (1)
accident or occurrence; one million dol-
lars ($1,000,000.00) for damage to prop-
erty in any one (1) accident or
occurrence. Such insurance shall name
the City as an additional insured and
shall not be cancelable except by a forty-
five (45) day pre-cancellation notice in
writing to the City. Further, the insurance
required herein shall be primary insur-
ance as respects the City. Any insurance,
self-insurance, or insurance pool cover-
age maintained by the City shall be in ex-
cess of the insurance required herein and
shall not contribute with it.
99. Subsection 5601.2.4.2, Fireworks
display, of the International Fire Code, 2012
Edition, is hereby amended by adding a new
subsection, to read as follows:
5601.2.4.2.1 Pyrotechnic Operator Re-
quired. Every City-authorized display of
fireworks shall be handled and super-
vised by a state licensed pyrotechnic op-
erator.
100. Subsection 5601.7, Seizure, of the
International Fire Code, 2012 Edition, is
hereby amended by adding new subsections,
changing the title to “Seizure/Penalty,” and to
read as follows:
5601.7 Seizure/Penalty. The City of
Renton may employ either, or both, of the
following processes.
5601.7.1 Seizure. The Fire Code Of-
ficial is authorized to remove or
cause to be removed or disposed of
in an approved manner, at the ex-
pense of the owner, explosives, ex-
plosive materials or fireworks offered
4-5-070D
5 - 18.53 (Revised 8/14)
or exposed for sale, stored, pos-
sessed or used in violation of this
chapter.
5601.7.2 Penalty. Any violation of
this chapter on fireworks shall be an
infraction only and punishable under
RMC 1-3-2 entitled Civil Penalties,
except possession, sale or discharge
of fireworks not classified as “con-
sumer” by statute, as now or hereaf-
ter amended, shall be subject to such
fines and penalties as set forth in
RCW 70.77.488, 70.77.540, and
Chapter 212-17 WAC.
101. Subsection 5704.2.11, Underground
Tanks, of the International Fire Code, 2012
Edition, is hereby amended to read as fol-
lows:
5704.2.11 Underground Tanks. Under-
ground storage of flammable and com-
bustible liquids in tanks shall comply with
Subsection 5704.2 and Subsections
5704.2.11.1 through 5704.2.11.5.3. Cor-
rosion protection shall comply with WAC
173-360-305.
All new underground storage tanks shall
conform to the standards as defined in
the “Underground Storage Tank Second-
ary Containment Ordinance” (RMC 4-5-
120). All provisions of the “Underground
Storage Tank Secondary Containment
Ordinance” shall apply to the installation,
use, maintenance, and abandonment of
underground storage tanks. All unautho-
rized releases from underground storage
tanks shall be reported in conformance
with RMC 4-5-120.K, Release Reporting
Requirements. Leaking tanks shall be
promptly emptied and removed from the
ground and abandoned in accordance
with Subsection 5704.2.14. All new
above-ground and underground tank in-
stallations and modifications or additions
to existing systems shall be subject to
plan review and installation fees as de-
scribed in the City of Renton Fee Sched-
ule Brochure.
102. Subsection 5704.2.11.5, Leak pre-
vention, of the International Fire Code, 2012
Edition, is hereby amended by adding a new
subsection, to read as follows:
5704.2.11.5.3 Leak Detection System
Maintenance and Certification. Leak
detection devices and monitoring sys-
tems installed in accordance with this
subsection shall be inspected and tested
at least annually by a qualified third party,
and the test results maintained on site for
at least one (1) year.
103. Appendix B104.2, Area separation,
of the International Fire Code, 2012 Edition,
is hereby amended to read as follows:
Appendix B104.2 Area separation.
Portions of buildings, which are sepa-
rated by one (1) or more four (4) hour fire-
walls constructed in accordance with the
International Building Code, without
openings, and provided with a thirty-inch
(30") parapet, are allowed to be consid-
ered as separate fire areas. (Ord. 4547,
7-24-1995; Amd. Ord. 4769, 3-8-1999;
Ord. 5086, 6-21-2004; Ord. 5404,
7-21-2008; Ord. 5556, 10-11-2010; Ord.
5712, 4-14-2014)
D. FIRE HYDRANTS:
1. Required for Construction: All build-
ings constructed within the City of Renton
shall be served by fire hydrants installed in
accordance with the requirements of this
Section. (Ord. 4007, 7-14-1986)
a. Plans Required Prior to Permit: No
building permit shall be issued until plans
required under this Chapter have been
submitted and approved in accordance
with the provisions contained in this
Chapter.
b. Installation Timing: No construc-
tion beyond the foundation shall be al-
lowed until hydrants and mains are in
place, unless approved by the appropri-
ate City authority, following appropriate
application and a finding that there is no
life or safety threat involved.
c. Upgrade of Existing Hydrants Re-
quired: In addition, presently existing fire
hydrants which do not conform with the
requirements and standards of this Sec-
tion when replaced shall be replaced with
hydrants which do conform to the stan-
4-5-070D
(Revised 8/14)5 - 18.54
dards and requirements of this Section.
(Ord. 4007, 7-14-1985)
2. Fire Hydrant Requirements in Com-
mercial, Business, Industrial and Manu-
facturing Areas:
a. Installation Required: The owner of
any building hereafter constructed or
used in the City which building or struc-
ture is not located or accessible within
one hundred fifty feet (150') of any fire hy-
drant and such building or structure being
located or situated in any area zoned and
to be used, or actually used for any com-
mercial, business, industrial or manufac-
turing purpose shall, at his expense,
install or cause to have installed fire hy-
drant or hydrants together with the nec-
essary pipes, appurtenances and
connections in order to connect and hook
on said hydrant or hydrants to the City’s
existing water supply. It shall be unlawful
for any person to own, occupy or use any
building or structure as defined in RMC
8-4-24B, C and D, unless such building
or structure is located within one hundred
fifty feet (150') of any fire hydrant. (Amd.
Ord. 4769, 3-8-1999)
b. Number and Location of Hy-
drants: The number and location of such
hydrants shall be in accordance with
good fire engineering practice and stan-
dards, the size, location, and construc-
tion to comply with the rules and
regulations of the American Insurance
Association formerly known as the Na-
tional Board of Fire Underwriters and all
of such installations to be duly approved
by the Fire Department prior to its accep-
tance thereof by the City.
c. Applicability to Annexed Proper-
ties: The aforesaid requirements shall
likewise apply to any such building or
structure as hereinabove defined which
is hereafter annexed to the City. (Ord.
2434, 9-23-1968)
3. Fire Hydrants in Other Areas: The
owner or party in control of any building here-
after constructed in or annexed to the City
and which said structure or building is used
for school, church, rest home, hospital or mul-
tiple residential apartments (four (4) individ-
ual apartment units or more) or any other
place of public assembly, and wheresoever
located, shall at his expense install or cause
to be installed fire hydrant or hydrants unless
adequate and sufficient hydrants are located
or accessible within one hundred fifty feet
(150') of any such building or structure. The
number, location, size and type of such hy-
drant or hydrants to be installed shall be as
specified in RMC 8-4-24B, further reference
hereby had thereto, and all of such installa-
tion to be approved by the City Fire Depart-
ment. (Amd. Ord. 4769, 3-8-1999)
4. Fire Hydrants; Special Locations: In
addition to the foregoing requirements, addi-
tional hydrant or hydrants may be required or
separately required in areas which are being
utilized for open storage of flammable prod-
ucts, including flammable liquids, or other ar-
eas of special fire hazards with spacing and
floor requirements based on the fire protec-
tion required in each instance; the number,
size, type and location of hydrants for the
aforesaid purpose shall be as specified in
subsection D2 of this Section and all of such
installations to be subject to the approval of
the Fire Department.
5. Multiple Uses – Contract: In the event
that the installation of any such fire hydrant or
hydrants as above set forth, and the connect-
ing system pertaining thereto, should benefit
two (2) or more properties then the owners of
such benefited properties shall share the cost
of such installation in the proportion of the
benefits so derived. Whenever an owner is
required to install such fire hydrant or fire hy-
drants under the provision of this Section and
which installation will benefit outer properties
not owned or controlled by such owner, then
in any such case such owner may apply to
the City for an agreement under the provi-
sions of the Municipal Water and Sewer Fa-
cilities Act known as chapter 261 of the
Sessions Laws of 1959 and any such agree-
ment between such owner and the City shall
run for a period not to exceed five (5) years
and thus permit such owner to recover a por-
tion of the cost of such initial installation from
other parties in the event of any such future
hook up or connection. Such contract shall
further provide that the owner of any building
or structure subsequently erected shall not
be permitted, during the term of the aforesaid
contract, to make any hook up or connection
4-5-070D
5 - 18.55 (Revised 8/14)
to the City’s water system or to any such hy-
drant until such owner has paid his propor-
tionate fair share of the initial cost of such
installation as set forth in said contract. Any
such agreement entered into between such
owner causing such installation and the City
shall be filed for record with the King County
Auditor’s office and thereupon such filing
shall constitute due notice of the terms and
requirements therein specified to all other
parties. The City further reserves the right,
upon approval of the City Council, to partici-
pate in the installation of any oversized water
line extensions or additional or extra improve-
ments relative to such installations. (Ord.
2434, 9-23-1968)
6. Fire Flow Requirements:
a. Basis for and Computation of Fire
Flow Requirement: The fire flow re-
quirement applied by the Fire Marshal
under the provisions of this section shall
be based upon criteria established in Ap-
pendix B of the International Fire Code as
amended, added to or adopted herein.
Appendix B of the International Fire Code
is hereby adopted by reference. One
copy of that document shall be filed in the
City Clerk’s office and be available for
use and examination by the public. (Ord.
4327, 8-26-1991; Ord. 5712, 4-14-2014)
b. Unknown Fire Flow: Where the ex-
isting fire flow is not known or cannot be
easily determined, it shall be required of
the developer to compute the available
fire flow using standards and criteria set
forth at Renton City Ordinance No. 3056.
(Ord. 4007, 7-14-1986)
7. Residential Sprinkling Permitted:
When the fire flow is less than one thousand
(1,000) gallons per minute but greater than
five hundred (500) gallons per minute, then
residential structures shall be permitted to be
served by sprinklers unless the Fire Chief has
made a written finding that the public safety,
health or welfare will be threatened, stating
the factors upon which such finding is based,
in which case residential structures shall not
be permitted to be constructed at such loca-
tion. (Ord. 4327, 8-26-1991)
8. Number of Hydrants Required: The
number of fire hydrants that shall be required
for the new construction or a defined risk shall
be based on the amount of fire flow that is re-
quired to protect said risk. The requirement
shall be one hydrant per one thousand
(1,000) g.p.m. fire flow. (Ord. 4007,
7-14-1986)
9. Location of Hydrants:
a. Minimum Distances from Struc-
tures: These fire hydrants shall be lo-
cated no closer than fifty feet (50') from
the structure and no greater than three
hundred feet (300'). The primary hydrant
shall be not further than one hundred fifty
feet (150') from the structure. (Ord. 4007,
7-14-1986)
10. Hydrant Accessibility: Hydrants shall
not be obstructed by any structure or vegeta-
tion, or have the hydrant visibility impaired
within a distance of one hundred fifty feet
(150') in any direction of vehicular approach
to the hydrant. All hydrants are to be accessi-
ble to Fire Department pumpers over roads
capable of supporting such fire apparatus.
(Ord. 3541, 5-4-1981; Amd. Ord. 4007,
7-14-1986)
a. Fire Marshal Discretion: The Fire
Marshal shall have discretion to deter-
mine the location of the hydrants based
upon a review of the location of the exist-
ing utilities, topography and the charac-
teristics of the building or structure; minor
deviations may be granted by Fire De-
partment approval of written requests.
(Ord. 4007, 7-14-1986)
11. Design and Installation Require-
ments: The installation of all fire hydrants
shall be in accordance with sound engineer-
ing practices. In addition, the following re-
quirements shall apply to all building
construction projects:
a. Two (2) copies of detailed plans or
drawings, accurately indicating the loca-
tion of all valves and fire hydrants to be
installed shall be submitted to the Fire
Marshal prior to the commencement of
any construction.
b. All fire hydrants must be approved by
the City of Renton, Public Works Depart-
ment.
4-5-070D
(Revised 8/14)5 - 18.56
c. All construction of the fire hydrant in-
stallation and its attendant water system
connection shall conform to the design
standards and specifications of the City
of Renton.
d. Fire hydrant installation shall be ade-
quately protected against vehicular dam-
age in accordance with RMC 4-6-010A.
e. An auxiliary gate valve shall be in-
stalled at the main line tee to permit the
repair and replacement of the hydrant
without disruption of water service.
f. All hydrants shall stand plumb, ±3°, to
be set to the finished grade with the bot-
tom flange two inches (2") above ground
or curb grade and have no less than thirty
six inches (36") in diameter of clear area
about the hydrant for the clearance of hy-
drant wrenches on both outlets and on
the control valve.
g. The port shall face the most likely
route of approach and location of the fire
truck while pumping; distance from
pumper port to street curb shall be no fur-
ther than twelve feet (12'), all as deter-
mined by the Fire Marshal.
h. The lead from the service main to the
hydrant shall be no less than six inches
(6") in diameter. Any hydrant leads over
fifty feet (50') in length from water main in
hydrant shall be no less than eight inches
(8") in diameter.
i. All hydrants newly installed in single
family residential areas shall be supplied
by not less than six inch (6") mains, and
shall be capable of delivering one thou-
sand (1,000) g.p.m. fire flow over and
above average maximum demands at
the farthest point of the installation. Hy-
drant leads up to fifty feet (50') long may
be six inches (6") in diameter.
j. All hydrants shall conform to the latest
revised City of Renton Standard Detail
and Specifications. (Amd. Ord. 4769,
3-8-1999)
k. All pipe shall meet City of Renton
standards per RMC 4-6-010A.
l. The maximum distance between fire
hydrants in single family use district
zones shall be six hundred feet (600').
m. The maximum distance between fire
hydrants in commercial, industrial and
apartment (including duplex) use district
zones shall be three hundred feet (300').
n. Lateral spacing of fire hydrants shall
be predicated on hydrants being located
at street intersections.
o. The appropriate water authority and
Fire Department shall be notified in writ-
ing of the date the fire hydrant installation
and its attendant water connection sys-
tem will be available for use.
p. The Fire Marshal shall be notified
when all newly installed hydrants or
mains are placed in service.
q. Where fire hydrants are not in ser-
vice, they shall be identified as being out
of service by a method approved by the
Fire Marshal. (Ord. 3541, 5-4-1981)
12. Special Requirements for Buildings
More Than Two Hundred Feet (200') from a
Street Property Line: The requirements of
this Section apply to all building construction
projects in which buildings are located or are
to be located such that any portion is more
than two hundred feet (200') in vehicular
travel from a street property line, except de-
tached single family dwellings:
a. Buildings that have required fire
flows of less than two thousand five hun-
dred (2,500) g.p.m. may have fire hy-
drants on one side of the building only.
b. When the required fire flow is over
two thousand five hundred (2,500)
g.p.m., the fire hydrants shall be served
by a main which loops around the build-
ing or complex of buildings and recon-
nects back into a distribution supply
main.
c. The number of fire hydrants that shall
be required for the new construction or a
defined risk shall be based on the
amount of fire flow that is required to pro-
tect said risk. The requirement shall be
4-5-090D
5 - 18.57 (Revised 8/14)
one hydrant per one thousand (1,000)
g.p.m. fire flow. These fire hydrants shall
be located no closer than fifty feet (50')
from the structure and no greater than
three hundred feet (300'). All hydrants
are to be accessible to Fire Department
pumpers over roads capable of support-
ing such fire apparatus. The Fire Marshal
shall determine the location of the hy-
drants based upon a determination of
utility, topography and building or struc-
ture; minor deviations may be granted by
Fire Department approval of written re-
quests. (Ord. 3541, 5-4-1981; Amd. Ord.
4769, 3-8-1999)
13. Water System Requirements for Hy-
drants: All fire hydrants shall be served by a
municipal or quasi-municipal water system,
or as otherwise approved by the Fire Mar-
shal. (Ord. 4007, 7-14-1986)
14. Service and Testing of Hydrants: All
hydrants shall be subject to testing, inspec-
tion and approval by the Fire Control Division.
(Ord. 4007, 7-14-1986)
15. Prohibited Hydrants: The installation
of flush type hydrants is prohibited unless ap-
proved by the Fire Marshal and such ap-
proval shall be given only when permitted fire
hydrants would be dangerous or impractical.
The showing of such danger or impracticabil-
ity shall be the burden of the builder. (Ord.
3541, 5-4-1981)
16. Dead End Mains Prohibited: Provi-
sions shall be made wherever appropriate in
any project for looping all dead end or tempo-
rarily dead end mains. A minimum fifteen foot
(15') easement shall be required. Construc-
tion plans must be approved by the Public
Works Department as per this Section and
other applicable City regulations prior to com-
mencement of construction. (Ord. 3541,
5-4-1981)
17. Meter or Detection Required for Pri-
vate Water or Fire Service: Services for fire
protection must be metered or detector
checkered at the expense of the owner and
fitted with such fixtures only as are needed for
fire protection and must be entirely discon-
nected from those used for other purposes.
(Ord. 4441, 2-28-1994)
18. Use for Other Than Fire Protection
Prohibited: In no case will any tap be made
upon any pipe used for fire service purposes
or any tank connected therewith, nor shall the
use of any water be permitted through any
fire service nor through any pipes, tanks or
other fixtures therewith connected for any
purposes except the extinguishing of fire on
such premises or testing flows for fire control
purposes. (Ord. 4441, 2-28-1994)
19. Changes Requiring Increased Fire
Protection: Whenever any change in the
use, occupancy or construction of any prem-
ises or purposes as hereinabove defined re-
quire any increased fire and hydrant
protection, the owner, owners or person in
charge of such premises shall proceed
promptly toward securing adequate protec-
tion and all such installation or changes to be
completed providing for such increased fire
protection, prior to the use or occupancy of
such facilities.
20. Violation of This Section and Penal-
ties: Unless otherwise specified, violations of
this Section are misdemeanors subject to
RMC 1-3-1. Each day upon which a violation
occurs or continues constitutes a separate of-
fense. (Ord. 3541, 5-4-1981; Ord. 5159,
10-17-2005)
4-5-080 (Deleted by Ord. 5549,
8-9-2010 and Ord. 5555, 10-11-2010)
4-5-090 INTERNATIONAL
MECHANICAL CODE ADOPTED:
The 2012 Edition of the International Mechanical
Code (IMC), as adopted and amended by the
State Building Code Council in chapter 51-52
WAC, as published by the International Code
Council, is adopted by reference with the follow-
ing additions, deletions and exceptions: Provided
that Chapter 1, Administration, is not adopted and
the Construction Administrative Code, as set forth
in RMC 4-5-060, shall be used in place of IMC
Chapter 1, Administration. Provided that the in-
stallation of fuel gas distribution piping and equip-
ment, fuel gas-fired appliances and fuel gas-fired
appliance venting systems shall be regulated by
the International Fuel Gas Code. Provided that
detached one (1)- and two (2)-family dwellings
and multiple single-family dwellings (town-
4-5-100
(Revised 8/14)5 - 18.58
houses) not more than three (3) stories high with
separate means of egress and their accessory
structures shall comply with the International
Residential Code. Provided that the standards for
liquefied petroleum gas installations shall be the
2011 Edition of NFPA 58 (Liquefied Petroleum
Gas Code) and the 2012 Edition of ANSI Z223.1/
NFPA 54 (National Fuel Gas Code). (Ord. 4546,
7-24-1995; Amd. Ord. 5085, 6-21-2004; Ord.
5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012; Ord. 5710, 4-14-2104)
4-5-100 NATIONAL FUEL GAS CODE
ADOPTED:
The 2012 Edition of the National Fuel Gas Code
(ANSI Z223.1/NFPA 54), as adopted by the State
Building Code Council in chapter 51-52 WAC, as
published by NFPA, is adopted by reference. The
Construction Administrative Code, as set forth in
RMC 4-5-060, shall be applied for the administra-
tion of this code. (Ord. 5085, 6-21-2004; Ord.
5159, 10-17-2005; Ord. 5555, 10-11-2010; Ord.
5710, 4-14-2104)
4-5-110 UNIFORM PLUMBING CODE
ADOPTED:
The 2012 Edition of the Uniform Plumbing Code
(UPC), as adopted and amended by the State
Building Code Council in chapter 51-56 WAC, as
published by the International Association of
Plumbing and Mechanical Officials, is adopted by
reference with the following additions, deletions
and exceptions: Provided that Chapter 1, Admin-
istration, is not adopted and the Construction Ad-
ministrative Code, as set forth in RMC 4-5-060,
shall be used in place of UPC Chapter 1, Admin-
istration. Provided that Chapters 12 and 15 of the
Uniform Plumbing Code are not adopted. Pro-
vided that those requirements of the Uniform
Plumbing Code relating to venting and combus-
tion air of fuel-fired appliances as found in Chap-
ter 5 and those portions of the code addressing
building sewers are not adopted.
The following appendices of the 2012 Edition of
the Uniform Plumbing Code as adopted and
amended by the State Building Code Council in
chapter 51-57 WAC, as published by the Interna-
tional Association of Plumbing and Mechanical
Officials, are also adopted by reference: Appen-
dix A – Recommended Rules for Sizing the Water
Supply System; Appendix B – Explanatory Notes
on Combination Waste and Vent Systems; Ap-
pendix I – Installation Standards. In addition, Ap-
pendix C – Alternate Plumbing Systems,
excluding Sections C5 through C7, is adopted by
reference. (Formerly 4-5-100. Ord. 3760,
12-5-1983; Amd. Ord. 4768, 3-8-1999; Ord. 5010,
5-19-2003; Ord. 5085, 6-21-2004; Ord. 5297,
7-2-2007; Ord. 5710, 4-14-2104)
4-5-120 UNDERGROUND STORAGE
TANK SECONDARY CONTAINMENT
REGULATIONS:
A. PURPOSE:
1. The purpose of this Section is to estab-
lish secondary containment and monitoring
requirements for new underground storage
facilities which store regulated substances in-
cluding hazardous materials, flammable liq-
uids, toxic substances and combustible
liquids. This Section establishes construction
standards for new underground storage facil-
ities, establishes separate monitoring stan-
dards for new and existing underground
storage facilities, establishes uniform stan-
dards for release reporting, emergency re-
sponse and abandonments, and specifies
permit procedures.
B. INTENT:
It is the intent of this Section to provide a method
by which:
1. To safely store regulated substances in-
cluding hazardous materials, flammable and
combustible liquids, and toxic substances in
underground storage facilities; to trap and
safely hold for recovery any regulated sub-
stance which may leak from underground
storage facilities;
2. To provide a systematic means of moni-
toring to determine the presence of any
leaked substance so that it may be safely re-
covered in a timely manner;
4-5-120E
5 - 19 (Revised 6/05)
3. To provide a means to monitor existing
underground storage facilities to detect leaks;
4. To protect groundwater resources;
5. To protect the City’s drinking water sup-
ply from impacts caused by regulated sub-
stances; and
6. To reduce the fire and life safety hazards
associated with substances that might other-
wise escape from a primary container.
C. COMPLIANCE WITH THE FIRE CODE
REQUIRED:
In addition to the provisions of this Section, all un-
derground storage facilities installations shall
meet all applicable provisions and requirements
of chapters 27 and 34 of the International Fire
Code. (Amd. Ord. 5086, 6-21-2004)
D. APPLICABILITY:
1. Persons who own one or more under-
ground storage facilities storing regulated
substances (including hazardous sub-
stances, flammable liquids, toxic substances,
and combustible liquids) shall comply with
this Chapter. If the operator of the under-
ground storage facility is not the owner, then
the owner shall enter into a written contract
with the operator requiring the operator to
comply with this Section.
2. All new underground storage facilities
which store regulated substances must com-
ply with the construction and monitoring stan-
dards for new underground storage facilities
as set forth in this Section.
3. All existing underground storage facilities
which store regulated substances must com-
ply with the monitoring standards for existing
underground facilities which are set forth in
this Section. However, existing underground
storage facilities which meet the construction
and monitoring standards for new facilities as
set forth in this Section may be issued per-
mits and regulated pursuant to the standards
and procedures for new facilities.
4. All owners and/or operators of under-
ground storage facilities which store regu-
lated substances now, have stored regulated
substances in the past, or have the ability to
store regulated substances in the future must
comply with the release reporting require-
ments, the closure requirements and the per-
mit application requirements as set forth in
this Section.
5. The detection of any unauthorized re-
lease shall require compliance with the re-
porting requirements of this Section. (Amd.
Ord. 5086, 6-21-2004)
E. EXCLUSIONS:
This Section specifically excludes regulation of
the following:
1. Farm or residential tanks of one thou-
sand one hundred (1,100) gallons or less ca-
pacity used for storing motor fuel for
noncommercial purposes, except for new
tank installations in the City’s Aquifer Protec-
tion Area;
2. Tanks used for storing heating oil for con-
sumption use by single family residences, ex-
cept for new tank installations in the City’s
Aquifer Protection Area;
3. Septic tanks;
4. Storage tanks situated in an underground
area (such as a basement, cellar, minework-
ing, drift, shaft or tunnel) if the storage tank is
situated upon or above the surface of the
floor;
5. Pipeline facility: Pipelines which trans-
port regulated substances interjurisdiction-
ally;
6. Surface impoundment, pit, pond or la-
goon;
7. Stormwater or wastewater collection sys-
tem;
8. Flow-through process tanks; or
9. Liquid trap or associated gathering lines
directly related to oil or gas production and
gathering operations.
4-5-120F
(Revised 6/05)5 - 20
F. FIRE CODE OFFICIAL AND FIRE
DEPARTMENT AUTHORITY AND
RESPONSIBILITY:
The Fire Department shall not issue a permit to
operate an underground storage facility until the
Department inspects the underground storage fa-
cility and determines that the underground stor-
age facility complies with the provisions of these
regulations. The Fire Code Official or the Official’s
duly authorized representative is hereby desig-
nated as the enforcing officer of this Section. In
addition to all other grounds for revocation or ter-
mination of permits set forth in the general provi-
sions hereof, any failure or refusal on the part of
a permittee to obey any rule, regulation, condition
or law concerning the installation, maintenance,
or removal of underground storage facilities shall
be grounds for revocation of a permit. (Amd. Ord.
5086, 6-21-2004)
G. DEFINITIONS OF TERMS USED IN
THIS SECTION:
ABANDONMENT OF UNDERGROUND STOR-
AGE FACILITIES:
1. The relinquishment or termination or pos-
session, ownership or control without full dis-
closure to the new owner thereof of contain-
ers, tanks, or pipes which have stored in the
past or are currently storing regulated sub-
stances whether by vacating or by disposition
thereof and shall not depend on a mere lapse
of time; or
2. Storage facilities which have been sub-
stantially emptied and unattended.
AQUIFER PROTECTION AREA (APA): Refer to
RMC 4-3-050B, Applicability – Critical Areas Des-
ignations/Mapping, and RMC 4-11-010, Defini-
tions A. (Amd. Ord. 4851, 8-7-2000)
CLOSURE OF UNDERGROUND STORAGE
FACILITIES: The lawful emptying and/or removal
of underground storage facilities pursuant to a
permit issued by the Fire Department and in con-
formance with chapter 34 of the International Fire
Code. (Amd. Ord. 5086, 6-21-2004)
CONTINUOUS MONITORING: A system using
automatic equipment which routinely performs
the required monitoring on a periodic or cyclic ba-
sis throughout each day.
DEPARTMENT: The City of Renton Fire Depart-
ment.
DOUBLE-WALLED: A container with two (2)
complete shells which provide both primary and
secondary containment. The outer shell must pro-
vide structural support and must be constructed
primarily of nonearthen materials including, but
not limited to, concrete, steel, and plastic.
EXISTING UNDERGROUND STORAGE FACIL-
ITY: Any underground storage facility that is not a
new underground storage facility. The term in-
cludes any underground storage facility which
has contained a hazardous substance in the past
and, as of July 1, 1987, had the physical capacity
of being used again (it had not been removed or
completely filled with an inert solid).
LEAK DETECTION SYSTEM: A system or tech-
nology capable of detecting, within twenty four
(24) hours, the failure of either the primary or sec-
ondary containment structure or the presence of
liquid in the secondary containment structure.
MEMBRANE LINER: Any membrane sheet ma-
terial fabricated into system for secondary con-
tainment. A membrane liner is placed external to
a tank, in order to be an impermeable barrier be-
tween a primary containment device including
pipes, and the ground. The membrane must pro-
vide a complete envelope that will prevent both
lateral and vertical migration of the stored product
out of the containment system and will be free of
cracks and gaps.
NATIONALLY RECOGNIZED INDEPENDENT
TESTING ORGANIZATION: Any one of the fol-
lowing organizations, or other organizations ap-
proved by the Fire Code Official:
American National Standards Institute (ANSI)
American Society of Mechanical Engineers
(ASME)
American Society for Testing and Materials
(ASTM)
National Association of Corrosion Engineers
(NACE)
National Sanitation Foundation (NSF)
Underwriters Laboratories (UL)
4-5-120H
5 - 21 (Revised 7/04)
Underwriters Laboratories of Canada, Inc.
(ULC)
(Amd. Ord. 5086, 6-21-2004)
NEW UNDERGROUND STORAGE FACILITY:
Any underground storage facility subject to this
Section which is installed after the effective date
of this Section or which complies with the require-
ments of RMC 4-5-120H.
OPERATOR: Any person in control of, or having
responsibility for, the daily operation of a storage
facility.
OWNER: Includes his duly authorized agent or
attorney, a purchaser, devisee, fiduciary and a
person having vested or contingent interest in the
property in question.
PRIMARY CONTAINMENT: A device (such as a
tank, pipe, drum) and associated appurtenances
which holds a regulated substance.
PRODUCT TIGHT: Impervious to the substance
which is contained, or is to be contained, so as to
prevent the seepage of the substance from the
primary containment. To be product tight, the pri-
mary container shall not be subject to physical or
chemical deterioration by the substance which it
contains over the useful life of the tank.
REGULATED SUBSTANCES: Any hazardous
materials, flammable liquid, combustible liquid, or
toxic substances which are more particularly de-
fined as:
1. Flammable Liquid: Any liquid having a
flash point below one hundred degrees
(100°) Fahrenheit and having a vapor pres-
sure not exceeding forty (40) pounds per
square inch (absolute) at one hundred de-
grees (100°) Fahrenheit.
2. Combustible Liquid: A liquid having a
flash point at or above one hundred degrees
(100°) Fahrenheit.
3. Hazardous Materials: Includes such
materials as flammable solids, corrosive liq-
uids, radioactive materials, oxidizing materi-
als, highly toxic, materials, poisonous gases,
reactive materials, unstable materials, hyper-
bolic materials and pyrophoric materials as
defined in chapter 2 of the International Fire
Code and any substance or mixture of sub-
stances which is an irritant, a strong sensi-
tizer or which generates pressure through
exposure to heat, decomposition or other
means.
4. Toxic Substance: Any material, either
singularly or in combination, which may pose
a present or potential hazard to human health
or to the quality of groundwaters when im-
properly used, stored, transported or dis-
posed of or otherwise mismanaged including
fertilizers, herbicides, and pesticides. (Amd.
Ord. 5086, 6-21-2004)
SECONDARY CONTAINMENT: A system which
will completely collect and contain all primary
containment spills and leaks, and contaminated
precipitations, until appropriate remedial action
can be determined.
SINGLE-WALLED: A container with one shell in
which regulated substances can or are being
stored and which provides primary containment.
UNAUTHORIZED RELEASE: Any spilling, leak-
ing, emitting, discharging, escaping, leaching, or
disposing from any underground storage tank into
groundwater, surface water, or subsurface soils.
Unauthorized release does not include intentional
withdrawals of hazardous substances for the pur-
pose of legitimate sale, use or disposal.
UNDERGROUND STORAGE FACILITY: A tank,
pipe, vessel or other container, or any combina-
tion of the foregoing, used or designed to be used
for the underground storage or underground
transmission of regulated substances and the vol-
ume of which (including the volume of the under-
ground pipes connected thereto) is ten percent
(10%) or more beneath the surface of the ground.
The underground storage facilities include but are
not limited to line leak detectors, monitoring wells,
continuous automatic leak detection systems, and
secondary containment systems associated
therewith.
H. NEW UNDERGROUND STORAGE
FACILITIES AND MONITORING
STANDARDS:
1. Applicability: The following subsections
shall apply to all new installations of primary
and secondary containers including leak in-
terception and detection systems. (Amd. Ord.
5086, 6-21-2004)
4-5-120H
(Revised 7/04)5 - 22
2. Standards for New Underground Stor-
age Facilities:
a. Primary and secondary levels of con-
tainment shall be required for all new un-
derground storage facilities used for the
storage of regulated substances.
b. All primary containers shall be prod-
uct-tight and shall be installed in accor-
dance with all applicable sections of
chapter 34 of the International Fire Code.
c. All secondary containers shall be
constructed of materials of sufficient
thickness, density, and composition to
prevent structural weakening of the sec-
ondary container as a result of contact
with any released hazardous substance
and shall be capable of containing any
unauthorized release of the hazardous
substance stored within the primary con-
tainer(s) for at least the maximum antici-
pated period, established by
manufacturer’s specifications, sufficient
to allow detection and removal of the un-
authorized release.
d. If a hazardous substance has come
into contact with the secondary container
and either additional primary containers
exist within the secondary container or
the leaking primary container has been
closed as specified in this Section and re-
placed by a new primary container, the
owner shall demonstrate to the satisfac-
tion of the Department that the require-
ments of subsection H2c of this Section
are still achievable or replace the sec-
ondary container.
e. The secondary container shall have
the ability to contain the following vol-
umes:
i. At least one hundred percent
(100%) of the volume of the primary
container where only one primary
container is within the secondary
container.
ii. In the case of multiple primary
containers within a single secondary
container, the secondary container
shall be large enough to contain one
hundred fifty percent (150%) of the
volume of the largest primary con-
tainer placed in it or ten percent
(10%) of the aggregate internal vol-
ume of all primary containers in the
secondary container, whichever is
greater.
f. If the secondary container is open to
rainfall, then it shall be able to accommo-
date the volume of precipitation which
could enter the secondary container dur-
ing a twenty four (24) hour, one hundred
(100) year storm in addition to the volume
of hazardous substance storage required
in subsection H2e of this Section.
g. The volumetric requirements for the
pore space of a granular material placed
in the secondary container as backfill for
the primary container shall be equal to or
greater than that required in subsection
H2e of this Section. The available pore
space in the secondary container backfill
shall be determined using appropriate
engineering methods and safety factors
and shall consider the specific retention
and specific yield of the backfill material,
the location of the primary container
within the secondary container, and the
proposed method of operation for the
secondary container.
h. The secondary container shall be
equipped with a collection system to ac-
cumulate, temporarily store, and permit
removal of any precipitation, subsurface
infiltration, or hazardous substance re-
leased from the primary container.
i. Laminated, coated, or clad materials
shall be considered single-walled and
shall not be construed to fulfill the re-
quirements of both primary and second-
ary containment.
j. All primary containers and double-
walled underground storage tanks sub-
ject to flotations shall be weighted or an-
chored using methods specified by the
manufacturer or, if none exist, best engi-
neering judgment. (Amd. Ord. 5086, 6-
21-2004)
4-5-120H
5 - 23 (Revised 7/04)
3. Design Standards for New Primary
Containers and Double-Walled Under-
ground Storage Tanks:
a. Cathodically protected steel under-
ground storage tanks, steel underground
storage tanks clad with glass fibre-rein-
forced plastic, and glass fibre plastic un-
derground storage tanks shall be
fabricated and designed to standards de-
veloped by a nationally recognized inde-
pendent testing organization or be listed
by the testing organization.
b. Underground storage tanks shall be
tested by the manufacturer or an inde-
pendent testing organization for durability
and chemical compatibility with the regu-
lated substances to be stored using rec-
ognized engineering practices for
materials testing.
c. Except for steel underground storage
tanks, a wear plate (striker plate) shall be
centered under all accessible openings
of the underground storage tank. The
plate shall be constructed of steel or, if
the steel is not compatible with the regu-
lated substance stored, a material resis-
tant to the stored regulated substance.
The width of the plate shall be at least
nine inches (9″) wide and have an area of
one square foot or be equal to the area of
the accessible opening or guide tube,
whichever is larger. The thickness of the
steel plate shall be at least 0.053 inch
(1.35 mm), and those constructed of
other materials (as required) shall be of
sufficient thickness to provide equivalent
protection. The plate shall be rolled to the
contours of underground storage tank
and bonded or seam welded in place.
d. Single-walled primary containers of
steel and the outer surface of double-
walled underground storage tanks con-
structed of steel which are not clad with
glass fibre reinforced plastic, shall be pro-
tected by a properly installed, maintained,
and monitored cathodic protection sys-
tem. Selection of the type of protection to
be employed shall be based on a certifi-
cation listing by a nationally recognized
independent testing organization or the
judgment of a registered corrosion engi-
neer or a National Association of Corro-
sion Engineers (NACE) accredited
corrosion specialist taking into account
the corrosion history of the area. Under-
ground storage tanks with listed corrosion
resistant materials, nonmetallic glass fi-
ber reinforced plastic coatings, compos-
ites, or equivalent systems shall be tested
immediately prior to installation.
i. The protection system shall be in-
spected under the direction of a reg-
istered corrosion engineer or NACE
corrosion specialist at the frequency
specified in the certification or in ac-
cordance with the schedule pre-
scribed by the system designer, but
not less than annually.
ii. Underground storage tanks in a
vault and not backfilled are ex-
empted from the requirements of this
subsection.
e. All primary containers and double-
walled underground storage tanks shall
be installed according to the manufac-
turer’s written recommendations or, if no
written recommendations exist, best en-
gineering practice.
f. Underground storage tanks shall be
tested before being put into service in ac-
cordance with the applicable sections of
the code under which they were built.
The ASME code stamp or listing mark of
Underwriters Laboratories, Incorporated
(UL), or any other nationally recognized
independent testing organization shall be
evidence of compliance with this require-
ment.
g. Before being covered, enclosed, or
placed in use, all underground storage
tanks and piping shall be tested for tight-
ness hydrostatically or with air pressure
at not less than three (3) pounds per
square inch and not more than five (5)
pounds per square inch. Pressure piping
shall be hydrostatically tested to one hun-
dred fifty percent (150%) of the maximum
anticipated pressure of the system, or
pneumatically tested to one hundred ten
percent (110%) of the maximum antici-
pated pressure of the system, but not
less than five (5) pounds per square inch
gauge at the highest point of the system.
4-5-120H
(Revised 7/04)5 - 24
This test shall be maintained for a suffi-
cient time to complete visual inspection
of all joints and connections, but for at
least ten (10) minutes. In lieu of the
above, a test using accepted engineering
practices shall be used. Double-walled
underground storage tanks are exempt
from the requirements of this Section pro-
vided that the annular space is monitored
using either pressure or vacuum testing.
(Ord. 4147, 4-4-1988)
h. All underground storage tanks shall
be equipped with an overflow spill protec-
tion system; a combination of “i” and at
least one additional method of “ii” through
“iv” must be used and is defined as fol-
lows:
i. A spill catchment basin which
surrounds the fill pipe and prevents
the inflow of the hazardous sub-
4-5-120I
5 - 27 (Revised 3/13)
unless a strike plate or other approved
devices used to protect the underground
storage tank are located directly under
the monitoring opening.
o. The double-walled underground
storage tank shall be so designed and in-
stalled that any loss of hazardous sub-
stance from the primary container will
drain to a specific location within the an-
nular space, as required, to be detected
by a monitoring device or method.
p. Any special accessories, fitting, coat-
ing, or lining not inherent within the initial
design of the primary container or dou-
ble-walled underground storage tank
shall be approved by a nationally recog-
nized, independent testing organization
or a demonstration of integrity with the
primary container or double-walled un-
derground storage tank shall be required.
5. Monitoring Standards for New Under-
ground Storage Facilities:
a. The owners or operators of all new
underground storage facilities shall im-
plement a monitoring program that is ap-
proved by the Department and required
as a condition of the permit. Visual moni-
toring must be implemented unless it is
determined by the Department to be un-
feasible to visually monitor.
b. All monitoring programs shall include
a written routine monitoring procedure
which includes, when applicable:
i. the frequency of performing the
monitoring method,
ii. the methods and equipment to
be used for performing the monitor-
ing,
iii. the location(s) from which the
monitoring will be performed,
iv. the name(s) or title(s) of the per-
son(s) responsible for performing the
monitoring and/or maintaining the
equipment, and
v. the reporting format.
6. Response Plan for New Underground
Storage Facilities:
a. Plan Required: A response plan
shall be developed by the permit appli-
cant which demonstrates, to the satisfac-
tion of the Fire Marshal, that any
unauthorized release will be removed
from the secondary container within the
shortest possible time and no longer than
the time consistent with the ability of the
secondary container to contain the regu-
lated substance. This response plan shall
be a condition of the underground stor-
age facility permit.
b. Plan Contents: The response plan
shall include, but is not limited to, the fol-
lowing:
i. A description of the proposed
methods and equipment to be used
for removing the hazardous sub-
stance, including the location and
availability of the required equip-
ment, if not permanently on-site, and
an equipment maintenance schedule
for the equipment located on-site.
ii. The name(s) or title(s) of the per-
son(s) responsible for authorizing the
work to be performed.
I. EXISTING INSTALLATIONS AND
MONITORING STANDARDS:
1. Continuation: Any underground storage
facility in existence as of the effective date of
this Section, or for which an installation per-
mit has been obtained prior to the effective
date of this Section, shall be allowed to con-
tinue in use, so long as it is product-tight.
2. Leaks: Should any existing storage tank
and/or its associated piping experience a loss
of product, due to leakage or mechanical fail-
ure, the entire underground storage facility
shall be upgraded to meet the requirements
for a new underground storage facility as set
forth in this Section. Should any existing stor-
age tank experience a loss of product due to
a failure in its associated piping, the Fire
Code Official shall have the authority, upon
written request of the owner/operator, to
waive the requirement to replace the entire
facility. Such waiver shall be based upon cer-
4-5-120I
(Revised 3/13)5 - 28
tification to the satisfaction of the Code Offi-
cial that the piping has been fully repaired. At
a minimum, such certification shall include a
product-tight test of the facility.
3. Monitoring Standards for Existing Un-
derground Storage Facilities:
a. Monitoring System Required: All
owners of existing underground storage
facilities which store regulated sub-
stances subject to this Section shall im-
plement a visual monitoring or alternative
monitoring system that complies with this
Section and is approved by the Fire Mar-
shal within eighteen (18) months of the
effective date of this Section.
b. Objective: The objective of the mon-
itoring program for existing underground
storage facilities is to detect unauthorized
releases within seventy two (72) hours of
their occurrence.
c. Fire Department Approval Re-
quired: The Fire Department shall re-
view the proposed monitoring program
and shall approve the monitoring system
if it finds that all aspects of the monitoring
alternative can be implemented. If the
proposed monitoring alternative cannot
be approved, then the Fire Department
may request the submittal of another pro-
posed monitoring alternative or may
specify the implementation of another
monitoring alternative.
d. Monitoring System Requirements:
The monitoring system must be capable
of determining the containment ability of
the underground storage tank and de-
tecting any active or future unauthorized
releases. Groundwater monitoring may
be utilized as a primary means of moni-
toring only when the underground stor-
age facility is located outside of an
Aquifer Protection Area. All owners of ex-
isting underground storage facilities sub-
ject to this Section who are not able to
implement visual monitoring shall imple-
ment one of the following monitoring al-
ternatives in conformance with any
permit requirements imposed by the Fire
Marshal:
i. Tank tightness testing and inven-
tory reconciliation controls.
ii. Testing or monitoring for vapors
within the soil surrounding the under-
ground storage tank system.
iii. Monitoring for products on the
groundwater.
iv. Monitoring for releases in an in-
terception barrier.
v. Automatic monitoring of product
level and automatic inventory recon-
ciliation.
vi. Interstitial monitoring between
the underground storage tank and a
secondary barrier.
vii. Other methods approved by the
Fire Department.
e. Annual Certification of Monitoring
System: Leak detection devices and
monitoring systems installed in accor-
dance with this Section shall be in-
spected and tested at least annually, and
the test results maintained on-site for at
least one year.
4. System Evaluation Criteria: The Fire
Department shall evaluate each monitoring
alternative proposed by the applicant for a
permit to determine its suitability based on
the following criteria:
a. Whenever possible, primary method
of monitoring other than groundwater
monitoring shall be performed, monthly
at a minimum.
b. When the underground storage facil-
ity is in an Aquifer Protection Area, a
monitoring method other than groundwa-
ter monitoring shall be utilized on a
weekly or more frequent basis for leak
detection monitoring.
c. Groundwater monitoring may be re-
quired by the Fire Code Official in an
Aquifer Protection Area. The Fire Mar-
shal shall review and approve the num-
ber and location of the monitoring well(s).
More than one underground storage fa-
4-5-120J
5 - 29 (Revised 3/13)
cility may be monitored using the same
well provided the well is directly downgra-
dient of all underground storage facilities
being monitored and is within one thou-
sand feet (1,000') of all underground stor-
age facilities being monitored. (Ord.
5676, 12-3-2012)
5. Tests: If the monitoring technique(s) se-
lected is designed to detect the presence of
the stored regulated substance outside of the
underground storage facility, then tests must
be made to determine if the regulated sub-
stance or any interfering constituents exist in
the soil or backfill surrounding the under-
ground storage facility.
6. Failure to Monitor: The failure to imple-
ment an approved monitoring system shall be
cause for the Fire Code Official to require clo-
sure of the underground storage facility pur-
suant to subsection L of this Section, Closure
Requirements. (Amd. Ord. 5086, 6-21-2004)
J. PERMITS:
1. Permit Required: No person, persons,
corporation or other legal entities shall install
or operate a primary or secondary storage fa-
cility without first obtaining a permit to do so
from the Fire Department.
2. Information Required: The Fire Depart-
ment shall not issue a permit to install or op-
erate a primary or secondary underground
storage facility unless adequate plans, speci-
fications, test data, and/or other appropriate
information have been submitted by the
owner and/or operator showing that the pro-
posed design and construction of the facility
meet the intent and provisions of this Section.
3. Abandonment Prohibited: No person,
persons, corporation or other legal entities
shall temporarily or permanently abandon a
primary or secondary storage facility.
4. Closure Procedure: No person, per-
sons, corporation or other legal entities shall
close a primary or secondary underground
storage facility without first obtaining a permit
to do so from the Fire Marshal. The Fire Mar-
shal shall not issue a permit to temporarily or
permanently close a primary or secondary un-
derground storage facility unless adequate
plans and specifications and other appropri-
ate information have been submitted by the
applicant showing that the proposed closure
meets the intent and provisions of this Sec-
tion.
5. Fee: The application for a permit pursu-
ant to this Section shall be accompanied by
the fee stipulated in RMC 4-1-150, Fire Pre-
vention Fees.
6. Permit Conditions:
a. Notification of Changes or Re-
lease:
i. As a condition of any permit re-
quirements to operate an under-
ground storage facility, the permittee
shall report to the Department within
thirty (30) days after any changes in
the usage of any underground stor-
age tank, including:
• The storage of new hazardous
substances;
• Changes in monitoring proce-
dure; or
• The replacement or repair of all
or part of any underground stor-
age facility.
ii. As a condition on any permit re-
quirement to operate an under-
ground storage facility, the permittee
shall report to the Department within
seventy two (72) hours any replace-
ment or repair of all or part of any un-
derground storage facility.
iii. As a condition of any permit re-
quirement to operate an under-
ground storage facility, the permittee
shall report to the Department any
unauthorized release occurrence,
within twenty four (24) hours of its de-
tection, using the procedures re-
quired in this Section.
b. Monitoring Records Required:
Written records of all monitoring per-
formed shall be maintained on-site by the
operator for a period of at least three (3)
years from the date the monitoring was
performed. The Fire Department may re-
4-5-120K
(Revised 3/13)5 - 30
quire the submittal of the monitoring
records or a summary at a frequency that
they may establish. The written records of
all monitoring performed in the past three
(3) years shall be shown to the Depart-
ment or duly authorized representative
upon demand during any site inspection.
Monitoring records shall include:
i. The date and time of all monitor-
ing or sampling;
ii. Monitoring equipment calibration
and maintenance records;
iii. The results of any visual obser-
vations;
iv. The results of all sample analy-
sis performed in the laboratory or in
the field, including laboratory data
sheets;
v. The logs of all readings of
gauges or other monitoring equip-
ment, groundwater elevations, or
other test results; and
vi. The results of inventory read-
ings and reconciliations.
7. Permit Expiration: A permit to operate
issued by the Fire Department shall be effec-
tive for one year. The underground storage
facility owner shall apply to the Department
for permit renewal at least sixty (60) days
prior to the expiration of the permit.
8. Transfer of Permit: Permits may be
transferred to a new underground storage fa-
cility owner if the new underground storage
facility owner does not change any conditions
of the permit, the transfer is registered with
the Department within thirty (30) days of the
change in ownership, and any necessary
modifications are made to the information in
the initial permit application due to the change
in ownership. The Fire Department may re-
view, modify, or terminate the permit to oper-
ate the underground storage facility upon
receiving the ownership transfer request.
9. Inspection Required for Permit Re-
newal: The Fire Department shall not renew
an underground storage facility permit unless
the underground storage facility has been in-
spected within the prior three (3) years and
the inspection revealed that the underground
storage facility complied with this Section, as
applicable, and with all existing permit condi-
tions. The inspection shall be conducted by
the Fire Department. If the inspection reveals
noncompliance, then the Department must
verify by a follow-up inspection that all re-
quired corrections have been implemented
before renewing the permit.
10. Implementation of Inspection Re-
port: Within thirty (30) days of receiving an
inspection report from the Department the
permit holder shall file with the Department a
plan and time schedule to implement any re-
quired modifications to the underground stor-
age facility or to the monitoring plan needed
to achieve compliance with the intent of this
Section or the permit conditions. This plan
and time schedule shall also implement all of
the recommendations of the Department.
K. RELEASE REPORTING
REQUIREMENTS:
1. Reporting Required for All Unautho-
rized Releases: All unauthorized releases
from the primary or secondary container shall
be reported to the Fire Department according
to the provisions of this Section.
a. Releases to Secondary Contain-
ers: All unauthorized releases to second-
ary containers shall be recorded on the
operator’s monitoring reports. Such an
unauthorized release shall be deter-
mined to be “an unauthorized release re-
quiring reporting”, if the leak detection
monitoring system in the space between
the primary and secondary containers
cannot be reactivated within eight (8)
hours. This provision shall be applicable
only to new underground storage tanks.
b. All Other Releases: All other unau-
thorized releases shall be reported pursu-
ant to the provisions of an “unauthorized
release requiring reporting” within twenty
four (24) hours after the release has
been, or should have been, detected un-
der the monitoring system installed or
maintained.
4-5-120K
5 - 31 (Revised 7/04)
2. Unauthorized Releases Requiring Re-
cording:
a. Definition of Release Requiring
Recording: An unauthorized release re-
quiring recording is one in which the leak
detection monitoring system in the space
between the primary and secondary con-
tainer could be reactivated within eight
(8) hours.
b. Time for Reporting: Unauthorized
releases requiring recording shall be re-
ported to the Fire Department within five
(5) days of the occurrence.
c. Content of Report: The incident re-
port shall be accompanied by a written
record including the following informa-
tion:
i. List of type, quantities, and con-
centration of hazardous substances
released.
ii. Method of cleanup.
iii. Method and location of disposal
of the released hazardous sub-
stances (indicate whether a hazard-
ous waste manifest(s) is utilized).
iv. Method of future leak prevention
or repair. If this involves a change in
operation, monitoring or manage-
ment, then appropriate reports shall
also be filed and a new permit ap-
plied for.
v. If the primary container is to con-
tinue to be used, then a description of
how the monitoring system between
the primary and secondary container
has been reactivated.
vi. Facility operator’s name and
telephone number.
vii. The approximate costs for
cleanup to be submitted voluntarily.
d. Review and Inspection: The De-
partment shall review the information
submitted pursuant to the report of an un-
authorized release requiring recording,
shall review the permit and may inspect
the underground storage facility.
e. Revocation of Permit: The Depart-
ment shall find that the containment and
monitoring standards of this Section can
continue to be achieved or the Depart-
ment shall revoke the permit until appro-
priate modifications are made to allow
compliance with the standards.
f. Causes of Container Deterioration:
Deterioration of the secondary container
is likely when any of the following condi-
tions exist:
i. The secondary container will
have some loss of integrity due to
contact with the stored hazardous
substances;
ii. The mechanical means used to
clean up the released hazardous
substance could damage the sec-
ondary container; or
iii. Hazardous substances, other
than those stored in the primary con-
tainer, are added to the secondary
container for treatment or neutraliza-
tion of the released hazardous sub-
stance as part of the cleanup
process.
g. Reportable or Recordable Re-
lease: If a recordable unauthorized re-
lease becomes a reportable unauthorized
release due to initially unanticipated facts,
the release shall immediately be treated
as a reportable release.
3. Unauthorized Release Requiring Re-
porting:
a. Time for Notification: Within twenty
four (24) hours after an unauthorized re-
lease has been detected, or should have
been detected, using required monitor-
ing, the operator shall notify the Fire De-
partment. This Section shall apply to any
unauthorized release except as defined
in subsection K2a of this Section. (Amd.
Ord. 5086, 6-21-2004)
b. Time for and Content of Report:
Within five (5) working days of detecting
4-5-120L
(Revised 7/04)5 - 32
the release, the operator or permittee
shall submit to the Department a full writ-
ten report to include all of the following in-
formation which is known at the time of
filing the report:
i. List of type, quantity, and concen-
tration of regulated substances re-
leased.
ii. The results of all investigations
completed at that time to determine
the extent of soil or groundwater or
surface water contamination due to
the release.
iii. Method of cleanup implemented
to date, proposed cleanup actions,
and approximate cost of actions
taken to date.
iv. Method and location of disposal
of the released regulated substance
and any contaminated soils or
groundwater or surface water.
v. Proposed method of repair or re-
placement of the primary and sec-
ondary containers.
vi. Facility operator’s name and
telephone number.
4. Subsequent Cleanup Reports Re-
quired: Until cleanup is complete, the opera-
tor or permittee shall submit reports to the
Department every month or at a more fre-
quent interval specified by the Department.
The reports shall include the information re-
quested in this Section.
L. CLOSURE REQUIREMENTS:
1. Closure Required: Existing under-
ground storage facilities which have experi-
enced an unauthorized release may not be
repaired and shall be closed pursuant to the
requirements of this Section. During the pe-
riod of time between cessation of regulated
substance storage and actual completion of
underground storage facility closure, the ap-
plicable containment and monitoring require-
ments of this Section shall continue to apply.
2. Exception: The requirements of this
Section do not apply to those underground
storage facilities in which regulated sub-
stances are continued to be stored even
though there is no use being made of the
stored substance. In these cases, the appli-
cable containment and monitoring require-
ments of this Section shall continue to apply.
3. General Provisions:
a. Compliance with Fire Code Re-
quired: All closures shall be accom-
plished in conformance with chapter 34
of the International Fire Code and with
the provisions of this Section.
b. Closure Proposal Required: Prior
to closure, the underground storage facil-
ity owner shall submit to the Department
a proposal describing how the owner in-
tends to comply with closure require-
ments. The requirement for prior
submittal is waived if the storage of regu-
lated substances ceases as a result of an
unauthorized release or to prevent or
minimize the effects of an unauthorized
release. In this situation, the under-
ground storage facility owner shall submit
the required proposal within fourteen (14)
days of either the discovery of an unau-
thorized release or the implementation of
actions taken to prevent or minimize the
effects of the unauthorized release.
c. Department of Ecology Notifica-
tion: Notification of intent to close under-
ground storage tanks shall be submitted
to the Department of Ecology at least
thirty (30) days prior to the start of work,
in accordance with WAC 173-360-385.
4. Temporary Closure:
a. Applicability: This Section applies
to those underground storage facilities in
which storage has ceased for a period of
more than ninety (90) days and less than
three hundred sixty five (365) days and
where the owner or operator proposes to
retain the ability to use the underground
storage facility within a year for the stor-
age of regulated substances. Under-
ground storage facilities temporarily
taken out of service for a period of up to
ninety (90) days shall continue to be
monitored in conformance with the appli-
cable subsections of this Section.
4-5-120L
5 - 33 (Revised 7/04)
b. Exception: This Section does not
apply to underground storage facilities
that are empty as a result of the with-
drawal of all stored material during nor-
mal operating practice prior to the
planned input of additional regulated sub-
stances consistent with permit condi-
tions.
c. Standards and Requirements for
Temporary Closure: The owner or oper-
ator shall comply with all of the following:
i. All residual liquid, solids, or slud-
ges shall be removed and handled
pursuant to the requirements of the
Fire Department.
ii. If the underground storage facil-
ity contained a regulated substance
that could produce flammable vapors
at standard temperature and pres-
sure, then the underground storage
facility shall be purged of the flamma-
ble vapors to levels that would pre-
clude an explosion or such lower
levels as may be required by the Fire
Department.
iii. The underground storage tank
may be filled with a noncorrosive liq-
uid that is not a regulated substance.
This liquid must be tested by a certi-
fied testing agency and results sub-
mitted to the Department prior to its
being removed from the under-
ground storage facility at the end of
the temporary closure period.
iv. Except for required venting, all
fill and access locations and piping
shall be sealed utilizing locked caps
or concrete plugs.
v. Power service shall be discon-
nected from all pumps associated
with the use of the underground stor-
age tank.
d. Modification of Monitoring Re-
quirements: The monitoring required
pursuant to the permit may be modified
or eliminated during the temporary clo-
sure period by the Department. The De-
partment shall consider, in making the
above decision, the need to maintain
monitoring in order to detect unautho-
rized releases that may have occurred
during the time the underground storage
facility was used but that have not yet
reached the monitoring locations and
been detected.
e. Inspection Required: The under-
ground storage facility shall be inspected
by the owner or operator at least once ev-
ery three (3) months to assure that the
temporary closure actions are still in
place. This shall include:
i. Visual inspection of all locked
caps and concrete plugs.
ii. If locked caps are utilized, then at
least one shall be removed to deter-
mine if any liquids or other sub-
stances have been added to the
underground storage tank or if there
has been a change in the quantity or
type of liquid added pursuant to the
above Section.
f. Closure Plan Required: A closure
plan clearly illustrating when and how the
tank will either be placed back into ser-
vice, removed from the ground, or per-
manently abandoned is required to be
submitted to the Department at the time
of permit application.
5. Permanent Closure Requirements:
a. Applicability: The permanent clo-
sure requirements of this Section shall
apply to those underground storage facil-
ities in which the storage of regulated
substances has ceased for a period of
more than three hundred sixty five (365)
days or when the owner has no intent
within the next year to use the under-
ground storage facility for storage of reg-
ulated substances.
b. Compliance Required: Owners of
underground storage facilities subject to
permanent closure shall comply with all
the provisions of this Section.
c. Standards and Requirements for
Removal of Tanks: An underground
storage facility that is required to be per-
manently closed shall have the tanks re-
4-5-120L
(Revised 7/04)5 - 34
moved, per chapter 34 of the Interna-
tional Fire Code. Owners of underground
storage facilities proposing to perma-
nently close the facility by removal shall
comply with the following requirements:
i. All residual liquid, solids, or slud-
ges shall be removed.
ii. If the underground storage facil-
ity contained a regulated substance
that could produce flammable vapors
at standard temperature and pres-
sure, then the underground storage
facility, either in part or as a whole,
shall be purged of the flammable va-
pors to levels that would preclude ex-
plosion or such lower levels as may
be required by the Department.
iii. When an underground storage
facility or any part of an underground
storage facility is to be disposed of,
the owner must document to the De-
partment that proper disposal has
been completed.
iv. An owner of an underground
storage facility or any part of an un-
derground storage facility that is des-
tined for a specific reuse shall identify
to the Department the future under-
ground storage facility owner, opera-
tor, location of use, and nature of
use.
v. An owner of an underground
storage facility or any part of an un-
derground storage facility that is des-
tined for reuse as scrap material shall
identify this reuse to the Department.
d. Standards and Requirements for
Abandoning Tank in Place: A tank may
be abandoned and closed in place, if it
can be proven that removal of the tank
could constitute a hazard to the immedi-
ate structure or underground utilities. The
closing in place is at the Fire Code Offi-
cial’s approval. Owners of underground
storage facilities who propose to perma-
nently close a facility in place with prior
approval of the Fire Code Official shall
comply with the following:
i. All residual liquid, solids, or slud-
ges shall be removed.
ii. All piping associated with the un-
derground storage tank shall be re-
moved and disposed of unless
removal might damage structures or
other pipes that are being used and
that are contained in a common
trench, in which case the piping to be
closed shall be emptied of all con-
tents and capped.
iii. The underground storage tank,
except for the piping that is closed
pursuant to the above subsection,
shall be completely filled with an inert
solid, unless the owner intends to
use the underground storage tank for
the storage of a nonregulated sub-
stance which is compatible with the
previous use of the underground
storage facility.
iv. A notice shall be filed and re-
corded with the County Auditor,
which shall describe the exact verti-
cal and area location of the closed
underground storage facility, the reg-
ulated substance it contained, and
the closure method.
e. Demonstration to Fire Code Offi-
cial: The owner of an underground stor-
age facility being closed shall demon-
strate to the satisfaction of the Fire Code
Official that no unauthorized release has
occurred. This demonstration can be
based on the ongoing leak detection
monitoring, groundwater monitoring, or
soils sampling performed during or im-
mediately after closure activities. If feasi-
ble, soil samples shall be taken and ana-
lyzed according to the following:
i. If the underground storage facility
or any portion thereof is removed,
then soil samples from the soils im-
mediately beneath the removed por-
tions shall be taken. Sampling shall
be conducted using the methods de-
scribed in the Department of Ecol-
ogy’s Guidance for Remediation of
Petroleum Contaminated Soils (Doc-
ument 91-30). At a minimum, a sep-
arate sample shall be taken for every
4-5-130B
5 - 35 (Revised 8/14)
two hundred (200) square feet for un-
derground storage tanks or every
twenty (20) lineal feet of trench for
piping.
ii. Methods used to analyze soil
samples shall be in accordance with
the Department of Ecology’s Guid-
ance for Remediation of Petroleum
Contaminated Soils (Document 91-
30). At a minimum, soils shall be an-
alyzed for all constituents of the pre-
viously stored regulated substances
and their breakdown or transforma-
tion products. (Amd. Ord. 5086,
6-21-2004)
M. VARIANCES:
The Fire Code Official shall have the authority to
grant variances from the specific requirements of
this Section, if it can be shown that the proposed
method of installation, operation, or removal
meets the intent of this Section. (Ord. 4147,
4-4-1988; Amd. Ord. 4963, 5-13-2002; Ord. 5086,
6-21-2004)
4-5-130 INTERNATIONAL
PROPERTY MAINTENANCE CODE:
A. INTERNATIONAL PROPERTY
MAINTENANCE CODE ADOPTED:
The 2012 Edition of the International Property
Maintenance Code is adopted as amended,
added to, or excepted in this title, and shall be ap-
plicable within the City, except Chapter 1 and
Sections 303, 307, 308, and 507, which are not
adopted. (Ord. 5710, 4-14-2014)
B. AMENDMENTS:
The following amendments to the Code are
hereby adopted:
1. Section 301.2 is amended to read as fol-
lows:
Responsibility: The owner of the prem-
ises shall maintain the structures and ex-
terior property in compliance with these
requirements, except as otherwise pro-
vided for in this code. A person shall not
occupy as owner-occupant or permit an-
other person to occupy premises which
are not in a sanitary and safe condition
and which do not comply with the require-
ments of this section.
2. Subsection 301.3, Vacant buildings and
land, is deleted in its entirety and replaced by
the following:
301.3 Vacant buildings: All vacant
buildings and premises thereof must
comply with this Code. Vacant buildings
shall be maintained in a clean, safe, se-
cure and sanitary condition provided
herein so as not to cause a blighting
problem or otherwise adversely affect the
public health, safety or quality of life.
301.3.1 Appearance: All vacant build-
ings must appear to be occupied, or ap-
pear able to be occupied with little or no
repairs.
301.3.2 Security: All vacant buildings
must be secured against outside entry at
all times. Security shall be by the normal
building amenities such as windows and
doors having adequate strength to resist
intrusion. All doors and windows must re-
main locked. There shall be at least one
operable door into every building and into
each housing unit. Exterior walls and
roofs must remain intact without holes.
301.3.2.1 Architectural (cosmetic)
structural panels: Architectural struc-
tural panels may be used to secure win-
dows, doors and other openings provided
they are cut to fit the opening and match
the characteristics of the building. Archi-
tectural panels may be of exterior grade
finished plywood or Medium Density
Overlaid plywood (MDO) that is painted
to match the building exterior or covered
with a reflective material such as plexi-
glass.
Exception: Untreated plywood or similar
structural panels may be used to secure
windows, doors and other openings for a
maximum period of thirty (30) days.
301.3.2.2 Security fences: Temporary
construction fencing may be used for a
maximum period of thirty (30) days as a
method to secure a building from entry.
4-5-130B
(Revised 8/14)5 - 36
301.3.3 Weather protection: The exte-
rior roofing and siding shall be main-
tained as required in section 304.
301.3.4 Fire Safety:
301.3.4.1 Fire protection systems: All
fire suppression and alarms systems
shall be maintained in a working condi-
tion and inspected as required by the Fire
and Emergency Services Department.
301.3.4.2 Flammable liquids: No vacant
building or premises or portion thereof
shall be used for the storage of flamma-
ble liquids or other materials that consti-
tute a safety or fire hazard.
301.3.4.3 Combustible materials: All
debris, combustible materials, litter and
garbage shall be removed from vacant
buildings, their accessory buildings and
adjoining yard areas. The building and
premises shall be maintained free from
such items.
301.3.4.3 Fire inspections: Periodic
Fire and Emergency Services Depart-
ment inspections may be required at in-
tervals set forth by the Fire Chief.
301.3.5 Plumbing fixtures: Plumbing
fixtures connected to an approved water
system, an approved sewage system, or
an approved natural gas utility system
shall be installed in accordance with ap-
plicable codes and be maintained in
sound condition and good repair or re-
moved and the service terminated in the
manner prescribed by applicable codes.
301.3.5.1 Freeze protection: The build-
ing’s water systems shall be protected
from freezing.
301.3.6 Electrical: Electrical service
lines, wiring, outlets or fixtures not in-
stalled or maintained in accordance with
applicable codes shall be repaired, re-
moved or the electrical services termi-
nated to the building in accordance with
applicable codes.
301.3.7 Heating: Heating facilities or
heating equipment in vacant buildings
shall be removed, rendered inoperable,
or maintained in accordance with appli-
cable codes.
301.3.8 Interior floors: If a hole in a floor
presents a hazard, the hole shall be cov-
ered and secured with three-quarter inch
(3/4") plywood, or a material of equivalent
strength, cut to overlap the hole on all
sides by at least six inches (6").
301.3.9 Termination of utilities: The
code official may, by written notice to the
owner and to the appropriate water, elec-
tricity or gas utility, request that water,
electricity, or gas service to a vacant
building be terminated or disconnected.
301.3.9.1 Restoration of service: If wa-
ter, electricity or gas service has been
terminated or disconnected pursuant to
section 301.3.9, no one except the utility
may take any action to restore the ser-
vice, including an owner or other private
party requesting restoration of service
until written notification is given by the
code official that service may be re-
stored.
301.3.10 Notice to person responsible:
The code official may inspect the building
and premises whenever the code official
has reason to believe that a building is
vacant, subject to a duly issued court
warrant, if there is a present danger, or
under the terms of the City’s community
caretaking function. If the code official de-
termines that a vacant building violates
any provision of this section, the code of-
ficial shall notify in writing the owner of
the building or real property upon which
the building is located, or other person re-
sponsible, of the violations and required
corrections and shall be given a time
frame to comply.
301.3.10.1 Alternate requirements:
The requirements and time frames of this
section may be modified under an ap-
proved Plan of Action. Within thirty (30)
days of notification that a building or real
property upon which the building is lo-
cated is in violation of this section, an
owner may submit a written Plan of Ac-
tion for the code official to review and ap-
prove if found acceptable. A Plan of
Action may allow:
4-5-130B
5 - 37 (Revised 8/14)
1) Extended use of non-architec-
tural panels.
2) Extended use of temporary se-
curity fencing.
3) Extended time before the demo-
lition of a building is required.
4) For substandard conditions to
exist for a specific period of time, pro-
vided the building is secured in an
approved manner. When considering
a Plan of Action, the building official
shall take into consideration the mag-
nitude of the violation and the impact
to the neighborhood.
301.3.11 Enforcement: Violations of this
section shall be enforced according to
the provisions and procedures of RMC 1-
3-2 and subject to the monetary penalties
contained therein.
301.3.11.1 Abatement: A building or
structure accessory thereto that remains
vacant and open to entry after the re-
quired compliance date is found and de-
clared to be a public nuisance. The code
official is hereby authorized to summarily
abate the violation by closing the building
to unauthorized entry. The costs of abate-
ment shall be a lien against the real prop-
erty and may be collected from the owner
in the manner provided by law.
301.3.11.2 Unsafe buildings and
equipment: Any vacant building or
equipment therein declared unsafe is
subject to the provisions of RMC 4-5-060
and the demolition provisions of RMC 4-
5-060. (Ord. 5676, 12-3-2012)
3. Section 302.4 is amended to read as fol-
lows:
Weeds: All premises and exterior prop-
erty shall be maintained free from weeds
or plant growth in excess of twelve inches
in height on development property or
twenty-four inches (24") in height on va-
cant land. All noxious weeds shall be pro-
hibited. Weeds shall be defined as all
grasses, annual plants and vegetation,
other than trees or shrubs; provided,
however, this term shall not include culti-
vated flowers and gardens.
Upon failure of the owner or agent having
charge of a property to cut and destroy
weeds after service of a notice of viola-
tion, they shall be subject to the provi-
sions of RMC 1-3-2, Civil Enforcement of
Code.
4. Section 308 is deleted in its entirety and
replaced with a new Section 308 Residential
Outdoor Storage, which shall read as follows:
308 Residential Outdoor Storage:
308.1 Purpose: The purpose of this sec-
tion is to define and regulate the outdoor
storage of materials on residential prop-
erty while maintaining the character and
use intended for single family residential
neighborhoods. For purposes of this sec-
tion, residentially zoned property is any
property zoned RC, R1, R4 or R8.
308.2 Allowed residential outdoor
storage: For RC and R1 zoned proper-
ties, a maximum of 400 square feet of
area may be used for outdoor storage.
For R4 and R8 zoned properties, a maxi-
mum of two hundred (200) square feet of
area may be used for outdoor storage.
308.3 Prohibited areas for outdoor
storage: Outdoor storage is prohibited
on residentially zoned property in the fol-
lowing areas:
Front yards
Side yards
Slopes greater than 15%
Designated open spaces or restricted ar-
eas
Critical areas, including wetland, streams
and associated buffer areas
308.4 Emergency access: Outdoor stor-
age areas shall not prevent emergency
access to the residential structure or any
other building.
4-5-130C
(Revised 8/14)5 - 38
308.5 Business related storage: Mate-
rials stored outdoors on residentially
zoned properties shall not be owned by
or used in any business or industry in-
cluding a home occupation business.
308.6 Height limitations: Materials
stored outdoors on residentially zoned
properties shall be neatly stacked and
not exceed a height of six feet (6'). Tarps
may not be utilized for screening outdoor
storage.
308.7 Firewood: Firewood must be split,
neatly stacked, and intended for use on
the premises on which it is stored. Tarps
may be used to protect firewood.
308.8 Membrane structures: Mem-
brane structures are considered outdoor
storage, and subject to the location re-
strictions in section 308.3. Such struc-
tures shall not exceed two hundred (200)
square feet in area. Membrane structures
shall be immediately removed or repaired
in the event of disrepair or in the event of
damage caused by weather, fire, colli-
sion, accident or other forms of damage.
Tarps and makeshift covers are prohib-
ited for this use.
308.9 Prohibited materials: Shipping
containers and other similar storage units
do not qualify as accessory buildings on
residentially zoned properties, and are
prohibited. Hazardous materials are also
prohibited for outdoor storage on resi-
dentially zoned properties. (Ord. 5710,
4-14-2014)
C. COPY ON FILE:
At least one (1) copy of the adopted edition of the
International Property Maintenance Code shall be
on file in the office of the City Clerk. (Ord. 5549,
8-9-2010)
4-5-140 APPEALS:
Appeals shall be filed as stipulated in RMC
4-8-110. (Ord. 4147, 4-4-1988; Amd. Ord. 4722,
5-11-1998; Ord. 4963, 5-13-2002; Ord. 5549,
8-9-2010. Formerly 4-5-130.)
4-5-150 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are civil infractions subject to RMC 1-3-2.
(Ord. 4147, 4-4-1988; Amd. Ord. 4722,
5-11-1998; Ord. 4856, 8-21-2000; Ord. 4963,
5-13-2002; Ord. 5159, 10-17-2005; Ord. 5549,
8-9-2010; Ord. 5555, 10-11-2010. Formerly 4-5-
140.)
6 - i (Revised 2/15)
Chapter 6
STREET AND UTILITY STANDARDS
CHAPTER GUIDE: The development-related requirements for water, sewer, storm drainage and street
construction are contained in chapter 4-6 RMC. Fee-related information for developers and builders
(i.e., utility fees, including system charges) is found in chapter 4-1 RMC. Permit application submittal
and review requirements (e.g., public works permits, etc.) are located in chapter 4-8 RMC. Non-devel-
opment-related utility and street regulations (e.g., monthly stormwater service fees or garbage collec-
tion procedures, and others) are found in RMC Title 8 or 9.
This Chapter last amended by Ord. 5749, January 12, 2015.
SECTION PAGE
NUMBER NUMBER
4-6-010 GENERAL STANDARDS APPLICABLE TO DEVELOPER EXTENSIONS
TO THE UTILITY SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Conditions and Standards for Constructing Utility Extensions . . . . . . . . . . . . . 1
B.Mains to Extend Full Width of Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Special Exception for Sanitary Sewer Extensions . . . . . . . . . . . . . . . . . . . . 1
C.Oversizing of Utilities and Reimbursement by City . . . . . . . . . . . . . . . . . . . . . . 1
4-6-020 CROSS CONNECTION CONTROL STANDARDS . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D.Installation of Backflow Prevention Assemblies . . . . . . . . . . . . . . . . . . . . . . . . 2
E.Types of Backflow Prevention Assemblies Required . . . . . . . . . . . . . . . . . . . . 2
F.Responsibilities of Owner and Utility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Water Utilities Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Plan Review Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Owner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
G.Annual Inspection and Testing Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-6-030 DRAINAGE (SURFACE WATER) STANDARDS . . . . . . . . . . . . . . . . . . . . . . . 4
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B.Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C.Adoption of Surface Water Design Manual . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
D.When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
E.Drainage Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. When Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Scope of Review. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Core Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
a. Core Requirement 1 – Discharge at the Natural Location . . . . . . . . . . . 5
b. Core Requirement 2 – Offsite Analysis . . . . . . . . . . . . . . . . . . . . . . . . . 5
c. Core Requirement 3 – Flow Control. . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
d. Core Requirement 4 – Conveyance System . . . . . . . . . . . . . . . . . . . . . 7
e. Core Requirement 5 – Erosion and Sediment Control . . . . . . . . . . . . . . 7
f. Core Requirement 6 – Maintenance and Operation. . . . . . . . . . . . . . . . 7
g. Core Requirement 7 – Financial Guarantees and Liability. . . . . . . . . . . 7
SECTION PAGE
NUMBER NUMBER
(Revised 2/15)6 - ii
h. Core Requirement 8 – Water Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Special Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
a. Special Requirement 1 – Other Area Specific Requirements . . . . . . . . . 8
b. Special Requirement 2 – Flood Hazard Delineation . . . . . . . . . . . . . . . . 8
c. Special Requirement 3 – Flood Protection Facilities . . . . . . . . . . . . . . . . 8
d. Special Requirement 4 – Source Control. . . . . . . . . . . . . . . . . . . . . . . . . 8
e. Special Requirement 5 – Oil Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
f. Special Requirement 6 – Aquifer Protection Area (APA) . . . . . . . . . . . . . 8
F. Creation of Tracts and/or Easements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Method of Creation for City-Maintained Facility for New Residential
Subdivisions with Drainage Facilities That Collect Public Runoff. . . . . . . . . . 8
a. Covenants, Conditions and Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . 8
b. Stormwater Easement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Method of Creation for Privately Maintained Facility . . . . . . . . . . . . . . . . . . . 9
3. Method of Creation for Other Developments . . . . . . . . . . . . . . . . . . . . . . . . . 9
G. Additional Requirements for Fencing and Landscaping . . . . . . . . . . . . . . . . . . . 9
1. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Fencing around New or Expanded Storm Drainage Ponds and
Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Maintenance of Existing Facilities Required . . . . . . . . . . . . . . . . . . . . . . . . . 9
H. Requirements for Drainage Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
I. Adoption of Stormwater Pollution Prevention Manual (SPPM) . . . . . . . . . . . . . . 9
J. Discharge Prohibition. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Prohibition of Illicit Discharge. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
2. Prohibition of Illicit Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.2
3. Remedy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.2
4. Elimination of Illicit Connection and/or Illicit Discharge . . . . . . . . . . . . . . . 10.2
a. Notice of Violation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.2
b. Requirement to Eliminate Illicit Connection . . . . . . . . . . . . . . . . . . . . 10.3
c. Requirement to Eliminate Illicit Discharges . . . . . . . . . . . . . . . . . . . . 10.3
d. Sample and Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.3
e. Right of Appeal from Administrative Decision . . . . . . . . . . . . . . . . . . 10.3
5. Reporting Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.3
6. Inspections, Investigation and Sampling . . . . . . . . . . . . . . . . . . . . . . . . . . 10.3
a. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
b. Compliance with Inspection Report . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
7. Record Retention Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
K.Review and Approval of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
1. Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
2. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
3. Additional Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
4. Tests. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
L.Bonds and Liability Insurance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
1. Construction Bond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.4
2. Maintenance and Defect Bond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
3. Liability Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
a. Duration and Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
SECTION PAGE
NUMBER NUMBER
6 - iii (Revised 2/15)
b. Additional Insured . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
c. Cancellation Notice Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
d. Waiver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
M.Maintenance of Drainage Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.5
1. Drainage Facilities Accepted by the City of Renton for Maintenance. . . . 10.5
a. Responsibility for Maintenance of Accepted Facilities . . . . . . . . . . . . 10.5
b. City Assumption of Maintenance Responsibility
for Existing Facilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.6
c. Facilities not Eligible for Transfer of Maintenance Responsibility. . . . 10.6
2. Drainage Facilities Not Accepted by the City for Maintenance . . . . . . . . 10.6
3. Separate Conveyance System Required for Off-Site Drainage . . . . . . . . 10.6
4. Maintenance of Landscaping and Other Improvements Located
in the Drainage Facility/Landscaping Tract . . . . . . . . . . . . . . . . . . . . . . . 10.7
5. Other Cases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.7
N.Retroactivity Relating to City Maintenance of Subdivision Facilities . . . . . . . 10.7
O.Adjustment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.7
P. Variance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.7
Q. Severability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10.7
R.Violations of this Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.8
4-6-040 SANITARY SEWER STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.8
A.Connection to City Sewer Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10.8
1. Exception for Connection to Private Sewage System . . . . . . . . . . . . . . . 10.8
B.Responsibility for Sewer Management Facilities . . . . . . . . . . . . . . . . . . . . . . . 11
C.Service Outside of City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D.Use of Septic Tanks, Privies or Cesspools . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
E.Permit Required for Connection to City Sewer . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Connection Approval Options . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Permit Classes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . 11
F.Public Sewer Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Costs and Damages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Public Sewer Pipe Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4.Repealed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
5. Manhole Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
a. Where Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
b. Covers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
c. Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
d. Manhole Requirements for Industrial Wastes . . . . . . . . . . . . . . . . . . . 12
6. Lift Station Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Supervision Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
8. Public Sewer Extension Requires Developer Agreement . . . . . . . . . . . . . 13
G.Private (Building) Sewer Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Independent Sewer Required for Every Building . . . . . . . . . . . . . . . . . . . . 13
2. Private Sewer Pipe Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Size and Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Special Allowance for Lesser Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
SECTION PAGE
NUMBER NUMBER
(Revised 2/15)6 - iv
5. Pipe Location, Elevation, Etc.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
6. Trenching Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Joints and Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
8. Grease, Oil and Sand Interceptors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
b. Type, Capacity and Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
c. Construction Materials and Standards . . . . . . . . . . . . . . . . . . . . . . . . . 14
d. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
9. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
10. Precautions While Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
11. Restoration of Public Property Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
12. Surety Bond Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
13. Use of Old Sewers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
H.Connection of Private (Building) Sewer to Public Sewer . . . . . . . . . . . . . . . . . 14
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Permit and Supervision by Utility Required . . . . . . . . . . . . . . . . . . . . . . . . . 14
I.Private Sewage Disposal Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Inspection and Approval by Utilities Engineer . . . . . . . . . . . . . . . . . . . . . . . 15
3. Standards and Tests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Maintenance Requirements and Discharge Prohibitions . . . . . . . . . . . . . . 15
5. Additional Requirements of Health Officer . . . . . . . . . . . . . . . . . . . . . . . . . 15
6. Standards for Abandoning Private Sewage Disposal Facilities . . . . . . . . . . 15
J.Additional Requirements that Apply within Zones 1 and 2 of an Aquifer
Protection Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Zone 1 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
a. Wastewater Disposal – Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
b. Additional Zone 1 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Zone 2 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
a. Wastewater Disposal – Zone 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
b. Additional Zone 2 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-6-050 STREET PLAN ADOPTED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-6-060 STREET STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B.Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
D.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
E.Right-of-Way Dedication Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Dedication Required for Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Amount of Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3. Waiver of Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
F.Public Street Right-of-Way Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Level of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. Street Lighting Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Additional Walkway Requirement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Minimum Design Standards for Public Streets and Alleys . . . . . . . . . . . . . 17
3. Length of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
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NUMBER NUMBER
6 - v (Revised 2/15)
4. Additional Alley Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
5. Pavement Thickness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
6. Minimum Sidewalk Measurements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
7. Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
a. Horizontal Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
b. Vertical Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
c. Tangents for Reverse Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
8. City Center Planning Area and Urban Design Districts – Special
Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
9. Vehicular Access and Connection Points To and From the State
Highway System. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
G. Complete Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Complete Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Exemptions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
H.Dead End Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Limited Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Cul-de-Sacs and Turnarounds When Permitted – Minimum
Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Turnaround Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Cul-de-Sac Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
5. Secondary Access Requirement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
6. Waiver of Turnaround . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
I.Street and Pedestrian Lighting Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Lighting Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Lighting Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Average Maintained Illumination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Uniformity Ratios . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
5. Construction Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
J.Shared Driveway Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Minimum Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
3. Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4. Tract Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
5. Easement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
6. Timing of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
K.(Repealed by Ord. 5727, 10-20-2014) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
L.Timing for Installation of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
M.Plan Drafting and Surveying Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
N.Review of Construction Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Submittal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Fees and Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3. Cost Estimate Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
O.Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Authority and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
P.Latecomer’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Latecomer’s Agreements Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Process for Latecomer’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
SECTION PAGE
NUMBER NUMBER
(Revised 2/15)6 - vi
Q.Variations from Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Alternates, Modifications, Waivers, Variances . . . . . . . . . . . . . . . . . . . . . . 24
2. Half Street Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
b. Minimum Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24a
c. Standards for Completion of the Half Street . . . . . . . . . . . . . . . . . . . . 24a
R.Deferral of Improvement Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
S.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
T.Violations of this Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
4-6-070 TRANSPORTATION CONCURRENCY REQUIREMENTS . . . . . . . . . . . . 24.1
A.Authority and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
B.Definitions of Terms Used in This Section . . . . . . . . . . . . . . . . . . . . . . . . . . 24.1
C.Applicability and Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
2. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
D.Concurrency Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
1. Test Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
2. Written Finding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
3. Failure of Test . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24.2
E.Transferability of Written Finding of Concurrency . . . . . . . . . . . . . . . . . . . . . 24.2
F.Expiration of Written Finding of Concurrency . . . . . . . . . . . . . . . . . . . . . . . . 24.3
G.Reconsideration of Concurrency Test . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Notification Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Reconsideration Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4. Options to Achieve Concurrency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. One Hundred Twenty (120) Day Time Limit Suspended . . . . . . . . . . . . . . . 25
H.Appeal of Project Application Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
I.Concurrency Inquiry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4-6-080 WATER SERVICE STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
A.Compliance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Building Section Responsibility for Report to Engineer . . . . . . . . . . . . . . . . 26
B.Connection without Permission Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
C.Connection to Water Main Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
1. Utilities Engineer Maintenance Responsibility . . . . . . . . . . . . . . . . . . . . . . . 26
a. Connection Required Prior to Street Paving . . . . . . . . . . . . . . . . . . . . . 26
b. City Notification of Requirement to Connect . . . . . . . . . . . . . . . . . . . . . 26
c. Failure to Connect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
D.Separate Water Service Connections Required . . . . . . . . . . . . . . . . . . . . . . . . 26
E.Alternative Water Service Connection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
F.Water Use for Construction Purposes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
G.Supervision Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
H.Private Water Pipe Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Acceptable Pipe Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Minimum Pipe Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Minimum Pipe Installation Depth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
4. Minimum Pressure Tolerance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
SECTION PAGE
NUMBER NUMBER
6 - vii (Revised 2/15)
5. Sterilization Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
6. General Design Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
I.Meter Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
J.Permit Required for Meter Removal or Re-installation . . . . . . . . . . . . . . . . . . 27
K.Installation of Service Prior to Completion of Street Construction . . . . . . . . . . 28
4-6-090 UTILITY LINES – UNDERGROUND INSTALLATION . . . . . . . . . . . . . . . . . 28
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
B.Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
D.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
E.Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
1. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
2. Fees Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
3. As-Built Plans Required for Underground Projects . . . . . . . . . . . . . . . . . . 29
F.Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Standards Applicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. Coordination with Other Facilities Required . . . . . . . . . . . . . . . . . . . . . . . 29
3. Wheel Load Requirements – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. Grading of Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
5. Joint Trenches . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Delay of Permit Issuance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Provision for Joint Services Across Public Right-of-Way Required . . . 29
c. Responsibility for Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Standards for Above-Ground Installations . . . . . . . . . . . . . . . . . . . . . . . . . 29
7. Standards for Above-Ground Pole Line Installations . . . . . . . . . . . . . . . 30/32
G.Variance Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30/32
1. Authority and Discretion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30/32
2. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30/32
H.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30/32
I.Violations of this Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . 30/32
4-6-100 DEFINITIONS OF TERMS USED IN THIS CHAPTER . . . . . . . . . . . . . . . 30/32
4-6-110 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 35
4-6-020C
6 - 1 (Revised 3/13)
4-6-010 GENERAL STANDARDS
APPLICABLE TO DEVELOPER
EXTENSIONS TO THE UTILITY
SYSTEM:
A. CONDITIONS AND STANDARDS FOR
CONSTRUCTING UTILITY EXTENSIONS:
The City’s Utility Division shall publish from time
to time a “Conditions and Standards for Con-
structing Utility Developer Extensions”. All devel-
oper extensions shall abide and fully comply with
said Standards. From time to time these Stan-
dards shall be updated in accordance with the
“Standard Specifications for Municipal Public
Works Construction of the American Public
Works Association”, “Recommended Standards
for Sewage Work”, the American Water Works
Association (AWWA) Standards, Insurance Ser-
vices Office (ISO) requirements, the American
Public Works Association (APWA) Standards and
with prevailing good practices relative to such ex-
tension and installations. (Ord. 3056, 8-9-1976
and Ord. 3055, 8-9-1976, eff. 7-1-1976)
B. MAINS TO EXTEND FULL WIDTH OF
PROPERTY:
All extensions shall extend to and across the full
width of the property served with water and
sewer. No property shall be served with City wa-
ter or sewer unless the main is extended to the
extreme boundary limit of said property line ex-
tending full length of the front footage of said
property. (Ord. 2849, 5-13-1974)
1. Special Exception for Sanitary Sewer
Extensions: All installations shall extend to
and across the full width of the property
served with sanitary sewer except when it is
shown by engineering methods, to the satis-
faction of the wastewater utility, that future ex-
tension of the sewer main is not possible or
necessary. If an exemption is granted, the
property owner is not relieved of the respon-
sibility to extend the main and shall execute a
covenant agreeing to participate in an exten-
sion if, in the future, the wastewater utility de-
termines that it is necessary. (Ord. 4343,
2-3-1992)
C. OVERSIZING OF UTILITIES AND
REIMBURSEMENT BY CITY:
If it has been determined that it would be to the
best interests of the City and the general locality
to be benefited thereby to install a larger size
main than one then needed or considered by the
subdivider, owners or developers immediately
abutting upon the street, alley or easement in
which such a main is to be placed, then the City
may, at its discretion, require the installation of
such a larger sized main in which case the City
shall pay the increased difference in cost between
the installation cost of the similar main and of the
larger main. (Ord. 2849, 5-13-1974)
Any party required to oversize utilities may re-
quest that utility participate in the cost of the
project. (Ord. 4506, 4-10-1995 and Ord. 4415,
8-16-1993)
4-6-020 CROSS CONNECTION
CONTROL STANDARDS:
A. PURPOSE:
1. National standards of safe drinking water
have been established. The City, as a water
purveyor, has the primary responsibility for
preventing water from unapproved sources,
or any other substances, from entering the
public potable water system. (Ord. 4312,
5-13-1991)
2. This Section is to protect the health of the
water consumer and the potability of the wa-
ter in the distribution system. This is accom-
plished by eliminating or controlling all actual
(direct) and potential (indirect) cross connec-
tions between potable and nonpotable sys-
tems through the use of approved backflow
prevention assemblies.
B. APPLICABILITY:
This Chapter applies throughout the water ser-
vice area of the City. It applies to all systems in-
stalled prior to or after its enactment. Therefore,
anyone wanting or using water from the City is re-
sponsible for compliance with these regulations
and shall be strictly liable for all damage incurred
as a result of failure to comply with the express
terms and provisions contained herein.
C. AUTHORITY:
The Public Works Administrator will administer
the provisions of the Chapter. The Administrator
will designate cross connection specialists and
propound all needful rules and regulations to im-
plement these provisions. The Water Utility Sec-
tion of the Utility Systems Division will be
responsible for monitoring and inspecting all ex-
4-6-020D
(Revised 3/13)6 - 2
isting cross connection assemblies and for keep-
ing all records generated by the cross connection
control program. The Plan Review Section of the
Development Services Division of the Depart-
ment of Community and Economic Development
will be responsible for reviewing all new and re-
vised plans for cross connections. (Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
D. INSTALLATION OF BACKFLOW
PREVENTION ASSEMBLIES:
Backflow prevention assemblies required by this
Chapter must be installed so as to be readily ac-
cessible for maintenance and testing. All assem-
blies shall be connected at the meter, the property
line when meters are not used, or within any pre-
mises where, in the judgment of the City Cross
Connection Control Specialist, the nature and ex-
tent of activity on the premises or the materials
used or stored on the premises could present a
health hazard should a cross connection occur.
This includes:
1. Premises having an auxiliary water sup-
ply.
2. Premises having internal cross connec-
tions that are not correctable, or intricate
plumbing arrangements which make it im-
practical to ascertain whether or not cross
connections exist.
3. Premises where entry is restricted so that
inspections for cross connections cannot be
made with sufficient frequency or at sufficient
short notice to assure that cross connections
do not exist.
4. Premises having a repeated history of
cross connections being established or re-es-
tablished.
5. Premises on which any substance is han-
dled under pressure so as to permit entry into
the public water system, or where a cross
connection could reasonably be expected to
occur. This includes the handling of process
waters and cooling waters.
6. Premises where materials of a toxic or
hazardous nature are handled such that if
backsiphonage should occur, a health hazard
may result.
7. Hospitals, mortuaries, clinics.
8. Laboratories.
9. Piers and docks.
10. Sewage treatment plants.
11. Food or beverage processing plants.
12. Chemical plants using a water process.
13. Metal plating industries.
14. Petroleum processing or storage plants.
15. Radioactive material processing plants
or nuclear reactors.
16. Car washes.
17. Process waters or cooling towers.
18. Fire sprinkler systems.
19. Irrigation systems.
20. Solar hot water systems.
21. Others specified by the Administrator.
(Ord. 5676, 12-3-2012)
E. TYPES OF BACKFLOW PREVENTION
ASSEMBLIES REQUIRED:
Specific types of backflow prevention assemblies
are required in the following conditions:
1. An air-gap separation or reduced princi-
ple backflow prevention assembly shall be in-
stalled where the water supply may be
contaminated by industrial waste of a toxic
nature or any other contaminant which would
cause a health or system hazard.
2. An air gap must be used between a pota-
ble water supply and sewer connected
wastes.
3. Lawn sprinkler or irrigation systems,
which are supplied by City water only, shall
be required to have a pressure vacuum
breaker. If such system contains an auxiliary
pump or is subject to chemical additives a
double-check valve assembly, air-gap sepa-
ration or a reduced pressure principle back-
flow prevention assembly will be required.
4-6-020G
6 - 3 (Revised 2/15)
F. RESPONSIBILITIES OF OWNER AND
UTILITY:
1. Water Utilities Section:
a. The Water Utilities Section will per-
form evaluations and inspections of
plans/or premises of all existing facilities
and inform the owner, by letter, of any
corrective action deemed necessary, the
method of achieving the correction and
the time allowed for the correction to be
made.
b. The Water Utilities Section shall in-
sure that all backflow prevention assem-
blies are tested annually to insure
satisfactory operation.
c. The Water Utilities Section shall in-
form the owner, by letter, of any failure to
comply by the time of the first reinspec-
tion. An additional fifteen (15) days will be
allowed for the correction. In the event
the owner fails to comply with the neces-
sary correction by the time of the second
reinspection, the Water Utilities Section
will inform the owner, by letter, that the
water service to the owner’s premises will
be terminated within a period not to ex-
ceed five (5) days.
d. If the Water Utilities Section deter-
mines at any time that a serious threat to
the public health exists, the water service
will be terminated immediately and with-
out notice.
2. Plan Review Section: On new installa-
tions the Plan Review Section will provide on-
site evaluation and/or inspection of plans in
order to determine if cross connections exist
and what type of backflow preventer, if any,
will be required before a water meter permit
can be issued.
3. Owner:
a. The owner shall be responsible for
the elimination or protection of all cross
connections on his property.
b. The owner, whether notified by the
City or not, shall at his expense install,
maintain and have tested by a certified
tester any and all backflow preventers on
his premises.
c. The owner shall return to the City the
assembly test reports within thirty (30)
days after receipt of the yearly test notifi-
cation.
d. The owner shall inform the Water
Utilities Section of any proposed or mod-
ified cross connections.
e. Owners who cannot shut down oper-
ation for testing of assemblies must pro-
vide bypass piping with an additional
backflow assembly at their expense.
f. The owner shall only install backflow
preventers which are approved by the
Washington State Department of Health.
g. The owner shall install backflow pre-
venters only in a manner approved by the
Washington State Department of Health.
h. The owner may be required to install
a backflow preventer at the service en-
trance if a private water source is main-
tained on his premises, even if it is not
cross connected to the City’s system.
i. Failure of the owner to cooperate in
the installation, maintenance, repair, in-
spection and testing of backflow pre-
venters required by this Section shall be
grounds for the termination of water ser-
vice or the requirements of an air-gap
separation.
G. ANNUAL INSPECTION AND TESTING
REQUIREMENTS:
All reduced pressure principle backflow assem-
blies, double check valve assemblies, pressure
vacuum breaker assemblies and air gaps in-
stalled in lieu of a backflow preventer shall be in-
spected and tested annually, or more often when
successive inspections indicate failure. All in-
spections and testing will be performed by a cer-
tified tester. The test reports shall be returned to
the City within thirty (30) days after receipt of the
yearly test notification. (Ord. 4312, 5-13-1991)
4-6-030A
(Revised 2/15)6 - 4
4-6-030 DRAINAGE (SURFACE
WATER) STANDARDS:
A. PURPOSE:
1. The purpose of this Section is to preserve
the City’s watercourses by minimizing water
quality degradation from siltation, sedimenta-
tion and pollution of creeks, streams, rivers,
lakes and other bodies of water, protect prop-
erty from increased runoff rates, and to en-
sure public safety.
2. It shall also be the purpose of this Section
to reduce flooding, erosion, and sedimenta-
tion; prevent and mitigate habitat loss; en-
hance groundwater recharge; and prevent
water quality degradation through permit re-
view, construction inspection, enforcement,
and maintenance of drainage facilities/sys-
tems.
3. It shall also be the purpose of this Section
to regulate the Municipal Separate Storm
Sewer System (MS4) regarding the contribu-
tion of pollutants, consisting of any material
other than stormwater, including but not lim-
ited to illicit discharges, illicit connections
and/or dumping into any storm drain system,
including surface and/or groundwater
throughout the City that would adversely im-
pact surface and groundwater quality of the
City and the State of Washington, in order to
comply with requirements of the National Pol-
lutants Discharge Elimination System (NP-
DES) Phase II Municipal Stormwater Permit.
4. It shall also be the purpose of this Section
to create attractive and functional drainage
facilities that do not reduce public safety.
(Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015)
B. ADMINISTERING AND ENFORCING
AUTHORITY:
The Administrator of the Public Works Depart-
ment is responsible for the general administration
and coordination of this Section. All provisions of
this Section shall be enforced by the Administra-
tor or his or her designated representatives. (Ord.
5526, 2-1-2010)
C. ADOPTION OF SURFACE WATER
DESIGN MANUAL:
The 2009 King County Surface Water Design
Manual (KCSWDM), as now or as hereafter may
be amended by King County or the City of
Renton, and hereby referred to as the Surface
Water Design Manual, is adopted by reference.
One copy of the Surface Water Design Manual
shall be filed with the City Clerk. (Ord. 5526, 2-
1-2010; Ord. 5749, 1-12-2015)
D. WHEN REQUIRED:
All persons applying for any of the following per-
mits and/or approvals shall submit for approval a
drainage plan with their application and/or re-
quest:
1. Mining, excavation or grading permit or li-
cense;
2. Shoreline permit;
3. Flood control zone permit;
4. Subdivision;
5. Short plat;
6. Special permit;
7. Temporary permit when involving land
disturbance;
8. Building Permit;
9. Planned urban development;
10. Site plan approval;
11. Construction Permit;
12. Stormwater Permit;
13. Binding Site Plan;
14. Any other development or permit appli-
cation which will affect the drainage in any
way. The plan submitted during one permit
approval process may be subsequently sub-
mitted with further required applications. The
plan shall be supplemented with additional in-
4-6-030E
6 - 5 (Revised 3/13)
formation at the request of the Public Works
Department. (Ord. 5526, 2-1-2010)
E. DRAINAGE REVIEW:
1. When Required: A drainage review is
required when any proposed project is sub-
ject to a City of Renton permit or approval as
determined under subsection D of this Sec-
tion and:
a. Would result in two thousand (2,000)
square feet or more of new impervious
surface, replaced impervious surface or
new plus replaced impervious surface; or
b. Would involve seven thousand
(7,000) square feet of land disturbing ac-
tivity; or
c. Would construct or modify a drainage
pipe or ditch that is twelve inches (12") or
more in size or depth or receives surface
or stormwater runoff from a drainage pipe
or ditch that is twelve inches (12") or
more in size or depth; or
d. Contains or is abutting a critical area
designation, defined and regulated in
RMC 4-3-050; or (Ord. 5676, 12-3-2012)
e. Is a single family residential develop-
ment that would result in new impervious
surface, replaced impervious surface or
new plus replaced impervious surface.
2. Scope of Review: The drainage review
for any proposed project shall be scaled to
the scope of the project’s size, type of devel-
opment and potential for impacts to the re-
gional surface water system to facilitate
preparation and review of project applica-
tions. If drainage review for a proposed
project is required under subsection E1 of this
Section, the Renton Development Services
Division shall determine which of the follow-
ing drainage reviews apply as specified in the
Surface Water Design Manual:
a. Small project drainage review (also
known as residential building permit
drainage review);
b. Targeted drainage review;
c. Full drainage review;
d. Large project drainage review.
3. Core Requirements: A proposed project
required to have drainage review by subsec-
tion E1 of this Section must meet each of the
following core requirements which are de-
scribed in detail in the Surface Water Design
Manual. Projects subject only to small project
drainage review (also known as residential
building permit drainage review) that meet
the small project drainage requirements
specified in the Surface Water Design Man-
ual, including flow control best management
practices, erosion and sediment control mea-
sures, and drainage plan submittal require-
ments are deemed to comply with the
following core requirements:
a. Core Requirement 1 – Discharge
at the Natural Location: All surface and
stormwater runoff from a project shall be
discharged at the natural location so as
not to be diverted onto, or away from,
downstream properties. The manner in
which runoff is discharged from the
project site shall not create a significant
adverse impact to downhill properties or
drainage systems as specified in the dis-
charge requirements of the Surface Wa-
ter Design Manual.
b. Core Requirement 2 – Offsite
Analysis: The initial application submit-
tal for proposed projects shall include an
offsite analysis report that assesses po-
tential offsite drainage impacts associ-
ated with development of the proposed
site and proposes appropriate mitigations
to those impacts. This initial submittal
shall include, at minimum, a Level One
downstream analysis as described in the
Surface Water Design Manual. If impacts
are identified, the proposed projects shall
meet any applicable problem-specific re-
quirements as specified in the Surface
Water Design Manual.
c. Core Requirement 3 – Flow Con-
trol:
i. Proposed projects including rede-
velopment projects that would result
in two thousand (2,000) square feet
or more of new plus replaced imper-
vious surface or thirty five thousand
(35,000) square feet or more of new
4-6-030E
(Revised 3/13)6 - 6
pervious surface, shall provide flow
control facilities or flow control
BMPs, or both, to control surface and
stormwater runoff generated by new
impervious surface, new pervious
surface, and replaced impervious
surface, as specified in the Surface
Water Design Manual.
ii. All projects shall implement flow
control BMPs in conjunction with,
and in addition to, any flow control fa-
cilities that may be necessary. Flow
control BMPs shall be applied as
specified in the Surface Water De-
sign Manual applicable to the project,
and in accordance with Washington
vesting law.
(a) For subdivision projects ap-
proved after January 1, 2011, im-
plementation of flow control
BMPs on individual lots of the
subdivision is required. The eval-
uation and selection of the flow
control BMP shall be done at the
platting stage. The construction
of the selected flow control
BMPs on individual lots within a
subdivision may be deferred until
a building permit is obtained for
construction on each lot.
(b) For lots within subdivisions
approved prior to January 1,
2011, implementation of flow
control BMPs on individual lots is
required. The evaluation, selec-
tion and construction of the se-
lected flow control BMP on
individual lots within a subdivi-
sion will be addressed as part of
single family residential building
permit drainage review at time of
application for building permit.
Flow control BMPs shall be ap-
plied as specified in the Surface
Water Design Manual applicable
to the project, and in accordance
with Washington vesting law.
(c) For projects within right-of-
way, implementation of flow con-
trol BMPs is optional. An adjust-
ment request may be necessary.
(d) For commercial develop-
ments, industrial developments
and multifamily developments, or
other projects not listed above,
implementation of flow control
BMPs is required.
(e) City permit applications re-
sulting in less than two thousand
(2,000) square feet of new plus
replaced impervious surface
where connection to the existing
storm system is not available, or
will cause flooding or erosion
problems, implementation of flow
control BMPs is required.
iii. Projects subject to area-specific
flow control facility requirements as
shown in Reference 11-A of the Sur-
face Water Design Manual shall
meet one of the following flow control
facility performance criteria as di-
rected in the Surface Water Design
Manual:
(a) Peak Rate Flow Control
Standard: Shall match the pre-
developed site’s peak discharge
rates for the two (2) year, ten (10)
year and one hundred (100) year
return periods assuming existing
site conditions as the predevel-
oped site condition;
(b) Flow Control Duration
Standard (for Existing Site
Conditions): Shall match the
predeveloped site’s discharge
duration for the discharge rates
between fifty percent (50%) of
the two (2) year peak flow
through the fifty (50) year peak
flow and the two (2) and ten (10)
year peak discharge assuming
existing site conditions as the
predeveloped site condition;
(c) Flow Control Duration
Standard (for Forested Site
Conditions): Shall match the
predeveloped site’s discharge
duration for the discharge rates
between fifty percent (50%) of
the two (2) year peak flow
through the fifty (50) year peak
4-6-030E
6 - 7 (Revised 2/15)
flow and the two (2) and ten (10)
year peak discharge assuming
forested site conditions as the
predeveloped site condition.
(d) Flood Problem Flow Con-
trol Standard: Shall meet the
flow control duration standard in
subsection E3c(iii)(c) of this Sec-
tion and also match the prede-
veloped site’s discharge rate for
the one hundred (100) year re-
turn period.
d. Core Requirement 4 – Convey-
ance System: All engineered convey-
ance system elements for proposed
projects shall be analyzed, designed and
constructed to provide the minimum level
of protection against overtopping, flood-
ing, erosion and structural failure as
specified by the conveyance require-
ments for new and existing systems and
conveyance implementation require-
ments described in the Surface Water
Design Manual.
e. Core Requirement 5 – Erosion and
Sediment Control: All proposed projects
that will clear, grade or otherwise disturb
the site shall provide erosion and sedi-
ment control that prevents, to the maxi-
mum extent practicable, the transport of
sediment from the site to drainage facili-
ties, water resources and adjacent prop-
erties. Erosion and sediment controls
shall be applied in accordance with RMC
4-4-060 and RMC 4-4-130 as specified
by the temporary erosion and sediment
control measures and performance crite-
ria and implementation requirements in
the Surface Water Design Manual.
f. Core Requirement 6 – Maintenance
and Operation: Maintenance of all drain-
age facilities in compliance with City of
Renton Maintenance Standards is the re-
sponsibility of the applicant or property
owner as described in the Surface Water
Design Manual except those facilities for
which the City assumes maintenance
and operations as described in subsec-
tion M of this Section and the Surface
Water Design Manual.
g. Core Requirement 7 – Financial
Guarantees and Liability: All drainage
facilities constructed or modified for proj-
ects, except downspout infiltration and
dispersion systems for single-family resi-
dential lots, must comply with the liability
requirements of RMC 4-6-030L.
h. Core Requirement 8 – Water Qual-
ity: Proposed projects that would result
in five thousand (5,000) square feet or
more of new pollution generating impervi-
ous surface or thirty five thousand
(35,000) square feet or more of new pol-
lution-generating pervious surface, or
that are redevelopment projects that
would result in a total of five thousand
(5,000) square feet or more of new and
replaced pollution-generating impervious
surface, shall provide water quality treat-
ment facilities to treat polluted surface
and stormwater runoff generated by new
or replaced pollution-generating impervi-
ous surface, as specified in the Surface
Water Design Manual. Water quality
treatment facilities shall meet the land-
use water quality treatment requirements
and the water quality implementation re-
quirements applicable to the project site
as specified in the Surface Water Design
Manual. The facilities specified by these
requirements are designed to reduce pol-
lutant loads according to the applicable
annual average performance goals listed
in subsections E3h(i) and (ii) of this Sec-
tion for ninety five percent (95%) of the
annual average runoff volume:
i. For basic water quality: remove
eighty percent (80%) of the total sus-
pended solids;
ii. For enhanced basic water qual-
ity: remove fifty percent (50%) of the
total zinc.
4. Special Requirements: A proposed
project required by subsection E of this Sec-
tion to have drainage review shall meet any of
the following special requirements which ap-
ply to the site and which are described in de-
tail in the Surface Water Design Manual. The
City of Renton Development Services Divi-
sion shall verify if a proposed project is sub-
ject to and must meet any of the following
special requirements:
4-6-030F
(Revised 2/15)6 - 8
a. Special Requirement 1 – Other
Area Specific Requirements: The Sur-
face Water Utility may apply a more re-
strictive requirement for controlling
drainage on an area-specific basis. Other
adopted area-specific regulations may in-
clude requirements that have a direct
bearing on the drainage design of a pro-
posed project.
b. Special Requirement 2 – Flood
Hazard Delineation: If a proposed proj-
ect contains or is adjacent to a stream,
lake, wetland or closed depression, or if
other City regulations require study of
flood hazards relating to the proposed
project, the one hundred (100) year
floodplain boundaries and floodway shall
be determined and delineated on the site
improvement plans and profiles and any
final maps prepared for the proposed
project. The flood hazard study shall be
prepared for as specified in the Surface
Water Design Manual.
c. Special Requirement 3 – Flood
Protection Facilities: If a proposed proj-
ect contains or is adjacent to a stream
that has an existing flood protection facil-
ity, such as a levee, revetment or berm,
or proposes to either construct a new or
modify an existing flood protection facil-
ity, then the flood protection facilities shall
be analyzed and designed as specified in
the Surface Water Design Manual to con-
form with the Federal Emergency Man-
agement Agency regulations as found in
44 C.F.R.
d. Special Requirement 4 – Source
Control: All commercial, industrial and
multi-family projects (irrespective of size)
undergoing drainage review are required
to implement applicable source control in
accordance with the King County Storm-
water Pollution Prevention Manual and
the Surface Water Design Manual. (Ord.
5749, 1-12-2015)
e. Special Requirement 5 – Oil Con-
trol: If a proposed project is a high-use
site, then oil control shall be applied to all
runoff from the high-use portion of the
site as specified in the Surface Water De-
sign Manual.
f. Special Requirement 6 – Aquifer
Protection Area (APA): If a proposed
project is located within the APA as iden-
tified in RMC 4-3-050, then the project
must comply with drainage requirements
in the Surface Water Design Manual and
RMC 4-3-050. (Ord. 5526, 2-1-2010;
Ord. 5645, 12-12-2011)
F. CREATION OF TRACTS AND/OR
EASEMENTS:
1. Method of Creation for City-Main-
tained Facility for New Residential Subdi-
visions with Drainage Facilities That
Collect Public Runoff: New residential sub-
divisions shall place stormwater flow control
and water quality treatment ponds, vaults and
other similar drainage facilities, along with the
required perimeter landscaping, in a storm-
water tract that is granted and conveyed with
all ownership and maintenance obligations
(excluding maintenance of the drainage facil-
ities) to the subdivision’s lot owners, their as-
signs, heirs, and successors. An easement
under and upon said tract shall be dedicated
to the City for the purpose of operating, main-
taining, improving, and repairing the drainage
facilities contained in the stormwater tract.
Only the chain link fence (if required by sub-
section G of this Section), flow control, water
quality treatment and conveyance facilities
will be considered for formal acceptance and
maintenance by the City; maintenance of all
other improvements and landscaping in said
stormwater tract shall be the responsibility of
the tract owner(s).
a. Covenants, Conditions and Re-
strictions: Covenants, conditions and
restrictions, which are approved by the
Administrator, shall be recorded with the
King County Recorder’s Office prior to re-
cording the plat. The applicant shall pro-
vide a copy of the recorded document.
These covenants shall specify, at a mini-
mum, the following:
i. Ownership, maintenance, and re-
pair for the commonly owned tract,
landscaping, and facilities (excluding
maintenance of the drainage facili-
ties); and
ii. No modification of the tract or
landscaping within the tract shall be
4-6-030I
6 - 9 (Revised 2/15)
allowed without the City’s prior writ-
ten approval.
iii. These covenants shall be irrevo-
cable and binding on all the property
owners, including their assigns,
heirs, and successors.
b. Stormwater Easement: A stormwa-
ter easement shall be granted and con-
veyed to the City of Renton for the
purpose of conveying, storing, managing
and facilitating storm and surface water.
The easement shall grant the City the
right to enter said stormwater easement
for the purpose of inspecting, operating,
maintaining, improving, and repairing the
drainage facilities in the stormwater tract.
2. Method of Creation for Privately Main-
tained Facility: As determined by the City,
other types of new development shall create
stormwater facilities either within an ease-
ment or within a tract not dedicated to City. In
the case of a tract, the developer and succes-
sors shall own the tract and associated devel-
opment site with an equal and undivided
interest.
3. Method of Creation for Other Develop-
ments: As determined by the City, the City
may take over maintenance of the drainage
facilities located within either an easement to
the City or within a tract owned by the devel-
oper and his successors in ownership to-
gether with an easement to the City. (Ord.
5749, 1-12-2015)
G. ADDITIONAL REQUIREMENTS FOR
FENCING AND LANDSCAPING:
1. Landscaping: Landscaping shall be
consistent with the provisions of Section 5.3
of the Surface Water Design Manual, except
that within the City of Renton, landscaping of
drainage facilities is not optional; it is re-
quired. Additionally, landscaping shall comply
with the requirements of RMC 4-4-070F8,
Storm Drainage Facilities.
2. Fencing around New or Expanded
Storm Drainage Ponds and Signage Re-
quired: All flow control and water quality
treatment ponds and similar facilities, as de-
termined by City Development Services, shall
be fenced with a six-foot (6') tall chain link
fence and access gate. Fencing is required
immediately outside each new stormwater
flow control and/or water quality treatment
pond and other similar facilities, as deter-
mined by City Development Services. For
stormwater ponds, the fence shall be placed
at the top of the berm with the maintenance
access road on the inside of the fence; or five
feet (5') minimum from top of berm if there is
no maintenance access road to allow access
for proper maintenance of the facility.
The chain link fence shall be coated with
black or green bonded vinyl and installed as
determined by the City between the facility
and the required landscaping. Unless other-
wise determined by the City, the fence gate
must be posted with a twelve inch (12") by
eighteen inch (18") “No Trespassing” sign.
Cedar or other fencing materials may be in-
stalled only if the stormwater facility is a pri-
vately maintained facility that is owned and
operated by the owner(s) of the tract.
3. Maintenance of Existing Facilities Re-
quired: Owners of existing drainage facilities
not maintained by the City are required to
continue to maintain existing landscaping
and fencing. Replacement of deteriorated
fencing and failed plantings is required. (Ord.
5749, 1-12-2015)
H. REQUIREMENTS FOR DRAINAGE
REVIEW:
All persons applying for drainage review as spec-
ified in subsection E1 of this Section shall submit
to the Development Services Division all engi-
neering plans for review in accordance with the
Surface Water Design Manual. The drainage plan
and supportive calculation report(s) shall be
stamped by a professional civil engineer regis-
tered and licensed in the State of Washington.
(Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015)
I. ADOPTION OF STORMWATER
POLLUTION PREVENTION MANUAL
(SPPM):
The 2009 King County Stormwater Pollution Pre-
vention Manual (SPPM), as now or as hereafter
may be amended by King County or the City of
Renton, and hereby referred to as the Stormwater
Pollution Prevention Manual, is hereby adopted
by reference. One copy of the manual shall be
filed with the City Clerk including any amend-
4-6-030J
(Revised 2/15)6 - 10
ments thereto. (Ord. 5526, 2-1-2010; Ord. 5749,
1-12-2015)
J. DISCHARGE PROHIBITION:
1. Prohibition of Illicit Discharge: Materi-
als, whether or not solids or liquids, other
than surface water and stormwater shall not
be spilled, leaked, emitted, discharged, dis-
posed or allowed to escape into the storm
sewer and/or drain system, surface water,
groundwater, or watercourses.
a. Examples of illicit discharge include
but are not limited to the following:
i. Trash, debris or garbage;
ii. Construction materials or waste-
water;
iii. Petroleum products, including
but not limited to oil, gasoline,
greases, fuel oil or heating oil;
iv. Antifreeze, brake fluid, wind-
shield cleaner and other automotive
products;
v. Metals in either particulate or dis-
solved form;
vi. Flammable or explosive materi-
als or substances;
vii. Radioactive materials;
viii. Acids or batteries of any kind;
ix. Alkalis or bases;
x. Paints, stains, resins, lacquers,
or varnishes;
xi. Degreasers, solvents or chemi-
cals used in laundries or dry clean-
ers;
xii. Drain cleaners;
xiii. Pesticides, herbicides and fer-
tilizers;
xiv. Steam cleaning wastes;
xv. Soaps, detergents, ammonias;
xvi. Swimming pool and spa clean-
ing wastewater and filter backwash
containing water disinfectants (chlo-
rine, bromine, or other chemicals);
xvii. Heated water;
xviii. Domestic animal waste;
xix. Sewage;
xx. Recreational vehicle wastewa-
ter or sewage;
xxi. Animal carcasses;
xxii. Food waste;
xxiii. Bark and other fibrous mate-
rial;
xxiv. Collected lawn clippings,
leaves, branches or other yard waste
material;
xxv. Silt, sediment or gravel;
xxvi. Dyes;
xxvii. Chemicals not normally found
in uncontaminated water;
xxviii. Wastewater or process water
(including filtered or purified);
xxix. Any pollution or contaminant
as referenced in the Stormwater Pol-
lution Prevention Manual; and
xxx. Any hazardous material as de-
fined in RMC 4-11-080, or waste not
listed above and any other process-
associated discharge except as oth-
erwise allowed in this Section.
b. The following are examples of al-
lowed discharges by this Section if the
discharges do not contain pollutants and
unless the Administrator evaluates and
determines that they are causing an ad-
verse impact:
i. Diverted stream flows;
ii. Spring water;
4-6-030J
6 - 10.1 (Revised 2/15)
iii. Rising groundwater;
iv. Uncontaminated groundwater
infiltration;
v. Uncontaminated pumped
groundwater;
vi. Foundation or footing drains;
vii. Water from crawl space pumps;
viii. Air conditioning condensation;
ix. Flows from riparian habitat and
wetland;
x. Discharges from emergency fire
fighting activities;
xi. Discharges specified in writing
by the authorized enforcement
agency as being necessary to pro-
tect public health and safety;
xii. Irrigation water from an agricul-
tural source that is commingled with
stormwater runoff;
xiii. Storm system dye testing is al-
lowable by the City, and any dye test-
ing by others requires verbal
notification to the Public Works De-
partment at least one day prior to the
date of the test.
c. Activities that may result in illicit dis-
charge, unless the application of best
management practices (BMPs) as speci-
fied in the Stormwater Pollution Preven-
tion Manual are utilized, include but are
not limited to:
i. Discharges from potable water
sources, including water line flush-
ing, hyperchlorinated water line
flushing, fire hydrant system flushing,
and pipeline hydrostatic test water.
Planned discharges shall be dechlo-
rinated to a concentration of 0.1 ppm
or less, pH-adjusted, if necessary,
and volumetrically and velocity con-
trolled to prevent resuspension of
sediments into the MS4;
ii. Discharges from lawn watering
and other irrigation runoff. These
shall be minimized through, at a min-
imum, public education activities and
water conservation efforts;
iii. Dust control with potable water;
iv. Automotive, airplane and boat
washing;
v. Pavement and building washing;
vi. Dechlorinated swimming pool
discharges. The discharges shall be
dechlorinated to a concentration of
0.1 ppm or less, pH-adjusted and re-
oxygenized if necessary, volumetri-
cally and velocity controlled to
prevent resuspension of sediments
in the MS4;
vii. Auto repair and maintenance;
viii. Building repair and mainte-
nance;
ix. Landscape maintenance;
x. Hazardous waste handling;
xi. Solid and food waste handling;
xii. Application of pesticides;
xiii. Non-stormwater discharge per-
mitted under another NPDES permit;
provided, that the discharge is in full
compliance with all requirements of
the permit, waiver, or other applica-
ble requirements and regulations.
d. A person does not violate this sub-
section J if:
i. That person has properly de-
signed, constructed, implemented
and is maintaining BMPs as required
by this Chapter and Section, but con-
taminants continue to enter surface
and stormwater and underground
water;
ii. That person can demonstrate
that there are no additional contami-
nants in discharges from the site
4-6-030J
(Revised 2/15)6 - 10.2
above the background conditions of
water entering the site;
iii. The discharge is a result of an
emergency response activity or other
action that must be undertaken im-
mediately or within a time too short to
allow full compliance with this Chap-
ter or Section in order to avoid an im-
minent threat to public health or
safety. The Administrator by public
rule may specify actions that qualify
for this exemption in City procedures.
A person undertaking emergency re-
sponse activities shall take steps to
assure that the discharges resulting
from such activities are minimized. In
addition, this person shall evaluate
BMPs to restrict recurrence.
e. Any person who knowingly allows or
permits any prohibited discharges, as set
forth in this subsection J or the Stormwa-
ter Pollution Prevention Manual, through
illicit connections, dumping, spills, im-
proper maintenance of BMPs or other
discharges, that allow contaminants to
enter surface and stormwater or ground-
water, shall be in violation of this Section.
2. Prohibition of Illicit Connections: The
construction, use, maintenance or continued
existence of any connection identified by the
Administrator, that may convey any pollution
or contaminants or anything not composed
entirely of surface water and stormwater, di-
rectly into the MS4, is prohibited, including
without limitation, existing illicit connections
regardless of whether the connection was
permissible under law or practices applicable
or prevailing at the time of connection. (Ord.
5676, 12-3-2012)
3. Remedy:
a. The person and/or property owner
responsible for an illicit connection and/or
illicit discharge shall initiate and complete
all actions necessary to remedy the ef-
fects of such connection or discharge at
no cost to the City.
b. If the person responsible for an illicit
connection or illicit discharge and/or the
owner of the property on which the illicit
connection or illicit discharge has oc-
curred fails to address the illicit connec-
tion or illicit discharge in a timely manner,
the Administrator shall have the authority
to implement removal or remedial actions
following lawful entry upon the property.
Such actions may include, but not be lim-
ited to: installation of monitoring wells;
collection and laboratory testing of water,
soil, and waste samples; cleanup and
disposal of the illicit discharge, and reme-
diation of soil and/or groundwater. The
property owner and/or other person re-
sponsible for the release of an illicit dis-
charge shall be responsible for any costs
incurred by the Public Works Department
or its authorized agents in the conduct of
such remedial actions and shall be re-
sponsible for City expenses incurred due
to the illicit connection or illicit discharge,
including but not limited to removal and/
or remedial actions in accordance with
RMC 1-3-3.
c. Compliance with this subsection
shall be achieved through the implemen-
tation and maintenance of best manage-
ment practices (BMPs) described in the
Stormwater Pollution Prevention Manual.
The Administrator shall initially rely on
education and informational assistance
to gain compliance with this subsection,
unless the Administrator determines a vi-
olation poses a hazard to public health,
safety, or welfare, endangers any prop-
erty and/or other property owned or
maintained by the City, and therefore
should be addressed through immediate
penalties. The Administrator may de-
mand immediate cessation of illicit dis-
charges and assess penalties for
violations that are an imminent or sub-
stantial danger to the health or welfare of
persons or danger to the environment.
(Ord. 5676, 12-3-2012; Ord. 5749, 1-12-
2015)
4. Elimination of Illicit Connection and/
or Illicit Discharge:
a. Notice of Violation: Whenever the
Administrator finds that a person has vio-
lated a prohibition or failed to meet a re-
quirement of this Section, he or she may
order compliance by written notice of vio-
lation to the property owner and/or re-
sponsible person, by first class and
4-6-030J
6 - 10.3 (Revised 2/15)
certified mail with return receipt re-
quested. Such notice may require without
limitation:
i. The performance of monitoring,
analyses, and reporting by the viola-
tor;
ii. The elimination of illicit connec-
tions or discharges;
iii. That violating discharges, prac-
tices, or operations shall immediately
cease and desist;
iv. The abatement or remediation of
stormwater pollution or contamina-
tion hazards and the restoration of
any affected property; and
v. The implementation of source
control or treatment BMPs. Any per-
son responsible for a property or
premises which is, or may be, the
source of an illicit discharge, may be
required to implement, at said per-
son’s expense, additional structural
and nonstructural BMPs to prevent
the further discharge of pollutants to
the municipal separate storm sewer
system and/or waters of the State.
These BMPs shall be part of a storm-
water pollution prevention plan
(SWPP) as necessary for compli-
ance with requirements of the NP-
DES permit.
b. Requirement to Eliminate Illicit
Connection: The Administrator shall
send a written notice, sent by first class
and certified mail with return receipt re-
quested, to the property owner and/or the
person responsible for the illicit connec-
tion, informing the property owner or per-
son responsible for an illicit connection to
the MS4 that the connection must be ter-
minated by a specified date.
c. Requirement to Eliminate Illicit
Discharges: The Administrator shall
send a written notice, sent by first class
and certified mail with return receipt re-
quested to the property owner and/or the
person responsible for the illicit dis-
charge, informing the property owner or
person responsible for an illicit discharge
to the MS4, whether it be surface water
and/or groundwater, that the discharge
must be terminated by a specified date.
d. Sample and Analysis: When the
Administrator has reason to believe that
an illicit connection is resulting in an illicit
discharge, the Administrator may sample
and analyze the discharge and recover
the cost of such sampling and analysis
from the property owner or person re-
sponsible for such illicit connection or dis-
charge pursuant to RMC 1-3-3, as now or
as hereafter may be amended, and re-
quire the person permitting or maintain-
ing the illicit connection and/or discharge
to conduct ongoing monitoring at that
person’s expense.
e. Right of Appeal from Administra-
tive Decision: Any person aggrieved by
an administrative decision of the Admin-
istrator may appeal such decision pursu-
ant to RMC 4-8-110.
f. Any illicit connection and/or illicit dis-
charge as set forth in this Section or the
Stormwater Pollution Prevention Manual
is hereby declared to be a nuisance pur-
suant to RMC 1-3-3, and as defined in
RMC 1-3-3B19. (Ord. 5676, 12-3-2012)
5. Reporting Requirements:
a. In the event of an illicit discharge or
spill of hazardous material into the storm-
water drainage system or waters of the
City, State of Washington or United
States, said person with knowledge
thereof shall immediately notify the emer-
gency dispatch services (911).
b. In the event of an illicit discharge of
nonhazardous material into the stormwa-
ter drainage system or waters of the City,
State of Washington or United States,
said person with knowledge thereof shall
immediately notify the Public Works De-
partment by phone at 425-430-7400, or
in person.
6. Inspections, Investigation and Sam-
pling: The Administrator may lawfully enter
property to inspect the facilities of any person
to determine compliance with the require-
ments of these regulations.
4-6-030K
(Revised 2/15)6 - 10.4
a. Access:
i. The Administrator shall be per-
mitted to lawfully enter and inspect
sites subject to regulation under this
Chapter and Section as often as may
be necessary to determine compli-
ance herewith, at all reasonable
hours for the purpose of inspections,
sampling or records examination.
ii. The Administrator shall have the
right to set up on the property neces-
sary devices to conduct sampling, in-
spection, compliance monitoring,
and/or metering actions.
b. Compliance with Inspection Re-
port: Within thirty (30) days of receiving
an inspection report from the Public
Works Department, the property owner
or operator shall file with the Department
a plan and time schedule to implement
any required modifications to the site or
to the monitoring plan needed to achieve
compliance with the intent of this Chapter
or Section or the NPDES permit condi-
tions. This plan and time schedule shall
also implement all of the recommenda-
tions of the Department. (Ord. 5676,
12-3-2012)
7. Record Retention Required: All per-
sons subject to the provisions of this Section
shall retain and preserve for no less than five
(5) years any records, books, documents,
memoranda, reports, correspondence, and
any and all summaries relating to operation,
maintenance, monitoring, sampling, remedial
actions and chemical analysis made by or on
behalf of a person in connection with any illicit
connection or illicit discharge. All records
which pertain to matters which are the subject
of administrative or any other enforcement or
litigation activities brought by the City pursu-
ant to this Code shall be retained and pre-
served by the person until all enforcement
activities have concluded and all periods of
limitation with respect to any and all appeals
have expired. (Ord. 5526, 2-1-2010; Ord.
5749, 1-12-2015)
K. REVIEW AND APPROVAL OF PLAN:
1. Process: All storm drainage plans and
supportive calculations shall be prepared in
connection with any of the permits and/or ap-
provals listed in subsection D of this Section
shall be submitted for review and approval to
the Development Services Division.
2. Fees: Fees shall be as listed in the City
of Renton Fee Schedule Brochure on file with
the City Clerk’s Office. (Ord. 5749, 1-12-
2015)
3. Additional Information: The permit ap-
plication shall be supplemented by any plans,
specifications or other information consid-
ered pertinent in the judgment of the Admin-
istrator or designee.
4. Tests: Whenever there is insufficient ev-
idence of compliance with any of the provi-
sions of this Section or Code, or evidence
that any material or construction does not
conform to the requirements of this Section or
Code, the Administrator or designee may re-
quire tests as proof of compliance to be made
at no expense to this jurisdiction. Test meth-
ods shall be as specified by this Section or
Code or by other recognized test standards.
If there are no recognized and accepted test
methods for the proposed alternate, the Ad-
ministrator or designee shall determine test
procedures. Suitable performance of the
method or material may be evidence of com-
pliance meeting the testing requirement.
(Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015)
L. BONDS AND LIABILITY INSURANCE
REQUIRED:
The Development Services Division shall require
all persons constructing drainage facilities pursu-
ant to RMC 4-6-030, except for single family res-
idential lots, to post with the City of Renton a
surety, cash bonds, assignment of funds or certi-
fied check in the amount equal to the estimated
cost of construction calculated using the Bond
Quantity Worksheet as described in the Surface
Water Design Manual.
1. Construction Bond: Prior to commenc-
ing construction, the person constructing the
drainage facility shall post a construction
bond in an amount sufficient to cover the cost
of conforming said construction with the ap-
proved drainage plans. In lieu of a bond, the
applicant may elect to establish a cash es-
crow account with his bank in an amount
deemed by the City of Renton to be sufficient
to reimburse the City if it should become nec-
4-6-030M
6 - 10.5 (Revised 2/15)
essary for the City to enter the property for
the purpose of correcting and/or eliminating
hazardous conditions relating to soil stability
and/or erosion. The instructions to the es-
crowee shall specifically provide that after
prior written notice unto the owner and his
failure to correct and/or eliminate existing or
potential hazardous conditions and his failure
to timely remedy same, the escrowee shall be
authorized without any further notice to the
owner or his consent to disburse the neces-
sary funds to the City of Renton for the pur-
pose of correcting and/or eliminating such
conditions complained of. After determination
by the Department that all facilities are con-
structed in compliance with the approved
plans, the construction bond shall be re-
leased.
2. Maintenance and Defect Bond (re-
quired only for those facilities to be main-
tained and operated by the City of
Renton): After satisfactory completion of the
facilities and prior to the release of the con-
struction bond by the City, the person con-
structing the facility shall commence a two (2)
year period of satisfactory maintenance of
the facility. A cash bond, surety bond or bona-
fide contract for maintenance and defects
with a third-party for the duration of this two
(2) year period, to be approved by the City of
Renton and to be used at the discretion of the
City of Renton to correct deficiencies in said
maintenance affecting public health, safety
and welfare, must be posted and maintained
throughout the two (2) year maintenance and
defect period. The amount of the cash bond
or surety bond shall be in the amount equal to
twenty percent (20%) of the estimated cost of
construction for a two (2) year period calcu-
lated using the Bond Quantity worksheet as
described in the Surface Water Design Man-
ual.
The owner of the property shall throughout
the maintenance and defect period notify the
City in writing if any defect or malfunction of
the drainage system has come to his or her
notice. Failure to notify the City shall give the
City cause to reject assumption of the main-
tenance of the facility at the expiration of the
two (2) year maintenance and defect period,
or within one year of the discovery of the de-
fect or malfunction of the drainage system,
whichever period is the latest in time.
3. Liability Policy: Before a permit shall be
issued for any construction, insurance will be
required as follows:
a. Duration and Limits: The applicant
shall secure and maintain in force
throughout the duration of the permit
commercial general liability insurance
written on an occurrence basis with limits
no less than one million dollars
($1,000,000.00) for each occurrence/two
million dollars ($2,000,000.00) aggre-
gate.
b. Additional Insured: Copies of such
insurance policy or policies shall be fur-
nished unto the City with a special en-
dorsement in favor of the City with the
City named as a primary and noncontrib-
utory additional insured on the insurance
policy and an endorsement stating such
shall be provided to the City.
c. Cancellation Notice Required: The
policy shall provide that it will not be can-
celed or reduced without thirty (30) calen-
dar days’ advance written notice to the
City.
d. Waiver: Upon showing of a hardship
and at the discretion of the Administrator,
the insurance requirements may be re-
duced or waived for single family or two
(2) family residential applications. (Ord.
5526, 2-1-2010; Ord. 5645, 12-12-2011;
Ord. 5749, 1-12-2015)
M. MAINTENANCE OF DRAINAGE
FACILITIES:
1. Drainage Facilities Accepted by the
City of Renton for Maintenance:
a. Responsibility for Maintenance of
Accepted Facilities: The City of Renton
is responsible for maintenance, including
performance and operation of drainage
facilities that have formally been ac-
cepted by the Administrator. The City will
also maintain any chain link fence sur-
rounding accepted drainage facilities if
the fencing is required per subsection G
of this Section. All landscaped areas,
wooden fencing, or fencing constructed
for a purpose other than safety within the
4-6-030M
(Revised 2/15)6 - 10.6
tract must be maintained by the owner(s)
of the tract.
b. City Assumption of Maintenance
Responsibility for Existing Facilities:
The City of Renton may assume mainte-
nance of privately maintained drainage
facilities, including the perimeter fencing,
after the expiration of the two (2) year
maintenance period in connection with
the subdivision of land if the following
conditions have been met:
i. All of the requirements of subsec-
tion E of this Section have been fully
complied with;
ii. The facilities have been in-
spected and any defects or repairs
have been corrected and approved
by the Department prior to the end of
the two (2) year maintenance period;
iii. All necessary easements enti-
tling the City to properly maintain the
facility have been conveyed to the
City;
iv. The facility is constructed on a
plat with public streets and located
on tracts or easements dedicated to
the City; and
v. It is recommended by the Admin-
istrator and concurred in by the City
Council that said assumption of
maintenance would be in the best in-
terests of the City.
c. Facilities Not Eligible for Transfer
of Maintenance Responsibility: A
drainage facility which does not meet the
criteria of this subsection shall remain the
responsibility of the applicant required to
construct the facility and persons holding
title to the property for which the facility
was required.
2. Drainage Facilities Not Accepted by
the City for Maintenance:
a. The person or persons holding title to
the property and the applicant required to
construct a drainage facility shall remain
responsible for the facility’s continual per-
formance, operation and maintenance in
accordance with the standards and re-
quirements per subsection C of this Sec-
tion and remain responsible for any
liability as a result of these duties. This
responsibility includes maintenance of a
drainage facility which is:
i. Under a two (2) year mainte-
nance bond period;
ii. Serving a private road;
iii. Located within and serving only
one single family residential lot;
iv. Located within and serving a
multi-family, commercial site, indus-
trial or mixed use property site;
v. Not otherwise accepted by the
City for maintenance.
b. A declaration of covenant as speci-
fied in the Surface Water Design Manual
shall be recorded. The restrictions set
forth in such covenant shall include, but
not be limited to, provisions for notice to
the persons holding title to the property of
a City determination that maintenance
and/or repairs are necessary to the facil-
ity and a reasonable time limit in which
such work is to be completed.
i. In the event that the titleholders
do not effect such maintenance and/
or repairs, the City may perform such
work upon due notice. The titlehold-
ers are required to reimburse the City
for any such work, with interest and
including the cost of labor, benefits,
materials, time and any other related
costs or fees. The restrictions set
forth in such covenant shall be in-
cluded in any instrument of convey-
ance of the subject property and shall
be recorded with the King County
Recorder’s Office.
ii. The City may enforce the restric-
tions set forth in the declaration of
covenant provided in the Surface
Water Design Manual.
3. Separate Conveyance System Re-
quired for Off-Site Drainage: Drainage
structures, such as vaults or ponds, must be
4-6-030Q
6 - 10.7 (Revised 2/15)
located within a dedicated tract. Off-site ar-
eas that naturally drain onto the project site
must be intercepted at the natural drainage
course within the project site and conveyed in
a separate conveyance system and must by-
pass on-site stormwater facilities. Separate
conveyance systems that intercept off-site
runoff and are located on private property
must be located in a drainage easement that
may be dedicated to the City if the City deems
it appropriate depending on the upstream
tributary area. (Ord. 5745, 1-12-2015)
4. Maintenance of Landscaping and
Other Improvements Located in the Drain-
age Facility/Landscaping Tract: The
owner(s) of the tract shall maintain the land-
scaping, and other improvements installed
within the tract. All improvements to the drain-
age facility/landscaping tract, including land-
scaping, shall require the submittal of a
landscape and/or recreation plan approved
by the City.
5. Other Cases: Where not specifically de-
fined in this subsection, the responsibility for
performance, operation and maintenance of
drainage facilities and conveyance systems
shall be determined on a case-by-case basis.
(Ord. 5526, 2-1-2010; Ord. 5645,
12-12-2011; Ord. 5749, 1-12-2015)
N. RETROACTIVITY RELATING TO CITY
MAINTENANCE OF SUBDIVISION
FACILITIES:
If any person constructing drainage facilities pur-
suant to this Section and/or receiving approval of
drainage plans prior to the effective date of the or-
dinance codified in this Section reassesses the
facilities and/or plans so constructed and/or ap-
proved and demonstrates, to the Administrator’s
satisfaction, total compliance with the require-
ments of this Section, the City may, after inspec-
tion, approval and acknowledgment of the proper
posting of the required bonds as specified in sub-
section L of this Section, assume maintenance of
the facilities. (Ord. 5526, 2-1-2010; Ord. 5749, 1-
12-2015)
O. ADJUSTMENT:
1. An adjustment to the requirements con-
tained in this Section or other requirements in
the Surface Water Design Manual may be
proposed. The resulting development shall
be subject to all of the remaining terms and
conditions of this section and the adjustment
shall:
a. Produce a compensating or compa-
rable result in the public interest; and
b. Meet the objectives contained in this
Section of safety, function, appearance,
environmental protection and maintain-
ability based upon sound engineering
judgment.
2. Requests for adjustments that may con-
flict with the requirements of any other City
departments shall require review and concur-
rence with that department.
3. A request for an adjustment shall be pro-
cessed in accordance with the procedures
specified in the Surface Water Design Man-
ual.
4. The applicant may appeal an adjustment
decision by following the appeal procedures
as specified in the Surface Water Design
Manual per RMC 4-8-110. (Ord. 5526,
2-1-2010; Ord. 5749, 1-12-2015)
P. VARIANCE:
1. If complying with subsection E2 of this
Section will deny all reasonable use of a
property, a variance to the requirements in
the Surface Water Design Manual may be re-
quested from the Community and Economic
Development Administrator or designee in
accordance with the variance process de-
fined in the Surface Water Design Manual
and RMC 4-9-250.
2. A request for a variance shall be pro-
cessed in accordance with RMC 4-9-250.
(Ord. 5526, 2-1-2010; Ord. 5749, 1-12-2015)
Q. SEVERABILITY:
If any provision, subsection, sentence, clause or
phrase of this Section or the application thereof to
any person or circumstances is held invalid, the
remaining portions of this Section and the appli-
cation of such provisions to other persons or cir-
cumstances shall not be affected thereby. (Ord.
5526, 2-1-2010; Ord. 5749, 1-12-2015)
4-6-030R
(Revised 2/15)6 - 10.8
R. VIOLATIONS OF THIS SECTION AND
PENALTIES:
A violation of any of the provisions of this Section
shall be a civil infraction pursuant to RMC 1-3-2.
See also RMC 4-6-110.
(Ord. 3174, 11-21-1977; Ord. 4269, 5-21-1990;
Ord. 4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord.
4722, 5-11-1998; Ord. 4740, 7-19-1999; Ord.
4851, 8-7-2000; Ord. 5132, 4-4-2005; Ord. 5153,
9-26-2005; Ord. 5159, 10-17-2005; Ord. 5450,
3-2-2009; Ord. 5478, 8-3-2009; Ord. 5526,
2-1-2010; Ord. 5749, 1-12-2015)
4-6-040 SANITARY SEWER
STANDARDS:
A. CONNECTION TO CITY SEWER
REQUIRED:
The owner of each house, building or property
used for human occupancy, employment, recre-
ation or other purpose, situated within the City
and abutting on any street, alley or right-of-way in
which there is now located or may in the future be
located a public sanitary or combined sewer of
the City which said public sewer is within three
hundred thirty feet (330') of the property line and
which has been determined to be a health hazard
by the City or the Seattle-King County Health De-
partment, or its successor agencies, or which has
participated and been included in a local improve-
ment district, is hereby required at the owner’s ex-
pense to install suitable toilet facilities therein and
to connect such facilities directly with the proper
public sewer in accordance with the provisions of
this Chapter, within ninety (90) days after the date
of official notice to do so.
1. Exception for Connection to Private
Sewage System: Where a public sanitary or
combined sewer is not available under the
provisions of this Chapter, the building sewer
shall be connected to a private sewage dis-
posal system complying with the provisions
of this Section. (Ord. 4343, 2-3-1992)
4-6-040E
6 - 11 (Revised 8/08)
B. RESPONSIBILITY FOR SEWER
MANAGEMENT FACILITIES:
Any facility improvements identified by the current
adopted long-range wastewater management
plan (comprehensive sewer system plan) that are
not installed or in the process of being installed
must be constructed by the property owner(s) or
developer(s) desiring service. (Ord. 4343,
2-3-1992)
C. SERVICE OUTSIDE OF CITY:
1. Sewer service to properties outside the
City’s corporate limits will not be permitted
except under the following conditions:
a. Public Entity: The applicant is a mu-
nicipal or quasi-municipal corporation in-
cluding a school, hospital or fire district,
County of King or similar public entity; or
b. Necessary Service: Service is nec-
essary to convert from a failed or failing
septic system or the area has been de-
fined by the Seattle-King County Health
Department as a health concern area; or
c. Vested Service: Those properties
for which the City has granted a valid
sewer availability certificate prior to the
effective date of the ordinance codified in
this subsection and the project has a cur-
rent vested right to build; or
d. In the City’s Sewer Service Area,
Existing Legal Lot(s) Desiring to Con-
struct One Single-Family Residence
or Connect One Existing Single-Fam-
ily Residence: The Administration may
approve the connection of one existing
single-family residence on an existing le-
gal lot.
2. Potential Annexation Area: The
owner(s) of property in Renton’s Potential An-
nexation Area shall, prior to connecting to the
sewer, execute a covenant running with the
land by which the owners, their heirs, succes-
sors, or assigns are obligated to affirmatively
support any legal and constitutional method
of annexation.
3. Rates: The rates to such special users
shall be as stipulated in RMC 8-5-15. (Ord.
4467, 8-22-1994; Amd. Ord. 4677, 8-4-1997;
Ord. 4907, 6-4-2001; Ord. 4969, 6-3-2002;
Ord. 4981, 8-5-2002; Ord. 5002, 2-10-2003;
Ord. 5123, 1-3-2005; Ord. 5391, 6-16-2008)
D. USE OF SEPTIC TANKS, PRIVIES OR
CESSPOOLS:
Except as hereinafter provided, it shall be unlaw-
ful to construct or maintain any privy, privy vault,
septic tank, cesspool, or other facility intended or
used for the disposal of sewage. (Ord. 2173,
8-16-1965)
E. PERMIT REQUIRED FOR
CONNECTION TO CITY SEWER:
No unauthorized person shall uncover, make any
connections with or openings into, use, alter or
disturb any public sewer or appurtenance thereof
without first obtaining a written permit from the De-
velopment Services Division.
1. Connection Approval Options: Per-
mission to make connection to the public
sewer shall consist of either:
a. A developer extension agreement,
wherein permission is granted to make
an extension to a public sewer, or
b. A building sewer permit, wherein per-
mission is granted to make a connection
from private property to a public sewer. A
building sewer permit shall include per-
mission to construct a side sewer when-
ever it is required to complete
connection.
2. Permit Classes: There shall be three (3)
classes of building sewer permits:
a. For residential service;
b. For commercial service; and
c. For industrial service. (Ord. 3832,
8-13-1984)
3. Submittal Requirements and Applica-
tion Fees: In each case the owner or his duly
authorized agent or representative shall
make application in writing on a special form
furnished by the City for said purposes. The
permit application shall be supplemented by
any plans, specifications or other information
considered pertinent in the judgment of the
Development Services Division. The permit
4-6-040F
(Revised 8/08)6 - 12
and inspection fees shall be as listed in RMC
4-1-180.
F. PUBLIC SEWER STANDARDS:
1. Costs and Damages: All costs and ex-
pense incident to the installation and connec-
tion of the building sewer shall be borne by
the owner or applicant of the premises in
question. The owner shall indemnify the City
against any loss or damage that may directly
or indirectly be occasioned by the installation
of the building sewer. (Ord. 1552, 6-12-1956)
2. Standards: Public sewers shall conform
to the latest standards of the City, as adopted
by City Code, and to the “Recommended
Standards for Sewage Works” of the Great
Lakes-Upper Mississippi River Board of State
Sanitary Engineers, and are subject to review
by the Department of Ecology of the State of
Washington. All public sewer extensions shall
conform to the standards and be consistent
with the City comprehensive sewer system
plan. (Ord. 4343, 2-3-1992)
3. Public Sewer Pipe Materials: The pub-
lic sewer shall be ductile iron, AWWA C151,
with Type II push-on or Type III mechanical
joints, together with cement mortar lining
three thirty seconds inch (3/32") in accor-
dance with AWWA C104, or polyvinyl chloride
(PVC) plastic pipe ASTM D3034, or concrete
nonreinforced ASTM C14 Class 2, or con-
crete reinforced ASTM C76; rubber gaskets
for concrete pipe shall meet ASTM C443
standards; rubber gasket for PVC pipe shall
meet ASTM 1869 standards. However, when
public sewers are installed in filled or unsta-
ble ground, in areas with high groundwater
levels, or in areas where the potential for infil-
tration occurs, they may be required to be ei-
ther ductile iron or PVC plastic pipe. Exact
pipe material shall be as determined by the
wastewater utility. Minimum size shall be
eight inches (8") diameter. (Ord. 4343,
2-3-1992)
4.Repealed by Ord. 4999. (Ord. 1552,
6-12-1956; Amd. Ord. 2847, 5-6-1974)
5. Manhole Requirements:
a. Where Required: Manholes shall be
installed at the end of each line, at all
changes of grade, size or alignment, at
distances no greater than four hundred
feet (400') for fifteen inch (15") diameter
sewers or smaller. Greater spacing may
be permitted in larger sewers. Manholes
shall be a minimum of forty eight inches
(48") in diameter, shall be precast con-
crete or cast in place concrete, with steel
reinforcement; steps shall be placed at
one foot (1') spacing, conforming to cur-
rent safety regulations. (Ord. 4343,
2-3-1992)
b. Covers: The manhole covers shall
be twenty four inches (24") in diameter
cast iron frame and covers.
c. Connections: All connections to the
manhole shall match the existing inverts
or have a drop connection in accordance
with the current City standards. (Ord.
4343, 2-3-1992)
d. Manhole Requirements for Indus-
trial Wastes: When required by the Utili-
ties Engineer, the owner of any property
served by a building sewer carrying in-
dustrial wastes shall install a suitable con-
trol manhole in the building sewer to facil-
itate observation, sampling and measure-
ment of the wastes. Such manhole, when
required, shall be accessibly and safely
located, and shall be constructed in ac-
cordance with plans approved by the Util-
ities Engineer. The manhole shall be in-
4-6-040G
6 - 13 (Revised 3/03)
stalled by the owner at his expense, and
shall be maintained by him so as to be
safe and accessible at all times. (Ord.
1552, 6-12-1956; Amd. Ord. 2847,
5-6-1974)
6. Lift Station Standards: All lift stations
that are to be turned over for public mainte-
nance as well as private lift stations for com-
mercial or multi-family building sewers shall
have alarm and standby emergency opera-
tion systems, and meet or exceed Depart-
ment of Ecology specifications as detailed in
“Criteria for Sewage Works Design”. All pri-
vate single family lift stations shall meet or ex-
ceed the current City standards for that type
of facility.
7. Supervision Required: All persons or
local improvement districts desiring to install
sanitary sewer mains, as an extension of
Renton’s sewer system, must extend said
mains under the supervision of the wastewa-
ter utility. (Ord. 4343, 2-3-1992)
8. Public Sewer Extension Requires De-
veloper Agreement: Extensions to the pub-
lic sewer may be permitted by developer
extension agreements. (Ord. 3055, 8-9-1976)
G. PRIVATE (BUILDING) SEWER
STANDARDS:
1. Independent Sewer Required for Ev-
ery Building: A separate and independent
building sewer shall be provided for every
building, except where one building stands at
the rear of another on an interior lot and no
private sewer is available or can be con-
structed to the rear building through an ad-
joining alley, court, yard, or driveway, the
building sewer from the front building may be
extended to the rear building and the whole
considered as one building sewer. (Ord.
1552, 6-12-1956)
2. Private Sewer Pipe Materials: The
building sewer shall be ductile iron pipe class
50, PVC plastic pipe ASTM spec. D3034 or
equal, or other suitable material approved by
the Utilities Engineer. Joints shall be tight and
waterproof. Any part of the building sewer
that is located within ten feet (10′) of a water
service pipe shall be constructed of ductile
iron pipe with push-on rubber gasket joints. If
installed in filled or unstable ground, the
building sewer shall be of ductile iron pipe
with push-on rubber gasketed joints. (Ord.
4343, 2-3-1992)
3. Size and Slope: The size and slope of
the building sewer shall be subject to the ap-
proval of the Utilities Engineer. The standard
minimum sizes and slopes are:
a. Four inches (4″) at a two percent
(2%) slope (one-quarter inch (1/4″) per
foot) for single family or duplex residen-
tial, or
b. Six inches (6″) at a two percent (2%)
slope (one-quarter inch (1/4″) per foot)
for multi-family, commercial or industrial.
c. In no event shall the diameter of the
side sewer stub be less than six inches
(6″).
4. Special Allowance for Lesser Slope:
The utility may allow, under certain circum-
stances, a six inch (6″) side sewer to be laid
at no less than one percent (1%) (one-eighth
inch (1/8″) per foot). A grade release holding
the City harmless for the flatter slope will be
required.
5. Pipe Location, Elevation, Etc.: When-
ever possible, the building sewer shall be
brought to the building at an elevation below
the basement floor. No building sewer shall
be laid parallel to or within three feet (3′) of
any bearing wall, which might thereby be
weakened. The depth shall be sufficient to af-
ford protection from frost. The building sewer
shall be laid at uniform grade and in straight
alignment insofar as possible. Changes in di-
rection shall be made with proper fittings per
City standards. The wastewater utility may al-
low, at its discretion, the installation of a six
inch (6″) building sewer properly curved not to
exceed one-half (1/2) of manufacturer’s spec-
ifications. In all buildings in which any building
drain is too low to permit gravity flow to the
public sewer, sanitary sewage carried by
such drain shall be lifted by approved artificial
means and discharged to the building sewer.
6. Trenching Standards: All excavations
required for the installation of a building
sewer shall be open trench work unless oth-
erwise approved by the Utilities Engineer.
Pipe laying and backfill shall be performed in
4-6-040H
(Revised 3/03)6 - 14
accordance with ASTM spec. C12-19 and
APWA spec. Sec. 60 except that no backfill
shall be placed until the work has been in-
spected.
7. Joints and Connections: All joints and
connections shall be made gastight and wa-
tertight, and installed in accordance with
APWA spec. 62-3.98A. Concrete pipe joints
shall conform with ASTM C-443. Ductile iron
pipe push-on joints shall conform with ANSI
A-21.11. PVC pipe joints shall conform with
ASTM D2680. Other jointing materials and
methods may be used only by written ap-
proval of the Utilities Engineer.
8. Grease, Oil and Sand Interceptors:
a. When Required: Grease, oil and
sand interceptors or other approved
methodology shall be provided when, in
the opinion of the Utilities Engineer, they
are necessary for the proper handling of
liquid wastes containing grease in exces-
sive amounts, or any flammable wastes,
sand and other harmful ingredients; ex-
cept that such interceptors shall not be
required for private living quarters or
dwelling units. Grease and oil intercep-
tors shall be required on all restaurants,
garages and gas station premises and
shall be so situated as to intercept only
the sources of grease and oil wastes but
excluding domestic or human wastes.
b. Type, Capacity and Location: All
interceptors shall be of a type and capac-
ity approved by the Utilities Engineer, and
shall be located as to be readily and easily
accessible for cleaning and inspection.
c. Construction Materials and Stan-
dards: Grease and oil interceptors shall
be constructed of impervious materials
capable of withstanding abrupt and ex-
treme changes in temperature. They
shall be of substantial construction, wa-
tertight and equipped with easily remov-
able covers which, when bolted in place,
shall be gastight and watertight.
d. Maintenance Required: Where in-
stalled, all grease, oil and sand intercep-
tors shall be maintained by the owner, at
his expense, in continuously efficient op-
eration at all times. (Ord. 4343, 2-3-1992)
9. Inspection: The applicant for the build-
ing sewer permit shall notify the Utilities Engi-
neer when the building sewer is ready for
inspection and connection to the public
sewer. (Ord. 1552, 6-12-1956; Amd. Ord.
2847, 5-6-1974).
10. Precautions While Building: All exca-
vations for building sewer installation shall be
guarded with barricades and lights and such
other precautions as are reasonably ade-
quate to protect the public from accident and
injury.
11. Restoration of Public Property Re-
quired: Streets, sidewalks, parkways and
other public property disturbed in the course
of the work shall be restored in a manner sat-
isfactory to the City.
12. Surety Bond Required: A surety bond
in an amount deemed sufficient and deter-
mined by the Utilities Engineer, but in no
event less than five hundred dollars
($500.00), shall be furnished and deposited
with the City to indemnify the City against any
loss, damage, liability in connection with such
sewer work. (Ord. 1552, 6-12-1956; Amd.
Ord. 2847, 5-6-1974)
13. Use of Old Sewers: Old building sew-
ers may be used in connection with new
buildings only when they are found, on exam-
ination and tests by the Utilities Engineer, to
meet all requirements of this Chapter. (Ord.
4999, 1-13-2003)
H. CONNECTION OF PRIVATE
(BUILDING) SEWER TO PUBLIC SEWER:
1. Location: The connection of the building
sewer into the public sewer shall be made at
a side sewer stub, if such a stub is available
at a suitable location and is found upon ex-
amination and tests by the utility to meet all
standards and specifications of the City. If no
stubs are suitably located or if the existing
stub(s) are found not to meet all standards
and specifications, the property owners shall,
at their expense, have a new side sewer stub
installed.
2. Permit and Supervision by Utility Re-
quired: All such connections shall be made
under permit issued by the utility and per City
standards and specifications. The connection
4-6-040J
6 - 15 (Revised 3/13)
shall be made under the supervision of the
Utilities Engineer or his representative. (Ord.
4343, 2-3-1992)
I. PRIVATE SEWAGE DISPOSAL
STANDARDS:
1. Permit Required: Before commence-
ment of construction of a private sewage dis-
posal system the owner shall first obtain a
written permit signed by the Utilities Engineer.
The application for such permit shall be made
on a form furnished by the City, which the ap-
plicant shall supplement by any plans, speci-
fications and other information deemed nec-
essary by the Utilities Engineer. A permit and
inspection fee of ten dollars ($10.00) shall be
paid to the Administrative Services Director at
the time the application is filed. (Ord. 2801,
9-24-1973; Amd. Ord. 2845, 4-15-1974; Ord.
5547, 8-9-2010; Ord. 5654, 2-13-2012)
2. Inspection and Approval by Utilities
Engineer: A permit for a private sewage dis-
posal system shall not become effective until
the installation is completed to the satisfaction
of the Utilities Engineer. He shall be allowed
to inspect the work at any stage of construc-
tion and, in any event, the applicant for the
permit shall notify the Utilities Engineer when
the work is ready for final inspection, and be-
fore any underground portions are covered.
The inspection shall be made within forty
eight (48) hours of the receipt of notice by the
Utilities Engineer whenever possible.
3. Standards and Tests: The type, capaci-
ties, location and layout of a private sewage
disposal system shall comply with all recom-
mendations of the Seattle-King County
Health Department. Field tests and a site sur-
vey shall be made before any permit is issued
for any private sewage disposal system em-
ploying subsurface soil absorption facilities.
(Ord. 2801, 9-24-1973, Amd. Ord. 2847,
5-6-1974)
4. Maintenance Requirements and Dis-
charge Prohibitions: The owner shall oper-
ate and maintain the private sewage disposal
facilities in a sanitary manner at all times, at
no expense to the City. No septic tank or
cesspool shall be permitted to discharge to
any public sewer or natural outlet.
5. Additional Requirements of Health Of-
ficer: No statement contained in this Chapter
shall be construed to interfere with any addi-
tional requirements that may be imposed by
the Health Officer. (Ord. 2801, 9-24-1973)
6. Standards for Abandoning Private
Sewage Disposal Facilities: After connec-
tion to the sewerage system, all septic tanks,
cesspools and similar private sewage dis-
posal facilities shall be abandoned and filled
with suitable material; provided, however, the
owner of the subject premises may suitably
clean the septic tank to utilize same and any
adjoining drain fields system for the proper
disposal of stormwaters. (Ord. 4472,
9-12-1994)
J. ADDITIONAL REQUIREMENTS THAT
APPLY WITHIN ZONES 1 AND 2 OF AN
AQUIFER PROTECTION AREA:
1. Zone 1 Requirements:
a. Wastewater Disposal – Zone 1:
i. New developments (residential
and nonresidential) shall, as a condi-
tion of the building permit, be required
to connect to a central sanitary sewer
system prior to occupancy.
ii. Existing developments (residen-
tial and nonresidential) may be re-
quired to connect to a central sewer
system as a requirement of any
building permit issued after the effec-
tive date of this Section (May 1,
1993) for the property.
iii. All existing developments (resi-
dential and nonresidential) which are
within three hundred thirty feet (330')
of an existing gravity sanitary sewer
with capacity shall be required to
connect within two (2) years of the
passage of this Section (September
14, 1994). All existing developments
(residential and nonresidential)
which are located within three hun-
dred thirty feet (330') of a new gravity
sanitary sewer line with capacity
shall be required to connect within
two (2) years of the availability of the
new sewer line.
4-6-050
(Revised 3/13)6 - 16
b. Additional Zone 1 Requirements:
For properties located in Zone 1 of an
aquifer protection area, additional re-
quirements pertaining to sewers are
specified in the following sections of the
Renton Municipal Code: RMC
4-3-050C8d(i), Prohibited Activities –
Aquifer Protection Areas, Zone 1; RMC
4-3-050C1a, Aquifer Protection Areas –
Compliance with Regulations; RMC
4-3-050H6a, Pipeline Requirements –
Zone 1; and RMC 4-4-030C7, Construc-
tion Activity Standards – Zones 1 and 2.
2. Zone 2 Requirements:
a. Wastewater Disposal – Zone 2:
i. New developments (residential
and nonresidential) shall, as a condi-
tion of the building permit, be re-
quired to connect to a central
sanitary sewer system prior to occu-
pancy. New single family residential
development on existing lots may
use an on-site sewage disposal sys-
tem in lieu of connection to a central
sanitary sewer system when the
Wastewater Utility has determined
that, according to its codes and poli-
cies, a central sanitary sewer is un-
available. Approval of the use of an
on-site sewage disposal system for
such development shall be condi-
tional 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 con-
structed in accordance with prevail-
ing American Public Works
Association (APWA) standards with
respect to minimum allowable infiltra-
tion and exfiltration.
b. Additional Zone 2 Requirements:
For properties located in Zone 2 of an
aquifer protection area, additional re-
quirements 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 4-4-030C7, 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 conve-
nient access and travel for all users including pe-
destrians, bicyclists, transit riders, and people of
all ages and abilities, as 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 Ad-
ministrator is responsible for the general adminis-
tration 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 ap-
plied 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, but not limited to: light-
ing on all abutting rights-of-way, and all private
street improvements on access easements. The
4-6-060F
6 - 17 (Revised 3/14)
minimum design standards for streets are listed in
the tables set forth in subsection F2 of this Sec-
tion. These standards will determine specific
street improvement requirements for develop-
ment projects, including short plats and subdivi-
sions. (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 re-
quirements listed in this Section:
1. New construction or addition with valua-
tion less than fifty thousand dollars
($50,000.00).
2. Interior remodels of any value not involv-
ing a building addition. (Ord. 5676,
12-3-2012; Ord. 5703, 12-9-2013)
E. RIGHT-OF-WAY DEDICATION
REQUIRED:
1. Dedication Required for Develop-
ment: Where the existing width for any right-
of-way abutting the development site is less
than the minimum standards listed in subsec-
tion 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 differ-
ence between the existing width and the min-
imum required width as listed in subsection F
of this Section. In cases where additional
right-of-way has been dedicated on the oppo-
site side of the right-of-way from the develop-
ment 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 Administra-
tor may waive the requirement for additional
right-of-way dedication pursuant to RMC
4-9-250C, Waiver Procedures, where it is de-
termined by the Administrator that construc-
tion 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 thou-
sand (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 re-
quired 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. Stan-
dards for construction shall be as specified in
the following table, and by the Administrator.
4-6-060F
(Revised 3/14)6 - 18
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS:
Minimum
Design
Standards 1
(see notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector
Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
Structural
Design
See Standard Drawing or Pavement section and may be designed using procedures described in the
WSDOT Design Manual, latest edition.
Average Daily
Vehicle Trips
(ADT)
14,000 –
40,000
3,000 –
20,000
3,000 – 14,000 0 – 3,000 0 – 3,000 0 – 250 N/A
Right-of-Way
(R-O-W)
4 lanes – 91'
5 lanes – 103'
6 lanes – 113'
7 lanes – 125'
4 lanes – 91'
5 lanes – 103'
6 lanes – 113'
7 lanes – 125'
2 lanes – 83'
3 lanes – 94'
2 lanes – 69'
3 lanes – 80'
2 lanes – 53' 1 lane – 45' Res. – 16'
Com. – 16'
Sidewalks2 8' both sides3 8' both sides3 8' both sides3 6' both sides 5' both sides 5' both sides None
Planting
Strips 4
8' between
curb & walk
both sides
8' between
curb & walk
both sides
8' between curb
& walk both
sides
8' between
curb & walk
both sides
8' between
curb & walk
both sides
8' between
curb & walk
both sides
None
Tree grates and hardscape may be substituted for planting
strip area if approved by Administrator.
May be reduced if
approved by
Administrator5
Street Trees Required, see Street Trees Standards RMC 4-4-070 N/A
Curbs Curb both
sides
Curb both
sides
Curb both sides Curb both
sides
Curb both
sides
Curb both
sides
None
Parking Lanes Allowed at 8' Allowed at 8' 8' both sides 8' both sides 6' one side
6 6' one side6
Bicycle
Facilities7
All classifications of Arterials will have Class I,
or Class II, or Class III bicycle facility.
None None None N/A
Paved
Roadway
Width, not
including
parking
4 lanes – 54'
5 lanes – 66'
6 lanes – 76'
7 lanes – 88'
4 lanes – 54'
5 lanes – 66'
6 lanes – 76'
7 lanes – 88'
2 lanes – 30'
3 lanes – 41'
2 lanes – 20'
3 lanes – 31'
2 lanes – 20' 1 lane – 12'
8 Res. – 12'
Com. – 16'
Lane Widths9 11' travel lanes, 5' bike
lanes, and 12' center left turn
lanes.
10' travel lanes,
5' bike lanes,
and 11' center
left turn lanes.
10' travel lanes 1 travel lane
– 12'8
Res. – 12'
Com. – 16'
Center
Median
Center median allowed for boulevard
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'
N/A
Pedestrian
Bulb-outs
Curb bulb-outs required where on-street parking is located. N/A N/A
4-6-060F
6 - 19 (Revised 3/13)
Intersection
Radii10
35' turning
radius
35' turning
radius
35' turning
radius11
25' turning
radius11
25' turning
radius
25' turning
radius
N/A
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-sacs Limited application per RMC 4-6-060H. Limited application. See
RMC 4-6-060H for
pavement and R-O-W
widths when permitted.
N/A
Maximum
Grades
0.5 – 8% 0.5 – 8% 0.5 – 10% 0.5 – 15%, greater than 15% only allowed
within approved hillside subdivisions.
0.5 – 15%
Site Access Determined
on a case-by-
case basis.
125' from
intersection
125' from
intersection
N/A N/A N/A N/A
Street &
Pedestrian
Lighting
Street lighting required per RMC 4-6-060I, as it exists or may be amended. N/A
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.
5 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.
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS: (Continued)
Minimum
Design
Standards 1
(see notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector
Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
4-6-060F
(Revised 3/13)6 - 20
(Ord. 5675, 12-3-2012; Ord. 5676, 12-3-2012)
3. Length of Improvements: Such im-
provements 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 plat-
ting 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. Al-
ley access is the preferred street pattern ex-
cept 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 as-
phalt over six inches (6") of crushed rock.
Pavement thickness for new arterial or collec-
tor 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 Insti-
tute’s Thickness Design Manual” (latest edi-
tion) 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 con-
structed abutting or attached to the curb.
7. Curves:
a. Horizontal Curves: Where a deflec-
tion 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 ap-
proval of the Administrator.
b. Vertical Curves: All changes in
grade shall be connected by vertical
curves of a minimum length of two hun-
8 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.
MINIMUM DESIGN STANDARDS TABLE FOR PUBLIC STREETS AND ALLEYS: (Continued)
Minimum
Design
Standards 1
(see notes)
Functional Classifications: Public Streets and Alleys
Principal
Arterial
Minor
Arterial
Commercial-
Mixed Use,
Industrial, &
Neighborhood
Collector
Arterial
Commercial-
Mixed Use &
Industrial
Access
Residential
Access
Limited
Residential
Access Alleys
4-6-060H
6 - 21 (Revised 3/13)
dred feet (200') unless specified other-
wise by the Administrator.
c. Tangents for Reverse Curves: A
tangent of at least two hundred feet (200')
in length shall be provided between re-
verse curves for arterials; one hundred
fifty feet (150') for collectors and one hun-
dred 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 De-
sign 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 hy-
drants. (Ord. 5676, 12-3-2012)
9. Vehicular Access and Connection
Points To and From the State Highway
System:
a. Chapter 47.50 RCW, Highway Ac-
cess Management, is hereby adopted by
reference to provide for the regulation
and control of vehicular access and con-
nection 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 amend-
ments, are hereby adopted and incorpo-
rated 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 transporta-
tion projects to appropriately provide accom-
modations for pedestrians, bicyclists, and
transit riders of all ages and abilities, and
freight and motor vehicles, including the in-
corporation of such facilities into transporta-
tion plans and programs.
2. Exemptions: Pedestrian and bicycle fa-
cilities 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 vio-
late 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 ex-
emptions 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 Administra-
tor where, due to demonstrable physical con-
straints, no future connection to a larger
street pattern is physically possible.
2. Cul-de-Sacs and Turnarounds When
Permitted – Minimum Requirements: Mini-
mum standards for dead end streets, if ap-
proved by the Department of Community and
Economic Development, are as follows:
4-6-060I
(Revised 3/13)6 - 22
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 ra-
dius of 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 landscap-
ing 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: Sec-
ondary access for emergency equipment is
required when a development of three (3) or
more buildings is located more than two hun-
dred 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 in-
tersection corners for residential streets. All
other streets shall meet the lighting levels
listed in subsection I3 of this Section, as it ex-
ists 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) uni-
formity ratio. Values are in horizontal foot-
candles at the pavement surface when the
light source is at its lowest level.
LENGTH OF
STREET TYPE OF TURNAROUND
For up to 150' in
length
No turnaround required.
From 150' to
300' in length
Dedicated hammerhead
turnaround or cul-de-sac
required.
From 300' to
500' in length
Cul-de-sac required.
From 500' to
700' in length
Cul-de-sac required.
Fire sprinkler system required
for houses.
Longer than 700'
in length
Two means of access and fire
sprinklers required for all
houses beyond 500'.
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
4-6-060J
6 - 23 (Revised 2/15)
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, “Guide-
lines and Standards for Street Lighting De-
sign of Residential and Arterial Streets.” (Ord.
5517, 12-14-2009; Ord. 5675, 12-3-2012)
J. SHARED DRIVEWAY STANDARDS:
1. When Permitted: Shared driveways
may be allowed for access to four (4) or fewer
residential lots, provided:
a. At least one of the four (4) lots abuts
a public right-of-way with at least fifty (50)
linear feet of property; and
b. The subject lots are not created by a
subdivision of ten (10) or more lots; and
c. A public street is not anticipated by
the City of Renton to be necessary for ex-
isting or future traffic and/or pedestrian
circulation through the short subdivision
or to serve adjacent property; and
d. The shared driveway would not ad-
versely affect future circulation to neigh-
boring properties; and
e. The shared driveway is no more than
two hundred feet (200') in length; and
f. The shared driveway poses no safety
risk and provides sufficient access for
emergency vehicles and personnel; and
g. Maintenance: The applicant shall
ensure the shared driveway can be con-
tinually maintained to minimum stan-
dards listed in this section by the owners
of the lots served by the driveway to the
satisfaction of the City of Renton, prior to
the recording of the short plat.
h. Covenants, Conditions and Re-
strictions: Covenants, conditions and
restrictions, which are approved by the
Administrator, shall be recorded with the
King County Recorder's Office. The ap-
plicant shall provide a copy of the re-
corded document. These covenants shall
provide for, at a minimum, the following:
i. Maintenance, repair, operation,
and payment of taxes for the com-
monly owned tract and facilities; and
ii. These covenants shall run with
the land and be irrevocable and bind-
ing on all the property owners, includ-
ing their assigns, heirs, and
successors.
2. Minimum Standards: Shared driveways
shall be within a tract; the width of the tract
and paved surface shall be a minimum of six-
teen feet (16'); the Fire Department may re-
quire the tract and paved surface to be up to
twenty feet (20') wide. The shared driveway
may be required to provide a turnaround per
RMC 4-6-060H. No sidewalks are required
for shared driveways; however, drainage im-
provements pursuant to City Code are re-
quired (i.e., collection and treatment of
stormwater), as well as an approved pave-
ment thickness (minimum of four inches (4")
asphalt over six inches (6") crushed rock).
The maximum grade for the shared driveway
shall not exceed fifteen percent (15%), ex-
cept for within approved hillside subdivisions.
3. Signage Required: Appurtenant traffic
control devices including installation of “No
Parking” signs, as required by the Depart-
ment of Community and Economic Develop-
ment, shall be provided by the subdivider.
Lots served by the shared driveway shall be
addressed to the public street to which the
shared driveway connects.
4. Tract Required: The shared driveway
shall be wholly within a tract. The tract shall
be shown and recorded on the face of the plat
to be preserved in perpetuity. The owners of
the subject lots shall have an equal and undi-
vided interest in the ownership of the tract.
5. Easement Required: An access ease-
ment shall be recoded with the King County
Recorder's Office and be shown on the face
of the plat to encumber the entirety of the
tract. The easement shall prohibit any tempo-
rary or permanent physical obstructions
within the easement including, but not limited
to, the parking of non-emergency vehicles.
4-6-060K
(Revised 2/15)6 - 24
6. Timing of Improvements: The shared
driveway must be installed prior to recording
of the plat unless approved for deferral. (Ord.
5100, 11-1-2004; Ord. 5517, 12-14-2009;
Ord. 5702, 12-9-2013; Ord. 5727, 10-20-
2014)
K. (Repealed by Ord. 5727, 10-20-2014)
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 re-
sponsible departments unless those improve-
ments remaining unconstructed have been
deferred by the Administrator and security for
such unconstructed improvements has been sat-
isfactorily 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 improve-
ments shall be prepared and surveyed in confor-
mance with the Department’s “Construction Plan
Drafting Standards”, surveying standards and the
City’s “Standard Specifications for Municipal Con-
struction”, 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, for plats, 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 ob-
tained in the same manner and same condi-
tions as specified in chapter 9-10 RMC,
relating to excavating or disturbing streets, al-
leys, pavement or improvements. Fees shall
be as stipulated in RMC 4-1-180. Money de-
rived from the above charges shall be depos-
ited to the General Fund. Half of the fee is
due and payable upon submittal for a con-
struction permit application, and the remain-
der 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, in-
spection and acceptance of all street im-
provements listed in this Section, and shall
make a charge therefor to the applicant.
P. LATECOMER’S AGREEMENTS:
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 devel-
oper may request establishment of a late-
comer’s agreement to reimburse the
developer for all initial costs of the improve-
ments.
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 im-
provements may be allowed for a resi-
dential access street by the Administrator
when it is determined that the adjacent
parcel of property has the potential for fu-
ture development and dedication of the
right-of-way necessary for the completion
of the street right-of-way. (Ord. 5676,
12-3-2012)
4-6-060Q
6 - 24a (Revised 2/15)
b. Minimum Design Standards: The
right-of-way for the half street improve-
ment 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. Addi-
tional 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 dedi-
cated 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 de-
veloping 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 com-
plete cul-de-sac, including curb, side-
walk, and other required improvements.
(Ord. 5517, 12-14-2009)
(Revised 2/15)6 - 24b
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4-6-070B
6 - 24.1 (Revised 3/13)
R. DEFERRAL OF IMPROVEMENT
INSTALLATION:
See RMC 4-9-060.
S. APPEALS:
Any decisions made in the administrative process
described in this Section may be appealed to the
Hearing Examiner pursuant to RMC 4-8-110.
T. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4521, 6-5-1995; Ord. 5159,
10-17-2005; Ord. 5457, 5-18-2009)
4-6-070 TRANSPORTATION
CONCURRENCY REQUIREMENTS:
A. AUTHORITY AND PURPOSE:
This Chapter is enacted pursuant to the Washing-
ton State Growth Management Act, chapter
36.70A, at RCW 36.70A.070. It is the purpose of
this Chapter to ensure Renton transportation
level of service standards are achieved concur-
rently with development, or within a reasonable
time after development occupancy and use. (Ord.
4708, 3-2-1998)
B. DEFINITIONS OF TERMS USED IN
THIS SECTION:
1. Concurrency or Concurrent with De-
velopment: Transportation improvements or
strategies are in place at the time of building
permit issuance, or a financial commitment is
in place to complete the improvements or
strategies within six (6) years of building per-
mit issuance.
2. Department: The Public Works Depart-
ment. (Ord. 5450, 3-2-2009)
3. Development Activity Permit Applica-
tion: For the purposes of transportation con-
currency regulations, any construction,
building expansion, or change in use which
creates additional demand upon or need for
transportation facilities and which requires a
development permit from the City of Renton.
4. Development Permit: Written permis-
sion from the appropriate City decision maker
authorizing the division of a parcel of land, the
construction, reconstruction, conversion,
structural alteration, relocation or enlarge-
ment of any structure, or any use or extension
of the use of the land.
5. Financial Commitment: Includes reve-
nue designated in the most currently adopted
Transportation Improvement Program for
transportation facilities or strategies through
the six (6) year period with reasonable assur-
ance that such funds will be timely put to such
ends, unanticipated revenue from Federal or
State grants for which the City has received
notice of approval, and/or revenue that is as-
sured by an applicant in a form approved by
the City in a voluntary agreement.
6. Finding of Concurrency: A written find-
ing that is part of the applicable development
permit issued by the City indicating that a de-
velopment activity permit application has suc-
cessfully passed the Renton transportation
concurrency test. The finding of concurrency
is made by the decision maker with the au-
thority to approve the development permit.
7. Level of Service (LOS): A measure of
the quality and efficiency of facilities and sys-
tems. The Renton transportation LOS is
adopted in the Renton Comprehensive Plan
Transportation Element. The transportation
LOS standard establishes an index value
which must be met or exceeded in future
years. The LOS index value is determined by
the weighted sum of the p.m. peak travel dis-
tances from the City, averaged in all direc-
tions, in thirty (30) minutes for SOV, HOV, and
transit modes. The current index value is forty
nine (49). More in depth discussion of the Cit-
ywide LOS policy may be found in the Trans-
portation Element.
8. Transportation Concurrency Test:
Technical review of a development activity
permit application by the Department to de-
termine if the transportation system has ade-
quate or unused or uncommitted capacity, or
will have adequate capacity, to accommodate
trips generated by the proposed develop-
ment, without causing the level of service
standards to decline below the adopted stan-
dards, at the time of development or within six
(6) years. (Ord. 5675, 12-3-2012)
4-6-070C
(Revised 3/13)6 - 24.2
C. APPLICABILITY AND EXEMPTIONS:
1. Applicability: A concurrency test shall
be conducted for all development activity ap-
plications, as defined in subsection B3 of this
Section, excluding exemptions.
2. Exemptions: The following applications
are exempt from the concurrency test:
a. Applications categorically exempt
from SEPA review under RMC 4-9-070,
Environmental Review Procedures.
i. The concurrency test shall not be
conducted for projects that are sub-
ject to SEPA review due to their loca-
tion within an environmentally
sensitive area, but which would oth-
erwise be exempt from SEPA review.
ii. The concurrency test exemption
shall not apply to short plats.
b. Any project that is a component of a
development which was granted a finding
of concurrency that has not expired.
c. Development vested prior to April 6,
1998.
d. Projects granted a finding of concur-
rency where the development activity is
conducted by a person or entity other
than the original applicant, if the project is
limited to the uses, intensities, and vehi-
cle trip generation rates for which the
finding of concurrency was originally
made.
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall
be conducted by the Department for each
nonexempt development activity. The con-
currency test shall determine consistency
with the adopted Citywide Level of Service In-
dex and Concurrency Management System
established in the Transportation Element of
the Renton Comprehensive Plan, according
to rules and procedures established by the
Department. The Department shall issue an
initial concurrency test result describing the
outcome of the concurrency test.
2. Written Finding Required: Prior to ap-
proval of any nonexempt development activ-
ity permit application, a written finding of
concurrency shall be made by the City as part
of the development permit approval. The find-
ing of concurrency shall be made by the deci-
sion maker with the authority to approve the
accompanying development permits required
for a development activity. A written finding of
concurrency shall apply only to the specific
land uses, densities, intensities, and develop-
ment project described in the application and
development permit.
3. Failure of Test: If no reconsideration is
requested, or if upon reconsideration a
project fails the concurrency test, the project
application shall be denied by the decision
maker with the authority to approve the ac-
companying development activity permit ap-
plication.
E. TRANSFERABILITY OF WRITTEN
FINDING OF CONCURRENCY:
1. A written finding of concurrency is not
transferable to other land, but may be trans-
ferred to new owners or lessees of the origi-
nal land.
2. Revisions to an approved development
that may create additional impacts on trans-
portation facilities will be required to undergo
an additional concurrency test. A new finding
of concurrency is required from the decision
maker with the authority to approve the re-
vised project in order to permit the revised de-
velopment activity.
3. Revisions to an approved development
that reduce the intensity or density or vehicle
trip generation rates of the project, resulting in
less impacts to transportation facilities than
originally approved, will be required to under-
go an additional concurrency test in order to
properly account for unused capacity. Unless
the revised development requires newly is-
sued development permit approvals, the pre-
vious finding of concurrency remains in effect,
and a new finding of concurrency is not re-
quired for the less intense or dense proposal.
4-6-070F
6 - 24.3 (Revised 3/13)
F. EXPIRATION OF WRITTEN FINDING
OF CONCURRENCY:
A finding of concurrency shall expire if the accom-
panying development permit expires or is re-
voked. A finding of concurrency may be extended
according to the same terms and conditions as the
accompanying development permit. If the devel-
opment permit is granted an extension, the finding
of concurrency shall be extended simultaneously
for the same period. If the accompanying devel-
opment permit does not expire, the finding of con-
currency shall be valid for a period of three (3)
years from the date the written finding was made.
(Revised 3/13)6 - 24.4
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4-6-080A
6 - 25 (Revised 4/12)
G. RECONSIDERATION OF
CONCURRENCY TEST:
1. Notification Required: Prior to a final
recommendation or decision to deny a devel-
opment activity permit application due to fail-
ure of the concurrency test, the Department
shall notify the project applicant in writing of
the initial concurrency test results.
2. Reconsideration Authorized: The De-
partment shall allow an applicant of a devel-
opment activity that has failed an initial con-
currency test to request an administrative re-
consideration of the concurrency test results
or prepare a modified project submission.
3. Timing: Requests for reconsideration
shall be made in writing within ten (10) calen-
dar days of the Department’s written notifica-
tion. Requests for reconsideration shall be
directed to the Department Administrator,
and be filed with the Development Services
Division counter no later than 5:00 p.m. of the
tenth day.
4. Options to Achieve Concurrency: The
Department shall allow an applicant to submit
alternative data, provide a traffic mitigation
plan, or reduce the size of the project in order
to achieve concurrency.
5. One Hundred Twenty (120) Day Time
Limit Suspended: Upon receipt of a request
for reconsideration, the one hundred twenty
(120) day permit review time limit established
in RMC 4-8-080E, Permit Classification Time
Frames, shall be suspended temporarily until
the decision date to allow an applicant to pre-
pare any supplemental information, and to al-
low Department review of the request for re-
consideration and data submitted.
H. APPEAL OF PROJECT APPLICATION
DENIAL:
1. A project applicant may appeal the denial
of a development activity based upon failure
of a concurrency test. The appeal shall be
based upon one or both of the following
grounds:
a. Technical error; or
b. The applicant submitted alternative
data or a traffic mitigation plan that was
rejected by the City.
2. If the development activity requires a
Type I, II, or III permit as defined in chapter
4-8 RMC, the decision to deny a finding of
concurrency may be appealed to the Hearing
Examiner for an open record appeal. The de-
cision of the Hearing Examiner may be ap-
pealed to the City Council for a closed record
appeal.
3. If the development activity requires a
Type V or VI permit as defined in chapter 4-8
RMC, the decision to deny a finding of con-
currency may be appealed to the City Council
for a closed record appeal, or the Shoreline
Hearings Board, as appropriate.
4. If the development activity requires a
Type IV, VII, VIII, IX or X permit as defined in
chapter 4-8 RMC, the decision to deny a find-
ing of concurrency may be appealed to Supe-
rior Court.
I. CONCURRENCY INQUIRY:
1. An applicant may inquire whether or not
there is sufficient capacity available to ac-
commodate a development without submit-
ting a development application.
2. Available capacity cannot be reserved
based on a preliminary inquiry.
3. A written finding of concurrency will only
be issued in conjunction with a development
activity permit application. (Ord. 4708,
3-2-1998)
4-6-080 WATER SERVICE
STANDARDS:
A. COMPLIANCE REQUIRED:
It shall be unlawful for any person to make any
connection with any service or branch pipe
thereof or make any repairs or additions to or al-
terations of any pipe, stop and waste cock or any
fixtures connected or designed to be connected
with the City water system, except in compliance
with this Chapter. (Ord. 1437, 8-28-1952)
4-6-080B
(Revised 4/12)6 - 26
1. Building Section Responsibility for
Report to Engineer: It shall be the duty of
the person in charge of the issuance of build-
ing permits to report to the Utilities Engineer
the beginning of construction or repairs of all
buildings in the City, giving the official house
number and street name, the lot, block and
addition. (Ord. 1437, 8-28-1952; Amd. Ord.
2823, 1-21-1974; Amd. Ord. 2845,
4-15-1974)
B. CONNECTION WITHOUT
PERMISSION PROHIBITED:
It shall be unlawful for any person to make con-
nections with any fixtures or connect any pipe
with any water main or water pipe belonging to
the water system without first obtaining permis-
sion from the Public Works Administrator. (Ord.
1437, 8-28-1952; Amd. Ord. 2823, 1-21-1974;
Ord. 5450, 3-2-2009)
C. CONNECTION TO WATER MAIN
REQUIRED:
Upon the presentation at the office of the Utilities
Engineer of the Administrative Services Adminis-
trator’s receipt for the installation fees, the Utilities
Engineer shall cause the premises described in
the application to be connected with the City’s wa-
ter main by a service pipe extending at right an-
gles from the main to the property line and
including a stop cock placed within the lines of the
street curb, which connection shall thereafter be
maintained and kept within the exclusive control
of the City. (Ord. 2849, 5-13-1974; Ord. 5547,
8-9-2010; Ord. 5654, 2-13-2012)
1. Utilities Engineer Maintenance Re-
sponsibility: The Utilities Engineer will main-
tain private services in streets which are
being graded or regraded and will have such
access on private property as shall be neces-
sary to maintain such pipes during the work,
and shall as soon as practicable upon com-
pletion of the work relay said pipes in the
streets. (Ord. 2849, 5-13-1974)
a. Connection Required Prior to
Street Paving: Whenever any public
street or avenue is about to be improved
by the laying of a permanent pavement
thereon, it shall be the duty of each and
every owner of real property fronting or
abutting thereon to cause his property to
be connected with water mains located in
the street in front thereof, at least one wa-
ter connection for each lot fronting or
abutting upon said street. The connection
shall be galvanized iron pipe of such size
as shall be designated by the proper offi-
cial, and the connection shall be brought
to the property line in front of each lot af-
fronting on such street. (Ord. 1090,
12-5-1939)
b. City Notification of Requirement
to Connect: Whenever the City is about
to improve any street with a permanent
paving, it shall be the duty of the desig-
nated official to report to the Administra-
tor the lot and block number of each lot or
parcel of real estate abutting on such
street to be paved and the name of the
owner or agent thereof, together with the
post office address of such person, which
is not suitably connected to the water
main as herein provided within ten (10)
days of service of notice, such notice to
specify the kind and size of pipe to be
used.
c. Failure to Connect: Whenever the
owner or agent of any property shall have
been served with such notice and shall
fail, refuse or neglect to comply there-
with, the City may make or cause to be
made the connection and the Administra-
tor shall, in addition to the cost and ex-
penses of the street improvement to be
assessed against the lot or lots of the
owner so neglecting, add the cost of
making the connection which amount
shall be the actual cost of making such
connection. (Ord. 1090, 12-5-1939; Amd.
Ord. 2823, 1-21-1974, eff. 1-30-1974)
D. SEPARATE WATER SERVICE
CONNECTIONS REQUIRED:
A separate service connection with the City water
main must be installed by every residence and
commercial building supplied with City water in
front of which there is a main, and the buildings so
supplied will not be allowed to supply water to
other buildings, except temporarily where there
are no mains located in the streets; provided, that
when two (2) or more houses, buildings or other
premises occupied by separate consumers are
supplied from a single service connection, the
owner shall immediately, upon notice from the
Planning/Building/Public Works Department, sep-
arate each customer’s line and apply for and con-
nect individually to meters at the property line; if
4-6-080J
6 - 27 (Revised 3/13)
separate services are not established within a
reasonable time, not more than sixty (60) days af-
ter such initial notice, the Department reserves
the right to shut off the water and refuse further
service to all such consumers. Such joint service
may, however, be continued at the option of the
Department, providing, one owner has agreed in
writing to assume and be responsible for and pay
the total water bill without any deductions for va-
cancies or other reasons. Computation of the total
bill will be based on multiplying the quantity in
each classification of the rate schedule by the
number of consumers hooked up to one meter.
The minimum monthly charge shall be the regular
minimum charge multiplied by the number of con-
sumers served. (Ord. 2849, 5-13-1974)
E. ALTERNATIVE WATER SERVICE
CONNECTION:
In the event that a water main is not available as
hereinabove set forth, but a customer is able to
obtain service by extending such line, by means
of an easement or similar right, across adjacent
or neighboring property to a point where such
main is located, then the Planning/Building/Public
Works Administrator may sign a temporary ser-
vice agreement with such customer allowing ser-
vice until such time as a main is available in front
of such property. At such time the customer shall
then be required to connect to such main in front
of his property and pay the then applicable fees
therefor. (Ord. 3056, 8-9-1976)
F. WATER USE FOR CONSTRUCTION
PURPOSES:
Water for building purposes will only be furnished
upon the application of the owner or authorized
agent of the property and the Utilities Engineer
shall require payment in advance of any reason-
able sum, not exceeding ten dollars ($10.00), in
the case of any one building, for the water used in
construction, and from time to time may require
additional payments, when necessary to secure
the City against loss. (Ord. 1437, 8-28-1952;
Amd. Ord. 2823, 1-21-1974; Ord. 2845,
4-15-1974)
G. SUPERVISION REQUIRED:
All persons or local improvement districts desiring
to extend water mains in the City must extend the
same under the supervision of the City Utilities
Engineer.
H. PRIVATE WATER PIPE
REQUIREMENTS:
1. Acceptable Pipe Materials: All pipe to
be used for connection to the City water sys-
tem shall be new pipe, either galvanized iron,
cast iron or copper tubing. The Utilities Engi-
neer may, at his discretion, permit the use of
nonmetallic pipe where soil conditions may
cause a deterioration of metallic pipe.
2. Minimum Pipe Size: Water supply lines
other than metered service connections shall
be not less than six inch (6") diameter pipe.
Pipes of smaller size may be used when the
Utilities Engineer determines that maximum
fire rating is maintained or the line in question
cannot be extended.
3. Minimum Pipe Installation Depth: All
pipes shall be laid not less than two feet six
inches (2'6") below the surface of the ground,
except that in ungraded streets the pipe shall
be laid three feet (3') below the established
street grade.
4. Minimum Pressure Tolerance: All pipe
shall be designed to withstand internal water
pressure on one hundred fifty (150) pounds
per square inch, and shall conform to the lat-
est adopted standards of the American Water
Works Association.
5. Sterilization Required: Pipe shall be
sterilized in accordance with the regulations
of the State Health Department.
6. General Design Requirements: All wa-
ter system design and pipe sizes and quality
to conform to the latest fire underwriters stan-
dards and requirements. (Ord. 2849,
5-13-1974)
I. METER SIZE:
All meters shall be the same size as the tap and
service connection. (Ord. 3636, 6-14-1982)
J. PERMIT REQUIRED FOR METER
REMOVAL OR RE-INSTALLATION:
Whenever it is desired to have a meter removed
or reinstalled the owner of the premises supplied,
or to be supplied, by such meter shall file an ap-
plication at the office of the Utilities Engineer and
shall pay the cost in full for such removal or rein-
stallation. (Ord. 3636, 6-14-1982)
4-6-080K
(Revised 3/13)6 - 28
K. INSTALLATION OF SERVICE PRIOR
TO COMPLETION OF STREET
CONSTRUCTION:
Whenever it is deemed prudent, in case of a new
development or subdivision, to install the three-
fourths inch (3/4”) service from the main to the
property line, hereinafter referred to as “stub ser-
vice” prior to completion of street construction,
the City will provide such service for sixty percent
(60%) of the then current installation cost for such
service. At such time that meter installation is re-
quested, the remaining balance of the then cur-
rent rate shall be collected and paid for by such
developer or subdivider. (Ord. 4287, 8-13-1990)
4-6-090 UTILITY LINES –
UNDERGROUND INSTALLATION:
A. PURPOSE:
The purpose of these provisions is to ensure the
health, safety, and welfare of the residents of the
community and to establish minimum require-
ments and procedures for the underground instal-
lation and relocation of electrical and
communication facilities within the City.
B. ADMINISTERING AND ENFORCING
AUTHORITY:
The Community and Economic Development Ad-
ministrator is responsible for the general adminis-
tration and coordination of this Section.
C. APPLICABILITY:
All new electrical or communication facilities shall
be required to be installed underground, pursuant
to the standards of this Section.
D. EXEMPTIONS:
1. The following are exemptions to the re-
quirements of this Section:
a. Electric utility substations, pad-
mounted transformers and switching fa-
cilities not located on the public right-of-
way.
b. Electric transmission systems of a
voltage fifty five (55) kv or more (including
poles and wires) and equivalent commu-
nication facilities where the utility pro-
vider providing electrical energy provides
at its expense an underground street
lighting circuit (including all conductor
and conduit) to a point on the poles at
least forty feet (40') above ground to
serve utility provider owned street lighting
fixtures to be mounted on the poles at
said location.
c. Ornamental street lighting standards.
d. Telephone pedestals and other
equivalent communication facilities.
e. Police and fire sirens, or any similar
municipal equipment, including traffic-
control equipment.
f. Replacement of overhead facilities for
a distance of three (3) or more spans
(four (4) poles) or five hundred feet (500')
exclusive or replacements due to casu-
alty damage,
g. Extensions, duplications, relocations
or rebuilds to existing overhead electrical
and communication facilities under the
following conditions:
i. When there are continuing re-
quirements for poles, such as ser-
vices to residences of King County
when those residences are not re-
quired to be undergrounded. How-
ever, if there is a reasonable
likelihood that undergrounding would
occur in the foreseeable future, con-
duit for underground crossings
should be installed whenever feasi-
ble as part of any ongoing street con-
struction, reconstruction or
overlayment project.
ii. When there are existing over-
head electrical or communication fa-
cilities that will not be removed (such
as high tension wires), and the elec-
trical and communication facilities to
be removed by undergrounding are
parallel to facilities that will not be re-
moved.
E. PERMITS:
1. Permit Required: All new or replaced
electrical or communication facilities shall re-
quire a permit from the City of Renton prior to
construction.
4-6-090F
6 - 29 (Revised 3/13)
2. Fees Required: Fees shall be set forth in
the City’s Fee Schedule published and on file
with the City Clerk.
3. As-Built Plans Required for Under-
ground Projects: As-built, project drawings
in a form and scale conforming to generally
accepted engineering practice shall be sub-
mitted in duplicate to the Development Ser-
vices Division of the Department of
Community and Economic Development
within thirty (30) calendar days of the comple-
tion of any underground project within the
City.
F. DESIGN STANDARDS:
1. Standards Applicable: All conductors,
switches, transformers, and regulating de-
vices shall be installed in accordance with the
applicable national, State, and local safety
standards. All structural devices shall be de-
signed in accordance with the provisions of
the latest edition of the International Building
Code, subject to the provisions of the imme-
diately following subsection.
2. Coordination with Other Facilities Re-
quired: All underground facilities shall be in-
stalled to coordinate with other underground
facilities, i.e., water, sewer and gas pipelines,
traffic control and other signal systems. When
coordination requires installation practices
that are more restrictive or demanding than
the minimum standards required by applica-
ble national, State and local codes and safety
standards, the requirements of coordination
shall be governing and controlling.
3. Wheel Load Requirements – Minimum:
All vaults, handholes, ventilation gratings, and
access covers and conduit in public rights-of-
way shall be strong enough to withstand a
minimum ten thousand (10,000) pound wheel
load. This wheel load requirement may be re-
stricted to traveled street areas, provided the
utility provider assumes responsibility for up-
grading facilities beyond the original traveled
street areas if subsequent widening occurs.
4. Grading of Streets: Streets shall be
graded to subgrade prior to the installation of
underground facilities.
5. Joint Trenches: The utilization of a sin-
gle trench (a joint or common trench) by all
utility providers and/or franchise holders is
authorized and encouraged.
a. Delay of Permit Issuance: If at the
time of application for an underground
permit it does not appear that all utility
providers involved in the undergrounding
project have made appropriate arrange-
ments for common trenches, the Admin-
istrator may delay issuance of the permit
until all utility providers involved in the re-
location have provided satisfactory justifi-
cation to the Administrator for not utilizing
the common trench.
b. Provision for Joint Services
Across Public Right-of-Way Required:
Where new structures require under-
ground services that extend into or
across public right-of-way to existing
overhead distribution systems the prop-
erty owner, owner’s agent or other per-
sons applying for underground services
shall provide adequate provisions and
capacity for joint service usage in a
trench with conduit or other required facil-
ities for present and future service exten-
sions to the structure.
c. Responsibility for Notice: The prin-
cipal utility to initiate the street crossing
by owners, owners’ agent or other per-
sons’ request shall notify the remaining
electrical or communication utility when
the common trench is available.
6. Standards for Above-Ground Installa-
tions: Any equipment exempted in subsec-
tion D of this Section, or otherwise permitted
to be installed above-ground shall:
a. Be placed within an enclosure or part
of the building being served, or
b. Be screened with masonry, decora-
tive panels, and/or evergreen trees,
shrubs, and landscaping sufficient to
form an effective sight barrier within a pe-
riod of five (5) years. The utility provider
shall be responsible for the installation,
maintenance, repair, or replacement of
the screening materials when the above-
ground facility is located on real property
owned by the utility provider. When an
above-ground facility is located on non-
utility owned real property, the owner(s)
4-6-090G
(Revised 3/13)6 - 30/32
shall bear the expense of installation,
maintenance, repair or replacement of
screening materials.
c. Be constructed with space frames
and structural arrangements for holding
equipment that is designed to have an
uncluttered and neat appearance.
7. Standards for Above-Grade Pole Line
Installations: If above-grade pole line instal-
lations are permitted under the variance pro-
cedures of this Section, conductors shall be
placed in vertical alignment or any other
alignment designated by the Public Works
Administrator or designee.
G. VARIANCE PROCEDURES:
1. Authority and Discretion: All applica-
tions for variances shall be filed with the
Community and Economic Development Ad-
ministrator. The Administrator has the author-
ity to determine the rules and regulations
governing application for, hearings pertaining
to, and the granting of variances from the un-
derground requirements. The granting of a
variance is at the discretion of the Administra-
tor.
2. Review Criteria: Underground require-
ments may be waived by a variance only if
the utility owner, user, or any other affected
party can demonstrate an undue hardship in
the placement of facilities underground. The
criteria to determine if there is an undue hard-
ship are:
a. There is a technological difficulty as-
sociated with the particular facility, or the
particular real property involved; or
b. The cost of undergrounding such a
facility which is deemed by the Adminis-
trator to outweigh the general welfare
consideration implicit in underground in-
stallation; or
c. The growth pattern of the area has
not been sufficiently established to deter-
mine the ultimate service requirements or
major service routes.
H. APPEALS:
Any decisions made in the administrative process
described in this Section may be appealed pursu-
ant to RMC 4-8-110, as it exists or may be
amended.
I. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are code violations subject to RMC 1-3-2, as
it exists or may be amended.
(Ord. 2432, 9-23-1968; Ord. 2496, 8-25-1969;
Ord. 3318, 5-14-1979, eff. 5-23-1979; Ord. 3592,
12-14-1982; Ord. 3763, 12-12-1983; Ord. 3832,
8-13-1984; Ord. 3951, 10-21-1985; Ord. 4352,
5-11-1992; Ord. 5156, 9-26-2005; Ord. 5450,
3-2-2009; Ord. 5675, 12-3-2012; Ord. 5676,
12-3-2012)
4-6-100 DEFINITIONS OF TERMS
USED IN THIS CHAPTER:
AIR GAP: A physical vertical separation through
the free atmosphere sufficient to prevent back-
flow between the free-flowing discharge end of
the potable water system and the overflow level of
the receiving vessel, tank, plumbing fixture or any
other system. Physically defined as a distance
greater than or equal to twice the diameter of the
supply pipe diameter, but in no case less than one
inch (1"). (Ord. 4312, 5-13-1991)
APPROVED: (for purposes of the Water Utility
Provisions) Approved in writing by the Depart-
4-6-100I
6 - 33 (Revised 11/09)
ment of Health or other agency having jurisdic-
tion. (Ord. 4312, 5-13-1991)
AUXILIARY SUPPLY: Any water source or sys-
tem on or available to the premises other than the
purveyor approved potable water supply. (Ord.
4312, 5-13-1991)
BACKFLOW: The flow of water or any other liq-
uid, gas or substance from any source back into
the distribution pipes of the potable water supply
system. (Ord. 4312, 5-13-1991)
BACKFLOW PREVENTER: An approved as-
sembly which prevents the backflow of water or
any other liquid, gas or substance from any
source back into the distribution pipes of the po-
table water supply system. (Ord. 4312,
5-13-1991)
BACKSIPHONAGE: The flow of water or any
other liquid, gases or substances from any source
back into the distribution pipes of the potable wa-
ter supply system caused by the reduction of
pressure in the potable water supply system.
(Ord. 4312, 5-13-1991)
BEST MANAGEMENT PRACTICES (BMPs):
The methods of improving stormwater quality by
preventing or reducing the discharge of pollut-
ants, directly or indirectly into stormwater, surface
water and groundwater. Such practices encom-
pass a variety of managerial, operational, and
structural measures that will reduce the amount
of contaminants in stormwater and improve the
quality of water resources. BMPs are separated
into two broad categories: source control and
treatment. Source control BMPs prevent contam-
inants from entering water bodies or stormwater
runoff. Treatment BMPs are structures that treat
stormwater to remove contaminants. See also
RMC 4-11-020 for BEST MANAGEMENT PRAC-
TICES – WETLANDS. (Ord. 5478, 8-3-2009)
BMPs: See “Best Management Practices
(BMPs),” supra, and RMC 4-11-020. (Ord. 5478,
8-3-2009)
BUILDING DRAIN: That part of the lowest hori-
zontal piping of a drainage system which receives
the discharge from soil, waste, and other drain-
age pipes inside the walls of the building and con-
veys it to the building sewer, beginning five feet
(5') outside the inner face of the building walls.
(Ord. 4343, 2-3-1992)
BUILDING SEWER: See Sewer, Building. (Ord.
4343, 2-3-1992)
COMBINED SEWER: A sewer receiving both
surface runoff and sewage. (Ord. 4343, 2-3-1992)
CONTAMINANT: A substance that will impair the
quality of the water to a degree that it creates a
serious health hazard. (Ord. 4312, 5-13-1991)
CROSS CONNECTION: Any physical or poten-
tial arrangement whereby a public water system
is connected, directly or indirectly, with any other
nonpotable water system, drain, sewer, conduit,
pool, storage reservoir, plumbing fixture or other
device which contains, or may contain, contami-
nated water, sewer or other waste liquid of un-
known or unsafe quality which may be capable of
imparting contamination to the public water sys-
tem as a result of backflow. Bypass arrange-
ments, jumper connections, removable sections,
swivel or change-over devices, or other tempo-
rary or permanent devices through which back-
flow may occur are considered to be cross
connections. (Ord. 4312, 5-13-1991)
DOUBLE CHECK VALVE ASSEMBLY: An ap-
proved assembly composed of two (2) single, in-
dependently acting check valves, either spring
loaded or internally weighted, installed as a unit
between two (2) tightly closing shutoff valves and
having suitable connections for testing. (Ord.
4312, 5-13-1991)
FWPCA: The Federal Water Pollution Control Act
of 1956, PL 84-660, together with the amend-
ments of 1966, 1972, and as same may be here-
after amended; Public Law 92-500 and all
subsequent amendments thereto. (Ord. 4343,
2-3-1992)
HEALTH HAZARD: A physical or toxic hazard
which could be dangerous to health. (Ord. 4312,
5-13-1991)
ILLICIT CONNECTION: An unlawful connection
to the municipal stormwater sewer system that
conveys pollution or contaminants or anything not
entirely composed of surface water and stormwa-
ter directly into such facilities. (Ord. 5478,
8-3-2009)
ILLICIT DISCHARGE: An unlawful conveyance
of pollution or contaminants or anything not en-
tirely composed of surface water and stormwater
directly or indirectly into the municipal stormwater
4-6-100I
(Revised 11/09)6 - 34
sewer system, whether it be surface water and/or
groundwater. (Ord. 5478, 8-3-2009)
INDUSTRIAL WASTES: The liquid wastes from
industrial process as distinct from sanitary sew-
age. (Ord. 4343, 2-3-1992)
INFILTRATION: The volume of water or ground-
water entering sewers and building sewer con-
nections from the soil through defective joints,
broken or cracked pipe, improper connections or
other structural failures. (Ord. 4343, 2-3-1992)
LONG-RANGE WASTEWATER MANAGE-
MENT PLAN: See City Comprehensive Sewer
Plan. (Ord. 4343, 2-3-1992)
MS4: See “Municipal Separate Storm Sewer Sys-
tem.” (Ord. 5478, 8-3-2009)
MUNICIPAL SEPARATE STORM SEWER SYS-
TEM: A conveyance or system of conveyances
(including roads with drainage systems, munici-
pal streets, catch basins, curbs, gutters, ditches,
manmade channels, or storm drains):
a. Owned or operated by the City of Renton;
b. Designed or used for collecting or con-
veying stormwater;
c. Which is not part of a publicly owned
treatment works (POTW); and
d. Which is not a combined sewer. (Ord.
5478, 8-3-2009)
NATIONAL POLLUTANT DISCHARGE ELIMI-
NATION SYSTEM (NPDES) STORMWATER
DISCHARGE PERMIT: A permit issued by the
Environmental Protection Agency (EPA) (or by
the Washington Department of Ecology under au-
thority delegated pursuant to 33 USC Section
1342(b)) that authorizes the discharge of pollut-
ants to waters of the United States, whether the
permit is applicable on an individual, group, or
general area-wide basis. (Ord. 5478, 8-3-2009)
NATURAL OUTLET: Any outlet into a water-
course, pond, ditch, lake or other body of surface
or groundwater. (Ord. 4343, 2-3-1992)
NPDES: See “National Pollutant Discharge Elim-
ination System (NPDES) Stormwater Discharge
Permit.” (Ord. 5478, 8-3-2009)
POTABLE WATER: Water which is safe for hu-
man consumption, as described by the public
health authority having jurisdiction. (Ord. 4312,
5-13-1991)
POTW: See “Publicly Owned Treatment Works.”
(Ord. 5478, 8-3-2009)
PRESSURE VACUUM BREAKER: An assembly
consisting of a spring loaded check valve and in-
dependently operating air inlet valve, inlet and
discharge shutoff valve, and properly installed
test cocks. The air inlet valve is internally loaded
to the open position, normally by means of a
spring. This internal loading allows the assembly
to be installed on the pressure side of a shutoff
valve. It is designed to protect against backsipho-
nage only. (Ord. 4312, 5-13-1991)
PUBLICLY OWNED TREATMENT WORKS: Any
device or system used in treatment of municipal
sewage or industrial wastes of a liquid nature
which is publicly owned. (Ord. 5478, 8-3-2009)
REDUCED PRESSURE PRINCIPLE BACK-
FLOW PREVENTER: An assembly consisting of
two (2) independently acting spring operated
check valves, separated by a spring loaded differ-
ential pressure relief valve, which is installed as a
unit between two (2) tightly closing shutoff valves
and having suitable connections for testing. (Ord.
4312, 5-13-1991)
SEWAGE: A combination of the water-carried
wastes from residences, business buildings, insti-
tutions, and industrial establishments, together
with such ground, surface, and stormwaters as
may be present. (Ord. 4343, 2-3-1992)
SEWAGE TREATMENT PLANT: Any arrange-
ment of devices and structures used for treating
sewage.
SEWAGE WORKS: All facilities for collecting,
pumping, treating, and disposing of sewage.
SEWER: A pipe or conduit for carrying sewage.
SEWER, BUILDING: The extension from the
building drain to the public sewer or other place of
disposal.
SEWER, PUBLIC: That portion of a sanitary
sewer and its appurtenances located on property,
easements and rights-of-way held, owned, con-
4-6-110
6 - 35 (Revised 11/09)
trolled and accepted by the City or other public
authority.
SEWER, SANITARY: A sewer which carries sew-
age and to which storm, surface, and groundwa-
ters are not intentionally admitted.
SIDE SEWER: See Sewer, Building.
SIDE SEWER STUB: That portion of the building
sewer between primary collection lines and indi-
vidual property lines.
STORM SEWER and STORM DRAIN: A sewer
which carries storm and surface waters and
drainage, but excludes sewage and polluted in-
dustrial wastes.
WATERCOURSE: A channel in which a flow of
water occurs either continuously or intermittently.
(Ord. 4343, 2-3-1992)
4-6-110 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4856, 8-21-2000; Ord. 5159,
10-17-2005)
7 - i (Revised 2/15)
Chapter 7
SUBDIVISION REGULATIONS
CHAPTER GUIDE: Chapter 4-7 RMC contains procedures and review criteria for subdivisions, binding
site plans, and lot line adjustments. Submittal requirements can be found in chapter 4-8 RMC, and fee
information can be found in chapter 4-1 RMC. Detailed improvement requirements, such as streets and
utilities can be found in chapter 4-6 RMC.
This Chapter last amended by Ord. 5745, January 12, 2015.
SECTION PAGE
NUMBER NUMBER
4-7-010 TITLE, PURPOSE AND SCOPE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. City Approval of Segregations Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Method of Calculating Lot Size for a Segregation . . . . . . . . . . . . . . . . . 1
D.Conflicts with Other Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E.State Enabling Legislation as It Applies to This Chapter . . . . . . . . . . . . . . . . . . 1
4-7-020 ADMINISTERING AUTHORITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Department of Community and Economic Development (CED) . . . . . . . . . . . . 1
B.Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-7-030 NOTIFICATION OF OTHER AGENCIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Notice to Other Jurisdictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Notice for State Highways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-7-040 EXCEPTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Chapter Inapplicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-7-050 GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT AND LOT
LINE ADJUSTMENT PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A.Pre-Application Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B.Application for Lot Line Adjustment – General Overview of Procedures . . . . . . 2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C.Application for Short Subdivision – General Overview of Procedures . . . . . . . . 2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Short Plats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
5. Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
6. Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D.Application for Subdivision – General Overview of Procedures . . . . . . . . . . . . 2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
(Revised 2/15)7 - ii
SECTION PAGE
NUMBER NUMBER
2. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Initial Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Recommendation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
5. Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
6. Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
7. Final Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
8. Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-7-060 DETAILED PROCEDURES FOR LOT LINE ADJUSTMENTS . . . . . . . . . . . . 3
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B.Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Correcting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Improving . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Approval Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Non-Evasive . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C.Submittal Requirements for Lot Line Adjustments . . . . . . . . . . . . . . . . . . . . . . . 4
D.Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
E.Administrative Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Review Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4. Approval with Modification(s) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
5. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
F.Final Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
G.Transfer of Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
H.Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-7-070 DETAILED PROCEDURES FOR SHORT SUBDIVISIONS . . . . . . . . . . . . . . . 4
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B.Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Legal Building Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3. Physical Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
C.Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
1. Short Plat Process Applicable to Division into Nine (9) or Less Lots . . . . 4.1
2. Preliminary Plat Required for Certain Divisions . . . . . . . . . . . . . . . . . . . . 4.1
D.Pre-Application Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
E.Submittal Requirements for Short Subdivision . . . . . . . . . . . . . . . . . . . . . . . . 4.1
F.Referral to Other Departments and Agencies . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
G.Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
1. Public Information Sign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Newspaper Publication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Mailed Notices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Failure to Receive Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
H.Administrative Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Review Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Approval with Modification(s) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
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5. Referral to the Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
6. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
7. Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
I.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
J.Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
K.Final Short Plat Map Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . 6
L.Filing Short Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Right-of-Way Dedications Require Separate Approval . . . . . . . . . . . . . . . . 6
2. Administrator Signature and Recording Fees . . . . . . . . . . . . . . . . . . . . . . . 6
3. Recording Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
M.Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
N.Limitations on Further Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
O.Administrative Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4-7-080 DETAILED PROCEDURES FOR SUBDIVISION . . . . . . . . . . . . . . . . . . . . . . 7
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B.Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Legal Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Physical Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C.Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
D.Pre-Application Meeting Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Pre-Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Pre-Application Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Referral to Other Departments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Pre-Application Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
5. General Requirements or Findings for Pre-Application Application . . . . . . 7
6. Further Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
E.Submittal Requirements for Preliminary Plat Application . . . . . . . . . . . . . . . . . 8
F.Preliminary Plat Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Similarity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Requested Revisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
G.Referral to Other City Departments and Agencies . . . . . . . . . . . . . . . . . . . . . . 8
H.Time Limitation for Approval or Disapproval of Plats . . . . . . . . . . . . . . . . . . . . 8
I.Hearing Examiner Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Public Hearing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Public Notice Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
J.Health Agency Recommendation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
K.(Deleted by Ord. 5519, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
L.Expiration Date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Additional Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Extension Time Increments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. Phased Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
M. Plat Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Plat Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Major Plat Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
(Revised 2/15)7 - iv
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3. Minor Plat Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-7-090 (Deleted by Ord. 5521, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4-7-100 INSTALLATION OF IMPROVEMENTS OR BONDING IN LIEU OF
IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
A.Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
B.Inspection, Approval and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
C.Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
D.Final Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
E.Deferred Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4-7-110 FINAL PLAT PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
A.Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Submittal to Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
2. Conformance with Preliminary Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3. Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
B.Referral to Other Departments and Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C.Hearing Examiner Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D.Setting of Monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
E.Filing Final Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
F.Expiration of Plat After Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-7-120 COMPATIBILITY WITH EXISTING LAND USE AND PLAN –
GENERAL REQUIREMENTS AND MINIMUM STANDARDS . . . . . . . . . . . . 11
A.Continuity with Improved Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B.Conformity with Existing Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C.Trails Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-7-130 ENVIRONMENTAL CONSIDERATION – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B.Action Not a Taking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C.Environmental Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Land Unsuitable for Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
a. Flooding/Inundation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
b. Steep Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Native Growth Protection Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Land Clearing and Tree Retention. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4. Streams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
a. Preservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
b. Method . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
c. Culverting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
d. Clean Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-7-140 PARKS AND OPEN SPACE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-7-150 STREETS – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
A.Relationship to Adjoining Street System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B.Street Names . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C.Arterials, Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
D.Street Alignment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
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E.Street Pattern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Grid . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Linkages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5. Alley Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
6. Alternative Configurations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Cul-de-Sac Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
F.Improvements Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
G.Adjacent or Abutting Unplatted Acreage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4-7-160 RESIDENTIAL BLOCKS – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
A.Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
B.Walkways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4-7-170 RESIDENTIAL LOTS – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
A.Arrangement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
B.Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
C.Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
D.Minimum Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
E.Maximum Lot Dimension Ratio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
F.Property Corners at Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
G.Pipestem Lots Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4-7-180 INDUSTRIAL AND COMMERCIAL BLOCKS AND LOTS – GENERAL
REQUIREMENTS AND MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . 15
A.Property Corners at Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
B.Lot Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
C.Lot Arrangement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-7-190 PUBLIC USE AND SERVICE AREA – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
A.Easements for Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
B.Utilities in Tracts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
C.Community Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-7-200 INSTALLATION OF UTILITIES – GENERAL REQUIREMENTS AND
MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
A.Sanitary Sewers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
B.Storm Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
C.Water System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
D.Underground Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
E.Cable TV Conduits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
F. Latecomer’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-7-210 OTHER IMPROVEMENTS – GENERAL REQUIREMENTS AND
MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B.Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Street Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
(Revised 2/15)7 - vi
SECTION PAGE
NUMBER NUMBER
4-7-220 HILLSIDE SUBDIVISIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B.(Deleted by Ord. 5519, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Application Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Grading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Tracts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
5. Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
6. Erosion Control Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4-7-230 BINDING SITE PLANS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Optional Methods of Subdivisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Alternative Ownership Options or Alternative Standards. . . . . . . . . . . . . . . 17
3. Procedural Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
C. Approval Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
D. Additional Criteria for Binding Site Plans Proposing Commercial
Condominium Sites or Merging with Planned Urban Development
Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Condominium – Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Condominium – Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3. Planned Urban Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
E. Application Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. General Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
F. Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Phasing of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
G. Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
H. Permit Procedures for Binding Site Plan Approval . . . . . . . . . . . . . . . . . . . . . . 20
1. Permit Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
I. Merger with Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Review Standards for a Previously Approved Site Plan . . . . . . . . . . . . . . . 20
2. Review Standards for Concurrent Site Plan Application . . . . . . . . . . . . . . . 20
J. Merger with Development Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
K. Review Authority Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Approval with Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4. Referral to the Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
6. Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
L. Right-of-Way Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
M. Survey and Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Administrator Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Filing by City Clerk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
7 - vii (Revised 2/15)
SECTION PAGE
NUMBER NUMBER
N. Binding Effect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Legal Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Enforceable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
O. Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Expiration Period for Merged Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Extension of Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Extension of Expiration Period for Phased Projects . . . . . . . . . . . . . . . . . . 22
P. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Q. Alteration or Vacation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Vacation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4-7-240 VARIANCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
A.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4-7-250 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 23
4-7-040A
7 - 1 (Revised 3/13)
4-7-010 TITLE, PURPOSE AND
SCOPE:
A. TITLE:
This Chapter shall be hereinafter known as the
City of Renton Subdivision Code.
B. PURPOSE:
The purpose of this Chapter is to provide rules,
regulations, requirements, and standards for sub-
dividing land in the City, and for administrative
procedures for adjustments of lot lines in the City,
ensuring that the public health, safety, general
welfare, and aesthetics of the City shall be pro-
moted and protected; that orderly growth, devel-
opment, and the conservation, protection and
proper use of land shall be ensured; that proper
provisions for all public facilities (including circu-
lation, utilities, and services) shall be made; that
the site characteristics shall be taken into consid-
eration; that conformance with provisions set
forth in the City Zoning Code and Comprehensive
Plan shall be insured.
C. SCOPE:
1. Division: This Chapter shall apply to the
division of land for sale or lease into two (2)
or more parcels and to the modification of lot
lines between adjoining parcels.
2. City Approval of Segregations Re-
quired: Segregations require plat or short
plat approval by the City of Renton.
a. Method of Calculating Lot Size for
a Segregation: For the purposes of com-
puting the size of any segregation which
borders on a street or road, the lot size
shall be expanded to include that area
which would be bounded by the center-
line of the road or street and the side lot
lines of the lot running perpendicular to
such centerline.
D. CONFLICTS WITH OTHER CODES:
Where this Chapter imposes greater restrictions
or higher standards upon the development of land
than other laws, ordinances or restrictive cove-
nants, the provisions of this Chapter shall prevail.
E. STATE ENABLING LEGISLATION AS
IT APPLIES TO THIS CHAPTER:
This Chapter is in conformance with chapter
58.17 RCW regulating platting, subdivision, ad-
justing lot lines, and the dedication of land; and
further provides for administrative procedures for
the adjustment of lot lines.
4-7-020 ADMINISTERING
AUTHORITY:
A. DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT (CED):
CED is responsible for the administration and co-
ordination of this Chapter including but not limited
to reviewing all engineering and technical require-
ments of this Chapter, unless another department
is authorized to administer and enforce a specific
section or sections.
B. ADMINISTRATOR:
The Community and Economic Development Ad-
ministrator shall review and make recommenda-
tions to the Hearing Examiner for preliminary
plats, but shall have the authority to approve short
plats. (Ord. 5676, 12-3-2012)
C. HEARING EXAMINER:
The Hearing Examiner is authorized to hold a
public hearing on all preliminary plats and shall
approve all preliminary plats and final plats. (Ord.
5519, 12-14-2009)
4-7-030 NOTIFICATION OF OTHER
AGENCIES:
A. NOTICE TO OTHER JURISDICTIONS:
Notice of the filing of a preliminary plat of a pro-
posed subdivision in the City, which subdivision is
adjacent to or abutting the City’s municipal
boundaries, or which contemplates the use of
King County’s or any other city’s utilities shall be
sent to the appropriate county or city authorities.
B. NOTICE FOR STATE HIGHWAYS:
Notice of the filing of a preliminary plat or short
plat located abutting the right-of-way of a State
highway shall be sent to the State Department of
Transportation. (Ord. 5676, 12-3-2012)
4-7-040 EXCEPTIONS:
A. CHAPTER INAPPLICABLE:
The provisions of this Chapter do not apply to:
4-7-050A
(Revised 3/13)7 - 2
1. Cemeteries and burial plots while used
for that purpose.
2. Divisions made by testamentary provi-
sions, or the laws of descent.
3. Division of land due to condemnation or
sale under threat thereof, by an agency or di-
vision of government vested with the power of
condemnation, or by court judgment.
4. Divisions of land classified for industrial
or commercial use into lots or tracts when the
City has approved a binding site plan in ac-
cordance with all applicable requirements of
the Renton Municipal Code and chapter
58.17 RCW. (Ord. 4954, 2-11-2002)
4-7-050 GENERAL OUTLINE OF
SUBDIVISION, SHORT PLAT AND LOT
LINE ADJUSTMENT PROCEDURES:
A. PRE-APPLICATION MEETING:
Any person who desires to subdivide land in the
City should request a preapplication meeting with
the Department at an early date in order to be-
come familiar with the requirements of this Chap-
ter.
B. APPLICATION FOR LOT LINE
ADJUSTMENT – GENERAL OVERVIEW
OF PROCEDURES:
The general administrative procedures for pro-
cessing applications for a lot line adjustment are
as follows:
1. Application: The completed application
is filed with the Department;
2. Review: The application is reviewed by
the Department staff;
3. Decision: The adjustment is either ap-
proved, modified, or denied by the Adminis-
trator; (Ord. 5676, 12-3-2012)
4. Recording: The approved lot line adjust-
ment is recorded by the City Clerk with the
King County Department of Records and
Elections.
C. APPLICATION FOR SHORT
SUBDIVISION – GENERAL OVERVIEW
OF PROCEDURES:
The general procedures for processing applica-
tions for a short subdivision are as follows:
1. Application: The completed application
is filed with the Department.
2. Public Notice: Public comment is re-
quested by the following: (a) a notice board on
the site, (b) a notice in a newspaper of general
local circulation, and (c) written notice is
mailed to all property owners within three hun-
dred feet (300') of the subject property. A four-
teen (14) day comment period is provided
prior to a determination on the application.
3. Review: The application is reviewed by
the Department and other interested City de-
partments and outside agencies.
4. Short Plats: The Administrator may ap-
prove, modify, or deny the short subdivision;
or transfer the matter to the Hearing Exam-
iner for a public hearing and decision. (Ord.
5519, 12-14-2009; Ord. 5676, 12-3-2012)
5. Improvements: The Department will
confirm that the required improvements have
been installed by the applicant, or deferred by
the Administrator. (Ord. 5156, 9-26-2005;
Ord. 5519, 12-14-2009; Ord. 5676,
12-3-2012)
6. Recording: The final short plat is submit-
ted to the Department for final review, ap-
proval and recording. (Ord. 5519,
12-14-2009)
D. APPLICATION FOR SUBDIVISION –
GENERAL OVERVIEW OF
PROCEDURES:
The general procedures for processing an appli-
cation for a subdivision are as follows:
1. Application: The completed application
is filed with the Department.
2. Public Notice: Public comment is re-
quested by the following: (a) a notice board on
the site, (b) a notice in a newspaper of general
local circulation, and (c) written notice is
mailed to all property owners within three hun-
dred feet (300') of the subject property. A four-
4-7-060B
7 - 3 (Revised 2/15)
teen (14) day comment period is provided
prior to a public hearing on the application.
3. Initial Review: The application is re-
viewed by the Department and other inter-
ested City departments and outside
agencies.
4. Recommendation: The Administrator
will send a recommendation to the Hearing
Examiner along with the environmental deter-
mination.
5. Hearing: The Hearing Examiner shall
hold a public hearing and issue a final deter-
mination regarding the preliminary plat. (Ord.
5519, 12-14-2009)
6. Improvements: The Department will
confirm that the required improvements have
been installed by the applicant, or deferred by
the Administrator. (Ord. 5156, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
7. Final Review: The applicant submits the
final plat to the Department of Community
and Economic Development for its review.
The CED Department will forward the final
plat and its recommendation to the Hearing
Examiner. (Ord. 5519, 12-14-2009)
8. Recording: The approved final plat is re-
corded with the office of the King County De-
partment of Records and Elections. (Ord.
5519, 12-14-2009)
4-7-060 DETAILED PROCEDURES
FOR LOT LINE ADJUSTMENTS:
A. PURPOSE:
A lot line adjustment shall only be used to transfer
land between abutting legally created lots for the
purpose of rectifying a disputed property line lo-
cation or freeing such a boundary from any differ-
ence or discrepancies, improving lot design or
access, or attaining compliance with Title IV stan-
dards or requirements, provided no additional lot,
parcel or tracts are created. (Ord. 5676,
12-3-2012; Ord. 5728, 10-20-2014)
B. PRINCIPLES OF ACCEPTABILITY:
A lot line adjustment shall be consistent with the
following principles of acceptability:
1. Correcting: Adjust lot lines including the
elimination of a common lot line in order to
correct property line or setback encroach-
ments;
2. Improving: Create better lot design, or
improve access;
3. Approval Criteria:
a. An additional lot, parcel or tract shall
not be created; and
b. The subject lots, parcels or tracts are
within the same zoning district; and
c. The proposed adjustments shall not
cause the lots, parcels or tracts to in-
crease the nonconformity with respect to
applicable zoning (see RMC 4-2), subdi-
vision and other code requirements per-
taining to lot design, building location,
and development standards; and
d. The adjusted lot line(s) is shared by
the subject lots.
4. Non-Evasive: Lot line adjustments shall
not serve to eliminate or circumvent any state
or local requirements, including but not lim-
ited to frontage improvements, payment of
fee-in-lieu, payment of latecomer fees or the
installation of required infrastructure.
a. Assessment of fees, right-of-way
dedication and frontage improvements
for the entire length of the property line(s)
bordering rights-of-way may be required
as a condition of approval for a lot line ad-
justment.
b. Lots, parcels or tracts that are in-
creased in area by lot line adjustments
shall not be permitted to be subdivided
for five (5) years following the date upon
which the lot line adjustment is recorded
or three (3) years following the approval
of a lot line adjustment, whichever is lon-
ger, unless the following is met:
i. The subdivision application in-
cludes all lots, parcels and tracts in-
volved in the lot line adjustment in the
overall subdivision; or
4-7-060C
(Revised 2/15)7 - 4
ii. All required infrastructure, includ-
ing but not limited to frontage im-
provements, required infrastructure
and utility lines are constructed along
the frontage of all lots included in the
lot line adjustment. (Ord. 5728, 10-
20-2014)
C. SUBMITTAL REQUIREMENTS FOR
LOT LINE ADJUSTMENTS:
Shall be as stipulated in RMC 4-8-120. (Ord.
5728, 10-20-2014)
D. FEES:
Shall be as stipulated in RMC 4-1-170. (Ord.
5728, 10-20-2014)
E. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will re-
view and take action on the proposed lot line
adjustment within thirty (30) working days of
receiving a completed application.
2. Action: The Administrator may approve,
request corrections by the applicant, approve
with modifications, or deny the application for
a lot line adjustment.
3. Approval: If approved, the lot line adjust-
ment mylar map shall be signed and dated by
the Administrator. The applicant shall be noti-
fied in writing of the decision. The signed my-
lar map shall be filed with the King County
Recorder’s Office.
4. Approval with Modification(s): If modi-
fication(s) are deemed necessary by the Ad-
ministrator, they may be added to the original
lot line adjustment map or a revised map may
be required. The applicant will be notified of
any such modification action. If a modification
of the original lot line adjustment map, legal
description or other information is necessary,
the projected approval date may be ex-
tended.
5. Denial: If denied, the lot line adjustment
shall be marked “Denied” and the applicant
shall be notified in writing of the decision,
stating the reasons therefor. (Ord. 5728, 10-
20-2014)
F. FINAL RECORDING:
The lot line adjustment does not become effective
until it is recorded with the King County Re-
corder’s Office. After two (2) copies of the signed
mylar map are made for City records, the mylar
map shall be sent to the City Clerk’s office for re-
cording. It is the responsibility of the City Clerk to
record the approved map and new legal descrip-
tions. A copy of the recorded documents shall be
provided to the applicant by the Department of
Community and Economic Development. (Ord.
5450, 3-2-2009; Ord. 5728, 10-20-2014)
G. TRANSFER OF TITLE:
The recording of a lot line adjustment does not
constitute a transfer of title. Separate deeds to
this effect must be recorded with the King County
Department of Records and Elections and are not
subject to these provisions.
H. EXPIRATION PERIOD:
If the lot line adjustment is not filed within two (2)
years of the date of approval, the lot line adjust-
ment shall be null and void. Upon written request
of the applicant, the Planning/Building/Public
Works Department may grant one extension of
not more than one year. Such request must be re-
ceived by the Department prior to the two (2) year
expiration date.
4-7-070 DETAILED PROCEDURES
FOR SHORT SUBDIVISIONS:
A. PURPOSE:
The procedures regulating short subdivisions, in-
cluding segregations of nine (9) or fewer lots, are
established to promote orderly and efficient divi-
sion of lots on a small scale, avoiding placing un-
due burdens on the subdivider and to comply with
provisions of chapter 58.17 RCW.
B. PRINCIPLES OF ACCEPTABILITY:
A short plat shall be consistent with the following
principles of acceptability:
1. Legal Building Sites: Create legal build-
ing sites which comply with all provisions of
the City Zoning Code.
2. Access: Establish access to a public
road for each segregated parcel.
3. Physical Characteristics: Have suit-
able physical characteristics. A proposed
4-7-060G
7 - 4.1 (Revised 2/15)
short plat may be denied because of flood, in-
undation, or wetland conditions. Construction
of protective improvements may be required
as a condition of approval, and such improve-
ments shall be noted on the final short plat.
4. Drainage: Make adequate provision for
drainage ways, streets, alleys, other public
ways, water supplies and sanitary wastes.
C. SCOPE:
1. Short Plat Process Applicable to Divi-
sion into Nine (9) or Less Lots: Any land
being divided into nine (9) or less parcels,
lots, tracts, sites, or subdivisions, including
segregations, and which has not been di-
vided in a short subdivision within a period of
five (5) years, shall meet the requirements of
this Section.
2. Preliminary Plat Required for Certain
Divisions: No application for a short subdivi-
sion shall be approved if the land being di-
vided is held in common ownership with a
contiguous parcel which has been divided in
a short subdivision within the preceding five
(5) years. Such applications must be pro-
cessed as preliminary plat, rather than a short
plat.
D. PRE-APPLICATION PLAN REVIEW:
In any short subdivision of property the applicant
may submit a preliminary sketch (five (5) copies)
for preliminary staff review prior to submittal of the
application. The staff shall review this map within
fourteen (14) working days and inform applicant
of any preliminary concerns and recommenda-
tions for revisions. This shall not preclude the staff
from making further recommendations at the ap-
plication stage.
E. SUBMITTAL REQUIREMENTS FOR
SHORT SUBDIVISION:
Submittal requirements for a short subdivision ap-
plication shall be as stipulated in RMC 4-8-120.
F. REFERRAL TO OTHER
DEPARTMENTS AND AGENCIES:
Upon receipt of an application for a short plat, the
Department shall transmit one copy to any de-
partment or agency as warranted.
G. PUBLIC NOTICE:
Public notice shall be given when short plat appli-
cation is made. The notices shall state the nature
and location of the proposed development, the
public approvals that are required and the oppor-
(Revised 2/15)7 - 4.2
This page left intentionally blank.
4-7-070H
7 - 5 (Revised 3/13)
tunities for public comment. A fourteen (14) day
public comment period shall be provided prior to
any final action by the Administrator on the pro-
posed short plat. Notice of the application for
short plat shall be given in the following manner:
1. Public Information Sign: A minimum of
one notice of the application for short plat
shall be posted on or near the land to be sub-
divided at least fourteen (14) days prior to the
administrative determination on the short plat
application. Public notice shall be accom-
plished through use of a four foot by eight foot
(4' x 8') plywood face notice board to be pro-
vided and installed by the applicant and ap-
proved by the Department. Applicant shall be
responsible for placement of the notice board
in one conspicuous place on or near the prop-
erty subject to the application at least four-
teen (14) days prior to the administrative de-
termination on the short plat application.
Applicant will notify the Department staff
when the notice board is installed to allow for
Department review and approval of the notice
board.
2. Newspaper Publication: One notice of
the short plat application shall be given in a
newspaper of general circulation within the
area in which property is located, at least ten
(10) days prior to the administrative determi-
nation on the short plat application.
3. Mailed Notices: Notice shall be mailed to
all property owners within a radius of three
hundred feet (300') of the exterior boundaries
of the property which is the subject of the ap-
plication. If the owner of the subject property
also owns property lying adjacent to or abut-
ting the subject property, the three hundred
foot (300') radius must be taken from the ex-
terior boundaries of this adjacent or abutting
owned property.
4. Failure to Receive Notice: The failure of
any property owner to receive said notice of
hearing will not necessarily invalidate the pro-
ceedings. Failure to receive notice will be
grounds for a request for reconsideration by
the decision maker for the short plat. The de-
cision maker shall reconsider when it is dem-
onstrated that there is additional material
testimony to provide that was not provided by
others before the original decision. (Ord.
5676, 12-3-2012)
H. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will re-
view and take action on the proposed short
plat within the “time limits” as defined in chap-
ter 58.17 RCW.
2. Action: The Administrator may approve,
approve with modifications, or deny the appli-
cation for a short plat. Action for short plats
otherwise referred to the Hearing Examiner
shall be by the Hearing Examiner. Every de-
cision or recommendation made under this
Section shall include findings of fact and con-
clusions to support the decision or recom-
mendation. (Ord. 5519, 12-14-2009)
3. Approval: If the Administrator finds that
the proposed plat makes appropriate provi-
sions for the public health, safety, and gen-
eral welfare and for such open spaces,
drainage ways, streets, alleys, other public
ways, water supplies, sanitary wastes, parks,
playgrounds, sites for schools and school
grounds and all other relevant facts and that
the public use and interest will be served by
the proposed short plat, then it shall be ap-
proved. The applicant shall be notified in writ-
ing of the decision.
4. Approval with Modification(s): If modi-
fication(s) are deemed necessary by the Ad-
ministrator, then they may be added to the
preliminary short plat map or a revised map
may be required. The applicant will be noti-
fied of any such modification action. If a mod-
ification of the preliminary short plat map,
legal description or other information is nec-
essary, the projected approval date may be
extended.
5. Referral to the Hearing Examiner: If
the Administrator determines that there are
sufficient concerns by residents in the area of
the short plat, or by City staff, to warrant a
public hearing, then he/she shall refer the
short plat to the Hearing Examiner for public
hearing and decision by the Hearing Exam-
iner. Notice of the public hearing shall be
given as required for a full subdivision. (Ord.
5519, 12-14-2009)
6. Denial: If denied, the preliminary short
plat map shall be marked “Denied” and the
applicant shall be notified in writing of the de-
cision, stating the reasons therefor.
4-7-070I
(Revised 3/13)7 - 6
7. Reconsideration: Any party may re-
quest that an application, on which the Ad-
ministrator has taken action, be reopened by
the Administrator if it is found by the Depart-
ment or the applicant that new information
has come to light not readily discoverable
prior to the approval upon the exercise of due
diligence or any material misrepresentation
of fact is found that might affect the action
taken by the Administrator. In case of a denial
of the request for reconsideration by the Ad-
ministrator any appeal shall be made to the
Hearing Examiner. New information can be
presented during the Hearing Examiner’s
consideration of the appeal.
I. APPEAL:
The decision of the Administrator shall be final,
unless an appeal by any aggrieved party is made
to the Hearing Examiner within fourteen (14) days
after the Administrator’s decision. Said appeal
shall be in writing to the Hearing Examiner and
filed with the City Clerk and the Department. The
Hearing Examiner shall set a hearing date for the
appeal within twenty one (21) days unless an ex-
tension thereto is agreed to, in writing, by the ap-
plicant.
J. REQUIRED IMPROVEMENTS:
The following tangible improvements shall be
constructed or deferred before a final short plat is
submitted or a short subdivision is recorded:
grading and paving of streets and alleys, installa-
tion of curbs, gutters, sidewalks, monuments,
sanitary and storm sewers, street lights, water
mains and street name signs, together with all ap-
purtenances thereto to specifications and stan-
dards of this Code, approved by the Department
and in accordance with other standards of the
City. A separate construction permit will be re-
quired for any such improvements, along with as-
sociated engineered plans prepared per the City
drafting standards and associated fees.
K. FINAL SHORT PLAT MAP SUBMITTAL
REQUIREMENTS:
The final short plat map which is submitted for fil-
ing shall be as stipulated in RMC 4-8-120.
L. FILING SHORT PLAT:
1. Right-of-Way Dedications Require
Separate Approval: Any required or pro-
posed right-of-way dedications must be sub-
mitted to the Department for review and
approval prior to filing of the short plat. All
right-of-way dedications require approval by
the Administrator or designee prior to filing of
the short plat. (Ord. 5648, 12-12-2011)
2. Administrator Signature and Record-
ing Fees: A short plat must be signed by the
Administrator before it is filed. The final
signed mylar shall remain with the Depart-
ment until such time as the applicant requests
that the short plat be recorded. The recording
fees shall be paid by the subdivider.
3. Recording Process: The approved
short plat will be sent to the City Clerk by the
Department when the short plat is final and all
prerequisites to filing have been completed.
The short plat shall be filed by the City Clerk
for record in the office of the King County De-
partment of Records and Elections and shall
not be deemed approved until so filed.
M. EXPIRATION PERIOD:
If the short plat is not filed within two (2) years of
the date of approval, the short plat shall be null
and void. Upon written request of the subdivider,
the Planning/Building/Public Works Department
may grant one extension of not more than one
year. Such request must be received by the De-
partment prior to the expiration of the short plat.
N. LIMITATIONS ON FURTHER
SUBDIVISION:
Any land subdivided under the requirements of
this Section shall not be further divided for a pe-
riod of five (5) years without following the proce-
dures for subdivision. Further short subdivision of
lot(s) must be consistent with the then-current ap-
plicable maximum density requirement as mea-
sured within the plat as a whole. (Ord. 5153,
9-26-2005)
O. ADMINISTRATIVE GUIDELINES:
There shall be on file with the Department of Com-
munity and Economic Development, and made
available with each application issued, a set of ad-
ministrative guidelines for drawing short plat
maps, completing the application package and re-
cording the plat. (Ord. 5450, 3-2-2009)
4-7-080D
7 - 7 (Revised 3/13)
4-7-080 DETAILED PROCEDURES
FOR SUBDIVISION:
A. PURPOSE:
The procedures regulating subdivisions, includ-
ing segregations of ten (10) or more lots, are es-
tablished to promote orderly and efficient division
of lots, avoiding placing undue burdens on the
subdivider and to comply with provisions of chap-
ter 58.17 RCW.
B. PRINCIPLES OF ACCEPTABILITY:
A subdivision shall be consistent with the follow-
ing principles of acceptability:
1. Legal Lots: Create legal building sites
which comply with all provisions of the City
Zoning Code.
2. Access: Establish access to a public
road for each segregated parcel.
3. Physical Characteristics: Have suit-
able physical characteristics. A proposed plat
may be denied because of flood, inundation,
or wetland conditions. Construction of protec-
tive improvements may be required as a con-
dition of approval, and such improvements
shall be noted on the final plat.
4. Drainage: Make adequate provision for
drainage ways, streets, alleys, other public
ways, water supplies and sanitary wastes.
C. SCOPE:
Any land being divided into ten (10) or more par-
cels, lots, tracts, sites, or subdivision, including
segregations, or any land which has been divided
under the short subdivision procedures within five
(5) years, or any land which is held in common
ownership with a contiguous parcel divided under
the short subdivision procedures within the pre-
ceding five (5) years shall conform to the proce-
dures and requirements of this Section.
D. PRE-APPLICATION MEETING
PROCEDURES:
1. Pre-Application: Requests for a pre-ap-
plication meeting and review shall be filed
with the Department. Five (5) of copies of the
pre-application submittal shall be filed with
the request.
2. Pre-Application Submittal Require-
ments:
a. Vicinity map adequate to show the
location of the plat.
b. Preliminary plat drawn to an appro-
priate scale showing the location of exist-
ing and proposed platted property lines,
streets, buildings, watercourses, rail-
roads, bridges, and easements.
c. Contours should be shown to the ex-
tent necessary to predict drainage char-
acteristics of the property.
d. Indicate the approximate dimensions
of each lot.
3. Referral to Other Departments: The
Department shall transmit copies of the pre-
application submittal to other departments as
warranted.
4. Pre-Application Meeting: A meeting
shall be held attended by the departments
which receive copies of the tentative plat, the
Department, and the subdivider. Any recom-
mendations of the various departments for re-
vision of the tentative plat should be
discussed at such meeting as well as re-
corded in writing.
5. General Requirements or Findings for
Pre-Application Application: Following the
aforesaid pre-application meeting, and re-
ceipt of the recommendations of other City
departments, the Department may find that
the proposed plat:
a. Is in general conformance with the
regulations of this Chapter;
b. Is in conformance to the street and
pedestrian circulation pattern established
or proposed for the area of the subdivi-
sion;
c. Is in conformance with sewer, water
and other utility plans for the area;
d. Is not detrimental to its surroundings.
6. Further Action: If the pre-application re-
quest is acceptable as presented, or as mod-
ified per the suggestions presented in writing
4-7-080E
(Revised 3/13)7 - 8
at the pre-application meeting, the applicant
should proceed to the preliminary plat stage.
If the pre-application submittal is not accept-
able, a preliminary plat may still be submitted
to the Department.
E. SUBMITTAL REQUIREMENTS FOR
PRELIMINARY PLAT APPLICATION:
Application for a preliminary plat shall be made as
stipulated in RMC 4-8-120.
F. PRELIMINARY PLAT MEETING:
The Department shall compare the applicant’s
pre-application plan and preliminary plat and shall
reach a decision within three (3) working days af-
ter the applicant’s submission as to whether an-
other pre-application meeting is necessary.
Another pre-application meeting may be deemed
necessary when there are significant differences
between the pre-application plan and preliminary
plats. The determination of the necessity of an-
other meeting shall be based on the following
considerations:
1. Similarity: The degree of similarity be-
tween the two (2) plans (i.e., is the prelimi-
nary plat a refinement of the pre-application
plan, or is it a completely new plat for the
same property?).
2. Requested Revisions: The presence or
absence of revisions present in the prelimi-
nary plat resulting from objections raised at
the pre-application meeting.
G. REFERRAL TO OTHER CITY
DEPARTMENTS AND AGENCIES:
The Department shall distribute one copy to the
Fire Department; one copy to the Police Depart-
ment; one copy to the Parks Department; and one
copy to each of the public utility agencies serving
the area in which the subdivision is to be con-
structed. Each department or agency may file
recommendations with the Department within ten
(10) working days of receipt of the preliminary
plat; or in the event that a preliminary plat meeting
would be called by the Department may present
their recommendation at that time.
H. TIME LIMITATION FOR APPROVAL
OR DISAPPROVAL OF PLATS:
The City will review and take action on the pro-
posed short plat within the time limits as defined
in chapter 58.17 RCW.
I. HEARING EXAMINER PUBLIC
HEARING:
1. Public Hearing Required: The Hearing
Examiner shall hold a public hearing on any
preliminary plat and either approve, approve
with conditions or deny the preliminary plat.
The Hearing Examiner shall assure conform-
ance with the general purposes of the Com-
prehensive Plan and adopted standards. The
Hearing Examiner’s decision shall be sup-
ported by findings of fact and conclusions of
law. (Ord. 5519, 12-14-2009)
2. Public Notice Required: The notice for
public hearing shall include the date and loca-
tion of the public hearing. Notice of the public
hearing shall be given in the following man-
ner:
a. A minimum of one notice of the appli-
cation for subdivision shall be posted on
or near the land to be subdivided at least
fourteen (14) days prior to the administra-
tive determination on the preliminary plat
application. Public notice shall be accom-
plished through use of a four foot by eight
foot (4' x 8') plywood face notice board to
be provided and installed by the applicant
and approved by the Department. Appli-
cant shall be responsible for placement
of the notice board in one conspicuous,
clearly visible place on or near the prop-
erty subject to the application at least
fourteen (14) days prior to the date of the
public hearing. Applicant will notify the
Department staff when the notice board
has been installed to allow for Depart-
ment review and approval of the notice
board.
b. One notice of the public hearing shall
be given in a newspaper of general circu-
lation within the area in which property is
located at least ten (10) days prior to the
public hearing.
c. Notice shall be mailed to all property
owners within a radius of three hundred
feet (300') of the exterior boundaries of
the property which is the subject of the
application. If the owner of the subject
property also owns property lying adja-
cent to or abutting the subject property,
the three hundred foot (300') radius must
be taken from the exterior boundaries of
4-7-080M
7 - 9 (Revised 3/13)
this adjacent or abutting owned property.
The notices shall state the nature and lo-
cation of the proposed development, the
public approvals that are required and
the opportunities for public comment.
Such notice shall be sent at least four-
teen (14) days prior to the public hearing.
d. The failure of any property owner to
receive said notice of hearing will not nec-
essarily invalidate the proceedings. Fail-
ure to receive notice will be grounds for a
request for reconsideration by the Hear-
ing Examiner. The Hearing Examiner
shall reconsider when it is demonstrated
that there is additional material testimony
to provide that was not provided by others
before the original decision. (Ord. 5676,
12-3-2012)
J. HEALTH AGENCY
RECOMMENDATION:
The health agencies responsible for approval of
the proposed means of sewage disposal and wa-
ter supply shall file with the CED Department,
prior to the Hearing Examiner’s consideration of
the preliminary plat, written statements as to the
general adequacy of the proposed means of sew-
age disposal and water supply. (Applicant is re-
sponsible for submitting appropriate application
forms to the Seattle-King County Health Depart-
ment and for paying the Health Department re-
view fee.) (Ord. 5519, 12-14-2009)
K. (Deleted by Ord. 5519, 12-14-2009)
L. EXPIRATION DATE:
1. Expiration and Extension: Preliminary
plat approval shall lapse unless a final plat
based on the preliminary plat, or any phase
thereof, is submitted within five (5) years from
the date of preliminary plat approval. One
one-year extension shall be granted to an ap-
plicant who files a written request with the Ad-
ministrator at least thirty (30) days before the
expiration of this five (5) year period, provided
the applicant demonstrates that he/she has
attempted in good faith to submit the final plat
within the five (5) year period. (Amd. Ord.
4751, 11-16-1998)
2. Additional Extensions: Additional time
extensions beyond this one-year time period
may be granted by the Hearing Examiner if
the applicant can show need caused by un-
usual circumstances or situations which make
it unduly burdensome to file the final plat
within the four (4) year time period. The appli-
cant must file a written request with the Hear-
ing Examiner and the CED Department for
this additional time extension; this request
must be filed at least thirty (30) days prior to
the plat expiration date. The request must in-
clude documentation as to the need for the
additional time period. (Ord. 5519,
12-14-2009)
3. Extension Time Increments: Additional
time extensions shall be granted in not
greater than one-year increments.
4. Phased Subdivision: In the case of a
phased subdivision, final plat approval by the
Hearing Examiner of any phase of the prelim-
inary plat will constitute an automatic one-
year extension for the filing of the next phase
of the subdivision. (Ord. 5519, 12-14-2009)
M. PLAT AMENDMENTS:
At any time after preliminary plat approval and be-
fore final plat approval, the applicant may submit
an application to the Administrator that proposes
an amendment to the approved or conditionally
approved preliminary plat.
1. Plat Amendments: The Administrator
shall have the authority to determine whether
the proposed amendment qualifies as a ma-
jor or minor amendment.
2. Major Plat Amendments: Major amend-
ments to an approved or pending plat appli-
cation shall require a new application. For
major amendments that due to extraordinary
circumstances would result in a highly unrea-
sonable and unconscionable burden on the
applicant or plat holder, if the applicant or plat
holder was required to go through a new ap-
plication process, the Administrator may per-
mit the major amendment to be treated as a
minor amendment. (Ord. 5676, 12-3-2012)
3. Minor Plat Amendments: Minor plat
amendments may be reviewed and permitted
as part of final plat approval. To be consid-
ered a minor amendment, the amendment
must not:
4-7-100A
(Revised 3/13)7 - 10
a. Decrease the aggregate area of
open space in the subdivision by ten per-
cent (10%) or more;
b. Increase the number of lots in the
subdivision beyond the number previ-
ously approved;
c. Result in a violation of development
standards;
d. Relocate any roadway access point
to an exterior street from the plat;
e. Propose phasing of plat develop-
ment; or
f. Increase significantly any adverse im-
pacts or undesirable effects of the plat on
the community or surrounding area. (Ord.
4751, 11-16-1998; Ord. 5519,
12-14-2009; Ord. 5642, 12-12-2011)
4-7-090 (Deleted by Ord. 5521,
12-14-2009)
4-7-100 INSTALLATION OF
IMPROVEMENTS OR BONDING IN
LIEU OF IMPROVEMENTS:
A. REQUIRED IMPROVEMENTS:
The following tangible improvements shall be re-
quired before a final plat or a short subdivision is
recorded: grading and paving of streets and al-
leys, installation of curbs, gutters, sidewalks,
monuments, sanitary and storm sewers, street
lights, water mains and street name signs, to-
gether with all appurtenances thereto to specifi-
cations 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 improve-
ments, along with associated engineered plans
prepared per the City drafting standards and as-
sociated fees as listed in RMC 4-1-140 through
4-1-200, Fee Schedules. (Amd. Ord. 4751,
11-16-1998)
B. INSPECTION, APPROVAL AND FEES:
The Department shall be responsible for the su-
pervision, inspection and acceptance of all subdi-
vision improvements.
C. PERMITS:
Prior to proceeding with subdivision improve-
ments, the subdivider shall make application for
such permits from the City as are necessary. The
applicant is also responsible for complying with all
permit requirements of other Federal, State and
local agencies.
D. FINAL RECORDING:
No final plat or any short subdivision shall be re-
corded until all improvements are constructed in
a satisfactory manner and approved by the re-
sponsible departments or a security approved by
the City has been posted for deferred improve-
ments. (Amd. Ord. 4751, 11-16-1998)
E. DEFERRED IMPROVEMENTS:
See RMC 4-9-060.
4-7-110 FINAL PLAT PROCEDURES:
A. APPLICATION:
1. Submittal to Department: Application
for final plat shall be filed with the Department
on forms prescribed by the Department.
2. Conformance with Preliminary Plat:
The final plat shall conform with only minor
modifications to the preliminary plat. The lot
configuration and number of lots must remain
unchanged from the approved preliminary
plat. Minor modifications are allowed in lot
line locations and dimensions of the new par-
cels provided all parcels are in conformance
with the lot development standards of the
Zoning Code.
3. Submittal Requirements: Shall be as
stipulated in RMC 4-8-120. The final plat shall
be prepared by a registered land surveyor in
accordance with the requirements of the
Renton surveying standards. Shall contain
data sufficient to determine readily and repro-
duce on the ground the location, bearing, and
length of every street, easement line, lot line,
boundary line and block line on site. Shall in-
clude dimensions to the nearest one-hun-
dredth (1/100) of a foot and angles and
bearings in degrees, minutes, and seconds.
4. Fees: Application fees are required as
outlined in the Fee Schedule, RMC 4-1-170.
4-7-130C
7 - 11 (Revised 2/15)
B. REFERRAL TO OTHER
DEPARTMENTS AND AGENCIES:
The Department shall distribute the final plat to all
other departments, utility agencies and other gov-
ernmental agencies as warranted.
C. HEARING EXAMINER APPROVAL:
At its first public meeting following the date the fi-
nal plat application has been officially accepted by
the CED Department, the Hearing Examiner shall
set a date to consider the final plat. The final plat
shall be approved, disapproved or returned to the
applicant for modification or correction by the
Hearing Examiner. (Ord. 5519, 12-14-2009)
D. SETTING OF MONUMENTS:
All interior monuments shall be installed prior to
the release of any bond.
E. FILING FINAL PLAT:
The Administrator must provide written approval
of the final plat prior to its submission to the Hear-
ing Examiner. The final plat must then be ap-
proved by the Hearing Examiner, and signed by
the Mayor and the City Clerk, prior to being filed
with the King County Department of Records and
Elections by the City. (Ord. 5519, 12-14-2009;
Ord. 5676, 12-3-2012)
F. EXPIRATION OF PLAT AFTER
APPROVAL:
If a final plat has not been recorded within six (6)
months after approval by the Hearing Examiner,
the plat shall expire and be null and void. To revi-
talize the expired plat, the plat shall be resubmit-
ted as a preliminary plat. One extension to the six
(6) month period may be granted by the Hearing
Examiner. (Ord. 5519, 12-14-2009)
4-7-120 COMPATIBILITY WITH
EXISTING LAND USE AND PLAN –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. CONTINUITY WITH IMPROVED
ADDITIONS:
No plan for the replatting, subdivision, or dedica-
tion of any areas shall be approved by the Hearing
Examiner unless the streets shown therein are
connected by surfaced road or street (according
to City specifications) to an existing street or high-
way. (Ord. 5519, 12-14-2009)
B. CONFORMITY WITH EXISTING
PLANS:
The location of all streets shall conform to any ad-
opted plans for streets in the City.
C. TRAILS PLANS:
If a subdivision is located in the area of an offi-
cially designed trail, provisions shall be made for
reservation of the right-of-way or for easements
to the City for trail purposes.
4-7-130 ENVIRONMENTAL
CONSIDERATION – GENERAL
REQUIREMENTS AND MINIMUM
STANDARDS:
A. PURPOSE:
It is the purpose of this Section to provide for the
protection of valuable, irreplaceable environmen-
tal amenities and to make urban development as
compatible as possible with the ecological bal-
ance of the area. Goals are to preserve drainage
patterns, protect groundwater supply, prevent
erosion and to preserve trees and natural vegeta-
tion. This is beneficial to the City in lessening the
costs of the development to the City as a whole,
and to the subdivider in creating an attractive and
healthy environment.
B. ACTION NOT A TAKING:
No action taken herein shall constitute a taking
under the laws or constitution of the State or Fed-
eral government.
C. ENVIRONMENTAL
CONSIDERATIONS:
A plat, short plat, subdivision or dedication shall
be prepared in conformance with the following
provisions:
1. Land Unsuitable for Subdivision: Land
which is found to be unsuitable for subdivi-
sion includes land with features likely to be
harmful to the safety and general health of
the future residents (such as lands adversely
affected by flooding, steep slopes, or rock for-
mations). Land which the Department or the
Hearing Examiner considers inappropriate
for subdivision shall not be subdivided unless
adequate safeguards are provided against
these adverse conditions.
a. Flooding/Inundation: If any portion
of the land within the boundary of a pre-
4-7-140
(Revised 2/15)7 - 12
liminary plat is subject to flooding or inun-
dation, that portion of the subdivision
must have the approval of the State ac-
cording to chapter 86.16 RCW before the
Department and the Hearing Examiner
shall consider such subdivision.
b. Steep Slopes: A plat, short plat,
subdivision or dedication which would re-
sult in the creation of a lot or lots that pri-
marily have slopes forty percent (40%) or
greater as measured per RMC
4-3-050J1a, without adequate area at
lesser slopes upon which development
may occur, shall not be approved. (Amd.
Ord. 4835, 3-27-2000)
2. Native Growth Protection Areas: Na-
tive growth protection areas must be within
separate tracts. (Ord. 4835, 3-27-2000; Ord.
5745, 1-12-2015)
3. Land Clearing and Tree Retention:
Shall comply with RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations.
4. Streams:
a. Preservation: Every reasonable ef-
fort shall be made to preserve existing
streams, bodies of water, and wetland ar-
eas.
b. Method: If a stream passes through
any of the subject property, a plan shall
be presented which indicates how the
stream will be preserved. The methodol-
ogies used should include an overflow
area, and an attempt to minimize the dis-
turbance of the natural channel and
stream bed.
c. Culverting: The piping or tunneling
of water shall be discouraged and al-
lowed only when going under streets.
d. Clean Water: Every effort shall be
made to keep all streams and bodies of
water clear of debris and pollutants.
(Amd. Ord. 4835, 3-27-2000; Ord. 5304,
9-17-2007)
4-7-140 PARKS AND OPEN SPACE:
Approval of all subdivisions located in either sin-
gle family residential or multi-family residential
zones as defined in the Zoning Code shall be con-
tingent upon the subdivider’s dedication of land or
providing fees in lieu of dedication to the City, all
as necessary to mitigate the adverse effects of
development upon the existing park and recre-
ation service levels. The requirements and proce-
dures for this mitigation shall be per the City of
Renton Parks Mitigation Resolution.
4-7-150 STREETS – GENERAL
REQUIREMENTS AND MINIMUM
STANDARDS:
A. RELATIONSHIP TO ADJOINING
STREET SYSTEM:
The proposed street system shall extend and cre-
ate connections between existing streets unless
otherwise approved by the Public Works Depart-
ment. Prior to approving a street system that does
not extend or connect, the Public Works Adminis-
trator shall find that such exception shall meet the
requirements of subsection E3 of this Section.
The roadway classifications shall be as defined
and designated by the Department. (Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
B. STREET NAMES:
All proposed street names shall be approved by
the City.
C. ARTERIALS, INTERSECTIONS:
Streets intersecting with existing or proposed
public highways, major or secondary arterials
shall be held to a minimum.
D. STREET ALIGNMENT:
The alignment of all streets shall be reviewed and
approved by the Public Works Department. The
street standards set by RMC 4-6-060 shall apply
unless otherwise approved. Street alignment off-
sets of less than one hundred twenty five feet
(125') are not desirable, but may be approved by
the Department upon a showing of need but only
after provision of all necessary safety measures.
(Ord. 5450, 3-2-2009)
E. STREET PATTERN:
1. Grid: A grid street pattern shall be used
to connect existing and new development
4-7-160A
7 - 13 (Revised 2/15)
and shall be the predominant street pattern in
any subdivision permitted by this Section.
2. Linkages: Linkages, including streets,
sidewalks, pedestrian or bike paths, shall be
provided within and between neighborhoods
when they can create a continuous and inter-
connected network of roads and pathways.
Implementation of this requirement shall
comply with Comprehensive Plan Transpor-
tation Element Objective T-A and Policies T-9
through T-16 and Community Design Ele-
ment, Objective CD-M and Policies CD-50
and CD-60.
3. Exceptions:
a. The grid pattern may be adjusted to
a “flexible grid” by reducing the number of
linkages or the alignment between roads,
where the following factors are present
on site:
i. Infeasible due to topographical/
environmental constraints; and/or
ii. Substantial improvements are
existing.
4. Connections: Prior to adoption of a
complete grid street plan, reasonable con-
nections that link existing portions of the grid
system shall be made. At a minimum, stub
streets shall be required within subdivisions
to allow future connectivity.
5. Alley Access: Alley access is the pre-
ferred street pattern for all new residential de-
velopment except in the Residential Low
Density land use designation (RC, R-1, and
R-4 zones). All new residential development
in an area that has existing alleys shall utilize
alley access. New residential development in
areas without existing alleys shall utilize alley
access for interior lots. If the developer or
property owner demonstrates that alley ac-
cess is not practical, the use of alleys may not
be required. The City will consider the follow-
ing factors in determining whether the use of
alleys is not practical:
a. Size: The new development is a
short plat.
b. Topography: The topography of the
site proposed for development is not con-
ducive for an alley configuration.
c. Environmental Impacts: The use of
alleys would have more of a negative im-
pact on the environment than a street
pattern without alleys.
d. If site characteristics allow for the ef-
fective use of alleys.
“Alleys” shall mean singular or plural in this
subsection. (Ord. 5515, 12-14-2009; Ord.
5676, 12-3-2012; Ord. 5702, 12-9-2013)
6. Alternative Configurations: Offset or
loop roads are the preferred alternative con-
figurations.
7. Cul-de-Sac Streets: Cul-de-sac streets
may only be permitted where no future con-
nection to a larger street pattern is physically
possible due to demonstrable physical con-
straints. (Ord. 5676, 12-3-2012).
F. IMPROVEMENTS REQUIRED:
All abutting rights-of-way and new rights-of-way
dedicated as part of the plat, including streets,
roads, and alleys, shall be graded to their full width
and the pavement and sidewalks shall be con-
structed as specified in the street standards or de-
ferred by the Public Works Administrator. (Ord.
4636, 9-23-1996; Ord. 5156, 9-26-2005; Ord.
5676, 12-3-2012)
G. ADJACENT OR ABUTTING
UNPLATTED ACREAGE:
Streets that may be extended in the event of fu-
ture adjacent or abutting platting shall be required
to be dedicated to the plat boundary line. Exten-
sions of greater depth than an average lot shall be
improved with temporary turnarounds. Dedication
of a full-width boundary street shall be required in
certain instances to facilitate future development.
(Ord. 5100, 11-1-2004; Ord. 5676, 12-3-2012)
4-7-160 RESIDENTIAL BLOCKS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. WIDTH:
Blocks shall be deep enough to allow two (2) tiers
of lots, except where:
4-7-160B
(Revised 2/15)7 - 14
1. Abutting principal arterials defined in the
Transportation Element of the Comprehen-
sive Plan.
2. The location and extent of environmental
constraints prevent a standard plat land con-
figuration, including size and shape of the
parcel.
3. Prior to approval of single-tier lot configu-
ration based on exceptions 1 and 2, the pro-
ponent must demonstrate that a different
layout or provisions of an alley system is not
feasible.
B. WALKWAYS:
Where circumstances warrant, one or more pub-
lic crosswalks or walkways of not less than six
feet (6') in width dedicated to the City to extend
entirely across the width of the block at locations
deemed necessary may be required. Such cross-
walks or walkways shall be paved for their entire
width and length with a permanent surface and
shall be adequately lighted at the developer’s
cost. (Ord. 5100, 11-1-2004; Ord. 5676,
12-3-2012)
4-7-170 RESIDENTIAL LOTS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. ARRANGEMENT:
Insofar as practical, side lot lines shall be at right
angles to street lines or radial to curved street
lines.
B. ACCESS REQUIREMENTS:
Each lot must have access to a public street or
road. Access may be by private access consistent
with RMC 4-6-060J. (Ord. 5727, 10-20-2014)
C. MINIMUM SIZE:
The size, shape, and orientation of lots shall meet
the minimum area and width requirements of the
applicable zoning classification and shall be ap-
propriate for the type of development and use
contemplated. Further subdivision of lots within a
plat approved through the provisions of this
Chapter must be consistent with the then-current
applicable maximum density requirement as
measured within the plat as a whole. (Ord. 5153,
9-26-2005)
D. MINIMUM WIDTH:
Width between side lot lines at their foremost
points (i.e., the points where the side lot lines in-
tersect with the street right-of-way line) shall not
be less than eighty percent (80%) of the required
lot width except in the cases of (1) pipestem lots,
which shall have a minimum width of twenty feet
(20') and (2) lots on a street curve or the turning
circle of cul-de-sac (radial lots), which shall be a
minimum of thirty five feet (35'). (Ord. 4522,
6-5-1995)
E. MAXIMUM LOT DIMENSION RATIO:
No residentially zoned lot shall have a depth-to-
width ratio greater than four-to-one (4:1). (Ord.
5728, 10-20-2014)
F. PROPERTY CORNERS AT
INTERSECTIONS:
All lot corners at intersections of dedicated public
rights-of-way, except alleys, shall have minimum
radius of fifteen feet (15'). (Ord. 5728, 10-20-
2014)
G. PIPESTEM LOTS ALLOWED:
Pipestem lots may be permitted for new plats to
achieve the minimum density within the Zoning
Code when there is no other feasible alternative
to achieving the minimum density.
Minimum Lot Size and Pipestem Width
and Length: The pipestem shall not exceed
one hundred fifty feet (150') in length and not
be less than twenty feet (20') in width. The
portion of the lot narrower than eighty percent
(80%) of the minimum permitted width shall
not be used for lot area calculations or for the
measurement of required front yard set-
backs. Land area included in private access
easements shall not be included in lot area
calculations. Pipestem lots shall not abut one
another. (Amd. Ord. 4751, 11-16-1998; Ord.
4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord.
5286, 5-14-2007; Ord. 5727, 10-20-2014;
Ord. 5728, 10-20-2014)
4-7-200D
7 - 15 (Revised 2/15)
4-7-180 INDUSTRIAL AND
COMMERCIAL BLOCKS AND LOTS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
The division of land for industrial and commercial
purposes shall conform to the requirements and
minimum standards of residential design except
as provided in this Section.
A. PROPERTY CORNERS AT
INTERSECTIONS:
All lot corners at intersections of dedicated public
rights-of-way, except alleys, shall have minimum
radius of twenty five feet (25').
B. LOT ORIENTATION:
The size, shape and orientation of lots shall meet
the minimum area and width requirements of the
applicable zoning classification and shall be ap-
propriate for the type of development and use
contemplated.
C. LOT ARRANGEMENT:
Insofar as practical, side lot lines shall be at right
angles to street lines or radial to curved street
lines.
4-7-190 PUBLIC USE AND SERVICE
AREA – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS:
Due consideration shall be given by the subdi-
vider to the allocation of adequately sized areas
for public service usage.
A. EASEMENTS FOR UTILITIES:
Easements may be required for the maintenance
and operation of utilities as specified by the De-
partment.
B. UTILITIES IN TRACTS:
Utilities, such as stormwater vaults, ponds, or
other structures, shall be located within dedicated
tracts.
C. COMMUNITY ASSETS:
Due regard shall be shown to all natural features
such as large trees, watercourses, and similar
community assets. Such natural features should
be preserved, thereby adding attractiveness and
value to the property. (Ord. 5100, 11-1-2004; Ord.
5745, 1-12-2015)
4-7-200 INSTALLATION OF
UTILITIES – GENERAL
REQUIREMENTS AND MINIMUM
STANDARDS:
A. SANITARY SEWERS:
Unless septic tanks are specifically approved by
the Public Works Department and the King
County Health Department, sanitary sewers shall
be provided by the developer at no cost to the City
and designed in accordance with City standards.
Side sewer lines shall be installed eight feet (8')
into each lot if sanitary sewer mains are available,
or provided with the subdivision development.
(Ord. 5100, 11-1-2004; Ord. 5450, 3-2-2009)
B. STORM DRAINAGE:
An adequate drainage system shall be provided
for the proper drainage of all surface water. Cross
drains shall be provided to accommodate all nat-
ural water flow and shall be of sufficient length to
permit full-width roadway and required slopes.
The drainage system shall be designed per the
requirements of RMC 4-6-030, Drainage (Surface
Water) Standards. The drainage system shall in-
clude detention capacity for the new street areas.
Residential plats shall also include detention ca-
pacity for future development of the lots. Water
quality features shall also be designed to provide
capacity for the new street paving for the plat.
Drainage vaults, ponds, etc., shall be located
within dedicated tracts. (Ord. 5745, 1-12-2015)
C. WATER SYSTEM:
The water distribution system including the loca-
tions of fire hydrants shall be designed and in-
stalled in accordance with City standards as
defined by the Department and Fire Department
requirements.
D. UNDERGROUND UTILITIES:
All utilities designed to serve the subdivision shall
be placed underground. Any utilities installed in
the parking strip shall be placed in such a manner
and depth to permit the planting of trees. Those
utilities to be located beneath paved surfaces
shall be installed, including all service connec-
tions, as approved by the Department. Such in-
stallation shall be completed and approved prior
to the application of any surface material. Ease-
ments may be required for the maintenance and
operation of utilities as specified by the Depart-
ment.
4-7-200E
(Revised 2/15)7 - 16
E. CABLE TV CONDUITS:
Any cable TV conduits shall be undergrounded at
the same time as other basic utilities are installed
to serve each lot. Conduit for service connections
shall be laid to each lot line by subdivider as to ob-
viate the necessity for disturbing the street area,
including sidewalks, or alley improvements when
such service connections are extended to serve
any building. The cost of trenching, conduit, ped-
estals and/or vaults and laterals as well as ease-
ments therefore required to bring service to the
development shall be borne by the developer
and/or land owner. The subdivider shall be re-
sponsible only for conduit to serve his develop-
ment. Conduit ends shall be elbowed to final
ground elevation and capped. The cable TV com-
pany shall provide maps and specifications to the
subdivider and shall inspect the conduit and cer-
tify to the City that it is properly installed.
F. LATECOMER’S AGREEMENTS:
Where a development is required to construct util-
ity 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 ini-
tial costs of the improvements. 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.
4-7-210 OTHER IMPROVEMENTS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. MONUMENTS:
Concrete permanent control monuments shall be
established at each and every controlling corner
of the subdivision. Interior monuments shall be lo-
cated as determined by the Department. All sur-
veys shall be per the City of Renton surveying
standards.
B. SURVEY:
All other lot corners shall be marked per the City
surveying standards.
C. STREET SIGNS:
The subdivider shall install all street name signs
necessary in the subdivision.
4-7-220 HILLSIDE SUBDIVISIONS:
A. PURPOSE:
Because of their steeper slopes, the sites of hill-
side subdivisions ordinarily should have greater
attention paid to the potential for drainage, ero-
sion, and slope stability problems than other sub-
divisions.
B. (Deleted by Ord. 5519, 12-14-2009)
C. STANDARDS:
The following additional standards shall apply to
hillside subdivisions:
1. Application Information: Information
concerning the soils, geology, drainage pat-
terns, and vegetation shall be presented in
order to evaluate the drainage, erosion con-
trol and slope stability for site development of
the proposed plat. The applicant must
demonstrate that the development of the hill-
side subdivision will not result in soil erosion
and sedimentation, landslide, slippage, ex-
cess surface water runoff, increased costs of
building and maintaining roads and public fa-
cilities and increased need for emergency re-
lief and rescue operations.
2. Grading: Detailed plans for any pro-
posed cut and fill operations shall be submit-
ted. These plans shall include the angle of
slope, contours, compaction, and retaining
walls.
3. Tracts: Areas of the subdivision deemed
to be critical areas due to designation as pro-
tected slopes shall be located within a tract or
tracts. (Ord. 5745, 1-12-2015)
4. Streets:
a. Streets may only have a grade ex-
ceeding fifteen percent (15%) if approved
by the Department and the Fire Depart-
ment.
b. Street widths may be less than those
required in the street standards for
streets with grades steeper than fifteen
percent (15%) if parking prohibition on
one or both sides of the street is ap-
proved by the Administrator. (Ord. 5745,
1-12-2015)
4-7-230B
7 - 17 (Revised 2/15)
5. Lots: Lots may be required to be larger
than minimum lot sizes required by the Zon-
ing Code. Generally, lots in steeper areas of
the subdivision should be larger than those in
less steep areas of the subdivision. (Ord.
5745, 1-12-2015)
6. Erosion Control Requirements: Any
clearing or grading shall be accompanied by
erosion control measures as deemed neces-
sary by the Department. (Ord. 5745, 1-12-
2015)
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 bind-
ing site plan as authorized in chapters 58.17
and 64.34 RCW. This method may be em-
ployed as an alternative to the subdivision
and short subdivision procedures in this
Chapter. (Ord. 5369, 4-14-2008)
2. Alternative Ownership Options or Al-
ternative Standards: To allow for alternative
ownership options and/or the ability to modify
development standards that are otherwise re-
quired by the binding site plan process by al-
lowing 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 re-
view and approval of binding site plans that
are in addition to the procedural requirements
of chapter 4-8 RMC and other applicable pro-
visions 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 al-
ters existing lot lines, subject to the de-
velopment standards of the underlying
zoning district.
b. Commercial Condominium with
Binding Site Plan: Where the develop-
ment 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 al-
ternative 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 develop-
ment standards of the underlying zoning
district cannot be achieved through a
binding site plan, a binding site plan
merged with a planned urban develop-
ment allows for greater flexibility in the lot
and infrastructure layout and develop-
ment of the binding site plan provided
planned urban development criteria are
met including provision of a public bene-
fit.
2. A binding site plan may be reviewed and
approved:
a. As a separate mechanism for the di-
vision 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 applica-
tion in lieu of the standards and criteria
contained in this Section. Per RCW
36.70B.170 through 36.70B.210, a de-
velopment agreement shall not be more
permissive than the development stan-
dards of the underlying zoning district or
other applicable development standards.
c. Merged with a planned urban devel-
opment per RMC 4-9-150.
4-7-230C
(Revised 2/15)7 - 18
d. Independently for pre-existing devel-
oped sites, concurrent with or subse-
quent to a site development permit
application for undeveloped land, or con-
current with or subsequent to a building
permit application. (Ord. 5153,
9-26-2005)
C. APPROVAL CRITERIA:
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 divi-
sions shall not exceed the number of lots al-
lowed 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 sub-
section 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, in-
dustrial, or mixed-use zone.
4. Zoning Code Requirements: Individual
lots created through the binding site plan
shall comply with all of the zoning code re-
quirements and development standards of
the underlying zoning district. Where mini-
mum 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 re-
quirements 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 stan-
dards 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 or other circumstances, the
binding site plan shall not make the site
more nonconforming than at the time a
completed application is submitted.
c. Under either new construction or ex-
isting development, applicants for bind-
ing site plan may proposed shared
signage, parking, and access if they are
specifically authorized per RMC
4-4-080E3, 4-4-080I7, and 4-4-100E5,
and other shared improvements as au-
thorized in other sections of the City’s de-
velopment standards.
5. Building Code Requirements: All build-
ing 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
4-7-230F
7 - 19 (Revised 3/13)
means of direct access or access easement
approved by the City.
8. Shared Conditions: The Administrator
may authorize sharing of open space, park-
ing, access, signage and other improvements
among contiguous properties subject to the
binding site plan and the provisions of RMC
4-4-080E3, 4-4-080I7, and 4-4-100E5. Con-
ditions of use, maintenance, and restrictions
on redevelopment of shared open space,
parking, access, signage and other improve-
ments shall be identified on the binding site
plan and enforced by covenants, easements
or other similar properly recorded mecha-
nism.
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 re-
corded binding site plan.
10. Dedication Statement: Where lands
are required or proposed for dedication, the
applicant shall provide a dedication state-
ment and acknowledgement on the binding
site plan.
11. Suitable Physical Characteristics: A
proposed binding site plan may be denied be-
cause of flood, inundation, or wetland condi-
tions, 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 al-
lows for the conversion of lease space to con-
dominiums without further subdivision of
land. These standards are in addition to the
requirements of subsection C of this Section.
2. Condominium – Approval: Condomin-
ium developments are eligible for binding site
plan approval, when the purpose of such ap-
proval is to divide the property so that the par-
cel or tract, or a portion thereof, can be
subject to chapter 64.34 RCW (Condominium
Act). A condominium can only be recorded ei-
ther when the development has already been
constructed to City standards established
through a binding site plan or a building per-
mit 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 pro-
visions of chapter 64.34 RCW.
3. Planned Urban Development: To allow
for the ability to modify development stan-
dards that are otherwise required by the bind-
ing site plan process, a binding site plan
application may be merged with a planned ur-
ban 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 re-
quirements 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 sched-
ule 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, side-
walks, monuments, sanitary and storm sew-
ers, 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 ac-
cordance with other standards of the City. A
separate construction permit will be required
for any such improvements, along with asso-
ciated engineering plans prepared per the
City Drafting Standards.
2. Phasing of Improvements: To satisfy
these requirements, the Administrator is au-
thorized to impose conditions and limitations
on the binding site plan. If the Administrator
determines that any delay in satisfying re-
quirements will not adversely impact the pub-
4-7-230G
(Revised 3/13)7 - 20
lic 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 build-
ing’s certificate of occupancy, or in accor-
dance with an approved phasing plan, or in
accordance with plans established by a de-
velopment agreement or as otherwise permit-
ted or required under City Code. (Ord. 5153,
9-26-2005)
G. ACCESS REQUIREMENTS:
Access requirements and street design and de-
velopment standards shall be provided in accor-
dance with RMC 4-6-060, unless superseded by
the terms of a development agreement as pro-
vided 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. Establish-
ment 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 applica-
tion with the site plan review process or com-
bined 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 pro-
cessed concurrently, but not merged with an-
other 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 Community and Economic De-
velopment Administrator is hereby authorized
and directed to interpret and enforce all the
provisions of this Section, unless the appli-
cant elects to have the binding site plan appli-
cation merged with a Type III permit site plan
application or a development agreement un-
der chapter 36.70B RCW. If a binding site
plan application is to be processed with a
Type III site plan, then the Hearing Examiner
is hereby authorized and directed to interpret
and enforce all the provisions of this Section.
If a binding site plan application is to be pro-
cessed with a development agreement, the
City Council is hereby authorized and di-
rected to interpret and enforce all the provi-
sions of this Section. 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 bind-
ing 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; Ord. 5676, 12-3-2012)
I. MERGER WITH SITE PLAN:
1. Review Standards for a Previously Ap-
proved 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 Ad-
ministrator may, where appropriate, include
any conditions and limitations contained in
the previously approved site plan. Subse-
quent site development permits for the land
will still be subject to compliance with the zon-
ing, building, and other applicable land use
codes and regulations existing at the time of
development permit review, unless ad-
dressed 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 Adminis-
trator will incorporate all conditions and limita-
tions imposed on the concurrent application
into the binding site plan. Subsequent site de-
velopment permits for the land will still be
subject to compliance with the zoning, build-
ing, and other applicable land use codes and
regulations existing at the time of develop-
ment permit review, unless addressed as part
of the binding site plan review and expressly
depicted on the binding site plan.
4-7-230N
7 - 21 (Revised 3/13)
J. MERGER WITH DEVELOPMENT
AGREEMENT:
If a binding site plan is merged with a develop-
ment agreement, in the event of a conflict be-
tween the terms of the development agreement
and this Section, the terms of the development
agreement shall control. Per RCW 36.70B.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: Binding site plans shall be re-
viewed 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 bind-
ing site plan application. Every decision
made under this Section shall include find-
ings of fact and conclusions to support the
decision.
2. Approval: If the proposed binding site
plan is found in conformance to the standards
and requirements of this Section, then it shall
be approved.
3. Approval with Modifications: If modifi-
cation(s) are deemed necessary, then they
may be added to the binding site plan or a re-
vised binding site plan may be required. The
applicant shall be notified of any such modifi-
cation action.
4. Referral to the Hearing Examiner: Ex-
cept when a binding site plan is merged with
a development agreement, if the Administra-
tor determines that there are sufficient con-
cerns 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 Exam-
iner. 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,
the applicant shall be notified in writing of the
decision, stating the reasons for the denial of
the application.
6. Reconsideration: Any party may re-
quest that an application, on which a decision
has been made, be reopened if it is found that
new information that was not previously avail-
able has come to light that might affect the
decision. Requests for reconsideration must
be filed within fourteen (14) days of the date
of the decision. (Ord. 5153, 9-26-2005; Ord.
5676, 12-3-2012)
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 the Administrator or designee prior to
recording of the binding site plan with record of
survey. The dedication shall be effective upon re-
cording of the binding site plan with record of sur-
vey. (Ord. 5648, 12-12-2011)
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 bind-
ing site plan be recorded.
2. Filing by City Clerk: The approved bind-
ing 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. Legal Lots: Lots, parcels, or tracts cre-
ated through the binding site plan procedure
shall be legal lots of record.
2. Enforceable: Approved binding site
plans shall be enforceable by the City. All pro-
visions, conditions and requirements of the
4-7-230O
(Revised 3/13)7 - 22
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 bind-
ing site plan. The binding site plan shall in-
clude 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 bind-
ing site plan that does not conform to the re-
quirements 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 the Renton Mu-
nicipal Code. (Ord. 5153, 9-26-2005; Ord.
5675, 12-3-2012)
O. EXPIRATION AND EXTENSION:
1. Expiration Period: For binding site
plans not merged with a site plan or develop-
ment agreement, the approval shall lapse un-
less submitted for recording within five (5)
years of the binding site plan approval.
2. Expiration Period for Merged Approv-
als: For binding site plans approved as part
of merged application with a site plan or de-
velopment agreement, the binding site plan
shall lapse when the site plan or development
agreement expires unless submitted for re-
cording prior to the date of expiration for the
merged application.
3. Extension of Expiration Period: Addi-
tional time extensions beyond the five (5)
year time period may be granted by the Ad-
ministrator if the applicant can show need
caused by unusual circumstances or situa-
tions 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 addi-
tional time extension; this request must be
filed at least thirty (30) days prior to the expi-
ration date. The request must include docu-
mentation as to the need for the additional
time period. Additional time extensions may
be granted in not greater than one year incre-
ments, 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 consti-
tute an automatic one year extension for the
submittal 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 ease-
ments 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 amend-
ment to the development agreement or ap-
proval by the City Council and, after approval
and recording, shall automatically be incorpo-
rated within the development agreement un-
less 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 bind-
ing 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 va-
cation 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 ap-
proval and recording shall automatically be
incorporated within the development agree-
ment unless otherwise provided in the devel-
opment agreement. (Ord. 4954, 2-11-2002)
4-7-250
7 - 23 (Revised 3/13)
4-7-240 VARIANCES:
A. AUTHORITY:
A variance from the requirements of this Chapter
may be approved by the Hearing Examiner, pur-
suant to RMC 4-9-250B. (Amd. Ord. 4954,
2-11-2002; Ord. 5519, 12-14-2009)
4-7-250 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4522, 6-5-1995; Amd. Ord. 4856,
8-21-2000; Ord. 4954, 2-11-2002; Ord. 5159,
10-17-2005)
8 - i (Revised 2/15)
Chapter 8
PERMITS – GENERAL AND APPEALS
CHAPTER GUIDE: This Chapter implements State regulatory reform requirements for permit review,
classifies permits, indicates which Responsible Official has the authority to make recommendations, de-
cisions, or consider appeals, and lists submittal requirements for all development-related permits and
decisions of the City. While chapter 4-8 RMC provides the overall review framework regarding submittal
and hearings, chapter 4-9 RMC contains the permit-specific review procedures and criteria, such as
conditional use permit, site plan review, variance, etc. Both chapters should be reviewed in tandem.
This Chapter last amended by Ord. 5749, January 12, 2015.
SECTION PAGE
NUMBER NUMBER
4-8-010 PURPOSE AND INTENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-020 APPLICABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-030 EFFECT OF PERMIT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-040 PERMIT PROCESSES CLASSIFIED BY TYPE . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-050 EXEMPTIONS FROM STATE PROCESS REQUIREMENTS . . . . . . . . . . . . 1
A.State Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Exemptions from City Goal of One Hundred Twenty (120) Day Review
Process for Certain Actions Requiring More Time . . . . . . . . . . . . . . . . . . . . . . 1
C.Exemptions from State Notification and Procedural Requirements for
Permits Relating to Use of Public Areas/Facilities . . . . . . . . . . . . . . . . . . . . . . 2
D.Exemptions from State Notification and Procedural Requirements for
Permit Applications Not Subject to Environmental Review . . . . . . . . . . . . . . . . 2
E. Exemptions from State Procedural Requirements for Nonproject Permits. . . . . . 3
4-8-060 SUBMITTAL REQUIREMENTS – GENERAL . . . . . . . . . . . . . . . . . . . . . . . . . 3
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B.Vesting of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C.Application Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D.Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
E.Multiple Permit Application Submittal Requirements . . . . . . . . . . . . . . . . . . . . . 3
F.Submittal Waiver Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
G.Letter of Completeness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-8-070 AUTHORITY AND RESPONSIBILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
A.Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
B.Specific Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
C.Public Works Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
D.Community and Economic Development Administrator . . . . . . . . . . . . . . . . .4
E.Environmental Review Committee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
F.(Repealed by Ord. 5157, 9-26-2005) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
G.Planning Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
1. Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Shoreline Master Program Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Area-Wide Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Land Use Regulations and Processes . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
SECTION PAGE
NUMBER NUMBER
(Revised 2/15)8 - ii
H.Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
I.City Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
J.Review Authority for Multiple Permit Applications . . . . . . . . . . . . . . . . . . . . . 6
4-8-080 PERMIT CLASSIFICATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B.Review Process Based upon Application Type . . . . . . . . . . . . . . . . . . . . . . 7
C.Consolidated Review Process for Multiple Permit Applications . . . . . . . . . . . 7
1. Optional Process Resulting in a Single Open Record Public Hearing . . . . . 7
2. Review Authority for Multiple Permit Applications . . . . . . . . . . . . . . . . . . . . . 7
D.Time Frame Based on Permit Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
E.Time Frames – Maximum Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
F.Exclusions from One Hundred Twenty (120) Day Time Limit . . . . . . . . . . . . . 8
1. Revisions/Additional Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. EIS Preparation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Applicant Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
G.Land Use Permit Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
H.(Repealed by Ord. 5519, 12-14-2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4-8-090 PUBLIC NOTICE REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B.Notice of Development Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C.Notice of Administrative Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D.Notice of Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Time of Notices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Content of Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
E.Notice of Hearing Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
F.Notice of City Council Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
G. Failure to Receive Notice. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-8-100 APPLICATION AND DECISION – GENERAL . . . . . . . . . . . . . . . . . . . . . . . . . . .12
A.Preapplication Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. a. Preapplication Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
b. Preapplication Recommended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Preapplication Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Waiver of Formal Application Submittal Requirements . . . . . . . . . . . . . . . . 13
B.Submittal of Formal Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
C.Letter of Completeness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Applications Which are Not Complete . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
a. Notice of Incomplete Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
b. Notice of Complete Application or Request for Additional Information. . 13
c. Time Extensions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Additional Information May Be Requested . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Expiration of Complete Land Use Applications . . . . . . . . . . . . . . . . . . . . . . 13
SECTION PAGE
NUMBER NUMBER
8 - iii (Revised 8/14)
5. Extension of Complete Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
D.Notices to Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
E.Report by Development Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Report Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Report Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
F.Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Hearing by Hearing Examiner Required . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Constitutes Hearing by Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Hearing Rules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. Scope of Rules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
b. Organization Representative Required . . . . . . . . . . . . . . . . . . . . . . . . 14
c. Powers of Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
d. Conflict with State Law of Procedural Due Process . . . . . . . . . . . . . . 15
e. Nature of Proceedings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
f. Features Common to All Hearings . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
g. Format of Permit Hearings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
G.Hearing Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Form and Substance of Hearing Examiner’s Decision/Recommendation . 19
2. Standard Decision Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3. Decision Time Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4. Conditions and Decision Options and Criteria . . . . . . . . . . . . . . . . . . . . . . 19
5. Decision Final. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
6. Who Receives Copies of Decision/Recommendation . . . . . . . . . . . . . . . . . 19
7. Correction of Hearing Examiner’s Decision/Recommendation. . . . . . . . . . . 20
8. Termination of Jurisdiction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
9. Reconsideration of Hearing Examiner’s Decision . . . . . . . . . . . . . . . . . . . . 20
10. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
H.Expiration of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
I. Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
J.Expiration of Large Scale or Phased Projects . . . . . . . . . . . . . . . . . . . . . . . . . 20
K.Council Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Council Action Requires Minutes and Findings of Fact . . . . . . . . . . . . . . . 20
2. Adoption of Examiner’s Findings and Conclusions Presumed . . . . . . . . . 20
3. Applications to Be Placed on Council Agenda . . . . . . . . . . . . . . . . . . . . . 20
4-8-110 APPEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
A.Scope and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
B.Decision Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
C.General Information Applicable to All Types of Appeals . . . . . . . . . . . . . . . . . 21
1. Standing (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Time to File . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Required Form for and Content of Appeals . . . . . . . . . . . . . . . . . . . . . . . . 21
4. Filing of Appeal and Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Facsimile Filings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
6. Notice of Appeal (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
7. Restrictions on Subsequent Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
8. Limit on Number of Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
9. Exhaust of Administrative Remedies (Reserved) . . . . . . . . . . . . . . . . . . . 22
SECTION PAGE
NUMBER NUMBER
(Revised 8/14)8 - iv
D.Appeals of Administrative Decisions to the Public Works Department . . . . . . . 22
E.Appeals to Examiner of Administrative Decisions
and Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
a. Administrative Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
b. Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Optional Request for Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Standing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Time for Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
5. Clarification of Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
6. Motions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
7. Parties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
8. Notice of Hearing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
9. Format of the Appeal Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
10. Prehearing Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
11. Content of the Record . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
12. Hearing Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
a. Substantial Weight . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
b. Hearing Examiner Decision Options and Decision Criteria . . . . . . . . . . 24
c. Time for Hearing Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . 24
d. Collateral Estoppel (Issue Preclusion) . . . . . . . . . . . . . . . . . . . . . . . . . 24
e. Res Judicata (Claim Preclusion) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
f. Full and Fair Opportunity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
13. Optional Request for Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
14. Appeal of Hearing Examiner Decision to City Council . . . . . . . . . . . . . . . . . 25
F.Appeals to City Council – Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Standing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Notice to Parties of Record . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3. Opportunity to Provide Comments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4. Council Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. Burden . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
6. Council Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
7. Findings and Conclusions Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
8. Decision Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
9. Council Action Final . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
G.Appeals to Superior Court . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
1. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3. Standing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4. Content of Appeal Submittal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
5. Time for Initiating Appeal to Superior Court . . . . . . . . . . . . . . . . . . . . . . . . 26
a. Appeals of Land Use Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
b. Appeal of Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . . 26
6. Appeals of Other Than Land Use Decisions – Superior Court . . . . . . . . . . 26
H.Appeals of Shoreline Permit Decisions to Shorelines Hearing Board . . . . . . . . 27
1. Standing for Appeals to Shorelines Hearings Board . . . . . . . . . . . . . . . . . . 27
2. Place and Time for Filing Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
SECTION PAGE
NUMBER NUMBER
8 - v (Revised 8/14)
3. City Requires Copy of Appeal Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
4. Limited Utility Extensions and Protective Bulkheads – Appeals . . . . . . . . 27
I. Growth Management Hearings Board . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Standing for Appeals to GMHB . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Matters Which May Be Appealed. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Time for Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4. Contents of Petition for Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
J. Appeals of Administrative Decisions to the Department of Community
and Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4-8-120 SUBMITTAL REQUIREMENTS – SPECIFIC TO APPLICATION TYPE . . 29
A. Table 4-8-120A – Public Works Permit Submittal Requirements . . . . . . . . . . 29
B. Table 4-8-120B – Building Section Permit Submittal Requirements . . . . . . . . 30
C. Table 4-8-120C – Land Use Permit Submittal Requirements . . . . . . . . . . . . . 34
D.Definitions of Terms Used in Submittal Requirements for Building, Planning
and Public Works Permit Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
4-8-050B
8 - 1 (Revised 3/10)
4-8-010 PURPOSE AND INTENT:
The purpose and intent of this Chapter is to estab-
lish standard procedures for all land use and de-
velopment applications in order to provide for an
integrated and consolidated land use permit and
environmental review process. It is further the
purpose of this Chapter to combine and expedite
development review to eliminate redundancy and
minimize delays, to establish timelines for notify-
ing the public of land use applications, to revise
hearing requirements to allow one open record
hearing and one closed record appeal hearing,
and to provide that final decisions on develop-
ment proposals be made within one hundred
twenty (120) days of the date of the letter of com-
pleteness, except for development specifically
exempted under this Chapter.
The mandatory nature of the one hundred twenty
(120) day processing time notwithstanding, it is
neither the intent nor the purpose of this Chapter
to establish a claim or remedy for a delay in the
final decision beyond one hundred twenty (120)
days. (Ord. 4587, 3-18-1996; Amd. Ord. 4974,
6-24-2002)
4-8-020 APPLICABILITY:
All applications for development shall be subject
to the provisions of this Chapter, except where
specifically exempted under RMC 4-8-050, Ex-
emptions from State Process Requirements.
(Ord. 4648, 1-6-1997)
4-8-030 EFFECT OF PERMIT:
The issuance or granting of a permit or approval
of plans and specifications shall not be deemed
or construed to be a permit for, or an approval of,
any violation of any of the provisions of this code.
No permit presuming to give authority to violate or
cancel the provisions of this code shall be valid
except insofar as the work or use which it autho-
rized is lawful. (Ord. 4351, 5-4-1992)
4-8-040 PERMIT PROCESSES
CLASSIFIED BY TYPE:
Development subject to review by the City is clas-
sified and processed using one of the six (6) types
of land use permit procedures listed in RMC
4-8-080G. The review process for the types of per-
mit review procedures are described in RMC
4-8-080H. If the code does not expressly provide
for review according to one of the six (6) types of
permit review procedures, and another specific
procedure is not required by law, the Development
Services Division shall classify the application.
(Ord. 4587, 3-18-1996; Ord. 5519, 12-14-2009)
4-8-050 EXEMPTIONS FROM STATE
PROCESS REQUIREMENTS:
A. STATE AUTHORITY:
RCW 36.70B.140 allows a local government to
exclude certain project permits from procedure
and time limit requirements. This Section deals
with exemptions from State-mandated notice re-
quirements. Permit types listed below may and
often do have City Code requirements for review,
notification, and appeal beyond State require-
ments.
B. EXEMPTIONS FROM CITY GOAL OF
ONE HUNDRED TWENTY (120) DAY
REVIEW PROCESS FOR CERTAIN
ACTIONS REQUIRING MORE TIME:
RCW 36.70B.140 provides that local govern-
ments may determine that there are “special cir-
cumstances” relative to certain actions or
processes that warrant a different review process
than that set forth in State law. Therefore, the City
exempts the following actions since they typically
require more than one hundred twenty (120) days
to process or would be deemed emergencies:
1. Comprehensive Plan amendments with
or without any other associated land use ap-
plication such as a rezone,
2. Renton Municipal Code amendments,
3. Annexations,
4. Planned unit developments,
5. Development agreements,
6. Environmental impact statements,
7. Temporary emergency wetland permit,
8. Declared emergency under SEPA,
9. Street vacations,
10. Any project once it is appealed to the
Hearing Examiner and/or City Council.
4-8-050C
(Revised 3/10)8 - 2
11. Any project once it becomes the subject
of a petition under the Land Use Petition Act,
12. Any project that is determined by the
Mayor to present extenuating circumstances
which would require more than one hundred
twenty (120) days to process.
C. EXEMPTIONS FROM STATE
NOTIFICATION AND PROCEDURAL
REQUIREMENTS FOR PERMITS
RELATING TO USE OF PUBLIC AREAS/
FACILITIES:
As permitted by RCW 36.70B.140, the City also
exempts the following “approvals relating to the
use of public areas or facilities” from the notifica-
tion and procedural requirements of RCW
36.70B.060 through 36.70B.080 and RCW
36.70B.110 through 36.70B.130.
1. Deferral of off- or on-site improvements,
2. Drainage connection permits,
3. Driveway construction permit (all uses/
users),
4. Driveway relocation permit (all uses/us-
ers),
5. Franchise utility permits,
6. Right-of-way use permit,
7. Release of easements,
8. Side sewer permit,
9. Side sewer cap permit,
10. Sidewalk repair permit (all uses/users),
11. Sidewalk/curb/gutter construction per-
mit (all uses),
12. Permits to stop City water and/or sewer
service,
13. Water meter applications,
14. Other SEPA exempt actions/activities
as outlined in WAC 197-11-800.
D. EXEMPTIONS FROM STATE
NOTIFICATION AND PROCEDURAL
REQUIREMENTS FOR PERMIT
APPLICATIONS NOT SUBJECT TO
ENVIRONMENTAL REVIEW:
RCW 36.70B.140 allows local governments to ex-
clude certain approvals and building and engi-
neering permits from the public notification and
procedural requirements of the statute if they are
categorically exempt from environmental review
or if environmental review has already been com-
pleted at an earlier stage. However, the City’s one
hundred twenty (120) day maximum processing
time would still apply. Therefore, the City exempts
the following actions from the public notification
and procedural requirements since they are typi-
cally processed very quickly and would be con-
siderably delayed by imposition of a public
comment period(s).
1. Building and grading permits (SEPA ex-
empt),
2. Business licenses for home occupations,
3. Planning/Building/Public Works adminis-
trative variances (i.e., driveway grade),
4. Fire installation/construction permits,
5. Electrical, mechanical, plumbing, sign
and special fence permits,
6. Lot line adjustments,
7. Final plats,
8. Minor amendments (less than ten per-
cent (10%)) to a previously approved site
plan,
9. Occupancy permits,
10. Open space, agricultural and timber
lands current use assessment,
11. Public art exemption certificate,
12. Routine vegetation management per-
mits (SEPA exempt),
13. Shoreline exemptions,
14. Temporary use permits (SEPA exempt),
but not exempting sign requirements,
4-8-070C
8 - 3 (Revised 3/13)
15. Water, sewer, storm drainage, roadway
permits (SEPA exempt),
16. Other SEPA exempt actions/activities
as outlined in WAC 197-11-800. (Amd. Ord.
4974, 6-24-2002; Ord. 5156, 9-26-2005)
E. EXEMPTIONS FROM STATE
PROCEDURAL REQUIREMENTS FOR
NONPROJECT PERMITS:
RCW 36.70B.020 excludes certain actions from
the definition of project permits, particularly non-
project legislative actions. The adoption or
amendment of a comprehensive plan, subarea
plan, or development regulations that do not in-
volve site-specific rezones are exempt from pro-
cedures requiring environmental review to be
completed prior to the legislative hearing. (Ord.
5153, 9-26-2005)
4-8-060 SUBMITTAL
REQUIREMENTS – GENERAL:
A. PURPOSE:
In order to comply with the State law, the City is
required to detail the requirements for complete
building, public works and land use permit appli-
cations.
B. VESTING OF APPLICATION:
See RMC 4-1-045, Vesting, as it exists or may be
amended. (Ord. 5675, 12-3-2012)
C. APPLICATION LOCATION:
All land use, building, and public works applica-
tions addressed in this Title shall be filed with the
Development Services Division. All fire permits
shall be filed with the Fire Prevention Bureau.
D. FEES:
See RMC 4-1-140 through 4-1-200. (Ord. 5675,
12-3-2012)
E. MULTIPLE PERMIT APPLICATION
SUBMITTAL REQUIREMENTS:
Where submittal requirements are duplicated for
various types of permit applications, an applicant
shall be required to submit only the largest (not to-
tal) number of copies required. For example, an
application for a site plan approval with associ-
ated variance would require only twelve (12) cop-
ies even though the submittal chart indicates that
site plan approval requires twelve (12) copies and
the variance requires ten (10) copies. (Ord. 5675,
12-3-2012)
F. SUBMITTAL WAIVER PROCESS:
In order to have any of the normally required sub-
mittals waived, the applicant must request such
waiver(s) at or after a preapplication meeting with
City staff. Staff will consider the merits of the
waiver request(s) and will provide the applicant
with a written list of any/all submittals waived. The
applicant must submit a copy of the list of City ap-
proved waiver(s) at the time of formal application.
(Ord. 5675, 12-3-2012)
G. LETTER OF COMPLETENESS:
Upon finding an application complete, the Devel-
opment Services Division will provide a letter of
completeness to the applicant and property
owner(s). (Ord. 5675, 12-3-2012)
4-8-070 AUTHORITY AND
RESPONSIBILITIES:
A. REVIEW AUTHORITY:
RMC 4-8-080G, Land Use Permit Procedures,
lists the development applications and outlines
the responsible review authority associated with
making recommendations, conducting open
record public hearings, open record appeals, the
responsible official for the permit decision, and
appeal bodies.
B. SPECIFIC RESPONSIBILITIES:
The regulation of land development is a coopera-
tive activity including many different elected and
appointed boards and City staff. The specific re-
sponsibilities of these bodies are listed as set
forth in subsections C through J of this Section
and RMC 4-8-080G.
C. PUBLIC WORKS ADMINISTRATOR:
Authority: The Public Works Administrator
shall review and act on the following:
1. Appeals of administrative decisions/de-
terminations regarding requests for modifica-
tion of storm drainage regulations;
2. Interpretation of flood insurance rate map
boundaries;
3. Modifications:
4-8-070D
(Revised 3/13)8 - 4
a. Modifications of storm drainage re-
quirements;
b. Modifications/waivers of sewer code
requirements;
4. Sewer modifications, alternates, and ap-
peals pursuant to RMC 4-9-250D and E and
4-8-110D, respectively.
5. Dedications of property for public pur-
poses. (Ord. 5028, 11-24-2003; Amd. Ord.
5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5648, 12-12-2011; Ord. 5676, 12-3-2012)
D. COMMUNITY AND ECONOMIC
DEVELOPMENT ADMINISTRATOR:
Authority: The Community and Economic
Development Administrator shall review and
act on the following:
1. Appeals relating to the International
Building Code;
2. Building and grading permits;
3. Permits to rebuild for nonconforming
structures; (Ord. 5519, 12-14-2009)
4. Conditional use permit, administrative;
5. Critical area regulation alternates and
modifications;
6. Critical areas regulation administrative
determinations pursuant to RMC 4-3-050D4;
7. Lot line adjustments;
8. Modifications:
a. Minor modifications to a previously
approved site plan;
b. Modification of geologic hazard regu-
lations for manmade slopes;
c. Modifications of the number of re-
quired parking stalls and the require-
ments of the parking, loading and
driveway regulations; and
d. Modifications to development stan-
dards in the Urban Design Regulation
Overlay District;
9. Public art exemption certificates;
10. Review of business licenses for home
occupations;
11. Revocable permits for the temporary
use of a public right-of-way;
12. Routine vegetation management per-
mits;
13. Shoreline exemptions;
14. Shoreline permits;
15. Short plats; (Ord. 5519, 12-14-2009)
16. Site plan approval, administrative;
17. Master Plan review (individual phases);
18. Temporary emergency wetland permits;
19. Temporary use permits;
20. Variances:
a. Administrative pursuant to RMC
4-9-250B; (Ord. 5519, 12-14-2009)
b. Variances not associated with a de-
velopment permit that requires review by
the Hearing Examiner, provided the vari-
ance authority is not specifically given to
another authority elsewhere in this Chap-
ter, and any building permits submitted in
conjunction with such variance applica-
tion; and
c. Variances from chapter 8-7 RMC,
Noise Level Regulations; and
21. Waivers:
a. Waivers of right-of-way dedication
for plat;
b. On- and off-site improvements (in-
cluding deferrals); and
c. Allowing a commercial or multi-family
residential driveway grade of between
eight percent (8%) and fifteen percent
(15%). (Ord. 5450, 3-2-2009)
22. Final Planned Urban Developments;
4-8-070H
8 - 5 (Revised 3/13)
23. Dedications of property for public pur-
poses; and
24. Impact fees – applicability, value of
credits, independent fee calculations, or any
other authority defined in RMC 4-1-190. (Ord.
5519, 12-14-2009; Ord. 5648, 12-12-2011;
Ord. 5676, 12-3-2012)
E. ENVIRONMENTAL REVIEW
COMMITTEE:
The Environmental Review Committee shall:
1. Make threshold determinations for envi-
ronmental checklists,
2. Make determinations regarding whether
an optional public hearing is needed for a site
plan review application,
3. Authorize circulation of draft environmen-
tal impact statements,
4. Approve and issue final environmental
impact statements,
5. Approve mitigation conditions for miti-
gated determinations of nonsignificance and
final environmental impact statements.
F.(Repealed by Ord. 5157, 9-26-2005)
G. PLANNING COMMISSION:
The Planning Commission shall review and act
on the following:
1. Comprehensive Plan: Duties related to
the Comprehensive Plan as described in
chapter 2-10 RMC, Planning Commission.
2. Shoreline Master Program Amend-
ments: Recommendations to City Council re-
garding Shoreline Master Program
Amendments after holding public hearing.
3. Area-Wide Zoning: The Planning Com-
mission, in conducting area land use analy-
sis, may from time to time recommend to the
City Council area-wide zonings to implement
the recommended amendments to the Com-
prehensive Plan.
4. Land Use Regulations and Processes:
Upon Council request and based upon the
goals and policies of the Comprehensive
Plan, recommendations to Council regarding
effective and efficient land use regulations
and processes.
H. HEARING EXAMINER:
1. Authority: The Hearing Examiner shall
review and act on the following:
a. Appeals of administrative decisions/
determinations (including, but not limited
to, parking, sign, street, tree cutting/rou-
tine vegetation management standards,
and Urban Center Design Overlay Dis-
trict regulations) and ERC decisions, ex-
cepting determinations of whether an
application is a bulk storage facility which
shall be appealable to the City Council,
b. Appeals relating to RMC 4-5-060,
Uniform Code for the Abatement of Dan-
gerous Buildings,
c. Bulk storage special permit and vari-
ances from the bulk storage regulations,
d. Conditional use permit,
e. Dedications of property for public
purposes,
f. Fill and grade permit, special,
g. Master Plan review (overall plan) and
major amendments to an overall Master
Plan,
h. Mobile home parks, preliminary and
final,
i. Planned urban development, prelimi-
nary,
j. Plats, preliminary and final, and major
amendments to plats, (Ord. 5676,
12-3-2012)
k. Shoreline conditional use permit,
l. Shoreline variance,
m. Site plan approvals requiring a pub-
lic hearing,
n. Special permits,
4-8-070I
(Revised 3/13)8 - 6
o. Temporary use permits, tier III Tem-
porary Homeless Encampments,
p. Variances from wireless communica-
tion facility development standards, the
provisions of the subdivision regulations,
and variances associated with a develop-
ment permit that requires review by the
Hearing Examiner, and
q. Building permits submitted in con-
junction with any of the above. (Ord. 5519,
12-14-2009; Ord. 5570, 11-15-2010; Ord.
5647, 12-12-2011)
2. Interpretation: It shall be the duty of the
Hearing Examiner to interpret the provisions
of chapter 4-2 RMC, Zoning Districts – Uses
and Standards, in such a way as to carry out
the intent and purpose of the plan thereof, as
shown by the maps fixing districts, accompa-
nying and made part of this Code, in cases
where the street layout actually on the ground
varies from the street layout as shown on the
maps aforesaid.
3. Recommendations: The Hearing Ex-
aminer shall hold a public hearing and make
recommendations to the City Council on the
following:
a. Rezones, site specific, in conform-
ance with the Comprehensive Plan,
b. Special permits requiring Council ap-
proval. (Ord. 5519, 12-14-2009)
4. Appeals: Unless otherwise specified,
any decision of the Environmental Review
Committee, the Community and Economic
Development Administrator, or the Public
Works Administrator in the administration of
this Title shall be appealable to the Hearing
Examiner as an administrative determination
pursuant to RMC 4-8-110E, Appeals to Ex-
aminer of Administrative Decisions and Envi-
ronmental Determinations. (Ord. 5028,
11-24-2003; Ord. 5153, 9-26-2005; Ord.
5450, 3-2-2009; Ord. 5676, 12-3-2012)
I. CITY COUNCIL:
The City Council shall review and act on the fol-
lowing:
1. Annexations,
2. Appeals of Hearing Examiner decisions
(any appeal from a Hearing Examiner’s deci-
sion, whether an appeal from an administra-
tive determination or an original decision,
shall be appealable to the City Council pursu-
ant to RMC 4-8-110E8),
3. Appeals of staff determinations of
whether or not a proposal is considered a
bulk storage facility,
4. Comprehensive Plan map or text amend-
ment,
5. Dedications of property for public pur-
poses,
6. Development and zoning regulations text
amendment,
7. Release of easements,
8. Rezones with associated Comprehen-
sive Plan amendment,
9. Rezones with associated Comprehen-
sive Plan map or text amendment,
10. Street vacations, (Ord. 5153,
9-26-2005; Ord. 5519, 12-14-2009)
J. REVIEW AUTHORITY FOR MULTIPLE
PERMIT APPLICATIONS:
Where required permits are subject to different
types of permit review procedures, then all the as-
sociated applications are subject to the highest
level of review authority that applies to any of the
4-8-080E
8 - 7 (Revised 3/10)
required applications. (Amd. Ord. 4963,
5-13-2002)
4-8-080 PERMIT CLASSIFICATION:
A. PURPOSE:
The purpose of this Section is to outline the pro-
cedure and time requirements for the various de-
velopment applications reviewed by the City. All
development applications are classified and pro-
cessed according to one of eleven (11) types of
permit procedures, as identified in subsection G
of this Section.
B. REVIEW PROCESS BASED UPON
APPLICATION TYPE:
Subsection G of this Section lists the develop-
ment applications and explains the basic steps in
the review process. This table also outlines the
responsible review authority. More specific details
regarding specific land use application proce-
dures and decision criteria are located in chapter
4-9 RMC, Permits – Specific. (Ord. 4587,
3-18-1996; Amd. Ord. 4660, 3-17-1997; Ord.
4963, 5-13-2002)
C. CONSOLIDATED REVIEW PROCESS
FOR MULTIPLE PERMIT APPLICATIONS:
1. Optional Process Resulting in a Sin-
gle Open Record Public Hearing: An appli-
cant may elect to have the review and
decision process for required permits consol-
idated into a single review process. Consoli-
dated review shall provide for only one open
record hearing and no more than one closed
record appeal period. Appeals of environ-
mental determinations shall be consolidated
except when allowed to be part of separate
hearings in accordance with RCW
43.21C.075, Appeals, and WAC 197-11-680,
Appeals. Where hearings are required for
permits from other local, State, regional, or
Federal agencies, the City will cooperate to
the fullest extent possible with the outside
agencies to hold a single joint hearing. A flow-
chart showing the timeline for processing a
combined land use, environmental, and
building permit application is included in sub-
section H of this Section.
2. Review Authority for Multiple Permit
Applications: Where more than one land
use permit application is required for a given
development, an applicant may file all related
permit applications concurrently, pay appro-
priate fees, and the processing may be con-
ducted under the consolidated review
process. Where required permits are subject
to different types of permit review proce-
dures, then all the applications are subject to
the highest-number procedure, as identified
in subsection G of this Section, and highest
level of review authority, as identified in RMC
4-8-070, that applies to any of the applica-
tions. Appeals of environmental determina-
tions shall be consolidated except when
allowed to be part of separate hearings in ac-
cordance with RCW 43.21C.075, Appeals,
and WAC 197-11-680, Appeals. (Amd. Ord.
4963, 5-13-2002; Ord. 5153, 9-26-2005)
D. TIME FRAME BASED ON PERMIT
TYPE:
The flowcharts in subsection H of this Section in-
dicate timelines for each of the eleven (11) land
use permit types, as discussed in subsection G of
this Section. For permit types I through VIII, the
timelines include the statutory requirement that
requires the issuance of a letter of completeness
within twenty eight (28) days of the application
submittal, pursuant to RCW 36.70B.070(1), and
the provision for final decisions on permits within
one hundred twenty (120) days of receipt of a
complete application. In addition, there is a gen-
eralized flowchart for the consolidated review pro-
cess. (Amd. Ord. 4974, 6-24-2002; Ord. 5153,
9-26-2005)
E. TIME FRAMES – MAXIMUM
PERMITTED:
Final decisions on all Type I through Type VIII per-
mits and reviews subject to the procedures of this
Chapter shall occur within one hundred twenty
(120) days from the date an application is deemed
complete, unless the applicant consents to an ex-
tension of such time period. If a project application
is substantially revised by an applicant, the one
hundred twenty (120) day time period shall start
again after the revised project application is deter-
mined to be complete. Development applications
which are specifically exempted under RMC
4-8-050, Exemptions from State Process Require-
ments, are not subject to this time frame. (Amd.
Ord. 4974, 6-24-2002; Ord. 5153, 9-26-2005)
4-8-080F
(Revised 3/10)8 - 8
F. EXCLUSIONS FROM ONE HUNDRED
TWENTY (120) DAY TIME LIMIT:
In determining the number of days which have
elapsed since the applicant was notified that the
application is complete, the following periods
shall be excluded:
1. Revisions/Additional Information Re-
quired: The time period in which an applicant
has been requested by the Development Ser-
vices Division to correct plans, perform re-
quired studies, or provide additional
information. The period shall be calculated
from the date the Development Services Divi-
sion notifies the applicant of the need for ad-
ditional information until: (a) the date the
Division determines the additional information
satisfies the request for information, or (b)
fourteen (14) days after the date acceptable
information has been provided to the City,
whichever is earlier. If the Division determines
that the information submitted is insufficient, it
shall notify the applicant of the deficiencies.
2. EIS Preparation: A period of two hun-
dred fifty (250) days for the preparation of a
draft environmental impact statement (DEIS),
following a determination of significance. This
time frame shall commence after the final
scoping of the DEIS is complete.
3. Applicant Agreements: Any time exten-
sion mutually agreed upon by the applicant
and the Development Services Division.
G. LAND USE PERMIT PROCEDURES:
LAND USE PERMITS PU
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TYPE I
Building and Grading Permits1 No No No Staff HE CC SC
Business Licenses for Home Occupations (no
customer visits/deliveries)
No No No Staff HE CC SC
Deferrals No No No Staff HE CC SC
Lot Line Adjustments No No No Staff HE CC SC
Minor Modification to Previously Approved Site
Plan (<10%)
No No No Staff HE CC SC
Modifications, Deviations, Alternates of Various
Code Standards2
No No No Staff HE CC SC
Public Art Exemption Certificate No No No Staff HE CC SC
Routine Vegetation Management Permits
(SEPA exempt)
No No No Staff HE CC SC
Shoreline Exemptions No No No Staff HE CC SC
Special Fence Permits No No No Staff HE CC SC
Temporary Use Permit: Tier I No No No Staff HE CC SC
Waivers2 No No No Staff HE CC SC
Other SEPA Exempt Activities/Actions No No No Staff HE CC SC
TYPE II
Additional Animals Permit Yes No No Staff HE CC SC
Administrative Variances Yes No No Staff HE CC SC
4-8-080G
8 - 9 (Revised 3/13)
Business Licenses for Home Occupations (with
customer visits/deliveries)
Yes No No Staff HE CC SC
Conditional Approval Permit (nonconforming
structures)
Yes No No Staff HE CC SC
Planned Urban Development, final Yes No No Staff HE CC SC
Temporary Use Permits: Tier II Yes No No Staff HE CC SC
Temporary Emergency Wetland Permit Yes No No Staff HE CC SC
Variances, Administrative Yes No No Staff HE CC SC
Binding Site Plans Yes No No Staff HE CC SC
Conditional Use Permit (administrative)Yes No No Staff HE CC SC
Development Permit (special flood hazard) Yes No No Staff HE CC SC
Environmental Review9 Yes No No Staff HE CC SC
Master Site Plan Approvals (individual phases) Yes No No Staff HE CC SC
Site Plan Review (administrative) Yes No No Staff HE CC SC
Shoreline Permit Yes No No Staff DOE CC SC
Short Plats Yes No No Staff HE CC SC
TYPE III4
Bulk Storage Special Permit Yes Staff HE HE CC SC
Conditional Use Permit (Hearing Examiner) Yes Staff HE HE CC SC
Fill and Grade Permit, Special Yes Staff HE HE CC SC
Final Plats No Staff NA HE CC SC
Major Amendments to Plats Yes Staff HE HE CC SC
Master Site Plan Approval (overall plan) Yes Staff HE HE CC SC
Mobile Home Parks, Preliminary and Final Yes Staff HE HE CC SC
Planned Urban Development, preliminary Yes Staff HE HE CC SC
Preliminary Plats – 10 Lots or More Yes Staff HE HE CC SC
Shoreline Conditional Use Permit6 Yes Staff HE DOE, HE SHB
Shoreline Variance6 Yes Staff HE DOE, HE SHB
Site Plan Review (Hearing Examiner) Yes Staff HE HE CC
Special Permits Yes Staff HE HE CC
Temporary Use Permits: Tier III Temporary
Homeless Encampments
Yes Staff HE HE CC SC
Variances (associated with Hearing Examiner
land use review)
Yes Staff HE HE CC
TYPE IV4
Rezones (site-specific, not associated with a
Comprehensive Plan amendment)
Yes Staff, HE HE CC SC
LAND USE PERMITS PU
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4-8-080G
(Revised 3/13)8 - 10
LEGEND:
Staff – Community and Economic Development Staff
ERC – Environmental Review Committee
PC – Planning Commission
Admin. – Community and Economic Development Administrator
HE – Hearing Examiner
CC – City Council
DOE – Washington State Department of Ecology
SC – Superior Court
SHB – Shoreline Hearings Board
GMHB – Growth Management Hearings Board
NA – Not Applicable
FOOTNOTES:
1. SEPA exempt or for which the SEPA/land use permit process has been completed.
2. Administratively approved.
3.Deleted.
4. Environmental review may be associated with a land use permit. The Environmental Review Commit-
tee (ERC) is responsible for environmental determinations.
5. The Community and Economic Development Administrator shall hear variances where not associated
with a development that requires review by the Hearing Examiner.
6. Shoreline conditional use permits and shoreline variances also require approval of the State Depart-
ment of Ecology (DOE). DOE has up to thirty (30) days to make a decision on a permit. This time
period does not count toward the one hundred twenty (120) day maximum time limit for permit deci-
sions. DOE’s decision is followed by a twenty one (21) day appeal period, during which time no build-
ing permit for the project may be issued.
7. An open record appeal of an environmental threshold determination must be held concurrent with an
open record public hearing.
8. Street vacations are exempt from the one hundred twenty (120) day permit processing time limit.
9. Environmental review for a permitted/secondary/accessory use not requiring any other land use permit.
(Amd. Ord. 4827, 1-24-2000; Ord. 4963, 5-13-2002; Ord. 4975, 7-1-2002; Ord. 5153, 9-26-2005; Ord. 5356,
2-25-2008; Ord. 5450, 3-2-2009; Ord. 5471, 7-13-2009; Ord. 5516, 12-14-2009; Ord. 5519, 12-14-2009;
Ord. 5570, 11-15-2010; Ord. 5647, 12-12-2011; Ord. 5676, 12-3-2012)
H. (Repealed by Ord. 5519, 12-14-2009)
TYPE V4
Street Vacations8 Yes Public
Works Staff
CC CC SC
TYPE VI4
Development Regulation Text Amendments Yes Staff, PC PC CC GMHB
Comprehensive Plan Map or Text Amendments
(may include associated rezones)
Yes Staff, PC PC CC GMHB
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4-8-090D
8 - 11 (Revised 3/13)
4-8-090 PUBLIC NOTICE
REQUIREMENTS:
A. APPLICABILITY:
A notice of application is not required for actions
which are classified as a Type 1 land use proce-
dure under RMC 4-8-080G, and for actions spe-
cifically exempted under RMC 4-8-050,
Exemptions from State Process Requirements,
but is required for all land development permit ap-
plications subject to notice requirements.
B. NOTICE OF DEVELOPMENT
APPLICATION:
1. Within fourteen (14) days of issuing a let-
ter of completeness under RMC 4-8-100C,
Letter of Completeness, the City shall issue a
notice of development application. The notice
shall, at minimum, include the following:
a. Applicant and/or owner name,
b. Project name and City file number,
c. Date of application acceptance,
d. Project location,
e. Project description,
f. A listing of all permits/approvals re-
quested,
g. The date the fourteen (14) day public
comment period expires,
h. The following, or equivalent, state-
ments: “In order to receive additional in-
formation regarding this particular
project, you will need to contact the City’s
Development Services Division and re-
quest to be made a party of record” and
“In order to become a party of record or to
obtain further information regarding this
project, please contact the City of Renton
Development Services Division at 1055
S. Grady Way, Renton, WA 98055, (425)
235-2550”, (Ord. 4587, 3-18-1996, Amd.
Ord. 4722, 5-11-1998)
i. The date, time, and place of a public
hearing if one has been scheduled. (Ord.
4507, 3-18-1996)
2. Three (3) notices of development appli-
cation shall be posted on or near the subject
property and mailed to property owners
within three hundred feet (300') of the bound-
aries of the subject property.
C. NOTICE OF ADMINISTRATIVE
DECISIONS:
The Development Services Division shall notify
all parties of record, the project proponent and af-
fected government agencies of any administra-
tive decision subject to notice. Notification must
be made by mail; however, the Development Ser-
vices Division may also elect to post the notices
of administrative decision at or near the project
site. The notice shall include:
1. A description of the decision(s), including
any conditions of approval.
2. A statement explaining where further in-
formation may be obtained.
3. Any threshold environmental determina-
tion issued for the project. If an application
subject to an administrative approval requires
an environmental threshold determination,
the notice of administrative approval shall in-
clude the threshold determination and its ap-
peal process.
4. The decision and a statement that the de-
cision will be final unless an appeal to the
Hearing Examiner is filed with the City Clerk
within fourteen (14) days of the date of the
decision.
D. NOTICE OF PUBLIC HEARING:
Notice of a public hearing for all development ap-
plications subject to notification requirements and
all open record appeals shall be given as follows:
1. Time of Notices: Except as otherwise
required, public notification of meetings,
hearings, and pending actions shall be made
by:
a. Publication at least ten (10) days be-
fore the date of a public meeting, hearing,
or pending action in the official newspa-
per if one has been designated or a
newspaper of general circulation in the
City,
4-8-100E
(Revised 3/13)8 - 12
b. Mailing at least ten (10) days before
the date of a public meeting, hearing, or
pending action to all parties of record, the
project proponent and affected govern-
ment agencies, and
c. Posting of three (3) notices at least
ten (10) days before the meeting, hear-
ing, or pending action at or near the
project site.
2. Content of Notice: The public notice
shall include a general description of the pro-
posed project, the action to be taken, a non-
legal description of the property or a vicinity
map or sketch, the time, date and place of the
public hearing, where further information may
be obtained, and the following, or equivalent,
statement: “If the hearing on a pending action
cannot be completed on the date set in the
public notice, the meeting or hearing may be
continued to a date certain and no further no-
tice under this Section is required”.
E. NOTICE OF HEARING EXAMINER
DECISION:
Notice of Hearing Examiner decisions subject to
notice requirements shall be made by the Hearing
Examiner’s office to all parties of record, the
project proponent, and Development Services Di-
vision, and affected government agencies. Notifi-
cation shall be made by mail and must include:
1. A description of the decision(s), including
any conditional approval.
2. A statement explaining where further in-
formation may be obtained.
3. Any threshold environmental determina-
tion issued and its appeal process.
4. The decision date and a statement that
the decision will be final unless an appeal to
the City Council is filed with the City Clerk
within fourteen (14) days of the date of the
decision.
F. NOTICE OF CITY COUNCIL
DECISION:
Notice of City Council decisions subject to notice
requirements shall be made by the City Clerk’s of-
fice to all parties or record, the project proponent,
the Development Services Division, and affected
government agencies. Notification shall be made
by mail and must include:
1. A description of the decision(s), including
any conditions of approval.
2. A statement explaining where further in-
formation may be obtained.
3. Any threshold environmental determina-
tion issued and its appeal process.
4. The decision date and a statement that
the decision will be final unless the appropri-
ate land use appeal, writ of review or appeal
from the decision of the City Council is filed
with the Superior Court within fourteen (14)
days of the date of the decision. (Ord. 4587,
3-18-1996)
G. FAILURE TO RECEIVE NOTICE:
Failure to receive such mailed notification as may
be required in subsections A to F of this Section
shall have no effect upon the proposed action or
application. (Ord. 5153, 9-26-2005)
4-8-100 APPLICATION AND
DECISION – GENERAL:
A. PREAPPLICATION MEETING:
1. a. Preapplication Required: A preap-
plication meeting prior to formal submittal
of a development application is required
if a waiver of submittal requirements is re-
quested, a proposal is located in the RM-
U Zone designation, or a proposed
project is within the Airport Influence
Area.
b. Preapplication Recommended: A
preapplication meeting is recommended
for all other projects. (Amd. Ord. 4777,
4-19-1999; Ord. 4788, 7-19-1999; Ord.
5100, 11-1-2004)
2. Purpose: The meeting is not intended to
provide an exhaustive review of all potential
issues. Preapplication review does not pre-
vent or limit the City from applying all relevant
laws at the time of application submittal. The
purposes of a preapplication meeting are:
4-8-100C
8 - 13 (Revised 3/13)
a. To acquaint an applicant with the re-
quirements of the City’s development
regulations and other applicable laws.
b. To provide an opportunity for the City
to be acquainted with a proposed appli-
cation prior to review of a formal applica-
tion. (Amd. Ord. 4794, 9-20-1999)
3. Preapplication Submittal Require-
ments: Preapplication meeting submittal re-
quirements are available through the City of
Renton Development Services Division.
4. Waiver of Formal Application Submit-
tal Requirements: An applicant may submit
a written request for a waiver from formal ap-
plication submittal requirement under RMC
4-8-120, Submittal Requirements, which may
be considered during a preapplication meet-
ing.
B. SUBMITTAL OF FORMAL
APPLICATION:
Applications, except appeals of administrative or
environmental determinations shall be filed with
the Development Services Division.
C. LETTER OF COMPLETENESS:
1. Timing: Within twenty eight (28) days af-
ter receipt of an application, the Department
of Community and Economic Development
shall provide a written determination that the
application is deemed complete or incom-
plete according to the submittal requirements
as listed in RMC 4-8-120A, B or C, and any
site-specific information identified after a site
visit. In the absence of a written determina-
tion, the application shall be deemed com-
plete.
2. Applications Which are Not Complete:
a. Notice of Incomplete Application:
If an application is determined incom-
plete, the necessary materials for com-
pletion shall be specified in writing to the
contact person and property owner.
b. Notice of Complete Application or
Request for Additional Information:
Within fourteen (14) days of submittal of
the information specified as necessary to
complete an application, the applicant
will be notified whether the application is
complete or what additional information
is necessary. The maximum time for re-
submittal shall be within ninety (90) days
of written notice.
c. Time Extensions: In such circum-
stances where a project is complex or
conditions exist that require additional
time, the Community and Economic De-
velopment Administrator may allow the
applicant, contact person and/or property
owner additional time to provide the re-
quested materials. When granted, exten-
sion approvals shall be provided in
writing. (Ord. 5676, 12-3-2012)
3. Additional Information May Be Re-
quested: A written determination of com-
pleteness does not preclude the Department
of Community and Economic Development
from requesting supplemental information or
studies, if new information is required to com-
plete review of an application or if significant
changes in the permit application are pro-
posed. The Department of Community and
Economic Development may set deadlines
for the submittal or supplemental information.
4. Expiration of Complete Land Use Ap-
plications: Any land use application type de-
scribed in RMC 4-8-080 that has been
inactive and an administrative decision has
not been made or has not been reviewed by
the Hearing Examiner in a public hearing
shall become null and void six (6) months af-
ter a certified notice is mailed to the applicant,
contact person and property owner, unless
other time limits are prescribed elsewhere in
the Renton Municipal Code or other codes
adopted by reference.
5. Extension of Complete Application: A
one-time, one-year extension may be
granted if a written extension request is sub-
mitted prior to the expiration date identified in
the certified notice and the applicant, contact
person or property owner(s) has demon-
strated due diligence and reasonable reli-
ance towards project completion. In
consideration of due diligence and reason-
able reliance the Community and Economic
Development Administrator shall consider
the following:
a. Date of initial application;
4-8-100D
(Revised 3/13)8 - 14
b. Time period the applicant had to
submit required studies;
c. Availability of necessary informa-
tion;
d. Potential to provide necessary
information within one (1) year;
e. Applicant’s rationale or purpose
for delay; and
f. Applicant’s ability to show reli-
ance together with an expectation
that the application would not expire.
(Ord. 4587, 3-18-1996; Ord. 4660,
3-17-1997; Ord. 5605, 6-6-2011;
Ord. 5676, 12-3-2012)
D. NOTICES TO APPLICANT:
The applicant shall be advised of the date of ac-
ceptance of the application and of the environ-
mental determination. The applicant shall be
advised of the date of any public hearing at least
ten (10) days prior to the public hearing. (Ord.
3454, 7-28-1980)
E. REPORT BY DEVELOPMENT
SERVICES:
1. Report Content: When such application
has been set for public hearing, if required,
the Development Services Division shall co-
ordinate and assemble the comments and
recommendations of other City departments
and government agencies having an interest
in the subject application and shall prepare a
report summarizing the factors involved and
the Development Services Division findings
and supportive recommendations.
2. Report Timing: At least seven (7) calen-
dar days prior to the scheduled hearing, the
report shall be filed with the Examiner and
copies thereof shall be mailed to the applicant
and shall be made available for use by any in-
terested party for the cost of reproduction.
(Ord. 3300, 3-19-1979; Amd. Ord. 3592,
12-14-1981)
F. PUBLIC HEARING:
1. Hearing by Hearing Examiner Re-
quired: Before rendering a decision or rec-
ommendation on any application for which a
public hearing is required, the Hearing Exam-
iner shall hold at least one (1) public hearing
thereon.
2. Constitutes Hearing by Council: On
applications requiring approval by the City
Council, the public hearing before the Hear-
ing Examiner, if required, shall constitute the
hearing by the City Council. The Hearing Ex-
aminer shall have the power to prescribe
rules and regulations for the conduct of hear-
ings under this Chapter subject to confirma-
tion by the City Council, and to administer
oaths and preserve order.
3. Hearing Rules:
a. Scope of Rules: These rules apply
to all hearings that are required by the
Renton Municipal Code to be held before
the Hearing Examiner and shall serve as
guidance when the Hearing Examiner is
given the duty to conduct hearings on
other subjects. The criteria for consider-
ation of land use decisions are found in
chapter 4-9 RMC.
b. Organization Representative Re-
quired: When a group of people, organi-
zation, corporation, or other entity,
participates in a hearing, one person is to
be designated to be its representative
and inform the Hearing Examiner in writ-
ing of the name, address and telephone
number of that designated representa-
tive. The rights of such participant shall
be exercised by the person designated
as the representative. Except as other-
wise provided in these rules, notice or
other communication to the representa-
tive is considered to be notice or commu-
nication to the organization.
c. Powers of Hearing Examiner: The
Hearing Examiner shall preside over the
hearing. The Hearing Examiner shall
have all of the authority and duties
granted to the Hearing Examiner in state
statutes, the City code, and other City or-
dinances. Included in the duties of the
Hearing Examiner are the following: to
conduct fair and impartial hearings, to
take all necessary action to avoid delay in
the disposition of proceedings, and to
maintain order. The Hearing Examiner
4-8-100F
8 - 15 (Revised 3/13)
has all powers necessary to that end, in-
cluding the following:
i. To administer oaths and affirma-
tions;
ii. To rule upon offers of proof and
receive evidence;
iii. To regulate the course of the
hearings and the conduct of the par-
ties and their agents;
iv. To consolidate matters under
consideration for hearing whenever
the interests of justice and efficiency
will be served or as required by the
City code;
v. To question any participant at the
hearing;
vi. To hold conferences for settle-
ment, simplification of the issues, or
any other proper purpose;
vii. To require briefing on legal is-
sues;
viii. To consider and rule upon all
procedural and other motions appro-
priate to the proceedings; and
ix. To make and file decisions and
recommendations.
d. Conflict with State Law or Proce-
dural Due Process: These rules of pro-
cedure are adopted to supplement the
requirements of the Renton Municipal
Code, state law and procedural due pro-
cess. In the event that there are any con-
flicts between these rules and the
provisions of the Renton Municipal Code,
state law or procedural due process, the
provisions of the Renton Municipal Code
or procedural due process shall prevail.
e. Nature of Proceedings:
i. Frequency: Hearings before the
Hearing Examiner shall be held at
the time and place specified in the
notice of hearing. Each matter shall
be noted to commence at a particular
time. Once commenced, a hearing
may be continued by the Hearing Ex-
aminer for good cause.
ii. Format: The format for a hear-
ing will be of an informal nature yet
designed in such a way that the evi-
dence and facts relevant to a particu-
lar proceeding will be easily
ascertainable by a reviewing body.
The format will allow development of
a record consistent with these rules.
iii. Site Visit: Site visits may be
helpful in understanding evidence
that has been or might be presented
at a hearing. When deemed neces-
sary by the Hearing Examiner, the
Hearing Examiner may inspect the
site before or after a hearing. If the
Hearing Examiner intends to conduct
a post-hearing inspection, he or she
shall ensure that the parties have an
opportunity to be heard concerning
the visit.
iv. Record of Hearing: Hearings
shall be electronically recorded and
such recordings shall be a part of the
official case record. No minutes of
the hearing will be required, except
that the list of witnesses testifying
and exhibits offered and/or entered
shall be maintained throughout the
proceedings. Written transcripts of
recorded proceedings are the re-
sponsibility of the person desiring the
transcript at his or her own cost. Any
transcript must be provided to the
City Clerk and the Renton City Attor-
ney at no cost.
v. Computation of Time: In the
computation of any period of time
prescribed or allowed in any manner
by the Hearing Examiner or Renton
Municipal Code, the day from which
the time period begins to run shall not
be included. When the last day of the
period so computed is a Saturday,
Sunday or a City-recognized holiday,
the period shall run until the end of
the next following business day.
4-8-100F
(Revised 3/13)8 - 16
vi. Filing and Service:
(a) Filing occurs when docu-
ments are submitted to the Hear-
ing Examiner Clerk at the Renton
City Clerk’s Office. Documents
may be submitted by mail, per-
sonal delivery, fax, or e-mail. Fil-
ing is complete upon receipt,
except that filing by e-mail and
fax must be confirmed during
regular business hours. Cour-
tesy copies may be sent directly
to the Hearing Examiner. Service
by mail will be deemed complete
if postmarked two (2) days be-
fore the due date.
(b) Documents required to be
served on another party of
record may be delivered person-
ally, transmitted by facsimile or
e-mail, or sent by regular mail.
Service must be complete by
5:00 p.m. on the day it is due. In
the case of regular mail, service
will be deemed complete if post-
marked two (2) days before the
due date.
(c) Except for final decisions,
every party of record repre-
sented by another person and
every participant represented by
another person consents to ser-
vice on the representative.
(d) At least seven (7) calendar
days prior to the hearing, the
staff member assigned to the
matter shall file a written analysis
(“staff report”) with the Hearing
Examiner, along with all docu-
ments from the file he or she de-
termines are required for review
of the matter. The staff report and
an identification of the docu-
ments shall be mailed to the ap-
plicant and to the appellant(s), if
different from the applicant. Any
party may inspect the Depart-
ment’s file and submit additional
documents to the Hearing Exam-
iner.
vii. Communications with Hear-
ing Examiner: Any written or verbal
communication, made directly or in-
directly with or by the Hearing Exam-
iner that occurs outside of the
hearing and in the absence of other
participants is an ex parte communi-
cation. Ex parte communications are
prohibited, except those communica-
tions regarding written submissions
that are copied to all other parties of
record or procedural matters. If an ex
parte communication is prohibited by
these rules and is recognized after it
occurs, a written statement of the
communication shall be made or the
statement shall be disclosed during
the hearing with an opportunity for
parties of record to respond.
viii. Appearance of Fairness:
Proceedings before the Hearing Ex-
aminer are quasi-judicial in nature
and therefore the appearance of fair-
ness doctrine applies. At the com-
mencement of the hearing or prior to
commencement, if known, the Hear-
ing Examiner and parties of record
are required to disclose any fact that
may affect the ability of the Hearing
Examiner to issue a fair and impartial
decision.
ix. Hearing Examiner Pro Tem: In
the event the Hearing Examiner is
unable to serve, a “Hearing Exam-
iner Pro Tem” will be selected as de-
termined by the City. The Hearing
Examiner Pro Tem shall have the
same authority as the Hearing Exam-
iner.
x. Termination of Jurisdiction:
The jurisdiction of the Hearing Exam-
iner ends when the Hearing Exam-
iner issues a final decision or
recommendation in the matter and
the time limit for all appeals has been
exhausted. All prehearing orders and
non-final decisions and recommen-
dations of the Hearing Examiner are
subject to reconsideration and cor-
rection.
4-8-100F
8 - 17 (Revised 3/13)
xi. Consolidation of Appeal
Hearing with Permit Hearing:
When an appeal hearing is consoli-
dated with a permit hearing, the
Hearing Examiner may segregate
testimony in the hearing into appeal
and permit testimony. The format for
each of the segregated portions of
the testimony may individually follow
the formats applicable to permit and
appeal hearings, as required below.
f. Features Common to All Hearings:
i. Oath: All testimony shall be taken
under oath or affirmation.
ii. Recording: Hearings shall be
electronically recorded and the re-
cordings shall be made a part of the
record. Copies of the electronic re-
cordings shall be made available on
request upon payment of the costs of
reproduction.
iii. Evidence: Technical rules of
evidence will not be applied. The key
requirements for evidence will be rel-
evance and reliability. Relevant and
reliable evidence will be admitted if it
possesses probative value com-
monly accepted by reasonable per-
sons in the conduct of their affairs.
The Hearing Examiner may take judi-
cial notice of facts generally known or
capable of accurate and ready deter-
mination by resort to sources whose
accuracy cannot reasonably be
questioned. Personal attacks shall
not be tolerated, unless it is demon-
strated that there is no other manner
in which relevant evidence can be
presented.
iv. Exhibits: Documents, photo-
graphs and physical evidence will be
admitted as exhibits as determined
by the Hearing Examiner and each
will be assigned an exhibit number.
v. Staff Report or Analysis: Any
staff report or staff analysis produced
will be admitted as an exhibit in the
hearing.
vi. Testimony – How Presented:
Testimony may be presented orally,
in writing, or both. Persons giving ex-
pert testimony shall be subject to
questioning by both parties of record
and by the Hearing Examiner. When
testimony is presented only in writ-
ing, the Hearing Examiner has dis-
cretion to leave the record open for
written responses by any party of
record. The Hearing Examiner is
granted discretion to allow or disal-
low testimony by telephone or other
means that can be heard or reviewed
by all parties of record.
vii. Limits on Testimony: The
Hearing Examiner may impose rea-
sonable limitations on the nature and
length of testimony. In so doing, the
Hearing Examiner shall give consid-
eration to:
(a) The expeditious completion
of the hearing.
(b) The need to provide all par-
ties of record a fair opportunity to
present their cases.
(c) Accommodating the desires
of members of the public to be
heard, when public testimony is
taken.
At the Hearing Examiner’s discretion,
irrelevant or unduly repetitious testi-
mony may be excluded. If all testi-
mony cannot be presented in the
time available, the hearing will be
continued.
viii. Burden of Proof: For an appli-
cation to be approved, a preponder-
ance of the evidence presented at
the hearing must support the conclu-
sion that the application meets the le-
gal decision criteria that apply. The
applicant shall have the burden of
proof in a pre-decision hearing. The
City shall have the burden of proof in
a code enforcement hearing. For an
administrative decision to be re-
versed or modified, the appellant has
the burden by a preponderance of
the evidence to show that the legal
4-8-100F
(Revised 3/13)8 - 18
decision criteria are not met by the
proposal as approved. In appeals of
procedural matters under the State
Environmental Policy Act (SEPA),
the determinations of the responsible
official shall be entitled to substantial
weight.
ix. Expert Testimony: Affidavits,
declarations or letters containing ex-
pert opinion will generally be admit-
ted without the presence of the
expert absent objection from the par-
ties of record. Objections must be
made at the time the written expert
testimony is made known to the ob-
jecting party. Upon the submittal of a
timely objection, the Hearing Exam-
iner may continue the hearing to re-
quire the expert to appear and be
available for cross-examination.
x. Filing of Papers: All written sub-
missions made in advance of hearing
shall be filed with the Department of
Community and Economic Develop-
ment, marked for the attention of the
Hearing Examiner.
xi. Closure and/or Continuation
of Hearing: At the close of the testi-
mony, the Hearing Examiner may
close; continue to a date and time
certain; continue to a tentatively
scheduled date and follow with no-
tice of date and time certain to all at-
tending parties; or close the public
hearing pending the submission of
additional information on or before a
date certain. The Hearing Examiner
may reopen proceedings, as allowed
by law, for good cause any time prior
to the issuance of the decision or rec-
ommendation.
xii. Application Dismissal: Until a
final action on the application is
taken, the Hearing Examiner may
dismiss the application for failure to
diligently pursue the application after
notice is given to all parties of record.
g. Format of Permit Hearings:
i. The public hearing will be infor-
mal in nature, but organized, so that
testimony and evidence can be pre-
sented efficiently. The hearing shall
include at least the following ele-
ments:
(a) An introductory outline of
the procedure by the Hearing Ex-
aminer.
(b) Testimony by the City staff
which shall summarize the writ-
ten staff report and provide any
additional exhibits or other infor-
mation the staff believes should
be brought to the Hearing Exam-
iner’s attention. The staff presen-
tation shall include a recommen-
dation for approval, approval
with conditions, or denial.
(c) Testimony by the applicant
and the applicant’s witnesses.
(d) Testimony from others
wishing to be heard.
(e) Rebuttal testimony and
closing argument from staff.
(f) Rebuttal testimony and clos-
ing argument from the applicant.
(g) Any participant in the hear-
ing may present his or her testi-
mony through witnesses,
provided that such witnesses, in-
cluding expert witnesses, must
be personally present to so tes-
tify unless permission has been
granted in advance by the Hear-
ing Examiner to present such
testimony by telephone.
ii. Testimony for Organizations:
Whenever the views of any formal or
informal organization are to be pre-
sented, the organization shall desig-
nate a representative with authority
to coordinate the presentation and to
speak for the group. Any communi-
cations with the organization by the
Hearing Examiner or by any party of
record during the course of proceed-
ings shall be through the designated
representative.
4-8-100G
8 - 19 (Revised 3/13)
iii. Requiring Further Informa-
tion: When the Hearing Examiner
concludes that further information is
necessary to reach a decision, the
record may be kept open to allow
time for such information to be sup-
plied. When appropriate, an opportu-
nity to reply to such information shall
be provided to the parties of record
specified by the Hearing Examiner,
either in writing or through further
hearings.
iv. Content of the Record: The
record of a permit hearing shall in-
clude at least the following:
(a) The application.
(b) The staff report, when one
has been prepared.
(c) All documentary or physical
evidence received and consid-
ered, including all exhibits filed.
(d) Electronic recordings of the
proceedings and/or an accurate
written transcription thereof.
(Ord. 5675, 12-3-2012)
G. HEARING EXAMINER’S DECISION:
1. Form and Substance of Hearing Ex-
aminer’s Decision/ Recommendation: The
Hearing Examiner’s decision or recommen-
dation shall be in writing and shall contain
findings of fact and conclusions of law sup-
porting the result reached. Any conditions in-
cluded as part of an approval shall be set
forth. The Hearing Examiner’s decision and/
or recommendation shall contain a statement
advising parties of their appeal rights.
2. Standard Decision Time: Unless the
time is extended pursuant to this Section,
within fourteen (14) business days after the
record closes, or of the date set for submis-
sion of additional information pursuant to this
Chapter, the Hearing Examiner shall render a
written decision, including findings and con-
clusions.
3. Decision Time Extension: In extraordi-
nary cases, the time for filing of the recom-
mendation or decision of the Hearing
Examiner may be extended for not more than
thirty (30) calendar days after the conclusion
of the hearing if the Hearing Examiner finds
that the amount and nature of the evidence to
be considered, or receipt of additional infor-
mation which cannot be made available
within the normal decision period, requires
the extension. Notice of the extension, stating
the reasons therefor, shall be forwarded to all
parties of record in the manner set forth in this
Section for notification of the Hearing Exam-
iner’s decision.
4. Conditions and Decision Options and
Criteria: The Hearing Examiner may ap-
prove or deny or provide a recommendation
to the City Council regarding the application
or appeal before him or her. In any decision or
recommendation which allows a project, the
Hearing Examiner may impose reasonable
conditions supported by the record. Public
testimony is encouraged in all permit hear-
ings but the Hearing Examiner is concerned
not with the popularity of the proposal, but
with whether it conforms to criteria for ap-
proval under the applicable code provisions.
The Hearing Examiner decides matters on
the merits, based on the preponderance of
the evidence.
5. Decision Final: The decisions and/or
recommendations of the Hearing Examiner
are final unless appealed or a reconsidera-
tion is requested and granted. Failure of the
Hearing Examiner to follow these rules shall
not serve as a basis for invalidation of the de-
cision, but the Hearing Examiner is expected
to apply these rules to the best of his or her
ability. Decisions of the Hearing Examiner are
the final decision of the City and there is no
further administrative appeal.
6. Who Receives Copies of Decision/
Recommendation: The Department of Com-
munity and Economic Development will
maintain a copy of the Hearing Examiner’s
decision or recommendation, available for
public inspection, in the official file of each ap-
plication or appeal. The parties of record will
receive a copy or notice of the Hearing Exam-
iner’s decision or recommendation. The per-
son mailing the decision shall prepare an
affidavit of mailing, in standard form, and the
affidavit shall become a part of the record of
the proceedings. In the case of applications
requiring City Council approval, the Hearing
4-8-100H
(Revised 3/13)8 - 20
Examiner shall file the decision with the City
Council members individually or the City
Council Liaison at the expiration of the appeal
period for the decision. Any other person may
receive a copy upon request upon payment of
the costs of reproduction and postage as al-
lowed by the Public Records Act, chapter
42.56 RCW, as it exists or may be amended.
7. Correction of Hearing Examiner’s De-
cision/Recommendation: Technical defects
in the Hearing Examiner ’s decision or recom-
mendation may be corrected any time prior to
the end of the appeal period, but no such cor-
rection shall operate to lengthen the appeal
period.
8. Termination of Jurisdiction: The juris-
diction of the Hearing Examiner terminates
upon the end of the appeal period for a deci-
sion or recommendation.
9. Reconsideration of Hearing Exam-
iner’s Decision: Any interested person feel-
ing that the decision of the Hearing Examiner
is based on an erroneous procedure, errors
of law or fact, error in judgment, or the discov-
ery of new evidence which could not be rea-
sonably available at the prior hearing may
make a written application for review by the
Hearing Examiner within fourteen (14) calen-
dar days after the written decision of the
Hearing Examiner has been rendered. The
application shall set forth the specific errors
relied upon by such appellant, and the Hear-
ing Examiner may, after review of the record,
take further action as the Hearing Examiner
deems proper. The Hearing Examiner may
request further information which shall be
provided within ten (10) calendar days of the
request. The Hearing Examiner’s written de-
cision on the request for consideration shall
be transmitted to all parties of record within
ten (10) business days of receipt of the appli-
cation for reconsideration or receipt of the ad-
ditional information requested, whichever is
later.
10. Appeals: See RMC 4-8-110. (Ord.
5675, 12-3-2012)
H. EXPIRATION OF DECISION:
The City declares that circumstances surrounding
land use decisions change rapidly over a period
of time. In order to assure the compatibility of a
decision with current needs and concerns, any
such decision must be limited in duration, unless
the action or improvements authorized by the de-
cision is implemented promptly. Any application
or permit approved pursuant to this Chapter with
the exception of rezones shall be implemented
within two (2) years of such approval unless other
time limits are prescribed elsewhere in the
Renton Municipal Code. Any application or permit
which is not so implemented shall terminate at the
conclusion of that period of time and become null
and void.
I. EXTENSION:
The Examiner may grant one extension of time
for a maximum of one year for good cause shown.
The burden of justification shall rest with the ap-
plicant.
J. EXPIRATION OF LARGE SCALE OR
PHASED PROJECTS:
For large scale or phased development projects,
the Examiner may at the time of approval or rec-
ommendation set forth time limits for expiration
which exceed those prescribed in this Section for
such extended time limits as are justified by the
record of the action.
K. COUNCIL ACTION:
1. Council Action Requires Minutes and
Findings of Fact: Any application requiring
action by the City Council shall be evidenced
by minute entry unless otherwise required by
law. When taking any such final action, the
Council shall make and enter findings of fact
from the record and conclusions therefrom
which support its action.
2. Adoption of Examiner’s Findings and
Conclusions Presumed: Unless otherwise
specified, the City Council shall be presumed
to have adopted the Examiner’s findings and
conclusions.
3. Applications to Be Placed on Council
Agenda: Except for rezones, all applications
requiring Council action shall be placed on
the Council’s agenda for consideration. (Ord.
3454, 7-28-1980)
4-8-110C
8 - 21 (Revised 7/13)
4-8-110 APPEALS:
A. SCOPE AND PURPOSE:
This Section provides the basic procedures for
processing all types of land use and develop-
ment-related appeals. Specific requirements are
based upon the type/level of appeal and the ap-
peal authority. Procedures for the following types
of appeals are included in this Section:
1. Appeals of administrative decisions to
Public Works Administrator; (Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
2. Appeals to Hearing Examiner of adminis-
trative decisions and environmental determi-
nations;
3. Appeals to City Council;
4. Appeals to Superior Court;
5. Appeals to the State Shorelines Hearings
Board;
6. Appeals to the Growth Management
Hearings Board; and
7. Appeals of administrative decisions to
Community and Economic Development Ad-
ministrator. (Ord. 5154, 9-26-2005; Ord.
5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012)
B. DECISION AUTHORITY:
RMC 4-8-080G, Land Use Permit Procedures,
lists the development permits reviewed by the
City and the review authority responsible for open
record appeals, closed record appeals and judi-
cial appeals. Where required permits are subject
to different types of permit review procedures,
then all the applications are subject to the high-
est-number procedure, as identified in RMC
4-8-080G, and highest level of review authority,
as identified in RMC 4-8-070, that applies to any
of the applications. (Ord. 4587, 3-18-1996; Amd.
Ord. 4660, 3-17-1997; Ord. 4963, 5-13-2002)
C. GENERAL INFORMATION
APPLICABLE TO ALL TYPES OF
APPEALS:
1. Standing: (Reserved)
2. Time to File: Unless otherwise specified
in Title IV or in state law, the fourteen (14) cal-
endar-day appeal period shall begin either
three (3) calendar days after the date of mail-
ing of the decision to the parties of record via
US Postal mail by the City Clerk, or the date
the decision is electronically transmitted,
posted or e-mailed to the appellant and par-
ties of record by the City Clerk, if such elec-
tronic transmittal method has been previously
approved or agreed to by the parties. (Ord.
5676, 12-3-2012)
3. Required Form for and Content of Ap-
peals: Any appeal shall be filed in writing.
The written notice of appeal shall fully, clearly
and thoroughly specify the substantial er-
ror(s) in fact or law which exist in the record
of the proceedings from which the appellant
seeks relief. (Ord. 4353, 6-1-1992)
4.Filing of Appeal and Fee: The notice of
appeal shall be accompanied by a fee in ac-
cordance with RMC 5-1-2, the fee schedule
of the City. (Ord. 3658, 9-13-1982; Ord. 5660,
5-14-2012; Ord. 5688, 5-13-2013)
5. Facsimile Filings: Whenever any appli-
cation or filing is required under this Chapter,
it may be made by facsimile. Any facsimile fil-
ing received at the City after five o’clock (5:00)
p.m. on any business day will be deemed to
have been received on the following business
day. Any facsimile filing received after five
o’clock (5:00) p.m. on the last date for filing
will be considered an untimely filing. Any party
desiring to make a facsimile filing after four
o’clock (4:00) p.m. on the last day for the filing
must call the Hearing Examiner’s office or
other City official with whom the filing must be
made and indicate that the filing is being
made by facsimile and the number to which
the facsimile copy is being sent. The filing
party must ensure that the facsimile filing is
transmitted in adequate time so that it will be
completely received by the City before five
o’clock (5:00) p.m. in all instances in which fil-
ing fees are to accompany the filing of an ap-
plication, those filing fees must be received by
the City before the end of the business day on
the last day of the filing period or the filing will
be considered incomplete and will be re-
jected. (Ord. 4353, 6-1-1992)
6. Notice of Appeal: (Reserved)
4-8-110D
(Revised 7/13)8 - 22
7. Restrictions on Subsequent Actions:
Any later request to interpret, explain, modify,
or retract the decision shall not be deemed to
be a new administrative determination creat-
ing a new appeal period for any new third
party to the permit. (Ord. 4168, 8-8-1988)
8. Limit on Number of Appeals: Per RCW
43.21.075, the City has consolidated the per-
mit process to allow for only one open record
appeal of all permit decisions associated with
a single development application.
There shall be no more than one appeal on a
procedural determination or environmental
determination such as the adequacy of a de-
termination of significance, nonsignificance,
or of a final environmental impact statement.
Any appeal of the action of the Hearing Ex-
aminer in the case of appeals from environ-
mental determinations shall be joined with an
appeal of the substantive determination.
(Ord. 3891, 2-25-1985; Ord. 4587,
3-18-1996; Ord. 4660, 3-17-1997; Ord. 5608,
6-6-2011)
9. Exhaust of Administrative Remedies:
(Reserved)
D. APPEALS OF ADMINISTRATIVE
DECISIONS TO THE PUBLIC WORKS
DEPARTMENT:
Any decisions made in the administrative process
related to the City’s storm drainage regulations
may be appealed to the Public Works Administra-
tor within fifteen (15) days and filed, in writing,
with the Public Works Department. The Adminis-
trator shall give substantial weight to any discre-
tionary decision of the City rendered pursuant to
this Chapter. (Ord. 4342, 2-3-1992; Ord. 5156,
9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676,
12-3-2012)
E. APPEALS TO HEARING EXAMINER
OF ADMINISTRATIVE DECISIONS AND
ENVIRONMENTAL DETERMINATIONS:
1. Applicability and Authority:
a. Administrative Determinations:
Any administrative decisions made may
be appealed to the Hearing Examiner, in
writing, filed with the City Clerk.
b. Environmental Determinations:
Except for permits and variances issued
pursuant to RMC 4-3-090, Shoreline
Master Program Regulations, when any
proposal or action is granted, condi-
tioned, or denied on the basis of SEPA by
a nonelected official, the decision shall
be appealable to the Hearing Examiner
under the provisions of this Section.
2. Optional Request for Reconsider-
ation:
a. When a reconsideration request has
been submitted, the matter shall be held
in abeyance pending the outcome of the
reconsideration. A new fourteen (14) cal-
endar day appeal period shall commence
upon the issuance of the reconsideration.
b. In order to request reconsideration,
the person or entity must have been
made a party of record, or submitted writ-
ten comments to City staff prior to the is-
suance of the determination for which the
reconsideration is being requested.
3. Standing: Unless otherwise provided by
state law or exempted by a state or federal
agency, only the applicant, City or a person
who has been made a party of record prior to
the issuance of a decision may appeal the ad-
ministrative or environmental decision. In or-
der to appeal the person or entity shall be
aggrieved or affected by the administrative or
environmental decision.
In order to be aggrieved, the person or entity
must demonstrate the following:
a. An injury in fact, in that the person or
entity will be specifically and perceptively
harmed; and
b. That the interest the person or entity
seeks to protect is arguably within the
zone of interests to be protected or regu-
lated.
4. Time for Appeal: Any such appeal shall
be made in writing and filed with the City
Clerk’s office, together with the applicable ap-
peal fee, within fourteen (14) calendar days of
the final decision or publication of the final de-
cision, whichever occurs later, except in the
case of a Final EIS, in which the appeal shall
4-8-110E
8 - 23 (Revised 8/14)
be made within twenty (20) calendar days of
the publication of the final decision.
5. Clarification of Appeal: If the appeal is
unclear and does not sufficiently explain the
basis for the appeal, the Hearing Examiner
may issue an order requiring that the appel-
lant amend the appeal within ten (10) calen-
dar days of the date of the order. If the appeal
is not satisfactorily amended within the time
allowed, it shall be dismissed.
6. Motions: The Hearing Examiner may
dismiss an appeal, without hearing, when it is
determined by the Hearing Examiner to be
untimely, without merit on its face, incom-
plete, or frivolous. Any application to the
Hearing Examiner for an order shall be by
motion which, unless made during a hearing,
shall be in writing, stating the reasons for the
request and setting forth the relief or order
sought. Written motions shall be received at
least five (5) business days in advance of the
hearing.
7. Parties: The parties in appeal hearings
shall be the City, the applicant, and the appel-
lant(s), if different from the applicant or the
City. No other persons shall be allowed to tes-
tify unless serving as a witness to one of the
parties.
8. Notice of Hearing Required: A written
notice of the time and place of the hearing at
which the appeal shall be considered by the
Hearing Examiner shall be mailed to the ap-
plicant, all parties of record in the case, and
to the officer from whom the appeal is taken
not less than ten (10) calendar days prior to
the date of the hearing.
9. Format of the Appeal Hearing: The ap-
peal hearing will be of an informal nature, but
organized so that testimony and other evi-
dence can be presented efficiently. An appeal
hearing shall include at least the following:
a. An introductory outline of the proce-
dure by the Hearing Examiner.
b. Presentation by the appellant, includ-
ing any witnesses.
c. Cross-examination, if any, of appel-
lant and appellant’s witnesses.
d. Presentation by City staff, summariz-
ing the staff analysis and including any
witnesses for the City.
e. Cross-examination, if any, of City
staff and staff’s witnesses.
f. Presentation by the project applicant,
if different from appellant, including any
witnesses.
g. Cross-examination of any of the proj-
ect applicant and applicant’s witnesses.
h. Rebuttal testimony and closing by
City staff.
i. Rebuttal testimony and closing by ap-
plicant, if different from appellant.
j. Rebuttal testimony and closing by ap-
pellant.
10. Prehearing Conference: The Hearing
Examiner may schedule and hold a prehear-
ing conference when it appears that the or-
derly and efficient conduct of the hearing will
be served, or that settlement of the appeal
through such a conference is likely. A pre-
hearing conference may, among other things,
consider:
a. Simplification of the issues.
b. The existence of undisputed facts to
which the parties are willing to stipulate.
c. The identification of witnesses and
documentary or other evidence to be pre-
sented at hearing.
d. Any reasonable needs any party may
have for discovering the details of the
case the other party intends to present.
e. The imposition of reasonable time
limits.
Based upon the discussions and agreements
at such a conference, the Hearing Examiner
may enter a prehearing order, which shall
govern subsequent proceedings. If the case
is settled at such a conference, the Hearing
Examiner shall enter an order reciting the
terms of the settlement and dismissing the
appeal.
4-8-110E
(Revised 8/14)8 - 24
11. Content of the Record: The record of
an appeal hearing conducted by the Hearing
Examiner shall include at least the following:
a. The notice of appeal and any amend-
ments.
b. The staff analysis responding to the
appeal and all accompanying docu-
ments, including the papers that com-
prise the record of the decision subject to
appeal.
c. Additional documentary or physical
evidence received and considered, in-
cluding all exhibits filed.
d. The Hearing Examiner's decision.
e. Electronic recordings of the proceed-
ings and/or an accurate written transcrip-
tion thereof.
12. Hearing Examiner Decision:
a. Substantial Weight: The procedural
determination by the Environmental Re-
view Committee or City staff shall carry
substantial weight in any appeal pro-
ceeding. The Hearing Examiner shall
give substantial weight to any discretion-
ary decision of the City rendered pursu-
ant to this Chapter/Title.
b. Hearing Examiner Decision Op-
tions and Decision Criteria: The Hear-
ing Examiner may affirm the decision or
remand the case for further proceedings,
or it may reverse the decision if the sub-
stantial rights of the applicant may have
been prejudiced because the decision is:
i. In violation of constitutional provi-
sions; or
ii. In excess of the authority or juris-
diction of the agency; or
iii. Made upon unlawful procedure;
or
iv. Affected by other error of law; or
v. Clearly erroneous in view of the
entire record as submitted; or
vi. Arbitrary or capricious.
c. Time for Hearing Examiner’s Deci-
sion: Each final decision of a Hearing
Examiner, unless a longer period is mutu-
ally agreed to in writing by the applicant
and the Hearing Examiner, shall be ren-
dered within ten (10) business days fol-
lowing conclusion of all testimony and
hearings.
d. Collateral Estoppel (Issue Preclu-
sion): The Hearing Examiner may deny
a party’s request to relitigate one or more
issues or determinative facts decided or
ruled upon in a previous litigation if the
party against whom the collateral estop-
pel doctrine is to be applied had a full and
fair opportunity to litigate the issue in the
prior proceeding. The party requesting
application of the collateral estoppel doc-
trine must establish by a preponderance
of the evidence that (1) the issue decided
in the earlier proceeding was identical to
the issue presented in the later proceed-
ing; (2) the earlier proceeding ended in a
judgment on the merits; (3) the party
against whom collateral estoppel is as-
serted was a party to, or in privity with a
party to, the earlier proceeding; and (4)
application of collateral estoppel does not
work an injustice on the party against
whom it is applied. The Hearing Exam-
iner may apply collateral estoppel, sua
sponte.
e. Res Judicata (Claim Preclusion):
The Hearing Examiner may apply a prior
ruling or summarily decide an action or
appeal if the current, pending or pro-
posed action or appeal is substantially
identical to a prior action or appeal in four
(4) respects (1) the same persons and
parties or a person or party in privity with
the prior person or party; (2) causes of
action that substantially involve the same
rights or interest, the same evidence, an
infringement of substantially the same
rights or interests, or the two (2) actions
or appeals arise out of substantially the
same facts; (3) subject matter is identical
or substantially the same; and (4) at least
one or more of the parties are bound by
the prior judgment or ruling. The party re-
questing application of the res judicata
doctrine does not have to prove each fac-
4-8-110F
8 - 25 (Revised 8/14)
tor, but must prove by a preponderance
of the evidence that application of res ju-
dicata is appropriate. The Hearing Exam-
iner may apply res judicata, sua sponte.
f. Full and Fair Opportunity: Failure to
seek or obtain evidence or information
that existed at the time of the prior pro-
ceeding does not establish that a party
did not have a full or fair opportunity to lit-
igate an issue or change the subject mat-
ter of an action or appeal.
13. Optional Request for Reconsider-
ation:
a. When a reconsideration request has
been submitted, the matter shall be held
in abeyance pending the outcome of the
reconsideration. A new fourteen (14) day
appeal period shall commence upon the
issuance of the reconsideration.
b. In order to request reconsideration,
the person or entity must have been
made a party of record prior to the close
of the hearing, participated in the hearing
or have submitted written comments to
the Hearing Examiner prior to the close of
the hearing.
14. Appeal of Hearing Examiner Deci-
sion to City Council: Unless a specific sec-
tion or state law providing for review of
decision of the Hearing Examiner requires re-
view thereof by the Superior Court or other
body, all other appeals of the Hearing Exam-
iner’s decision shall be made to the City
Council within fourteen (14) calendar days
from the date of the Hearing Examiner’s writ-
ten report. (Ord. 3454, 7-28-1980; Ord. 3891,
2-25-1985; Ord. 3992, 5-19-1986; Ord. 4168,
8-8-1988; Ord. 4346, 3-9-1992; Ord. 4351,
5-4-1992; Ord. 4401, 5-3-1993; Ord. 4521,
6-5-1995; Ord. 4551, 9-18-1995; Amd. Ord.
4827, 1-24-2000; Ord. 4899, 3-19-2001; Ord.
5153, 9-26-2005; Ord. 5558, 10-25-2010;
Ord. 5675, 12-3-2012; Ord. 5706, 3-24-2014)
F. APPEALS TO CITY COUNCIL –
PROCEDURES:
1. Standing: Unless otherwise provided by
State law or exempted by a State or federal
agency, only the applicant, City or a party of
record who has been aggrieved or affected by
the Hearing Examiner’s decision and who
participated in the Hearing Examiner’s public
hearing may appeal the Hearing Examiner’s
decision. A person(s) will be deemed to have
participated in the public hearing process if
that person(s):
a. Testified or gave oral comments at
the public hearing; or
b. Submitted any written comments to
City staff or the Hearing Examiner re-
garding the matter prior to the close of the
hearing; or
c. Has been granted status as or has
requested to be made a party of record
prior to the close of the public hearing.
2. Notice to Parties of Record: Within five
(5) days of receipt of the notice of appeal, the
City Clerk shall notify all parties of record of
the receipt of the appeal.
3. Opportunity to Provide Comments:
Parties of record may submit letters in sup-
port of their positions within ten (10) days of
the dates of mailing of the notification of the
filing of the notice of appeal.
4. Council Review Procedures: No public
hearing shall be held by the City Council. No
new or additional evidence or testimony shall
be accepted by the City Council. The cost of
transcription of the hearing record shall be
borne by the applicant. If a transcript is made,
the applicant is required to provide a copy to
the City Clerk and the Renton City Attorney at
no cost. It shall be presumed that the record
before the City Council is identical to the
hearing record before the Hearing Examiner.
(Ord. 5675, 12-3-2012)
5. Burden: The burden of proof shall rest
with the appellant.
6. Council Evaluation Criteria: The con-
sideration by the City Council shall be based
solely upon the record, the Hearing Exam-
iner’s report, the notice of appeal and addi-
tional arguments based on the record by
parties.
7. Findings and Conclusions Required:
If, upon appeal of a decision of the Hearing
Examiner on an application submitted pursu-
4-8-110G
(Revised 8/14)8 - 26
ant to RMC 4-8-070H1, as it exists or may be
amended, and after examination of the re-
cord, the Council determines that a substan-
tial error in fact or law exists in the record, it
may modify or reverse the decision of the
Hearing Examiner accordingly. (Ord. 5675,
12-3-2012)
8. Decision Documentation: The decision
of the City Council shall be in writing and shall
specify any modified or amended findings and
conclusions other than those set forth in the
report of the Hearing Examiner. Each material
finding shall be supported by substantial evi-
dence in the record.
9. Council Action Final: The action of the
Council approving, modifying or rejecting a
decision of the Examiner shall be final and
conclusive, unless appealed within the time
frames established under subsection G5 of
this Section. (Ord. 3658, 9-13-1982; Ord.
4389, 1-25-1993; Ord. 4660, 3-17-1997; Ord.
5558, 10-25-2010)
G. APPEALS TO SUPERIOR COURT:
1. Intent: Appeals pursuant to this Section
are intended to comply with the Land Use Pe-
tition Act, chapter 36.70C RCW. (Ord. 4587,
3-18-1996, Amd. Ord. 4660, 3-17-1997)
2. Applicability: Any decision or order is-
sued by the City pursuant to this Section may
be judicially reviewed provided that available
administrative appeals, including those listed
in RMC 4-9-250D, have been exhausted.
(Ord. 4346, 3-9-1992)
3. Standing: Those persons with standing
to bring an appeal of a land use decision are
limited to the applicant, the owner of property
to which land use decisions are directed, and
any other person aggrieved or adversely af-
fected by the land use decision or who would
be aggrieved or adversely affected by a re-
versal or modification of the land use deci-
sion. The terms “aggrieved” and “adversely
affected” are defined in RCW 36.70C.060.
4. Content of Appeal Submittal: The con-
tent, procedures and other requirements of
an appeal of land use decision are governed
by chapter 36.70C RCW which is incorpo-
rated herein by reference as if fully set forth.
5. Time for Initiating Appeal to Superior
Court:
a. Appeals of Land Use Decisions:
An appeal to Superior Court of a land use
decision, as defined herein, must be filed
within twenty one (21) days of the issu-
ance of the land use decision. For pur-
poses of this Section, the date on which
a land use decision is issued is:
i. Three (3) days after a written de-
cision is mailed by the City or, if not
mailed, the date on which the local
jurisdiction provided notice that a
written decision is publicly available;
ii. If the land use decision is made
by ordinance or resolution by the City
Council, sitting in a quasi-judicial ca-
pacity, the date the body passes the
ordinance or resolution; or
iii. If neither (i) or (ii) of this subsec-
tion applies, the date the decision is
entered into the public record. (Ord.
4587, 3-18-1996, Amd. Ord. 4660,
3-17-1997)
b. Appeal of Environmental Determi-
nations: Appeal to the Superior Court of
the environmental decision and the sub-
stantive determination must be made
within twenty (20) days of the substantive
determination and must be made by writ
of review to the Superior Court of Wash-
ington for King County. (Ord. 3891,
2-25-1985)
6. Appeals of Other Than Land Use Deci-
sions – Superior Court: Appeals to Superior
Court from decisions other than a land use
decision, as defined herein, shall be ap-
pealed within the time frame established by
ordinance. If there is no appeal time estab-
lished by an ordinance, and there is no stat-
ute specifically pre-empting the area and
establishing a time frame for appeal, any ap-
peal, whether through extraordinary writ or
otherwise, shall be brought within twenty one
(21) days of the decision. (Ord. 4587,
3-18-1996; Amd. Ord. 4460, 3-17-1997)
4-8-110I
8 - 27 (Revised 3/13)
H. APPEALS OF SHORELINE PERMIT
DECISIONS TO SHORELINES HEARING
BOARD:
1. Standing for Appeals to Shorelines
Hearings Board: Any person aggrieved by
the granting or denying of a substantial devel-
opment permit, a conditional use permit and/
or a variance on shorelines of the City, or by
the rescinding of a permit pursuant to the pro-
visions of the Shoreline Master Program,
may seek review from the State of Washing-
ton Shorelines Hearing Board.
2. Place and Time for Filing Appeals: Ap-
peals of decisions by the Land Use Hearing
Examiner must be made directly to the
Shorelines Hearings Board. Appeals are
made by filing a request for the same within
twenty one (21) days of receipt of the final or-
der and by concurrently filing copies of such
request with the Department of Ecology and
the Attorney General’s office as provided in
section 18(1) of the Shorelines Management
Act of 1971. (Amd. Ord. 4999, 1-13-2003)
3. City Requires Copy of Appeal Notice:
A copy of any such appeal notice shall like-
wise be filed with the Planning/Building/Pub-
lic Works Department and the City Clerk of
the City of Renton.
4. Limited Utility Extensions and Protec-
tive Bulkheads – Appeals: Appeals of sub-
stantial development permits, for a limited
utility extension as defined in RCW 90.58.140
(11) or for the construction of a bulkhead or
other measures to protect a single family res-
idence and its appurtenant structures from
shoreline erosion, shall be finally determined
by the legislative authority within thirty (30)
days.
I. GROWTH MANAGEMENT HEARINGS
BOARD:
1. Standing for Appeals to GMHB:
a. Those who may file an appeal are:
i. The State of Washington or
county or city that plans under GMA;
ii. A person who has participated
orally or in writing before the City re-
garding the matter on which a review
is being requested;
iii. A person who is certified by the
Governor within sixty (60) days of fil-
ing the request with the Board; or
iv. A person who qualifies pursuant
to RCW 34.05.530 as aggrieved or
adversely affected by the City’s ac-
tion on an item in subsection I2 of this
Section.
b. Participatory Standing: A person
who files an appeal under subsection
I1a(iv) of this Section must establish par-
ticipatory standing by showing that his or
her participation before the City was rea-
sonably related to the person’s issue as
presented to the Board.
c. Standing When a State Environ-
mental Policy Act (SEPA) Appeal Is
Made to the Board: To establish SEPA
standing to appeal to the Board, the peti-
tioner’s endangered interest must be ar-
guably within the zone of interests
protected by SEPA. Also, the petitioner
must allege an injury in fact; that is, the
petitioner must present sufficient eviden-
tiary facts to show that the challenged
SEPA determination will cause him or her
specific and perceptible harm. The peti-
tioner who alleges a threatened injury
rather than an existing injury must also
show that the injury will be ‘immediate,
concrete, and specific’; a conjectural or
hypothetical injury will not confer stand-
ing.
2. Matters Which May Be Appealed:
a. That the City planning under chapter
36.70A RCW is not in compliance with
the requirements of that chapter, chapter
90.58 RCW as it relates to the adoption of
shoreline’s master programs or amend-
ments thereto, or chapter 43.21C RCW
as it relates to plans, development regu-
lations, or amendments, adopted under
RCW 36.70A.040 or chapter 90.58 RCW;
or
b. That the twenty (20) year Growth
Management population projections ap-
plicable to the City of Renton or its poten-
4-8-110J
(Revised 3/13)8 - 28
tial annexation area as adopted by the
Office of Financial Management pursuant
to RCW 43.62.035 should be adjusted.
3. Time for Appeal: All petitions under this
Section must be filed within sixty (60) days af-
ter publication of the appealed Comprehen-
sive Plan, development regulation or
permanent amendment thereto by the legis-
lative body of the City. The date of publication
by the City shall be the date it publishes the
ordinance, or summary of the ordinance,
adopting the Comprehensive Plan, develop-
ment regulations or amendment thereto, as is
required to be published.
4. Contents of Petition for Review: Each
petition for review to the Growth Manage-
ment Hearings Board shall be initiated by the
filing of a petition that includes a detailed
statement of issues presented for resolution
by the Board, and citation to the law that the
appellant believes has been violated. (Ord.
5154, 9-26-2005)
J. APPEALS OF ADMINISTRATIVE
DECISIONS TO THE DEPARTMENT OF
COMMUNITY AND ECONOMIC
DEVELOPMENT:
Any decisions made in the administrative process
related to the Department of Community and Eco-
nomic Development may be appealed to the Ad-
ministrator within fifteen (15) days and filed, in
writing, with the Department of Community and
Economic Development. The Administrator shall
give substantial weight to any discretionary deci-
sion of the City rendered pursuant to this Chapter.
(Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
4-8-120A
8 - 29 (Revised 3/13)
4-8-120 SUBMITTAL
REQUIREMENTS – SPECIFIC TO
APPLICATION TYPE:
The following tables list the submittal require-
ments for each type of permit application or land
use approval which must accompany the required
application fees specified in RMC 4-1-140
through 4-1-200.
A. Table 4-8-120A – Public Works Permit
Submittal Requirements.
B. Table 4-8-120B – Building Section Per-
mit Submittal Requirements.
C. Table 4-8-120C – Land Use Permit Sub-
mittal Requirements.
(Ord. 4587, 3-18-1996; Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005; Ord. 5304, 9-17-2007; Ord. 5528,
3-8-2010; Ord. 5675, 12-3-2012)
TABLE 4-8-120A
PUBLIC WORKS
APPLICATIONS
SUBMITTAL REQUIREMENTS TY
P
E
O
F
AP
P
L
I
C
A
T
I
O
N
/
P
E
R
M
I
T
Ut
i
l
i
t
y
C
o
n
s
t
r
u
c
t
i
o
n
Pe
r
m
i
t
(
S
e
w
e
r
a
n
d
/
o
r
Wa
t
e
r
)
St
o
r
m
w
a
t
e
r
Co
n
s
t
r
u
c
t
i
o
n
P
e
r
m
i
t
Ro
a
d
w
a
y
C
o
n
s
t
r
u
c
t
i
o
n
Pe
r
m
i
t
Co
m
b
i
n
e
d
P
e
r
m
i
t
(i
n
c
l
u
d
e
s
P
l
a
t
s
)
AP
A
O
p
e
r
a
t
i
n
g
P
e
r
m
i
t
AP
A
C
l
o
s
u
r
e
P
e
r
m
i
t
Biological Assessment/Critical Area Study 5(d)5(d)5(d)5(d)
Closure Permit Application Form 1(b)
Construction Permit Application Form 1 1 1 2
Construction Mitigation Description 3 3 3 4
Drainage Plans 3 3 3
Drainage Report 2 2 2
Erosion Control Plan (Temporary)3 3 3 3
Geotechnical Report 3 2 1 2
Grading Plans 3 3 4
Hazardous Materials Management Statement 1(b) 1(b) 1(b) 1(b)
Landscape Plan, Detailed 3 3 3 3
Neighborhood Detail Map 3 3 3 3
Operating Permit Application 1
Roadway Construction Plans 3 3
Source Statement, Fill Material 1(b)1(b)1(b)1(b)
Stream or Lake Study 1(c) 1(c) 1(c) 1(c)
Street Lighting Plans 3 3
Topography Map 3 3 3 4
Tree Retention/Inventory/Land Clearing Plan –
Approved 3 3 3 3
Utilities Plans – Engineered 3 3 3 4
Wetlands Assessment 1(a)1(a)1(a)1(a)
Table 4-8-120A Legend:
The number of copies required (if any) is indicated for each type of ap-
plication and each submittal requirement, unless waived by the Develop-
ment Services Division Plan Review Supervisor. Waiver of aquifer permit
submittal requirements may be granted by the Water Utility.
(a) Required when wetlands are present on-site.
(b) Required when project is located in Zones 1 or 2 of an aquifer protection area.
(c) A standard stream or lake study is required for any application proposal. A supplemental study is required if an
unclassified stream is involved, or if there are proposed alterations of the water body or buffer.
(d) Only required when project is located in designated floodplain.
4-8-120B
(Revised 3/13)8 - 30
B.
TA
B
L
E
4
-
8
-
1
2
0
B
BU
I
L
D
I
N
G
A
P
P
L
I
C
A
T
I
O
N
S
SU
B
M
I
T
T
A
L
R
E
Q
U
I
R
E
M
E
N
T
S
T
Y
P
E
O
F
A
P
P
L
I
C
A
T
I
O
N
/
P
E
R
M
I
T
D
e
m
o
l
i
t
i
o
n
G
r
a
d
i
n
g
/
F
i
l
l
M
a
n
u
f
a
c
t
u
r
e
d
H
o
m
e
i
n
M
a
n
u
f
a
c
t
u
r
e
d
H
o
m
e
P
a
r
k
M
a
n
u
f
a
c
t
u
r
e
d
H
o
m
e
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8 - 31 (Revised 3/13)
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4-8-120B
(Revised 3/13)8 - 32
So
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8 - 39 (Revised 2/15)
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4-8-120C
(Revised 2/15)8 - 40
2.
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4
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4-8-120D
8 - 41 (Revised 3/13)
D. DEFINITIONS OF TERMS USED IN
SUBMITTAL REQUIREMENTS FOR
BUILDING, PLANNING AND PUBLIC
WORKS PERMIT APPLICATIONS:
1. Definitions A:
Affidavit of Installation of Public Informa-
tion Sign: A notarized statement signed by
the applicant of applicant’s representative at-
testing that the required public information
sign(s) has been installed in accordance with
City Code requirements.
Annexation, Ten Percent (10%) Notice of
Intent: A petition form, supplied by the City,
containing the signatures of property owners
as identified in King County Assessor’s
records as taxpayers of record for properties
representing at least ten percent (10%) of the
assessed valuation for the areas proposed
for annexation. Information requested on the
form includes the signatures of all identified
taxpayers of record, the date of signing, a
mailing address, and property identification
number of each parcel. Petitions must con-
form to RCW 35A.01.040.
Annexation, Sixty Percent (60%) Petition:
A petition form, supplied by the City, contain-
ing the signatures of property owners as iden-
tified in King County Assessor’s records as
taxpayers of record for properties represent-
ing at least sixty percent (60%) of the as-
sessed valuation for the areas proposed for
annexation. Information requested on the
form includes the signatures of all identified
taxpayers of record, the date of signing, a
mailing address, and property identification
number of each parcel. Petitions must con-
form with RCW 35A.01.040.
Applicant Agreement Statement: A signed
notarized statement indicating that:
a. The applicant agrees to allow for the
potential collocation of additional wire-
less communication facility equipment by
other providers on the applicant’s struc-
ture or within the same site location; and
b. That the applicant agrees to remove
the facility within six (6) months after that
site’s use is discontinued or if the facility
falls into disrepair, and restore the site to
its pre-existing condition. If there are two
(2) or more users of a single wireless
communication facility (WCF), then this
provision shall not become effective until
all users cease using the WCF.
Application Fee: The appropriate process-
ing fee as required by the Renton Municipal
Code.
Application Form, Building Section: The
Development Services Division form required
for the type of work to be performed (e.g.,
grading permit application for grading work,
sign permit application for installation of a
sign, etc.). Information requested includes
the following:
a. King County Tax Assessor’s number
for the property,
b. Legal description of property,
c. Street address, if applicable,
d. Property owner’s name, address and
phone number,
e. Prime contractor’s business name,
address, phone number, current state
contractor registration number, and
f. Either the name, address and phone
number of the lender administering the
interim construction financing, if any, or
the name and address of the firm that has
issued a payment bond, if any, on behalf
of the prime contractor for the protection
of the owner, if the bond is for an amount
fifty percent (50%) or more than the total
construction project.
Application Form, Construction Permit:
The City of Renton form used for all public
works construction projects. Information re-
quested includes the name, address, and
telephone number for the project applicant
and property owner, legal description, King
County Tax Assessor’s number, site area,
area of impervious surface, description of
work, preliminary cost estimate, and, if appli-
cable, water meter size.
Application Form, Master: The City of
Renton Development Services Division’s
combined land use permit application form
4-8-120D
(Revised 3/13)8 - 42
used for most environmental and land use re-
views. Information requested includes the
name, address, and telephone number for
the project applicant, all owners, contact per-
son, tax account number for the property, and
other site information.
Approved Testing Agency: An agency as
determined by the Washington Association of
Building Officials whose purpose is to provide
special building inspection(s).
Architectural Plans, Commercial, Indus-
trial, Attached Dwellings with Three (3) or
More Units: A twenty four inch by thirty six
inch (24" x 36") plan prepared by an architect
licensed in the State of Washington (unless
project exempted by WAC 18-04-410) drawn
at a scale of one-eighth inch equals one foot
(1/8" = 1') or one-fourth inch equals one foot
(1/4" = 1') (or other size or scale approved by
the Building Official) clearly indicating the in-
formation required by the “Permits” section of
the currently adopted International Building
Code and chapter 19.27 RCW (State Building
Code Act, Statewide amendments), includ-
ing, but not limited to, the following:
a. General building layout, both existing
and proposed – indicate square footage
of rooms, use of each room or area, win-
dow and door size and ventilation, open-
ing headers, plumbing, ducting, and
electrical layout, including penetration
protection, IBC occupancy group, and
IBC type of construction,
b. Cross section details, as needed, to
show typical foundation, floor, wall, ceil-
ing and roof construction; structural
members labeled as to size and spacing;
bracing, blocking, bridging, special con-
nectors, anchor bolts; insulation of walls,
floors and roof/ceiling,
c. Details of stairs, fireplaces and spe-
cial construction, if any,
d. King County Health Department ap-
proval on plans submitted to the City for
dining/food-handling establishments,
e. King County Health Department ap-
proval on plans submitted to the City for
public pools/spas,
f. Independent plan review by the State
of Washington Labor and Industries Elec-
trical Division for I and E Occupancies,
g. Asbestos assessment by the Puget
Sound Air Pollution Control Agency
(PSAPCA) for interior demolition, and
h. Independent review by State Depart-
ment of Health for hospitals. (Amd. Ord.
4773, 3-22-1999; Ord. 5450, 3-2-2009)
Architectural Plans, Detached Dwellings
and Two (2) Attached Dwellings: An eigh-
teen inch by twenty four inch (18" x 24"), min-
imum, plan drawn at a scale of one-fourth
inch equals one foot (1/4" = 1') (or other size
or scale approved by the Building Official)
clearly indicating the information required by
the “Permits” section of the currently adopted
International Building Code and chapter
19.27 RCW (State Building Code Act, State-
wide amendments), including, but not limited
to, the following:
a. General building layout and room
use,
b. Window and door size and window
ventilation area,
c. Plumbing, duct, and electrical layout,
d. Opening headers, size and material,
e. Cross section details, as needed, to
show typical foundation, floor, wall, ceil-
ing and roof construction, including con-
nection details,
f. Structural members labeled as to size
and spacing as well as bracing, blocking,
bridging, special connectors, and anchor
bolts,
g. Special details as needed (i.e., stairs,
fireplaces, special construction), and
h. Insulation of walls, slab, floors, and
roof/ceiling. (Amd. Ord. 4773, 3-22-1999;
Ord. 5450, 3-2-2009; Ord. 5520,
12-14-2009)
Assessment Information: Records ob-
tained from the King County Assessor’s office
for each tax lot included in an area proposed
4-8-120D
8 - 43 (Revised 3/13)
for annexation. The records display all tax-
payers of record and assessed value for each
tax lot.
Authorization for Abatement: An irrevoca-
ble signed and notarized statement granting
the City permission to summarily abate the
use and all physical evidence of that use, if it
has not been removed as required by the
terms of the permit. The statement shall in-
clude a statement that the applicant will reim-
burse the City for any expenses incurred in
abating the use.
2. Definitions B:
Biological Assessment/Critical Area
Study: Projects with the potential to impact
fish (Chinook salmon, bull trout), unexpected,
new, rare or other endangered species habi-
tat (bald eagles) shall provide a biological as-
sessment/critical area study. The purpose of
this assessment is to determine whether a
proposed action is likely to: (1) adversely af-
fect listed species or designated critical habi-
tat; (2) jeopardize the continued existence of
species that are proposed for listing, or unex-
pected, new or rare species; or (3) adversely
modify proposed critical habitat. A biological
assessment/critical area study is a written
study that evaluates the proposal, all proba-
ble impacts and risks related to the critical
area, and recommends appropriate mitiga-
tion measures to adequately protect the func-
tions and values of the critical area, and
preserve anadromous fish and their habitat.
The assessment/study shall be prepared by a
person with experience and training in the
scientific discipline appropriate for the rele-
vant critical area in accordance with WAC
365-195-095(4), as it exists or may be
amended. A qualified professional must have
obtained a B.S. or B.A. or equivalent degree
in biology, engineering, environmental stud-
ies, fisheries, geomorphology, biological as-
sessment, or related field, and have at least
five years of related work experience.
a. A qualified professional for wetlands
must be a professional wetland scientist
with at least two (2) years of full-time
work experience as a wetlands profes-
sional, including delineating wetlands us-
ing the federal manuals and
supplements, preparing wetlands re-
ports, conducting function assessments,
and developing and implementing mitiga-
tion plans.
b. A qualified professional for Fish and
Wildlife habitat conservation must have a
degree in biology or a related degree and
professional experience related to the
subject species.
c. A qualified professional for a geolog-
ical hazard must be a professional engi-
neer or geologist, licensed in the state of
Washington.
d. A qualified professional for critical
aquifer recharge areas means a hydro-
geologist, geologist, engineer, or other
scientist with experience in preparing hy-
drogeologic assessments.
The assessment/study shall use scientifically
valid methods and studies in the analysis of
critical area data and field reconnaissance
and reference the source of the material
used. Best available science is that scientific
information applicable to the critical area pre-
pared by local state or federal natural agen-
cies or a qualified scientific professional that
is consistent with the criteria established in
WAC 395-195-900 through 365-195-925, as
they exist or may be amended.
The assessment/study shall contain, at a
minimum, the following information, as appli-
cable:
a. The name and contact information of
the applicant;
b. The dates, names, and qualifications
of the persons preparing the assess-
ment/study and documentation of any
fieldwork performed on the site;
c. A description of the proposal and
identification of the permits requested;
d. A site plan showing:
i. Identified critical areas, buffers
and the development proposal with
dimensions;
ii. Topography at two (2) foot inter-
vals;
4-8-120D
(Revised 3/13)8 - 44
iii. Limits of any areas to be
cleared/impacted; and
iv. A description of the proposed
stormwater management plan for the
development and consideration of
impacts to drainage alterations;
e. Accurate identification, location, and
characterization of critical areas, water
bodies, and buffers adjacent to the pro-
posed project area or potentially im-
pacted by the proposed project;
f. A statement specifying the accuracy
of the assessment/study, assumptions
used in the assessment/study, and ex-
plaining how best available science has
been incorporated;
g. Determination of the degree of haz-
ard and risk from the proposal both on the
site and on surrounding properties;
h. An assessment of the probable cu-
mulative impacts to the critical areas,
their buffers and other properties result-
ing from the proposal;
i. An evaluation of the project’s compli-
ance with sections 7 and 9 of the Endan-
gered Species Act;
j. A description of reasonable efforts
made to apply mitigation sequencing to
avoid, minimize, and mitigate impacts to
critical areas;
k. Plans for adequate mitigation to off-
set any impacts and an explanation of
how best management practices will be
used to minimize impacts to critical area;
and
l. Recommendations for maintenance,
short-term and long-term monitoring,
contingency plans and security require-
ments. (Ord. 5675, 12-3-2012)
3. Definitions C:
Calculations, Survey: A compilation pre-
pared by a State of Washington licensed land
surveyor clearly indicating the dimensions of
the boundaries and the closures for each lot,
parcel, tract, and block in the plat, short plat,
lot line, binding site plan, or lot line adjust-
ment – an approved printed computer plot
closure or demonstrated mathematical plot
closure on all lots, streets, alleys and bound-
aries.
Closure Permit Application, Aquifer Pro-
tection Area: An application package includ-
ing the following:
a. A list of hazardous materials to be re-
moved from premises, the method of re-
moval, and the final destination (include
product names and quantities);
b. A list of potentially contaminated
equipment and/or containment devices to
be removed from premises and a de-
scription of the method of disposal or re-
cycling;
c. A plan prepared by a professional
engineer or geologist licensed in the
State of Washington to investigate the fa-
cility to determine whether it is free of
contamination exceeding Model Toxics
Control Act (MTCA) standards (chapter
173-340 WAC), to report findings to the
Water Utility, and to describe remediation
needed, if any, according to said stan-
dards and RMC 4-9-015G;
d. A written agreement between the
owner, the property owner, and the pur-
chaser or other recipient, in lieu of sub-
sections a and b of this definition, stating
that the owner will not remove hazardous
materials and containment devices from
the facility because all agree that the ma-
terials and devices are needed to con-
tinue to operate the facility;
e. A schedule for implementation of
subsections a and b of this definition and
the investigation described in subsection
c. (Ord. 4851, 8-7-2000; Amd. Ord. 4992,
12-9-2002)
Colored Display Maps: Full-size plan sheets
of each of the following maps colored with a
wide tip marker in order to clearly define the
site’s outer property boundary, the area of
new construction and/or proposed new lot
lines (dashed), existing buildings, landscap-
ing areas, and abutting street names for use
in presenting the project at public hearing
4-8-120D
8 - 45 (Revised 3/13)
and/or to the Environmental Review Commit-
tee.
a. Neighborhood detail map,
b. Site plan,
c. Landscaping plan, and
d. Elevations. (Ord. 5676, 12-3-2012)
Conditional Use Permit Justification: A
written description/justification setting forth
the reasons in favor of the application and ad-
dressing the criteria listed in RMC 4-9-030,
Conditional Use Permits.
Construction Mitigation Description: A
written narrative addressing each of the fol-
lowing:
a. Proposed construction dates (begin
and end dates),
b. Hours of operation,
c. Proposed hauling/transportation
routes,
d. Measures to be implemented to min-
imize dust, traffic and transportation im-
pacts, erosion, mud, noise, and other
noxious characteristics,
e. Any specialty hours proposed for
construction of hauling (i.e., weekends,
late nights), and
f. Preliminary traffic control plan.
Covenants, Draft: A proposed, unrecorded
written agreement promising performance or
nonperformance of certain acts or stipulating
certain uses or non-uses of property to be
binding upon current and future property
owners, including the legal description of that
area of property to be encumbered.
Covenants, Existing: The recorded limita-
tion on property which may be set forth in the
property deed and/or identified in a title report.
Critical Areas Study: See RMC 4-8-120D2,
Biological Assessment/Critical Areas Study,
as it exists or may be amended. (Ord. 5676,
12-3-2012)
4. Definitions D:
Deeds (Draft) to City for Any Land to Be
Dedicated: A legal document proposing to
convey ownership of real property and includ-
ing a legal description of the area to be dedi-
cated.
Drainage Plan/Map: Plans drawn to scale
and stamped by a State of Washington li-
censed engineer and complying with the re-
quirements of RMC 4-6-030, Drainage
(Surface Water) Standards, and the Surface
Water Design Manual. (Amd. Ord. 4835,
3-27-2000; Ord. 5526, 2-1-2010)
Drainage Report: A report stamped by a
State of Washington licensed engineer com-
plying with the requirements of the City of
Renton Drafting Standards, RMC 4-6-030,
Drainage (Surface Water) Standards, and the
Surface Water Design Manual. (Amd. Ord.
4835, 3-27-2000; Ord. 5526, 2-1-2010)
5. Definitions E:
Easements, Existing: A recorded document
by the property owner granting one or more
privileges to use the owner’s land to and/or
for the use by the public, a corporation or an-
other person or entity. Easements may be ref-
erenced by property deed and are identified
in the property title report.
Easements, Proposed: A draft document,
including proposed legal description, listing to
whom and for what specific purpose or pur-
poses the easement is to be granted.
Electrical Plans/Specifications: Plans
clearly indicating the information required by
the WAC 296-46-140(2) and section 1141 of
the currently adopted Washington State En-
ergy Code (WSEC) accompanied by a written
statement stamped and signed by a Wash-
ington State registered professional engineer
attesting to the validity of this data and includ-
ing, but not limited to, the following:
a. Street address and name of project,
b. Description of the scope of the elec-
trical installation or alterations to be
done, including the basis for designation
of any special occupancy or classified lo-
cation(s),
4-8-120D
(Revised 3/13)8 - 46
c. Name, address and phone number of
contact person,
d. Floor plan view of the electrical in-
stallation or alterations,
e. Specifications relevant to the electri-
cal installation,
f. Load calculations per National Elec-
tric Code (NEC) 220,
g. Switchboard and/or panel board
schedules,
h. Fire alarm and other low voltage sys-
tem drawings, and
i. One-line riser diagram, including
available fault current, Available Interrupt
Current (AIC) ratings of switchboards
and/or panel boards, and equipment
bracing. Riser diagrams and load calcu-
lations must be complete to the point of
connection between the facilities of the
serving utility and the premises wiring.
Details of such diagrams and calcula-
tions must include the square feet of the
building or other structure supplied by
each feeder, the total connected load be-
fore applying demand factors, the de-
mand factors used, the computed load
after applying demand factors, and the
size and type of conductors used.
Elevations, Architectural: A twenty four
inch by thirty six inch (24" x 36") fully dimen-
sioned architectural elevation plan drawn at a
scale of one-fourth inch equals one foot (1/4"
= 1') or one-eighth inch equals one foot (1/8"
= 1') (or other size or scale approved by the
Building Official) clearly indicating the infor-
mation required by the “Permits” section of
the currently adopted International Building
Code and chapter 19.27 RCW (State Building
Code Act, Statewide amendments), includ-
ing, but not limited to, the following:
a. Existing and proposed ground eleva-
tions,
b. Existing average grade level under-
neath proposed structure,
c. Height of existing and proposed
structures showing finished rooftop ele-
vations based upon site elevations for
proposed structures and any existing/
abutting structures,
d. Building materials and colors includ-
ing roof, walls, any wireless communica-
tion facilities, and enclosures,
e. Fence or retaining wall materials,
colors, and architectural design,
f. Architectural design of on-site lighting
fixtures, and
g. Cross-section of roof showing loca-
tion and height of rooftop equipment (in-
clude air conditioners, compressors, etc.)
and proposed screening.
h. Required for the Urban Center De-
sign Overlay District review packet.
i. Identify building elevations by
street name and orientation, i.e., Bur-
nett Ave. (west) elevation.
ii. Show the location of rooflines,
doors and window openings.
iii. Indicate typical detailing around
doors, windows and balconies indi-
cating finishes, color and reflectivity
of glazing.
iv. Identify offsets in walls intended
to meet the minimum requirements
for building modulation indicating the
amount of offset.
v. Show on each elevation any roof
top elements such as mechanical
and elevator penthouses that pro-
trude above the parapet or penetrate
the roof and would be visible from
other buildings of the same height.
vi. Photographs of proposed mate-
rials from manufacturers’ catalogues.
A materials board showing actual
materials and colors referenced on
the architectural elevations is recom-
mended.
4-8-120D
8 - 47 (Revised 3/13)
i. Required for shoreline permits:
i. Include measurements of the ex-
isting and proposed elevations of the
stream, river, or lake bottom in rela-
tionship to the proposed structure, if
the proposed structure is located
fully or partially in, or over, the water.
ii. Projects exceeding thirty five feet
(35') in height must demonstrate
compliance with the height require-
ment in RMC 4-3-090D7a. (Ord.
4821, 12-20-1999; Ord. 5450,
3-2-2009; Ord. 5633, 10-24-2011)
Energy Code Checklist, Nonresidential:
The standard Washington State Energy Of-
fice form requesting the information required
under chapter 51-11 WAC detailing building
components to be used to comply with the
State Nonresidential Energy Code.
Energy Code Checklist, Residential: The
standard Washington State Energy Office
form requesting the information required un-
der chapter 51-11 WAC and detailing building
components to be used to comply with the
State Residential Energy Code.
Environmental Checklist: The standard
State of Washington form required under
WAC 197-11-742 and 197-11-960.
(Revised 3/13)8 - 48
This page left intentionally blank.
4-8-120D
8 - 49 (Revised 2/15)
Erosion Control Plan, Temporary: Draw-
ings of the entire site showing the proposed
erosion control measures for the project in
conformance with the City of Renton Drafting
Standards and the Surface Water Design
Manual. (Ord. 5526, 2-1-2010)
6. Definitions F:
Final Plat Plan: The final plat or final short
subdivision map (for short subdivisions of five
(5) or more lots) shall be drawn to a scale of
not less than one inch representing one hun-
dred feet (1" = 100') unless otherwise ap-
proved by the Department, and on sheets
eighteen inches by twenty four inches (18" x
24"). The original reproducible drawing shall
be in black ink on stabilized drafting film, and
shall:
a. Include the date, title, name and lo-
cation of subdivision, graphic scale, and
north arrow.
b. Include names, locations, widths and
other dimensions of existing and pro-
posed streets, alleys, easements, parks,
open spaces and reservations.
c. Include lot lines with all property lines
dimensioned and square footage of each
lot.
d. Include boundaries of utility, open
space, and/or critical area(s) tracts,
square footage, and purpose statement
of each tract.
e. Include location, dimensions, and
square footage of any existing structures
to remain within or abutting the plat.
f. Include location of existing conditions
(such as wetlands, steep slopes, water-
courses, floodplains) on or adjacent to
the site which could hinder development.
g. Include reservations, restrictive cov-
enants, easements (including easement
language), and any areas to be dedi-
cated to public use, with notes stating
their purpose and any limitations. If a new
easement is created on the plat, it must
show the grantee of the easement rights.
If the grantee is the City, a statement of
easement provisions reserving, granting
and conveying the easement, with a de-
scription of the rights and purposes,
needs to be made on the plat.
h. Include the lot and block numbering
scheme and lot addresses on the plat
map. Street names and addresses shall
be determined by the Department in ac-
cordance with the Street Grid Ordinance
(chapter 9-11 RMC), and established De-
partment procedures for addressing of
new lots.
i. Contain data sufficient to determine
readily and reproduce on the ground the
location, bearing, and length of every
street, easement line, lot line, boundary
line and block line on-site. Shall include
dimensions to the nearest one-hundredth
(1/100) of a foot and angles and bearings
in degrees, minutes, and seconds.
j. Include coordinates pursuant to City
surveying standards for permanent con-
trol monuments.
k. Display all interior permanent control
monuments located pursuant to City sur-
veying standards.
l. Be mathematically correct.
m. Contain a legal description of the
land to be subdivided on the final mylar.
n. Include certifications:
i. Certification showing that streets,
rights-of-way and all sites for public
use have been dedicated.
ii. Certification by a licensed land
surveyor that a survey has been
made and that monuments and
stakes will be set.
iii. Certification by the responsible
health agencies that the methods of
sewage disposal and water service
are acceptable.
iv. Certification by the King County
Finance Department that taxes have
been paid in accordance with RCW
58.08.030, Plats to be acknowledged
– Certificate that taxes and assess-
4-8-120D
(Revised 2/15)8 - 50
ments are paid, and 58.08.040, De-
posit to cover anticipated taxes and
assessments, as they exist or may
be amended, and that a deposit has
been made with the King County Fi-
nance Department in sufficient
amount to pay the taxes for the fol-
lowing year.
v. Certification by the Administra-
tive Services Department that there
are no delinquent special assess-
ments and that all special assess-
ments certified to the Administrative
Services Administrator for collection
on any property herein contained
dedicated for streets, alleys or other
public uses are paid in full.
vi. Certification of approval to be
signed by the Administrator.
vii. Certification of approval to be
signed by the Mayor and attested by
the City Clerk. (Ord. 5702, 12-9-
2013; Ord. 5745, 1-12-2015)
Flood Hazard Data: Flood hazard data in-
cludes:
a. Plans in duplicate drawn to scale
showing the nature, location, dimen-
sions, and elevations of the area in ques-
tion; existing or proposed structures, fill,
storage of materials, drainage facilities,
and the location of the foregoing;
b. Elevation in relation to mean sea
level of the lowest floor (including base-
ment) of all structures;
c. Elevation in relation to mean sea
level to which any structure has been
floodproofed;
d. Certification by a registered profes-
sional engineer or architect that the flood-
proofing methods criteria in RMC
4-3-050I3c; and for any nonresidential
structure meet the floodproofing; and
e. Description of the extent to which a
watercourse will be altered or relocated
as a result of proposed development.
(Ord. 4835, 3-27-2000)
Floor Plans, General: A basic line drawing
plan of the general building layout showing
walls, exits, windows, and designated uses
indicating the proposed locations of kitchens,
baths and floor drains, bedrooms and living
areas, with sufficient detail for City staff to de-
termine if an oil/water separator or grease in-
terceptor is required and to determine sizing
of side sewer. (Amd. Ord. 4821, 12-20-1999)
7. Definitions G:
Geotechnical Report: A study prepared in
accordance with generally accepted geotech-
nical practices and stamped by a professional
engineer licensed in the State of Washington
which includes soils and slope stability analy-
sis, boring and test pit logs, and recommen-
dations on slope setbacks, foundation
design, retaining wall design, material selec-
tion, and all other pertinent elements. If the
evaluation involves geologic evaluations or
interpretations, the report shall be reviewed
and approved by a geologist. Further recom-
mendations, additions or exceptions to the
original report based on the plans, site condi-
tions, or other supporting data shall be signed
and sealed by the geotechnical engineer. If
the geotechnical engineer who reviews the
plans and specifications is not the same engi-
neer who prepared the geotechnical report,
the new engineer shall, in a letter to the City
accompanying the plans and specifications,
express his or her agreement or disagree-
ment with the recommendations in the geo-
technical report and state that the plans and
specifications conform to his or her recom-
mendations. If the site contains a geologic
hazard regulated by the critical areas regula-
tions, the preparation and content require-
ments of RMC 4-8-120D, Table 18 shall also
apply. If the site is within a channel migration
zone, within shoreline jurisdiction, the geo-
technical report shall also include a geomor-
phic assessment by a Washington State
licensed geologist with engineering geology
or hydrogeology specialty license plus expe-
rience in conducting fluvial geomorphic as-
sessments.
4-8-120D
8 - 51 (Revised 3/13)
Table 18 – Geotechnical Report – Detailed Requirements
REPORT PREPARATION/CONTENT
REQUIREMENTS ST
E
E
P
S
L
O
P
E
S
LA
N
D
S
L
I
D
E
–
M
E
D
I
U
M
LA
N
D
S
L
I
D
E
–
H
I
G
H
LA
N
D
S
L
I
D
E
–
V
E
R
Y
H
I
G
H
HI
G
H
E
R
O
S
I
O
N
SE
I
S
M
I
C
CO
A
L
M
I
N
E
–
M
E
D
I
U
M
CO
A
L
M
I
N
E
–
H
I
G
H
VO
L
C
A
N
I
C
H
A
Z
A
R
D
S
SH
O
R
E
L
I
N
E
1. Characterize soils, geology and
drainage.
XXXXXXXXXX
2. Describe and depict all natural and
man-made features within one hundred
fifty feet (150') of the site boundary.
XXXXXXXXXX
3. Identify any areas that have
previously been disturbed or degraded by
human activity or natural processes.
XXXXXXXXXX
4. Characterize groundwater conditions
including the presence of any public or
private wells within one-quarter (1/4) mile
of the site.
XXXXXXXX X
5. Provide a site evaluation review of
available information regarding the site.
XXXXXXXXXX
6. Conduct a surface reconnaissance of
the site and adjacent areas.
XXXXXXXX X
7. Conduct a subsurface exploration of
soils and hydrologic conditions.
XXXXXXXX X
8. Provide a slope stability analysis. X X X X X X X
9. Address principles of erosion control
in proposal design including:
• Plan the development to fit the
topography, drainage patterns, soils and
natural vegetation on site;
• Minimize the extent of the area
exposed at one time and the duration of
the exposure;
• Stabilize and protect disturbed areas
as soon as possible;
• Keep runoff velocities low;
• Protect disturbed areas from
stormwater runoff;
• Retain the sediment within the site
area;
• Design a thorough maintenance and
follow-up inspection program to ensure
erosion control practices are effective.
XXXXX XX X
Note: An “X” indicates that the requirement applies in the identified critical area.
4-8-120D
(Revised 3/13)8 - 52
10. Provide an evaluation of site
response and liquefaction potential
relative to the proposed development.
X
11. Conduct sufficient subsurface
exploration to provide a site coefficient (S)
for use in the International Building Code
to the satisfaction of the Community and
Economic Development Administrator.
X
12. Calculate tilts and strains, and
determine appropriate design values for
the building site.
XX
13. Review available geologic hazard
maps, mine maps, mine hazard maps,
and air photographs to identify any
subsidence features or mine hazards
including, but not limited to, surface
depressions, sinkholes, mine shafts, mine
entries, coal mine waste dumps, and any
indication of combustion in underground
workings or coal mine waste dumps that
are present on or within one hundred feet
(100') of the property.
XX
14. Inspect, review and document any
possible mine openings and potential
trough subsidence, and any known
hazards previously documented or
identified.
XX
15. Utilize test pits to investigate coal
mine waste dumps and other shallow
hazards such as slope entry portals and
shaft collar areas. Drilling is required for
coal mine workings or other hazards that
cannot be adequately investigated by
surface investigations.
XX
16. Provide an analysis of proposed
clearing, grading and construction
activities including construction
scheduling. Analyze potential direct and
indirect on-site and off-site impacts from
development.
XXXXXXXX X
REPORT PREPARATION/CONTENT
REQUIREMENTS ST
E
E
P
S
L
O
P
E
S
LA
N
D
S
L
I
D
E
–
M
E
D
I
U
M
LA
N
D
S
L
I
D
E
–
H
I
G
H
LA
N
D
S
L
I
D
E
–
V
E
R
Y
H
I
G
H
HI
G
H
E
R
O
S
I
O
N
SE
I
S
M
I
C
CO
A
L
M
I
N
E
–
M
E
D
I
U
M
CO
A
L
M
I
N
E
–
H
I
G
H
VO
L
C
A
N
I
C
H
A
Z
A
R
D
S
SH
O
R
E
L
I
N
E
Note: An “X” indicates that the requirement applies in the identified critical area.
4-8-120D
8 - 52.1 (Revised 3/13)
(Ord. 4835, 3-27-2000; Amd. Ord. 5137, 4-25-2005; Ord. 5450, 3-2-2009; Ord. 5633, 10-24-2011; Ord.
5676, 12-3-2012)
Grading Plan: A twenty two inch by thirty
four inch (22" x 34") plan drawn by a State of
Washington licensed landscape architect at a
scale of one inch to forty feet (1" to 40') (hor-
izontal feet) and one inch to ten feet (1" to 10')
(vertical feet) (or other size plan sheet or
scale approved by the Development Services
Division Plan Review Supervisor) clearly indi-
cating the following:
a. Graphic scale and north arrow,
b. Dimensions of all property lines,
easements, and abutting streets,
c. Location and dimension of all on-site
structures and the location of any struc-
tures within fifteen feet (15') of the subject
property or which may be affected by the
proposed work,
d. Accurate existing and proposed con-
tour lines drawn at five foot (5'), or less,
intervals showing existing ground and
details of terrain and area drainage to in-
clude surrounding off-site contours within
one hundred feet (100') of the site,
e. Location of natural drainage sys-
tems, including perennial and intermittent
streams, the presence of bordering vege-
tation, and floodplains,
f. Setback areas and any areas not to
be disturbed, including the location, size
and species of all protected trees on site.
17. Propose mitigation measures, such
as any special construction techniques,
monitoring or inspection programs,
erosion or sedimentation programs during
and after construction, surface water
management controls, buffers,
remediation, stabilization, etc.
XXXXXXXXXX
18. Critical facilities on sites containing
areas susceptible to inundation due to
volcanic hazards shall require an
evacuation and emergency management
plan. The applicant for critical facilities
shall evaluate the risk of inundation or
flooding resulting from mudflows
originating on Mount Rainier in a
geotechnical report, and identify any
engineering or other mitigation measures
as appropriate.
X
19. Address factors specific to the site,
or to the proposed shoreline modification,
as required in RMC 4-3-090, Shoreline
Master Program Regulations.
X
REPORT PREPARATION/CONTENT
REQUIREMENTS ST
E
E
P
S
L
O
P
E
S
LA
N
D
S
L
I
D
E
–
M
E
D
I
U
M
LA
N
D
S
L
I
D
E
–
H
I
G
H
LA
N
D
S
L
I
D
E
–
V
E
R
Y
H
I
G
H
HI
G
H
E
R
O
S
I
O
N
SE
I
S
M
I
C
CO
A
L
M
I
N
E
–
M
E
D
I
U
M
CO
A
L
M
I
N
E
–
H
I
G
H
VO
L
C
A
N
I
C
H
A
Z
A
R
D
S
SH
O
R
E
L
I
N
E
Note: An “X” indicates that the requirement applies in the identified critical area.
4-8-120D
(Revised 3/13)8 - 52.2
Protected trees shall have the approxi-
mate drip line shown. The method of tree
protection during grading and construc-
tion shall be shown. If grade changes in
the vicinity of the protected trees are nec-
essary, the method of reconciling the drip
line with the finished elevation shall be in-
cluded (see RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations),
g. Finished contours drawn at five foot
(5') intervals as a result of grading,
h. Proposed drainage channels and re-
lated construction with associated under-
ground storm lines sized and connec-
tions shown, and
i. General notes addressing the follow-
ing (may be listed on the cover sheet):
i. Area in square feet of the entire
property.
ii. Area of work in square feet.
iii. Both the number of tons and cu-
bic yards of soil to be added, re-
moved, or relocated.
iv. Type and location of fill origin,
and destination of any soil to be re-
moved from site.
v. Finished floor elevation(s) of all
structures, existing and proposed.
(Ord. 4835, 3-27-2000; Ord. 5304,
9-17-2007)
8. Definitions H:
Habitat Data Report: Habitat data reports in-
clude:
a. Site Plan: The site plan shall indi-
cate:
i. The vegetative cover types re-
flecting the general boundaries of the
different plant communities on the
site;
ii. The exact locations and specifi-
cations for all activities associated
with site development including the
type, extent and method of opera-
tions;
iii. Top view and typical cross-sec-
tion views of critical habitat/wildlife
habitat to scale;
iv. The results of searches of the
State Department of Fish and Wild-
life’s Natural Heritage and Non-
Game Data System databases;
v. The results of searches of the
Washington State Department of
Fish and Wildlife Priority Habitat and
Species database.
b. Narrative Report: A narrative report
shall be prepared to accompany the site
plan which describes:
i. The layers, diversity and variety
of habitat found on the site;
ii. The location of any migration or
movement corridors;
iii. The species typically associated
with the cover types, including an
identification of any critical wildlife
species that might be expected to be
found;
iv. Identification of any areas that
have been previously disturbed or
degraded by human activity or natu-
ral processes;
v. A summary of existing habitat
functions and values, utilizing a hab-
itat evaluation procedure or method-
ology approved by the City;
vi. A summary of proposed habitat
alterations and impacts and pro-
posed habitat management program.
Potential impacts may include but
are not limited to clearing of vegeta-
tion, fragmentation of wildlife habitat,
expected decrease in species diver-
sity or quantity, changes in water
quality, increases in human intrusion,
and impacts on wetlands or water re-
sources. (Ord. 4835, 3-27-2000)
4-8-120D
8 - 52.3 (Revised 3/13)
Hazardous Materials Management State-
ment: A statement which includes:
a. A description of refueling of construc-
tion vehicles that will occur on the site
and an inventory of hazardous materials
expected to be temporarily stored, dis-
pensed, used, or handled on the site.
b. A description of how the require-
ments in RMC 4-4-030C7, Construction
Activity Standards – Zones 1 and 2, will
be met by the applicant. (Ord. 4851,
8-7-2000; Amd. Ord. 4992, 12-9-2002)
Heat Loss Calculation: A State of Washing-
ton Energy Code mandated analysis per-
formed to determine the heat loss of a
structure in order to determine the size of the
required heating equipment.
9. Definitions I:
Installer Certification: Washington State
Department of Community, Trade and Eco-
nomic Development (CTED) approval given
to those contractors authorized to install man-
ufactured homes and designated by a State
registration number. (Ord. 4587, 3-18-1996)
Inventory of Existing Sites: An inventory of
the providers existing facilities with the
Renton City corporate limits, and any other
facilities outside the City limits that are within
one-half (1/2) mile of the proposed facility.
The inventory is to include specific informa-
tion about the location, height, and design of
each facility. The Department may share
such information with other applicants apply-
ing for administrative approvals or conditional
use permits under this Title or other organiza-
tions seeking to locate antennas within the
City, provided, however that the Department
is not, by sharing such information, in any
way representing or warranting that such
sites are available or suitable.
Irrigation Sprinkler Plans (Underground):
A twenty two inch by thirty four inch (22" x 34")
plan drawn at the same scale as, or included
on, the generalized utilities plan(s) (or other
size plan sheet or scale approved by the De-
velopment Services Division Plan Review Su-
pervisor) clearly indicating the following:
a. Scale and north arrow,
b. Dimensions of all property lines,
easements, and abutting streets,
c. Meter location and size, and
d. Proposed type, size, and location of
sprinkler piping, sprinkler heads, and
backflow prevention devices.
10. Definitions J: (Reserved)
11. Definitions K: (Reserved)
12. Definitions L:
Land Record Number: The City of Renton
Technical Services Division’s filing number
for the final survey document.
Land Use Permit Conditions: Environmen-
tal or land use permit requirements which may
have been placed upon the project in addition
to any code-mandated requirements in con-
junction with a required environmental deter-
mination and/or a land use permit. Examples
of land use permits include site plan review,
conditional use permits and variances.
Landscaping Plan, Conceptual: A fully di-
mensioned plan, prepared by a landscape ar-
chitect registered in the State of Washington,
a certified nurseryman, or other similarly
qualified professional, drawn at the same
scale as the project site plan (or other scale
approved by the Community and Economic
Development Administrator), clearly indicat-
ing the following:
a. Date, graphic scale, and north arrow,
b. Location of proposed buildings, park-
ing areas, access and existing buildings
to remain,
c. Names and locations of abutting
streets and public improvements, includ-
ing easements,
d. Existing and proposed contours at
five foot (5') intervals or less,
e. Location, size, and purpose of plant-
ing areas, including those required in
RMC 4-4-070, Landscaping, and those
required in RMC 4-3-090, Shoreline Mas-
ter Program Regulations,
4-8-120D
(Revised 3/13)8 - 52.4
f. Location and height for proposed
berming,
g. Location and elevations for any pro-
posed landscape-related structures such
as arbors, gazebos, fencing, etc.,
h. Location, size, spacing and names of
existing and proposed shrubs, trees,
ground covers, and decorative rockery or
like landscape improvements in relation-
ship to proposed and existing utilities,
and
i. The location, size and species of all
protected trees on site. Protected trees
shall have the approximate drip line
shown (see RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations).
(Ord. 5100, 11-1-2004; Ord. 5304,
9-17-2007; Ord. 5633, 10-24-2011; Ord.
5676, 12-3-2012)
Landscaping Plan, Detailed: A fully dimen-
sioned plan, prepared by a landscape archi-
tect registered in the State of Washington, a
certified nurseryman, or other similarly quali-
fied professional, drawn at the same scale as
the project site plan (or other scale approved
by the Community and Economic Develop-
ment Administrator), clearly indicating the fol-
lowing:
a. Date, graphic scale, and north arrow,
b. Location of proposed buildings, prop-
erty lines, walks, parking areas, access,
and existing buildings to remain,
4-8-120D
8 - 53 (Revised 3/13)
c. Names and locations of abutting
streets and public improvements, includ-
ing easements,
d. Existing and proposed contours at
five foot (5') intervals or less,
e. Detailed grading plan,
f. Location, dimensions, and purpose of
all planting areas (the width of a land-
scaping area when curbed shall be mea-
sured from inside to inside of the curbs)
including those required in RMC 4-4-070,
Landscaping,
g. Location and height for proposed
berming,
h. Locations, elevations, and details for
any proposed landscape-related struc-
tures such as arbors, gazebos, fencing,
etc.,
i. Location, size, spacing and names of
existing and proposed shrubs, trees,
ground covers, and decorative rockery or
like landscape improvements in relation-
ship to proposed and existing utilities,
j. The location, size and species of all
protected trees on site. Protected trees
shall have the approximate drip line
shown (see RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations),
k. Names of existing and proposed veg-
etation, and
l. Detailed planting plan (soil mix, plant-
ing depth and width, and bark mulch
depth). (Ord. 5100, 11-1-2004; Ord.
5304, 9-17-2007; Ord. 5676, 12-3-2012)
Lease Agreement, Draft: A draft lease
agreement with the landholder, or separate
equivalent documentation that:
a. Allows the landholder to enter into
leases with other providers; and
b. Specifies that if the provider fails to
remove the facility upon six (6) months of
its discontinued use, the responsibility for
removal falls upon the landholder.
Letter from Property Owner: A letter from
the private property owner granting permis-
sion for the temporary use of the property.
Letter of Conformance with Geotechnical
Report: A letter submitted by the applicant
stating structural plans were prepared consis-
tent with the findings of the geotechnical re-
port and stamped by a structural engineer.
The plans and specifications shall be accom-
panied by a letter from the geotechnical engi-
neer who prepared the geotechnical report
stating that in his or her judgment, the plans
and specifications conform to the recommen-
dations in the geotechnical report and the risk
of damage to the proposed development site
and downslope properties from potentially
hazardous conditions will be minimal subject
to the conditions set forth in the report. (Ord.
4835, 3-27-2000)
Letter of Understanding Geologic Risk:
The applicant, or the owner of the site, shall
submit a letter to the City, with the plans and
specifications, stating that he or she under-
stands and accepts the risk of developing in
an unstable area and that he or she will ad-
vise, in writing, any prospective purchasers of
the site, or any prospective purchasers of
structures or portions of structures on the
site, of the unstable potential of the area.
(Ord. 4835, 3-27-2000)
List of Current Property Owners: A listing
of all current property owners and their mail-
ing addresses and King County Assessor’s
account numbers within three hundred feet
(300') of the boundaries of the subject site as
obtained from a title company or the King
County Assessor’s office. The list shall in-
clude a notarized statement from the appli-
cant attesting that the ownership information
provided is current and accurate. Current
shall mean obtained within the past thirty (30)
days unless otherwise approved by the De-
velopment Services Division.
Lot Line Adjustment Map: A drawing of the
proposed lot line adjustment prepared on an
eighteen inch by twenty four inch (18" x 24")
sheet of mylar by a licensed land surveyor
complying with the City’s surveying stan-
dards.
4-8-120D
(Revised 3/13)8 - 54
a. Name of the proposed lot line adjust-
ment (e.g., Smith/Larsen Lot Line Adjust-
ment),
b. Space reserved for “City of Renton
File Number” (large type) at top of first
sheet,
c. Space reserved for City of Renton
“land record number” (small type) at bot-
tom left of first sheet,
d. Legal description for each of the ex-
isting parcels. If a metes and bounds de-
scription is used, it must be stamped by a
licensed surveyor,
e. Date, graphic scale (one inch equals
forty feet (1" = 40'), unless otherwise ap-
proved by the Department), and north ar-
row,
f. Names, locations, widths, types, and
dimensions of adjacent and on-site
streets, alleys, and easements,
g. Lot lines with all property lines dimen-
sioned and square footage of each lot,
h. Parcels identified as Lot 4, Lot 3,
etc.,
i. “Old” lot line(s) and “new” lot line(s)
clearly labeled and differentiated by line
type and/or thickness (indicated dis-
tance(s) moved),
j. Addresses for each lot and new street
names in accordance with the street grid
system regulations of chapter 9-11 RMC,
k. Total square footage of existing and
revised lots,
l. Ground floor square footage of all
structures,
m. Location, dimensions and square
footage of any existing structures to re-
main, and dimensioned distances to
property lines,
n. Location of existing conditions (such
as wetlands, steep slopes, watercourses)
on or adjacent to the site which could
hinder development,
o. Reservations, restrictive covenants,
easements, description of any areas to
be dedicated to public use with notes
stating their purpose, and any limitations,
and identifying the grantee and, if the
grantee is the City, a statement of provi-
sions reserving, granting and/or convey-
ing the area with a description of the
rights and purposes must be shown,
p. Coordinates per City surveying stan-
dards for permanent control monuments,
q. Location of all interior permanent
control monuments per City surveying
standards,
r. Statement of equipment and proce-
dure used per WAC 332-130-100,
s. Basis of bearing per WAC
332-130-150(1)(b)(iii),
t. Date the existing monuments were
visited per WAC 332-130-050(1)(f)(iv),
u. Verification that permanent markers
are set at corners of the proposed lots,
v. Statement of discrepancies, if any,
between bearings and distances of
record and those measured or calcu-
lated,
w. Surveyor’s testament, stamp and
signature,
x. Certification by a State of Washing-
ton licensed land surveyor that a survey
has been made and that monuments and
stakes have been set,
y. Notarized signatures of all property
owners having an interest in the property,
certifying ownership and approval of the
proposal,
z. Signature and date line(s) for the
King County Assessor,
aa. Signature and date line(s) for the
Community and Economic Development
Administrator. (Ord. 5450, 3-2-2009; Ord.
5676, 12-3-2012)
4-8-120D
8 - 54.1 (Revised 2/04)
13. Definitions M:
Mailing Labels: Self-adhesive mailing labels
including the name, mailing address, and
King County Assessor’s account numbers
(optional) for all property owners within three
hundred feet (300′) of the boundaries of the
subject site.
Map of Existing Site Conditions: A plan
drawn at the same scale as, or combined
with, the grading plan or topography map
showing existing topographical or five foot
(5′) contours or less, and structural and natu-
ral features. The plan shall include major
trees, shrubs, large rocks, creeks and water-
sheds, floodplains, buildings, roadways and
trails. (Amd. Ord. 4835, 3-27-2000)
Map of View Area: A diagram or map depict-
ing where within a one-quarter (1/4) mile ra-
dius any portion of the proposed facility could
be seen.
Master Application Form: The standardized
application form used for the majority of land
use permit applications including, but not lim-
ited to, the following:
a. Owner, applicant, and contact per-
son names, addresses and telephone
numbers,
b. Notarized signatures of all current
property owners,
c. Name of the proposed project,
d. Project/property address,
e. King County Assessor’s tax account
number,
f. Existing and proposed land uses,
g. Existing and, if applicable, proposed
Comprehensive Plan map designation,
h. Existing and, if applicable, proposed
zoning designation,
i. Site area,
j. Estimated project cost,
k. Whether or not the project site con-
tains any environmentally sensitive ar-
eas, and
l. Property legal description.
Master Plan: A single fully dimensioned plan
sheet drawn at a scale of one inch equals
twenty feet (1′′ = 20′) (or other scale ap-
proved by the Development Services Division
Director) consisting of a conceptual plan indi-
cating the following:
a. Information from Site Plan, items a,
b, and c,
b. A legend listing the following must be
included on one of the sheets:
• Total square footage of the site,
• Square footage (by floor and overall
total) of each individual building and/
or use,
• Total estimated square footage of all
buildings (footprint of each building)
• Percentage estimate of lot coverage,
• Square footage estimate of all land-
scaping (total and parking lot),
• Allowable and proposed building
height,
• Building setbacks proposed and re-
quired by Code,
• Parking analysis, including estimated
number, size, and type of stalls re-
quired, by use; and number of stalls
provided, by use,
c. General location and size of build-
ings and uses,
d. Phasing of development,
e. Major access points and access to
public streets, vehicle and pedestrian cir-
culation, public transit stops,
f. Critical areas,
4-8-120D
(Revised 2/04)8 - 54.2
g. Focal points within the project (e.g.,
public plazas, art work, gateways both
into the site and into the City, etc.),
h. Private and public open space provi-
sions, and recreation areas,
i. View corridors,
j. Public access to water and/or shore-
line areas. (Ord. 5028, 11-24-2003)
Mechanical Plans: Plans as required per
section 113 of the currently adopted Uniform
Mechanical Code (UMC) and section 1141 of
the currently adopted Washington State En-
ergy Code (WSEC) along with Statewide
amendments.
Monument Card: A form provided by the City
Technical Services Division and filled out by a
surveyor providing information regarding a
single monument, including the section,
township and range, method of location, type
of mark found or set, manner of re-establish-
ment of the single monument (if applicable),
description, and a drawing showing the loca-
tion of a single monument and indicating a
reference point to that monument.
14. Definitions N:
Neighborhood Detail Map: A map, drawn at
a scale of one inch equals one hundred feet
(1″ = 100′) or one inch equals two hundred
feet (1″ = 200′) (or other scale approved by
the Development Services Division Director).
The map shall show the location of the sub-
ject site relative to the property boundaries of
the surrounding parcels within approximately
one thousand feet (1,000′) or approximately
two thousand five hundred feet (2,500′) for
properties over five (5) acres and identifying
the subject site with a darker perimeter line
than that of surrounding properties. The map
shall also show the property’s lot lines, exist-
ing land uses, building outlines, City bound-
aries of the City of Renton (if applicable),
north arrow (oriented to the top of the plan
sheet), graphic scale used for the map, and
City of Renton (not King County) street
names for all streets shown. (Amd. Ord.
4963, 5-13-2002)
Nonconformity Relationship and Compat-
ibility Narrative: For nonconforming use or
structure rebuild approval permits, include
drawings, photographs, or other visual aids
that show the relationship of the existing
structure or building to its surroundings. In-
clude studies or reports that support the ap-
plicant’s contention that the existing
nonconforming use or structure is compatible
with the surrounding area and its uses. (Ord.
4963, 5-13-2002)
Notation of Geologic Risk by Engineer: A
letter of notation on the design drawings pre-
pared by a structural engineer and submitted
at the time of the permit application stating
that he or she has reviewed the geotechnical
report, understands its recommendations,
has explained or has had explained to the
owner the risks of loss due to earth move-
ment on the site, and has incorporated into
the design the recommendations of the geo-
technical report and established measures to
reduce the potential risk of injury or damage
that might be caused by any earth movement
predicted in the report. (Ord. 4835,
3-27-2000; Amd. Ord. 4963, 5-13-2002)
15. Definitions O:
Operating Permit Application, Aquifer
Protection Area: An application package in-
cluding the following:
a. Upon request by the Department, a
hazardous materials inventory statement
and/or Material Safety Data Sheets for
hazardous materials that are or will be on
the premises;
b. A list of the chemicals to be moni-
tored through the analysis of groundwa-
ter samples if groundwater monitoring is
anticipated to be required;
c. A detailed description of the activities
conducted at the facility that involve the
storage, handling, treatment, use or pro-
duction of hazardous materials in quanti-
ties greater than the de minimis amounts
specified in RMC 4-3-050C6a(ii)(1);
d. A description of the containment de-
vices used to comply with the require-
ments of this Section;
4-8-120D
8 - 54.2a (Revised 2/04)
e. A description of the procedures for
inspection and maintenance of contain-
ment devices;
f. A description of how hazardous mate-
rials will be legally disposed;
g. A site map showing the following:
i. Property boundaries,
ii. Building and other structures lo-
cated on the property,
iii. Secondary containment de-
vices, and
iv. Floor and yard drains with a note
as to whether the drain is to storm or
sanitary sewer. (Ord. 4851,
8-7-2000; Amd. Ord. 4992,
12-9-2002)
Operating Rules for Secure Community
Treatment Facility (SCTF): A written state-
ment outlining how the operation of the SCTF
complies with RCW 71.09.295 through
71.09.350, including but not limited to daily
operating hours, activities of occupants, pro-
cedures for off-site activities, if any, and visi-
tation procedures for nonresidents, including
professional care providers, family members,
or other service providers. (Ord. 4982,
9-23-2002)
16. Definitions P:
Parking, Lot Coverage, Landscaping
Analysis: A listing of the following informa-
tion (may also be included on the first sheet
of the site plan):
a. Total square footage of the site,
b. Total square footage of existing
area(s) of impervious surfacing,
c. Total square footage of existing natu-
ral/undeveloped area,
d. Square footage (by floor and overall
total) of each individual building and/or
use,
e. Total square footage of the footprints
of all buildings,
f. Percentage of lot covered by build-
ings or structures,
g. Total pavement square footage both
existing pavement to remain plus new
pavement proposed to be installed,
h. Square footage of any on-site wet-
lands,
i. Parking analysis to include the total
number of parking spaces required and
provided, number of compact and “ADA
accessible” spaces provided, and park-
ing space dimensions,
j. Square footage of landscaping for
each area, for interior parking lot land-
scaping, and total,
k. Allowable and proposed building
height,
l. Building setbacks required by Code,
and
m. Proposed building setbacks. (Ord.
4587, 3-18-1996)
Photosimulations: Photosimulations of the
proposed facility from affected residential
properties and public right-of-way at varying
distances. This shall include a diagram de-
(Revised 2/04)8 - 54.2b
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4-8-120D
8 - 55 (Revised 3/14)
a. A time schedule for all mechanical
equipment activities or routine vegetation
management activities;
b. A plan for the specific work to be per-
formed;
c. For routine vegetation management
on undeveloped properties, the narrative
shall include:
i. Standards and criteria to be used
for routine tree trimming and tree top-
ping,
ii. Standards and criteria to be used
for ground cover management, and
iii. Standards and criteria to be
used in determining the location for
use of chemicals including insecti-
cides and herbicides;
d. For use of mechanical equipment the
narrative shall include:
i. The type of equipment to be used,
ii. A description of the specific work
to be accomplished using the equip-
ment,
iii. The measures proposed to pro-
tect the site and adjacent properties
from the potential adverse impacts of
the proposed work and equipment
operation. (Ord. 4835, 3-27-2000)
Project Sequencing Plan: A narrative that
outlines what order development phases will
be built in and at what estimated times they
will be developed within the life of the associ-
ated Master Plan. (Ord. 5028, 11-24-2003)
Proposal Description: A complete, un-
abridged copy of the proposal (i.e., draft ordi-
nance, resolution, plan or policy) and all
attachments.
Proposal Summary: A concise description of
the scope, intent and timing of the proposal.
Public Works Approval Letter: Written con-
firmation from the Development Services Di-
vision Plan Review section that all required
improvements have been substantially in-
stalled or deferred and authorizing the sub-
mittal of the final plat, final short plat, final
binding site plan, or final PUD application.
17. Definitions Q: (Reserved)
18. Definitions R:
Rezone Justification: A written statement
and other information provided by the appli-
cant to support the rezone which may include,
but is not limited to: letters, photographs, site
development plans, market research reports,
and land use maps indicating in a clear and
concise manner why the rezone application
should be granted and that the rezone re-
quest is timely.
Roadway Construction Plans: Plans pre-
pared by a State of Washington licensed civil
engineer as detailed by the document “City of
Renton Drafting Standards”, unless other-
wise approved by the Development Services
Division Plan Review Supervisor. (Ord. 4587,
3-18-1996; Ord. 5369, 4-14-2008)
19. Definitions S:
Screening Detail, Refuse/Recycling: A de-
tailed plan drawing, prepared to scale, show-
ing location within property boundaries,
heights, elevations, and building materials of
proposed screening or of proposed plantings.
(Ord. 4703, 2-2-1998)
Service Area Map: A map showing the ser-
vice area of the proposed wireless communi-
cation facility and an explanation of the need
for that facility.
Shoreline Conditional Use Justification: A
written statement setting forth the reasons in
favor of the shoreline conditional use permit
application and addressing the criteria listed
in RMC 4-9-190I5b which are used by the
Hearing Examiner in reviewing the permit re-
quest. (Ord. 4587, 3-18-1996)
Shoreline Variance Justification: A written
statement setting forth the reasons in favor of
the shoreline variance application and ad-
dressing the criteria listed in RMC 4-9-190I4b
which are used by the Hearing Examiner
when reviewing the variance request.
4-8-120D
(Revised 3/14)8 - 56
Short Plat or Binding Site Plan Map, Final:
A plan, with a two-inch (2") border on the left
edge and one-half inch (1/2") on all other
sides, prepared by a State of Washington reg-
istered land surveyor in accordance with
RCW 18.43.010, General Provision, as it ex-
ists or may be amended, and/or chapter
58.17 RCW, fully dimensioned, drawn at a
scale of one inch equals forty feet (1" = 40')
on eighteen inch by twenty four inch (18" x
24") plan sheet(s) (or other scale approved
by the Planning Division Director). The repro-
ducible original shall be in black ink on stabi-
lized drafting film and shall include the
following:
a. Name and location of the short plat
or binding site plan,
b. Space reserved for “City of Renton
file number” (large type) at top of first
sheet,
c. Space reserved for “City of Renton
land record number” (small type) at bot-
tom left of first sheet,
d. Legal description of the property,
e. Date, graphic scale, and north arrow,
f. Vicinity map (a reduced version of the
"neighborhood detail map" as defined
above),
g. Names, locations, widths and other
dimensions of existing and proposed
streets, alleys, easements, parks, open
spaces and reservations, as well as all
utilities, streets, existing and new ease-
ments and associated covenants within
or abutting the short plat. If a new ease-
ment is created on the plat, it must show
grantee of easement rights. If the grantee
is the City, a statement of easement pro-
visions reserving and conveying the
easement, with a description of the rights
and purposes, needs to be made on the
short plat,
h. Lots designated by number within
the area of the lot. Tracts shall be simi-
larly designated and each tract shall be
clearly identified with ownership. Lot lines
with all property lines dimensioned and
square footage of each lot,
i. Lot numbers,
j. Addresses for each lot and new street
names determined by the Department in
accordance with the street grid system
regulations of chapter 9-11 RMC,
k. Reservations, restrictive covenants,
easements and any areas to be dedi-
cated to public use with notes stating
their purpose, and any limitations, and
identifying the grantee. If the grantee is
the City, a statement of provisions reserv-
ing, granting and/or conveying the area
with a description of the rights and pur-
poses must be shown,
l. Coordinates pursuant to City survey-
ing standards for permanent control mon-
uments,
m. All interior permanent control monu-
ments located pursuant to City surveying
standards,
n. Statement of equipment and proce-
dure used pursuant to WAC 332-130-
100,
o. Basis for bearing pursuant to WAC
332-130-150(1)(b)(iii),
p. Date the existing monuments were
visited pursuant to WAC 332-130-
050(1)(f)(iv),
q. Verification that permanent markers
are set at corners of the proposed lots,
r. Statement of discrepancies, if any,
between bearings and distances of re-
cord and those measured or calculated,
s. Location, dimensions and square
footage of any existing structures to re-
main within or abutting the plat,
t. Location of existing conditions (such
as wetlands, steep slopes, watercourses)
on or adjacent to the site which could hin-
der development,
u. Reference to all agreements or cove-
nants required as a condition of approval,
4-8-120D
8 - 57 (Revised 3/14)
v. For binding site plans only: provi-
sions requiring site development to be in
conformity with the approved binding site
plan,
w. Certifications by:
i. A State of Washington licensed
land surveyor that a survey has been
made and that monuments and
stakes have been set,
ii. The King County Department of
Health that the proposed septic sys-
tem(s) is acceptable to serve the plat
if not served by sewer,
x. Signature and date line for:
i. All property owners (signatures
must be notarized with an ink stamp),
ii. The King County Assessor,
iii. The Public Works Administrator.
(Ord. 4954, 2-11-2002; Ord. 5450,
3-2-2009; Ord. 5547, 8-9-2010; Ord.
5654, 2-13-2012; Ord. 5676,
12-3-2012; Ord. 5702, 12-9-2013)
Short Plat Map, Preliminary: A fully dimen-
sioned plan, drawn at a scale of one inch
equals forty feet (1" = 40') on an eighteen inch
by twenty four inch (18" x 24") plan sheet (or
other size or scale approved by the Develop-
ment Services Division Director) and includ-
ing the following information:
a. Name of the proposed short plat (and
space for the future City file number);
b. Names and addresses of the engi-
neer, licensed land surveyor, and all
property owners;
c. Legal description of the property;
d. Date, graphic scale, and north arrow
oriented to the top of the paper/plan
sheet;
e. Vicinity map (a reduced version of
the “neighborhood detail map” as defined
above);
f. A drawing of the subject property with
all existing and proposed property lines
dimensioned, indicating the required
yards (setbacks) with dashed lines;
g. Location of the subject site with re-
spect to the nearest street intersections
(including intersections opposite the sub-
ject property), alleys and other rights-of-
way, showing how access will be pro-
vided to all lots;
h. Names, locations, widths and other
dimensions of existing and proposed
streets, alleys, easements, parks, open
spaces and reservations;
i. Contours and elevations at minimum
five foot (5') vertical intervals to the extent
necessary to predict drainage character-
istics of the property. Approximate, esti-
mated contour lines shall be extended at
least one hundred feet (100') beyond the
boundaries of the proposed short plat;
j. Location and dimensions of any exist-
ing and proposed structures, existing on-
site trees, existing or proposed fencing or
retaining walls, freestanding signs, and
easements;
k. Location of existing conditions on or
adjacent to the site which could hinder
development;
l. Flood hazard information and bound-
ary on the subdivision drawing including
the nature, location, dimensions, and ele-
vations of the subdivided area; and
m. A legend listing the following in-
cluded on the first sheet of the short plat
plan:
i. Short plat,
ii. Proposed number of lots,
iii. Zoning of the subject site,
iv. Proposed square footage in
each lot, and
v. Percentage of land in streets and
open space. (Amd. Ord. 4835,
3-27-2000)
4-8-120D
(Revised 3/14)8 - 58
Sign Plans: A twenty four inch by thirty six
inch (24" x 36") plan drawn by a State of
Washington licensed architect at a scale of
one inch equals twenty feet (1" = 20') or one
inch equals forty feet (1" = 40') (or other size
plan sheet or scale approved by the Building
Official) clearly indicating the following:
a. Footing connections to building, size
of supports and materials used in sup-
ports and sign itself,
b. Elevation showing size and height of
any proposed freestanding or projecting
signs clearly indicating ground clearance
and clearance to overhead power lines,
and
c. Elevation of building facade for any
proposed wall signs showing dimensions
of the building as well as existing and pro-
posed wall signs.
Site Plan: A single fully dimensioned plan
sheet drawn at a scale of one inch equals
twenty feet (1" = 20') (or other scale approved
by the Development Services Division Direc-
tor) clearly indicating the following:
a. Name of proposed project,
b. Date, scale, and north arrow oriented
to the top of the paper/plan sheet,
c. Drawing of the subject property with
all property lines dimensioned and
names of adjacent streets,
d. Widths of all adjacent streets and al-
leys,
e. The location of all existing public im-
provements including, but not limited to,
curbs, gutters, sidewalks, median is-
lands, street trees, fire hydrants, utility
poles, etc., along the full property front-
age,
f. Location and dimensions of existing
and proposed structures, parking and
loading areas, driveways, existing on-site
trees, existing or proposed fencing or re-
taining walls, freestanding signs, ease-
ments, refuse and recycling areas,
freestanding liquid fixtures, utility junction
boxes, public utility transformers, storage
areas, buffer areas, open spaces, and
landscaped areas,
g. The location and dimensions of natu-
ral features such as streams, lakes,
marshes and wetlands,
h. Ordinary high water mark, existing
and proposed, if applicable,
i. For wireless communication facilities,
indicate type and locations of existing
and new plant materials used to screen
facility components and the proposed
color(s) for the facility,
j. A legend listing the following must be
included on one of the site plan sheets:
i. Total square footage of the site,
ii. Square footage (by floor and
overall total) of each individual build-
ing and/or use,
iii. Total square footage of all build-
ings (footprint of each building),
iv. Percentage of lot coverage,
v. Square footage of all landscap-
ing (total, parking lot, and wildlife
habitat),
vi. Allowable and proposed building
height,
vii. Building setbacks required by
Code,
viii. Proposed building setbacks,
ix. Parking analysis, including:
• Number of stalls required, by
use; number of stalls provided,
by use,
• Sizes of stalls and angles,
4-8-120D
8 - 59 (Revised 6/09)
• Location and number of handi-
cap stalls, compact, employee
and/or guest parking stalls,
• Location and size of curb cuts,
• Traffic flow within the parking,
loading, and maneuvering areas
and ingress and egress,
• Location of wheel stops,
• Loading space,
• Stacking space,
• Location and dimensions of bicy-
cle racks, carpool parking
spaces, and other facilities de-
signed to accommodate access
to the site,
• Square footage of interior park-
ing lot landscaping.
k. Footprint of all proposed buildings
showing the location of building en-
trances, window openings, and land-
scape features (required for Urban
Center Design Overlay District review
packet only),
l. Footprint of all abutting and adjacent
buildings showing the location of building
entrances, window openings, and land-
scape features (required for Urban Cen-
ter Design Overlay District review packet
only),
m. For nonconforming use or structure
rebuild approval permits: draw on the
scaled plan the exact sizes and locations
of existing structures and uses, whether
damaged or not; write on the scaled plan
the dates these structures/uses were es-
tablished; on a separate sheet, identify
the subject property, abutting lots and
buildings and list adjacent and abutting
land uses. (Ord. 5028, 11-24-2003)
Site Plan, Commercial, Industrial, Multi-
Family: A twenty four inch by thirty six inch
(24" x 36") plan drawn by a State of Washing-
ton licensed architect at a scale of one inch
equals twenty feet (1" = 20') or one inch
equals forty feet (1" = 40') (or other size plan
sheet or scale approved by the Building Offi-
cial) clearly indicating the following:
a. Scale and north arrow,
b. Legal description,
c. Location, identification, and dimen-
sions of all buildings, property lines, set-
backs, streets, alleys and easements,
d. Condition of all public rights-of-way
and verification of right to use ease-
ments,
e. Off-street parking layout and drive-
ways,
f. Curbs, gutters, sidewalks, paving,
storm drainage, meters (domestic and
fire), and grease interceptors,
g. Grading plan showing proposed and
existing contours and site elevations,
h. Landscaped areas, irrigation meters,
i. Lighting and sign structures (new and
existing),
j. Location of garbage containers and
recycling storage,
k. Fire hydrant locations (new and ex-
isting) within three hundred feet (300') of
building,
l. For wireless communication facilities,
indicate type and locations of existing
and new plant materials used to screen
facility components and the proposed
color(s) for the facility,
m. General notes addressing the fol-
lowing (may be listed on cover sheet):
i. Full name of the project,
ii. Name, address, and telephone
number of owner and agent(s),
iii. Existing zoning of the project
site,
iv. Area, in square feet, of the
project site,
4-8-120D
(Revised 6/09)8 - 60
v. Reference to the current Interna-
tional Building Code (i.e., IBC and
date of current adopted version),
vi. Proposed use of each building
(if multi-family, the number of dwell-
ing units),
vii. IBC occupancy group designa-
tion,
viii. IBC type of construction of all
buildings,
ix. Allowable and proposed building
height and number of stories of new
buildings,
x. Square footage (by floor and
overall total) of each individual build-
ing and/or use,
xi. Total square footage of all build-
ings (footprint of each building),
xii. Allowable area calculation,
xiii. Occupancy load (maximum ca-
pacity) of each building,
xiv. Percentage of lot coverage,
xv. Square footage of all landscap-
ing (total, parking lot, and wildlife
habitat),
xvi. Seismic zone of the project site
(e.g., Zone 3),
xvii. Floor, roof, and wind design
loads,
xviii. Identity of special inspection
agency selected by the owner to per-
form special inspections,
xix. Building setbacks required by
Code,
xx. Proposed building setbacks,
xxi. Parking analysis, including:
• Number of stalls required, by
use; number of stalls provided,
by use,
• Sizes of stalls and angles,
• Location and number of handi-
cap stalls, compact, employee
and/or guest parking stalls,
• Location and size of curb cuts,
• Traffic flow within the parking,
loading, and maneuvering areas
and ingress and egress,
• Location of wheel stops,
• Loading space,
• Stacking space, and
• Square footage of interior park-
ing lot landscaping. (Ord. 5450,
3-2-2009)
Site Plan, Shoreline: A single fully dimen-
sioned plan sheet drawn at a scale of one
inch equals twenty feet (1" = 20') (or other
scale approved by the Development Services
Division Director) clearly indicating the infor-
mation requested by the “Site Plan, Land
Use” with the following additional information:
a. Ordinary high water mark, existing
and proposed;
b. Name of water body.
Site Plan, Sign: A twenty four inch by thirty
six inch (24" x 36") plan drawn at a scale of
one inch equals twenty feet (1" = 20') or one
inch equals forty feet (1" = 40') (or other size
plan sheet or scale approved by the Building
Official) clearly indicating the following:
4-8-120D
8 - 61 (Revised 2/15)
a. Scale and north arrow,
b. Location, identification and dimen-
sions of all buildings, property lines, ex-
isting and proposed signs, streets, alleys
and easements, and the setbacks from
property lines and easements,
c. Location and dimensions of off-street
parking layouts and driveways,
d. Location and dimensions of the land-
scaped areas,
e. General notes addressing the follow-
ing (may be listed on cover sheet):
i. Note if any proposed signage will
flash or be animated,
ii. Name, address and telephone
number of owner and agent(s),
iii. Zoning of the project site,
iv. Street frontage(s) (in feet) for the
site or, for multiple tenants building,
indicate frontage of individual tenant
space,
v. Type (e.g., freestanding, wall,
etc.), size and number of all existing
signs,
vi. Type, size and number of all pro-
posed signs,
vii. Reference to the current Uni-
form Sign Code (USC and year of
current adopted version), and
viii. Wind design loads.
Site Plan, Single Family/Duplex: An eight
and one-half inch by eleven inch (8-1/2" x
11") plan drawn at a scale of one inch to
twenty feet (1" to 20') or one inch to forty feet
(1" to 40') (or other size plan sheet or scale
approved by the Building Official) clearly indi-
cating the following:
a. Legal description,
b. Explanation of scope of work,
c. Existing and proposed construction
labeled and differentiated by pattern or
line type,
d. Dimensions of all property lines and
all building setbacks to property lines,
e. Dimensions and labels for all streets,
alleys, and/or easements,
f. Lot size in square feet,
g. Location and footprint size in square
feet of all existing and proposed struc-
tures on property including decks, car-
ports, storage sheds, and garages,
h. Location and dimensions of ap-
proaches, driveways and public side-
walks,
i. Elevation at property corners and
contour lines at two foot (2') height inter-
vals, showing proximity to steep slopes,
j. Finished floor elevation for properties
located within a flood zone,
k. The location, height and length of re-
taining walls, rockeries, etc.,
l. Location and distance in feet of near-
est fire hydrant to structure, and
m. Location of any pool/spa and set-
back dimensions to property lines and
the location of the required six foot (6')
fence.
Siting Process Report for Use Permits for
Secure Community Treatment Facilities
(SCTF), Crisis Diversion Facilities (CDF)
or Crisis Diversion Interim Service Facili-
ties (CDIS): A narrative report describing the
process used to evaluate alternative sites for
the proposed SCTF, CDF or CDIS activity
and the basis for the recommendation to lo-
cate the facility at the recommended site. A
minimum of three alternative sites shall be
addressed. (Ord. 4982, 12-9-2002; Ord.
5577, 11-15-2010)
Source Statement, Fill Material, Aquifer
Protection Area: A source statement provid-
ing the following information:
4-8-120D
(Revised 2/15)8 - 62
a. The source location of imported fill;
b. Previous land uses of the source lo-
cation;
c. Whether or not earth materials to be
removed from the source location are na-
tive, undisturbed soil;
d. Whether or not the source location
appears on government lists of contami-
nated sites including those developed
pursuant to the State Model Toxics Con-
trol Act and the Federal Comprehensive
Environmental Response, Compensa-
tion, and Liability Act;
e. Results of sampling and analysis pur-
suant to RMC 4-4-060N4h, Fill Material,
Sample and Analysis Procedures; and
f. Whether or not imported fill meets fill
quality standards described in RMC
4-4-060N4a, Fill Material, Construction,
Demolition and Land Clearing Waste
Prohibited, and RMC 4-4-060N4b, Fill
Material, Cleanliness of Fill Material.
(Ord. 4851, 8-7-2000)
Special Inspection: A building inspection as
required to property lines and the location of
the required six foot (6') fence.
Stream and Lake Data: Repealed by Ord.
5137. (Ord. 4835, 3-27-2000; Amd. Ord.
4963, 5-13-2002)
Stream or Lake Mitigation Plan: The mitiga-
tion plan must ensure compensation for im-
pacts that result from the chosen
development alternative or from a violation as
identified in the impact evaluation. A mitiga-
tion plan must include:
a. Site Map: Site map(s) indicating, at a
scale no smaller than one inch equals
twenty feet (1" = 20') (unless otherwise
approved by the Community and Eco-
nomic Development Administrator):
i. The entire parcel of land owned
by the applicant, including one hun-
dred feet (100') of the abutting par-
cels through which the water
body(ies) flow(s);
ii. The ordinary high water mark
(OHWM) determined in the field by a
qualified biologist pursuant to RMC
4-3-050L1b (the OHWM must also
be flagged in the field);
iii. Stream or lake classification, as
recorded in the City of Renton Water
Class Map in RMC 4-3-050Q4 or
RMC 4-3-090 (if unclassified, see
“Supplemental Stream or Lake
Study”);
iv. Topography of the site and abut-
ting lands in relation to the stream(s)
and its/their buffer(s) at contour inter-
vals of two feet (2') where slopes are
less than ten percent (10%), and of
five feet (5') where slopes are ten
percent (10%) or greater;
v. One hundred (100) year flood-
plain and floodway boundaries, in-
cluding one hundred feet (100') of the
abutting parcels through which the
water body(ies) flow(s);
vi. Site drainage patterns, using ar-
rows to indicate the direction of major
drainage flow;
vii. Top view and typical cross-sec-
tion views of the stream or lake bed,
banks, and buffers to scale;
viii. The vegetative cover of the en-
tire site, including the stream or lake,
banks, riparian area, and/or abutting
wetland areas, extending one hun-
dred feet (100') upstream and down-
stream from the property line.
Include position, species, and size of
all trees at least ten inches (10") av-
erage diameter that are within one
hundred feet (100') of the OHWM;
ix. The location, width, depth, and
length of all existing and proposed
structures, roads, stormwater man-
agement facilities, wastewater treat-
ment and installations in relation to
the stream/lake and its/their buf-
fer(s);
x. Location of site access, ingress
and egress; and
4-8-120D
8 - 63 (Revised 3/13)
xi. Location of where all mitigation
or remediation measures have taken
place on the site, or are proposed to
take place.
b. Mitigation narrative on eight and
one-half inch (8.5") by eleven inch (11")
paper that includes the following ele-
ments:
i. Description of the mitigation plan,
which includes a summary of mitiga-
tion proposal required in the supple-
mental stream or lake study;
ii. Performance standards with spe-
cific criteria provided for evaluating
whether or not the goals and objec-
tives of the project are achieved; and
iii. Documentation of coordination
with appropriate local, regional, spe-
cial district, state, and federal regula-
tory agencies.
c. Monitoring and Maintenance Plan:
The plan shall be on eight and one-half
inch (8.5") by eleven inch (11") paper that
includes the following elements:
i. Operations and maintenance
practices for protection and mainte-
nance of the site;
ii. Monitoring and evaluation proce-
dures, including minimum monitoring
standards and timelines (i.e., annual,
semi-annual, quarterly);
iii. Contingency plan with remedial
actions for unsuccessful mitigation.
d. A surety device that must be filed
with the City of Renton. (Ord. 5137,
4-25-2005; Ord. 5633, 10-24-2011; Ord.
5676, 12-3-2012)
Stream or Lake Study, Standard: A report
shall be prepared by a qualified biologist, un-
less otherwise determined by the Community
and Economic Development Administrator,
and include the following information:
a. Site Map: Site map(s) indicating, at a
scale no smaller than one inch equals
twenty feet (1" = 20') (unless otherwise
approved by the Community and Eco-
nomic Development Administrator):
i. The entire parcel of land owned
by the applicant, including one hun-
dred feet (100') of the abutting par-
cels through which the water
body(ies) flow(s);
ii. The ordinary high water mark
(OHWM) determined in the field by a
qualified biologist pursuant to RMC
4-3-050L1b (the OHWM must also
be flagged in the field);
iii. Stream or lake classification, as
recorded in the City of Renton Water
Class Map in RMC 4-3-050Q4 or
RMC 4-3-090 (if unclassified, see
“Supplemental Stream or Lake
Study” below);
iv. Topography of the site and abut-
ting lands in relation to the stream(s)
and its/their buffer(s) at contour inter-
vals of two feet (2') where slopes are
less than ten percent (10%), and of
five feet (5') where slopes are ten
percent (10%) or greater;
v. One hundred (100) year flood-
plain and floodway boundaries, in-
cluding one hundred feet (100') of the
abutting parcels through which the
water body(ies) flow(s);
vi. Site drainage patterns, using ar-
rows to indicate the direction of major
drainage flow;
vii. Top view and typical cross-sec-
tion views of the stream or lake bed,
banks, and buffers to scale;
viii. The vegetative cover of the en-
tire site, including the stream or lake,
banks, riparian area, and/or abutting
wetland areas, extending one hun-
dred feet (100') upstream and down-
stream from the property line.
Include position, species, and size of
all trees at least ten inches (10") av-
erage diameter that are within one
hundred feet (100') of the OHWM;
4-8-120D
(Revised 3/13)8 - 64
ix. The location, width, depth, and
length of all existing and proposed
structures, roads, stormwater man-
agement facilities, wastewater treat-
ment and installations in relation to
the stream/lake and its/their
buffer(s); and
x. Location of site access, ingress
and egress.
b. Grading Plan: A grading plan pre-
pared in accordance with RMC
4-8-120D7, and showing contour inter-
vals of two feet (2') where slopes are less
than ten percent (10%), and of five feet
(5') where slopes are ten percent (10%)
or greater.
c. Stream or Lake Assessment Nar-
rative: A narrative report on eight and
one-half inch (8.5") by eleven inch (11")
paper shall be prepared to accompany
the site plan and describes:
i. The stream or lake classification
as recorded in the City of Renton Wa-
ter Class Map in RMC 4-3-050Q4 or
RMC 4-3-090;
ii. The vegetative cover of the site,
including the stream or lake, banks,
riparian area, wetland areas, and
flood hazard areas extending one
hundred feet (100') upstream and
downstream from the property line,
including the impacts of the proposal
on the identified vegetation;
iii. The ecological functions cur-
rently provided by the stream/lake
and existing riparian area and the im-
pacts of the proposal on the identified
ecological functions;
iv. Observed or reported fish and
wildlife that make use of the area in-
cluding, but not limited to, salmonids,
mammals, and bird nesting, breed-
ing, and feeding/foraging areas, in-
cluding the impacts of the proposal
on the identified fish and wildlife;
v. Measures to protect trees, as de-
fined per RMC 4-11-200, and vegeta-
tion; and
vi. For shorelines regulated under
RMC 4-3-090, Shoreline Master Pro-
gram, the study shall demonstrate if
the proposal meets the criteria of no
net loss of ecological functions as de-
scribed in RMC 4-3-090D2. If the
proposal requires mitigation for sub-
stantial impacts to the existing vege-
tation buffer in order to demonstrate
no net loss of ecological functions, a
supplemental stream or lake study
may be required by the Community
and Economic Development Admin-
istrator. (Ord. 5137, 4-25-2005; Ord.
5633, 10-24-2011; Ord. 5676,
12-3-2012)
Stream or Lake Study, Supplemental: The
application shall include the following infor-
mation:
a. Unclassified Stream Assessment:
If the site contains an unclassified
stream, a qualified biologist shall provide
a proposed classification of the stream(s)
based on RMC 4-3-050L1 and a rationale
for the proposed rating.
b. Analysis of Alternatives: A supple-
mental report on eight and one-half inch
(8.5") by eleven inch (11") paper pre-
pared by a qualified biologist shall evalu-
ate alternative methods of developing the
property. The following alternatives shall
be analyzed, including justification of the
feasibility of each alternative:
i. Avoid any disturbances to the
stream, lake or buffer by not taking a
certain action, by not taking parts of
an action, or by moving the action;
ii. Minimize any stream, lake or
buffer impacts by limiting the degree
or magnitude of the action and its im-
plementation by using appropriate
technology and engineering, or by
taking affirmative steps to avoid or
reduce the impacts;
iii. Rectifying the impacts by repair-
ing, rehabilitating, or restoring the af-
fected area;
iv. Reducing or eliminating the ad-
verse impact over time by preserva-
4-8-120D
8 - 65 (Revised 2/15)
tion and maintenance operations
over the life of the action;
v. Compensate for any stream, lake
or buffer impacts by replacing, en-
hancing, or providing similar substi-
tute resources or environments and
monitoring the impact and taking ap-
propriate corrective measures.
c. Impact Evaluation:
i. An impact evaluation for any un-
avoidable impacts prepared by a
qualified biologist, to include:
(a) Identification, by character-
istics and quantity, of the re-
sources (stream, lake) and
corresponding functional values
found on the site;
(b) Evaluation of alternative lo-
cations, design modifications, or
alternative methods of develop-
ment to determine which op-
tion(s) reduce(s) the impacts on
the identified resource(s) and
functional values of the site;
(c) Determination of the alter-
native that best meets the appli-
cable approval criteria and
identify significant detrimental
impacts that are unavoidable;
(d) To the extent that the site
resources and functional values
are part of a larger natural sys-
tem such as a watershed, the
evaluation must also consider
the cumulative impacts on that
system;
(e) For shorelines regulated by
RMC 4-3-090, evaluation of how
the preferred alternative
achieves the standard of no net
loss of ecological functions un-
der RMC 4-3-090D2.
ii. For a violation, the impact evalu-
ation must also include:
(a) Description, by characteris-
tics and quantity, of the re-
source(s) and functional values
on the site prior to the violations;
and
(b) Determination of the impact
of the violation on the re-
source(s) and functional values.
d. Mitigation Proposal Shall Include
the Following:
i. A site plan, at a scale approved
by the City, containing all the ele-
ments of the site plan required in the
standard stream and lake study, and
the following:
(a) Indication of where pro-
posed mitigation or remediation
measures will take place on the
site;
(b) Separate indication of ar-
eas where revegetation is to take
place and areas where vegeta-
tion is anticipated to be removed;
and
(c) Any other areas of impact
with clear indication of type and
extent of impact indicated on site
plan.
ii. A mitigation narrative on eight
and one-half inch (8.5") by eleven
inch (11") paper addressing all of the
following:
(a) Resource(s) and functional
values to be restored, created, or
enhanced on the mitigation
site(s);
(b) Environmental goals, objec-
tives, and performance stan-
dards to be achieved by
mitigation;
(c) Discussion of compliance
with criteria or conditions allow-
ing for the proposed stream/lake
alteration or buffer reduction or
buffer averaging, and a discus-
sion of conformity to applicable
mitigation plan approval criteria;
4-8-120D
(Revised 2/15)8 - 66
(d) A review of the best avail-
able science supporting the pro-
posed request for a reduced
standard and/or the method of
impact mitigation; a description
of the report author’s experience
to date in restoring or creating
the type of critical area pro-
posed; and an analysis of the
likelihood of success of the com-
pensation project; and
(e) Cost estimates for imple-
mentation of mitigation plan for
purposes of calculating surety
device.
iii. For shorelines regulated by RMC
4-3-090, a discussion of how the pro-
posed plans meet or exceed the standard
of no net loss of ecological functions un-
der RMC 4-3-090D2;
iv. The proposed construction sched-
ule. (Ord. 5137, 4-25-2005; Ord. 5633,
10-24-2011)
Street Lighting Plan: Drawing showing the
proposed lighting system, including luminar-
ies, junction boxes, electric wiring, and wiring
diagrams using the same scale as the utility
plans (or as approved by the Development
Services Division Plan Review Supervisor)
and conforming to the City of Renton Drafting
Standards and the City of Renton Street Light
Standards.
Structural Calculations: An analysis of
loads, materials, etc., prepared and stamped
by a State of Washington licensed profes-
sional engineer.
Structural Plans: Twenty four inch by thirty
six inch (24" x 36") plans prepared and
stamped by a State of Washington licensed
professional engineer drawn at a scale of
one-eighth inch equals one foot (1/8" = 1') (or
other size or scale approved by the Building
Official) clearly indicating the information re-
quired by the currently adopted International
Building Code and chapter 19.27 RCW (State
Building Code Act, Statewide amendments),
including, but not limited to, the following:
a. Structural members labeled as to
size and spacing as well as bracing,
blocking, bridging, special connectors,
and anchor bolts,
b. Cross-section details, as needed, to
show typical foundation, floor, wall, ceil-
ing and roof construction; insulation of
walls, floors and roof/ceiling, and
c. Details of stairs, fireplaces and spe-
cial construction, if any. (Ord. 5450,
3-2-2009)
Survey: A sketch showing all distances, an-
gles and calculations required to determine
corners and distances of the plat shall ac-
company this data. The allowable error of clo-
sure shall not exceed one foot (1') in ten
thousand feet (10,000') per City surveying
standards. Shall be accompanied by a com-
plete survey of the section or sections in
which the plat or replat is located, or as much
thereof as may be necessary to properly ori-
ent the plat within such section or sections.
The plat and section survey shall be submit-
ted with complete field and computation
notes showing the original or re-established
corners with descriptions of the same and the
actual traverse showing error of closure and
method of balancing.
20. Definitions T:
Topography Map: A map showing the exist-
ing land contours using vertical intervals of
not more than five feet (5'). For any existing
buildings the map shall show the finished
floor elevations of each floor of the building.
Traffic Study: A report prepared by a State of
Washington licensed engineer containing the
elements and information identified in the City
of Renton “Policy Guidelines for Traffic Im-
pact Analysis of New Development” in suffi-
cient detail to define potential problems
related to the proposed development and
identify the improvements necessary to ac-
commodate the development in a safe and
efficient manner.
Tree Retention/Land Clearing (Tree Inven-
tory) Plan: A completed tree retention work-
sheet accompanied by a full dimensional
plan, drawn by a certified arborist or a li-
censed landscape architect, based on fin-
ished grade, drawn at the same scale as the
project site plan with the northern property
4-8-120D
8 - 66.1 (Revised 2/15)
line at the top of the paper clearly showing the
following:
a. All property boundaries and adjacent
streets;
b. Location of all areas proposed to be
cleared;
c. Species and sizes of vegetation to be re-
moved, altered or retained and the boundar-
ies and predominant species of stands of
trees consisting of five (5) or more trees. This
requirement applies only to trees six inch (6")
caliper and larger, fifty four inches (54")
above grade, and the location, size and spe-
cies of all protected trees on the site;
d. For trees proposed to be retained, a com-
plete description of each tree’s health, condi-
tion, and viability;
e. For trees proposed to be retained, a de-
scription of the method(s) used to determine
the limits of disturbance (i.e., critical root
zone, root plate diameter, or a case-by-case
basis description for individual trees);
f. For trees proposed to be preserved within
a tree protection tract, any special instruc-
tions for maintenance (e.g., trimming, ground
clearing, root pruning, monitoring, aftercare,
etc.);
g. For trees not viable for retention, the rea-
son(s) for removal based on poor health, high
risk of failure due to structure, defects, un-
avoidable isolation (i.e., high blow down po-
tential), or unsuitability of species, etc., and
for which no reasonable alternative action is
possible (pruning, cabling, etc.);
h. A description of the impact of necessary
tree removal to the remaining trees, including
those in a grove or on abutting properties;
i. For development applications, a discus-
sion of timing and installation of tree protec-
tion measures that must include fencing and
be in accordance with the tree protection
standards as outlined in RMC 4-4-130H9,
Protection Measures During Construction;
j. The suggested location and species of
supplemental trees to be used when re-
quired. The report shall include planting and
maintenance specifications;
k. Future building sites and drip lines of any
trees which will overhang/overlap a construc-
tion line;
l. Location and dimensions of rights-of-way,
utility lines, fire hydrants, street lighting, and
easements;
m. Where the drip line of a tree overlaps an
area where construction activities will occur,
this shall be indicated on the plan;
n. For allowed activities, including allowed
exemptions, modifications, and variances,
show all trees proposed to be removed in pri-
ority tree retention areas: slopes twenty five
percent (25%) to thirty nine percent (39%),
high or very high landslide hazard areas, and
high erosion hazard areas;
o. Show trees to be removed in protected
critical areas: wetlands, Shorelines of the
State, streams and lakes, floodways, flood-
plain slopes forty percent (40%) or greater,
very high landslide hazard areas, and critical
habitat if the activity is exempt or allowed by
the critical areas regulations in RMC 4-3-
050C5, Specific Exemptions – Critical Areas
and Buffers;
p. Show all trees to be retained in critical
area buffers; and
q. In all other areas of the site, trees to be
removed may be indicated generally with
clearing limit lines except for protected trees.
The location, size, and species of all pro-
tected trees on a site shall be shown. The
plan shall also differentiate any approved re-
placement trees from the protected trees. Re-
placement trees may be authorized in
accordance with RMC 4-4-130H1e, Replace-
ment Requirements, and the number of re-
placement trees shall be determined
pursuant to any planned replanting areas in
accordance with RMC 4-4-130H1c, Calculat-
ing Tree Retention. (Ord. 5304, 9-17-2007;
Ord. 5748, 1-12-2015)
21. Definitions U:
Urban Design Regulations Review Packet:
A set of submission materials required for
4-8-120D
(Revised 2/15)8 - 66.2
projects subject to the Urban Design Regula-
tions in RMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the appli-
cant’s proposal addresses the City’s Ur-
ban Design Regulations. (Ord. 4821,
12-20-1999; Amd. Ord. 5028,
11-24-2003; Ord. 5286, 5-14-2007)
Utilities Construction Plans: Plans pre-
pared by a State of Washington licensed civil
engineer as stipulated by the document “City
of Renton Drafting Standards.”
Utilities Plan, Generalized: A plan drawn on
twenty two inch by thirty four inch (22" x 34")
plan sheets using a graphic scale of one inch
equals twenty feet (1" = 20') (or other scale or
size approved by the Development Services
Division Plan Review Supervisor) clearly
showing all existing (to remain) and proposed
public or private improvements to be dedi-
cated or sold to the public including, but not
limited to: curbs, gutters, sidewalks, median
islands, street trees, fire hydrants, utility
poles, refuse areas, freestanding lighting fix-
tures, utility junction boxes, public utility
transformers, etc., along the full property
frontage. The finished floor elevations for
each floor of proposed and existing (to re-
main) structures shall be shown. (Amd. Ord.
4835, 3-27-2000)
22. Definitions V:
Variance Justification: A written statement
setting forth the reasons in favor of the appli-
cation and addressing the criteria listed in
RMC 4-9-250B5 which are used by the Hear-
ing Examiner or Community and Economic
Development Administrator when reviewing
the variance request. (Ord. 5157, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
Vegetation Management Plan: A plan pre-
pared by a qualified professional that details
how to preserve, maintain, enhance, or es-
tablish native vegetation within a Vegetation
Conservation Buffer required by the Shore-
line Master Program Regulations in RMC
4-3-090. The plan shall describe actions that
will be implemented to ensure that buffer ar-
eas provide ecological functions equivalent to
a dense native vegetation community to the
greatest extent possible. It shall also specify
what is necessary to maintain the required
vegetation over the life of the use and/or de-
velopment, consistent with the provisions of
RMC 4-3-090F1i, Vegetation Management.
(Ord. 5633, 10-24-2011)
23. Definitions W:
Wetland Assessment: A wetland assess-
ment includes the following:
a. A description of the project and maps
at a scale no smaller than one inch
equals two hundred feet (1" = 200') show-
ing the entire parcel of land owned by the
applicant and the wetland boundary sur-
veyed by a qualified wetlands ecologist,
and pursuant to RMC 4-3-050M3;
b. A description of the vegetative cover
of the wetland and adjacent area includ-
ing identification of the dominant plant
and animal species;
4-8-120D
8 - 67 (Revised 6/05)
c. A site plan for the proposed activity at
a scale no smaller than one inch equals
two hundred feet (1″ = 200′) showing the
location, width, depth and length of all ex-
isting and proposed structures, roads,
stormwater management facilities, sew-
age treatment and installations within the
wetland and its buffer;
d. The exact locations and specifica-
tions for all activities associated with site
development including the type, extent
and method of operations;
e. Elevations of the site and adjacent
lands within the wetland and its buffer at
contour intervals of no greater than five
feet (5′) or at a contour interval appropri-
ate to the site topography and acceptable
to the City;
f. Top view and typical cross-section
views of the wetland and its buffer to
scale;
g. The purposes of the project and, if a
wetland alteration or a buffer reduction or
averaging proposal is being requested,
an explanation of how applicable review
criteria are met;
h. If wetland mitigation is proposed, a
mitigation plan which includes baseline
information, an identification of direct and
indirect impacts of the project to the wet-
land area and wetland functions, environ-
mental goals and objectives, perfor-
mance standards, construction plans, a
monitoring program and a contingency
plan.
i. Alternative Methods of Develop-
ment: If wetland changes are proposed,
the applicant shall evaluate alternative
methods of developing the property using
the following criteria in this order:
• Avoid any disturbances to the
wetland or buffer;
• Minimize any wetland or buffer
impacts;
• Compensate for any wetland or
buffer impacts;
• Restore any wetlands or buffer
impacted or lost temporarily;
• Create new wetlands and buffers
for those lost; and
• In addition to restoring a wetland
or creating a wetland, enhance
an existing degraded wetland to
compensate for lost functions
and values.
This evaluation shall be submitted to the
Department Administrator. Any proposed
alteration of wetlands shall be evaluated
by the Department Administrator using
the above hierarchy.
j. Such other information as may be
needed by the City, including but not lim-
ited to an assessment of wetland func-
tional characteristics, including a
discussion of the methodology used; a
study of hazards if present on site, the ef-
fect of any protective measures that
might be taken to reduce such hazards;
and any other information deemed nec-
essary to verify compliance with the pro-
visions of this Section. (Ord. 4587,
3-18-1996; Amd. Ord. 4835, 3-27-2000;
Ord. 5137, 4-25-2005)
Wetland Mitigation Plan – Final: A final wet-
land mitigation plan shall include:
a. Baseline Information: A written as-
sessment and accompanying maps of
the impacted wetland including, at a min-
imum, a wetland delineation by a quali-
fied wetland specialist; existing wetland
acreage; vegetative, faunal and hydro-
logic characteristics; an identification of
direct and indirect impacts of the project
to the wetland area and wetland func-
tions; soil and substrata conditions; topo-
graphic elevations and compensation
site. If the mitigation site is different from
the impacted wetland site, the assess-
ment should include at a minimum: exist-
ing acreage; vegetative, faunal and
hydrologic conditions; relationship within
the watershed and to existing water bod-
ies; soil and substrata conditions; topo-
graphic elevations; existing and
proposed adjacent site conditions; buff-
ers; and ownership.
4-8-120D
(Revised 6/05)8 - 68
b. Environmental Goals and Objec-
tives: A written report by a qualified wet-
land specialist shall be provided
identifying goals and objectives of the
mitigation plan and describing:
i. The purposes of the compensa-
tion measures including a description
of site selection criteria; identification
of compensation goals; identification
of target evaluation species and re-
source functions; dates for beginning
and completion; and a complete de-
scription of the structure and func-
tional relationships sought in the new
wetland. The goals and objectives
shall be related to the functions and
values of the original wetland or, if
out-of-kind, the type of wetland to be
emulated; and
ii. A review of the best available sci-
ence and report author’s experience
to date in restoring or creating the
type of wetland proposed shall be
provided. An analysis of the likeli-
hood of success of the compensation
project at duplicating the original wet-
land shall be provided based on the
experiences of comparable projects,
preferably those in the same drain-
age basins, if any. An analysis of the
likelihood of persistence of the cre-
ated or restored wetland shall be pro-
vided based on such factors as
surface and ground water supply and
flow patterns; dynamics of the wet-
land ecosystem; sediment or pollut-
ant influx and/or erosion, periodic
flooding and drought, etc.; presence
of invasive flora or fauna; potential
human or animal disturbance; and
previous comparable projects, if any.
c. Performance Standards: Specific
criteria shall be provided for evaluating
whether or not the goals and objectives
of the project are achieved and for begin-
ning remedial action or contingency mea-
sures. Such criteria may include water
quality standards, survival rates of
planted vegetation, species abundance
and diversity targets, habitat diversity in-
dices, or other ecological, geological or
hydrological criteria. These criteria will be
evaluated and reported pursuant to sub-
section (e) of this definition, Monitoring
Program. An assessment of the project’s
success in achieving the goals and ob-
jectives of the mitigation plan should be
included along with an evaluation of the
need for remedial action or contingency
measures.
d. Detailed Techniques and Plans:
Written specifications and descriptions of
compensation techniques shall be pro-
vided including the proposed construc-
tion sequence, grading and excavation
details; erosion and sediment control fea-
tures needed for wetland construction
and long-term survival; a planting plan
specifying plant species, quantities, loca-
tions, size, spacing, and density; source
of plant materials, propagates, or seeds;
water and nutrient requirements for plant-
ing; where appropriate, measures to pro-
tect plants from predation; specification
of substrata stockpiling techniques and
planting instructions; descriptions of wa-
ter control structures and water level
maintenance practices needed to
achieve the necessary hydroperiod char-
acteristics; etc. These written specifica-
tions shall be accompanied by detailed
site diagrams, scaled cross-sectional
drawings, topographic maps showing
slope percentage and final grade eleva-
tions, and any other drawings appropri-
ate to show construction techniques or
anticipated final outcome. The plan shall
provide for elevations which are appropri-
ate for the desired habitat type(s) and
which provide sufficient hydrologic data.
The City may request such other informa-
tion as needed to determine the ade-
quacy of a mitigation plan.
e. Monitoring Program: A program
outlining the approach for monitoring
construction and development of the
compensation project and for assessing
a completed project shall be provided in
the mitigation plan. Monitoring may in-
clude, but is not limited to:
i. Establishing vegetation plots to
track changes in plant species com-
position and density over time;
ii. Using photo stations to evaluate
vegetation community response;
4-8-120D
8 - 69 (Revised 6/05)
iii. Sampling surface and subsur-
face waters to determine pollutant
loading, and changes from the natu-
ral variability of background condi-
tions (pH, nutrients, heavy metals);
iv. Measuring base flow rates and
storm water runoff to model and eval-
uate hydrologic and water quality
predictions;
v. Measuring sedimentation rates;
vi. Sampling fish and wildlife popu-
lations to determine habitat utiliza-
tion, species abundance and
diversity; and
vii. A description shall be included
outlining how the monitoring data will
be evaluated by agencies that are
tracking the progress of the compen-
sation project. A monitoring report
shall be submitted quarterly for the
first year and annually thereafter, and
at a minimum, should document
milestones, successes, problems,
and contingency actions of the com-
pensation project. The compensation
project shall be monitored for a pe-
riod necessary to establish that per-
formance standards have been met,
but not for a period less than five (5)
years.
f. Contingency Plan: Identification of
potential courses of action, and any cor-
rective measures to be taken when mon-
itoring or evaluation indicates project
performance standards are not being
met.
g. Permit Conditions: Any compensa-
tion project prepared for mitigation pursu-
ant to RMC 4-3-050M, Wetlands, and
approved by the City shall become part of
the application for project approval.
h. Demonstration of Competence: A
demonstration of financial resources, ad-
ministrative, supervisory, and technical
competence and scientific expertise of
sufficient standing to successfully exe-
cute the compensation project shall be
provided. A compensation project man-
ager shall be named and the qualifica-
tions of each team member involved in
preparing the mitigation plan and imple-
menting and supervising the project shall
be provided, including educational back-
ground and areas of expertise, training
and experience with comparable
projects. (Ord. 4835, 3-27-2000; Ord.
5137, 4-25-2005)
Wetland Mitigation Plan – Preliminary: A
preliminary wetland mitigation plan shall in-
clude the following:
a. A conceptual site plan demonstrating
sufficient area for replacement ratios;
b. Proposed planting scheme for cre-
ated, restored, and enhanced wetlands;
c. Written report consistent with final
wetland mitigation plan requirements re-
garding baseline information, environ-
mental goals and objectives, and
performance standards. (Ord. 4835,
3-27-2000; Ord. 5137, 4-25-2005)
WSEC Trade-Off Form: Manual of Wattsun
calculations performed to show compliance
with chapter 5 of the current adopted version
of the Washington State Residential Energy
Code requirements.
9 - i (Revised 2/15)
Chapter 9
PERMITS – SPECIFIC
CHAPTER GUIDE: This Chapter contains detailed permit process and evaluation criteria for the various
permits and requests, including, but not limited to, conditional use permits, site plan review, variances,
etc. While chapter 4-9 RMC contains the permit-specific review criteria and procedures, chapter 4-8
RMC provides general procedural, submittal, and appeal procedures. Both chapters should be re-
viewed in tandem.
This Chapter last amended by Ord. 5749, January 12, 2015.
SECTION PAGE
NUMBER NUMBER
4-9-010 ANNEXATION PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-9-015 AQUIFER PROTECTION AREA PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Operating Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Closure Permits Required in Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. Reporting of Unauthorized Release of Hazardous Materials . . . . . . . . . . . 1
C.Exemptions – Operating and Closure Permits . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Pipelines, Roadways, Railroads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Cleanups, Monitoring and/or Studies under State or Federal Supervision . 1
3. Use, Storage, and Handling of Specific, Listed Hazardous Materials
That Do Not Present a Risk to the Aquifer . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Hazardous Materials That Do Not Present a Risk to the Aquifer . . . . . . 1
b. Sale of Hazardous Materials in Original, Small Containers . . . . . . . . . . 1
c. Hazardous Materials in De Minimis Amounts . . . . . . . . . . . . . . . . . . . . 2
d. Hazardous Materials Contained in Properly Operating Sealed Units . . 2
e. Residential Use, Storage, and Handling of Hazardous Materials . . . . . 2
f. Fuel Tanks and Fluid Reservoirs Attached to Motor Vehicle . . . . . . . . . 2
g. Fuel Oil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
h. Emergency – Governmental Organization . . . . . . . . . . . . . . . . . . . . . . 2
i. Water Treatment and Water System Use . . . . . . . . . . . . . . . . . . . . . . . 2
j. Fueling of Equipment Not Licensed for Street Use . . . . . . . . . . . . . . . . 2
k. Hazardous Materials in Equipment Fuel Tanks . . . . . . . . . . . . . . . . . . . 2
l. Hazardous Materials in Aerosol Cans . . . . . . . . . . . . . . . . . . . . . . . . . . 2
m. Hazardous Materials at Specified Facilities . . . . . . . . . . . . . . . . . . . . . . 2
n. Janitorial Supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
o. Personal Care Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D.Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
E.Operating Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Operating Permit Criteria – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . 3
a. Criteria – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
b. Additional Criteria – Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Operating Permits – Conditions for Zone 1 and 2 . . . . . . . . . . . . . . . . . . . . 3
a. In-House Inspection and Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . 3
SECTION PAGE
NUMBER NUMBER
(Revised 2/15)9 - ii
b. Changes to Facility – Responsibility to Report . . . . . . . . . . . . . . . . . . . . 3
c. Unauthorized Release – Responsibility to Report . . . . . . . . . . . . . . . . . . 3
d. Compliance with Inspection Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Effect of Operating Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
5. Operating Permit Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
6. Transferability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
F.Closure Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Closure Permits and Permit Conditions – Zone 1 . . . . . . . . . . . . . . . . . . . . . 4
a. Closure Permit Application Required for Facilities . . . . . . . . . . . . . . . . . . 4
b. No Detectable Unauthorized Releases . . . . . . . . . . . . . . . . . . . . . . . . . . 4
c. Determination of Unauthorized Release . . . . . . . . . . . . . . . . . . . . . . . . . 4
d. Completion of Facility Closure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
e. Time to Complete Closure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
G.Unauthorized Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Unauthorized Release Prohibited, Reporting Required . . . . . . . . . . . . . . . . 4
2. Unauthorized Releases from Facilities – Report Time and Content . . . . . 4.1
a. Requirement to Report within Twenty Four (24) Hours . . . . . . . . . . . . 4.1
b. Unauthorized Release Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
c. Cleanup Progress Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
3. Monitoring Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
a. Detection and Prevention of Further Contamination . . . . . . . . . . . . . . 4.1
b. Owners Proving Nonresponsible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
c. Remedy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
d. Additional Federal, State, and Local Laws . . . . . . . . . . . . . . . . . . . . . 4.2
H.Permit Suspension or Revocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
1. Operating Permit Suspension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
2. Operating Permit Reinstatement After Suspension . . . . . . . . . . . . . . . . . . 4.2
3. Operating Permit Revocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.2
4. Application for Closure Permit Following Operating Permit Revocation . . 4.3
5. Application for Operating Permit Following Revocation . . . . . . . . . . . . . . 4.3
I.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.3
4-9-020 COMPREHENSIVE PLAN ADOPTION AND AMENDMENT PROCESS . . 4.3
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.3
B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.3
C. Initiation of Proposed Comprehensive Plan Amendments . . . . . . . . . . . . . . . 4.3
D. Application and Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.3
E. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.4
F. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.4
G. Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
1. Public Notice of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
2. Notice of Public Hearing before the Planning Commission . . . . . . . . . . . . 4.5
3. Comment Period for Planning Commission Public Hearing . . . . . . . . . . . 4.5
4-9-025 TITLE IV DEVELOPMENT REGULATION REVISION PROCESS . . . . . . . 4.5
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
C. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.5
SECTION PAGE
NUMBER NUMBER
9 - iii (Revised 2/15)
D. Review Process for Title IV Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.6
E. Review Criteria for Title IV Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.6
F. Public Notice and Comment Period for Title IV Amendments . . . . . . . . . . . . . 4.6
1. Notice of Public Hearing Before the Planning Commission . . . . . . . . . . . . 4.6
2. Comment Period for Planning Commission Public Hearing . . . . . . . . . . . 4.6
G. Review Process for Title IV Interpretations . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
4-9-030 CONDITIONAL USE PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
C.Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4.7
2. Exceptions when Significant Concerns Remain . . . . . . . . . . . . . . . . . . . . .4.7
D.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.7
1. Consistency with Plans and Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
2. Appropriate Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
3. Effect on Adjacent Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
4. Compatibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
5. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
6. Traffic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
7. Noise, Light and Glare . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
8. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
9. Specific Requirements for Kennels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
a. History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
b. Standards for Keeping Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
10. Specific Requirements for Secure Community Transition Facilities
(SCTF), Crisis Diversion Facilities (CDF) and Crisis Diversion Interim
Service Facilities (CDIS). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
E.Decision Criteria – Wireless Communication Facilities . . . . . . . . . . . . . . . . . . 4.8
1. Decision Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.8
a. Height and Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
b. Proximity to Surrounding Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
c. Nature of Surrounding Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
d. Topography and Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
e. Ingress/Egress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
f. Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
g. Collocation Feasibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
h. Consistency with Plans and Regulations . . . . . . . . . . . . . . . . . . . . . . . 4.9
i. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
2. Revisions to Conditional Use Permits for Wireless
Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
a. Major Revision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
b. Minor Revision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
F.Procedures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
2. Pre-application Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.9
3. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . 4.9
4. Public Notice and Comment Period Required . . . . . . . . . . . . . . . . . . . . . . 4.9
SECTION PAGE
NUMBER NUMBER
(Revised 2/15)9 - iv
5. Determining Necessity for Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . 4.10
6. Administrative Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
7. Hearing Process and Examiner Authority . . . . . . . . . . . . . . . . . . . . . . . . 4.10
8. Decision and Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
9. Timeline to Apply for Associated Permits . . . . . . . . . . . . . . . . . . . . . . . . 4.10
G.Major and Minor Revisions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
1. Major Revisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
2. Minor Revisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
4-9-040 CONDOMINIUM CONVERSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
B.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
C.Applicability to Conversion of Rental Units to Condominiums
and Cooperatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.10
D.Applicability to Tenants Occupying Rental Units . . . . . . . . . . . . . . . . . . . . . . 4.11
E.Tenant Protections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Notice to Tenants of Filing of Conversion Declaration . . . . . . . . . . . . . . . . . 5
2. Notice to All Tenants Prior to Offering Any Unit for Sale to the Public
as a Condominium or Cooperative Unit . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Purchase Rights of Tenant in Possession . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Purchase Rights of Tenants Whose Units are Offered for Sale Prior
to Effective Date of Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
5. Subtenant’s Purchase Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
6. Rights of Tenants in Converted Buildings to Purchase Other Units
in the Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
7. No Subsequent Sale on Better Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
8. Evictions Only for Good Cause During Notice Period . . . . . . . . . . . . . . . . . . 6
9. Tenant’s Right to Vacate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
F.Consumer Protections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Mandatory Housing Code Inspection and Repair – Notice to Buyers
and Tenants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Certification of Repairs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Disclosure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4. Warranty of Repairs – Set Aside for Repairs . . . . . . . . . . . . . . . . . . . . . . . . 7
5. Unlawful Representations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
6. Purchaser’s Right to Rescind . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
7. Delivery of Notice and Other Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
8. Acceptance of Offers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
G.Complaints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
H.Council Waiver of Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
I.Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-9-050 (Deleted by Ord. 5549, 8-9-2010). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-9-060 DEFERRAL OF IMPROVEMENT INSTALLATION PROCEDURES . . . . . . . . 8
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B.Temporary (Ninety (90) Day) Occupancy Permits in Advance of
Improvement Installation – Building Official Deferral of Off- and
On-Site Improvements for Other Than Plats . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
SECTION PAGE
NUMBER NUMBER
9 - v (Revised 2/15)
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Decision Criteria (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Security Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
5. Extension of Temporary Occupancy Permit Up to One Hundred
Eighty (180) Days . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
C.Public Works Administrator’s Deferral of Plat Improvements
or Deferral of Other On- and Off-Site Improvements Beyond Temporary
Occupancy Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Decision Criteria (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Security Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. Plans for Improvements Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
5. Waiver of Requirement for Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
6. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
7. Extension of Time Limit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
8. Acceptable Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
9. Fee in Lieu of Required Street Improvements . . . . . . . . . . . . . . . . . . . . . . 10
a. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
b. Authority To Grant and Duration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
c. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
d. Amount of Payment of Fee in Lieu of Street Improvements . . . . . . . . . 10
e. Use of Funds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
f. No Further Obligation from the Property . . . . . . . . . . . . . . . . . . . . . . 10.1
g. Cost Construction toward a City Capital Improvement Project
for Properties in Which Frontage Improvements Have Been Deferred
by Restrictive Covenant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
10. (Repealed by Ord. 5170) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
11. Security Requirement Binding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
12. Record of Deferral . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
13. Transfer of Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
14. Administrative Approval Required Prior to Transfer of Responsibility . . . . 11
15. Proceeding Against Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-9-065 DENSITY BONUS REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Concurrent Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Reviewing Official . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
D. Bonus Allowances and Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
4-9-070 ENVIRONMENTAL REVIEW PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . 13
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
B.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
C.General State Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
D.SEPA Responsible Official. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Committee Officials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
SECTION PAGE
NUMBER NUMBER
(Revised 2/15)9 - vi
2. Committee Authority and Responsibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
E.Other Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Hydraulic Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Successor Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
F.Lead Agency Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Determination of Lead Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Lead Agency Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Other Agency as Lead . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4. City Objections. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
G.Categorical Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Local Modifications. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Exemption Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
3. Proposal Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
5. Exempt and Nonexempt Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
6. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
7. Effect of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
H.Critical Areas/Inapplicable Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Critical Areas Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Critical Areas Designated. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Inapplicable Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Proposals Located within Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
I.Environmental Checklist . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Lead Agency and Threshold Determination . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Checklist Preparation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Additional Information. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
J.Threshold Determination Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Identification of Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Time Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3. Mitigated DNS Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4. Changed Proposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
5. DNS Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
6. DNS or DS Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
7. Mitigation Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
8. Public Comment and Notice Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
9. Staff Recommendation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
10. Effect of MDNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
11. Request for Early Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
K.Environmental Impact Statements (EIS) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
L.Reconsiderations (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
M.SEPA Substantive Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Supplemental Policies and Goals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Substantive Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3. Attaching Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4. Denial Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Environmental Review Committee Recommendations . . . . . . . . . . . . . . . . 21
SECTION PAGE
NUMBER NUMBER
9 - vi.1 (Revised 2/15)
6. Action of Decision Maker . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
N.Using Existing Environmental Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
O.Public Notice and Commenting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Threshold Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
(Revised 2/15)9 - vi.2
This page left intentionally blank.
SECTION PAGE
NUMBER NUMBER
9 - vii (Revised 3/13)
2. Public Notice. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Consolidation of Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Responsibility of Cost. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
5. Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
6. Record Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
P.Definitions and Interpretation of Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Q.Forms Adopted by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
R.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
S.Expiration (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
T.Modifications of Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-9-075 PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
C. Submittal Requirements Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Submittal Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-9-080 GRADING, EXCAVATION AND MINING PERMITS AND LICENSES . . . . 24
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
C.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
D.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
E.Review Process for Minor Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Building Section Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Annual License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3. Time for Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4. Issuance of License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. Revocation of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
F.Review Process for Major Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
a. Hearing Examiner Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
b. Development Services Division Authority . . . . . . . . . . . . . . . . . . . . . . 25
2. Special Fill and Grade Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3. Annual Grading License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4. Review Criteria for Special Grade and Fill Permit . . . . . . . . . . . . . . . . . . . 26
a. Compatibility of Proposed Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
5. Progressive Rehabilitation and Reuse . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
6. Conformance with Examiner’s Approved Plan Required . . . . . . . . . . . . . . 26
7. Final Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
8. Other Requirements/Noncity Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
9. Inspection and Enforcement Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
10. Expiration and Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
11. Transferability of Special Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
12. Modifications to Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . 27
G.Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Revocation of Special Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . 27
SECTION PAGE
NUMBER NUMBER
(Revised 3/13)9 - viii
4-9-090 HOME OCCUPATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
A.Definition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
B.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
D.Prohibited Occupations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
E.City Business License Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
F.Application and Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Business License Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
a. Development Services Division Application . . . . . . . . . . . . . . . . . . . . . 27
2. Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
3. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4. Qualification Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
a. Primary Residence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
b. Retail Sales and Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
c. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
d. Employees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
e. Mechanical/Electrical Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
f. Environmental Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
g. Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
h. Outdoor Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
i. Flammable Liquids . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
j. Fire Extinguisher . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
k. City Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
l. Building Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
m. Accessory Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
n. Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
G.Additional Requirements for Customer Visits or Deliveries . . . . . . . . . . . . . . . . 29
1. Notification to Neighbors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
3. Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. License Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
5. Limitation of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Limitation of Customer Visits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
7. Limitation of Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4-9-100 ADDITIONAL ANIMALS PERMIT PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . 29
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
C.Authority and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
D. Maximum Number of Animals Permitted with an Additional Animals
Permit. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1. Dogs and Cats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
2. Extra Large Animals (Horses, Donkeys, Cows and Llamas) on
Properties without a Covered Arena and a Stable. . . . . . . . . . . . . . . . . . . . 30
3. Extra Large Lot Animals (Horses, Donkeys, Cows and Llamas)
on Properties with a Covered Arena and a Stable. . . . . . . . . . . . . . . . . . . . 30
E.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
SECTION PAGE
NUMBER NUMBER
9 - ix (Revised 3/13)
F. Notification and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
1. Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
2. Comment Period and Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
G.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
2. Inspection Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
3. Findings Required for Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
4. Additional Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
H. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
I.Period of Validity, Individual Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
J.Revocation of License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. Revocation of Additional Animals Permit . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Revocation of Business License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3. License – Waiting Period Following Revocation or Refusal to Renew . . . 32
K.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4-9-110 MANUFACTURED AND MOBILE HOME PARKS . . . . . . . . . . . . . . . . . . . . . 32
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
C.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. Building Official . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Development Services Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3. Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
D.Submittal Requirements and Fees (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . 33
E.Park Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
2. Referrals, Recommendations of Department . . . . . . . . . . . . . . . . . . . . . . 33
3. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4. Recommendations to Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . 33
5. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
6. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
7. Construction Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
8. Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
F.Deferrals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
G.Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
2. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
H.Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
I.Modifications to Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . 34
J.Violation and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
1. Revocation of License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
2. Misdemeanor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
K.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4-9-120 NONCONFORMING USES/STRUCTURES REBUILD APPROVAL
PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
A.Purpose of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
B.No Longer Applicable. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
SECTION PAGE
NUMBER NUMBER
(Revised 3/13)9 - x
4-9-130 OCCUPANCY PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
C.Certificate Available Upon Request . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
D.Timing and Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
E.Temporary Occupancy Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4-9-140 OPEN SPACE, AGRICULTURAL AND TIMBER LANDS; CURRENT
USE ASSESSMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
A.Purpose, Applicability, and Adoption of State Rules by Reference . . . . . . . . . . 35
B.Application Submittal Requirements (Reserved) . . . . . . . . . . . . . . . . . . . . . . . 35
C.Processing Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
D.Refund of Fee Upon Denial of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS . . . . . . . . . . . . . . . . . . 35
A.Purposes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
1. Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
2. Code Provisions That May Be Modified. . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
3. Code Provisions Restricted from Modification . . . . . . . . . . . . . . . . . . . . . . . 36
a. Permitted Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. Density/Permitted Number of Dwelling Units . . . . . . . . . . . . . . . . . . . . . 36
c. Planned Urban Development Regulations . . . . . . . . . . . . . . . . . . . . . . . 36
d. Procedures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
e. Specific Limitations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
C.Roles and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
1. The Department of Community and Economic Development (CED) . . . . . 36
2. City Departments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
3. Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
D. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
1. Demonstration of Compliance and Superiority Required . . . . . . . . . . . . . . 36
2. Public Benefit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
a. Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
b. Natural Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
c. Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
d. Use of Sustainable Development Techniques . . . . . . . . . . . . . . . . . . . . 37
e. Overall Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
3. Additional Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
a. Building and Site Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
b. Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
c. Infrastructure and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
d. Clusters or Building Groups and Open Space . . . . . . . . . . . . . . . . . . . 38
e. Privacy and Building Separation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
f. Building Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
g. Parking Area Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
h. Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4. Compliance with Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . 38
E. Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
SECTION PAGE
NUMBER NUMBER
9 - xi (Revised 3/13)
1. Common Open Space Standard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
a. Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
b. Mixed Use – Residential Portions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
c. Mixed Use Nonresidential Portions, or Commercial, or Industrial Uses. 41
d. Open Space Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
e. Common Open Space Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Private Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
3. Installation and Maintenance of Common Open Space . . . . . . . . . . . . . . . 44
a. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
b. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
4. Installation and Maintenance of Common Facilities . . . . . . . . . . . . . . . . . . 44
a. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
b. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
F.Procedure for Preliminary Approval of Planned Urban Developments. . . . . . . 44
1. Permit Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
2. Filing of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
3. Informal Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
4. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 45
5. Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
6. Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
7. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
8. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
a. Preliminary Planned Urban Development – New Development . . . . . . 45
b. Preliminary Planned Urban Development – Existing Development
with Binding Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
9. Effect of an Approved Preliminary Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
10. Zoning Map Revised . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
a. New Planned Urban Development Approval . . . . . . . . . . . . . . . . . . . . . 46
b. Demonstration Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
G.Final Plan Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
1. Time Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
a. Preliminary Approval of Planned Urban Development Not
Associated with a Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
b. Preliminary Approval of Planned Urban Development with
Concurrent Preliminary Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
c. Expiration of Preliminary Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
2. Submittal Requirements and Fees for Final Plan Application . . . . . . . . . . 46
3. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
4. Minor Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
5. Major Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
6. Review and Approval of Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
a. Covenants Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
b. Property Owners’ Association Required . . . . . . . . . . . . . . . . . . . . . . . . 47
7. Effect of an Approval Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
a. Standards Superimposed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
b. Construction Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
8. Time Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
SECTION PAGE
NUMBER NUMBER
(Revised 3/13)9 - xii
a. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
b. Remaining Preliminary Phases with Completion of One Phase . . . . . . 48
H.Merger of Applications or Review Stages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
1. Merger of Review Stages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
2. Merger with Other Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
I.Appeals of Community and Economic Development Administrator’s
Decision on a Final Planned Urban Development . . . . . . . . . . . . . . . . . . . . . . 48
J.Building and Occupancy Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
1. Conformance with Final Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
2. Minor Adjustments to Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
a. Minor Adjustments Prior to Building Permits . . . . . . . . . . . . . . . . . . . . . 49
b. Minor Variations to Development Following Final Planned Urban
Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
3. Occupancy Permit Issuance Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . 49
4. Occupation of Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
K.Expiration or Abandonment of a Planned Urban Development . . . . . . . . . . . 49
1. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
2. Abandonment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
3. Resuming Development of an Abandoned Planned Urban
Development Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
L. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
4-9-160 PUBLIC ART EXEMPTION PROCEDURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
C.Criteria for Exemptions from Sign Code Requirements . . . . . . . . . . . . . . . . . . 50
D.Exemption Certificate Required for Public Art . . . . . . . . . . . . . . . . . . . . . . . . . . 50
E.Exemption Application Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
F.Staff Review of Exemption Requests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
G.Special Arts Commission Review of Exemption Requests . . . . . . . . . . . . . . . . 51
1. Commission Review and Recommendations . . . . . . . . . . . . . . . . . . . . . . . 51
2. Renton Municipal Arts Commission Role Regarding Public Art
Exemption Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
3. Determination of Artist Recognition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
4. Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
H.Final Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
I.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
1. Standing and Authority for Hearing Appeal . . . . . . . . . . . . . . . . . . . . . . . . . 51
2. Transmittal of File and Staff Report to Examiner . . . . . . . . . . . . . . . . . . . . 51
4-9-170 RAILROAD AND UTILITY LINE CONSTRUCTION PERMIT . . . . . . . . . . . . 51
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
C.No Permit for Ordinary Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
D.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
E.Violation of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
1. Construction without Permit Considered Public Nuisance . . . . . . . . . . . . . 52
4-9-180 REZONE PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
SECTION PAGE
NUMBER NUMBER
9 - xiii (Revised 3/13)
B.Who May Apply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
C.Authority for Rezones Requiring a Plan Amendment . . . . . . . . . . . . . . . . . . . 52
D.Authority for Rezones Not Requiring Plan Amendment . . . . . . . . . . . . . . . . . 52
E.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
F.Decision Criteria for Change of Zone Classification . . . . . . . . . . . . . . . . . . . 52.1
1. Criteria for Rezones Requiring a Comprehensive Plan Amendment . . . 52.1
2. Criteria for Rezones Not Requiring Comprehensive Plan Amendment . . 52.1
G.Time Limitations for Rezone Application Resubmission . . . . . . . . . . . . . . . . 52.1
4-9-190 SHORELINE PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
B.Shoreline Development Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
1. Development Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
2. Shoreline Overlay. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.1
3. Substantial Development Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
4. Shoreline Conditional Use Permit. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
5. Shoreline Variance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
6. Land Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
7. Approval Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.2
8. Written Findings Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.3
9. Building Permit Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52.3
10. Restoration Project Relief. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
C.Exemptions from Permit System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
1. Governor’s Certification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
2. Projects Valued at $5,000 or Less . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
3. Maintenance and Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
4. Emergency Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
5. Agricultural Construction or Practices . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
6. Construction of Single Family Residence and Accessory Buildings. . . . . . 55
7. Construction of Noncommercial Docks . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
8. Construction Authorized by the Coast Guard. . . . . . . . . . . . . . . . . . . . . . . 55
9. Operation, Maintenance, or Construction Related to Irrigation . . . . . . . . . 55
10. Marking of Property Lines on State-Owned Lands. . . . . . . . . . . . . . . . . . . 55
11. Operation and Maintenance of Agricultural Drainage or Dikes . . . . . . . . . 55
12. Activities Necessary for Permit Application . . . . . . . . . . . . . . . . . . . . . . . . 55
13. Removal or Control of Aquatic Noxious Weeds . . . . . . . . . . . . . . . . . . . . . 56
14. Watershed Restoration Projects. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
15. Projects to Improve Fish and Wildlife Passage or Habitat . . . . . . . . . . . . . 56
16. Hazardous Substance Remediation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
17. Projects on Lands Not Subject to Shoreline Jurisdiction
Prior to Restoration. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
D.Exemption Certificate Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
1. Application Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
2. Consistency Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
3. Conditions Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
4. Permit Required if Project Not Exempt in Part . . . . . . . . . . . . . . . . . . . . . . 57
E.Shoreline Permit Application Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
SECTION PAGE
NUMBER NUMBER
(Revised 3/13)9 - xiv
1. Information Prior to Submitting a Shoreline Substantial Development
Permit Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
2. Shoreline Substantial Development Permit Required . . . . . . . . . . . . . . . . . 57
3. Shoreline Substantial Development Permit Application Forms and Fees . . 57
4. Secondary Review by Independent Qualified Professionals . . . . . . . . . . . . 57
5. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
6. Standard Public Comment Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
7. Special Public Comment Time. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
8. Review Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
9. Conditional Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
10. Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
F.Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
2. Additional Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
3. Procedural Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
4. Burden of Proof on Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
G.Surety Devices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
H.Administrative Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
I.Variances and Conditional Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
a. Conditional Use Permits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
b. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
c. State Department of Ecology Decision. . . . . . . . . . . . . . . . . . . . . . . . 58.1
d. Time Limit, Permit Validity, and Appeals . . . . . . . . . . . . . . . . . . . . . . 58.1
3. Maintenance of Permitted Uses Allowed . . . . . . . . . . . . . . . . . . . . . . . . . 58.1
4. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
a. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
b. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
5. Conditional Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
a. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
b. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.2
J.Time Requirements for Shoreline Permits . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
2. Unspecified Time Limits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
3. Discretionary Time Limits for Shoreline Substantial Developments. . . . . 58.3
4. Discretionary Time Limits for Shoreline Substantial Conditional Uses
or Shoreline Variances. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
5. Extension Requests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
6. Standard Period of Validity. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
7. Certification of Construction Commencement . . . . . . . . . . . . . . . . . . . . . 58.3
8. Time Allowed for Construction Completion . . . . . . . . . . . . . . . . . . . . . . . 58.3
9. Effective Date of Filing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.3
10. Notification to City of Other Permits and Legal Actions . . . . . . . . . . . . . . 58.4
11. Permit Processing Time. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
12. Construction Not Authorized Until Proceedings Completed. . . . . . . . . . . 58.4
13. Special Allowance for Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
SECTION PAGE
NUMBER NUMBER
9 - xv (Revised 3/13)
K.Rulings to State . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
L.Transferability of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
M.Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
N.Rescission of Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
1. Noncompliance with Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
2. Notice of Noncompliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
3. Posting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58.4
4. Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
5. Final Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
O.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
P.Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
1. Prosecution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
2. Injunction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
3. Violators Liable for Damages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
Q.Shoreline Moratorium. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS . . . . . . . . . . . . . . . . . . . 60
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
C. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
D. Procedures and Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
1. Submittal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
2. Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
3. Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
4. Routine Vegetation Management Permit Conditions . . . . . . . . . . . . . . . . . 60
5. Time Limits for Routine Vegetation Management Permits . . . . . . . . . . . . 60
E. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
F. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
4-9-200 MASTER PLAN AND SITE PLAN REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . 61
A.Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
B.Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
1. Master Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
2. Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
a. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
b. Optional . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
3. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
C.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
1. Development Exempt from Master Plan Review . . . . . . . . . . . . . . . . . . . . 62
a. Airplane Manufacturing and Airplane Manufacturing
Accessory Functions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
b. Large Lot Subdivisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
c. SEPA Exempt Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
d. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
2. Development Exempt from Site Plan Review . . . . . . . . . . . . . . . . . . . . . . 62
D.Criteria to Determine if Public Hearing Is Required . . . . . . . . . . . . . . . . . . . . . 62
E.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
2. Level of Detail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
SECTION PAGE
NUMBER NUMBER
(Revised 3/13)9 - xvi
a. Master Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
b. Site Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
3. Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
a. Compliance and Consistency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
b. Off-Site Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
c. On-Site Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
d. Access and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
e. Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
f. Views and Public Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
g. Natural Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
h. Services and Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
i. Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
F. Applicable Submittal and Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . 64
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
2. Preapplication Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
3. Combined Application Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
4. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 65
5. Public Notice and Comment Period Required . . . . . . . . . . . . . . . . . . . . . . . 65
6. Circulation and Review of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
7. Environmental Review Committee to Determine Necessity
for Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
8. Administrative Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
9. Hearing Process and Examiner Authority . . . . . . . . . . . . . . . . . . . . . . . . . . 65
a. Date of Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
b. Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
c. Authority for Conditions and Plan Modifications . . . . . . . . . . . . . . . . . . 65
d. Hearing Examiner Ability to Leave Public Hearing Open . . . . . . . . . . . 65
e. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
G. Merger with Binding Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
H. Modifications to an Approved Master Plan or Site Plan . . . . . . . . . . . . . . . . . . 65
1.Major Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
2.Minor Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
I.Timing of Building Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
J.Expiration, Extensions and Vesting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
1. Non-Phased Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
a. Master Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
b. Site Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
2. Phased Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
a. Master Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
b. Site Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
K.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
4-9-210 RESERVED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
4-9-220 SPECIAL PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
A.Purpose and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
B.Applicability (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
C.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
D.Review Process and Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
SECTION PAGE
NUMBER NUMBER
9 - xvii (Revised 3/13)
E.Expiration and Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
F.Modifications to Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4-9-230 SPECIAL PERMIT TO ALLOW PRIVATE GARAGES ON STEEP
SLOPES TO LOCATE WITHIN FRONT OR SIDE YARD SETBACK . . . . . . 67
A.Purpose, Authority and Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . 67
B.Applicability (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
C.Review Criteria (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4-9-240 TEMPORARY USE PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
1. Exemptions for Construction-Related Activities . . . . . . . . . . . . . . . . . . . . . . 67
2. Exemptions for City-Sponsored Events . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
3. Exemptions for Special Sales and Ancillary Events Promoting and
Located on the Site of an Existing Permanent Business and
Not Requiring a Separate Business License . . . . . . . . . . . . . . . . . . . . . . . . 67
D.Temporary Use Permits Are Required for Other Temporary Uses
or Structures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
1. Tier I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
2. Tier II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
3. Tier III . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
E. Criteria for Determining Permit Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
F. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . . . 68
G.Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
H.Waiver of Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
I.Application Process and Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
J. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
K. Additional Conditions for Vehicle Sales Events, Mobile Food Vendors,
and Temporary Homeless Encampments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
1. Vehicle Sales Events Held on Property Not Currently Used as an
Auto Dealership . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
2. Mobile Food Vendors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
3. Temporary Homeless Encampments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
a. Location Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
b. Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
c. Visual Buffering . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
d. Exterior Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
e. Maximum Residents. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
f. Additional Parking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
g. Transit Proximity and Transportation Plan . . . . . . . . . . . . . . . . . . . . . . . 70
h. Code of Conduct. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
i. Compliance with Health and Safety Codes . . . . . . . . . . . . . . . . . . . . . . 70
j. Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
k. Identification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
l. Log-In and Identification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
m. Duration and Frequency. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
n. Public Meeting – Informal Public Meeting Required. . . . . . . . . . . . . . . . 70
SECTION PAGE
NUMBER NUMBER
(Revised 3/13)9 - xviii
o. Notification to Schools and Child Care Services . . . . . . . . . . . . . . . . . . 71
p. Review Authority, Appeals, and Permit Revocation. . . . . . . . . . . . . . . . 71
L. Special Criteria for Temporary Manufactured Home for Medical Hardship . . . . 71
M.Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
2. Additional Requirements – for Model Homes . . . . . . . . . . . . . . . . . . . . . . . 72
N.Other Required Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
O.Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Standard Period of Validity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
2. Special Expiration/Extension Periods for Manufactured
Homes for Medical Hardship . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
P.Removal of Temporary Use Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
Q.Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
R.Permit Revocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Revocation of Temporary Use Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
4-9-250 VARIANCES, WAIVERS, MODIFICATIONS, AND ALTERNATES . . . . . . . 73
A.Purposes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
2. Waivers (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
3. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
4. Alternates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
B.Variance Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
1. Authority and Applicability for Administrative Variances . . . . . . . . . . . . . . . 73
a. Residential Land Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
b. Commercial and Industrial Land Uses . . . . . . . . . . . . . . . . . . . . . . . . . 73
c. Proposals Located Within Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . 73
d. Proposals to Vary from the Drainage Standards . . . . . . . . . . . . . . . . . . 74
2. Filing of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
3. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 74
4. Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
5. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
6. Special Review Criteria – Reasonable Use Variance – Critical
Areas Regulations Only . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
7. Special Review Criteria for Variances from the Aquifer Protection
Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
8. Special Review Criteria for Variances from Flood Hazard
Requirements in the Critical Areas Regulations . . . . . . . . . . . . . . . . . . . . . 75
a. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
b. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
c. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
d. Notice Required upon Variance Approval . . . . . . . . . . . . . . . . . . . . . . . 76
e. Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
9. Special Review Criteria – Single Family Residence on a Legal Lot
with a Category 3 Wetland; or Single Family Residence on a Legal
Lot with a Class 2, 3, or 4 Stream/Lake . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
SECTION PAGE
NUMBER NUMBER
9 - xix (Revised 3/13)
10. Special Review Criteria – Public/Quasi-Public Utility or Agency
Altering Aquifer Protection, Geologic Hazard, Habitat, Stream/Lake
or Wetland Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
11. Special Review Criteria – Constructing Structures over Piped Streams . . 78
12. Special Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
13. Continuation of Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
14. Decision Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
a. The Administrator Shall Announce Findings and Decisions . . . . . . . . 79
b. Notice of Decision of the Administrator . . . . . . . . . . . . . . . . . . . . . . . . 79
c. Reconsideration (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
d. Record of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
15. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
16. Finalization (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
17. Expiration of Variance Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
18. Extension of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
C.Waiver Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
1. Authority for Waiver, General (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . 80
2. Authority for Waiver of Street Improvements . . . . . . . . . . . . . . . . . . . . . . . 80
3. Application and Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
4. Decision Criteria, General (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
5. Decision Criteria for Waivers of Street Improvements . . . . . . . . . . . . . . . . 80
D.Modification Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
1. Application Time and Decision Authority . . . . . . . . . . . . . . . . . . . . . . . . . . 80
2. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
E.Alternate Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
2. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
3. Substantiation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
4. Record of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
F. Absence of Valid Scientific Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
4-9-260 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 81
4-9-015C
9 - 1 (Revised 3/13)
4-9-010 ANNEXATION
PROCEDURES:
It is the intention of the City Council that provi-
sions of State law governing annexations as set
forth in chapter 35A.14 RCW as it presently exists
or as it may be amended shall control and that
this section shall be supplemental thereto. Upon
filing a Notice of Intent to Commence Annexation
Proceedings with the City Clerk, as referenced in
RMC 4-8-120D, the submitting party shall simul-
taneously pay an annexation processing fee in
the amount stipulated in RMC 4-1-170A to com-
pensate the City for administrative cost and ex-
pense in the processing, checking and handling
of such annexation request, which fee shall like-
wise include the publication and posting expense
of any notice pertaining to the annexation. (Ord.
5169, 12-5-05)
4-9-015 AQUIFER PROTECTION
AREA PERMITS:
A. PURPOSE:
The purpose of this Section is to protect aquifers
used as potable water supply sources by the City
from contamination by hazardous materials. This
Section establishes permit procedures, operating
permits, closure permits, and uniform standards
for release reporting, emergency response, clo-
sure and abandonments. (Amd. Ord. 4992,
12-9-2002)
B. APPLICABILITY:
1. Operating Permits Required: No per-
son, persons, corporation, or other legal enti-
ties shall operate a facility in an aquifer
protection area (APA) (see RMC 4-3-050Q1,
Maps, Aquifer Protection) without first obtain-
ing an operating permit from the Department.
Any person who owns more than one facility
in a single zone of the APA shall have the op-
tion of obtaining one permit for all operations
if the operations at each facility are similar
and the permit requirements under this Sec-
tion are applicable to each facility individually.
2. Closure Permits Required in Zone 1:
No owner of a facility in Zone 1 shall close a
facility without first obtaining a closure permit
to do so from the Department. The owner of a
facility shall obtain a closure permit before
operations requiring an operating permit
cease at the facility or before the facility is
sold or otherwise transferred to a new owner.
3. Reporting of Unauthorized Release of
Hazardous Materials: All persons shall com-
ply with RMC 4-3-050H10 and subsection G
of this Section relating to unauthorized re-
lease of hazardous materials. (Amd. Ord.
4992, 12-9-2002)
C. EXEMPTIONS – OPERATING AND
CLOSURE PERMITS:
The following land uses and activities do not re-
quire operating or closure permits, but may re-
quire compliance with other standards and
regulations in RMC 4-3-050, Critical Areas Regu-
lations.
1. Pipelines, Roadways, Railroads: Pipe-
lines including storm and sanitary sewers and
product pipelines, interstate freeways, State
highways, arterials, local access streets, and
railroads.
2. Cleanups, Monitoring and/or Studies
under State or Federal Supervision: Clean-
ups, monitoring and/or studies undertaken
under supervision of the Washington Depart-
ment of Ecology or the U.S. Environmental
Protection Agency.
3. Use, Storage, and Handling of Spe-
cific, Listed Hazardous Materials That Do
Not Present a Risk to the Aquifer:
a. Hazardous Materials That Do Not
Present a Risk to the Aquifer: Use,
storage, and handling of specific hazard-
ous materials that do not present a risk to
the aquifer as determined and listed by
the Department are exempt from all reg-
ulation under this Section with the excep-
tion of the requirement to list these
hazardous materials on the hazardous
materials inventory statement as pro-
vided by RMC 4-8-120D15a, Operating
Permit Application, Aquifer Protection
Area.
b. Sale of Hazardous Materials in
Original, Small Containers: Hazardous
materials offered for sale in their original
containers of five (5) gallons or less.
4-9-015D
(Revised 3/13)9 - 2
c. Hazardous Materials in De Minimis
Amounts: Hazardous materials use,
storage, and handling in de minimis
amounts (aggregate quantities totaling
twenty (20) gallons or less at the facility).
Hazardous material weights shall be con-
verted to volumes for purposes of deter-
mining whether de minimis amounts are
exceeded. Ten (10) pounds shall be con-
sidered equal to one gallon.
d. Hazardous Materials Contained in
Properly Operating Sealed Units: Haz-
ardous materials contained in properly
operating sealed units (transformers, re-
frigeration units, etc.) that are not opened
as part of routine use.
e. Residential Use, Storage, and
Handling of Hazardous Materials: Non-
commercial residential use, storage, and
handling of hazardous materials provided
that no home occupation business (as
defined by chapter 4-11 RMC, Defini-
tions) that uses, stores, or handles more
than twenty (20) gallons of hazardous
material is operated on the premises.
f. Fuel Tanks and Fluid Reservoirs
Attached to Motor Vehicle: Hazardous
materials in fuel tanks and fluid reservoirs
attached to a private or commercial mo-
tor vehicle and used directly in the opera-
tion of that vehicle.
g. Fuel Oil: Fuel oil used in existing
heating systems.
h. Emergency – Governmental Orga-
nization: Public interest emergency use,
storage, and handling of hazardous ma-
terials by governmental organizations.
i. Water Treatment and Water System
Use: Hazardous materials used, stored,
and handled by the City of Renton in wa-
ter treatment processes and water sys-
tem operations.
j. Fueling of Equipment Not Li-
censed for Street Use: Fueling of equip-
ment not licensed for street use provided
that such fueling activities are conducted
in a containment area that is designed
and maintained to prevent hazardous
materials from coming into contact with
soil, surface water, or groundwater.
k. Hazardous Materials in Equipment
Fuel Tanks: Hazardous materials in fuel
tanks attached to private or commercial
equipment and used directly in the oper-
ation of that equipment.
l. Hazardous Materials in Aerosol
Cans.
m. Hazardous Materials at Specified
Facilities: Hazardous materials at multi-
family dwellings, hotels, motels, retire-
ment homes, convalescent centers/nurs-
ing homes, mobile or manufactured
home parks, group homes, and daycare
family homes or centers when used by
owners and/or operators of such facilities
for on-site operation and maintenance
purposes.
n. Janitorial Supplies: Hazardous
materials used for janitorial purposes at
the facility where the products are stored.
o. Personal Care Products: Hazard-
ous materials used for personal care by
workers or occupants of the facility at
which the products are stored including
but not limited to soaps, hair treatment,
grooming aids, health aids, and medi-
cines. (Amd. Ord. 4992, 12-9-2002)
D. ADMINISTRATION:
The Community and Economic Development Ad-
ministrator shall have the power and authority to
administer and enforce the provisions of this
Chapter. (Amd. Ord. 4992, 12-9-2002; Ord. 5676,
12-3-2012)
E. OPERATING PERMIT:
1. Submittal Requirements and Fees:
Submittal requirements shall be as listed in
chapter 4-1 RMC, Administration and En-
forcement, and RMC 4-8-120, Submittal Re-
quirements – Specific to Application Type.
There is no fee for an operating permit. (Amd.
Ord. 4992, 12-9-2002)
4-9-015E
9 - 3 (Revised 3/13)
2. Operating Permit Criteria – Zones 1
and 2:
a. Criteria – Zones 1 and 2: The De-
partment shall not issue an operating
permit for a facility unless adequate
plans, specifications, test data, and/or
other appropriate information has been
submitted by the owner showing that the
proposed design and construction of the
facility meets the intent and provisions of
this Section and RMC 4-3-050, Critical
Areas Regulations, and will not impact
the short term, long term or cumulative
quantity or quality of groundwater.
b. Additional Criteria – Zone 1: In
Zone 1 of an APA, no change in opera-
tions at a facility shall be allowed that in-
creases the quantities of hazardous ma-
terials stored, handled, treated, used, or
produced in excess of quantities reported
in the initial aquifer protection area oper-
ating permit with the following exception:
An increase in the quantity of hazardous
materials is allowed up to the amount al-
lowed for a new facility in Zone 1 as pro-
vided by RMC 4-3-050C8d(i), Prohibited
Activities – Aquifer Protection Areas.
3. Operating Permits – Conditions for
Zone 1 and 2: Specific conditions for operat-
ing permits issued to facilities in Zones 1 and
2 of an APA are described in RMC 4-3-050H,
Aquifer Protection. The following general
conditions in subsections E3a, b, c, and d,
and E4 through E6 of this Section shall be in-
cluded as part of any operating permit issued
pursuant to this Section:
a. In-House Inspection and Mainte-
nance: Procedures for the in-house in-
spection and maintenance of contain-
ment devices and areas where
hazardous materials are stored, handled,
treated, used, and produced shall be
identified in the operating permit for each
facility. Such procedures shall be in writ-
ing, and a log shall be kept of all inspec-
tion and maintenance activities. Such
logs shall be submitted to the Department
annually and shall be available for inspec-
tion. Inspection and maintenance logs
shall be maintained on-site by the owner
for a period of at least three (3) years from
the date the monitoring was performed.
b. Changes to Facility – Responsibil-
ity to Report: The permittee shall report
to the Department within fifteen (15) days
after any changes in a facility including:
i. The storage, handling, treatment,
use, or processing of new hazardous
materials;
ii. Changes in monitoring proce-
dures; or
iii. The replacement or repair of any
part of a facility that is related to the
hazardous material(s).
c. Unauthorized Release – Respon-
sibility to Report: The permittee shall
report to the Department any unautho-
rized release occurrence, within twenty
four (24) hours of its detection, in accor-
dance with subsection H2a of this Sec-
tion.
d. Compliance with Inspection Re-
port: Within thirty (30) days of receiving
an inspection report from the Depart-
ment, the operating permit holder shall
file with the Department a plan and time
schedule to implement any required
modifications to the facility or to the mon-
itoring plan needed to achieve compli-
ance with the intent of this Chapter or the
permit conditions. This plan and time
schedule shall also implement all of the
recommendations of the Department.
4. Effect of Operating Permit: An operat-
ing permit, issued by the Administrator, shall
be effective for one year. A permit to operate
a facility shall not be issued until it is deter-
mined that the facility complies with the provi-
sions of these regulations. If an inspection of
the facility reveals noncompliance, then the
Administrator must verify by a follow-up in-
spection that all required corrections have
been implemented before renewing the per-
mit. The facility owner shall apply to the De-
partment for permit renewal at least sixty (60)
days prior to the expiration of the permit.
(Ord. 5676, 12-3-2012)
5. Operating Permit Renewal: All aquifer
protection area operating permits must be re-
newed by the Department on an annual basis.
4-9-015F
(Revised 3/13)9 - 4
6. Transferability: Operating permits may
be transferred to a new facility owner if the
new facility owner does not change any con-
ditions of the permit, the transfer is registered
with the Department within thirty (30) days of
the change in ownership, and any necessary
modifications are made to the information in
the initial permit application due to the
change in ownership.
F. CLOSURE PERMIT:
1. Submittal Requirements and Fees:
Submittal requirements shall be as listed in
chapter 4-1 RMC, Administration and En-
forcement, and RMC 4-8-120, Submittal Re-
quirements – Specific to Application Type.
There is no fee for a closure permit.
2. Closure Permits and Permit Condi-
tions – Zone 1:
a. Closure Permit Application Re-
quired for Facilities: A closure permit
application shall include:
i. A list of hazardous materials to be
removed from premises, the method
of removal, and the final destination
(include product names and quanti-
ties);
ii. A list of potentially contaminated
equipment and/or containment de-
vices to be removed from premises
and a description of the method of
disposal or recycling;
iii. A plan prepared by a profes-
sional engineer or geologist licensed
in the State of Washington to investi-
gate the facility to determine whether
it is free of contamination exceeding
Model Toxics Control Act (MTCA)
standards (chapter 173-340 WAC),
to report findings to the Water Utility,
and to describe remediation needed,
if any, according to said standards
and RMC 4-9-015G;
iv. A written agreement between
the owner, the property owner, and
the purchaser or other recipient, in
lieu of subsections F2a(i) and (ii) of
this Section, stating that the owner
will not remove hazardous materials
and containment devices from the fa-
cility because all agree that the mate-
rials and devices are needed to
continue to operate the facility;
v. A schedule for implementation of
subsections F2a(i) and (ii) of this
Section and the investigation de-
scribed in subsection F2a(iii).
b. No Detectable Unauthorized Re-
leases: The owner of a facility being
closed shall demonstrate to the satisfac-
tion of the Department that no detectable
unauthorized release has occurred or
that unauthorized releases have been
cleaned up. Cleanup shall be considered
to be complete when, according to the
best available scientific evidence, the risk
of causing the city water supply to fail to
meet Washington State drinking water
quality standards has been removed and
the cleanup meets the Model Toxics Con-
trol Act Cleanup Regulation (chapter
173-340 WAC). This demonstration can
be based on the ongoing leak detection
monitoring, groundwater monitoring, or
soils sampling performed during or im-
mediately after closure activities.
c. Determination of Unauthorized
Release: If an unauthorized release is
determined to have occurred, the facility
owner shall comply with subsection G of
this Section, Unauthorized Releases.
d. Completion of Facility Closure:
Facility closure will be accepted as com-
plete by the Department upon implemen-
tation of the closure permit conditions
and compliance with all other provisions
of the Section.
e. Time to Complete Closure: Facility
closure must be completed according to
a timetable and permit conditions deter-
mined by the Department and shall, in all
cases, be completed within one year of
the date when a closure permit is re-
quired. (Amd. Ord. 4992, 12-9-2002)
G. UNAUTHORIZED RELEASES:
1. Unauthorized Release Prohibited, Re-
porting Required: Hazardous materials
shall not be spilled, leaked, emitted, dis-
4-9-015G
9 - 4.1 (Revised 3/13)
charged, disposed, or allowed to escape or
leach into the air, into groundwater, surface
water, surface soils or subsurface soils. Ex-
ception: Intentional withdrawals of hazardous
materials for the purpose of legitimate sale,
use, or disposal and discharges permitted
under Federal, State, or local law. All unau-
thorized releases as defined in RMC
4-11-210, Definitions U, shall be reported to
the Department within twenty four (24) hours
of discovery that the release has occurred.
Unauthorized releases shall be reported by
the person or persons responsible for the re-
lease and/or the owner of the property on
which the release has occurred.
2. Unauthorized Releases from Facilities
– Report Time and Content:
a. Requirement to Report within
Twenty Four (24) Hours: Unauthorized
releases shall be reported to the Depart-
ment within twenty four (24) hours of dis-
covery of the occurrence and shall be
recorded in the owner’s inspection and
maintenance log.
b. Unauthorized Release Report: The
report shall contain the following informa-
tion that is known at the time of filing the
report:
i. List of type, quantity, and concen-
tration of hazardous materials re-
leased.
ii. The results of all investigations
completed at the time to determine
the extent of soil or groundwater or
surface water contamination be-
cause of the release.
iii. Method of cleanup implemented
to date and proposed cleanup ac-
tions.
iv. Method and location of disposal
of the released hazardous material
and any contaminated soils, ground-
water, or surface water.
v. Proposed method of repair or re-
placement of the containment device.
vi. Facility owner’s name and tele-
phone number.
c. Cleanup Progress Reports: Until
cleanup is complete, the owner shall sub-
mit reports to the Department every
month or at a more frequent interval spec-
ified by the Department. The reports shall
include the information requested in this
Section. Cleanup shall be considered to
be complete when, according to the best
available scientific evidence, the risk of
causing the City water supply to fail to
meet State drinking water quality stan-
dards has been removed and the cleanup
meets the Model Toxics Control Act
Cleanup Regulation (chapter 173-340
WAC).
3. Monitoring Results:
a. Detection and Prevention of Fur-
ther Contamination: Semi-annually, or
more frequently, the Department may re-
view all site monitoring results submitted
by owners in an APA. The Department
may require the owner to immediately ac-
complish the following if a hazardous ma-
terial is detected in an owner’s monitoring
well(s), surface water runoff, and/or site
soils and the concentration exceeds
Model Toxics Control Act Cleanup Stan-
dards as provided in chapter 173-340
WAC or if, according to the best available
scientific information, the concentration
may cause the City water supply to fail to
meet State drinking water quality stan-
dards:
i. Locate and determine the source
of the hazardous material detected.
ii. Stop and prevent any further un-
authorized release(s), of the hazard-
ous material detected, if under the
control of the owner.
iii. Comply with the requirements
for an unauthorized release(s) from a
facility. (Amd. Ord. 4992, 12-9-2002)
b. Owners Proving Nonresponsible:
The owner shall not be subject to this
mandatory action specified in subsection
G3a of this Section, Detection and Pre-
vention of Further Contamination, if the
owner can present acceptable technical
data that substantiates that it is not re-
sponsible for the violation.
4-9-015H
(Revised 3/13)9 - 4.2
c. Remedy: The facility owner or other
person responsible for an unauthorized
release and/or the owner of the property
on which a release of hazardous materi-
als has occurred shall initiate and com-
plete all actions necessary to remedy the
effects of such release on the City of
Renton water supply at no cost to the City.
If an unauthorized release causes or is
expected, according to the best available
scientific evidence, to cause the drinking
water supply of the City of Renton to fail
to comply with State drinking water quality
standards, and if the facility owner or
other person responsible for an unautho-
rized release and/or the owner of the
property on which the release has oc-
curred fails to address the unauthorized
release in a timely manner, the Depart-
ment or its authorized agents shall have
the authority to implement removal or re-
medial actions. Such actions may in-
clude, but not be limited to, the prevention
of further groundwater contamination; in-
stallation of groundwater monitoring
wells; collection and laboratory testing of
water, soil, and waste samples; cleanup
and disposal of hazardous materials, and
remediation of soil and/or groundwater.
The facility owner or other person respon-
sible for an unauthorized release and/or
the owner of the property on which the re-
lease has occurred shall be responsible
for any costs incurred by the Department
or its authorized agents in the conduct of
such remedial actions and shall be re-
sponsible for City expenses incurred due
to the unauthorized release including but
not limited to removal and/or remedial ac-
tions, water supply operations, replace-
ment of wells, and water treatment.
d. Additional Federal, State, and Lo-
cal Laws: Reporting a release to the De-
partment does not exempt or preempt
any other reporting requirements under
Federal, State, or local laws.
H. PERMIT SUSPENSION OR
REVOCATION:
1. Operating Permit Suspension: The
Department may, without warning or hearing,
suspend an operating permit if continued op-
eration of the facility constitutes an immedi-
ate threat to the aquifer or if violations have
not been corrected within the time specified in
an inspection report. Suspension is effective
upon service of notice in writing to the owner
or the person in charge at the facility that the
permit is immediately suspended and that an
opportunity for a hearing on the validity of the
suspension will be provided if a written re-
quest for hearing is filed with the Administra-
tor by the owner within ten (10) days after the
suspension. The filing of a written request for
hearing shall not stay the effectiveness of the
suspension. When an operating permit is
suspended, facility operations shall immedi-
ately cease.
2. Operating Permit Reinstatement After
Suspension: The owner whose operating
permit has been suspended may submit to
the Department, within ten (10) days of notice
of permit suspension or within twenty (20)
days of a hearing, if one is requested, a writ-
ten application for an inspection and rein-
statement of a suspended permit. The appli-
cation shall include a statement signed by the
applicant that, in his or her opinion, the condi-
tions causing suspension of the permit have
been corrected. The Department shall, within
five (5) working days following the receipt of
the application, inspect the facility. The permit
shall be reinstated within five (5) working days
of the inspection if the facility is in complete
compliance with RMC 4-3-050, Critical Areas
Regulations, as determined by the Depart-
ment.
3. Operating Permit Revocation: The De-
partment may revoke an operating permit if
the owner does not apply for a reinspection or
hearing within ten (10) days of permit suspen-
sion, if the owner does not apply for a rein-
spection within twenty (20) days of a hearing,
for repeated violations of any of the require-
ments of RMC 4-3-050, Critical Areas Regu-
lations, for interference with the Department
in the performance of duty, for submitting false
or inaccurate information, and for intentional
unauthorized release of hazardous materials
within the APA. Prior to revocation, the De-
partment shall notify, in writing, the owner of
the specific reason(s) for which the permit is
to be revoked and that the permit shall be re-
voked at the end of the tenth day following
service of such notice unless a written request
for hearing with the Administrator is filed with
the Department by the owner within ten (10)
days after the date of service, in which case
4-9-020D
9 - 4.3 (Revised 3/13)
the revocation shall be stayed until the issu-
ance of a final decision following the hearing.
When an operating permit is revoked, facility
operations shall immediately cease. The de-
cision as to whether an unauthorized release
of hazardous materials by the owners was in-
tentional shall be made by the Administrator.
(Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012)
4. Application for Closure Permit Follow-
ing Operating Permit Revocation: The
owner of a facility whose operating permit has
been revoked shall immediately apply for a
closure permit and shall comply with closure
requirements and closure permit conditions
according to a schedule determined by the
Department.
5. Application for Operating Permit Fol-
lowing Revocation: The owner of a facility
for which the operating permit has been re-
voked may make written application for a new
permit. The owner of a facility for which the
operating permit has been revoked for rea-
sons including but not limited to accidental or
intentional unauthorized release of hazard-
ous materials into the APA may be perma-
nently banned by the Administrator from ob-
taining an operating permit for the same
facility or another facility at any location in the
APA.
I. APPEAL:
Administrative determinations or permit decisions
shall be subject to appeal pursuant to RMC
4-8-110, Appeals. (Ord. 4851, 8-7-2000)
4-9-020 COMPREHENSIVE PLAN
ADOPTION AND AMENDMENT
PROCESS:
A. PURPOSE:
The purpose of this section is to describe the pro-
cedures and review criteria for Comprehensive
Plan amendments.
B. AUTHORITY:
The Growth Management Act (“GMA”) requires
that an adopted Comprehensive Plan shall be
subject to continuing review and evaluation and
that any amendment or revision to the Compre-
hensive Plan conform to the requirements of
Chapter 36.70A RCW, and that any change to de-
velopment regulations or official controls is con-
sistent with and implements the Comprehensive
Plan. GMA requires that the City perform its activ-
ities and make capital budget decisions in confor-
mity with the Comprehensive Plan. Additionally,
GMA specifically requires that the City establish
procedures whereby proposed amendments or
revisions of the Comprehensive Plan are consid-
ered by City Council no more frequently than
once every year, with the following exceptions:
initial adoption of a subarea plan; adoption or
amendment of a Shoreline Master Program;
amendment of the Capital Facilities element; and
whenever an emergency exists. Proposed
amendments must be considered concurrently so
the cumulative effect of the proposals can be as-
certained.
C. INITIATION OF PROPOSED
COMPREHENSIVE PLAN AMENDMENTS:
1. The Mayor, City Council, or Planning
Commission may initiate a Comprehensive
Plan amendment by submitting the request in
writing to the Community and Economic De-
velopment Administrator.
2. The Community and Economic Develop-
ment Administrator may initiate Comprehen-
sive Plan amendments that are necessary to
ensure the consistency of the Comprehen-
sive Plan, or other City plans and policies,
with GMA.
3. Private parties may initiate a Compre-
hensive Plan amendment by submitting an
application by October 15th for consideration
the following year. (Ord. 5579, 11-15-2010;
Ord. 5676, 12-3-2012)
D. APPLICATION AND SUBMITTAL
REQUIREMENTS:
1. The application and submittal require-
ments for amendments initiated by private
parties are listed in RMC 4-8-120C, Land Use
Applications. City-initiated amendments are
exempt from formal application.
2. The fee for amendments initiated by pri-
vate parties is listed in RMC 4-1-170, Land
Use Review Fees. City-initiated amendments
will not be assessed a fee.
3. Applications for Comprehensive Plan
amendments shall not be accepted in the fol-
4-9-020E
(Revised 3/13)9 - 4.4
lowing circumstances, unless the amend-
ment involves the correction of a technical
error:
a. Applications which were submitted
for amendment in the previous Compre-
hensive Plan amendment cycle that were
denied;
b. Applications for amendment of the
Comprehensive Plan land use map in-
volving properties considered for amend-
ment in the previous Comprehensive
Plan amendment cycle;
c. Applications for amendment involv-
ing properties located within a community
planning area in which the community
planning process has been initiated; or,
where a community plan has been
adopted within the two (2) years prior to
the amendment cycle.
E. REVIEW PROCESS:
1. Comprehensive Plan amendments shall
be considered by the City Council concur-
rently, and no more frequently than once per
year, unless the amendment is exempt by
GMA from the annual amendment cycle.
2. Applications for Comprehensive Plan
amendments by private parties shall be ac-
cepted by the Department of Community and
Economic Development between August 1st
and October 15th for consideration during the
following year. (Ord. 5579, 11-15-2010)
3. City-initiated applications may be ac-
cepted at any time, but shall be initiated by
March 15th for consideration during the cur-
rent year’s amendment cycle. City-initiated
applications accepted after March 15th will be
considered during the next amendment cy-
cle. This does not apply to amendments ex-
empt from adoption during the annual cycle
by GMA. (Ord. 5579, 11-15-2010)
4. The Department of Community and Eco-
nomic Development shall conduct its review
of Comprehensive Plan amendments concur-
rently with Planning Commission review.
However, all departmental reporting and eval-
uation, including necessary environmental
review, shall be completed prior to the Plan-
ning Commission making recommendations
on the Comprehensive Plan amendments.
5. The Planning Commission shall consider
all Comprehensive Plan amendments, unless
exempt by GMA from the annual amendment
cycle, concurrently so that the cumulative ef-
fect of the proposals can be ascertained.
6. Planning Commission shall forward a
recommendation to the City Council after a
public hearing.
7. Comprehensive Plan amendments shall
be adopted by ordinance of the City Council.
F. REVIEW CRITERIA:
1. All Comprehensive Plan amendments
will be evaluated on their merits based upon
the following:
a. The effect upon the rate of growth,
development, and conversion of land as
envisioned in the Comprehensive Plan;
b. The effect upon the City’s capacity to
provide adequate public facilities;
c. The effect upon the rate of population
and employment growth;
d. Whether Comprehensive Plan objec-
tives are being met as specified or re-
main valid and desirable;
e. The effect upon general land values
and housing costs;
f. Whether capital improvements or ex-
penditures, including transportation, are
being made or completed as expected;
g. Whether the initiated amendment
conforms to the requirements of the
GMA, is internally consistent with the
Comprehensive Plan, and is consistent
with the County-wide Planning Policies
for King County;
h. The effect upon critical areas and
natural resource lands;
i. Consistency with locational criteria in
the Comprehensive Plan and application
requirements established in this section;
4-9-025C
9 - 4.5 (Revised 3/13)
j. The effect upon other considerations
as deemed necessary by the Department
of Community and Economic Develop-
ment.
2. All applications must meet at least one of
the following criteria:
a. The request supports the vision em-
bodied in the Comprehensive Plan; or
b. The request supports the adopted
business plan goals established by the
City Council; or
c. The request eliminates conflicts with
existing elements or policies; or
d. The request amends the Compre-
hensive Plan to accommodate new policy
directives of the City Council.
3. Proposals that include a concurrent re-
zone proposal shall also comply with the de-
cision criteria for a change of zone
classification in RMC 4-9-180.
G. PUBLIC NOTICE AND COMMENT
PERIOD:
1. Public Notice of Application: The appli-
cant and the public shall be notified of the ap-
plication for a Comprehensive Plan amend-
ment at least ten (10) days prior to the first
Planning Commission meeting in which the
Department of Community and Economic De-
velopment reports on the amendment. Notice
should consist of at least two (2) of the follow-
ing methods: mailings to property owners po-
tentially affected by the proposal, posting of at
least three (3) notices in the area affected by
the proposal, publication in the official news-
paper if one has been designated, or in a
newspaper of general circulation if one has
not been designated, notice posted on the
City’s website, or postings at City Hall and
public libraries within the City.
2. Notice of Public Hearing before the
Planning Commission: The public shall be
notified at least ten (10) days prior to the date
of the Planning Commission public hearing
with a publication in the official newspaper if
one has been designated, or a newspaper of
general circulation if one has not been desig-
nated. The applicant and any parties of record
shall also be sent a notice by mail at least ten
(10) days prior to the date of the hearing.
3. Comment Period for Planning Com-
mission Public Hearing: Written comments
will be accepted for ten (10) days prior to the
date of the public hearing until seven (7) days
after the date of the public hearing, unless the
comment period is extended by a vote of the
Commission. Verbal comments will only be
accepted at the time of the hearing. All com-
ments, including those sent by electronic
means, must be accompanied by the full
name and mailing address of the person mak-
ing the comment. (Ord. 3976, 3-3-1986; Ord.
4437, 2- 21-1994; Ord. 4722, 5-11-1998; Ord.
4794, 9-20-1999; Ord. 5516, 12-14-2009)
4-9-025 TITLE IV DEVELOPMENT
REGULATION REVISION AND
INTERPRETATION PROCESS:
A. PURPOSE:
The purpose of this Section is to describe the pro-
cedures and review criteria for amendments to,
and interpretations of, the Development Regula-
tions, Title IV of the Renton Municipal Code. Code
interpretations provide temporary clarification of
Title IV. Once an interpretation is issued, the sub-
ject will be submitted to the docket for Title IV
amendments.
B. AUTHORITY:
In accordance with RCW 36.70A.470, a summary
containing written comments on suggested devel-
opment regulation amendments shall be coordi-
nated by the Department of Community and
Economic Development. The text revision pro-
cess is the means to either suggest a change, or
to identify needed corrections, or both, in the de-
velopment regulations. The Community and Eco-
nomic Development Administrator has the
authority to issue Title IV code interpretations.
(Ord. 5676, 12-3-2012)
C. APPLICABILITY:
1. Proposed Title IV Development Regula-
tion amendments may be suggested by:
a. The Mayor, City Council, or Planning
Commission by submitting the request in
writing to the Community and Economic
Development Administrator.
4-9-025D
(Revised 3/13)9 - 4.6
b. The Community and Economic De-
velopment Administrator.
c. Private parties by submitting an ap-
plication to the Department of Commu-
nity and Economic Development.
d. Code interpretations issued by the
Community and Economic Development
Administrator.
2. Any person may submit a written request
for code interpretation to the Community and
Economic Development Administrator, re-
garding any applicable title or any subse-
quent amendment thereto. (Ord. 5676,
12-3-2012)
D. REVIEW PROCESS FOR TITLE IV
AMENDMENTS:
1. Applications for Title IV amendments
may be accepted at any time and placed on
the Title IV docket. Imperative Title IV amend-
ments designated by the Mayor, City Council,
or Planning Commission may be given higher
priority and processed outside the annual Ti-
tle IV process outlined in this section.
2. The Department of Community and Eco-
nomic Development shall keep a docket of
suggested Title IV amendments that includes
the following:
a. Name and address of the person or
agency requesting the amendment;
b. Description of the amendment;
c. Date of the request;
d. Map of the affected area, if appropri-
ate.
3. The Council may review the Title IV
docket to determine which applications to in-
clude in the Planning Commission’s annual
work program.
4. The Department of Community and Eco-
nomic Development shall conduct its review
of Title IV concurrently with Planning Com-
mission review. However, all departmental re-
porting and evaluation, including necessary
environmental review, shall be completed
prior to the Planning Commission making
recommendations on the amendments.
5. The Planning Commission shall forward
a recommendation to the City Council after a
public hearing.
6. Title IV amendments shall be adopted by
ordinance of the City Council after review by
the City Council.
E. REVIEW CRITERIA FOR TITLE IV
AMENDMENTS:
All Title IV amendments will be evaluated on their
merits based upon the following:
1. Consistency and compliance with the
Comprehensive Plan; and
2. All revisions must meet with at least one
of the following criteria:
a. The revision eliminates conflicts
within the code or between the code and
the Comprehensive Plan; or
b. The revision changes code language
to provide clarity, consistency, or ease of
administration; or
c. The revision directly implements pol-
icies of the Comprehensive Plan or City
Business Plan; or
d. The revision accommodates new
policy directives of the City Council or Ad-
ministration.
F. PUBLIC NOTICE AND COMMENT
PERIOD FOR TITLE IV AMENDMENTS:
1. Notice of Public Hearing Before the
Planning Commission: The public shall be
notified at least ten (10) days prior to the date
of the Planning Commission public hearing
with a publication in the official newspaper if
one has been designated, or a newspaper of
general circulation if one has not been desig-
nated. The applicant and any parties of
record shall also be sent a notice by mail at
least ten (10) days prior to the date of the
hearing.
2. Comment Period for Planning Com-
mission Public Hearing: Written comments
4-9-030D
9 - 4.7 (Revised 2/15)
will be accepted for ten (10) days prior to the
date of the public hearing until seven (7) days
after the date of the public hearing, unless the
comment period is extended by a vote of the
Commission. Verbal comments will only be
accepted at the time of the hearing. All com-
ments, including those sent by electronic
means, must be accompanied by the full
name and mailing address of the person
making the comment.
G. REVIEW PROCESS FOR TITLE IV
INTERPRETATIONS:
1. Requests for code interpretations shall
include:
a. The section of the code that is al-
legedly ambiguous or needing clarifica-
tion;
b. The subject matter or nature of the
request; and
c. Any facts that are relevant to the re-
quest.
2. The Community and Economic Develop-
ment Administrator may deny or reject the re-
quest if there is no ambiguity or need for
clarification demonstrated by the requestor.
3. Only one interpretation per issue shall be
rendered by the Community and Economic
Development Administrator. In the event an
interpretation is requested on an issue previ-
ously addressed, the Community and Eco-
nomic Development Administrator shall
provide a copy of the previous interpretation
to satisfy such request.
4. The Community and Economic Develop-
ment Administrator shall post proposed inter-
pretations on the City website for public
review comment and possible appeal.
5. Interpretations shall follow the process of
Development Regulations amendments and
be amended into Title IV annually. (Ord.
4975, 7-1-2002; Ord. 5450, 3-2-2009; Ord.
5516, 12-14-2009; Ord. 5676, 12-3-2012)
4-9-030 CONDITIONAL USE
PERMITS:
A. PURPOSE:
The purpose of this Section is to set forth proce-
dures and criteria for reviewing Conditional Use
Permit applications. Conditional Use Permits al-
low for review of certain uses with special charac-
teristics that may not generally be appropriate
within a zoning district, but may be permitted sub-
ject to conditions and mitigation measures that
protect public health, safety and welfare and en-
sure compatibility with other uses in the district.
B. APPLICABILITY:
Except for Shoreline Conditional Uses per RMC
4-9-190, Shoreline Permits, the provisions of this
Section shall apply to all Conditional Use Permit
applications. No existing building or structure
shall be converted to a conditional use unless
such building or structure complies, or is brought
into compliance, with the provisions of this Sec-
tion.
C. REVIEW AUTHORITY:
1. General: RMC 4-2-050C explains how to
interpret the Zoning Use Tables. Uses identi-
fied with an “AD” (Conditional Use – Adminis-
trative) in RMC 4-2-060, Zoning Use Table,
shall be reviewed administratively by the
Community and Economic Development Ad-
ministrator while uses identified with an “H”
(Conditional Use – Hearing Examiner) shall
require a public hearing and review by the
Hearing Examiner.
2. Exception when Significant Concerns
Remain: In cases where the Administrator
and/or the Environmental Review Committee
determines that there are significant unre-
solved concerns raised by a proposal that
would otherwise be reviewed administra-
tively, the Administrator and/or the Environ-
mental Review Committee may issue a
determination that a public hearing and Hear-
ing Examiner review is required. Such deter-
mination may be appealed to the Hearing
Examiner pursuant to RMC 4-8-110E. (Ord.
5676, 12-3-2012)
D. DECISION CRITERIA:
Except for wireless communication facilities, the
Administrator or the Hearing Examiner shall con-
4-9-030E
(Revised 2/15)9 - 4.8
sider, as applicable, the following factors for appli-
cations: (Ord. 5675, 12-3-2012)
1. Consistency with Plans and Regula-
tions: The proposed use shall be compatible
with the general goals, objectives, policies
and standards of the Comprehensive Plan,
the zoning regulations and any other plans,
programs, maps or ordinances of the City of
Renton.
2. Appropriate Location: The proposed
location shall not result in the detrimental
overconcentration of a particular use within
the City or within the immediate area of the
proposed use. The proposed location shall
be suited for the proposed use.
3. Effect on Adjacent Properties: The
proposed use at the proposed location shall
not result in substantial or undue adverse ef-
fects on adjacent property.
4. Compatibility: The proposed use shall
be compatible with the scale and character of
the neighborhood.
5. Parking: Adequate parking is, or will be
made, available.
6. Traffic: The use shall ensure safe move-
ment for vehicles and pedestrians and shall
mitigate potential effects on the surrounding
area.
7. Noise, Light and Glare: Potential noise,
light and glare impacts from the proposed use
shall be evaluated and mitigated.
8. Landscaping: Landscaping shall be pro-
vided in all areas not occupied by buildings,
paving, or critical areas. Additional landscap-
ing may be required to buffer adjacent prop-
erties from potentially adverse effects of the
proposed use.
9. Specific Requirements for Kennels: In
addition to the criteria above, the following
criteria shall also be considered for kennel
applications:
a. History: Past history of animal con-
trol complaints relating to the applicant’s
dogs and cats at the address for which
the kennel is located or to be located.
Conditional Use Permits shall not be is-
sued for kennels to applicants who have
previously had such permits revoked or
renewal refused, for a period of one year
after the date of revocation or refusal to
renew.
b. Standards for Keeping Animals:
The applicant or kennel owner must also
comply with the requirements of RMC
4-4-010, Animal Keeping and Beekeep-
ing Standards.
10. Specific Requirements for Secure
Community Transition Facilities (SCTF),
Crisis Diversion Facilities (CDF) and Cri-
sis Diversion Interim Service Facilities
(CDIS): In addition to the criteria in subsec-
tions D1 through D8 of this Section, the fol-
lowing criteria shall be considered for secure
community transition facilities, crisis diver-
sion facilities, and interim service facilities:
a. Whether alternative locations were
reviewed and consideration was given to
sites that are farthest removed from any
risk potential activity;
b. Whether adequate buffering is pro-
vided from abutting and adjacent uses;
c. Whether adequate security is
demonstrated by the applicant;
d. Whether public input was provided
during the site selection process; and
e. For SCTF there is no resulting con-
centration of residential facility beds op-
erated by the Department of Corrections
or the Mental Health Division of the De-
partment of Social and Health Services,
the number of registered sex offenders
classified as Level II or Level III, and the
number of sex offenders registered as
homeless in a particular neighborhood,
community, jurisdiction or region.
E. DECISION CRITERIA – WIRELESS
COMMUNICATION FACILITIES:
1. Decision Criteria: In lieu of the criteria in
subsection D of this Section, Decision Crite-
ria, the following criteria shall be considered
in determining whether to issue a Conditional
Use Permit for a wireless communication fa-
cility (WCF); however, the Administrator may
4-9-030F
9 - 4.9 (Revised 2/15)
waive or reduce the burden on the applicant
of one or more of these criteria if the Admin-
istrator concludes that the goals of RMC 4-4-
140, Wireless Communication Facilities, are
better served by:
a. Height and Design: The height of
the proposed tower and/or antenna as
well as incorporation of design character-
istics that have the effect of reducing or
eliminating visual obtrusiveness.
b. Proximity to Surrounding Uses:
The nature of uses on adjacent and
nearby properties and the proximity of
the tower and/or antenna to residential
structures and residential district bound-
aries.
c. Nature of Surrounding Uses: The
nature of uses on adjacent and nearby
properties. The proposed use at the pro-
posed location shall not result in substan-
tial or undue adverse effects on adjacent
property.
d. Topography and Vegetation: The
surrounding topography and tree canopy
coverage.
e. Ingress/Egress: The proposed in-
gress and egress.
f. Impacts: The potential noise, light,
glare, and visual impacts.
g. Collocation Feasibility: The avail-
ability of suitable existing towers and
other structures to accommodate the pro-
posal.
h. Consistency with Plans and Regu-
lations: The compatibility with the gen-
eral purpose, goals, objectives and
standards of the Comprehensive Plan,
this Title, and any other City plan, pro-
gram, map or ordinance.
i. Landscaping: Additional landscap-
ing may be required to buffer adjacent
properties from potentially adverse ef-
fects of the proposed use. (Ord. 5675,
12-3-2012)
2. Revisions to Conditional Use Permits
for Wireless Communication Facilities: In
lieu of the criteria in RMC 4-9-030G, Major
and Minor Revisions, the following criteria
shall be considered in determining whether a
proposed alteration to a wireless communica-
tion facility constitutes a major or minor revi-
sion to a previously approved Conditional
Use Permit.
a. Major Revision: A proposed major
alteration to an existing WCF tower, as
defined by RMC 4-4-140E, Alteration of
Existing Tower, shall be deemed a major
revision. Major revisions to an approved
Conditional Use Permit shall require a
new application. For major revisions that,
due to extraordinary circumstances,
would result in a highly unreasonable and
unconscionable burden on the applicant
or permit holder, if the applicant or permit
holder were required to go through a new
application process, the Administrator
may permit the major revision to be
treated as a minor revision.
b. Minor Revision: A proposed minor
alteration to an existing WCF tower, as
defined by RMC 4-4-140E, Alteration of
Existing Tower, shall be deemed a minor
revision. Minor revisions may be permit-
ted by an administrative determination.
(Ord. 5746, 1-12-2015)
F. PROCEDURES:
1. General: Applications shall be reviewed
in accordance with chapter 4-8 RMC, Permits
– General and Appeals.
2. Pre-application Conference: Appli-
cants are encouraged to consult early and in-
formally with representatives of the Planning
Division and other affected departments.
3. Submittal Requirements and Applica-
tion Fees: Submittal requirements shall be
as listed in RMC 4-8-120C, Land Use Permit
Submittal Requirements, as it exists or may
be amended.
4. Public Notice and Comment Period
Required: Whenever a complete application
is received, the Planning Division shall be re-
sponsible for providing public notice of the
pending application, pursuant to RMC
4-8-090, Public Notice Requirements, as it
exists or may be amended.
4-9-030G
(Revised 2/15)9 - 4.10
5. Determining Necessity for Public
Hearing: Upon receipt of the final depart-
mental comments and after the close of the
public comment period, the Administrator
and/or the Environmental Review Committee
shall determine the necessity for a public
hearing pursuant to subsection C2 of this
Section. (Ord. 5676, 12-3-2012)
6. Administrative Approvals: For projects
not requiring a public hearing, the Administra-
tor shall take action on the proposed Condi-
tional Use Permit in accordance with the
procedures in RMC 4-8-100, as it exists or
may be amended. (Ord. 5676, 12-3-2012)
7. Hearing Process and Examiner Au-
thority: For projects requiring a public hear-
ing, the Hearing Examiner shall take action in
accordance with the procedures in RMC
4-8-100, Application and Decision – General,
as it exists or may be amended.
8. Decision and Conditions: The Adminis-
trator may grant a Conditional Use Permit,
with or without conditions, or deny the re-
quested Conditional Use Permit. The Admin-
istrator or Hearing Examiner shall have
authority to grant the Conditional Use Permit
upon making a determination, in writing, that
the use is consistent with the applicable deci-
sion criteria in this Section. The Administrator
or Hearing Examiner may require additional
setbacks, fencing, screening, soundproofing,
public improvements or any other appropriate
measures necessary to ensure compatibility
with the surrounding neighborhood, and may
limit the term and duration of the Conditional
Use Permit. Conditions imposed by the Ad-
ministrator or Hearing Examiner shall reason-
ably assure that nuisance or hazard to life or
property will not develop.
9. Timeline to Apply for Associated Per-
mits: Building permits, licenses or land use
permits required for the operation of a Condi-
tional Use Permit shall be applied for within
two (2) years of the date of Conditional Use
Permit approval. A single two (2) year exten-
sion may be granted for good cause by the
Administrator. (Ord. 5675, 12-3-2012)
G. MAJOR AND MINOR REVISIONS:
1. Major Revisions: Major revisions to an
approved Conditional Use Permit shall re-
quire a new application. For major revisions
that due to extraordinary circumstances
would result in a highly unreasonable and un-
conscionable burden on the applicant or per-
mit holder, if the applicant or permit holder
was required to go through a new application
process, the Administrator may permit the
major revision to be treated as a minor revi-
sion. (Ord. 5676, 12-3-2012)
2. Minor Revisions: Minor revisions may
be permitted by an administrative determina-
tion if the revision does not:
a. Involve more than a ten percent
(10%) increase in area or intensity of the
use; or
b. Result in any significant environmen-
tal impact not adequately reviewed or
mitigated by previous documents; or
c. Expand onto property not included in
original proposal. (Ord. 5644,
12-12-2011)
4-9-040 CONDOMINIUM
CONVERSIONS:
A. PURPOSE: (Reserved)
B. AUTHORITY:
The Building Official is charged with the adminis-
tration and enforcement of this Section and is au-
thorized and directed to adopt, promulgate,
amend and rescind administrative rules consis-
tent with the provisions of this Section and neces-
sary to carry out the duties of the Building Official
hereunder. (Ord. 3366, 10-15-1979, eff.
10-24-1979)
C. APPLICABILITY TO CONVERSION OF
RENTAL UNITS TO CONDOMINIUMS AND
COOPERATIVES:
This Section shall apply only to the conversion
and sale of rental units that have not yet been
converted to condominium or cooperative units,
and to those units in converted buildings that are
not subject to a binding purchase commitment or
have not been sold on the effective date of this
Section (10-24-1979)
1. Exemptions: This Section shall not ap-
ply to condominium or cooperative units that
4-9-040D
9 - 4.11 (Revised 2/15)
are vacant on October 24, 1979, and which
have been offered for sale prior to that date;
provided, that any tenant who takes posses-
sion of the unit after October 24, 1979, shall
be provided the disclosures required by sub-
section E of this Section and shall be entitled
to the benefits of that Section if the required
disclosures are not given.
D. APPLICABILITY TO TENANTS
OCCUPYING RENTAL UNITS:
This Section shall apply only to those tenants and
subtenants who occupy rental units in converted
buildings at the time the notices, offers and disclo-
sures provided by this Section are required to be
delivered. This Section shall not apply to tenants
who take possession of a unit vacated by a tenant
who has received the notices and other benefits
provided by this Section; provided, that develop-
ers shall disclose in writing to all tenants who take
possession after service of the notice required by
subsection E of this Section, that the unit has
been sold or will be offered for sale as a condo-
minium or cooperative. This disclosure shall be
made prior to the execution of any written rental
agreement or prior to the tenant’s taking posses-
sion, whichever occurs earlier. A developer’s fail-
(Revised 2/15)9 - 4.12
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4-9-040F
9 - 7 (Revised 4/11)
building during the six (6) months immediately
preceding the offer for sale; (3) an itemization
of the repairs and improvements to be com-
pleted before close of sale; (4) a statement of
the services and expenses which are being
paid for by the developer but which will in the
future be terminated, or transferred to the pur-
chaser, or transferred to the owners’ associa-
tion; (5) an accurate estimate of the useful life
of the building’s major components and me-
chanical systems (foundation, exterior walls,
exterior wall coverings other than paint or sim-
ilar protective coating, exterior stairs, floors
and floor supports, carpeting in common ar-
eas, roof cover, chimneys, plumbing system,
heating system, water heating appliances,
mechanical ventilation system, and elevator
equipment) and an estimate of the cost of re-
pairing any component whose useful life will
terminate in less than five (5) years from the
date of this disclosure. For each system and
component whose expected life cannot be ac-
curately estimated, the developer shall pro-
vide a detailed description of its present
condition and an explanation of why no esti-
mate is possible. In addition, the developer
shall provide an itemized statement in budget
form of the monthly costs of owning the unit
that the purchaser intends to buy. The item-
ization shall include but shall not be limited to:
(a) payments on purchase load; (b) taxes; (c)
insurance; (d) utilities (which shall be listed in-
dividually); (e) homeowner’s assessments; (f)
the projected monthly assessment needed for
replacing building components and systems
whose life expectancy is less than five (5)
years; and (g) a statement of the budget as-
sumptions concerning occupancy and infla-
tion factors.
4. Warranty of Repairs – Set Aside for
Repairs: Each developer shall warrant for
one year from the date of completion all im-
provements and repairs disclosed pursuant
to subsection E3 of this Section.
5. Unlawful Representations: It shall be
unlawful for any developer, agent or person to
make or cause to be made in any disclosure
or other document required by this Section
any statement or representation that is know-
ingly false or misleading. It shall also be un-
lawful for any developer, agent or other
person to make, or cause to be made, to any
prospective purchaser, including a tenant,
any oral representation which differs from the
statements made in the disclosures and other
documents required to be provided tenants
and purchasers by this Section.
6. Purchaser’s Right to Rescind: Any
purchaser who does not receive the notices,
disclosures and documents required by this
Section may, at any time prior to closing of the
sale, rescind, in writing, any binding purchase
agreement without any liability on the pur-
chaser’s part and the purchaser shall there-
upon be entitled to the return of any deposits
made on account of this agreement.
7. Delivery of Notice and Other Docu-
ments: Unless otherwise provided, all no-
tices, contracts, disclosures, documents and
other writings required by this Section shall
be delivered by registered or certified mail,
return receipt requested. The refusal of regis-
tered or certified mail by the addressee shall
be considered adequate delivery. All docu-
ments shall be delivered to tenants at the ad-
dress specified on the lease or rental
agreement between the tenant and the devel-
oper or landlord. If there is no written lease or
rental agreement then documents shall be
delivered to the tenants’ address at the con-
verted building or the last known address of
the tenant, if other than the address at the
converted building. In any sublet unit all doc-
uments shall be delivered to the tenant at his
current address, if known, and to the sub-
tenant in possession. If the tenant’s current
address is unknown, then two (2) copies of all
documents shall be delivered to the sub-
tenant, one addressed to the tenant and the
other addressed to the subtenant. Delivery of
the one hundred twenty (120) day notice of
intention to sell required by subsection E2 of
this Section, the developer’s offer to sell, and
all disclosure documents shall be delivered to
the tenants in a converted building at a meet-
ing between the developer and the tenants.
The meeting shall be arranged by the devel-
oper at a time and place convenient to the
tenants. At the meeting the developer shall
discuss with the tenants the effect that the
conversion will have upon the tenants.
Should any tenant refuse to acknowledge ac-
ceptance of the notice, offer and disclosures,
the developer shall deliver the documents in
the manner prescribed in this subsection.
8. Acceptance of Offers: Acceptance by
tenants or other beneficiaries of offers pro-
4-9-040G
(Revised 4/11)9 - 8
vided pursuant to this Section shall be in writ-
ing and delivered to the developer by
registered or certified mail, return receipt re-
quested, postmarked on or before the expira-
tion date of the offer.
G. COMPLAINTS:
Any person subjected to any unlawful practice as
set forth in this Section may file a complaint in
writing with the Building Official. The Building Of-
ficial is hereby authorized and directed to receive
complaints and conduct such investigations as
are deemed necessary. Whenever it is deter-
mined that there has been a violation of this Sec-
tion, the Building Official is authorized to send
written notice of said violation to the person re-
sponsible for the violation. If, within ten (10) days
of said notice, the responsible person makes writ-
ten request for reconciliation, the applicable de-
partment director is authorized to attempt to
conciliate the matter by conference or otherwise
and secure a written conciliation agreement.
H. COUNCIL WAIVER OF
REQUIREMENTS:
The City Council is authorized to waive strict com-
pliance with this Section in specific individual in-
stances where the developer can show with clear,
cogent and convincing evidence that: (1) the fi-
nancial burden required to comply would greatly
outweigh the benefits and would create an unrea-
sonable hardship upon the developer; or (2) the
units have been offered for sale as condominium
units prior to the effective date of this Section
(10-24-1979) and the developer has incurred sig-
nificant financial obligations with the intention of
meeting such obligations with the proceeds of the
sale of such units, and the provisions of this Sec-
tion will prevent meeting such obligation. (Ord.
3366, 10-15-1979)
I. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4351, 5-4-1992; Ord. 5159, 10-17-2005)
4-9-050 (Deleted by Ord. 5549,
8-9-2010)
4-9-060 DEFERRAL OF
IMPROVEMENT INSTALLATION
PROCEDURES:
A. PURPOSE: (Reserved)
B. TEMPORARY (NINETY (90) DAY)
OCCUPANCY PERMITS IN ADVANCE OF
IMPROVEMENT INSTALLATION –
BUILDING OFFICIAL DEFERRAL OF OFF-
AND ON-SITE IMPROVEMENTS FOR
OTHER THAN PLATS:
1. Applicability: A temporary occupancy
permit may be granted by the Building Offi-
cial, when the required improvements have
not been deferred or installed and in the opin-
ion of the Building Official are not necessary
for life, safety or health, or structural integrity
of the buildings on the site, and the improve-
ments are to be installed and completed
within ninety (90) days from the date of issu-
ance of temporary occupancy permit. (Ord.
4348, 5-4-1992)
2. Decision Criteria: (Reserved)
3. Security Required: In all such cases, a
certified or cashier’s check, letter of credit, set
aside letter, or other acceptable security must
be posted to the extent of one hundred fifty
percent (150%) of the estimated cost of the
improvements not installed and accepted.
The amount of said security shall be provided
by an estimate of the applicant together with
supporting data from a reputable contractor or
subcontractor and based upon full engineer-
ing plans. Such estimates shall be approved
by the Building Official of the City; however,
should the amount of the estimate be unac-
ceptable to the City, the applicant shall be re-
quired to provide further estimates acceptable
to the City. No temporary occupancy permit
shall be granted until the security amount has
been established following acceptable esti-
mates.
4. Expiration: Said temporary occupancy
permit shall be good for a period of not more
than ninety (90) days. After improvements
have been installed and approved by the City
4-9-060C
9 - 9 (Revised 2/15)
the security herein shall be released and the
applicant may make application for a perma-
nent occupancy permit.
5. Extension of Temporary Occupancy
Permit Up to One Hundred Eighty (180)
Days: Should extenuating circumstances or
circumstances beyond the control of the ap-
plicant prevent the installation of such on-site
or off-site improvements, the Building Official
may extend the temporary occupancy permit
to a total maximum of one hundred eighty
(180) days. (Ord. 4348, 5-4-1992)
C. PUBLIC WORKS ADMINISTRATOR’S
DEFERRAL OF PLAT IMPROVEMENTS
OR DEFERRAL OF OTHER ON- AND
OFF-SITE IMPROVEMENTS BEYOND
TEMPORARY OCCUPANCY PERMIT:
(Ord. 5450, 3-2-2009)
1. Applicability: If a developer wishes to
defer certain improvements listed in this Title
until after obtaining a certificate of occupancy
for any structures, or in the case of plats, final
plat approval, the written application shall be
made to the Administrator stating the reasons
why such delay is necessary. (Ord. 4521,
6-5-1995; Ord. 5450, 3-2-2009)
2. Decision Criteria: (Reserved)
3. Security Required: Upon approval by
the Administrator for such deferment, for
good cause shown by the applicant, the appli-
cant shall thereupon furnish security to the
City in an amount equal to one hundred fifty
percent (150%) of the estimated cost of the
installation and required improvements. The
decision of the Administrator as to the
amount of such security shall be conclusive.
(Ord. 4521, 6-5-1995; Ord. 5450, 3-2-2009)
4. Plans for Improvements Required:
Should the Administrator grant the deferral of
part or all of the necessary on-site improve-
ments, then full and complete engineering
drawings of the on-site improvements shall
be submitted as a condition precedent to the
granting of any deferral. (Ord. 3988,
4-28-1986; Ord. 5450, 3-2-2009)
5. Waiver of Requirement for Plans: The
Administrator may waive requirement of con-
struction plans for short plat improvement de-
ferrals.
6. Expiration: Such security shall list the
exact work that shall be performed by the ap-
plicant and shall specify that all of the de-
ferred improvements shall be completed
within the time specified by the Administrator,
and if no time is so specified, then not later
than one year. For plats, if no time is estab-
lished, then not later than one year after ap-
proval of the final plat by the City Council or
one year after recording of the short subdivi-
sion. The security shall be held by the Admin-
istrative Services Department. (Ord. 4521,
6-5-1995; Ord. 5450, 3-2-2009)
7. Extension of Time Limit: The Adminis-
trator shall annually review the deferred im-
provements and the amount of the security.
Should the Administrator determine that any
improvement need not be installed immedi-
ately, then the Administrator may extend the
deferral for an additional period of time up to
an additional year. Any improvement de-
ferred for five (5) years shall be required to be
installed or shall be waived by the Administra-
tor pursuant to RMC 4-9-250C, Waiver Pro-
cedures, unless the Administrator determines
that it is more likely than not that the improve-
ments would be installed within an additional
five (5) year period of time, in which case the
Administrator may continue to defer the im-
provements year to year subject to the other
conditions contained in this Section. Should
any improvement be initiated before the lapse
of a deferral, and the work is diligently pur-
sued, then the Administrator may extend the
deferral period for a term equivalent to the
time necessary to complete construction, but
subject, however, to continuation of the secu-
rity. At the same time as the granting of any
additional deferral, the security for such de-
ferral shall be reviewed and increased or de-
creased as the Administrator shall deem
necessary, but shall remain in an amount
equal to a minimum of one hundred fifty per-
cent (150%) of the estimated cost of the in-
stallation of the deferred improvement. (Ord.
3988, 4-28-1986; Ord. 5450, 3-2-2009)
8. Acceptable Security: Security accept-
able under this Section may be cash, letter of
credit, set aside letter; provided, that the
funds cannot be withdrawn, spent, or commit-
ted to any third party, or savings account as-
4-9-060C
(Revised 2/15)9 - 10
signed to the City and blocked as to
withdrawal by the secured party without the
City’s approval. Only if these security devices
are unavailable to the applicant, or the appli-
cant can show hardship, will the City accept a
performance bond. Any security device must
be payable to the City upon demand by the
City and not conditioned upon approval or
other process involving the applicant. Secu-
rity must be unequivocally committed to the
project being secured, and cannot be avail-
able for any other purpose. Any security that,
according to its terms, lapses upon a date
certain, will cause the deferral to lapse on that
same date unless additional adequate substi-
tute security has been posted prior to the ter-
mination date of the prior security. Each
security document posted with the City must
be approved by the City Attorney, whose de-
cision as to the acceptability of the security
shall be conclusive. (Ord. 4521, 6-5-1995)
9. Fee in Lieu of Required Street Im-
provements:
a. General: The provisions of this Sec-
tion establish under what circumstances
the requirements of this Chapter may be
satisfied with payment of a fee in lieu of
required street improvements.
b. Authority To Grant and Duration:
i. Application: If the proposed de-
velopment of the subject property re-
quires approval through a short plat
approval described in the subdivision
ordinance, a request for payment of a
fee in lieu of street improvements will
be considered as part of this process
under the provisions of this Section.
ii. Duration: If granted under a
short plat review process, the autho-
rization to pay a fee in lieu of street
improvements is binding on the City
for all development permits issued
for that short plat approval under the
building code within five (5) years of
the granting of the request for pay-
ment of a fee in lieu of street im-
provements.
c. Standards: The City will not accept
the applicant’s proposed payment of a
fee in lieu of street improvements if the
Administrator determines that it is in the
City’s interest that the street improve-
ments be installed abutting the subject
property, taking into account such factors
as the pedestrian safety impacts that re-
sult from the development. The City may
accept payment of a fee in lieu instead of
requiring installation of street improve-
ments in the following circumstances:
i. There are no similar improve-
ments in the vicinity and there is no
likelihood that the improvements will
be needed or required in the next five
(5) years; or
ii. Installation of the required im-
provement would require substantial
off-site roadway modifications; or
iii. The Administrator determines
that installation of the required im-
provement would result in a safety
hazard; or (Ord. 5450, 3-2-2009)
iv. Other unusual circumstances
preclude the construction of the im-
provements as required.
d. Amount of Payment of Fee in Lieu
of Street Improvements: In each in-
stance where the City approves a pro-
posed fee-in-lieu under the provisions of
this Section, the amount of the fee-in-lieu
shall be established at one hundred thirty
three dollars ($133.00) per linear foot for
sidewalks only and two hundred two dol-
lars ($202.00) per linear foot for curb,
gutter and sidewalk. An additional thirty
dollars ($30.00) per linear foot would be
assessed where there is an existing ditch
that would be piped with actual frontage
improvements. Additional fee amounts
will be determined on a case-by-case ba-
sis for other significant street elements,
such as catch basins and curb ramps.
(Ord. 5450, 3-2-2009; Ord. 5749, 1-12-
2015)
e. Use of Funds: In each instance
where the City accepts payment of a fee
in lieu of installing a street improvement
under the provisions of this Section, the
City shall deposit those funds into a re-
serve account and expend the funds col-
lected within five (5) years of the date
4-9-060C
9 - 10.1 (Revised 2/15)
collected to fund other pedestrian safety
improvements in the City.
f. No Further Obligation from the
Property: In each instance where the
City accepts payment of a fee in lieu of in-
(Revised 2/15)9 - 10.2
This page left intentionally blank.
4-9-065A
9 - 11 (Revised 3/13)
stalling street improvements, the subject
property will not be subject to participa-
tion in future street improvement costs
(along the property frontage) unless re-
development occurs that will generate
more traffic trips than what was occurring
at the property at the time of the payment
of the fee in lieu of installation of street
improvements. (Ord. 5170, 12-5-2005)
g. Cost Contribution Toward a City
Capital Improvement Project for Prop-
erties in which Frontage Improve-
ments Have Been Deferred by
Restrictive Covenant: Where restrictive
covenants have been recorded against a
property, requiring the property owner to
pay their fair share of street frontage im-
provements installed as part of a City
capital improvement project and the City
undertakes such capital improvement
project, the owners of said properties
shall pay the City an amount consistent
with subsection C9d of this Section,
Amount of Payment of Fee in Lieu of
Street Improvements. This assessment
must be paid in full within one year follow-
ing notice from the City of such assess-
ment, or the payment may be paid over a
ten (10) year period, with three percent
(3%) per annum interest on the unpaid
balance. For payment over time, the
owner shall receive a bill from the City for
one-tenth (1/10) of the assessment plus
interest. The first yearly payment must be
paid within one year following the initial
notice from the City of the assessment.
Payments over time shall become a lien
against the property. A notice of such lien
specifying the charge, the period covered
by the charge, and giving the address
and property identification (PID) number
shall be filed with the office of the King
County Auditor. When the payment has
been received by the City in full, a certifi-
cate of payment will be recorded with
King County. (Ord. 5428, 11-17-2008)
10. (Repealed by Ord. 5170) (Ord. 4521,
6-5-1995)
11. Security Requirement Binding: The
requirement of the posting of any security
shall be binding on the applicant and the ap-
plicant’s heirs, successors and assigns. (Ord.
3988, 4-28-1986)
12. Record of Deferral: The Administrator
shall note for the Department’s record the fol-
lowing information: the improvements de-
ferred, amount of security or check deposited,
time limit of security or check, name of bond-
ing company, and any other pertinent informa-
tion. (Ord. 4521, 6-5-1995; Ord. 5450,
3-2-2009)
13. Transfer of Responsibility: Whenever
security has been accepted by the Adminis-
trator, then no release of the owner or devel-
oper upon that security shall be granted
unless a new party will be obligated to per-
form the work as agreed in writing to be re-
sponsible under the security, and has
provided security. In the instance where se-
curity would be provided by a condominium
owners’ association or property owners’ as-
sociation, then it shall be necessary for the
owners’ association to have voted to assume
the obligation before the City may accept the
security, and a copy of the minutes of the
owners’ association duly certified shall be
filed along with the security.
14. Administrative Approval Required
Prior to Transfer of Responsibility: The
City shall not be required to permit a substitu-
tion of one party for another on any security if
the Administrator, after full review, feels that
the new owner does not provide sufficient se-
curity to the City that the improvements will
be installed when required. (Ord. 5450,
3-2-2009)
15. Proceeding Against Security: The
City reserves the right, in addition to all other
remedies available to it by law, to proceed
against such security or other payment in lieu
thereof. In case of any suit or action to en-
force any provisions of this code, the devel-
oper shall pay the City all costs incidental to
such litigation including reasonable attor-
ney’s fees. The applicant shall enter into an
agreement with the City requiring payment of
such attorney’s fees. (Ord. 4521, 6-5-1995;
Ord. 5156, 9-26-2005; Ord. 5676, 12-3-2012)
4-9-065 DENSITY BONUS REVIEW:
A. PURPOSE:
The purpose of the density bonus review is to pro-
vide a procedure to review requests for density
bonuses authorized in chapter 4-2 RMC. Density
4-9-065B
(Revised 3/13)9 - 12
bonuses are offered to meet the intent of the
Comprehensive Plan policies, including but not
limited to Land Use and Housing Element policies
and the purpose and intent of the zoning districts.
These bonus provisions are intended to allow
greater flexibility in the implementation of the pur-
pose of the zones in which density bonuses are
allowed. Bonus criteria encourage higher amenity
neighborhoods, affordable housing, building
practices that minimize the environmental im-
pacts of buildings, mixed use development, ag-
gregated open space, superior architecture and
site design, and/or significant environmental en-
hancement/restoration. Bonus provisions for as-
sisted living are intended to allow assisted living
to develop with higher densities, but within a
building footprint and scale of building that would
be expected for other multi-family structures in
the applicable zone. It is expected that all density
bonuses will be achieved with no variances to the
development regulations of the applicable zone.
(Amd. Ord. 4985, 10-14-2002; Ord. 5137,
4-25-2005; Ord. 5573, 11-15-2010)
B. APPLICABILITY:
The density bonus review procedure and review
criteria are applicable to applicants who request
bonuses in the zones which specifically authorize
density bonuses in chapter 4-2 RMC. This Sec-
tion of chapter 4-9 RMC contains density bonus
procedures and review criteria for the residential
uses in the R-14, RM-U, and COR Zones, as well
as assisted living in all zones where it is permit-
ted. (Amd. Ord. 4985, 10-14-2002; Ord. 5137,
4-25-2005; Ord. 5369, 4-14-2008; Ord. 5387,
6-9-2008; Ord. 5503, 11-16-2009, eff. 11-21-
2009)
C. REVIEW PROCESS:
1. Concurrent Review: Density bonus re-
view shall occur concurrently with any other
required land use permit that establishes the
permitted density and use of a site, including
subdivisions, site plan review, and conditional
use permits. When the development proposal
does not otherwise require a subdivision, site
plan review, or conditional use permit to es-
tablish the permitted density of a site, but in-
cludes a density bonus request, the
development proposal shall be reviewed un-
der administrative site plan review require-
ments.
2. Authority: The Community and Eco-
nomic Development Administrator shall de-
termine compliance with the density bonus
process unless the required land use permit
as described in subsection C1 of this Section,
Concurrent Review, requires Hearing Exam-
iner review. (Ord. 5676, 12-3-2012)
3. Submittal Requirements and Fees: An
applicant shall submit applications and fees
in accordance with the requirements for the
primary development application per chap-
ters 4-1 and 4-8 RMC. (Amd. Ord. 4985,
10-14-2002; Ord. 5137, 4-25-2005)
4-9-065D
9 - 12.1 (Revised 3/13)
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This page left intentionally blank.
4-9-070D
9 - 13 (Revised 8/10)
4-9-070 ENVIRONMENTAL REVIEW
PROCEDURES:
A. PURPOSE:
This chapter contains procedures that implement
the requirements of the State Environmental Pol-
icy Act of 1971 (SEPA), Chapter 43.21C RCW, as
amended, and the SEPA rules adopted by the
state of Washington, Department of Ecology. It is
intended that this chapter establishes compliance
with SEPA and the SEPA rules and that compli-
ance with the requirements of this code shall con-
stitute procedural and substantive compliance.
The chapter provides for a citywide approach
and, to the fullest extent possible, the City will uti-
lize a systematic, interdisciplinary approach
which seeks to ensure the integrated use of the
natural and social sciences. The City recognizes
that each person has a fundamental and inalien-
able right to a healthful environment and that
each person has a responsibility to contribute to
the preservation and enhancement of the envi-
ronment. The policies and goals set forth in this
Section are supplementary to those set forth in
existing authorizations of the State and City.
B. AUTHORITY:
The City of Renton adopts this Section under the
State Environmental Policy Act (SEPA), RCW
43.21C.120, and the SEPA rules, WAC 197-11-
904. The City of Renton possesses the authority
to deny or condition actions in order to mitigate or
prevent probable significant adverse environ-
mental impacts. This authority applies to all City
activities including actions as defined in this Sec-
tion.
C. GENERAL STATE REQUIREMENTS:
The City of Renton adopts as its own the policies
and objectives of the State Environmental Policy
Act of 1971, as amended (chapter 43.21C RCW).
The City of Renton adopts the following sections
of chapter 197-11 WAC by reference:
WAC
197-11-040 Definitions.
197-11-050 Lead agency.
197-11-055 Timing of the SEPA process.
197-11-060 Content of environmental
review.
197-11-070 Limitations on actions during
SEPA process.
197-11-080 Incomplete or unavailable infor-
mation.
197-11-090 Supporting documents.
197-11-100 Information required of appli-
cants.
D. SEPA RESPONSIBLE OFFICIAL:
For those proposals for which the City is the lead
agency, the responsible official shall be the Envi-
ronmental Review Committee.
1. Committee Officials: The Environmen-
tal Review Committee shall consist of three
(3) officials designated by the Mayor with
concurrence by the City Council.
2. Committee Authority and Responsi-
bility:
a. The Environmental Review Commit-
tee shall make the threshold determina-
tion, supervise scoping and preparations
of any required environmental impact
statement (EIS), and perform any other
functions assigned to the “lead agency”
or “responsible official” by those sections
of the SEPA rules adopted by reference
in WAC 173-806-020.
b. The Environmental Review Commit-
tee shall supervise compliance with the
threshold determination and, if an EIS is
necessary, shall supervise preparation of
the draft and final EIS.
c. The Environmental Review Commit-
tee is authorized to develop operating
procedures that will ensure responses to
consultation requests are prepared in a
timely fashion and include data from all
appropriate departments of the City. They
may also develop further administrative
and procedural guidelines for the admin-
istration by the responsible official of the
provisions of this Chapter.
d. The Environmental Review Commit-
tee, or its designee, shall be responsible
for preparation of written comments for
the City in response to a consultation re-
quest prior to a threshold determination,
participation in scoping, and reviewing a
draft EIS and City compliance with WAC
197-11-550 whenever the City is a con-
sulted agency.
4-9-070E
(Revised 8/10)9 - 14
E. OTHER AUTHORITY:
1. Hydraulic Projects: For those proposals
requiring a hydraulic project approval under
RCW 75.20.100, the State Department of
Fish and Wildlife shall be considered an
agency with jurisdiction.
2. Successor Agency: If a specific agency
has been named in these rules, and the func-
tions of that agency have changed or been
transferred to another agency, the term shall
mean any successor agency.
F. LEAD AGENCY AUTHORITY:
The City adopts the following sections by refer-
ence, as supplemented by WAC 173-806-050
and 173-806-053 and this part:
WAC
197-11-900 Purpose of this part.
197-11-902 Agency SEPA policies.
197-11-916 Application to ongoing actions.
197-11-920 Agencies with environmental
expertise.
197-11-922 Lead agency rules.
197-11-924 Determining the lead agency.
197-11-926 Lead agency for governmental
proposals.
197-11-928 Lead agency for public and pri-
vate proposals.
197-11-930 Lead agency for private projects
with one agency with jurisdic-
tion.
197-11-932 Lead agency for private projects
requiring licenses from more
than one agency, when one of
the agencies is a county/city.
197-11-934 Lead agency for private projects
requiring licenses from a local
agency, not a county/city, and
one or more state agencies.
197-11-936 Lead agency for private projects
requiring licenses from more
than one state agency.
197-11-938 Lead agencies for specific pro-
posals.
197-11-940 Transfer of lead agency status to
a state agency.
197-11-942 Agreements on lead agency sta-
tus.
197-11-944 Agreements on division of lead
agency duties.
197-11-946 DOE resolution of lead agency
disputes.
197-11-948 Assumption of lead agency sta-
tus.
1. Determination of Lead Agency: The
department within the City receiving an appli-
cation for or initiating a proposal that involves
a nonexempt action shall determine when the
City is the lead agency for that proposal un-
der WAC 197-11-050 and 197-11-922
through 197-11-940; unless the lead agency
has been previously determined or the de-
partment is aware that another department or
agency is in the process of determining the
lead agency. Any department making a lead
agency determination for a private project
shall require sufficient information from the
applicant to identify which other agencies
have jurisdiction over the proposal.
2. Lead Agency Agreements: The Envi-
ronmental Review Committee is authorized
to make agreements as to the lead agency
status or shared lead agency duties for a pro-
posal under WAC 197-11-942 and
197-11-944; provided, that the Environmental
Review Committee and any department that
will incur responsibilities as the result of such
agreement approved the agreement.
3. Other Agency as Lead: When the City is
not the lead agency for a proposal, all depart-
ments of the City shall use and consider, as
appropriate, either the determination of non-
significance (DNS) or the final environmental
impact statement (EIS) of the lead agency in
making decisions on the proposal. The Envi-
ronmental Review Committee shall not pre-
pare or require preparation of a DNS or EIS in
addition to that prepared by the lead agency,
unless required under WAC 197-11-600. In
some cases, the City may conduct supple-
mental environmental review under WAC
197-11-600.
4. City Objections: If the City or any of its
departments receives a lead agency determi-
nation made by another agency that appears
inconsistent with the criteria of WAC
197-11-922 through 197-11-940, it may ob-
ject to the determination. Any objection must
be made to the agency originally making the
determination and resolved within fifteen (15)
days of receipt of the determination, or the
City must petition the Department of Ecology
for a lead agency determination under WAC
197-11-946 within the fifteen (15) day time
4-9-070G
9 - 15 (Revised 8/10)
period. Any such petition on behalf of the City
may be initiated by the Environmental Review
Committee.
G. CATEGORICAL EXEMPTIONS:
The City adopts the following sections by refer-
ence, as supplemental in this part: WAC
197-11-300, Purpose of this part; and
197-11-305, Categorical exemptions. The City
adopts by reference the following rules for cate-
gorical exemptions, as supplemented in this Sec-
tion, including WAC 173-806-070 (Flexible
thresholds), 173-806-080 (Use of exemptions),
and 173-806-190 (Critical areas):
WAC
197-11-800 Categorical exemptions.
197-11-880 Emergencies.
197-11-890 Petitioning DOE to change
exemptions.
1. Local Modifications: Under the author-
ity established by WAC 197-11-800(1)(c), the
City of Renton establishes the following ex-
empt levels for minor new construction based
on local conditions, replacing the exempt lev-
els of WAC 197-11-800(1)(b)(i) and (v).
Whenever the City establishes new exempt
levels under this Section, it shall send them to
the Department of Ecology, Headquarters Of-
fice, Olympia, Washington, 98504 under
WAC 197-11-800(1)(c).
a. For residential dwelling units in WAC
197-11-800(1)(b)(i): nine (9) or less
dwelling units.
b. For landfills and excavations in WAC
197-11-800(1)(b)(v): Up to five hundred
(500) cubic yards or less.
2. Exemption Decision: Each department
within the City that receives an application for
a license or, in the case of governmental pro-
posals, the department initiating the proposal
shall determine whether the license and/or
the proposal is exempt. The department’s de-
termination that a proposal is exempt shall be
final and not subject to administrative review.
If a proposal is exempt, none of the proce-
dural requirements of this Section apply to
the proposal. The City shall not require com-
pletion of an environmental checklist for an
exempt proposal.
3. Proposal Description: In determining
whether or not a proposal is exempt, the de-
partment shall make certain the proposal is
properly defined and shall identify the gov-
ernmental licenses required (WAC
197-11-060).
4. Review Criteria: A department which is
determining whether or not a proposal is ex-
empt shall ascertain the total scope of the
proposal and the governmental licenses re-
quired. If a proposal includes a series of ac-
tions, physically or functionally related to
each other, some of which are exempt and
some of which are not, the proposal is not ex-
empt. For any such proposal, the lead agency
shall be determined, even if the license appli-
cation which triggers the department’s con-
sideration is otherwise exempt. If the lead
agency is the City, then the responsible offi-
cial shall be designated as defined in subsec-
tion D of this Section.
5. Exempt and Nonexempt Actions: If a
proposal includes both exempt and nonex-
empt actions, exempt actions may be autho-
rized with respect to the proposal prior to the
compliance with the procedural requirements
of these guidelines except that:
a. The City shall not give authorization
for:
i. Any nonexempt action;
ii. Any action that would have an
adverse environmental impact;
iii. Any action that would limit the
choice of alternatives; or
iv. Any action that will irrevocably
commit the City to approve or autho-
rize a major action.
b. A department may withhold approval
of an exempt action that would lead to
modification of the physical environment,
when such modification would serve no
purpose if nonexempt action(s) were not
approved; and a department may with-
hold approval of exempt actions that
would lead to substantial financial expen-
ditures by a private applicant when the
expenditures would serve no purpose if
nonexempt action(s) were not approved.
4-9-070H
(Revised 8/10)9 - 16
6. Timing: Identification of categorical ex-
empt actions shall occur within ten (10) days
of submission of an adequate and complete
application.
7. Effect of Exemption: If a proposal is ex-
empt, none of the procedural requirements of
this Section apply to the proposal. The City
shall not require completion of an environ-
mental checklist for an exempt proposal.
H. CRITICAL AREAS/INAPPLICABLE
EXEMPTIONS:
1. Critical Areas Maps: The map(s) in
RMC 4-3-050Q identify critical areas. The
maps in RMC 4-3-090 identify regulated
Shorelines of the State. The specific environ-
mentally critical areas where SEPA exemp-
tions are not applicable are identified in
subsection H2 of this Section.
2. Critical Areas Designated: Wetlands,
Protected Slopes, Very High Landslide Haz-
ard Areas, Class 2 to 4 Streams and Lakes,
Shorelines of the State designated as Natural
or Conservancy, or Shorelines of the State
designated Urban if also meeting the require-
ment of subsection H3a or H3c of this Sec-
tion, and the one hundred (100) year
floodway, as mapped and identified pursuant
to subsection H1 of this Section, or when
present according to the critical area classifi-
cation criteria of RMC 4-3-050, are desig-
nated as environmentally critical areas
pursuant to the State Environmental Policy
Act, WAC 197-11-908.
3. Inapplicable Exemptions:
a. Certain exemptions do not apply on
lands covered by water, and this remains
true regardless of whether or not lands
covered by water are mapped. Unidenti-
fied exemptions shall continue to apply
within environmentally critical areas of
the City.
b. For each critical area, the exemp-
tions within WAC 197-11-800 that are in-
applicable for that area are:
WAC 197-11-800(1)
WAC 197-11-800(2)(d, e, f, g)
WAC 197-11-800(6)(a)
WAC 197-11-800(13)(c)
WAC 197-11-800(23)(c, e)
WAC 197-11-800(24)(a, b, c, d, f, g)
WAC 197-11-800(25)
c. The following SEPA categorical ex-
emptions shall not apply to wetlands:
WAC 197-11-800(1)
WAC 197-11-800(2)
WAC 197-11-800(3)
WAC 197-11-800(4)
WAC 197-11-800(6)
WAC 197-11-800(8)
WAC 197-11-800(25)
4. Proposals Located within Critical Ar-
eas: The City shall treat proposals located
wholly or partially within a critical area no dif-
ferently than other proposals under this Sec-
tion, making a threshold determination for all
such proposals. The City shall not automati-
cally require an EIS for a proposal merely be-
cause it is proposed for location in a critical
area.
I. ENVIRONMENTAL CHECKLIST:
1. When Required: A completed environ-
mental checklist (or a copy), in the form pro-
vided in WAC 197-11-960, along with the
appropriate environmental fees, shall be filed
at the same time as an application for a per-
mit, license, certificate, or other approval not
specifically exempted in this Section; except,
a checklist is not needed if the Environmental
Review Committee and applicant agree an
EIS is required, SEPA compliance has been
completed, or SEPA compliance has been
initiated by another agency.
2. Lead Agency and Threshold Determi-
nation: The department within the City re-
ceiving the application or initiating the action
shall use the environmental checklist to de-
termine the lead agency. If the City is the lead
agency, the Environmental Review Commit-
tee shall use the environmental checklist for
making the threshold determination.
3. Checklist Preparation:
a. For private proposals the department
within the City receiving the application
will require the applicant to complete the
environmental checklist, providing assis-
tance as necessary. The Environmental
4-9-070J
9 - 17 (Revised 8/10)
Review Committee may require that it,
and not the private applicant, will com-
plete all or part of the environmental
checklist for a private proposal, if either of
the following occurs:
i. The City has technical informa-
tion on a question or questions that is
unavailable to the private applicant;
or
ii. The applicant has provided inac-
curate information on previous pro-
posals or on proposals currently
under consideration.
b. For City proposals the department
initiating the proposal shall complete the
environmental checklist for that proposal.
4. Additional Information: The Environ-
mental Review Committee may require spe-
cific detailed information at any time.
J. THRESHOLD DETERMINATION
PROCESS:
This part contains rules for evaluating the impacts
of the proposals not requiring an environmental
impact statement (EIS). The City adopts the fol-
lowing sections by reference, as supplemental in
this part:
WAC
197-11-310 Threshold determination
required.
197-11-315 Environmental checklist.
197-11-330 Threshold determination pro-
cess.
197-11-335 Additional information.
197-11-340 Determination of nonsignifi-
cance (DNS).
197-11-350 Mitigated DNS.
197-11-355 Optional DNS process.
197-11-360 Determination of significance
(DS)/initiation of scoping.
197-11-390 Effect of threshold determina-
tion.
1. Identification of Impacts: As much as
possible, the Environmental Review Commit-
tee should assist the applicant with identifica-
tion of impacts to the extent necessary to
formulate mitigation measures.
2. Time Limits: The following time limits
(expressed in calendar days) shall apply to
the processing of all private projects and to
those governmental proposals submitted to
this City by other agencies:
a. Threshold determinations not requir-
ing further information from the applicant
or consultation with agencies with juris-
diction should be completed within fifteen
(15) days of submission of an adequate
application and the completed checklist.
b. Threshold determinations requiring
further information from the applicant or
consultation with other agencies with ju-
risdiction should be completed within
twenty (20) days of receiving the re-
quested information from the applicant or
the consulted agency; requests by the
City for such further information should
be made within twenty (20) days of the
submission of an adequate application
and completed checklist; when a request
for further information is submitted to a
consulted agency, the City shall wait a
maximum of thirty (30) days for the con-
sulted agency to respond. Threshold de-
terminations which require that further
studies including, but not limited to, field
investigations be initiated by the City
should be completed within thirty (30)
days of submission of an adequate appli-
cation and the completed checklist.
c. Threshold determinations on actions
where the applicant recommends in writ-
ing that an EIS be prepared, because of
the probable significant adverse environ-
mental impacts described in the applica-
tion, shall be completed within twenty
(20) days of submission of an adequate
application and the completed checklist.
d. When a threshold determination is
expected to require more than twenty
(20) days to complete and a private appli-
cant requests notification of the date
when a threshold determination will be
made, the Environmental Review Com-
mittee or its agent shall transmit to the
private applicant a written statement as
to the expected date of decision.
3. Mitigated DNS Authorized: As provided
in this Section and in WAC 197-11-350, the
Environmental Review Committee may issue
4-9-070J
(Revised 8/10)9 - 18
a DNS based on changes to, or clarification
of, the proposal made by the applicant.
4. Changed Proposal: When an applicant
submits a changed or clarified proposal,
along with a revised or amended environ-
mental checklist, the Environmental Review
Committee shall base its threshold determi-
nation on the changed or clarified proposal
and should make the determination within
twenty (20) days of receiving the changed or
clarified proposal.
5. DNS Authorized: If the Environmental
Review Committee indicated specific mitiga-
tion measures in its response to the request
for early notice, and the applicant changed or
clarified the proposal to include those specific
mitigation measures, the Environmental Re-
view Committee shall issue and circulate a
DNS under WAC 197-11-340(2).
6. DNS or DS Authorized: If the Environ-
mental Review Committee indicated areas of
concern, but did not indicate specific mitiga-
tion measures that would allow it to issue a
DNS, the Environmental Review Committee
shall make the threshold determination, issu-
ing a DNS or DS as appropriate.
7. Mitigation Measures: The applicant’s
proposed mitigation measures (clarifications,
changes or conditions) must be in writing and
must be specific, feasible and enforceable.
For example, proposals to “control noise” or
“prevent stormwater runoff” are inadequate,
whereas proposals to “muffle machinery to X
decibel” or “construct two hundred foot (200')
stormwater retention pond at Y location” are
adequate.
a. Mitigation measures which justify is-
suance of a mitigated DNS may be incor-
porated in the DNS by reference to
agency staff reports, studies or other doc-
uments.
b. Mitigation measures incorporated in
the mitigated DNS shall be deemed con-
ditions of approval of the permit decision
and may be enforced in the same man-
ner as any term or condition of the permit,
or enforced in any manner specifically
prescribed by the City.
8. Public Comment and Notice Period: A
mitigated DNS (MDNS) is issued under WAC
197-11-340(2), requiring a fifteen (15) day
comment period and public notice.
9. Staff Recommendation: For nonexempt
proposals, the DNS for the proposal shall ac-
company the City’s staff recommendation to
the Hearing Examiner or other appropriate
advisory body, such as the Planning Commis-
sion.
10. Effect of MDNS: The Environmental
Review Committee’s written response under
this Section (DNS) shall not be construed as
a determination of significance. In addition,
preliminary discussion of clarifications or
changes to a proposal, as opposed to a writ-
ten request for early notice, shall not bind the
Environmental Review Committee to con-
sider the clarification or changes in its thresh-
old determination.
11. Request for Early Notice: An applicant
may request in writing early notice of whether
a DS is likely under WAC 197-11-350.
a. The request must follow submission
of an environmental checklist for a non-
exempt proposal for which the City is
lead agency and precede the City’s ac-
tual threshold determination for proposal.
b. The Environmental Review Commit-
tee should respond to the request for
early notice within fifteen (15) working
days. The response shall:
i. Be written;
ii. State whether the Environmental
Review Committee currently consid-
ers issuance of a DS likely and, if so,
indicate the general or specific
area(s) of concern that is/are leading
the Environmental Review Commit-
tee to consider a DS; and
iii. State that the applicant may
change or clarify the proposal to mit-
igate the indicated impacts, revising
the environmental checklist and/or
permit application as necessary to
reflect the changes or clarifications.
4-9-070M
9 - 19 (Revised 8/10)
K. ENVIRONMENTAL IMPACT
STATEMENTS (EIS):
1. Purpose: This part contains the rules for
deciding whether a proposal has a “probable
significant, adverse environmental impact”
requiring an environmental impact statement
(EIS) to be prepared and contains the rules
for preparing environmental impact state-
ments. The City adopts the following sections
by reference, as supplemented by this part:
WAC
197-11-400 Purpose of EIS.
197-11-402 General requirements.
197-11-405 EIS types.
197-11-406 EIS timing.
197-11-408 Scoping.
197-11-410 Expanded scoping (Optional).
197-11-420 EIS preparation.
197-11-425 Style and size.
197-11-430 Format.
197-11-440 EIS contents.
197-11-442 Contents of EIS on nonproject
proposal.
197-11-443 EIS contents when prior non-
project EIS.
197-11-444 Elements of the environment.
197-11-448 Relationship of EIS to other con-
siderations.
197-11-450 Cost-benefit analysis.
197-11-455 Issuance of DEIS.
197-11-460 Issuance of FEIS.
2. Review of draft and final EIS (DEIS and
FEIS) and draft and final supplemental EISs
(SEIS) is the responsibility of the Environ-
mental Review Committee. Before the City is-
sues an EIS, the Environmental Review
Committee shall be satisfied that it complies
with this Section and chapter 197-11 WAC.
3. Preparation of Environmental Impact
Statement: The DEIS and FEIS or draft and
final SEIS shall be prepared by the City staff,
the applicant, or by a consultant selected by
the City through its consultant selection pro-
cess. If the Environmental Review Commit-
tee requires an EIS for a proposal and
determines that someone other than the City
will prepare the EIS, the Environmental Re-
view Committee shall notify the applicant im-
mediately after completion of the threshold
determination. The Environmental Review
Committee shall also notify the applicant of
the City’s procedure for EIS preparation, in-
cluding approval of the DEIS and FEIS prior
to distribution.
4. Information Required: The City may re-
quire an applicant to provide information the
City does not possess, including, but not lim-
ited to, specific investigations. However, the
applicant is not required to supply information
that is not required under this Section or that
is being requested from another agency.
(This does not apply to information the City
may request under another ordinance or stat-
ute.)
5. Staff Recommendation: For nonexempt
proposals, the final EIS for the proposal shall
accompany the City’s staff recommendation
to the Hearing Examiner or other appropriate
advisory body, such as the Planning Commis-
sion.
6. Information Shall Be Provided: The
Environmental Review Committee may
refuse to process and consider a private ap-
plication further if the applicant fails or re-
fuses to provide information required for the
preparation of an adequate EIS.
7. Additional Elements: The Environmen-
tal Review Committee may require the follow-
ing additional elements as part of the
environment for the purpose of EIS content,
but these elements do not add to the criteria
for threshold determination or perform any
other function or purpose under this Section.
a. Economics, including the effects on
both the public and private sector,
b. Cultural factors,
c. Quality of life,
d. Neighborhood cohesion,
e. Sociological factors, and
f. Image of the City.
L. RECONSIDERATIONS: (Reserved)
M. SEPA SUBSTANTIVE AUTHORITY:
This part contains rules (and policies) for SEPA’s
substantive authority, such as decisions to miti-
gate or reject proposals as a result of SEPA. The
City adopts the following sections by reference:
4-9-070M
(Revised 8/10)9 - 20
WAC
197-11-650 Purpose of this part.
197-11-655 Implementation.
197-11-660 Substantive authority and miti-
gation.
197-11-680 Appeals.
1. Supplemental Policies and Goals: The
policies and goals set forth in this Section are
supplementary to those in the existing autho-
rization of the City of Renton.
2. Substantive Authority: The City desig-
nates and adopts by reference the following
policies as the basis for the City exercise of
authority pursuant to this Section:
a. The City shall use all practicable
means, consistent with other essential
considerations of State policy, to improve
and coordinate plans, functions, pro-
grams, and resources to the end that the
State and its citizens may:
i. Fulfill the responsibilities of each
generation as trustee of the environ-
ment for succeeding generations;
ii. Assure for all people of Washing-
ton safe, healthful, productive, and
aesthetically and culturally pleasing
surroundings;
iii. Attain the widest range of bene-
ficial uses of the environment without
degradation, risk to health or safety,
or other undesirable and unintended
consequences;
iv. Preserve important historic, cul-
tural, and natural aspects of our na-
tional heritage;
v. Maintain, wherever possible, an
environment which supports diversity
and variety of individual choice;
vi. Achieve a balance between
population and resource use which
will permit high standards of living
and a wide sharing of life’s amenities;
and
vii. Enhance the quality of renew-
able resources and approach the
maximum attainable recycling of de-
pletable resources.
b. The City adopts, by reference, the
policies in the following City codes, ordi-
nances, resolutions and plans as they
currently appear and as hereafter
amended:
Cedar River Master Plan (1976)
Comprehensive Solid Waste Manage-
ment Plan (1983)
Green River Valley Plan (1984)
Fire Department Master Plan (1987)
Airport Master Plan
King County Stormwater Management
Manual (1990)
Comprehensive Water System Plan
Comprehensive Park, Recreation and
Open Space Plan
Long Range Wastewater Management
Plan
King County Comprehensive Housing Af-
fordability Strategy (CHAS)
Shoreline Master Program
King County Solid Waste Management
Plan
Countywide Planning Policies
Six-Year Transportation Improvement
Plan
Street Arterial Plan
Traffic Mitigation Resolution and Fee
(1994)
Parks Mitigation Resolution and Fee
(1994)
Fire Mitigation Resolution and Fee
(1994)
Comprehensive Plan
4-9-070O
9 - 21 (Revised 8/10)
3. Attaching Conditions: The City may at-
tach conditions to a permit or approval for a
proposal so long as:
a. Such conditions are necessary to
mitigate specific probable adverse envi-
ronmental impacts identified in environ-
mental documents prepared pursuant to
this Section; and
b. Such conditions are in writing; and
c. The mitigation measures included in
such conditions are reasonable and ca-
pable of being accomplished; and
d. The City has considered whether
other local, State, or Federal mitigation
measures applied to the proposal are
sufficient to mitigate the identified im-
pacts; and
e. Such conditions are based on one or
more policies in subsection M2 of this
Section and cited in the license or other
decision document.
4. Denial Authorized: The City may deny a
permit or approval for a proposal on the basis
of SEPA so long as:
a. A finding is made that approving the
proposal would result in probable signifi-
cant adverse environmental impacts that
are identified in a FEIS or final SEIS pre-
pared pursuant to this Section; and
b. A finding is made that there are no
reasonable mitigation measures capable
of being accomplished that are sufficient
to mitigate the identified impact; and
c. The denial is based on one or more
policies identified in subsection M2 of this
Section and identified in writing in the de-
cision document.
5. Environmental Review Committee
Recommendations: Where a FEIS or DNS
has been prepared, the Environmental Re-
view Committee may recommend to the deci-
sion maker those reasonable conditions nec-
essary to mitigate or avoid the adverse
impacts of the proposal. Said recommenda-
tion shall be adopted as a condition of ap-
proval, unless the decision maker identifies in
writing a substantial error in fact or conclusion
by the Environmental Review Committee.
6. Action of Decision Maker: Based upon
such finding, the decision maker may revise
the recommended conditions or may remand
the proposal to the Environmental Review
Committee for reconsideration. Nothing in
this provision shall be deemed to limit the au-
thority of the decision maker to impose condi-
tions under SEPA beyond those
recommended by Environmental Review
Committee or to condition or deny a proposal
based upon other statutory authority.
N. USING EXISTING ENVIRONMENTAL
DOCUMENTS:
This part contains rules for using and supple-
menting existing environmental documents pre-
pared under SEPA or National Environmental
Policy Act (NEPA) for the City’s own environmen-
tal compliance. The City adopts the following sec-
tions by reference:
WAC
197-11-600 When to use existing environ-
mental documents.
197-11-610 Use of NEPA documents.
197-11-620 Supplemental environmental
impact statement – Procedures.
197-11-625 Addenda – Procedures.
197-11-630 Adoption – Procedures.
197-11-635 Incorporation by reference –
Procedures.
197-11-640 Combining documents.
O. PUBLIC NOTICE AND COMMENTING:
This part contains rules for consulting, comment-
ing, and responding on all environmental docu-
ments under SEPA, including rules for public
notice and hearings. The City adopts the follow-
ing sections by reference, as supplemented in
this part:
WAC
197-11-500 Purpose of this part.
197-11-502 Inviting comment.
197-11-504 Availability and cost of environ-
mental documents.
197-11-508 SEPA register.
197-11-535 Public hearings and meetings.
197-11-545 Effect of no comment.
197-11-550 Specificity of comments.
197-11-560 FEIS response to comments.
4-9-070P
(Revised 8/10)9 - 22
197-11-570 Consulted agency costs to
assist lead agency.
1. Threshold Determinations: Whenever
the Environmental Review Committee of the
City of Renton issues a DNS under WAC
197-11-340(2) or a DS under WAC
197-11-360(3) the Environmental Review
Committee shall give public notice as follows:
a. If no public notice is required for the
permit or approval, the City shall give no-
tice of the DNS or DS by:
i. Posting the property, for site-spe-
cific proposals; and
ii. Publishing notice in a newspaper
of general circulation in the county,
city, or general area where the pro-
posal is located.
b. Whenever the Environmental Re-
view Committee issues a DS under WAC
197-11-360(3), the Environmental Re-
view Committee shall state the scoping
procedure for the proposal in the DS as
required in WAC 197-11-408 and in the
public notice.
2. Public Notice: Whenever the Environ-
mental Review Committee issues a DEIS un-
der WAC 197-11-455(5) or a SEIS under
WAC 197-11-620, notice of the availability of
those documents shall be given by:
a. Posting the property, for site-specific
proposals; and
b. Publishing notice in a newspaper of
general circulation in the county, city, or
general area where the proposal is lo-
cated.
3. Consolidation of Public Notice: When-
ever possible, the Environmental Review
Committee shall integrate the public notice re-
quired under this Section with existing notice
procedures for the City’s nonexempt permit(s)
or approval(s) required for the proposal.
4. Responsibility of Cost: The Environ-
mental Review Committee may require an
applicant to complete the public notice re-
quirements for the applicant’s proposal at his
or her expense.
5. Notice: The City, applicant for, or propo-
nent of any action may publish a notice of ac-
tion pursuant to RCW 43.21C.080 for any
action. The form of the notice shall be sub-
stantially in the form provided in WAC
197-11-990. The notice shall be published by
the City Clerk or County Auditor, applicant or
proponent pursuant to RCW 43.21C.080. An
applicant’s request for publication shall in-
clude payment of the costs associated with
such notice.
6. Record Retention: The City shall retain
all documents required by the SEPA rules
(chapter 197-11 WAC) and make them avail-
able in accordance with chapter 42.17 RCW.
P. DEFINITIONS AND INTERPRETATION
OF TERMS:
This part contains uniform usage and definitions
of terms under SEPA. The City adopts the follow-
ing sections by reference, as supplemented by
WAC 173-806-040.
WAC
197-11-700 Definitions.
197-11-702 Act.
197-11-704 Action.
197-11-706 Addendum.
197-11-708 Adoption.
197-11-710 Affected tribe.
197-11-712 Affecting.
197-11-714 Agency.
197-11-716 Applicant.
197-11-718 Built environment.
197-11-720 Categorical exemption.
197-11-721 Closed record appeal.
197-11-722 Consolidated appeal.
197-11-724 Consulted agency.
197-11-726 Cost-benefit analysis.
197-11-728 County/city.
197-11-730 Decision maker.
197-11-732 Department.
197-11-734 Determination of nonsignifi-
cance (DNS).
197-11-736 Determination of significance
(DS).
197-11-738 EIS.
197-11-740 Environment.
197-11-742 Environmental checklist.
197-11-744 Environmental document.
197-11-746 Environmental review.
197-11-750 Expanded scoping.
197-11-752 Impacts.
197-11-754 Incorporation by reference.
197-11-756 Lands covered by water.
4-9-070P
9 - 23 (Revised 8/10)
197-11-758 Lead agency.
197-11-760 License.
197-11-762 Local agency.
197-11-764 Major action.
197-11-766 Mitigated DNS.
197-11-768 Mitigation.
197-11-770 Natural environment.
197-11-772 NEPA.
197-11-774 Nonproject.
197-11-775 Open record hearing.
197-11-776 Phased review.
197-11-778 Preparation.
197-11-780 Private project.
197-11-782 Probable.
197-11-784 Proposal.
197-11-786 Reasonable alternative.
197-11-788 Responsible official.
197-11-790 SEPA.
197-11-792 Scope.
197-11-793 Scoping.
197-11-794 Significant.
197-11-796 State agency.
197-11-797 Threshold determination.
197-11-799 Underlying governmental action.
1. Interpretation:
a. Unless the context clearly requires
otherwise:
i. Use of the singular shall include
the plural and conversely.
ii. “Preparation” of environmental
documents refers to preparing or su-
pervising the preparation of docu-
ments, including issuing, filing,
printing, circulating, and related re-
quirements.
iii. “Impact” refers to environmental
impact.
iv. “Permit” means “license” (WAC
197-11-760).
v. “Commenting” includes but is not
synonymous with “consultation.”
vi. “Environmental cost” refers to
adverse environmental impact and
may or may not be quantified.
vii. “EIS” refers to draft, final, and
supplemental EISs (WAC
197-11-405 and 197-11-738).
viii. “Under” includes pursuant to,
subject to, required by, established
by, in accordance with, and similar
expressions of legislative or adminis-
trative authorization or direction.
ix. “Shall” is mandatory.
x. “May” is optional and permissive
and does not impose a requirement.
xi. “Include” means “include but not
limited to.”
b. The following terms are synony-
mous:
i. Effect and impact (WAC
197-11-752).
ii. Environment and environmental
quality (WAC 197-11-740).
iii. Major and significant (WAC
197-11-764 and 197-11-794).
iv. Proposal and proposed action
(WAC 197-11-784).
v. Probable and likely (WAC
197-11-782).
c. In addition to those definitions con-
tained within WAC 197-11-700 through
197-11-799, when used in this Section,
the following terms shall have the follow-
ing meanings, unless the context indi-
cates otherwise:
DEPARTMENT: Any division, subdivision
or organizational unit of the City estab-
lished by ordinance, rule, or order.
DNS: Determination of nonsignificance.
DS: Determination of significance.
EARLY NOTICE: The City’s response to
an applicant stating whether it considers
issuance of a determination of signifi-
cance likely for the applicant’s proposal
(mitigated determination of nonsignifi-
cance (DNS) procedures).
EIS: Environmental impact statement.
4-9-070Q
(Revised 8/10)9 - 24
ERC: The Environmental Review Com-
mittee of the City of Renton.
ORDINANCE: The ordinance, resolu-
tion, or other procedure used by the City
to adopt regulatory requirements.
SEPA RULES: Chapter 197-11 WAC
adopted by the Department of Ecology.
Q. FORMS ADOPTED BY REFERENCE:
The City adopts the following forms and sections
by reference:
WAC
197-11-960 Environmental checklist.
197-11-965 Adoption notice.
197-11-970 Determination of nonsignifi-
cance (DNS).
197-11-980 Determination of significance
(DS).
197-11-985 Notice of assumption of lead
agency status.
197-11-990 Notice of action.
R. APPEALS:
Except for permits and variances issued pursuant
to RMC 4-3-090, Shoreline Master Program Reg-
ulations, when any proposal or action is granted,
conditioned, or denied on the basis of SEPA by a
nonelected official, the decision shall be appeal-
able to the Hearing Examiner under the provi-
sions of RMC 4-8-110, Appeals.
S. EXPIRATION: (Reserved)
T. MODIFICATIONS OF APPROVED
PLANS: (Reserved)
(Ord. 3891, 2-25-1985; Ord. 4353, 6-1-1992; Ord.
4725, 5-18-1998; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Ord. 4999, 1-13-2003; Ord.
5137, 4-25-2005; Ord. 5530, 3-8-2010)
4-9-075 PERMITS:
A. APPLICABILITY:
Utilities providing service within the City of
Renton (cable TV, cable modem, natural gas,
telecommunications, and electrical) shall do so
under approved franchise or agreement with the
City. If, for any reason, a utility is allowed to pro-
vide service within the City of Renton without an
approved agreement with the City, they shall be
subject to the permitting requirements of this Sec-
tion.
B. PERMIT REQUIRED:
Construction by one of these utilities within rights-
of-way, easements, and on public property is sub-
ject to a permit.
C. SUBMITTAL REQUIREMENTS FEES:
1. Fees: Fees shall be stipulated in RMC
4-1-180A.
2. Submittal Requirements: Submittal re-
quirements shall be stipulated by the Devel-
opment Services Division. (Ord. 5153,
9-26-2005)
4-9-080 GRADING, EXCAVATION
AND MINING PERMITS AND
LICENSES:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
Except as exempted in subsection C of this Sec-
tion, no person shall do any work without first ob-
taining the required special permit and license.
Separate special permits and licenses shall be re-
quired for each site and may cover both excava-
tions and fills. (Ord. 2820, 1-14-1974, eff.
1-19-1974, Amd. Ord. 3098, 12-17-1996, eff.
1-26-1977, Ord. 3592, 12-14-1981)
C. EXEMPTIONS:
No person shall do any mining, excavation or
grading without first having obtained a special
permit from the Hearing Examiner and an annual
license issued by the Development Services Divi-
sion with the concurrence of the Building Official,
except for the following:
1. An excavation below finished grade for
basements and footings of a building, retain-
4-9-080F
9 - 25 (Revised 4/12)
ing wall or other structure authorized by a
valid building permit. This shall not exempt
any fill made with the material from such ex-
cavation nor exempt any excavation having
an unsupported height greater than five feet
(5') after the completion of such structure.
2. Cemetery graves.
3. Excavations for water wells or tunnels or
installation of service utilities by public and
private utilities.
4. Public projects which result in dredging
or placement of fill on lands covered by water,
provided State and Federal permits are re-
quired to complete the activity.
5. An excavation which (a) is less than two
feet (2') in depth, or (b) which does not create
a cut slope greater than five feet (5') in height
and steeper than one and one-half horizontal
to one vertical (1-1/2:1), or which does not ex-
ceed fifty (50) cubic yards on any one lot and
does not obstruct a drainage course.
6. A fill less than one foot (1') in depth, and
placed on natural terrain with a slope flatter
than five horizontal to one vertical (5:1) or
less than three feet (3') in depth, not intended
to support structures, which does not exceed
fifty (50) cubic yards on any one lot and does
not obstruct a drainage course.
7. The construction or maintenance of on-
site roads in remote areas; or excavation or
grading for farming purposes; or on-site con-
struction. In cases of on-site construction, the
plans for such activities shall require the prior
written approval of the City. (Ord. 5650,
12-12-2011)
D. SUBMITTAL REQUIREMENTS AND
FEES:
Shall be as listed in RMC 4-1-140G, Grade and
Fill License Fees, and 4-8-120, Submittal Re-
quirements.
E. REVIEW PROCESS FOR MINOR
ACTIVITY:
1. Building Section Authority: In order to
expedite small projects, any mining, excava-
tion or grading of five hundred (500) cubic
yards or less shall be reviewed by the Devel-
opment Services Division. The Division may
accept, reject, modify or impose reasonable
conditions which shall include but are not lim-
ited to posting of bonds; installation of land-
scaping; limitation of work hours; control of
dust and mud; rehabilitation and reuse of the
site. Proper application shall be made to the
Development Services Division.
2. Annual License: Application for the an-
nual license shall be made to the Develop-
ment Services Division. The Division may
issue a license for the work.
3. Time for Completion: All work is to be
completed within ninety (90) days from the
date of issuance or the license shall be null
and void.
4. Issuance of License: The plans and re-
ports shall be approved by the Development
Services Division before a license is issued.
5. Revocation of Permit: The Develop-
ment Services Division is authorized to re-
voke any annual license issued pursuant to
the terms of this Section if after due investiga-
tion they determine that the permittee has vi-
olated any of the provisions of this Section.
Notice of revocation shall be in writing and
shall advise the licensee of the violations
found. The permittee shall have a reasonable
period of time not to exceed forty five (45)
days in which to remedy the defects or omis-
sions specified. In the event the licensee fails
or neglects to do so within the time period, the
order of revocation shall be final. A total or
partial stop work order may be issued for
good reason. (Ord. 2820, 1-17-1974; Amd.
3592, 12-14-1992)
F. REVIEW PROCESS FOR MAJOR
ACTIVITY:
1. Authority:
a. Hearing Examiner Authority: For
any mining, excavation or grading in ex-
cess of five hundred (500) cubic yards,
the Hearing Examiner shall review, ap-
prove, disapprove, or approve with condi-
tions the location of the site and its effect
on the surrounding area.
b. Development Services Division
Authority: The Development Services
4-9-080F
(Revised 4/12)9 - 26
Division, which is the administering au-
thority, shall enforce the requirements of
the Hearing Examiner and the standards
established by this Title.
2. Special Fill and Grade Permit Re-
quired: The Hearing Examiner may grant a
special permit, after a public hearing thereon
in any zone, to allow the drilling, quarrying,
mining or depositing of minerals or materials,
including but not limited to petroleum, coal,
sand, gravel, rock, clay, peat and topsoil. A
special permit shall be required on each site
of such operation. (Ord. 2820, 1-14-1974;
Amd. Ord. 3098, 12-17-1976; Amd. Ord.
3592, 12-14-1981)
3. Annual Grading License: A special per-
mit shall be granted prior to the Development
Services Division issuing any annual license
authorized by this Section. Licenses granted
shall be issued for not more than one year
and may be renewed if the operation is pro-
gressing according to the approved plans.
4. Review Criteria for Special Grade and
Fill Permit: To grant a special permit, the
Hearing Examiner shall make a determina-
tion that:
a. Compatibility of Proposed Use:
The proposed activity would not be un-
reasonably detrimental to the surround-
ing area. The Hearing Examiner shall
consider, but is not limited to, the follow-
ing:
i. Size and location of the activity.
ii. Traffic volume and patterns.
iii. Screening, landscaping, fencing
and setbacks.
iv. Unsightliness, noise and dust.
v. Surface drainage.
vi. The length of time the applica-
tion of an existing operation has to
comply with nonsafety provisions of
this Title.
5. Progressive Rehabilitation and Re-
use: The Hearing Examiner shall approve
the reuse of the site and the phasing to
achieve the reuse.
6. Conformance with Examiner’s Ap-
proved Plan Required: In the event that a
permit is granted, excavation, removal or fill
shall be permitted only in accordance with the
plan approved by the Hearing Examiner. Re-
habilitation shall take place in accordance
with the approved plan and in a logical se-
quence so that satisfactory conditions shall
be maintained on the premises. Rehabilita-
tion shall be done in stages compatible with
continuing operations. The Hearing Examiner
may require the drafting of rehabilitation
plans by a licensed landscape architect.
7. Final Approval: After the applicant has
completed the approved amount of excava-
tion, fill or other activity, the final grading of the
site, and the applicant or another developer
begins to develop or construct the new use of
the site, the Development Services Division
shall relinquish jurisdiction of this Section pro-
vided reasonable progress is occurring on the
new use.
8. Other Requirements/Noncity Review:
Issuing a permit under this Section does not
relieve the holder from requirements of other
government agencies. In addition to the re-
quirements of the State Surface Mining Rec-
lamation Act, review by other interested City,
County, State and Federal organizations may
be requested.
9. Inspection and Enforcement Author-
ity: The Development Services Division shall
have jurisdiction of the activities regulated in
this Section after a special permit has been
granted by the Hearing Examiner. For inspec-
tion purposes, any duly authorized member
of this Division shall have the right and is em-
powered to enter upon any premises at rea-
sonable hours where activities regulated by
this Section are occurring. This Division is
empowered to issue orders, grant, renew and
revoke such licenses as are provided for in
accordance with this Section.
10. Expiration and Extensions: The spe-
cial permit shall be null and void if the appli-
cant has not begun activity within six (6)
months after the granting of the permit, unless
the Hearing Examiner grants an extension of
time. Special permits are valid until the ap-
4-9-090F
9 - 27 (Revised 3/13)
proved plans have been satisfactorily com-
pleted.
11. Transferability of Special Permit: The
special permit is transferable to other per-
sons, firms and corporations, and the special
permit shall continue with the activity on the
site unless a new special permit is granted.
12. Modifications to Approved Plans:
(Reserved)
G. VIOLATIONS AND PENALTIES:
1. Revocation of Special Permit: If the an-
nual license has been revoked; if the annual
license has not been issued for a three (3)
year period; or if the applicant has not com-
plied with the conditions of the special permit,
the Hearing Examiner may revoke the special
permit. (Ord. 2820, 1-17-1974; Amd. Ord.
3098, 12-17-1976, Ord. 3592, 12-14-1981)
2. Violations of This Chapter and Penal-
ties: Unless otherwise specified, violations of
this Section are misdemeanors subject to
RMC 1-3-1. (Ord. 5159, 10-17-2005)
4-9-090 HOME OCCUPATIONS:
A. DEFINITION:
Any commercial use conducted entirely within a
dwelling or garage and carried on by persons re-
siding in that dwelling unit which is clearly inci-
dental and secondary to the use of the dwelling as
a residence. (Ord. 4665, 5-19-1997; Ord. 5356,
2-25-2008; Ord. 5676, 12-3-2012)
B. PURPOSE:
The City recognizes the need for some citizens to
use their place of residence for limited nonresi-
dential activities. It is the intent of this Section to
preserve the character of residential neighbor-
hoods and guarantee all residents freedom from
excessive noise, excessive traffic, nuisance, fire
hazard and other possible adverse effects of
home occupations and to establish qualification
standards for home occupations. (Ord. 4493,
1-23-1995)
C. APPLICABILITY:
A home occupation business in a lawfully estab-
lished dwelling unit may be permitted under the
provisions of this Section. “Garage Sale” as de-
fined in RMC 4-11-070 shall not be considered as
an allowable home occupation.
1. Exemptions: The provisions of this Sec-
tion do not apply to adult or child day care
businesses. Applicable regulations for day
care are found in the WAC or within the State
Department of Social and Health Services
standards. Accessory home agriculture sales
are also exempt from the provisions of this
Section. (Ord. 4404, 6-7-1993; Ord. 5640,
12-12-2011)
D. PROHIBITED OCCUPATIONS:
The occupations listed below are prohibited since
they change the residential character of the struc-
ture and shall not be considered incidental and
secondary to the use of the residence for dwelling
purposes:
1. Kennels and other boarding for pets, in-
cluding pet daycare.
2. Automobile and associated mechanical
repairs.
3. Businesses which dispense regulated
substances. (Ord. 4493, 1-23-1995; Ord.
5676, 12-3-2012)
E. CITY BUSINESS LICENSE
REQUIRED:
A business license must be obtained from the City
Administrative Services Department. (Ord. 5547,
8-9-2010; Ord. 5654, 2-13-2012)
F. APPLICATION AND REVIEW
PROCEDURES:
The following conditions must be met to obtain a
business license for all home occupations:
1. Business License Application: Sub-
mission of a complete application to the Ad-
ministrative Services Department for a
business license. That Department shall refer
the application to the Zoning Administrator for
review of the proposed use under this Code
Section. (Ord. 5547, 8-9-2010; Ord. 5654, 2-
13-2012)
a. Development Services Division
Application: If the proposed home occu-
pation will have customer visits, more
than six (6) business-related deliveries
per week, or any external indication of
4-9-090F
(Revised 3/13)9 - 28
commercial activity, then additional infor-
mation is required from the applicant pur-
suant to RMC 4-8-120, Submittal
Requirements.
2. Compliance: Compliance with all condi-
tions placed on the home occupation by the
Zoning Administrator to satisfy the general
purpose of this Section. In addition to the pro-
visions set forth herein, the Zoning Adminis-
trator may, in approving, conditioning or
denying the application, consider the cumula-
tive impacts of the proposed home occupa-
tion in relation to other City-approved home
occupations in the immediate vicinity.
3. Decision: If the Zoning Administrator ap-
proves the home occupation section of the
business license application, the Administra-
tive Services Department may issue the li-
cense provided that all other requirements
have been met. (Ord. 5547, 8-9-2010; Ord.
5654, 2-13-2012)
4. Qualification Standards:
a. Primary Residence: The property
on which the business is located must be
the primary residence of the business
owner.
b. Retail Sales and Storage: No retail
sales shall be allowed, except for sales of
products made on the premises. Inciden-
tal supplies necessary for business oper-
ations may be kept if not for sale. Prod-
ucts may be sold wholesale and stored for
wholesale distribution.
c. Parking: There shall be no expan-
sion of parking, including the addition of
on-site or off-site parking spaces, to sup-
port the home occupation.
d. Employees: The home occupation
shall not employ more than one nonresi-
dent of the dwelling unit. An employee for
these purposes means one individual,
not a full-time equivalent. In addition,
home occupations may use professional
services such as accountants.
e. Mechanical/Electrical Equipment:
There shall be no use of mechanical or
electrical equipment that would change
the structure or create visible or audible
interference in radio or television receiv-
ers or cause fluctuations in line voltage
outside the dwelling unit.
f. Environmental Impacts: There shall
be no noise, vibration, smoke, gas, dust,
odor, heat or glare produced by the busi-
ness which would exceed that normally
associated with a dwelling.
g. Space: The business shall not oc-
cupy more than twenty five percent
(25%) of the floor space of the gross floor
area of the residence, and in no event,
more than five hundred (500) square
feet.
h. Outdoor Storage: The outdoor stor-
age or display of materials, goods, prod-
ucts or equipment is prohibited. Domestic
animals or household pets kept as an ac-
cessory use and utilized as a component
of a home occupation are excluded from
this provision. (Ord. 5356, 2-25-2008)
i. Flammable Liquids: A permit must
be obtained for storage, handling or use
of Class I flammable or combustible liq-
uids on the premises.
j. Fire Extinguisher: A minimum rated
2-A 10 BC fire extinguisher is required on
the premises.
k. City Codes: The home occupation
must meet all City codes and ordinances
for type of business being conducted.
l. Building Alterations: Any alter-
ations to the building shall be conducted
pursuant to the issuance of a permit from
the Planning/Building/Public Works De-
partment.
m. Accessory Structures: Existing
garages with adequate access may be
used for home occupations; provided,
that the property still complies with the
parking requirements of the zone. Other
accessory structures, such as carports
and tool sheds, shall not be used for any
activities associated with the business
other than storage. Such storage shall be
completely enclosed and not be visible
from outside the accessory structure. Ac-
cessory structures providing shelter for
4-9-100C
9 - 29 (Revised 3/13)
domestic animals or household pets that
are a component of the home occupation
are allowed. (Ord. 5356, 2-25-2008)
n. Signage: There shall be no exterior
or window signage, display, or advertis-
ing except for one nonelectric and nonil-
luminated sign attached flush to the wall
or window of the building with the face of
the sign in a plane parallel to the plane of
the wall or window. The allowed building
sign may not be larger than two (2)
square feet in area. The sign material
and appearance must be harmonious
with the architecture of the home. Pursu-
ant to RMC 4-4-100B6q, a permit is not
required for the allowed building sign.
G. ADDITIONAL REQUIREMENTS FOR
CUSTOMER VISITS OR DELIVERIES:
1. Notification to Neighbors: If a home oc-
cupation will have customer visits, more than
six (6) business-related deliveries per week,
or any external indication of commercial ac-
tivity, property owners within three hundred
feet (300') of the home occupation must be
notified of the application. The applicant is re-
sponsible for providing current mailing labels
and postage to the Development Services Di-
vision which will then send the notification.
2. Inspection: The Zoning Administrator or
designated staff may inspect the property
prior to approval or renewal of the business li-
cense to determine if:
a. The information in the application is
correct; and
b. The property can accommodate a
home occupation without changing the
residential character of the premises; and
c. Any domestic animals or household
pets kept as a component of the home
occupation are maintained in a humane
and appropriate manner. (Ord. 5356,
2-25-2008)
3. Comment Period: A fourteen (14) day
comment period shall be allowed before a de-
cision is made by the Zoning Administrator to
approve or disapprove the home occupation
section of the business license application.
4. License Renewal: Prior to renewing a
business license the City may reinspect the
property to evaluate whether the business in
operating in a manner consistent with the re-
quirements of this Section.
5. Limitation of Use: No more than one
home occupation may be operated within a
dwelling unit with customer visits.
6. Limitation of Customer Visits: There
shall not be more than eight (8) customer vis-
its per day defined as a person coming to re-
ceive service or pick up goods. There shall be
no more than one customer on the premises
at any one time. A family arriving in one vehi-
cle or together is considered the same as one
customer.
7. Limitation of Hours: Customer visits to a
home occupation shall be between the hours
of eight o’clock (8:00) a.m. and eight thirty
o’clock (8:30) p.m. (Ord. 4493, 1-23-1995)
4-9-100 ADDITIONAL ANIMALS
PERMIT PROCESS:
A. PURPOSE:
To ensure the keeping of additional animals oc-
curs in a humane and appropriate manner that
benefits the animals and allows animals to coex-
ist harmoniously with adjacent and abutting uses.
B. APPLICABILITY:
Additional Animals Permits are issued to an indi-
vidual and remain valid as long as that individual
occupies the address where the keeping of addi-
tional animals has been approved, the animal use
remains an accessory use, and the permit has not
been revoked. The permit is not transferable to a
different individual or a different property, except
that permits issued for extra large lot animals are
allowed to be transferred to subsequent purchas-
ers of the property for which the permit has been
issued. (Ord. 5640, 12-12-2011)
C. AUTHORITY AND RESPONSIBILITY:
The Development Services Division, if satisfied
that all requirements for an Additional Animals
Permit are met, may approve the issuance of the
Additional Animals Permit.
4-9-100D
(Revised 3/13)9 - 30
D. MAXIMUM NUMBER OF ANIMALS
PERMITTED WITH AN ADDITIONAL
ANIMALS PERMIT:
The number of animals allowed with the Addi-
tional Animals Permit is at the discretion of the
Community and Economic Development Admin-
istrator in consultation with the inspecting Animal
Control Officer; however, the following numbers
shall not be exceeded for these specific animal
types: (Ord. 5676, 12-3-2012)
1. Dogs and Cats: No more than a maxi-
mum of six (6) dogs and/or cats.
2. Extra Large Animals (Horses, Donkeys, Cows and Llamas) on Properties without a Covered
Arena and a Stable:
* A minimum of 20,000 square feet of area must be devoted only to the animals.
3. Extra Large Lot Animals (Horses, Donkeys, Cows and Llamas) on Properties with a Covered
Arena and a Stable:
* A minimum of 20,000 square feet of area must be devoted only to the animals.
Size of Property in Square Feet
Maximum Number of Extra Large Lot
Animals Permissible with an
Additional Animals Permit
Less than 20,000 square feet of area devoted only to the animals None allowed
20,000 – 29,039 square feet* 1
29,040 – 43,559 square feet* 2
43,560 – 58,079 square feet* 3
58,080 – 72,599 square feet* 4
72,600 – 87,119 square feet* 5
87,120 – 101,639 square feet* 6
For lots over 101,639* square feet, an additional 14,520 square feet is required for each additional extra
large lot animal
Size of Property in Square Feet
Maximum Number of Extra Large Lot
Animals Permissible with an
Additional Animals Permit
Less than 20,000 square feet of area devoted only to the animals None allowed
20,000 – 21,779 square feet* 2
21,780 – 29,039 square feet* 3
29,040 – 36,299 square feet* 4
36,300 – 43,559 square feet* 5
43,560 – 50,819 square feet* 6
50,820 – 58,080 square feet* 7
For lots over 58,080* square feet, an additional 7,260 square feet is required for each additional extra large
lot animal
4-9-100H
9 - 31 (Revised 3/13)
E. SUBMITTAL REQUIREMENTS AND
FEES:
Fees shall be as listed in the City of Renton Fee
Schedule Brochure, and submittal requirements
shall be as listed in RMC 4-8-120C.
F. NOTIFICATION AND COMMENT
PERIOD:
1. Notification: Public notice shall be ac-
complished consistent with RMC 4-8-090,
Public Notice Requirements. Property own-
ers within three hundred feet (300') of the ap-
plicant’s property shall be notified of the
application. The applicant is responsible for
providing current mailing labels and postage
to the Development Services Division.
2. Comment Period and Decision: The
notice of application comment period shall
expire prior to the issuance of a decision by
the Development Services Division Director.
The Director may approve, conditionally ap-
prove or deny the proposed application.
G. DECISION CRITERIA:
1. Authority: The Development Services
Division Director shall review requests for Ad-
ditional Animals Permits for compatibility of
the proposal with the surrounding neighbor-
hood.
2. Inspection Authorized: The Community
and Economic Development Administrator
may require that the property be inspected by
an Animal Control Officer. (Ord. 5676,
12-3-2012)
3. Findings Required for Approval: In or-
der to approve the Additional Animals Permit,
the Director must find all of the following:
a. The site and facility will be adequate
to ensure the humane and appropriate
care of the animals.
b. The keeping of additional animals
will not have a significant effect on abut-
ting or adjacent properties or cause a
detriment to the community.
c. Adequate and appropriate facility
and rear yard specifications/dimensions
exist that ensure the health and safety of
the animals. The facility for medium lot,
large lot and extra large lot domestic ani-
mals must include a grassy or vegetated
area.
d. Compliance with the requirements of
subsection D of this section, Maximum
Number of Animals Permitted With an
Additional Animals Permit.
e. Animal waste will be managed in a
manner appropriate and adequate to pre-
vent significant off-site impacts.
f. If the application is for the keeping of
additional large lot or extra large lot ani-
mals, the applicant has provided a copy
of an adopted farm management plan
based on King County Conservation Dis-
trict’s Farm Conservation and Practice
Standards which shows that there is ade-
quate pasturage to support a greater
number of animals.
g. If the application is for the keeping of
additional extra large lot animals, the
minimum area devoted only to the ani-
mals is at least twenty thousand (20,000)
square feet.
h. If the application is for an animal fos-
ter care provider, the applicant shall keep
paperwork for all foster animals which
states that the animals are foster animals
from a sponsoring organization. Such pa-
perwork shall be provided upon request
to City officials.
4. Additional Considerations: Additional
factors to be considered in determining com-
patibility and adequacy are:
a. The past history of animal control
complaints regarding animals kept by the
applicant.
b. The animal size, type and character-
istics of breed.
c. The zoning classification of the pre-
mises on which the keeping of additional
animals is to occur.
H. CONDITIONS:
The Community and Economic Development Ad-
ministrator, in reviewing an Additional Animals
4-9-100I
(Revised 3/13)9 - 32
Permit application, may require soundproofing of
structures as he or she deems necessary to en-
sure the compatibility of the proposal for additional
animals with the surrounding neighborhood.
Other conditions may be applied based upon the
determination of the Administrator that conditions
are warranted to meet the purpose and intent of
applicable regulations and decision criteria. (Ord.
5676, 12-3-2012)
I. PERIOD OF VALIDITY, INDIVIDUAL
PERMITS:
An Additional Animals Permit shall be valid as
long as the keeping of animals has not been dis-
continued for more than one year, the operator is
in compliance with the City requirements and has
not had the Additional Animals Permit and/or any
related home occupation license revoked or re-
newal refused. In addition, all animals that are re-
quired to be licensed shall be individually licensed
according to the regulations found in chapter 5-4
RMC, Animal Licenses. Failure to renew animal
licenses as required in chapter 5-4 RMC shall
trigger review and/or revocation of the Additional
Animals Permit.
J. REVOCATION OF LICENSE:
1. Revocation of Additional Animals Per-
mit: If, after conducting an investigation, the
Community and Economic Development Ad-
ministrator finds that the keeping of additional
animals is in violation of the provisions of this
Section and/or the terms and conditions sub-
ject thereto, he or she may revoke the Addi-
tional Animals Permit.
2. Revocation of Business License:
Upon findings of violation, if the Additional
Animals Permit holder also has a home occu-
pation business license, the Community and
Economic Development Administrator shall
refer the findings to the Administrative Ser-
vices Administrator who may revoke the
home occupation business license pursuant
to RMC 5-5-3F, Penalties. (Ord. 5547,
8-9-2010; Ord. 5654, 2-13-2012)
3. License – Waiting Period Following
Revocation or Refusal to Renew: For a pe-
riod of one year after the date of revocation or
refusal to renew, permits shall not be issued
for additional animals to applicants who have
previously had such permit revoked or re-
newal refused. In addition, the applicant must
meet the requirements of this Section or any
provisions of the animal control authority.
(Ord. 5676, 12-3-2012)
K. APPEAL:
The applicant or a citizen may appeal the deci-
sion of the Community and Economic Develop-
ment Administrator pursuant to RMC 4-8-110,
Appeals.
(Ord. 3927, 7-15-1985; Ord. 4493, 1-23-1995;
Amd. Ord. 4963, 5-13-2002; Ord. 5159,
10-17-2005; Ord. 5356, 2-25-2008; Ord. 5547,
8-9-2010; Ord. 5578, 11-15-2010; Ord. 5603,
6-6-2011; Ord. 5676, 12-3-2012)
4-9-110 MANUFACTURED AND
MOBILE HOME PARKS:
A. PURPOSE:
It is the purpose of this Section to provide a
means of regulating manufactured home parks so
as to promote the health, safety, morals, general
welfare and esthetics of the City of Renton. Man-
ufactured home parks should provide a pleasant
residential environment which will be an enjoy-
able place to live and a residential asset to the
City. (Ord. 3746, 9-19-1983)
B. APPLICABILITY:
Development of mobile home parks shall conform
to the regulations established herein. It shall be il-
legal to allow or permit any mobile home to re-
main in the mobile home park unless a proper
space is available for it. It shall be illegal to allow
a recreational vehicle without at least one internal
toilet and one internal shower to remain in the mo-
bile home park unless the mobile home park pro-
vides community toilets and showers. (Ord. 3902,
4-22-1985; Ord. 5676, 12-3-2012)
1. Exemptions: (Reserved)
C. AUTHORITY:
1. Building Official: It shall be the duty of
the Building Official to enforce all provisions
of this Section. (Ord. 3746, 9-19-1983)
2. Development Services Division: The
Development Services Division shall be re-
sponsible for administering the review, design
and construction provisions of this Section.
For inspection purposes, any of the members
4-9-110H
9 - 33 (Revised 3/13)
of the Development Services Division or their
duly authorized representatives and agents
shall have the right and are hereby empow-
ered to enter upon any premises at any rea-
sonable time on which any trailers or mobile
homes, as above defined, are located. The
Development Services Division is empow-
ered to issue orders, grant, renew and revoke
such permits and licenses as are provided for
in accordance with the provisions of this Sec-
tion.
3. Hearing Examiner: The Hearing Exam-
iner is designated as the official agency of the
City for the review and approval of the design
of a proposed mobile home park and the con-
duct of public hearings thereon.
D. SUBMITTAL REQUIREMENTS AND
FEES: (Reserved)
E. PARK REVIEW PROCEDURES:
1. Application: The procedure for review
and approval of a mobile home park consists
of the preparation and submission to the
Hearing Examiner of a mobile home park
plan of the proposed mobile home park.
2. Referrals, Recommendations of De-
partment: The Development Services Divi-
sion shall transmit copies of the proposed
mobile home park plan to the Public Works
Department, the health agency, Fire and
Emergency Services Department and copies
to other department heads and agencies as
necessary for their review and recommenda-
tion. Two (2) copies shall be retained by the
Hearing Examiner. These departments and
agencies shall make, within the scope of their
municipal functions, their respective recom-
mendations regarding the mobile home park
plan to the Development Services Division, in
writing, not less than fifteen (15) days prior to
the date of hearing. (Ord. 5676, 12-3-2012)
3. Public Notice: Shall be as required by
RMC 4-8-090, Public Notice Requirements.
4. Recommendations to Hearing Exam-
iner: The Development Services Division
shall transmit the application, the proposed
mobile home park plan and the respective
recommendations of City departments and
other public agencies, together with the De-
velopment Services Division recommenda-
tions, to the Hearing Examiner for study at
least seven (7) days prior to any such hearing.
5. Conditions of Approval: The Hearing
Examiner may make any such changes or
modifications he deems necessary in the de-
sign or layout of a mobile home park to opti-
mize the development and use of the site, to
protect adjoining and/or surrounding proper-
ties, developments, traffic patterns and/or ac-
cessibility.
6. Installation: A surety bond of not less
than four hundred dollars ($400.00) per acre
of the mobile home for a maximum of two (2)
year period guaranteeing to the City the in-
stallation according to the approved land-
scape plan of walls, fences and landscaping
required herein shall be posted prior to the is-
suance of any permits to construct the park.
7. Construction Timing: No grading, con-
struction or similar activities, except the clear-
ing of land, shall be permitted until the
Hearing Examiner has given approval to the
final plan.
8. Certificate of Occupancy: A signed cer-
tificate of occupancy shall signify that the mo-
bile home park has been satisfactorily
completed according to the approved final
plan and the requirements of this Section.
F. DEFERRALS:
See RMC 4-9-060.
G. MAINTENANCE:
1. General: The mobile home park shall be
kept in good repair to insure that said park
shall be a pleasant, safe and sanitary living
environment for present and future inhabit-
ants.
2. Landscaping: The mobile park shall be
kept in good repair and landscaped areas
maintained. Landscaped areas will be sub-
ject to periodic inspection by the Develop-
ment Services Division. Landscaping shall be
kept neat and orderly.
H. EXPIRATION AND EXTENSION:
The approval of the mobile home park plan shall
lapse unless a building permit based thereon is
4-9-110I
(Revised 3/13)9 - 34
submitted within three (3) years from the date of
such approval unless extended for good cause by
the Hearing Examiner upon proper written appli-
cation by the developer for a period not to exceed
one year. Only one such extension shall be
granted.
I. MODIFICATIONS TO APPROVED
PLANS: (Reserved)
J. VIOLATION AND PENALTIES:
1. Revocation of License: The Building Of-
ficial is hereby authorized to revoke any li-
cense issued pursuant to the terms of this
Chapter if after due investigation it is deter-
mined that the owner thereof has violated any
of the provisions of this Chapter or that any
mobile home or mobile home park is being
maintained in an unsanitary or unsafe manner
or is a nuisance. Such notice of revocation
shall be in writing and shall advise the lic-
ensee of the violations found. The licensee
shall have a period of ten (10) days in which
to remedy the defects or omissions therein
specified. In the event that the licensee fails
or neglects to do so within the said ten (10)
day period, the order of revocation shall be fi-
nal.
2. Misdemeanor: In addition to subsection
J1 of this Section, any person, firm or corpo-
ration violating any of the provisions of this
Section shall, upon conviction, be guilty of a
misdemeanor subject to RMC 1-3-1, and
each such person, firm or corporation shall be
deemed guilty of a separate offense for each
and every day or portion thereof during which
any violation of any of the provisions of this
Chapter is committed, continued or permit-
ted. (Ord. 3746, 9-19-1983; Ord. 5159,
10-17-2005)
K. APPEALS:
See RMC 4-8-110.
4-9-120 NONCONFORMING USES/
STRUCTURES REBUILD APPROVAL
PERMITS:
A. PURPOSE OF PERMIT:
The purpose of a rebuild approval permit was to
allow nonconforming uses and/or structures that
became nonconforming as a consequence of
Code amendments in June 1993 and thereafter,
to be re-established and/or rebuilt in certain zon-
ing districts where they would normally be prohib-
ited because the costs associated with re-
establishing the use and/or structure exceed fifty
percent (50%) of their most recently assessed or
appraised value prior to the loss or damage.
B. NO LONGER APPLICABLE:
This rebuild approval permit shall no longer be is-
sued by the City. The reference hereto is only for
historical purposes. Any active rebuild approval
permit shall remain valid until the expiration date
noted on the permit. Upon expiration, the permit
shall not be extended and/or reissued. (Ord. 4584,
2-12-1996; Amd. Ord. 4963, 5-13-2002; Ord.
5647, 12-12-2011)
4-9-130 OCCUPANCY PERMITS:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
No vacant land shall be occupied or used and no
building hereafter erected shall be occupied or
used, nor shall the use of a building be changed
from a use limited to one district to that of any
other district as defined by this Chapter until a
certificate of occupancy shall have been issued
by the Building Official. No permit for excavation
for any building shall be issued before the appli-
cation has been made for certificate of occu-
pancy. (Ord. 1472, 12-18-1953)
1. Exemptions: (Reserved)
C. CERTIFICATE AVAILABLE UPON
REQUEST:
Upon a written request of the owner, the Building
Official shall issue a certificate of occupancy for
any building or land existing at the time this Code
takes effect, certifying, after inspection, the use of
the building or land and whether such use con-
forms to the provisions of the Code. Where a plat
as above provided is not already on file, an appli-
cation for a certificate of occupancy shall be ac-
companied by a survey in duplicate form such as
is required for a permit.
D. TIMING AND PROCEDURE:
Certificate of occupancy for the use of vacant
lands or the change in the use of land as herein
provided shall be applied for before any such land
shall be occupied or used, and a certificate of oc-
4-9-150B
9 - 35 (Revised 2/15)
cupancy shall be issued within ten (10) days after
the application has been made, providing such
use is in conformity with the provisions of these
regulations. (Ord. 1472, 12-18-1953)
E. TEMPORARY OCCUPANCY PERMITS:
See RMC 4-9-060, Deferral of Improvement In-
stallation Procedures.
4-9-140 OPEN SPACE,
AGRICULTURAL AND TIMBER
LANDS; CURRENT USE
ASSESSMENT:
A. PURPOSE, APPLICABILITY, AND
ADOPTION OF STATE RULES BY
REFERENCE:
The City further adopts, by reference herein, the
Open Space Taxation Act Rules as promulgated
by the Department of Revenue, State of Washing-
ton, on the date of October 23, 1970, or as same
may be amended from time to time. (Ord. 2844,
4-1-1974)
B. APPLICATION SUBMITTAL
REQUIREMENTS: (Reserved)
C. PROCESSING FEE:
Fees for processing any application by any owner
in pursuance of chapter 84.34 RCW (Open
Space, Agricultural and Timber Lands – Current
Use Assessment) shall be as listed in RMC
4-1-170A, which fee is payable to the City of
Renton upon filing of the application by any such
owner and said fee shall be delivered by the King
County Assessor to the City of Renton upon refer-
ral of any such application to the legislative body
of the City. Such fee shall be deposited in the gen-
eral fund of the City of Renton.
D. REFUND OF FEE UPON DENIAL OF
APPLICATION:
If any such application is not approved by the City
of Renton, said application fee shall be refunded
by the City Treasurer unto the applicant-owner.
(Ord. 2844, 4-1-1974)
4-9-150 PLANNED URBAN
DEVELOPMENT REGULATIONS:
A. PURPOSES:
There are two (2) principal purposes of the
planned urban development regulations. First, it
is the purpose of these regulations to preserve
and protect natural features of the land. Second,
it is also the purpose of these regulations to en-
courage innovation and creativity in the develop-
ment of residential, business, manufacturing, or
mixed use developments by permitting a variety
in the type, design, and arrangement of structures
and improvements.
In order to accomplish these purposes, this Sec-
tion is established to permit development which is
not limited by the strict application of the City’s
zoning, parking, street, and subdivision regula-
tions when it is demonstrated that such new de-
velopment will be superior to traditional
development under standard regulations. In con-
sideration of the latitude given and the absence of
conventional restrictions, the reviewing agencies,
Hearing Examiner, and City Council shall have
wide discretionary authority in judging and ap-
proving or disapproving the innovations which
may be incorporated into planned urban develop-
ments proposed under this Section. (Ord. 5153,
9-26-2005)
B. APPLICABILITY:
Any applicant seeking to permit development
which is not limited by the strict application of the
City’s zoning, parking, street, and subdivision
regulations in a comprehensive manner shall be
subject to this Section. Any amendment to exist-
ing planned urban developments shall be subject
to this Chapter.
1. Zones: Planned urban developments
may be permitted in all zoning districts, when
processed and approved as provided in this
Section. (Ord. 5571, 11-15-2010)
2. Code Provisions That May Be Modi-
fied:
a. In approving a planned urban devel-
opment, the City may modify any of the
standards of chapter 4-2 RMC, RMC 4-3-
100, chapter 4-4 RMC, RMC 4-6-060 and
chapter 4-7 RMC, except as listed in sub-
section B3 of this Section. All modifica-
tions shall be considered simultaneously
4-9-150C
(Revised 2/15)9 - 36
as part of the planned urban develop-
ment.
b. An applicant may request additional
modifications from the requirements of
this Title, except those listed in subsec-
tion B3 of this Section. All modifications
shall be considered simultaneously as
part of the planned urban development.
(Ord. 5571, 11-15-2010; Ord. 5749, 1-12-
2015)
3. Code Provisions Restricted from Mod-
ification:
a. Permitted Uses: A planned urban
development may not authorize uses that
are inconsistent with those uses allowed
by the underlying zone, or overlay dis-
trict, or other location restriction in RMC
Title 4, including, but not limited to: RMC
4-2-010 to 4-2-080, 4-3-010 to 4-3-040,
4-3-090, 4-3-095, and 4-4-010.
b. Density/Permitted Number of
Dwelling Units: The number of dwelling
units shall not exceed the density allow-
ances of the applicable base or overlay
zone or bonus criteria in chapter 4-2 or
4-9 RMC; however, averaging density
across a site with multiple zoning classifi-
cations may be allowed if approved by
the Community and Economic Develop-
ment Administrator; (Ord. 5675,
12-3-2012)
c. Planned Urban Development Reg-
ulations: The City may not modify any of
the provisions of this Section, Planned
Urban Development Regulations;
d. Procedures: The City may not mod-
ify any of the procedural provisions of
RMC Title 4, including, but not limited to,
fees, submittal requirements, and other
similar provisions found in chapters 4-1,
4-7, 4-8 and 4-9 RMC; and
e. Specific Limitations: The City may
not modify any provision of RMC
4-3-050, Critical Areas Regulations,
4-3-090, Shoreline Master Program Reg-
ulations, 4-4-130, Tree Cutting and Land
Clearing, 4-4-060, Grading, Excavation
and Mining Regulations, chapter 4-5
RMC, or RMC 4-6-010 to 4-6-050 and
4-6-070 through 4-6-110 related to utili-
ties and concurrency, except that provi-
sions may be altered for these codes by
alternates, modification, conditional use,
or variance as specifically allowed in the
referenced Chapter or Section. Such al-
ternates, modification, conditional use, or
variance applications may be merged
with the consideration of a planned urban
development per RMC 4-9-150H. (Ord.
4351, 5-4-1992; Amd. Ord. 5153,
9-26-2005)
C. ROLES AND RESPONSIBILITY:
1. The Department of Community and
Economic Development (CED): CED shall
be responsible for the general administration
and coordination of this Section. However, all
proposed Code modifications shall be re-
viewed at the same time by the Hearing Ex-
aminer.
2. City Departments: Applicable City de-
partments shall review each proposed
planned urban development in accordance
with procedures in chapter 4-8 RMC and this
Chapter as appropriate.
3. Hearing Examiner: The Hearing Exam-
iner shall be the official City designee for the
public hearings, or review of requested Code
modifications, as well as the overall proposal
itself. (Ord. 4039, 1-19-1987; Amd. Ord.
5153, 9-26-2005; Ord. 5519, 12-14-2009)
D. DECISION CRITERIA:
The City may approve a planned urban develop-
ment only if it finds that the following requirements
are met.
1. Demonstration of Compliance and Su-
periority Required: Applicants must demon-
strate that a proposed development is in
compliance with the purposes of this Section
and with the Comprehensive Plan, that the
proposed development will be superior to that
which would result without a planned urban
development, and that the development will
not be unduly detrimental to surrounding
properties.
2. Public Benefit Required: In addition, ap-
plicants shall demonstrate that a proposed
development will provide specifically identi-
4-9-150D
9 - 37 (Revised 3/13)
fied benefits that clearly outweigh any ad-
verse impacts or undesirable effects of the
proposed planned urban development, partic-
ularly those adverse and undesirable impacts
to surrounding properties, and that the pro-
posed development will provide one or more
of the following benefits than would result from
the development of the subject site without the
proposed planned urban development:
a. Critical Areas: Protects critical ar-
eas that would not be protected other-
wise to the same degree as without a
planned urban development; or
b. Natural Features: Preserves, en-
hances, or rehabilitates natural features
of the subject property, such as signifi-
cant woodlands, native vegetation, to-
pography, or noncritical area wildlife
habitats, not otherwise required by other
City regulations; or
c. Public Facilities: Provides public fa-
cilities that could not be required by the
City for development of the subject prop-
erty without a planned urban develop-
ment; or
d. Use of Sustainable Development
Techniques: Design which results in a
sustainable development; such as LEED
certification, energy efficiency, use of al-
ternative energy resources, low impact
development techniques, etc.; or
e. Overall Design: Provides a planned
urban development design that is supe-
rior to the design that would result from
development of the subject property with-
out a planned urban development. A su-
perior design may include the following:
i. Open Space/Recreation:
(a) Provides increased open
space or recreational facilities
beyond standard code require-
ments and considered equiva-
lent to features that would offset
park mitigation fees in Resolu-
tion 3082; and
(b) Provides a quality environ-
ment through either passive or
active recreation facilities and at-
tractive common areas, including
accessibility to buildings from
parking areas and public walk-
ways; or
ii. Circulation/Screening: Pro-
vides superior circulation patterns or
location or screening of parking facil-
ities; or
iii. Landscaping/Screening: Pro-
vides superior landscaping, buffer-
ing, or screening in or around the
proposed planned urban develop-
ment; or
iv. Site and Building Design: Pro-
vides superior architectural design,
placement, relationship or orientation
of structures, or use of solar energy;
or
v. Alleys: Provides alleys for pro-
posed detached or attached units
with individual, private ground re-
lated entries. (Ord. 5520,
12-14-2009; Ord. 5571, 11-15-2010)
3. Additional Review Criteria: A proposed
planned urban development shall also be re-
viewed for consistency with all of the follow-
ing criteria:
a. Building and Site Design:
i. Perimeter: Size, scale, mass,
character and architectural design
along the planned urban develop-
ment perimeter provide a suitable
transition to adjacent or abutting
lower density/intensity zones. Materi-
als shall reduce the potential for light
and glare.
ii. Interior Design: Promotes a co-
ordinated site and building design.
Buildings in groups should be related
by coordinated materials and roof
styles, but contrast should be pro-
vided throughout a site by the use of
varied materials, architectural detail-
ing, building orientation or housing
type; e.g., single family, townhouses,
flats, etc. (Ord. 5520, 12-14-2009)
4-9-150E
(Revised 3/13)9 - 38
b. Circulation:
i. Provides sufficient streets and
pedestrian facilities. The planned ur-
ban development shall have suffi-
cient pedestrian and vehicle access
commensurate with the location, size
and density of the proposed develop-
ment. All public and private streets
shall accommodate emergency vehi-
cle access and the traffic demand
created by the development as docu-
mented in a traffic and circulation re-
port approved by the City. Vehicle
access shall not be unduly detrimen-
tal to adjacent areas.
ii. Promotes safety through suffi-
cient sight distance, separation of ve-
hicles from pedestrians, limited
driveways on busy streets, avoid-
ance of difficult turning patterns, and
minimization of steep gradients.
iii. Provision of a system of walk-
ways which tie residential areas to
recreational areas, transit, public
walkways, schools, and commercial
activities.
iv. Provides safe, efficient access
for emergency vehicles.
c. Infrastructure and Services: Pro-
vides utility services, emergency ser-
vices, and other improvements, existing
and proposed, which are sufficient to
serve the development.
d. Clusters or Building Groups and
Open Space: An appearance of open-
ness created by clustering, separation of
building groups, and through the use of
well-designed open space and landscap-
ing, or a reduction in amount of impervi-
ous surfaces not otherwise required.
e. Privacy and Building Separation:
Provides internal privacy between dwell-
ing units, and external privacy for adja-
cent and abutting dwelling units. Each
residential or mixed use development
shall provide visual and acoustical privacy
for dwelling units and surrounding proper-
ties. Fences, insulation, walks, barriers,
and landscaping are used, as appropri-
ate, for the protection and aesthetic en-
hancement of the property, the privacy of
site occupants and surrounding proper-
ties, and for screening of storage, me-
chanical or other appropriate areas, and
for the reduction of noise. Windows are
placed at such a height or location or
screened to provide sufficient privacy.
Sufficient light and air are provided to
each dwelling unit. (Ord. 5676,
12-3-2012)
f. Building Orientation: Provides
buildings oriented to enhance views from
within the site by taking advantage of to-
pography, building location and style.
g. Parking Area Design: Provides
parking areas that are complemented by
landscaping and not designed in long
rows. The size of parking areas is mini-
mized in comparison to typical designs,
and each area related to the group of
buildings served. The design provides for
efficient use of parking, and shared park-
ing facilities where appropriate. (Ord.
5571, 11-15-2010)
h. Phasing: Each phase of the pro-
posed development contains the re-
quired parking spaces, open space,
recreation spaces, landscaping and utili-
ties necessary for creating and sustain-
ing a desirable and stable environment,
so that each phase, together with previ-
ous phases, can stand alone.
4. Compliance with Development Stan-
dards: Each planned urban development
shall demonstrate compliance with the devel-
opment standards contained in subsection E
of this Section, the underlying zone, and any
overlay districts; unless a modification for a
specific development standard has been re-
quested pursuant to subsection B2 of this
Section. (Ord. 5153, 9-26-2005; Ord. 5571,
11-15-2010)
E. DEVELOPMENT STANDARDS:
1. Common Open Space Standard: Open
space shall be concentrated in large usable
areas and may be designed to provide either
active or passive recreation. Requirements
for residential, mixed use, commercial, and
industrial developments are described below.
4-9-150E
9 - 39 (Revised 3/13)
a. Residential: For residential devel-
opments open space must equal at least
ten percent (10%) of the development
site’s gross land area.
i. Open space may include, but is
not limited to, the following:
(a) A trail that allows opportu-
nity for passive recreation within
a critical area buffer (only the
square footage of the trail shall
be included in the open space
area calculation), or
(b) A sidewalk and its associ-
ated landscape strip, when abut-
ting the edge of a critical area
buffer and when a part of a new
public or private road, or
(c) A similar proposal as ap-
proved by the Hearing Examiner.
ii. Additionally, a minimum area
equal to fifty (50) square feet per unit
of common space or recreation area
shall be provided in a concentrated
space as illustrated in Figure 1.
iii. Stormwater facilities may be in-
corporated with the open space,
common space or recreation area on
a case-by-case basis if the Hearing
Examiner finds:
(a) The stormwater facility uti-
lizes the techniques and land-
scape requirements set forth in
The Integrated Pond, King
County Water and Land Re-
sources Division, or an equiva-
lent manual, or
(b) The surface water feature
serves areas outside of the
planned urban development and
is appropriate in size and creates
a benefit.
Figure 1. Common Open Space Example
(Ord. 5571, 11-15-2010; Ord. 5676, 12-3-2012)
Site Area: 1.5 acres
Typical Lot Size: 4,500 sq. ft.
Total Number of Lots: 12
Site Area: 1.5 acres
Typical Lot Size: 3,500 sq. ft.
Total Number of Lots: 12
Open Space: 7,134 sq. ft.
Standard Subdivision Example Planned Urban Development
Approach
4-9-150E
(Revised 3/13)9 - 40
b. Mixed Use – Residential Portions:
Subsections E1bi to v of this Section
specify common open space standards
for the residential portions of mixed use
developments.
i. Mixed use residential and at-
tached housing developments of ten
(10) or more dwelling units shall pro-
vide a minimum area of common
space or recreation area equal to fifty
(50) square feet per unit. The com-
mon space area shall be aggregated
to provide usable area(s) for resi-
dents. The location, layout, and pro-
posed type of common space or
recreation area shall be subject to
approval by the Hearing Examiner.
The required common open space
shall be satisfied with one or more of
the elements listed below. The Hear-
ing Examiner may require more than
one of the following elements for de-
velopments having more than one
hundred (100) units.
(a) Courtyards, plazas, or mul-
tipurpose open spaces;
(b) Upper level common decks,
patios, terraces, or roof gardens.
Such spaces above the street
level must feature views or
amenities that are unique to the
site and provided as an asset to
the development;
(c) Pedestrian corridors dedi-
cated to passive recreation and
separate from the public street
system;
(d) Recreation facilities includ-
ing, but not limited to: tennis/
sports courts, swimming pools,
exercise areas, game rooms, or
other similar facilities; or
(e) Children’s play spaces.
(Ord. 5676, 12-3-2012)
ii. Required landscaping, drive-
ways, parking, or other vehicular use
areas shall not be counted toward
the common space requirement or
be located in dedicated outdoor rec-
reation or common use areas.
iii. Required yard setback areas
shall not count toward outdoor recre-
ation and common space unless
such areas are developed as private
or semi-private (from abutting or ad-
jacent properties) courtyards, plazas
or passive use areas containing land-
scaping and fencing sufficient to cre-
ate a fully usable area accessible to
all residents of the development.
iv. Private decks, balconies, and
private ground floor open space shall
not count toward the common space/
recreation area requirement.
4-9-150E
9 - 41 (Revised 3/13)
Figure 2. A visible and accessible residential common area containing landscaping and other amen-
ities.
v. Other required landscaping, and
sensitive area buffers without com-
mon access links, such as pedes-
trian trails, shall not be included
toward the required recreation and
common space requirement.
c. Mixed Use Nonresidential Por-
tions, or Commercial, or Industrial
Uses: The following subsections specify
common open space requirements appli-
cable to nonresidential portions of mixed
use developments or to single use com-
mercial or industrial developments:
i. All buildings and developments
with over thirty thousand (30,000)
square feet of nonresidential uses
(excludes parking garage floorplate
areas) shall provide pedestrian-ori-
ented space according to the follow-
ing formula:
1% of the lot area + 1% of the building area = Min-
imum amount of pedestrian-oriented space
4-9-150E
(Revised 3/13)9 - 42
Figure 3. Examples of pedestrian-oriented space associated with a large scale retail building.
ii. To qualify as pedestrian-oriented
space, the following must be in-
cluded:
(a) Visual and pedestrian ac-
cess (including barrier-free ac-
cess) to the abutting structures
from the public right-of-way or a
courtyard not subject to vehicular
traffic,
(b) Paved walking surfaces of
either concrete or approved unit
paving,
(c) On-site or building-mounted
lighting providing at least four (4)
foot-candles (average) on the
ground, and
(d) At least three (3) feet of
seating area (bench, ledge, etc.)
or one individual seat per sixty
(60) square feet of plaza area or
open space.
iii. The following features are en-
couraged in pedestrian-oriented
space and may be required by the
Hearing Examiner.
(a) Pedestrian-oriented uses at
the building facade facing the pe-
destrian-oriented space.
(b) Spaces should be posi-
tioned in areas with significant
pedestrian traffic to provide inter-
4-9-150E
9 - 43 (Revised 3/13)
est and security – such as adja-
cent to a building entry.
(c) Pedestrian-oriented fa-
cades on some or all buildings
facing the space consistent with
Figure 4.
(d) Public seating that is dura-
ble or easily replaceable, main-
tainable, and accessible. (Ord.
5676, 12-3-2012)
Figure 4. Pedestrian-oriented spaces, visible from the street, including ample seating areas, mov-
able furniture, special paving, landscaping components, and adjacent pedestrian-oriented uses.
iv. The following are prohibited
within pedestrian-oriented space:
(a) Adjacent unscreened park-
ing lots,
(b) Adjacent chain link fences,
(c) Adjacent blank walls,
(d) Adjacent dumpsters or ser-
vice areas, and
(e) Outdoor storage (shopping
carts, potting soil bags, firewood,
etc.) that do not contribute to the
pedestrian environment.
d. Open Space Orientation: The loca-
tion of public open space shall be consid-
ered in relation to building orientation,
sun and light exposure, and local micro-
climatic conditions.
e. Common Open Space Guidelines:
Common space areas in mixed use resi-
dential and attached residential projects
should be centrally located so they are
near a majority of dwelling units, accessi-
ble and usable to residents, and visible
from surrounding units.
i. Common space areas should be
located to take advantage of sur-
rounding features such as building
entrances, significant landscaping,
unique topography or architecture,
and solar exposure.
ii. In mixed use residential and at-
tached residential projects children’s
play space should be centrally lo-
cated, visible from the dwellings, and
away from hazardous areas like gar-
bage dumpsters, drainage facilities,
streets, and parking areas.
2. Private Open Space: Each residential
unit in a planned urban development shall
4-9-150F
(Revised 3/13)9 - 44
have usable private open space (in addition to
parking, storage space, lobbies, and corri-
dors) for the exclusive use of the occupants of
that unit. Each ground floor unit, whether at-
tached or detached, shall have private open
space which is contiguous to the unit. The pri-
vate open space shall be well demarcated and
at least fifteen feet (15') in every dimension
(decks on upper floors can substitute for the
required private open space). For dwelling
units which are exclusively upper story units,
there shall be deck areas totaling at least sixty
(60) square feet in size with no dimension less
than five feet (5'). (Ord. 5571, 11-15-2010)
3. Installation and Maintenance of Com-
mon Open Space:
a. Installation: All common area and
open space shall be landscaped in accor-
dance with the landscaping plan submit-
ted by the applicant and approved by the
City; provided, that common open space
containing natural features worthy of
preservation may be left unimproved.
Prior to the issuance of any occupancy
permit, the developer shall furnish a se-
curity device to the City in an amount
equal to the provisions of RMC 4-9-060.
Landscaping shall be planted within one
year of the date of final approval of the
planned urban development, and main-
tained for a period of two (2) years there-
after prior to the release of the security
device. A security device for providing
maintenance of landscaping may be
waived if a landscaping maintenance
contract with a reputable landscaping
firm licensed to do business in the City of
Renton is executed and kept active for a
two (2) year period. A copy of such con-
tract shall be kept on file with the Devel-
opment Services Division.
b. Maintenance: Landscaping shall be
maintained pursuant to requirements of
RMC 4-4-070.
4. Installation and Maintenance of Com-
mon Facilities:
a. Installation: Prior to the issuance of
any occupancy permits, all common facil-
ities, including but not limited to utilities,
storm drainage, streets, recreation facili-
ties, etc., shall be completed by the de-
veloper or, if deferred by the
Administrator, assured through a security
device to the City equal to the provisions
of RMC 4-9-060, except for such com-
mon facilities that are intended to serve
only future phases of a planned urban
development. Any common facilities that
are intended to serve both the present
and future phases of a planned urban de-
velopment shall be installed or secured
with a security instrument as specified
above before occupancy of the earliest
phase that will be served. At the time of
such security and deferral, the City shall
determine what portion of the costs of im-
provements is attributable to each phase
of a planned urban development. (Ord.
5676, 12-3-2012)
b. Maintenance: All common facilities
not dedicated to the City shall be perma-
nently maintained by the planned urban
development owner, if there is only one
owner, or by the property owners’ associ-
ation, or the agent(s) thereof. In the event
that such facilities are not maintained in a
responsible manner, as determined by
the City, the City shall have the right to
provide for the maintenance thereof and
bill the owner or property owners’ associ-
ation accordingly. Such bill, if unpaid,
shall become a lien against each individ-
ual property. (Ord. 5153, 9-26-2005)
F. PROCEDURE FOR PRELIMINARY
APPROVAL OF PLANNED URBAN
DEVELOPMENTS:
The approval of a planned urban development
shall be by the Hearing Examiner, upon recom-
mendation from the City Staff, and shall be pro-
cessed in accordance with the following
procedures:
1. Permit Process: Planned urban devel-
opments shall be processed consistent with
chapter 4-8 RMC as Type II or III permits as
specified.
2. Filing of Application: The application
for preliminary approval of a planned urban
development shall be filed with the Depart-
ment of Community and Economic Develop-
ment accompanied by a filing fee as
established by RMC 4-1-170, Land Use Re-
view Fees. Wherever a planned urban devel-
4-9-150F
9 - 45 (Revised 3/13)
opment is intended to be subdivided into
smaller parcels, an application for preliminary
plat approval may be submitted together with
the application for final planned urban devel-
opment approval. In such case, the prelimi-
nary plat and the final planned urban
development shall be processed and re-
viewed concurrently. Subsequent to final
planned urban development approval, a
planned urban development may also be
subdivided by the binding site plan process.
3. Informal Review: Applicant must submit
a conceptual plan for preapplication review,
prior to submission of an application for pre-
liminary approval.
4. Submittal Requirements and Applica-
tion Fees: A preliminary development plan
shall be submitted to the Department of Com-
munity and Economic Development and shall
include the general intent of the develop-
ment, apportionment of land for buildings and
land use, proposed phases, if any, and such
other information or documentation which the
Department of Community and Economic
Development shall require. Submittal require-
ments and fees shall be as listed in RMC
4-1-170, Land Use Review Fees, and RMC
4-8-120C, Land Use Applications.
5. Public Notice and Comment Period:
See RMC 4-8-090, Public Notice Require-
ments.
6. Phasing: Planned urban developments
may be proposed to be developed in one or
more phases. If developed in phases, each
phase of the planned urban development
shall contain adequate parking, open space,
recreation space, public benefits, landscap-
ing, buffering, circulation, utilities and other
improvements necessary so that each phase,
together with any earlier phases, may stand
alone and satisfy the purposes of this Sec-
tion. Further, each phase must meet the re-
quirements of subsection D2 of this Section,
Public Benefit Required, unless the public
benefits have been met by previously ap-
proved phases.
7. Review Process: The preliminary plan
shall be circulated to all reviewing depart-
ments for comments. The Department of
Community and Economic Development
shall evaluate whether the plans comply with
the development policies of the Renton Com-
prehensive Plan and this Section and shall
make a recommendation to the Hearing Ex-
aminer accordingly.
8. Decision:
a. Preliminary Planned Urban Devel-
opment – New Development: After pub-
lic hearing, the Hearing Examiner shall
approve, approve with conditions, or
deny the preliminary plan. The prelimi-
nary plan shall contain an accurate de-
scription of the boundaries, land uses
and number of units of the planned urban
development, and any phases thereof, as
well as the effective date of approval and
the date of expiration of such approval.
b. Preliminary Planned Urban Devel-
opment – Existing Development with
Binding Site Plan: After public hearing,
the Hearing Examiner shall approve, ap-
prove with conditions, or deny the prelim-
inary plan. The preliminary plan shall
contain an accurate description of the
boundaries, land uses and number of
units of the planned urban development,
and any phases thereof, as well as the ef-
fective date of approval and the date of
expiration of such approval, on its face
prior to recording with King County.
9. Effect of an Approved Preliminary
Plan: The approval of a preliminary plan con-
stitutes the City’s acceptance of the general
project, including its density, intensity, ar-
rangement and design. Approval authorizes
the applicant or subsequent owner to apply
for final plan approval of the planned urban
development or phase(s) thereof. Preliminary
plan approval does not authorize any building
permits or any site work without appropriate
permits. An approved preliminary plan binds
the future planned urban development site
and all subsequent owners to the uses, den-
sities, and standards of the preliminary plan
until such time as a final plan is approved for
the entire site or all phases of the site, or a
new preliminary plan is approved, or the pre-
liminary plan is abandoned in writing or ex-
pires subject to the provisions of subsections
G and K of this Section.
4-9-150G
(Revised 3/13)9 - 46
10. Zoning Map Revised:
a. New Planned Urban Development
Approval: Upon approval of a prelimi-
nary planned urban development, the
City shall place the planned urban devel-
opment land use file number as an over-
lay on the subject property on the City of
Renton Zoning Map. (Ord. 5571,
11-15-2010)
b. Demonstration Ordinances: Ordi-
nances 4468 and 4550, which created
demonstration developments known as
Village on Union and certain divisions of
the Orchards, are hereby considered fi-
nal planned urban developments for the
purposes of code implementation. (Ord.
5153, 9-26-2005; Ord. 5519,
12-14-2009)
G. FINAL PLAN REVIEW PROCEDURES:
1. Time Limits:
a. Preliminary Approval of Planned
Urban Development Not Associated
with a Subdivision: The developer
shall, within two (2) years of the effective
date of action by the Hearing Examiner to
approve the preliminary plan, submit to
the Department of Community and Eco-
nomic Development a final development
plan showing the ultimate design and
specific details of the proposed planned
urban development or the final phase or
phases thereof.
Upon application, the Hearing Examiner
may grant an extension of the approved
preliminary plan for a maximum of twelve
(12) months. Application for such exten-
sion shall be made at least thirty (30)
days prior to the expiration date of prelim-
inary plan approval. Only one such ex-
tension may be granted for a planned
urban development.
b. Preliminary Approval of a Planned
Urban Development with Concurrent
Preliminary Subdivision: The applicant
shall submit the final development plan
within five (5) years of the effective date
of action by the Hearing Examiner to ap-
prove the preliminary plan. If approval of
the preliminary subdivision is legally ex-
tended, the preliminary plan approval
shall also be extended.
c. Expiration of Preliminary Ap-
proval: If a final development plan is not
filed within the identified time limits or
within the extended time period, if any,
the planned urban development prelimi-
nary plan shall be deemed to have ex-
pired or been abandoned. Once a
planned urban development preliminary
plat has been deemed to have expired or
been abandoned, a new application is re-
quired to proceed, and the development
standards existing at the time of the new
application shall apply. (Ord. 5519,
12-14-2009; Ord. 5571, 11-15-2010; Ord.
5676, 12-3-2012)
2. Submittal Requirements and Fees for
Final Plan Application: A final plan applica-
tion shall be submitted for a planned urban
development, or a phase thereof, to the De-
partment of Community and Economic De-
velopment. The proposed final plan shall be
in substantial conformance with the approved
preliminary plans, including phasing, subject
to the provisions of subsections G4 and G5 of
this Section. Submittal requirements shall be
as listed in RMC 4-8-120C, Land Use Appli-
cations. Application fees shall be as listed in
RMC 4-1-170, Land Use Review Fees. (Ord.
5519, 12-14-2009)
3. Public Notice: Public notice shall be
provided in the manner prescribed for prelim-
inary plans.
4. Minor Modifications: As part of the ap-
proval of a final plan, the City may require or
approve a minor deviation from the prelimi-
nary plan if:
a. The change is necessary because of
natural features of the subject property
not foreseen by the applicant or the City
prior to the approval of the preliminary
development plan; or
b. The change will not have the effect of
significantly reducing any area of land-
scaping, open space, natural area or
parking; or
c. The change will not have the effect of
increasing the density or significantly in-
4-9-150G
9 - 47 (Revised 3/13)
creasing the total amount of floor area of
the planned urban development; or
d. The change will not result in any
structure, circulation or parking area be-
ing moved significantly in any direction;
or
e. The change will not reduce any set-
back approved as part of the preliminary
plan by more than ten percent (10%) and
the required minimum setback is met; or
f. The change will not result in a signifi-
cant increase in the height of any struc-
ture as approved in the preliminary plan;
or
g. The change will not increase or cre-
ate any adverse impacts or undesirable
effects on the surrounding neighborhood.
5. Major Modifications: Major modifica-
tions are those which substantially change
the basic design, density, circulation, or open
space requirements of the planned urban de-
velopment. Major modifications to a prelimi-
nary plan planned urban development shall
be processed as a new preliminary plan.
6. Review and Approval of Final Plan:
The final plan shall be reviewed by the appli-
cable City departments, in the manner pre-
scribed for preliminary plans, to determine if
the final plan is in substantial conformance
with the approved preliminary plan and is
consistent with the purposes and review cri-
teria of this Section. The Community and
Economic Development Administrator shall
make a decision to approve, approve with
conditions or deny the final plan. The decision
shall include a description of the elements of
the approved planned urban development,
including land uses, number of units, phas-
ing, the effective date of approval and of ex-
piration, time limits, required improvements
and the schedule for implementation, and any
conditions that may apply to the planned ur-
ban development. (Ord. 5676, 12-3-2012)
a. Covenants Required:
i. Covenants Generally: As a con-
dition of final planned urban develop-
ment approval, covenants shall be
executed that run with the land, and
with all subdivided portions thereof,
stating that such property is part of
an approved planned urban develop-
ment, and including the file number
thereof and a description of the uses,
densities and phases of the ap-
proved planned urban development.
Such covenant shall also be re-
corded for each property created
through any subsequent subdivi-
sions.
ii. Specifications of Variations:
All final planned urban developments
shall include specifications that are
recorded with the planned urban de-
velopment indicating which lots or
structures vary from which specific
zoning requirement. Covenants shall
indicate that such lots or structures
shall meet the standard created with
the approval of the planned urban
development or the current zone in
effect at the time of subsequent land
use, building or construction permits.
b. Property Owners’ Association Re-
quired: For residential planned urban
developments, the developer or owner(s)
of a planned urban development shall be
required to form a legally incorporated
property owners’ association prior to the
occupancy of any portion of a planned ur-
ban development. If there is only one
owner of the planned urban develop-
ment, either a property owners’ associa-
tion shall be formed or a covenant
running with the land shall be filed requir-
ing the formation of such an association
prior to the first subsequent sale of the
property, or portion thereof. For nonresi-
dential planned urban developments, the
City may establish covenants as neces-
sary to ensure maintenance of infrastruc-
ture and open space or other common
improvements. (Ord. 5519, 12-14-2009;
Ord. 5676, 12-3-2012)
7. Effect of an Approved Final Plan:
a. Standards Superimposed: The fi-
nal approval of a planned urban develop-
ment, under the procedures detailed in
this Section, shall superimpose the re-
quirements of that specific approved
planned urban development on the un-
4-9-150H
(Revised 3/13)9 - 48
derlying zone regulations as an excep-
tion thereto, to the extent that the
requirements of the planned urban devel-
opment modifies or supersedes the regu-
lations of the underlying zone. Final plan
approval shall be binding upon property
or the respective phase(s) with regards to
density, intensity, open space, uses, and
other standards until such time as a new
final planned urban development is ap-
proved or the final plan expires or is
abandoned subject to subsection K of
this Section.
b. Construction Authorized: Ap-
proval of a final planned urban develop-
ment is authorization to apply for building
permits to construct the planned urban
development.
8. Time Limits:
a. Expiration: The applicant shall pre-
pare and submit building permit applica-
tions which are accepted as substantially
complete to the Department of Commu-
nity and Economic Development within
six (6) months of the effective date of ap-
proval. The developer shall complete the
approved planned urban development or
any phase thereof included in the ap-
proved final plan within two (2) years
from the date of the decision to approve
the final plan by the Community and Eco-
nomic Development Administrator, un-
less a shorter time is designated. Failure
to complete the planned urban develop-
ment, or any phase thereof, within this
time limit will require the submittal of a
new preliminary and final plan application
in order to continue construction of the
planned urban development. Failure to
submit a new application or to complete
the planned urban development once
construction has begun shall constitute
abandonment of the planned urban de-
velopment subject to subsection K of this
Section. Expiration of any building permit
issued for a planned urban development
shall be governed by the provisions of the
applicable Building Code. Construction of
any portion of the planned urban devel-
opment requires a current approved
planned urban development and a cur-
rent building permit. (Ord. 5519,
12-14-2009; Ord. 5676, 12-3-2012)
b. Remaining Preliminary Phases
with Completion of One Phase: Ap-
proval of a final plan for any phase of the
approved preliminary plan shall consti-
tute an extension for two (2) years of the
remainder of the preliminary plan from
the effective date of Hearing Examiner
action on the final plan. (Ord. 5153,
9-26-2005)
H. MERGER OF APPLICATIONS OR
REVIEW STAGES:
1. Merger of Review Stages: The appli-
cant may request that review and decision on
the preliminary plan and final plan be merged
in one decision. The merged decision shall
follow the procedural steps required of a pre-
liminary plan. However, the applicant shall
submit all plans and information in the detail
required for a final plan and shall comply with
all other requirements and standards for a fi-
nal plan.
2. Merger with Other Applications: A pre-
liminary planned urban development may be
considered simultaneously with any other
land use permit required for a proposal, in-
cluding but not limited to: preliminary plats,
short plats, binding site plans, critical area
modifications or variances, shoreline sub-
stantial developments permits, shoreline vari-
ances, shoreline conditional use permits,
grading regulation modifications or vari-
ances, or other applications. Where merged,
the review criteria for all of the applications
shall be considered simultaneously with the
planned urban development criteria in sub-
section C of this Section. Where there are
conflicts with review criteria, the criteria of
subsection C of this Section shall govern.
Where merged, all permits shall be consid-
ered simultaneously as part of the planned
urban development. The review authority
shall be determined consistent with RMC
4-8-080C2, Review Authority for Multiple Per-
mit Applications. (Ord. 5153, 9-26-2005)
I. APPEALS OF COMMUNITY AND
ECONOMIC DEVELOPMENT
ADMINISTRATOR’S DECISION ON A
FINAL PLANNED URBAN
DEVELOPMENT:
The Community and Economic Development Ad-
ministrator’s decision on a final planned urban de-
4-9-150K
9 - 49 (Revised 3/13)
velopment may be appealed to the Hearing
Examiner pursuant to RMC 4-8-110. If the Hear-
ing Examiner acts on appeal to approve a final
planned urban development, the decision will in-
clude an effective date of approval consistent with
subsections G and K of this Section. (Ord. 5153,
9-26-2005; Ord. 5519, 12-14-2009; Ord. 5676,
12-3-2012)
J. BUILDING AND OCCUPANCY
PERMITS:
1. Conformance with Final Plan Re-
quired: Building permits shall be issued for
construction in planned urban developments
only in accordance with the approved final
plan.
2. Minor Adjustments to Final Plan:
a. Minor Adjustments Prior to Build-
ing Permits: Minor adjustments to the fi-
nal plan which involve only insignificant
revisions to the exact location and config-
uration of buildings, roadways, open
space or other features and do not in-
volve any changes in density, relative
density within the site, intensity, architec-
tural style, housing type or other signifi-
cant characteristics of the planned urban
development may be approved by the
Development Services Division when is-
suing building permits. Adjustments that
are determined by the Development Ser-
vices Division to not be minor adjust-
ments shall require the submittal of a new
final plan or preliminary plan application,
according to subsections G4 and G5 of
this Section, Modifications.
b. Minor Variations to Development
following Final Planned Urban Devel-
opment: Property owners of units or im-
provements may apply for subsequent
land use, building, and construction per-
mits. Such permits may be approved sub-
ject to City requirements; provided, that
the proposals meet the standard created
with the approval of the planned urban
development or the current zone in effect
at the time of the application. Common
areas shall be maintained consistent with
the approved planned urban develop-
ment. Replacement of paving or land-
scaping to equivalent types is allowed
subject to City authorization that the ac-
tivities are consistent with the planned ur-
ban development approval and any
applicable City codes.
3. Occupancy Permit Issuance Proce-
dure: Occupancy permits shall be granted
consistent with the requirements in RMC Title
4. Conditions of approval shall be based upon
actions to be achieved prior to issuance of
construction permits or building permits. De-
ferrals of improvements shall be determined
by the Community and Economic Develop-
ment Administrator pursuant to RMC
4-9-060. (Ord. 5450, 3-2-2009)
4. Occupation of Structures: Any finished
structures, short of full implementation of an
approved final plan for a planned urban de-
velopment or those phases thereof, may be
occupied upon the issuance of a conditional
use permit by the Hearing Examiner together
with such conditions, covenants or other
terms in order to assure compliance with the
requirements of this Section, Development
Standards, and/or any other applicable provi-
sion of this Section and the City’s zoning reg-
ulations. (Ord. 5153, 9-26-2005)
K. EXPIRATION OR ABANDONMENT OF
A PLANNED URBAN DEVELOPMENT:
1. Expiration: Expiration of an approved
preliminary plan shall be defined as failure to
satisfy the time limits or other requirements of
submitting a final plan application. Expiration
of an approved final plan planned urban de-
velopment shall be defined as failure to ini-
tiate construction of a planned urban
development. Expiration can only occur if no
on-site construction has begun or a lack of
significant progress under those building per-
mits has occurred. Upon expiration of a pre-
liminary or final plan, the undeveloped site
may only be developed if a new preliminary
and final plan planned urban development is
approved or if the Hearing Examiner removes
the planned urban development designation
and revokes the original approval. (Ord.
5519, 12-14-2009)
2. Abandonment: “Abandonment of a pre-
liminary and/or final plan” for the purpose of
this Section shall mean the failure and ne-
glect of the developer to meet the require-
ments of subsection G8 of this Section, or to
diligently pursue the project and the improve-
4-9-150L
(Revised 3/13)9 - 50
ments incidental thereto for a period of six (6)
months, after beginning or completing con-
struction of any of the residential units, utili-
ties, streets or other improvements of any
phase of a planned urban development.
Abandonment shall also occur when the ap-
plicant has provided a written statement indi-
cating that he/she is abandoning the
preliminary and/or final plan.
3. Resuming Development of an Aban-
doned Planned Urban Development Site:
In order to resume development of an aban-
doned planned urban development site, a
new final plan application shall be submitted
for any partially completed phase of the
planned urban development and a new pre-
liminary plan application shall be submitted
for all remaining portions of the site. In any
case, all subsequent preliminary or final
plans shall adhere to the Renton City Code
provisions in force at the time of resubmission
including open space, dwelling unit density
and setback requirements. No building per-
mits shall be issued, renewed or extended
until such new preliminary or final plans are
approved. (Ord. 5153, 9-26-2005)
L. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4351, 5-4-1992; Ord. 5153, 9-26-2005; Ord.
5159, 10-17-2005; Ord. 5519, 12-14-2009)
4-9-160 PUBLIC ART EXEMPTION
PROCEDURE:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
“Objects of art” for the purposes of this Section
shall include, but not be limited to, sculptures,
wall paintings, murals, collages or banners by art-
ists recognized by the Renton Municipal Arts
Commission and when consistent with guide-
lines, if any, established by the Renton Municipal
Arts Commission. (Ord. 4401, 5-3-1993)
C. CRITERIA FOR EXEMPTIONS FROM
SIGN CODE REQUIREMENTS:
Objects of art are exempt from the requirements
of the City’s Sign Code when:
1. Sited in a manner as to be readily acces-
sible to pedestrians for passive viewing;
2. Sited in a manner so as not to unduly di-
vert the attention of motorists from the road-
way;
3. Stationary and do not revolve or other-
wise move;
4. Not illuminated;
5. In good taste and reasonably reflect ac-
ceptable community values;
6. Of sufficient durability so as to have a life
expectancy of at least ten (10) years;
7. Not used or referred to in the media or by
the owners of the premises or operators of
businesses contained thereon for business
advertising purposes.
D. EXEMPTION CERTIFICATE
REQUIRED FOR PUBLIC ART:
Before a proposed object of art may be exempted
from the City’s Sign Code, the property owner or
his/her representative shall apply for and be
granted a public art exemption certificate by the
City. Placement of objects of art exempted from
the Sign Code must comply with the other provi-
sions of the City’s Zoning and Building Codes.
E. EXEMPTION APPLICATION
PROCEDURE:
Applicants must submit an application with the
appropriate filing fees according to the City’s es-
tablished fee schedule to the Department of Com-
munity and Economic Development. The
application shall include five (5) sets of photo-
graphs, scaled drawings, and/or three (3) dimen-
sional depictions of the proposed objects/
surfaces to be exempted, a biographical sketch of
the artist, and appropriate site plans and wall ele-
vations depicting the location of the objects of art.
(Ord. 5676, 12-3-2012)
F. STAFF REVIEW OF EXEMPTION
REQUESTS:
If the Community and Economic Development
Administrator determines that there is no issue as
to the artistic merit of the proposed object, then
the applicant shall be issued a public art exemp-
tion certificate. Appeals from administrative deci-
sions may be filed as referenced in RMC 4-8-110,
4-9-170A
9 - 51 (Revised 3/13)
Appeals. (Ord. 4401, 5-3-1993; Amd. Ord. 4720,
5-4-1998; Ord. 5676, 12-3-2012)
G. SPECIAL ARTS COMMISSION
REVIEW OF EXEMPTION REQUESTS:
If the Community and Economic Development
Administrator determines that there is an issue as
to the artistic merit of the object, then upon receipt
of a completed application the Department of
Community and Economic Development shall for-
ward the application to the Renton Municipal Arts
Commission for review and recommendation and
shall notify the applicant of the date the applica-
tion was transferred to the Commission.
1. Commission Review and Recommen-
dations: The Renton Municipal Arts Com-
mission, following adopted procedures, shall
review and transmit to the Department of
Community and Economic Development a
recommendation on the application not later
than forty five (45) days from the date of ac-
ceptance of a complete application, in accor-
dance with the following procedures.
2. Renton Municipal Arts Commission
Role Regarding Public Art Exemption Cer-
tificate: The role of the Commission shall be
to: (1) recommend whether proposed objects
of art reasonably reflect acceptable commu-
nity values; (2) recommend whether the pro-
posed siting location, size/scale, etc., are
appropriate for public display; (3) recommend
whether adequate provisions have been
made for public access and passive viewing
of the objects of art; and (4) to determine
whether the objects of art are consistent with
the Commission’s established guidelines and
are by a recognized artist.
3. Determination of Artist Recognition:
In determining that an artist is recognized, the
Renton Municipal Arts Commission shall es-
tablish a panel, consisting of three (3) Renton
Municipal Arts Commissioners and two (2)
artists or instructors who are actively en-
gaged in the medium used to create the pro-
posed object of art for which exemption has
been applied, which shall determine whether
or not said proposed object of art meets or
exceeds the standards generally accepted
for that medium, and whether or not media
and technique show competency and quality
of workmanship.
4. Fee: A separate fee, up to a maximum of
three hundred dollars ($300.00), will be
charged to the applicant for the costs associ-
ated with the Renton Municipal Arts Commis-
sion’s selection of the peer review panel. This
fee will be determined by the Renton Munici-
pal Arts Commission. (Ord. 5676, 12-3-2012)
H. FINAL AUTHORITY:
After reviewing the recommendation of the
Renton Municipal Arts Commission, the Commu-
nity and Economic Development Administrator
shall make a determination as to whether a public
art exemption certificate shall be issued. (Ord.
5676, 12-3-2012)
I. APPEAL:
If, after reviewing the recommendation of the
Renton Municipal Arts Commission, the Commu-
nity and Economic Development Administrator
determines that the public art exemption is de-
nied, the applicant may appeal that determination
to the Hearing Examiner pursuant to RMC
4-8-110, Appeals.
1. Standing and Authority for Hearing
Appeal: If, after reviewing the recommenda-
tion of the Renton Municipal Arts Commis-
sion, the Community and Economic
Development Administrator determines that
the public art exemption is denied, the appli-
cant may appeal that determination to the
Hearing Examiner. The decision from which
the appeal is taken will be an administrative
decision for purposes of appeal.
2. Transmittal of File and Staff Report to
Examiner: On appeal, the Department of
Community and Economic Development
shall submit the official file, including one set
of the application materials together with the
recommendation of the Renton Municipal
Arts Commission and a staff report, to the
Hearing Examiner at least ten (10) days prior
to the Hearing Examiner’s scheduled public
hearing on this item. (Ord. 4401, 5-3-1993;
Ord. 5676, 12-3-2012)
4-9-170 RAILROAD AND UTILITY
LINE CONSTRUCTION PERMIT:
A. PURPOSE: (Reserved)
4-9-170B
(Revised 3/13)9 - 52
B. APPLICABILITY:
No person or corporation shall build or construct
any railroad of any kind or any street railway, tele-
graph line, telephone line, electric light line, gas
main or underground conduit for use of any public
utility company in any street, avenue or alley of
the City without first obtaining a permit therefor
from the Council and no person shall make any
excavation of any kind or deposit any material or
thing in any street, avenue or alley of this City for
the purpose or with the intention of building, con-
structing or extending any such street railway,
telegraph line, telephone line, electric light line,
gas main or underground conduit for use of any
public utility company without first obtaining such
permit from the Council. (Ord. 1065, 9-5-1939)
C. NO PERMIT FOR ORDINARY REPAIR:
It shall be no defense of any prosecution or pro-
ceeding under this Chapter that a franchise to
build or construct any such street railway, tele-
graph line, telephone line, electric light line, gas
main or underground conduit for use of any public
utility company that has been granted by any law
of this City, but this Chapter shall not be so con-
strued as to require a permit for the construction
of ordinary repairs to any such structure where
such repairs are made in good faith and not for
the purpose of construction of such structure.
D. DECISION CRITERIA:
If the person applying to the Council for any such
permit shall have a valid and existing franchise or
permission for the structure desired under any
valid law of the City, the Council may grant such
permit provided that said Council shall defer or
temporarily refuse the granting thereof until such
time as it deems proper or in its discretion in all
cases where the street, avenue or alley in or on
which the work desired to be done is occupied or
about to be occupied in any work by the City in im-
proving or repairing such street, avenue, alley or
public place, or in repairing other property of the
City, or in cases where such street, avenue, alley
or public place is occupied or about to be occu-
pied by any other persons having the right to use
the same in such manner as to render it inconve-
nient to the public to permit any further obstruc-
tion thereof at said time, and provided, further,
that a sufficient portion of such street, avenue, al-
ley or public place shall, as far as possible, be
open for public use for the purposes of traffic, and
in all cases, any work of the City or its contractors
or employees shall have precedence over all
other work of any kind.
E. VIOLATION OF THIS CHAPTER AND
PENALTIES:
1. Construction without Permit Consid-
ered Public Nuisance: All street railways,
telegraph lines, telephone lines, electric light
lines, gas mains or underground conduits for
use of any public utility company and all rails,
ties, planks, posts, wires or other structures,
apparatus or material built, constructed or
placed in any street, avenue or alley of the City
without a permit having first been issued
therefor in compliance with the provisions of
this Chapter shall constitute a public nuisance
and shall be abated in the manner provided by
the City law of the City. Unless otherwise
specified, violations of this Section are misde-
meanors subject to RMC 1-3-1. (Ord. 1065,
9-5-1939; Ord. 5159, 10-17-2005)
4-9-180 REZONE PROCESS:
A. PURPOSE:
The purpose of this Section is to describe the pro-
cedure for processing applications for rezones in
the City of Renton. This Section addresses both
rezones requiring a Comprehensive Plan Amend-
ment and rezones that do not require a Compre-
hensive Plan Amendment.
B. WHO MAY APPLY:
An application for a rezone of property may be
made by the property owner, or somebody autho-
rized on the owner’s behalf, on forms provided by
and filed with the Department of Community and
Economic Development.
C. AUTHORITY FOR REZONES
REQUIRING A PLAN AMENDMENT:
In accordance with RCW 35.63.110 the Planning
Commission has the authority to recommend
zoning to the legislative body requiring a Compre-
hensive Plan Amendment after conducting a pub-
lic hearing thereon.
D. AUTHORITY FOR REZONES NOT
REQUIRING PLAN AMENDMENT:
Rezone requests not requiring an amendment to
the Comprehensive Plan shall be reviewed in an
open public hearing held before the Hearing Ex-
aminer under the procedures and rules of the
Hearing Examiner, as authorized by RCW
35.63.130. The applicant will have the burden
and duty of applying for and pursuing the rezone.
4-9-190B
9 - 52.1 (Revised 3/13)
E. SUBMITTAL REQUIREMENTS AND
FEES:
Submittal requirements and fees shall be as
specified in RMC 4-1-170, Land Use Review
Fees, and 4-8-120C, Land Use Applications.
F. DECISION CRITERIA FOR CHANGE
OF ZONE CLASSIFICATION:
1. Criteria for Rezones Requiring a Com-
prehensive Plan Amendment: The follow-
ing findings shall be made:
The proposed amendment meets the review
criteria in RMC 4-9-020; and
a. Is consistent with the policies set
forth in the Comprehensive Plan; and
b. At least one of the following circum-
stances applies:
i. The property subject to rezone
was not specifically considered at the
time of the last area land use analy-
sis and area zoning; or
ii. Since the most recent land use
analysis or the area zoning of the
subject property, authorized public
improvements, permitted private de-
velopment or other circumstances af-
fecting the subject property have
undergone significant and material
change.
2. Criteria for Rezones Not Requiring
Comprehensive Plan Amendment: The fol-
lowing findings shall be made:
a. The rezone is in the public interest,
and
b. The rezone tends to further the pres-
ervation and enjoyment of any substan-
tial property rights of the petitioner, and
c. The rezone is not materially detri-
mental to the public welfare of the proper-
ties of other persons located in the
vicinity thereof, and
d. The rezone meets the review criteria
in subsection F1 of this Section. (Ord.
5676, 12-3-2012)
G. TIME LIMITATIONS FOR REZONE
APPLICATION RESUBMISSION:
A petition for a change of zoning classification,
seeking the same or substantially same relief as
a prior petition, cannot be re-filed or resubmitted
within a period of twelve (12) months from the
date of final disapproval or rejection of such prior
petition. (Ord. 3454, 7-28-1980; Ord. 3463,
8-11-1980; Ord. 3592, 12-14-1981; Ord. 3976,
3-3-1986; Ord. 4437, 2-21-1994; Ord. 4794,
9-20-1999; Ord. 5355, 2-25-2008; Ord. 5516,
12-14-2009)
4-9-190 SHORELINE PERMITS:
A. PURPOSE:
The purpose of this Section is to ensure consis-
tency with the State Shoreline Management Act
and with the City’s Shoreline Master Program.
B. SHORELINE DEVELOPMENT
APPROVAL:
1. Development Compliance: All uses
and developments within the jurisdiction of
the Shoreline Management Act (hereinafter
the “Act”) shall be planned and carried out in
a manner that is consistent with the Shoreline
Master Program and the policy of the Act as
required by RCW 90.58.140(1), regardless of
whether a shoreline permit, statement of ex-
emption, shoreline variance, or shoreline
conditional use permit is required. The Ad-
ministrator of the Department of Community
and Economic Development or designee
shall assure compliance with the provisions
of the Shoreline Master Program for all per-
mits and approvals processed by the City.
2. Shoreline Overlay: Shoreline regula-
tions shall apply as an overlay and in addition
to development regulations, including but not
limited to zoning, environmental regulations,
development standards, subdivision regula-
tions, and other regulations established by
the City.
a. Allowed uses shall be limited by the
general polices and specific regulations
regarding use preferences for water-de-
pendent and water-oriented uses. Al-
lowed uses may be specified and limited
in specific shoreline permits. In the case
of nonconforming development, the use
4-9-190B
(Revised 3/13)9 - 52.2
provisions of this code shall be applied to
any change of use, including occupancy
permits.
b. In the event of any conflict between
shoreline policies and regulations and
any other regulations of the City, shore-
line policies and regulations shall prevail
unless other regulations provide greater
protection of the shoreline natural envi-
ronment and aquatic habitat.
c. All regulations applied within the
shoreline shall be liberally construed to
give full effect to the objectives and pur-
poses for which they have been enacted.
Shoreline Master Program policies,
found in the City’s Comprehensive Plan,
establish intent for the shoreline regula-
tions in addition to chapter 90.58 RCW
and chapters 173-26 and 173-27 WAC.
3. Substantial Development Permit: A
substantial development permit shall be re-
quired for all proposed use and development
of shorelines unless the proposal is specifi-
cally exempt pursuant to RCW 90.58.140(1).
An exemption from obtaining a shoreline sub-
stantial development permit is not an exemp-
tion from compliance with the Act, the
Shoreline Master Program, or from any other
regulatory requirements.
a. Exemptions shall be construed nar-
rowly. Only those developments that
meet the precise terms of one or more of
the listed exemptions may be granted ex-
emptions from the substantial develop-
ment permit process.
b. The burden of proof that a develop-
ment or use is exempt is on the applicant/
proponent of the exempt development
action.
c. If any part of a proposed develop-
ment is not eligible for exemption, then a
substantial development permit is re-
quired for the entire project.
4. Shoreline Conditional Use Permit: A
development or use that is listed as a shore-
line conditional use pursuant to the Shoreline
Master Program or is an unlisted use must
obtain a conditional use permit even if the de-
velopment or use does not require a substan-
tial development permit.
5. Shoreline Variance: When an activity or
development is proposed that does not com-
ply with the bulk, dimensional, and/or perfor-
mance standards of the program, such
development or use shall only be authorized
by approval of a shoreline variance even if
the development or use does not require a
substantial development permit.
6. Land Division: In the case of land divi-
sions, such as short subdivisions, long plats
and planned unit developments, the Adminis-
trator of the Department of Community and
Economic Development or designee shall
document compliance with bulk and dimen-
sional standards as well as policies and reg-
ulations of the Shoreline Master Program and
attach appropriate conditions and/or mitigat-
ing measures to such approvals to ensure the
design, development activities and future use
associated with such land division(s) are con-
sistent with the Shoreline Master Program.
7. Approval Criteria: In order to be ap-
proved, the Administrator of the Department
of Community and Economic Development or
designee must find that a proposal is consis-
tent with the following criteria:
a. All regulations of the Shoreline Mas-
ter Program appropriate to the shoreline
designation and the type of use or devel-
opment proposed shall be met, except
those bulk and dimensional standards
that have been modified by approval of a
shoreline variance.
b. All policies of the Shoreline Master
Program appropriate to the shoreline
area designation and the type of use or
development activity proposed shall be
considered and substantial compliance
demonstrated. A reasonable proposal
that cannot fully conform to these policies
may be permitted, provided it is demon-
strated to the Administrator of the Depart-
ment of Community and Economic
Development or designee that the pro-
posal is clearly consistent with the overall
goals, objectives and intent of the Shore-
line Master Program.
4-9-190B
9 - 52.3 (Revised 3/13)
c. For projects located on Lake Wash-
ington the criteria in RCW 90.58.020 re-
garding shorelines of statewide
significance and relevant policies and
regulations of the Shoreline Master Pro-
gram shall also be adhered to.
8. Written Findings Required: All permits
or statements of exemption issued for devel-
opment or use within shoreline jurisdiction
shall include written findings prepared by the
Administrator of the Department of Commu-
nity and Economic Development or designee,
including compliance with bulk and dimen-
sional standards and policies and regulations
of the Shoreline Master Program. The Admin-
istrator of the Department of Community and
Economic Development or designee may at-
tach conditions to the approval of exempt de-
velopments and/or uses as necessary to
assure consistency of the project with the Act
and the program.
9. Building Permit Compliance: For all
development within shoreline jurisdiction, the
Administrator of the Department of Commu-
nity and Economic Development or designee
shall not issue a building permit for such de-
velopment until compliance with the Shore-
line Master Program has been documented.
If a shoreline substantial development permit
is required, no permit shall be issued until all
comment and appeal periods have expired.
Any permit issued by the Administrator of the
Department of Community and Economic
(Revised 3/13)9 - 52.4
This page left intentionally blank.
4-9-190B
9 - 53 (Revised 12/11)
Development or designee for such develop-
ment shall be subject to the same terms and
conditions that apply to the shoreline permit.
10. Restoration Project Relief: The City
may grant relief from Shoreline Master Pro-
gram development standards and use regu-
lations when the following apply:
a. A shoreline restoration project
causes or would cause a landward shift in
the OHWM, resulting in the following:
i. Land that had not been regulated
under this chapter prior to construc-
tion of the restoration project is
brought under shoreline jurisdiction;
or
ii. Additional regulatory require-
ments apply due to a landward shift
in required shoreline buffers or other
regulations of the applicable Shore-
line Master Program; and
iii. Application of Shoreline Master
Program regulations would preclude
or interfere with use of the property
permitted by local development regu-
lations, thus presenting a hardship to
the project proponent.
b. The proposed relief meets all of the
following criteria:
i. The proposed relief is the mini-
mum necessary to relieve the hard-
ship;
ii. After granting the proposed re-
lief, there is net environmental bene-
fit from the restoration project;
iii. Granting the proposed relief is
consistent with the objectives of the
shoreline restoration project and
consistent with the Shoreline Master
Program; and
iv. Where a shoreline restoration
project is created as mitigation to ob-
tain a development permit, the
project proponent required to per-
form the mitigation is not eligible for
relief under this Section.
c. The application for relief must be
submitted to the Department of Ecology
for written approval or disapproval. This
review must occur during the depart-
ment’s normal review of a shoreline sub-
stantial development permit, conditional
use permit, or variance. If no such permit
is required, then the department shall
conduct its review when the local govern-
ment provides a copy of a complete ap-
plication and all supporting information
necessary to conduct the review.
i. Except as otherwise provided in
subsection B10d of this Section, the
Department of Ecology shall provide
at least twenty (20) days’ notice to
parties that have indicated interest to
the department in reviewing applica-
tions for relief under this section, and
post the notice on to their website.
ii. The department shall act within
thirty (30) calendar days of close of
the public notice period, or within
thirty (30) days of receipt of the pro-
posal from the local government if
additional public notice is not re-
quired.
d. The public notice requirements of
subsection B10c of this Section do not
apply if the relevant shoreline restoration
project was included in a Shoreline Mas-
ter Program or shoreline restoration plan
as defined in WAC 173-26-201, as fol-
lows:
i. The restoration plan has been ap-
proved by the department under ap-
plicable Shoreline Master Program
guidelines; and
ii. The shoreline restoration project
is specifically identified in the Shore-
line Master Program or restoration
plan or is located along a shoreline
reach identified in the Shoreline Mas-
ter Program or restoration plan as
appropriate for granting relief from
shoreline regulations; and
iii. The Shoreline Master Program
or restoration plan includes policies
addressing the nature of the relief
4-9-190C
(Revised 12/11)9 - 54
and why, when, and how it would be
applied.
C. EXEMPTIONS FROM PERMIT
SYSTEM:
The following shall not be considered substantial
developments for the purpose of this Master Pro-
gram and are exempt from obtaining a Shoreline
Substantial Development Permit (SSDP). An ex-
emption from an SSDP is not an exemption from
compliance with the Act or the Shoreline Master
Program, or from any other regulatory require-
ments.
1. Governor’s Certification: Any project
with a certification from the Governor pursu-
ant to chapter 80.50 RCW.
2. Projects Valued at $5,000 or Less: Any
development of which the total cost or fair
market value does not exceed five thousand
dollars ($5,000.00), if such development
does not materially interfere with the normal
public use of the water or shorelines of the
State.
3. Maintenance and Repair: Normal main-
tenance or repair of existing structures or de-
velopments, including damage by accident,
fire or elements.
a. “Normal maintenance” includes
those usual acts to prevent a decline,
lapse, or cessation from a lawfully estab-
lished condition.
b. “Normal repair” means to restore a
development to a state comparable to its
original condition, including but not lim-
ited to its size, shape, configuration, loca-
tion and external appearance, within a
reasonable period after decay or partial
destruction, except where repair causes
substantial adverse effects to the shore-
line resource or environment.
c. Replacement of a structure or devel-
opment 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 exter-
nal appearance and the replacement
does not cause substantial adverse ef-
fects to shoreline resources or environ-
ment.
4. Emergency Construction: 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 the
Shoreline Master Program.
b. Emergency construction does not in-
clude development of new permanent
protective structures where none previ-
ously existed. Where new protective
structures are deemed to be the appro-
priate means to address the emergency
situation, upon abatement of the emer-
gency situation, the new structure shall
be removed or any permit which would
have been required, absent an emer-
gency, pursuant to chapter 90.58 RCW,
chapter 17-27 WAC or the Shoreline
Master Program shall be obtained.
c. All emergency construction shall be
consistent with the policies of chapter
90.58 RCW and the Shoreline Master
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.
5. Agricultural Construction or Prac-
tices: Construction and practices normal or
necessary for farming, irrigation, and ranch-
ing activities, including agricultural service
roads and utilities on shorelands, and the
construction and maintenance of irrigation
structures, including, but not limited to, head
gates, pumping facilities, and irrigation chan-
nels. A feedlot of any size, all processing
plants, other activities of a commercial na-
ture, alteration of the contour of the shore-
lands by leveling or filling, other than that
which results from normal cultivation, shall
not be considered normal or necessary farm-
ing or ranching activities. A feedlot shall be an
enclosure or facility used or capable of being
used for feeding livestock hay, grain, silage,
4-9-190C
9 - 55 (Revised 12/11)
or other livestock feed, but shall not include
land for growing crops or vegetation for live-
stock feeding and/or grazing, nor shall it in-
clude normal livestock wintering operations.
6. Construction of Single Family Resi-
dence and Accessory Buildings: Construc-
tion on shorelands by an owner, lessee or
contract purchaser of a single family resi-
dence 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 as defined in WAC 173-27-030
and which meets all requirements of the State
agency or local government having jurisdic-
tion thereof, other than requirements im-
posed pursuant to this Section.
a. “Single family” residence means a
detached dwelling designed for and occu-
pied by one family including those struc-
tures and developments within a
contiguous ownership which are a normal
appurtenance. An “appurtenance” is nec-
essarily connected to the use and enjoy-
ment of a single family residence and is
located landward of the OHWM and the
perimeter of a wetland.
b. Construction authorized under this
exemption shall be located landward of
the OHWM.
7. Construction of Noncommercial
Docks: 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 the fair mar-
ket 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 con-
struction shall be considered a substan-
tial development permit; and
b. A dock is a landing and moorage fa-
cility for watercraft and does not include
recreational decks, storage facilities or
other appurtenances.
8. Construction Authorized by the Coast
Guard: 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.
9. Operation, Maintenance, or Construc-
tion Related to Irrigation: Operation, main-
tenance, or construction of canals,
waterways, drains, reservoirs, or other facili-
ties 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.
10. Marking of Property Lines on State-
Owned Lands: 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.
11. Operation and Maintenance of Agri-
cultural Drainage or Dikes: Operation and
maintenance of any system of dikes, ditches,
drains, or other facilities existing on Septem-
ber 8, 1975, which were created, developed,
or utilized primarily as a part of an agricultural
drainage or diking system.
12. Activities Necessary for Permit Ap-
plication: Site exploration and investigation
activities that are prerequisites to preparation
of an application for development authoriza-
tion under the Shoreline Master Program, if:
a. The activity does not interfere with
the normal public use of the surface wa-
ters.
b. The activity will have no significant
adverse impact on the environment in-
cluding, but not limited to, fish, wildlife,
fish or wildlife habitat, water quality, and
aesthetic values.
c. The activity does not involve the in-
stallation of a structure, and upon com-
pletion of the activity the vegetation and
land configuration of the site are restored
to conditions existing before the activity.
d. A private entity seeking development
authorization under the Shoreline Master
Program first posts a performance bond
4-9-190C
(Revised 12/11)9 - 56
or provides other evidence of financial
responsibility to the Planning Division to
ensure that the site is restored to pre-
existing conditions.
e. The activity is not subject to the per-
mit requirements of RCW 90.58.550.
13. Removal or Control of Aquatic Nox-
ious Weeds: The process of removing or
controlling an aquatic noxious weed, as de-
fined in RCW 17.26.020, through the use of a
herbicide or other treatment methods appli-
cable 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 43.21C RCW.
14. Watershed Restoration Projects: Wa-
tershed restoration projects as defined be-
low:
a. “Watershed restoration project”
means a public or private project autho-
rized by the sponsor of a watershed res-
toration 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 re-
moved, imported, disturbed or dis-
charged, and in which no existing
vegetation is removed except as min-
imally necessary to facilitate addi-
tional plantings.
ii. A project for the restoration of an
eroded or unstable stream bank that
employs the principles of bioengi-
neering, 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, re-
move or reduce impediments to mi-
gration 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 in stream habitat
enhancement structure associated
with the project, is less than two hun-
dred (200) square feet in floor area
and is located above the OHWM 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 conser-
vation district, for which agency and pub-
lic review has been conducted pursuant
to chapter 43.21C RCW, the State Envi-
ronmental Policy Act. The watershed res-
toration plan generally contains a general
program and implementation measures
or actions for the preservation, restora-
tion, re-creation, or enhancement of the
natural resources, character, and ecol-
ogy of a stream, stream segment, drain-
age area, or watershed.
15. Projects to Improve Fish and Wildlife
Passage or Habitat: A public or private
project, the primary purpose of which is to im-
prove 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 improve-
ment of the habitat or passage and ap-
propriately 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 Planning Division has deter-
mined that the project is consistent with
the Shoreline Master Program.
16. Hazardous Substance Remediation:
Hazardous substance remedial actions pur-
suant to WAC 173-27-040(3).
17. Projects on Lands Not Subject to
Shoreline Jurisdiction Prior to Restora-
tion: Actions on land that otherwise would
not be under the jurisdiction of the Shoreline
Management Act except for a change in the
location of OHWM or other criteria due to a
shoreline restoration project creating a land-
4-9-190E
9 - 57 (Revised 12/11)
ward shift in the OHWM that brings the land
under the jurisdiction of the Act.
D. EXEMPTION CERTIFICATE
PROCEDURES:
1. Application Required: Any person
claiming exemption from the permit require-
ments of the Shoreline Master Program as a
result of the exemptions specified in this Sec-
tion shall make application for a no-fee ex-
emption certificate to the Planning Division in
the manner prescribed by that division.
2. Consistency Required: Any develop-
ment which occurs within the regulated
shorelines of the State under Renton’s juris-
diction, whether it requires a permit or not,
must be consistent with the intent of the State
law.
3. Conditions Authorized: 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 the Shore-
line Master Program.
4. Permit Required if Project Not Exempt
in Part: If any part of a proposed develop-
ment is not eligible for exemption, then a
shoreline permit is required for the entire pro-
posed development project.
E. SHORELINE PERMIT APPLICATION
PROCEDURES:
1. Information Prior to Submitting a
Shoreline Substantial Development Per-
mit Application: Prior to submitting an appli-
cation for a shoreline permit or an exemption
from a shoreline permit, the applicant should
informally discuss a proposed development
with the Planning Division. This will enable
the applicant to become familiar with the re-
quirements of the Shoreline Master Program,
building and zoning procedures, and enforce-
ment procedures.
2. Shoreline Substantial Development
Permit Required: No shoreline development
shall be undertaken on shorelines of the City
without first obtaining a “substantial develop-
ment permit” from the Planning Division.
3. Shoreline Substantial Development
Permit Application Forms and Fees: Fees
shall be as listed in RMC 4-1-170, Land Use
Review Fees. Applications for such permits
shall be made on forms and reviewed accord-
ing to procedures prescribed by the Planning
Division. Application forms may be revised
from time to time by the Planning Division
without prejudice to any existing applications.
Such forms should be designed to provide
such information as is necessary to deter-
mine whether such a permit is justified.
4. Secondary Review by Independent
Qualified Professionals: When appropriate
due to the type of critical areas, habitat, or
species present, or project area conditions,
the Administrator of the Department of Com-
munity and Economic Development or desig-
nee may require the applicant to prepare or
fund analyses or activities conducted by a
third party or parties selected by the Adminis-
trator of the Department of Community and
Economic Development or designee and
paid for by the applicant. Analyses and/or ac-
tivities conducted under this subsection in-
clude, but are not limited to:
a. Evaluation by an independent quali-
fied professional of the applicant’s analy-
sis and the effectiveness of any proposed
mitigating measures or programs, to in-
clude any recommendations as appropri-
ate; and
b. A request for consultation with the
Washington Department of Fish and
Wildlife, Washington State Department of
Ecology, or the local Native American In-
dian Tribe or other appropriate agency;
and/or
c. Analysis of detailed surface and sub-
surface hydrologic features both on and
adjacent or abutting to the site.
5. Public Notice: Three (3) copies of a no-
tice of development application shall be
posted prominently on the property con-
cerned and in conspicuous public places
within three hundred feet (300') thereof. The
notice of development application shall also
be mailed to property owners within three
hundred feet (300') of the boundaries of the
subject property. The required contents of the
notice of development application are de-
4-9-190F
(Revised 12/11)9 - 58
tailed in RMC 4-8-090B, Public Notice Re-
quirements.
6. Standard Public Comment Time: Each
notice of development application shall in-
clude a statement that persons desiring to
present their views to the Planning Division
with regard to said application may do so in
writing to that division and persons interested
in the Planning Division’s action on an appli-
cation for a permit may submit their views in
writing or notify the Planning Division in writ-
ing of their interest within fourteen (14) days
from the date of the notice of application.
7. Special Public Comment Time: 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 sin-
gle family residence and its appurtenant
structures from shoreline erosion shall in-
clude a fourteen (14) day comment period.
Such notification or submission of views to
the Planning Division shall entitle those per-
sons to a copy of the action taken on the ap-
plication.
8. Review Guidelines: Unless exempted
or authorized through the variance or condi-
tional use permit provisions of the Shoreline
Master Program, no substantial development
permit and no other permit shall be granted
unless the proposed development is consis-
tent with the provisions of the Shoreline Mas-
ter Program, the Shoreline Management Act
of 1971, and the rules and regulations
adopted by the Department of Ecology there-
under.
9. Conditional Approval: Should the Ad-
ministrator of the Department of Community
and Economic Development or designee find
that any application does not substantially
comply with criteria imposed by the Shoreline
Master Program and the Shoreline Manage-
ment Act of 1971, he/she may deny such ap-
plication or attach any terms or condition
which he/she deems suitable and reasonable
to effect the purpose and objective of the
Shoreline Master Program.
10. Notification: It shall be the duty of the
Planning Division to timely furnish copies of
all applications and actions taken by said di-
vision unto such other officials or depart-
ments whose jurisdiction may extend to all or
any part of the proposed development, in-
cluding any State or Federal agencies and In-
dian tribes.
F. REVIEW CRITERIA:
1. General: The Planning Division shall re-
view an application for a permit based on the
following:
a. The application.
b. The environmental checklist or envi-
ronmental impact statement, if one is re-
quired.
c. Written comments from interested
persons.
d. Information and comments from all
affected City departments.
e. Evidence presented at a public hear-
ing.
f. No authorization to undertake use or
development on shorelines of the State
shall be granted by the Administrator of
the Department of Community and Eco-
nomic Development or designee unless
upon review the use or development is
determined to be consistent with the pol-
icy and provisions of the Shoreline Man-
agement Act and the Shoreline Master
Program.
2. Additional Information: The Planning
Division may require an applicant to furnish
information and data in addition to that con-
tained or required in the application forms
prescribed. Unless an adequate environmen-
tal 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 Sec-
tion, the Department of Community and Eco-
nomic Development may from time to time
4-9-190I
9 - 58.1 (Revised 12/11)
promulgate additional procedures or criteria
and such shall become effective, when re-
duced 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 bur-
den 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. SURETY DEVICES:
The Planning Division may require the applicant
to post a surety device 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 surety device shall be
in an amount to reasonably assure the City that
any deferred improvement will be carried out
within the time stipulated and in accordance with
RMC 4-1-230, Surety and Bonds.
H. ADMINISTRATIVE APPEALS:
The Department of Community and Economic
Development shall have the final authority to in-
terpret the Shoreline 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.
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 envi-
ronment, will assure that a person will be able
to utilize his property in a fair and equitable
manner.
2. Authority:
a. Conditional Use Permits: Condi-
tional use permits shall be processed ei-
ther by the Hearing Examiner or
administratively in accordance with the
provisions of RMC 4-2-060, Zoning Use
Table; provided, that:
i. Additional requirements for con-
ditional use permits may be provided
within shoreline jurisdiction in this
Section and will prevail over the pro-
visions of RMC 4-2-060.
ii. If an administrative process is
not specified, a conditional use per-
mit shall be processed by the Hear-
ing Examiner.
iii. Proposed uses not specified in
this Section or in RMC 4-2-060 and
not prohibited may be allowed by
Hearing Examiner conditional use
permit.
b. Variances: The Hearing Examiner
shall have authority to grant conditional
use permits and variances in the admin-
istration of the Renton Master Program.
c. State Department of Ecology Deci-
sion: Both variances and conditional use
permits are forwarded to the Department
of Ecology and the Attorney General’s of-
fice for approval or denial.
d. Time Limit, Permit Validity, and
Appeals: Conditional permits and vari-
ances shall be deemed to be approved
within thirty (30) calendar days from the
date of receipt by the Department of Ecol-
ogy and the Attorney General’s office un-
less written communication is received by
the applicant and the City indicating oth-
erwise.
i. Conditional use permits and vari-
ances 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 ap-
ply to conditional use and variance
permits.
iii. Appeals of conditional use or
variance permits shall be made in ac-
cordance with RMC 4-8-110H.
3. Maintenance of Permitted Uses Al-
lowed: It shall be recognized that a lawful
use at the time the Shoreline Master Program
is adopted is to be considered a permitted
4-9-190I
(Revised 12/11)9 - 58.2
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 cri-
teria established in the Shoreline Master
Program where, owing to special condi-
tions pertaining to the specific piece of
property, the literal interpretation and
strict application of the criteria estab-
lished in the Shoreline 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 Shoreline Master Pro-
gram is not, by itself, sufficient reason for
a variance. The Hearing Examiner must
find each of the following:
i. Exceptional or extraordinary cir-
cumstances or conditions applying to
the subject property, or to the in-
tended use thereof, that do not apply
generally to other properties on
shorelines in the same vicinity.
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 the Shoreline 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
shall be denied, but each property
owner shall be entitled to the reason-
able use and development of his
lands as long as such use and devel-
opment is in harmony with the gen-
eral purpose and intent of the
Shoreline Management Act of 1971,
and the provisions of the Shoreline
Master Program.
vi. The proposal meets the vari-
ance criteria in WAC 173-27-170.
vii. Proposals that vary the size of
the vegetation conservation buffer
must provide for off-site mitigation in
accordance with RMC 4-3-090F1k.
5. Conditional Use:
a. Purpose: Upon proper application,
and findings of compliance with condi-
tional use permit criteria, a conditional
use permit may be granted. The objective
of a conditional use provision is to provide
more control and flexibility for implement-
ing the regulations of the Shoreline Mas-
ter 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
may be granted subject to the Adminis-
trator of the Department of Economic De-
velopment or designee determining
compliance with 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.
iii. Design of the site will be compat-
ible with the surroundings and the
Shoreline Master Program.
iv. The use shall be in harmony with
the general purpose and intent of the
Shoreline Master Program.
4-9-190J
9 - 58.3 (Revised 12/11)
v. The use meets the conditional
use criteria in WAC 173-27-160.
J. TIME REQUIREMENTS FOR
SHORELINE PERMITS:
1. Applicability: The time requirements of
this Section shall apply to all substantial de-
velopment permits and to any development
authorized pursuant to a variance or condi-
tional use permit authorized under the Shore-
line Master Program.
2. Unspecified Time Limits: Where spe-
cific 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 Ecol-
ogy, the time limits in subsections J6 and J8
of this Section apply.
3. Discretionary Time Limits for Shore-
line Substantial Developments: If it is de-
termined that standard time requirements of
subsections J6 and J8 of this Section should
not be applied, the Planning Division shall
adopt appropriate time limits as a part of ac-
tion 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 pol-
icy and provisions of the Shoreline Master
Program and RCW 90.58.143.
4. Discretionary Time Limits for Shore-
line Conditional Uses or Shoreline Vari-
ances: If it is determined that standard time
requirements of subsections J6 and J8 of this
Section should not be applied, the Hearing
Examiner, upon a finding of good cause and
with the approval of the Department of Ecol-
ogy, shall establish appropriate time limits as
a part of action on a conditional use or vari-
ance 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.
5. Extension Requests: Requests for per-
mit extension shall be made in accordance
with subsections J6 and J8 of this Section.
6. Standard Period of Validity: Unless a
different time period is specified in the shore-
line permit as authorized by RCW 90.58.143
and subsection J2 or J3 of this Section, con-
struction activities, or a use or activity, for
which a permit has been granted pursuant to
the Shoreline Master Program must be com-
menced 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 Planning Divi-
sion may authorize a single extension for a
period not to exceed one year based on rea-
sonable factors, if a request for extension has
been filed with the Planning Division before
the expiration date, and notice of the pro-
posed extension is given to parties of record
and the Department of Ecology.
7. Certification of Construction Com-
mencement: Construction activities or com-
mencement of construction referenced in
subsection J6 of this Section means that con-
struction applications must be submitted, per-
mits must be issued, and foundation
inspections must be completed before the
end of the two (2) year period.
8. Time Allowed for Construction Com-
pletion: A permit authorizing construction
shall extend for a term of no more than five
(5) years after the effective date of a shore-
line permit, unless a longer period has been
specified pursuant to RCW 90.58.143 and
subsection J2 or J3 of this Section. If an ap-
plicant files a request for an extension prior to
expiration of the shoreline permit the Plan-
ning 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.
9. Effective Date of Filing: For purposes
of determining the life of a shoreline permit,
the effective date of a substantial develop-
ment permit, shoreline conditional use per-
mit, or shoreline variance permit shall be the
date of filing as provided in RCW
90.58.140(6). The permit time periods in sub-
sections J6 and J8 of this Section do not in-
clude the time during which a use or activity
was not actually pursued due to the pen-
dency of administrative appeals or legal ac-
4-9-190K
(Revised 12/11)9 - 58.4
tions, or due to the need to obtain any other
government permits and approvals for the de-
velopment that authorize the development to
proceed, including all reasonably related ad-
ministrative or legal actions on any such per-
mits or approvals.
10. Notification to City of Other Permits
and Legal Actions: It is the responsibility of
the applicant to inform the Planning 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.
11. Permit Processing Time: The City
shall issue permits within applicable time lim-
its specified by State law. Substantial devel-
opment 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 ap-
purtenant structures from shoreline erosion
shall be issued within twenty one (21) days of
the last day of the comment periods specified
in subsections E6 and E7 of this Section.
12. Construction Not Authorized Until
Proceedings Completed: No construction
pursuant to such permit shall begin or be au-
thorized 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 De-
partment of Ecology and the Attorney Gen-
eral, 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 173-27-130.
13. Special Allowance for Construction:
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 condi-
tions, time periods, and other provisions of
RCW 90.58.140(5)(b).
K. RULINGS TO STATE:
Any ruling on an application for a substantial de-
velopment permit under authority of the Shoreline
Master Program, whether it is an approval or de-
nial, shall, with the transmittal of the ruling to the
applicant, be filed concurrently with the Depart-
ment of Ecology and the Attorney General by the
Planning 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 the Shoreline Master Program
shall be enforced by the Planning Division. For
such purposes, the Administrator of the Depart-
ment of Community and Economic Development
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 the
Shoreline Master Program may be rescinded
or suspended by the Planning Division of the
City upon a finding that a permittee has not
complied with conditions of the permit.
2. Notice of Noncompliance: Such rescis-
sion and/or modification of an issued permit
shall be initiated by serving written notice of
noncompliance on the permittee, which no-
tice shall be sent by registered or certified
mail, return receipt requested, to the address
listed on the application or to such other ad-
dress as the applicant or permittee may have
advised the City; or such notice may be
served on the applicant or permittee in per-
son or his agent in the same manner as ser-
vice of summons as provided by law.
3. Posting: In addition to such notice, the
Planning Division shall cause to have notice
posted in three (3) public places of which one
posting shall be at or within the area de-
scribed in the permit.
4-9-190Q
9 - 59 (Revised 8/12)
4. Public Hearing: Before any such permit
can be rescinded, a public hearing shall be
held by the Hearing Examiner. Notice of the
public hearing shall be made in accordance
with RMC 4-8-090D, Public Notice Require-
ments.
5. Final Decision: The decision of the
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 Gen-
eral’s office, the applicant, and such other de-
partments or boards of the City as are affected
thereby and the legislative body of the City.
O. APPEALS:
See RMC 4-8-110H.
P. VIOLATIONS AND PENALTIES:
1. Prosecution: Every person violating any
of the provisions of the Shoreline Master Pro-
gram or the Shoreline Management Act of
1971 shall be punishable under conviction by
a fine not exceeding one thousand dollars
($1,000.00), or by imprisonment not exceed-
ing ninety (90) days, or by both such fine and
imprisonment, and each day’s violation shall
constitute a separate punishable offense.
2. Injunction: The City Attorney may bring
such injunctive, declaratory or other actions
as are necessary to ensure that no uses are
made of the shorelines of the State within the
City’s jurisdiction which are in conflict with the
provisions and programs of the Shoreline
Master Program or the Shoreline Manage-
ment Act of 1971, and to otherwise enforce
provisions of this Section and the Shoreline
Management Act of 1971.
3. Violators Liable for Damages: Any per-
son subject to the regulatory program of the
Shoreline Master Program who violates any
provision of the Shoreline Master Program or
the provisions of a permit issued pursuant
thereto shall be liable for all damages to pub-
lic or private property arising from such viola-
tion, including the cost of restoring the
affected area to its condition prior to such vi-
olation. 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 subsec-
tion 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 ac-
complished within a reasonable time at the
expense of the violator. In addition to such re-
lief, including monetary damages, the Court
in its discretion may award attorney’s fees
and costs of the suit to the prevailing party.
Q. SHORELINE MORATORIUM:
1. The City Council may adopt moratoria or
other interim official controls as necessary
and appropriate to implement the provisions
of the Shoreline Management Act.
2. Prior to adopting such moratorium or
other interim official controls, the City Council
shall:
a. Hold a public hearing on the morato-
rium or control within sixty (60) days of
adoption;
b. Adopt detailed findings of fact that in-
clude, but are not limited to, justifications
for the proposed or adopted actions and
explanations of the desired and likely out-
comes; and
c. Notify the Department of Ecology of
the moratorium or control immediately af-
ter its adoption. The notification must
specify the time, place, and date of any
public hearing held.
3. Said moratorium or other official control
shall provide that all lawfully existing uses,
structures, or other development shall con-
tinue to be deemed lawful conforming uses
and may continue to be maintained, repaired,
and redeveloped, so long as the use is not
expanded, under the terms of the land use
and shoreline rules and regulations in place
at the time of the moratorium.
4. Said moratorium or control adopted un-
der this Section may be effective for up to six
(6) months if a detailed work plan for remedy-
ing the issues and circumstances necessitat-
ing the moratorium or control is developed
and made available for public review. A mor-
atorium or control may be renewed for two (2)
six (6) month periods if the City Council com-
4-9-195A
(Revised 8/12)9 - 60
plies with subsection Q2a of this Section be-
fore each renewal.
5. If a moratorium or control is in effect on
the date a proposed Master Program or
amendment is submitted to the Department
of Ecology, the moratorium or control must re-
main in effect until the department's final ac-
tion under RCW 90.58.090; however, the
moratorium expires six (6) months after the
date of submittal if the department has not
taken final action. (Ord. 4716, 4-13-1998;
Ord. 4999, 1-13-2003; Ord. 5159,
10-17-2005; Ord. 5450, 3-2-2009; Ord. 5633,
10-24-2011)
4-9-195 ROUTINE VEGETATION
MANAGEMENT PERMITS:
A. PURPOSE:
This Section provides a permit process for routine
vegetation management implementing the tree
retention and land clearing regulations in RMC
4-4-130.
B. AUTHORITY:
The City’s Development Services Division Direc-
tor, or his duly authorized representative, is
hereby authorized and directed to interpret and
enforce all the provisions of this Section.
C. APPLICABILITY:
Unless exempted by RMC 4-4-130C, Allowed
Tree Removal Activities, a Routine Vegetation
Management Permit is required for any property
where routine vegetation management activities
are undertaken. (Ord. 5650, 12-12-2011)
D. PROCEDURES AND REVIEW
CRITERIA:
Permits for routine vegetation management shall
be processed as follows:
1. Submittal: An application for a routine
vegetation management permit shall be sub-
mitted to the Development Services Division
together with any necessary fees as required
in chapter 4-1 RMC.
2. Information Required: A routine vege-
tation management permit application shall
contain the information requested in RMC
4-8-120, Submittal Requirements – Specific
to Application Type.
3. Time: The permit shall be reviewed ad-
ministratively within a reasonable period of
time.
4. Routine Vegetation Management Per-
mit Conditions: The routine vegetation man-
agement permit may be denied or condi-
tioned by the City to restrict the timing and
extent of activities or to require tree replace-
ment in order to further the intent of this Sec-
tion including:
a. Preserve and enhance the City’s
aesthetic character and maintain visual
screening and buffering.
b. Preserve habitat to the greatest ex-
tent feasible.
c. Prevent landslides, accelerated soil
creep, settlement and subsidence haz-
ards.
d. Minimize the potential for flooding,
erosion, or increased turbidity, siltation or
other form of pollution in a watercourse.
e. Ensure that the proposal will be con-
sistent with RMC 4-4-130D2, Restrictions
for Critical Areas – General, and
4-4-130D3, Restrictions for Native
Growth Protection Areas. (Ord. 5650,
12-12-2011)
5. Time Limits for Routine Vegetation
Management Permits: Any permit for rou-
tine vegetation management shall be valid for
one year from the date of issuance. An exten-
sion may be granted by the Development
Services Division for a period of one year
upon application by the property owner or
manager. Application for such an extension
must be made at least thirty (30) days in ad-
vance of the expiration of the original permit
and shall include a statement of justification
for the extension.
E. APPEALS:
Appeal of the decision to grant, grant with condi-
tions, or deny a routine vegetation management
permit shall be made consistent with RMC
4-8-110, Appeals.
4-9-200B
9 - 61 (Revised 2/15)
F. VIOLATIONS AND PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005;
Ord. 5304, 9-17-2007)
4-9-200 MASTER PLAN AND SITE
PLAN REVIEW:
A. PURPOSE AND INTENT:
1. The purpose of this Section shall be to
ensure that proposed development is imple-
mented in a manner consistent with the
plans, policies and regulations of the City of
Renton and to advance the following objec-
tives:
• To promote orderly community
growth and minimize undesirable de-
velopment impacts;
• To promote high quality design;
• To protect and enhance the natural
landscape, environmental features
and property values of the City;
• To ensure convenient and safe pe-
destrian and vehicle access and cir-
culation; and
• To promote coordination of public or
quasi-public elements within and be-
tween developments.
2. Review shall be divided into two (2)
types, Master Plan Review and Site Plan Re-
view:
a. Master Plan Review: The purpose
of the master plan process is to evaluate
projects at a broad level and provide
guidance for development projects with
multiple buildings on a single large site.
The master plan process allows for anal-
ysis of overall project concepts and phas-
ing as well as review of how the major
project elements work together to imple-
ment City goals and policies. Master plan
review allows for consideration and miti-
gation of cumulative impacts from large-
scale development and allows for coordi-
nation with City capital improvement
planning. Master plan review should oc-
cur at an early stage in the development
of a project, when the scale, intensity and
layout of a project are known.
b. Site Plan Review: The purpose of
the site plan review process is to analyze
the detailed arrangement of project ele-
ments to mitigate negative impacts where
necessary to ensure project compatibility
with the physical characteristics of a site
and with the surrounding area. Site plan
review ensures quality development con-
sistent with City goals and policies. Site
plan review analyzes elements including,
but not limited to, site layout, building ori-
entation and design, pedestrian and ve-
hicular environment, landscaping,
natural features of the site, screening and
buffering, parking and loading facilities,
and illumination to ensure compatibility
with potential future development.
B. APPLICABILITY AND AUTHORITY:
1. Master Plan Review: Master plan re-
view is required for all development within the
UC-N1, UC-N2 and COR Zones that is not
specifically exempted in subsection C of this
Section. Master plans are optional in all other
zones. When existing parcels are twenty five
(25) acres or smaller, a master plan incorpo-
rating all abutting lots in common ownership
as of December 1, 2003, is required.
2. Site Plan Review:
a. When Required: Site plan review is
required for all development in the IL,
CO, CN, CD, CA, CV, COR, UC-N1, UC-
N2, R-10, RMH, RM, and R-14 Zones, all
development within the Employment
Area Valley (EAV) designation, and for
the following types of development, re-
gardless of zone:
i. K-12 educational institutions.
ii. Parks.
iii. Outdoor recreation facilities.
iv. Rental services with outdoor
storage.
4-9-200C
(Revised 2/15)9 - 62
v. Hazardous Waste Facilities: All
hazardous waste treatment and stor-
age facilities.
b. Optional: When specifically autho-
rized by the development standards, site
plan review may be used as a means to
propose modifications to development
standards for developments otherwise
exempt from site plan review.
3. Authority: The Community and Eco-
nomic Development Administrator shall have
the authority to approve, approve with condi-
tions, or deny proposals based on this Sec-
tion when no other permit or approval
requires Hearing Examiner review. (Ord.
5676, 12-3-2012)
C. EXEMPTIONS:
1. Development Exempt from Master
Plan Review: The following are exempt from
the master plan review:
a. Airplane Manufacturing and Air-
plane Manufacturing Accessory Func-
tions: New structures, the rehabilitation
of existing structures, or lot line adjust-
ments for airplane manufacturing and air-
plane manufacturing accessory
functions;
b. Large Lot Subdivisions: Subdivi-
sion, lot line adjustment or other method
of adjusting lot configurations that result
in lots larger than twenty five (25) acres in
size;
c. SEPA Exempt Development: All
development categorically exempt from
review under RMC 4-9-070G, Environ-
mental Review Procedures; or
d. Utilities: Underground utility proj-
ects.
2. Development Exempt from Site Plan
Review: The following are exempt from the
site plan review:
a. Planned urban developments;
b. SEPA Exempt Development: All
development categorically exempt from
review under RMC 4-9-070G, Categorical
Exemptions, as it exists or may be
amended, with the exception of develop-
ment in the Residential Ten Dwelling
Units per Acre (R-10) and Residential
Fourteen Dwelling Units per Acre (R-14)
zones where existing dwelling units are
included in a development proposal for
new dwelling units, whether created by
subdivision or other means; or
c. Utilities: Underground utility proj-
ects. (Ord. 5675, 12-3-2012)
D. CRITERIA TO DETERMINE IF PUBLIC
HEARING IS REQUIRED:
A public hearing before the Hearing Examiner
shall be required in the following cases:
1. All master plans except those covered by
a planned action ordinance that included a
public hearing that was determined by the
Community and Economic Development Ad-
ministrator to have provided the public and
decision-makers with sufficient detail regard-
ing the project’s scale, design, bulk and uses.
Where a master plan is approved, subse-
quent site plans submitted for future phases
may be submitted and approved administra-
tively without a public hearing. (Ord. 5676,
12-3-2012; Ord. 5749, 1-12-2015)
2. Site Plan Review:
a. Significant Environmental Con-
cerns Remain: The Environmental Re-
view Committee determines, based on
departmental comments or public input,
that there are significant unresolved con-
cerns raised by the proposal; or
b. Large Project Scale: The proposed
project is more than:
i. One hundred (100) attached resi-
dential units;
ii. One hundred thousand
(100,000) square feet of gross floor
area (nonresidential) in the IL or CO
Zones or other zones in the Employ-
ment Area Valley (EAV) land use
designation;
iii. Twenty five thousand (25,000)
square feet of gross floor area (non-
residential) in the CN, CD, CA, CV, or
4-9-200D
9 - 62.1 (Revised 2/15)
CO Zones outside the Employment
Area Valley (EAV) land use designa-
tion;
(Revised 2/15)9 - 62.2
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4-9-200E
9 - 63 (Revised 3/13)
iv. Four (4) stories or sixty feet (60')
in height;
v. Three hundred (300) parking
stalls; or
vi. Ten (10) acres in size of project
area.
c. All commercial or industrial projects
adjacent to or abutting residentially
zoned property, unless the Administrator
determines that the presence of critical
areas or other limiting factors on the res-
idential property make development un-
likely or unfeasible. (Ord. 5676,
12-3-2012)
E. DECISION CRITERIA:
1. Purpose: These criteria provide general
guidance for an applicant in developing a site,
but are not intended to discourage creativity
and innovation.
2. Level of Detail:
a. Master Plans: For master plan appli-
cations, the Administrator will evaluate
compliance with the review criteria at a
level of detail appropriate for master
plans. Master plans will be evaluated for
general compliance with the criteria and
to ensure that nothing in the master plan
will preclude development of a site plan
in full compliance with the criteria.
b. Site Plans: For site plan applica-
tions, the Administrator will analyze the
plan in detail and evaluate compliance
with the specific requirements discussed
below. (Ord. 5676, 12-3-2012)
3. Criteria: The Administrator must find a
proposed project to be in compliance with the
following: (Ord. 5676, 12-3-2012)
a. Compliance and Consistency:
Conformance with plans, policies, regula-
tions and approvals, including:
i. Comprehensive Plan: The
Comprehensive Plan, its elements,
goals, objectives, and policies, espe-
cially those of the applicable land use
designation; the Community Design
Element; and any applicable adopted
Neighborhood Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordi-
nance and Development Agree-
ments; and
iv. Design Regulations: Intent
and guidelines of the design regula-
tions located in RMC 4-3-100.
b. Off-Site Impacts: Mitigation of im-
pacts to surrounding properties and
uses, including:
i. Structures: Restricting over-
scale structures and overconcentra-
tion of development on a particular
portion of the site;
ii. Circulation: Providing desirable
transitions and linkages between
uses, streets, walkways and adja-
cent properties;
iii. Loading and Storage Areas:
Locating, designing and screening
storage areas, utilities, rooftop equip-
ment, loading areas, and refuse and
recyclables to minimize views from
surrounding properties;
iv. Views: Recognizing the public
benefit and desirability of maintaining
visual accessibility to attractive natu-
ral features;
v. Landscaping: Using landscap-
ing to provide transitions between
development and surrounding prop-
erties to reduce noise and glare,
maintain privacy, and generally en-
hance the appearance of the project;
and
vi. Lighting: Designing and/or
placing exterior lighting and glazing
in order to avoid excessive bright-
ness or glare to adjacent properties
and streets.
c. On-Site Impacts: Mitigation of im-
pacts to the site, including:
4-9-200F
(Revised 3/13)9 - 64
i. Structure Placement: Provi-
sions for privacy and noise reduction
by building placement, spacing and
orientation;
ii. Structure Scale: Consideration
of the scale of proposed structures in
relation to natural characteristics,
views and vistas, site amenities, sun-
light, prevailing winds, and pedes-
trian and vehicle needs;
iii. Natural Features: Protection of
the natural landscape by retaining
existing vegetation and soils, using
topography to reduce undue cutting
and filling, and limiting impervious
surfaces; and
iv. Landscaping: Use of landscap-
ing to soften the appearance of park-
ing areas, to provide shade and
privacy where needed, to define and
enhance open spaces, and generally
to enhance the appearance of the
project. Landscaping also includes
the design and protection of planting
areas so that they are less suscepti-
ble to damage from vehicles or pe-
destrian movements.
d. Access and Circulation: Safe and
efficient access and circulation for all us-
ers, including:
i. Location and Consolidation:
Providing access points on side
streets or frontage streets rather than
directly onto arterial streets and con-
solidation of ingress and egress
points on the site and, when feasible,
with adjacent properties;
ii. Internal Circulation: Promoting
safety and efficiency of the internal
circulation system, including the lo-
cation, design and dimensions of ve-
hicular and pedestrian access points,
drives, parking, turnarounds, walk-
ways, bikeways, and emergency ac-
cess ways;
iii. Loading and Delivery: Sepa-
rating loading and delivery areas
from parking and pedestrian areas;
iv. Transit and Bicycles: Provid-
ing transit, carpools and bicycle facil-
ities and access; and
v. Pedestrians: Providing safe and
attractive pedestrian connections be-
tween parking areas, buildings, pub-
lic sidewalks and adjacent
properties.
e. Open Space: Incorporating open
spaces to serve as distinctive project fo-
cal points and to provide adequate areas
for passive and active recreation by the
occupants/users of the site.
f. Views and Public Access: When
possible, providing view corridors to
shorelines and Mt. Rainier, and incorpo-
rating public access to shorelines.
g. Natural Systems: Arranging project
elements to protect existing natural sys-
tems where applicable.
h. Services and Infrastructure: Mak-
ing available public services and facilities
to accommodate the proposed use.
i. Phasing: Including a detailed se-
quencing plan with development phases
and estimated time frames, for phased
projects.
F. APPLICABLE SUBMITTAL AND
REVIEW PROCEDURES:
1. General: All applications shall be re-
viewed in the manner described below and in
accordance with chapter 4-8 RMC, Permits –
General and Appeals.
2. Preapplication Conference: Applicants
are encouraged to consult early and infor-
mally with representatives of the Planning Di-
vision and other affected departments to
discuss proposed master plan and site plan
applications.
3. Combined Application Authorized: An
applicant may submit a master plan, site plan,
combined master plan and site plan for the
entire site, or a master plan addressing the
entire site with site plan(s) for one or more
phases of the planned site development.
4-9-200H
9 - 65 (Revised 3/13)
4. Submittal Requirements and Applica-
tion Fees: Submittal requirements shall be
as listed in RMC 4-8-120C; application fees
shall be as set forth in the fee schedule for the
City.
5. Public Notice and Comment Period
Required: Whenever a completed master
plan or site plan review application is re-
ceived, the Planning Division shall be respon-
sible for providing public notice of the pending
site plan application, pursuant to RMC
4-8-090, Public Notice Requirements.
6. Circulation and Review of Applica-
tion: Upon receipt of a completed applica-
tion, the Planning Division shall route the
application for review and comment to vari-
ous City departments and other jurisdictions
or agencies with an interest in the application.
7. Environmental Review Committee to
Determine Necessity for Public Hearing:
Upon receipt of final departmental comments
and after the close of the public comment pe-
riod, the Environmental Review Committee
shall determine the necessity for a public
hearing pursuant to subsection D2a of this
Section. This determination may be appealed
to the Hearing Examiner pursuant to RMC
4-8-110E.
8. Administrative Approvals: For projects
not requiring a public hearing, the Administra-
tor shall take action on the proposed plan.
Approval of a master plan or site plan shall be
subject to any mitigation measures that are
part of the City’s SEPA determination. The
Administrator shall have the authority to
place reasonable conditions on or modify a
plan in order to satisfy the general purposes
of this Section, achieve consistency with the
review criteria and compensate for impacts
attributable to the proposed development.
(Ord. 5676, 12-3-2012)
9. Hearing Process and Examiner Au-
thority: For projects requiring a public hear-
ing, the Hearing Examiner shall take action in
accordance with the procedures in RMC
4-8-100, Application and Decision – General,
and the following:
a. Date of Hearing: The Planning Divi-
sion shall coordinate with the Hearing Ex-
aminer in setting a hearing date for the
site development review application.
b. Examiner’s Decision: After con-
ducting a public hearing on the master
plan or site plan application, the Hearing
Examiner shall render a written decision.
c. Authority for Conditions and Plan
Modifications: The Hearing Examiner
shall have the authority to place reason-
able conditions on or modify a plan in or-
der to satisfy the general purposes of this
Section, achieve consistency with the re-
view criteria and compensate for impacts
attributable to the proposed develop-
ment.
d. Hearing Examiner Ability to Leave
Public Hearing Open: The Hearing Ex-
aminer may leave a public hearing open
in order to solicit additional information
that demonstrates that an application can
be made consistent with the review crite-
ria and general purposes with minor
modifications to a master plan or site
plan.
e. Denial: If the Hearing Examiner finds
that a master plan or site plan application
cannot be made consistent with the gen-
eral purposes and review criteria of this
Section by requiring reasonable condi-
tions, then the plan shall be denied.
G. MERGER WITH BINDING SITE PLAN:
The applicant may request that the site plan sub-
mitted for site plan review under this Section con-
stitutes a binding site plan pursuant to chapter
58.17 RCW; provided, that the site plan complies
with all the requirements, procedures and review
criteria of this Section as well as the require-
ments, standards and recording procedure of
RMC 4-7-230.
H. MODIFICATIONS TO AN APPROVED
MASTER PLAN OR SITE PLAN:
1. Major Modifications: Major modifica-
tions to an approved master plan or site plan
require a new application.
2. Minor Modifications: Minor modifica-
tions may be permitted by administrative de-
4-9-200I
(Revised 3/13)9 - 66
termination. To be considered a minor
modification, the amendment must not:
a. Involve more than a ten percent
(10%) increase in area or scale of the de-
velopment in the approved plan; or
b. Have a significantly greater impact
on the environment and/or public facili-
ties than the approved plan; or
c. Change the boundaries of the origi-
nally approved plan.
I. TIMING OF BUILDING PERMITS:
No building permit shall be issued for any use un-
til the Administrator has approved, or approved
with conditions, required master plan and site
plan review application(s). All building permits is-
sued shall be in compliance with the approved
site plan. Building permits shall not be issued until
the appeal period for an approved site plan has
expired. (Ord. 5676, 12-3-2012)
J. EXPIRATION AND EXTENSIONS:
1. Non-Phased Plans:
a. Master Plans: The Hearing Exam-
iner shall determine, and document in
writing, an appropriate expiration date for
the master plan, granting up to five (5)
years. An applicant shall submit a com-
plete site plan application for the devel-
opment within the specified time frame if
a site plan was not combined with the
master plan application. The Administra-
tor may grant a one year extension for
good cause.
b. Site Plans: 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 Administrator. The Adminis-
trator may determine at his or her discre-
tion that a public hearing before the
Hearing Examiner is required for such
extension.
2. Phased Plans:
a. Master Plans: The Administrator
may grant master plan approval for large
projects planned to be developed or re-
developed in phases over a period of
years exceeding the five (5) year time
limit for non-phased plans. Such ap-
proval shall include clearly defined
phases and specific time limits for each
phase and a determination of eligibility
for any extensions of the time limits.
b. Site Plans: An applicant may submit
a site plan application for either the entire
site or a portion of the site covered by a
master plan, provided the application
complies with phasing and timing re-
quirements of the master plan approval.
In every case, the site plan application
and review shall cover at least that por-
tion of the site which is directly related to
the proposed development as well as any
areas that may be impacted by the devel-
opment. (Ord. 5675, 12-3-2012)
K. APPEALS:
Any decision on a master plan or site plan appli-
cation shall be subject to appeal, pursuant to
RMC 4-8-110, Appeals.
(Ord. 5641, 12-12-2011)
4-9-210 RESERVED: (Amd. Ord.
4802, 10-25-1999)
4-9-220 SPECIAL PERMITS:
A. PURPOSE AND AUTHORITY:
Recognizing that there are certain uses of prop-
erty that may be detrimental to the public health,
safety, morals, and general welfare, and not per-
mitted by right in the zone where proposed, de-
pending upon the facts of each particular case, a
limited power to issue permits for such uses is
vested in the Hearing Examiner following recom-
mendation by the Development Services Divi-
sion. (Ord. 3592, 12-14-1981)
B. APPLICABILITY: (Reserved)
C. SUBMITTAL REQUIREMENTS AND
FEES:
Shall be as listed in RMC 4-8-120C, Land Use Ap-
plications, and 4-1-170, Land Use Review Fees.
4-9-240C
9 - 67 (Revised 3/13)
D. REVIEW PROCESS AND DECISION
CRITERIA:
The standards of review and procedural require-
ments shall be the same as a conditional use per-
mit. (Ord. 3592, 12-14-1981)
E. EXPIRATION AND EXTENSIONS:
Shall be as stipulated in RMC 4-8-100H and I.
F. MODIFICATIONS TO APPROVED
PLANS: (Reserved)
4-9-230 SPECIAL PERMIT TO
ALLOW PRIVATE GARAGES ON
STEEP SLOPES TO LOCATE WITHIN
FRONT OR SIDE YARD SETBACK:
A. PURPOSE, AUTHORITY AND
CONDITIONS OF APPROVAL:
The Development Services Division may, in spe-
cific cases where the topography of the premises
or the location of buildings existing prior to the
passage of this Code make compliance with the
provisions governing the location of private ga-
rages impossible, grant a special permit for a pri-
vate garage to be located nearer to the street line
than the main structure, but in any case where
such location is within a required front or side
yard, the highest point of a building so located
shall not be more than thirty inches (30") above
the average level of the ground on the side far-
thest from the street line. Likewise, the Develop-
ment Services Division may, upon proper
application, grant a special permit for the location
of a garage on the low side of the street nearer to
the street line than the main building. (Ord. 2630,
4-26-1971, Amd. Ord. 3592, 12-14-1981)
B. APPLICABILITY: (Reserved)
C. REVIEW CRITERIA: (Reserved)
4-9-240 TEMPORARY USE PERMITS:
A. PURPOSE:
A temporary use permit allows a use or structure
on private or public property on a short-term ba-
sis. Such uses or structures may be allowed sub-
ject to modified development standards which
would not be appropriate for permanent uses in
the zoning designation.
B. APPLICABILITY:
The standards in this Section will be used for tem-
porary activities characterized by their short-term
or seasonal nature. Temporary uses include con-
struction trailers, parking lot sales, temporary car-
nivals and fairs, mobile food vendors, and
seasonal sales such as Christmas tree sales.
Temporary uses regulated by this section are
uses determined by the City not to be special
events as defined by chapter 5-22 RMC where
considerable participation and/or spectators
would have a significant impact on transportation,
public services, or public safety.
C. EXEMPTIONS:
1. Exemptions for Construction-Related
Activities: The following uses and structures
do not require a temporary use permit, pro-
vided they are associated with an approved
land use application and/or an active building
or construction permit and approved by the
Administrator:
a. Contractor’s office, storage yard, and
equipment parking and servicing on or
near the site or in the vicinity of an active
construction project.
b. One model home located on an ex-
isting lot, and located within the subdivi-
sion or residential development to which
it pertains.
c. Sales/marketing trailers used for the
purpose of real estate sales and/or rental
information, located within the subdivi-
sion or development to which they per-
tain.
2. Exemptions for City-Sponsored
Events: The following uses are exempt from
permit requirements: City-sponsored com-
munity fairs, festivals, or events, subject to
the approval of the Mayor’s office.
3. Exemptions for Special Sales and An-
cillary Events Promoting and Located on
the Site of an Existing Permanent Busi-
ness and Not Requiring a Separate Busi-
ness License: If determined by the
Community and Economic Development Ad-
ministrator to be of limited duration with mini-
mal impact on neighboring properties, such
special sales/events shall not require issu-
ance of a temporary use permit but may re-
4-9-240D
(Revised 3/13)9 - 68
quire a permit from the Fire Prevention
Bureau and/or King County Health Depart-
ment. (Ord. 5676, 12-3-2012)
D. TEMPORARY USE PERMITS ARE
REQUIRED FOR OTHER TEMPORARY
USES OR STRUCTURES:
The following uses or structures are separated
into Tier I, Tier II, and Tier III temporary use cate-
gories. Those in the Tier I category are processed
as Type I land use applications, those in the Tier
II category are processed as Type II applications,
and those in the Tier III category are processed
as Type III applications. Projects subject to SEPA
are processed differently.
1. Tier I: Examples of temporary uses in
this category include activities allowed by the
base zone, mobile food vendors located in
the IL, IM, IH, CA, CV and CD zones, vehicle
sales events held on property not currently
used as an auto dealership and within the Au-
tomall Area and/or Employment Area Valley,
Christmas tree lots, sales events not deter-
mined to be exempt per subsection C3 of this
Section, and a temporary manufactured
home for medical hardship. The Administra-
tor may authorize additional temporary uses
not listed in this subsection when it is found
that the proposed uses are in keeping with
the intent and purposes of this Section.
2. Tier II: Examples of temporary uses in
this category include activities limited or pro-
hibited by the base zone, mobile food ven-
dors not located in the IL, IM, IH, CA, CV and
CD zones, and storage trailers. Other uses in
this category include circuses, carnivals,
fairs, or similar transient amusement or recre-
ational activities. Also included are model
homes, equaling the lesser of five (5) homes
or twenty percent (20%) of the total lots, when
located within the subdivision or residential
development to which they pertain. The Ad-
ministrator may authorize additional tempo-
rary uses not listed in this subsection when it
is found that the proposed uses are in keep-
ing with the intent and purposes of this Sec-
tion.
3. Tier III: Temporary homeless encamp-
ments is the use in this category, and shall
have an application fee of one hundred dol-
lars ($100.00). (Ord. 5676, 12-3-2012)
E. CRITERIA FOR DETERMINING
PERMIT TYPE:
The Administrator shall consider the following
factors in determining the tier level for each activ-
ity: consistency with the underlying zone, impact
on surrounding zones, length of period of time for
duration of activity, and hours of operation.
Projects subject to SEPA are processed differ-
ently. (Ord. 5676, 12-3-2012)
F. SUBMITTAL REQUIREMENTS AND
APPLICATION FEES:
Submittal requirements and application fees shall
be as listed in RMC 4-8-120C, Land Use Applica-
tions, and the City of Renton Fee Schedule Bro-
chure.
G. PUBLIC NOTICE AND COMMENT
PERIOD:
Public notice and comment period shall be as
listed in RMC 4-8-090, Public Notice Require-
ments.
H. WAIVER OF REQUIREMENTS AND
FEES:
The Community and Economic Development Ad-
ministrator may waive specific application re-
quirements determined to be unnecessary for
review of an application. The Administrator may
waive the permit application fee for public service
activities and nonprofit organizations.
I. APPLICATION PROCESS AND
REVIEW AUTHORITY:
The Community and Economic Development Ad-
ministrator shall, in consultation with appropriate
City departments, review and decide upon each
application for a temporary use permit. The Ad-
ministrator may approve, modify, or condition an
application for a temporary use permit. (Ord.
5676, 12-3-2012)
J. DECISION CRITERIA:
The Administrator may approve, modify, or condi-
tion an application for a temporary use permit,
based on consideration of the following factors:
(Ord. 5676, 12-3-2012)
1. The temporary use will not be materially
detrimental to the public health, safety, or
welfare, nor injurious to property or improve-
ments in the vicinity of the temporary use;
and
4-9-240K
9 - 69 (Revised 3/13)
2. Adequate parking facilities and vehicle
ingress and egress are provided to serve the
temporary use and any existing uses on the
site; and
3. Hours of operation of the temporary use
are specified, and would not adversely impact
surrounding uses; and
4. The temporary use will not cause nui-
sance factors such as noise, light, or glare
which adversely impact surrounding uses;
and
5. If applicable, the applicant has obtained
the required right-of-way use permit.
K. ADDITIONAL CONDITIONS FOR
VEHICLE SALES EVENTS, MOBILE
FOOD VENDORS, AND TEMPORARY
HOMELESS ENCAMPMENTS:
1. Vehicle Sales Events Held on Property
Not Currently Used as an Auto Dealership:
Only for properties in the Automall as shown
in RMC 4-3-040 or the Employment Area Val-
ley (EAV) land use designation are eligible for
a temporary use permit. Additionally, no more
than one vehicle sales event shall be allowed
per quarter of the year (year beginning Janu-
ary 1st) per property or development as de-
termined by the Administrator. The use must
be allowed by the zone district. Further, each
such event shall only be permitted for a max-
imum of seven (7) consecutive days per quar-
ter. Such sales are not permissible outside of
the Automall and Employment Area Valley
and are not eligible for a temporary use per-
mit. (Ord. 5676, 12-3-2012)
2. Mobile Food Vendors: Vendors shall
comply with all standards established by the
Seattle-King County Health Department. In
addition in the IL, IM, IH, CA, CV and CD
zones, no licensed vending unit shall remain
at the permitted location between 12:00 a.m.
(midnight) and 5:00 a.m. on a daily basis, ex-
cept for a special event where a unit is al-
lowed at the same location for up to seventy
two (72) hours.
3. Temporary Homeless Encampments:
a. Location Criteria: A temporary
homeless encampment shall be located
at a religious institution. If the religious in-
stitution is not actively practicing on the
site proposed for a temporary encamp-
ment, then the religious institution must
comply with all other permit requirements
for the underlying zone required for siting
a new religious institution and temporary
homeless encampment.
b. Setbacks: The temporary homeless
encampment shall be located a minimum
of twenty feet (20') from the property line
of abutting properties containing residen-
tial uses.
c. Visual Buffering: A six-foot (6') high
sight obscuring fence, vegetative screen
or other visual buffering shall be provided
between the temporary homeless en-
campment and any abutting residential
property and the right-of-way. The fence
shall provide privacy and a visual buffer-
ing for encampment residents and neigh-
boring properties in a manner and
material approved by the code official.
The code official shall consider existing
vegetation, fencing, topographic varia-
tions and other site conditions in deter-
mining compliance with this requirement.
d. Exterior Lighting: Exterior lighting
must be directed downward, away from
abutting and adjoining properties, and
contained within the temporary homeless
encampment.
e. Maximum Residents: The maxi-
mum number of residents within a tempo-
rary homeless encampment is one
hundred (100).
f. Additional Parking: Each lot occu-
pied by a temporary homeless encamp-
ment must provide or have available
parking and vehicular maneuvering area.
The temporary homeless encampment
and the parking of any vehicles associ-
ated with a temporary homeless encamp-
ment application shall not displace the
host site’s parking lot in such a way that
the host site no longer meets the mini-
mum or required parking of the principal
use as required by code or previous ap-
provals unless an alternative parking
plan has been approved.
4-9-240K
(Revised 3/13)9 - 70
g. Transit Proximity and Transporta-
tion Plan: A transportation plan is re-
quired which shall include provision of
transit services. The temporary homeless
encampment shall be within one-half (1/
2) mile of a public transit stop or the spon-
sor or managing organization must dem-
onstrate the ability for residents to obtain
access to the nearest public transporta-
tion stop through sponsor or host pro-
vided van or car pools. During hours
when public transportation is not avail-
able, the sponsor or host shall also make
transportation available to anyone who is
rejected from or ordered to leave the tem-
porary homeless encampment.
h. Code of Conduct: A code of con-
duct is required to be enforced by the
managing agency. The code shall con-
tain the following as a minimum:
i. No drugs or alcohol.
ii. No concealed weapons without a
current valid concealed weapons
permit.
iii. No menacing, threatening or as-
saultive behavior.
iv. No open flames.
v. No loitering in the surrounding
neighborhood.
vi. Quiet hours.
Nothing within this subsection shall pro-
hibit the temporary homeless encamp-
ment sponsor or managing organization
from imposing and enforcing additional
code of conduct conditions not otherwise
inconsistent with this section. The man-
aging agency shall enforce the written
code of conduct. Failure by the managing
agency to take action against a resident
who violates the terms of the written code
of conduct may result in cancellation of
the permit.
i. Compliance with Health and Safety
Codes: The temporary homeless en-
campment shall comply with all applica-
ble standards of the Seattle-King County
Health Department, or its successor. The
managing agency shall ensure compli-
ance with Washington State and City
codes concerning but not limited to drink-
ing water connections, human waste,
solid waste disposal, electrical systems,
and fire-resistant materials.
j. Inspections: The temporary home-
less encampment shall permit regular in-
spections by the City, including the Police
Department and Fire and Emergency
Services Department, and King County
Health Department, to check compliance
with the standards for the temporary
homeless encampment.
k. Identification: The managing
agency shall take all reasonable and le-
gal steps to obtain verifiable identifica-
tion, such as a driver’s license,
government-issued identification card,
military identification or passport from
prospective and temporary homeless en-
campment residents.
l. Log-In and Identification: The tem-
porary homeless encampment managing
organization shall maintain a resident log
for all who are residing at the temporary
homeless encampment. Such log shall
be kept on site at the temporary home-
less encampment. Prospective encamp-
ment residents shall provide a verifiable
form of identification when signing the
log.
m. Duration and Frequency: Tempo-
rary homeless encampments may be ap-
proved for a time period not to exceed
ninety-two (92) days, including setup and
dismantling of the encampment. A tem-
porary homeless encampment may be
located at the same site no more than
once every twelve (12) months. For the
purposes of this subsection, the twelve
(12) months shall be calculated from the
last day of the prior encampment at the
site.
n. Public Meeting – Informal Public
Meeting Required: The Community and
Economic Development Administrator
shall require an applicant to conduct an
informal public meeting to inform citizens
about a proposed temporary homeless
encampment prior to submittal of an ap-
4-9-240M
9 - 71 (Revised 3/13)
plication. Notice of the informal public
meeting shall be provided in the same
manner as required for notice of the ap-
plication, at least ten (10) days prior to
the informal public meeting. Prior to the
informal public meeting, the temporary
homeless encampment sponsor and
managing organization shall meet and
confer with the Police Department re-
garding any proposed security mea-
sures. At the informal public meeting, a
representative of the temporary home-
less encampment sponsor and managing
organization shall present in writing and
describe the proposed temporary home-
less encampment location, timing, site
plan, code of conduct, encampment con-
cerns, management security measures,
and any input or comment received on
the plan, including any comment or input
from the Police Department, or comment
or input from schools and/or child care
services. Copies of the agenda and other
materials shall be provided by the appli-
cant at the meeting. The meeting shall be
conducted on the subject property when-
ever feasible.
o. Notification to Schools and Child
Care Services: Prior to any application
for a temporary homeless encampment
permit, the temporary homeless encamp-
ment sponsor, or temporary homeless
encampment managing organization
shall meet and confer with the adminis-
tration of any public or private elemen-
tary, middle, junior high or high school
within six hundred (600) feet of the
boundaries of the lot(s) proposed to con-
tain the temporary homeless encamp-
ment, and shall meet and confer with the
operators of any properly licensed child
care service within six hundred (600) feet
of the boundaries of the lot(s) proposed
to contain the temporary homeless en-
campment. The temporary homeless en-
campment sponsor and the school
administration and/or child care service
operator shall make a good faith effort to
agree upon any additional conditions that
may be appropriate or necessary to ad-
dress school and/or child care concerns
regarding the location of a temporary en-
campment within six hundred (600) feet
of such a facility. Any such conditions
agreed upon between the parties shall be
submitted to the Hearing Examiner for
consideration, for inclusion within the
temporary homeless encampment per-
mit. In the event the parties fail to agree
on any conditions, either party may pro-
vide the Hearing Examiner with a written
summary of the parties’ discussions,
which the Hearing Examiner may con-
sider in evaluating whether the conditions
for the temporary homeless encampment
permit are met, or the need for additional
conditions upon the temporary homeless
encampment permit, without violating the
legal rights of the temporary homeless
encampment sponsor.
p. Review Authority, Appeals, and
Permit Revocation: Decision authority
is at the Hearing Examiner level with a
public hearing, as designee for the Ad-
ministrator, and the appeal authority is
with City Council. If a permit is revoked
pursuant to subsection R1 of this Sec-
tion, the applicant may request an appeal
before the City Council. (Ord. 5676,
12-3-2012)
L. SPECIAL CRITERIA FOR
TEMPORARY MANUFACTURED HOME
FOR MEDICAL HARDSHIP:
In lieu of the criteria in subsection J of this Sec-
tion, a manufactured home which complies with
Housing and Urban Development (HUD) stan-
dards may be permitted as a temporary dwelling
on the same lot as a permanent dwelling, pro-
vided the applicant demonstrates the temporary
dwelling is necessary to provide daily care to an
individual certified by a physician as needing
such care. The primary provider of daily care shall
reside on site; the manufactured home together
with the permanent residence shall meet the set-
back, height, building footprint, and lot coverage
provisions for the applicable zone.
M. CONDITIONS OF APPROVAL:
1. General: The Administrator may estab-
lish conditions as may be deemed necessary
to ensure land use compatibility and to mini-
mize potential impacts on nearby uses.
These include, but are not limited to, requiring
that notice be given to adjacent/abutting
property owners prior to approval, time and
frequency of operation, temporary arrange-
ments for parking and traffic circulation, re-
4-9-240N
(Revised 3/13)9 - 72
quirement for screening or enclosure, and
guarantees for site restoration and cleanup
following temporary uses.
2. Additional Requirements – for Model
Homes: In addition to the requirements of
subsection M1 of this Section, General, the
Administrator may require conditions of ap-
proval regarding access/roadway construc-
tion, temporary erosion control, utilities,
street and lot addressing, building permits,
staking of proposed lots underlying the model
homes, staking of model home lot setbacks,
plat approval, abatement agreements and in-
demnification, and security devices for re-
moval of model homes if plat is not recorded.
(Ord. 5676, 12-3-2012)
N. OTHER REQUIRED PERMITS:
The temporary use may also require permits and
inspections from both Fire and Emergency Ser-
vices and/or Development Services Division to
ensure that the temporary use is in compliance
with Fire/Building Codes.
O. EXPIRATION AND EXTENSION:
1. Standard Period of Validity: Except as
specified in subsection O2 of this Section, a
temporary use permit is valid for up to one
year from the effective date of the permit, un-
less the Administrator establishes a shorter
time frame. (Ord. 5676, 12-3-2012)
2. Special Expiration/Extension Periods
for Manufactured Homes for Medical
Hardship: The temporary use permit for a
manufactured home for medical hardship
shall be effective for twelve (12) months. Ex-
tension of the temporary use permit may be
approved in twelve (12) month increments
subject to demonstration of continuing medi-
cal hardship. The manufactured home shall
be removed within ninety (90) calendar days
of the expiration of the temporary use permit
or the cessation of provision of daily care.
3. Extension Requests for all Other
Uses: An applicant can request that a permit
be valid beyond one year and for up to five (5)
years at time of application or prior to permit
expiration. Extension requests do not require
additional fees and shall be requested in writ-
ing to the Community and Economic Devel-
opment Administrator. (Ord. 5675,
12-3-2012)
P. REMOVAL OF TEMPORARY USE
REQUIRED:
Each site occupied by a temporary use shall be
left free of debris, litter, or other evidence of the
temporary use upon completion of removal of the
use.
Q. SECURITY:
The Administrator may require security in con-
formance with RMC 4-9-060C to assure compli-
ance with the provisions of the temporary use
permit as approved if required. The amount of the
security will be determined by the Administrator,
but in no case shall it be less than one thousand
dollars ($1,000.00). The security may be used by
the City to abate the use and/or facilities. (Ord.
5676, 12-3-2012)
R. PERMIT REVOCATION:
1. Revocation of Temporary Use Permit:
Should the Administrator determine that in-
formation has been provided to the City which
was false, incomplete, or has changed, such
that the decision criteria in subsection J of
this Section are incorrect, false, or have not
been met, or the temporary use actually be-
ing used is different than or greater than that
applied for, or if the use itself is a nuisance,
unhealthy, unsafe or poses a substantial risk
of harm to persons or property, then the Ad-
ministrator may revoke the temporary use
permit upon ten (10) days’ written notice, un-
less an emergency exists, in which case the
Administrator may declare such an emer-
gency and immediately revoke the temporary
use permit. (Ord. 5676, 12-3-2012)
2. Appeal: If revoked pursuant to subsec-
tion R1 of this Section, applicant may request
an appeal before the City’s Hearing Exam-
iner.
(Ord. 4560, 11-13-1995; Amd. Ord. 4963,
5-13-2002; Ord. 5432, 12-8-2008; Ord. 5450,
3-2-2009; Ord. 5471, 7-13-2009; Ord. 5570,
11-15-2010)
4-9-250B
9 - 73 (Revised 2/15)
4-9-250 VARIANCES, WAIVERS,
MODIFICATIONS, AND ALTERNATES:
A. PURPOSES:
1. Variances: A grant of relief from the re-
quirements of this Title which permits con-
struction in a manner that otherwise is
prohibited by this Title.
2. Waivers: (Reserved)
3. Modifications: To modify a Code re-
quirement when there are practical difficulties
involved in carrying out the provisions of this
Title when a special individual reason makes
the strict letter of this Code impractical. (Ord.
4346, 3-9-1992)
4. Alternates: To allow the use of any ma-
terial or method of construction not specifi-
cally prescribed by this Title. (Ord. 4346,
3-9-1992; Ord. 5137, 4-25-2005)
B. VARIANCE PROCEDURES:
1. Authority and Applicability for Admin-
istrative Variances: The Community and
Economic Development Administrator shall
have the authority to grant variances from the
following development standards when no
other permit or approval requires Hearing Ex-
aminer review: (Ord. 5676, 12-3-2012)
a. Residential Land Uses: Lot width,
lot depth, setbacks, allowed projections
into setbacks, and lot coverage. Lot
width, lot depth, and setback variations
do not require a variance if the request is
part of a stream daylighting proposal and
meets criteria in RMC 4-3-050L; and
b. Commercial and Industrial Land
Uses: Screening of surface-mounted
equipment and screening of roof-
mounted equipment.
c. Proposals Located Within Critical
Areas:
i. Aquifer Protection Areas: If an
applicant feels that the strict applica-
tion of aquifer protection regulations
would deny all reasonable use of the
property or would deny installation of
public transportation or utility facili-
ties determined by the public agency
proposing these facilities to be in the
best interest of the public health,
safety and welfare, the applicant of a
development proposal may apply for
a variance.
ii. Flood Hazards: Variances from
the flood hazard requirements of
RMC 4-3-050, Critical Areas Regula-
tions.
iii. Steep Slopes Forty Percent
(40%) or Greater and Very High
Landslide Hazards: Variances from
the geologic hazard requirements of
RMC 4-3-050, Critical Areas Regula-
tions. (Ord. 5749, 1-12-2015)
iv. Wetlands:
(a) Creation/restoration/en-
hancement ratios: Categories 1
and 2.
(b) Buffer width reductions not
otherwise authorized by RMC
4-3-050M6e and M6f: Category
3.
(c) A new or expanded single
family residence on an existing,
legal lot, having a regulated Cat-
egory 3 wetland.
(d) Buffer width reductions not
otherwise authorized by RMC
4-3-050M6e and M6f – Category
1 or 2.
v. Streams and Lakes:
(a) A new or expanded single
family residence on a pre-exist-
ing platted lot where there is not
enough developable area else-
where on the site to accommo-
date building pads and provide
practical off-street parking, pro-
viding reasonable use of the
property.
(b) Buffer width reductions not
otherwise authorized by RMC
4-9-250B
(Revised 2/15)9 - 74
4-3-050L, Streams and Lakes
(Class 2 to 4).
(c) Activities proposing to vary
from stream regulations not
listed elsewhere in subsection
B1a of this Section, and autho-
rized to be requested as vari-
ances in RMC 4-3-050L.
vi. General: Public/quasi-public
utility or agency proposing to alter
aquifer protection, geologic hazard,
habitat or wetlands regulations not
listed above.
d. Proposals to Vary from the Drain-
age Standards: If an applicant feels that
the application of the regulations in the
Surface Water Design Manual would
deny all reasonable use of the property,
the applicant of a development proposal
may apply for a variance. (Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000; Ord.
5157, 9-26-2005; Ord. 5450, 3-2-2009;
Ord. 5519, 12-14-2009; Ord. 5526,
2-1-2010)
2. Filing of Application: A property owner,
or his duly authorized agent, may file an ap-
plication for a variance which application
shall set forth fully the grounds therefor and
the facts deemed to justify the granting of
such variance.
3. Submittal Requirements and Applica-
tion Fees: Shall be as listed in RMC
4-8-120C, Land Use Applications, and
4-1-170, Land Use Review Fees.
4. Public Notice and Comment Period:
Notice of the application shall be given pursu-
ant to RMC 4-8-090, Public Notice Require-
ments.
5. Decision Criteria: Except for variances
from critical areas regulations, a determina-
tion shall be made in writing that the condi-
tions specified below have been found to
exist: (Amd. Ord. 4835, 3-27-2000)
a. That the applicant suffers practical
difficulties and unnecessary hardship
and the variance is necessary because of
special circumstances applicable to sub-
ject property, including size, shape, to-
pography, location or surroundings of the
subject property, and the strict applica-
tion of the Zoning Code is found to de-
prive subject property owner of rights and
privileges enjoyed by other property own-
ers in the vicinity and under identical
zone classification;
b. That the granting of the variance will
not be materially detrimental to the public
welfare or injurious to the property or im-
provements in the vicinity and zone in
which subject property is situated;
c. That approval shall not constitute a
grant of special privilege inconsistent
with the limitation upon uses of other
properties in the vicinity and zone in
which the subject property is situated;
d. That the approval is a minimum vari-
ance that will accomplish the desired pur-
pose. (Amd. Ord. 4835, 3-27-2000; Ord.
5675, 12-3-2012)
6. Special Review Criteria – Reasonable
Use Variance – Critical Areas Regulations
Only: For variance requests related to the
critical areas regulations not subject to sub-
sections B7 to B11 of this Section, a reason-
able use variance may be granted if all of the
following criteria are met: (Ord. 5676,
12-3-2012)
a. That the granting of the variance will
not be materially detrimental to the public
welfare or injurious to the property or im-
provements in the vicinity and zone in
which subject property is situated;
b. There is no reasonable use of the
property left if the requested variance is
not granted;
c. The variance granted is the minimum
amount necessary to accommodate the
proposal objectives;
d. The need for the variance is not the
result of actions of the applicant or prop-
erty owner; and
e. The proposed variance is based on
consideration of the best available sci-
4-9-250B
9 - 75 (Revised 3/13)
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in RMC
4-9-250F are followed. (Ord. 4835,
3-27-2000; Amd. Ord. 4851, 8-21-2000)
7. Special Review Criteria for Variances
from the Aquifer Protection Regulations:
Except for public or quasi-public utility or
agency proposals which are subject to sub-
section B10 of this Section, the following cri-
teria shall be considered, in addition to those
criteria in subsections B5 and B6 of this Sec-
tion, for variances from aquifer protection
regulations:
a. That the proposed activities will not
cause significant degradation of ground-
water or surface water quality; and
b. That the applicant has taken deliber-
ate measures to minimize aquifer im-
pacts, including but not limited to the
following:
i. Limiting the degree or magnitude
of the hazardous material and activ-
ity; and
ii. Limiting the implementation of
the hazardous material and activity;
and
iii. Using appropriate and best
available technology; and
iv. Taking affirmative steps to avoid
or reduce impacts; and
c. That there will be no damage to
nearby public or private property and no
threat to the health or safety of people on
or off the property; and
d. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in subsec-
tion F of this Section are followed. (Ord.
4835, 3-27-2000; Amd. Ord. 4851,
8-21-2000; Ord. 5519, 12-14-2009)
8. Special Review Criteria for Variances
from Flood Hazard Requirements in the
Critical Areas Regulations: In lieu of the
variance criteria of subsection B5 of this Sec-
tion, the following directives and criteria shall
be utilized in the review of variance applica-
tions related to the flood hazard requirements
of the critical areas regulations: (Ord. 5519,
12-14-2009)
a. Purpose and Intent: Variances, as
interpreted in the national flood insurance
program, are based on the general zon-
ing law principle that they pertain to a
physical piece of property; they are not
personal in nature and do not pertain to
the structure, its inhabitants, economic or
financial circumstances. They primarily
address small lots in densely populated
residential neighborhoods. As such, vari-
ances from the flood elevations should
be quite rare.
b. Review Criteria: In passing upon
such an application for a variance, the
following review criteria shall be consid-
ered: (Ord. 5519, 12-14-2009)
i. Consider all technical evalua-
tions, all relevant factors, standards
specified in other sections of this
Section; and:
(a) The danger that materials
may be swept onto other lands to
the injury of others;
(b) The danger to life and prop-
erty due to flooding or erosion
damage;
(c) The susceptibility of the pro-
posed facility and its contents to
flood damage and the effect of
such damage on the individual
owner;
(d) The importance of the ser-
vices provided by the proposed
facility to the community;
(e) The necessity to the facility
of a waterfront location, where
applicable;
(f) The availability of alternative
locations for the proposed use
which are not subject to flooding
or erosion damage;
4-9-250B
(Revised 3/13)9 - 76
(g) The compatibility of the pro-
posed use with existing and an-
ticipated development;
(h) The relationship of the pro-
posed use to the comprehensive
plan and flood plain manage-
ment program for that area;
(i) The safety of access to the
property in times of flood for ordi-
nary and emergency vehicles;
(j) The expected heights, ve-
locity, duration, rate of rise, and
sediment transport of the flood
waters and the effects of wave
action, if applicable, expected at
the site; and
(k) The costs of providing gov-
ernmental services during and
after flood conditions, including
maintenance and repair of public
utilities and facilities such as
sewer, gas, electrical, and water
systems, and streets and
bridges.
ii. Generally, the only condition un-
der which a variance from the eleva-
tion standard may be issued is for
new construction and substantial im-
provements to be erected on a lot of
one-half (1/2) acre or less in size
contiguous to and surrounded by lots
with existing structures constructed
below the base flood level, provided
criteria in subsection B8b(i) of this
Section have been fully considered.
As the lot size increases the techni-
cal justification required for issuing
the variance increases.
iii. Variances may be issued for
nonresidential buildings in very lim-
ited circumstances to allow a lesser
degree of floodproofing than water-
tight or dry-floodproofing, where it
can be determined that such action
will have low damage potential, com-
plies with all other variance criteria
except subsections B8b(ii), (iii) or (iv)
of this Section, and otherwise com-
plies with RMC 4-3-050I2a and I2b of
the general standards.
iv. Variances may be issued for the
reconstruction, rehabilitation, or res-
toration of structures listed in the Na-
tional Register of Historic Places or
the State Inventory of Historic
Places, without regard to the proce-
dures set forth in this Section.
v. Variances shall not be issued
within a designated floodway if any
increase in flood levels during the
base flood discharge would result.
vi. Variances shall only be issued
upon:
(a) A showing of good and suf-
ficient cause;
(b) A determination that failure
to grant the variance would result
in exceptional hardship to the ap-
plicant;
(c) A determination that the
granting of a variance will not re-
sult in increased flood heights,
additional threats to public
safety, extraordinary public ex-
pense, create nuisances, cause
fraud on or victimization of the
public or conflict with existing lo-
cal laws or ordinances.
(d) A determination that the
variance is the minimum neces-
sary, considering the flood haz-
ard, to afford relief.
c. Conditions of Approval: Upon con-
sideration of the factors of subsection
B8b of this Section, and the purposes of
this Section, conditions may be attached
to the granting of variances if deemed
necessary to further the purposes of this
Section. (Ord. 5519, 12-14-2009)
d. Notice Required upon Variance
Approval: Any applicant to whom a vari-
ance is granted shall be given written no-
tice that the structure will be permitted to
be built with a lowest floor elevation be-
low the base flood elevation and that the
cost of flood insurance will be commen-
surate with the increased risk resulting
from the reduced lowest floor elevation.
4-9-250B
9 - 77 (Revised 3/13)
e. Records: The Administrator shall
maintain the records of all variance ac-
tions and report any variances to the
Federal Insurance Administration upon
request. (Ord. 4835, 3-27-2000; Amd.
Ord. 4851, 8-7-2000; Ord. 5450,
3-2-2009; Ord. 5676, 12-3-2012)
9. Special Review Criteria – Single Fam-
ily Residence on a Legal Lot with a Cate-
gory 3 Wetland; or Single Family
Residence on a Legal Lot with a Class 2, 3,
or 4 Stream/Lake: In lieu of the criteria
shown in subsections B5 and B6 of this Sec-
tion, a variance may be granted from any wet-
land or stream requirement in the critical
areas regulations for a single family resi-
dence to be located on an existing legal lot if
all of the following criteria are met:
a. The proposal is the minimum neces-
sary to accommodate the building foot-
print and access. In no case, however,
shall the impervious surface exceed five
thousand (5,000) square feet, including
access. Otherwise the alteration shall be
subject to the review criteria of subsec-
tion B6 of this Section; (Ord. 5519,
12-14-2009)
b. Access is located so as to have the
least impact on the wetland and/or
stream/lake and its buffer;
c. The proposal preserves the functions
and values of the wetlands and/or
stream/lake/riparian habitat to the maxi-
mum extent possible;
d. The proposal includes on-site mitiga-
tion to the maximum extent possible;
e. The proposal first develops noncriti-
cal area, then the critical area buffer, be-
fore the critical area itself is developed;
f. The proposed activities will not jeop-
ardize the continued existence of endan-
gered, threatened or sensitive species as
listed by the Federal government or the
State;
g. The inability to derive reasonable
economic use of the property is not the
result of actions segregating or dividing
the property and creating the undevelop-
able condition after the effective date of
this Section; and
h. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in RMC
4-9-250F are followed. (Ord. 4835,
3-27-2000; Amd. Ord. 4851, 8-7-2000)
10. Special Review Criteria – Public/
Quasi-Public Utility or Agency Altering
Aquifer Protection, Geologic Hazard, Hab-
itat, Stream/Lake or Wetland Regulations:
In lieu of the variance criteria of subsection B5
of this Section, applications by public/quasi-
public utilities or agencies proposing to alter
aquifer protection, geologic hazard, habitat,
stream and lake or wetland regulations shall
be reviewed for compliance with all of the fol-
lowing criteria:
a. Public policies have been evaluated
and it has been determined by the De-
partment Administrator that the public’s
health, safety, and welfare is best served;
b. Each facility must conform to the
Comprehensive Land Use Plan and with
any adopted public programs and poli-
cies;
c. Each facility must serve established,
identified public needs;
d. No practical alternative exists to
meet the needs;
e. The proposed action takes affirma-
tive and appropriate measures to mini-
mize and compensate for unavoidable
impacts;
f. The proposed activity results in no net
loss of regulated wetland or stream/lake
area, value, or function in the drainage
basin where the wetland, stream or lake
is located;
g. The proposed activities will not jeop-
ardize the continued existence of endan-
gered, threatened or sensitive species as
listed by the Federal government or the
State;
4-9-250B
(Revised 3/13)9 - 78
h. That the proposed activities will not
cause significant degradation of ground-
water or surface water quality;
i. The approval is the minimum vari-
ance necessary to accomplish the de-
sired purpose; and (Ord. 5519,
12-14-2009; Ord. 5676, 12-3-2012)
j. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in RMC
4-9-250F are followed. (Ord. 4835,
3-27-2000; Amd. Ord. 4851, 8-7-2000)
11. Special Review Criteria – Construct-
ing Structures over Piped Streams: For
variance requests involving the construction
of structures over piped streams, the follow-
ing criteria shall apply:
a. The proposal is the minimum neces-
sary to accommodate the structure; and
b. There is no other reasonable alterna-
tive to avoid building over a piped stream;
and
c. The existing pipe stream system that
would have to be located under the struc-
ture is replaced with new pipe material to
ensure long-term life of the pipe and
meets structural requirements; and
d. The piped stream system is sized to
convey the one hundred (100) year future
land use condition runoff from the total
upstream tributary area as determined
from a hydrologic and hydraulic analysis
performed in accordance with standards
determined by the City and in accor-
dance with other City’s standards; and
e. The piped stream that will be built
over will need to be placed in a casing
pipe sized to allow pipe skids and the po-
tential need to increase the pipe size by a
minimum of one pipe diameter. The cas-
ing pipe shall be a minimum of three pipe
diameters larger than the diameter of the
pipe that conveys the stream; and
f. To allow for maintenance, operation
and replacement of the piped stream that
has been built over, a flow bypass system
shall be constructed and access man-
holes or other structures of sufficient size
as determined by the City shall be re-
quired on both sides of the section of the
piped stream that is built upon; and
g. There will be no damage to nearby
public or private property and no threat to
the health or safety of people on or off the
property.
12. Special Review Criteria: In lieu of the
variance criteria of subsection B6 of this Sec-
tion, applications proposing to alter the core
and special requirements described in the
Surface Water Design Manual shall be re-
viewed for compliance with all of the following
criteria:
a. There are special physical circum-
stances or conditions affecting the prop-
erty such that strict application of the
criteria for producing a compensating or
comparable result would deprive the ap-
plicant of all reasonable use of the parcel
of land in question, and every effort has
been made to find creative ways to meet
the intent of the requirement for which the
variance is sought;
b. Granting the variance for the individ-
ual property in question will not create a
significant adverse impact to public
health, welfare, water quality, and proper-
ties downstream or nearby;
c. The variance requires the best prac-
ticable alternative for achieving the spirit
and intent of the requirement in question;
and
d. In addition, the application must in-
clude the following information as re-
quired by the State Department of
Ecology per the 2007 Phase II NPDES
General Municipal Stormwater Permit:
i. The current (pre-project) use of
the site.
ii. How application of the require-
ments in the Surface Water Design
Manual for which a variance is being
requested denies all reasonable use
of site compared to the development
4-9-250B
9 - 79 (Revised 3/13)
review conditions and restrictions
that would have been placed on the
project prior to the adoption of the
Surface Water Design Manual.
iii. The possible remaining uses of
the site if the variance was not
granted.
iv. The uses of the site that would
have been allowed under develop-
ment review conditions and restric-
tions that would have been placed on
the project prior to the adoption of the
Surface Water Design Manual.
v. A comparison of the estimated
amount and percentage of value loss
as a result of the requirements of this
manual versus the estimated amount
and percentage of value loss as a re-
sult of conditions and/or restrictions
that would have been placed on the
project prior to the adoption of the
Surface Water Design Manual.
vi. The feasibility for the owner to
alter the project to apply the require-
ments of this manual. (Ord. 5526,
2-1-2010)
13. Continuation of Public Hearing: If for
any reason testimony in any manner set for
public hearing, or being heard, cannot be
completed on date set for such hearing, the
person presiding at such public hearing or
meeting may, before adjournment or recess
of such matters under consideration, publicly
announce the time and place to and at which
said meeting will be continued, and no further
notice of any kind shall be required. (Ord.
3463, 8-11-1980; Amd. Ord. 4648, 1-6-1997;
Ord. 4835, 3-27-2000; Ord. 5526, 2-1-2010)
14. Decision Process:
a. The Administrator Shall An-
nounce Findings and Decisions: Not
more than thirty (30) days after the termi-
nation of the proceedings of the public
hearing on any variance, the Administra-
tor shall announce the Administrator’s
findings and decision. If a variance is
granted, the record shall show such con-
ditions and limitations in writing as the
Administrator may impose.
b. Notice of Decision of the Adminis-
trator: Following the rendering of a deci-
sion on a variance application, a copy of
the written order by the Administrator
shall be mailed to the applicant at the ad-
dress shown on the application and filed
with the Department of Community and
Economic Development and to any other
person who requests a copy thereof.
c. Reconsideration: (Reserved)
d. Record of Decision: Whenever a
variance is approved by the Administra-
tor, the Department shall forthwith make
an appropriate record and shall inform
the administrative department having ju-
risdiction over the matter. (Amd. Ord.
4835, 3-27-2000; Ord. 5157, 9-26-2005;
Ord. 5450, 3-2-2009; Ord. 5526,
2-1-2010; Ord. 5676, 12-3-2012)
15. Conditions of Approval: Conditions
may be placed upon the variance if deemed
to be necessary and required. (Amd. Ord.
4835, 3-27-2000; Ord. 5526, 2-1-2010; Ord.
5676, 12-3-2012)
16. Finalization: (Reserved) (Ord. 5526,
2-1-2010)
17. Expiration of Variance Approval: Any
variance granted, unless otherwise specified
in writing, shall become null and void in the
event that the applicant or owner of the sub-
ject property for which a variance has been
requested has failed to commence construc-
tion or otherwise implement effectively the
variance granted within a period of two (2)
years after such variance has been issued.
For proper cause shown, an applicant may
petition for an extension of the two (2) year
period during the variance application review
process, specifying the reasons for the re-
quest. The time may be extended but shall
not exceed one additional year in any event.
(Amd. Ord. 4835, 3-27-2000; Ord. 4851,
8-7-2000; Ord. 5526, 2-1-2010; Ord. 5676,
12-3-2012)
18. Extension of Approval: For proper
cause shown, an applicant may petition for an
extension of the approved expiration period
established per subsection B17 of this Sec-
tion prior to the expiration of the time period,
specifying the reasons for the request. The
4-9-250C
(Revised 3/13)9 - 80
time limit may be extended, but such exten-
sion shall not exceed one additional year in
any event. (Ord. 3463, 8-11-1980; Amd. Ord.
4648, 1-6-1997; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Ord. 5137, 4-25-2005; Ord.
5526, 2-1-2010; Ord. 5676, 12-3-2012)
C. WAIVER PROCEDURES:
1. Authority for Waiver, General: (Re-
served)
2. Authority for Waiver of Street Im-
provements: The Administrator may grant
waiver of the installation of street improve-
ments subject to the determination that there
is reasonable justification for such waiver.
(Ord. 5156, 9-26-2005; Ord. 5450, 3-2-2009;
Ord. 5676, 12-3-2012)
3. Application and Fee: Any application for
such a waiver shall specify in detail the reason
for such requested waiver and may contain
such evidence including photographs, maps,
and surveys as may be pertinent thereto. The
application fee shall be as specified in RMC
4-1-170, Land Use Review Fees.
4. Decision Criteria, General: (Reserved)
5. Decision Criteria for Waivers of Street
Improvements: Reasonable justification
shall include but not be limited to the follow-
ing:
a. Required street improvements will al-
ter an existing wetlands or stream, or
have a negative impact on a shoreline’s
area.
b. Existing steep topography would
make required street improvements in-
feasible.
c. Required street improvements would
have a negative impact on other proper-
ties, such as restricting available access.
d. There are no similar improvements in
the vicinity and there is little likelihood
that the improvements will be needed or
required in the next ten (10) years.
e. In no case shall a waiver be granted
unless it is shown that there will be no det-
rimental effect on the public health, safety
or welfare if the improvements are not in-
stalled, and that the improvements are
not needed for current or future develop-
ment. (Ord. 5137, 4-25-2005)
D. MODIFICATION PROCEDURES:
1. Application Time and Decision Au-
thority: Modification from standards, either in
whole or in part, shall be subject to review
and decision by the Planning/Building/Public
Works Department upon submittal in writing
of jurisdiction for such modification. (Amd.
Ord. 4777, 4-19-1999)
2. Decision Criteria: Whenever there are
practical difficulties involved in carrying out
the provisions of this Title, the Department
Administrator may grant modifications for in-
dividual cases provided he/she shall first find
that a specific reason makes the strict letter of
this Code impractical, that the intent and pur-
pose of the governing land use designation of
the Comprehensive Plan is met and that the
modification is in conformity with the intent
and purpose of this Code, and that such mod-
ification:
a. Substantially implements the policy
direction of the policies and objectives of
the Comprehensive Plan Land Use Ele-
ment and the Community Design Ele-
ment and the proposed modification is
the minimum adjustment necessary to
implement these policies and objectives;
b. Will meet the objectives and safety,
function, appearance, environmental pro-
tection and maintainability intended by
the Code requirements, based upon
sound engineering judgment;
c. Will not be injurious to other prop-
erty(ies) in the vicinity;
d. Conforms to the intent and purpose
of the Code;
e. Can be shown to be justified and re-
quired for the use and situation intended;
and
f. Will not create adverse impacts to
other property(ies) in the vicinity. (Ord.
4517, 5-8-1995; Ord. 4802, 10-25-1999;
4-9-260
9 - 81 (Revised 3/13)
Ord. 5100, 11-1-2004; Ord. 5137,
4-25-2005; Ord. 5369, 4-14-2008)
E. ALTERNATE PROCEDURES:
1. Authority: The provisions of this Title are
not intended to prevent the use of any mate-
rial or method of construction or aquifer pro-
tection not specifically prescribed by this
Title, provided any alternate has been ap-
proved and its use authorized by the Public
Works Administrator. (Ord. 5450, 3-2-2009)
2. Decision Criteria: The Administrator
may approve any such alternate, provided
he/she finds that the proposed design and/or
methodology is satisfactory and complies
with the provisions of this Title and that the
material, method or work offered is, for the
purpose intended, at least the equivalent of
that prescribed in this Title in suitability,
strength, effectiveness, durability, safety,
maintainability and environmental protection.
(Amd. Ord. 4851, 8-7-2000)
3. Substantiation: The Department Admin-
istrator shall require that sufficient evidence
or proof be submitted to substantiate any
claims that may be made regarding its use.
(Amd. Ord. 4851, 8-7-2000)
4. Record of Decision: The details of any
action granting approval of an alternate shall
be written and entered in the files of the Code
enforcement agency. (Ord. 4367, 9-14-1992;
Ord. 5137, 4-25-2005)
F. ABSENCE OF VALID SCIENTIFIC
INFORMATION:
Where there is an absence of valid scientific infor-
mation or incomplete scientific information relat-
ing to a critical area leading to uncertainty about
the risk to critical area function of permitting an al-
teration of or impact to the critical area, the deci-
sion shall be based upon the following:
1. A “precautionary or a no-risk approach”
that appropriately limits development and
land use activities until the uncertainty is suf-
ficiently resolved, or determine that protec-
tion can be ensured by using an approach
different from that derived from the best avail-
able science; provided, that the applicant
demonstrates on the record how the alterna-
tive approach will protect the functions and
values of the critical area; and
2. A required application of an effective
adaptive management program that relies on
scientific methods to evaluate how well regu-
latory and nonregulatory actions protect the
critical area. An adaptive management pro-
gram is a formal and deliberate scientific ap-
proach to taking action and obtaining
information in the face of uncertainty. An
adaptive management program shall:
a. Address funding for the research
component of the adaptive management
program;
b. Change course based on the results
and interpretation of new information that
resolves uncertainties; and
c. Commit to the appropriate timeframe
and scale necessary to reliably evaluate
regulatory and nonregulatory actions af-
fecting protection of critical areas and
anadromous fisheries. (Ord. 5137,
4-25-2005; Ord. 5676, 12-3-2012)
4-9-260 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; Amd. Ord. 4856,
8-21-2000; Ord. 5159, 10-17-2005)
10 - i (Revised 3/13)
Chapter 10
LEGAL NONCONFORMING STRUCTURES,
USES AND LOTS
CHAPTER GUIDE: This Chapter contains the requirements for buildings, lots, and uses that do not
match the current zoning requirements, but which existed before regulations were adopted or imple-
mented. Special permit process requirements for nonconforming uses/structures conditional approval
permits are found in chapter 4-9 RMC. Chapter 4-8 RMC should also be consulted for general proce-
dural and submittal information.
This Chapter last amended by Ord. 5676, December 3, 2012.
SECTION PAGE
NUMBER NUMBER
4-10-010 NONCONFORMING LOTS (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-10-020 NONCONFORMING SITE DEVELOPMENT STANDARDS (Reserved) . . . . 1
4-10-030 (Deleted by Ord. 5675, 12-3-2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-10-040 CHANGE OF OWNERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-10-050 NONCONFORMING STRUCTURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Nonconforming Structures – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Not Vacant or Left Abandoned . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Unsafe Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. Limits on Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4. Limits on Enlargement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
5. Limits on Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Single Family Dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
b. Other Legal Nonconforming Structures . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Existing Legal Nonconforming Residential Structures . . . . . . . . . . . . . . . . . . . 2
C. Exemption Due to City Acquisition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-10-060 NONCONFORMING USES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A. Abandonment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B. Relocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C. Changes to a Different Nonconforming Use . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D. Extension or Enlargement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Extension/Enlargement Within Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Additional Development on Property Containing Nonconforming Use . . . . . 3
E Alterations to Legal Nonconforming Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
F. Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
G.Amortization of Adult Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
H. Exisiting Legal Nonconforming Residential Uses . . . . . . . . . . . . . . . . . . . . . . . . 3
4-10-070 NONCONFORMING ANIMALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
A. Existing Legally Established Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B. Animal Replacement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C. Nonconforming Rights Not Transferable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D. Abandonment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-10-080 NONCONFORMING SIGNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
(Revised 3/13)10 - ii
SECTION PAGE
NUMBER NUMBER
4-10-090 CRITICAL AREAS REGULATIONS – NONCONFORMING ACTIVITIES
AND STRUCTURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-10-095 SHORELINE MASTER PROGRAM, NONCONFORMING USES,
ACTIVITIES, STRUCTURES, AND SITES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
A. Nonconforming Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
B. Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
C. Nonconforming Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
D. Pre-Existing Legal Lot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
E. Continuation of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
F. Partial and Full Compliance, Alteration of an Existing Structure or Site . . . . . . . 5
1. Partial Compliance for Non-Single-Family Development. . . . . . . . . . . . . . . . 6
2. Partial Compliance for Single Family Development. . . . . . . . . . . . . . . . . . . . 9
4-10-100 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 11
4-10-050A
10 - 1 (Revised 3/13)
4-10-010 NONCONFORMING LOTS:
(Reserved)
4-10-020 NONCONFORMING SITE
DEVELOPMENT STANDARDS:
(Reserved)
4-10-030 (Deleted by Ord. 5675,
12-3-2012)
4-10-040 CHANGE OF OWNERSHIP:
Change of ownership, tenancy, or management
of a nonconforming structure or use shall not af-
fect its legal nonconforming status provided the
provisions of this Chapter are met. (Ord. 4963,
5-13-2002)
4-10-050 NONCONFORMING
STRUCTURES:
A. NONCONFORMING STRUCTURES –
GENERAL:
Any legally established nonconforming structure
may remain, although such structure does not
conform with the provisions of the Renton Munic-
ipal Code; provided, that:
1. Not Vacant or Left Abandoned: The
nonconforming structure that has historic sig-
nificance, and/or has not been vacant for two
(2) or more years, or has not been aban-
doned.
2. Unsafe Structures: The structure is kept
in a safe and secure condition.
3. Limits on Alterations: The cost of the
alterations of a legal nonconforming structure
shall not exceed an aggregate cost of fifty
percent (50%) of the value of the structure,
based upon its most recent assessment or
appraisal, unless the alterations make the
structure more conforming, or is used to re-
store to a safe condition any portion of a
structure declared unsafe by a proper author-
ity. Alterations shall not result in or increase
any nonconforming condition.
4. Limits on Enlargement:
a. The structure shall not be enlarged
unless the enlargement is conforming,
except as identified in subsection A4b of
this Section.
b. Nonconforming enlargements may
only be allowed at the discretion of the
Community and Economic Development
Administrator if the enlargement is shown
to be moving towards conformity and is
either:
i. Sited carefully to achieve com-
patible transition between surround-
ing buildings, parking areas and
other land uses; or
ii. Does not significantly cause any
adverse or undesirable effects on the
site or neighboring properties. (Ord.
5676, 12-3-2012)
5. Limits on Restoration: Nothing in this
Chapter shall prevent the reconstruction, re-
pairing, rebuilding and continued use of any
nonconforming building or structure to its
same size, location, and height when dam-
aged by fire, explosion, or act of God, subse-
quent to the date of these regulations and
subject to the following conditions:
a. Single Family Dwellings: Any le-
gally established single family dwelling
damaged by fire or an act of God may be
rebuilt to its same size, location, and
height on the same site, subject to all rel-
evant fire and life safety codes. Restora-
tion improvements shall commence
within one year of the damage, and shall
continue in conformance with approved
building or construction permits, other-
wise the structure shall lose its restora-
tion authorization and status.
b. Other Legal Nonconforming
Structures: The work shall not exceed
fifty percent (50%) of the latest assessed
or appraised value of the building or
structure at the time such damage oc-
curred, otherwise any restoration or re-
construction shall conform to the
regulations specified in this Title; pro-
vided, that restoration work is initiated by
permit application within one year of a
4-10-050B
(Revised 3/13)10 - 2
fire, explosion, or an act of God. If a per-
mit application has not been submitted
within one year from the date of the fire or
other casualty the structure shall be
deemed abandoned and not allowed to
be restored or reconstructed.
B. EXISTING LEGAL NONCONFORMING
RESIDENTIAL STRUCTURES:
Existing legal nonconforming residential struc-
tures for which documentation of compliance with
City code at the time of construction can be pro-
vided shall be considered to be conforming struc-
tures. These structures may be rebuilt should
they suffer damage and remodeled without limita-
tion on value. These structures may be enlarged,
replaced, renovated, and/or expanded pursuant
to current code requirements (e.g., height limits,
lot coverage, density limits, setbacks, etc.)
C. EXEMPTION DUE TO CITY
ACQUISITION:
No structure shall be considered nonconforming
when the nonconformity would be created by the
City’s acquisition of an interest in the property that
creates the nonconformity, such as through con-
demnation for a road widening. For the purposes
of this exemption, signs shall not be considered a
conforming structure. (Ord. 4963, 5-13-2002;
Ord. 5559, 10-25-2010; Ord. 5601, 6-6-2011;
Ord. 5647, 12-12-2011)
4-10-060 NONCONFORMING USES:
Any legally established use existing at the time of
enactment of this Code may be continued, al-
though such use does not conform with the provi-
sions of the Renton Municipal Code, provided the
following conditions are met:
A. ABANDONMENT:
The use is not abandoned. A legal nonconforming
use (of a building or premises) which has been
abandoned shall not thereafter be resumed. A
nonconforming use shall be considered aban-
doned when:
1. The intent of the owner to discontinue the
use is apparent, and discontinuance for a pe-
riod of one year or more shall be prima facie
evidence that the nonconforming use has
been abandoned; or
2. It has been replaced by a conforming
use; or
3. It has been changed to another noncon-
forming use under permit from the City or its
authorized representative.
B. RELOCATION:
The use is not relocated. A legal nonconforming
use of a building or premises which has been va-
cated and moved to another location, or discon-
tinued, shall not be allowed to reestablish itself
except in compliance with the development regu-
lations.
C. CHANGES TO A DIFFERENT
NONCONFORMING USE:
The use is not changed to a different nonconform-
ing use. To qualify as a continuation of an existing
nonconforming use, a replacement nonconform-
ing use shall:
1. Reflect the nature and purpose of the
preexisting nonconforming use, and be con-
sidered to be the same or related use classi-
fication; and
2. Be substantially similar or result in a
lower impact in its effect on the surrounding
neighborhood; and
3. Not increase the nonconformance of the
use; and
4. Not create a new type of nonconfor-
mance.
D. EXTENSION OR ENLARGEMENT:
The use shall not be extended or enlarged so as
to occupy additional land area on the same or any
other lot or parcel. The use shall not be relocated
in whole or in part to any other part of the parcel.
The use cannot be enlarged or extended, except
as provided below.
1. Extension/Enlargement within Build-
ing: Provided the use complies with subsec-
tion E of this Section, Alterations to Legal
Nonconforming Use, a nonconforming use
housed in part of a single-tenant building may
be extended throughout the building, but the
building shall not be enlarged or added to. A
4-10-080
10 - 3 (Revised 4/12)
nonconforming use in a multi-tenant building
shall not be expanded into space vacated by
other tenants and shall also comply with sub-
section E of this Section.
2. Additional Development on Property
Containing Nonconforming Use: No addi-
tional building, whether temporary or perma-
nent, shall be erected upon a property with a
nonconforming use for purposes of expand-
ing or extending a nonconforming use. Addi-
tional development of any property on which
a legal nonconforming use exists shall re-
quire that all new uses conform to the provi-
sions of the Renton Municipal Code.
E. ALTERATIONS TO LEGAL
NONCONFORMING USE:
Alterations to a legal nonconforming use are only
permitted when they do not expand or enlarge a
use consistent with subsection D of this Section,
Extension or Enlargement. The alteration shall
not increase the nonconformance of the use, nor
create a new type of nonconformance.
F. RESTORATION:
Nothing in this Chapter shall prevent the restora-
tion or continuance of a nonconforming use dam-
aged by fire, explosion, or act of God, subsequent
to the date of these regulations, or amendments
thereto, subject to the following conditions and
conforming to subsection D of this Section, enti-
tled Extension or Enlargement; provided, that res-
toration work is initiated by permit application
within one year of a fire, explosion, or an act of
God. If a permit application has not been submit-
ted within one year from the date of the fire or
other casualty the use shall be deemed aban-
doned and not allowed to be restored or recon-
structed.
G. AMORTIZATION OF ADULT USES:
For amortization of legal nonconforming adult en-
tertainment, activity, use, or retail use, see RMC
4-3-010E.
H. EXISTING LEGAL NONCONFORMING
RESIDENTIAL USES:
Existing legal nonconforming residential uses for
which documentation of compliance with City
code at the time of construction can be provided
shall be considered permitted uses given all the
rights of other permitted uses within the zoning
districts identified in this Section. In addition,
these uses may be rebuilt should they suffer dam-
age and remodeled without limitation on value.
These uses may be enlarged subject to current
code requirements (e.g., height limits, lot cover-
age, density limits, setbacks, parking, etc.). (Ord.
4963, 5-13-2002; Ord. 5647, 12-12-2011)
4-10-070 NONCONFORMING
ANIMALS:
A. EXISTING LEGALLY ESTABLISHED
ANIMALS:
Those property owners or tenants whose animals
complied with the applicable requirements of King
County or other applicable animal-related regula-
tions in effect at the time the animals were legally
established on the property shall be allowed to
keep the number and type of animals and in the
same manner under which the animals were kept
legally, provided they do not constitute a nuisance
under RMC 1-3-3, Nuisances, and comply with
the relevant provisions of RMC 4-4-010J and K.
B. ANIMAL REPLACEMENT:
Property owners or tenants who lose a legally es-
tablished animal shall be allowed to replace the
animal with a similar type of animal on the same
property, provided the animal does not constitute
a nuisance under RMC 1-3-3, Nuisances, and
that they comply with the relevant provisions of
RMC 4-4-010J and K.
C. NONCONFORMING RIGHTS NOT
TRANSFERABLE:
Legal nonconforming rights are not attached to
the property and, therefore, are not transferable
from one property owner to another with the sale
of the property. Exception: There is an exception
to the prohibition of transfer only for extra large lot
animals in those cases where an optional Addi-
tional Animals Permit has been requested and is-
sued and that permit expressly allows the transfer
of nonconforming rights to subsequent purchas-
ers.
D. ABANDONMENT:
If the keeping of nonconforming animals is aban-
doned for a period of one (1) year or more, it shall
not thereafter be resumed. (Ord. 4963,
5-13-2002; Ord. 5603, 6-6-2011)
4-10-080 NONCONFORMING SIGNS:
See RMC 4-4-100D. (Ord. 4963, 5-13-2002)
4-10-080
10 - 4
4-10-090 CRITICAL AREAS
REGULATIONS – NONCONFORMING
ACTIVITIES AND STRUCTURES:
A legally nonconforming, regulated activity or
structure that was in existence or approved or
4-10-095F
10 - 5 (Revised 12/11)
vested prior to the passage of the Critical Area
Regulations, RMC 4-3-050, and to which signifi-
cant economic resources have been committed
pursuant to such approval but which is not in con-
formity with the provisions of RMC 4-3-050 may
be continued; provided, that:
1. No such legal nonconforming activity or
structure shall be expanded, changed, en-
larged or altered in any way that infringes fur-
ther on the critical area that increases the
extent of its nonconformity with this Section
without a permit issued pursuant to the provi-
sions of RMC 4-3-050;
2. Except for cases of ongoing agricultural
uses, if a nonconforming activity is discontin-
ued pursuant to RMC 4-10-060, any resump-
tion of the activity shall conform to this
Section;
3. Except for cases of ongoing agricultural
use, if a nonconforming use or activity or
structure is destroyed by human activities or
an act of God, it shall not be resumed or re-
constructed except in conformity with the pro-
visions of RMC 4-3-050, 4-10-050 and
4-10-060;
4. Activities or adjuncts thereof that are or
become nuisances shall not be entitled to
continue as nonconforming activities. (Ord.
4963, 5-13-2002; Ord. 5137, 4-25-2005)
4-10-095 SHORELINE MASTER
PROGRAM, NONCONFORMING
USES, ACTIVITIES, STRUCTURES,
AND SITES:
A shoreline use or development which was law-
fully constructed or established prior to the effec-
tive date of the applicable Shoreline Master
Program, or amendments thereto, but which does
not conform to present regulations or standards
of the program, may be continued; provided, that:
A. NONCONFORMING STRUCTURES:
Nonconforming structures shall be governed by
RMC 4-10-050, with the exception of docks and
piers, which shall be governed by RMC
4-3-090E7, Piers and Docks, and shoreline stabi-
lization structures, which shall be governed by
RMC 4-3-090F4, Shoreline Stabilization.
B. NONCONFORMING USES:
Nonconforming uses shall be governed by RMC
4-10-060.
C. NONCONFORMING SITE:
A lot which does not conform to development reg-
ulations on a site not related to the characteristics
of a structure including, but not limited to, the veg-
etation conservation, shoreline stabilization, land-
scaping, parking, fence, driveway, street opening,
pedestrian amenity, screening and other regula-
tions of the district in which it is located due to
changes in Code requirements, condemnation or
annexation.
D. PRE-EXISTING LEGAL LOT:
Reserved.
E. CONTINUATION OF USE:
The continuation of existing use and activities
does not require prior review or approval. Opera-
tion, maintenance, or repair of existing legally es-
tablished structures, infrastructure
improvements, utilities, public or private roads, or
drainage systems that do not require construction
permits are allowed. Such improvements are only
allowed if the activity does not modify the charac-
ter, scope, or size of the original structure or facil-
ity or increase the impact to, or encroach further
within, the sensitive area or buffer and there is no
increased risk to life or property as a result of the
proposed operation, maintenance, or repair. Op-
eration and maintenance includes vegetation
management performed in accordance with best
management practices that is part of ongoing
maintenance of structures, infrastructure, or utili-
ties; provided, that such management actions are
part of regular and ongoing maintenance, do not
expand further into the sensitive area, are not the
result of an expansion of the structure or utility,
and do not directly impact an endangered or
threatened species.
F. PARTIAL AND FULL COMPLIANCE,
ALTERATION OF AN EXISTING
STRUCTURE OR SITE:
The following provisions shall apply to lawfully es-
tablished uses, buildings and/or structures and
related site development that do not meet the
specific standards of the Shoreline Master Pro-
gram. Alteration or expansion of existing struc-
tures may take place with partial compliance with
the standards of this Code, as provided below,
provided that the proposed alteration or expan-
sion will result in no net loss of shoreline ecologi-
4-10-095F
(Revised 12/11)10 - 6
cal function. In no case shall a structure with a
nonconforming setback from the shoreline be al-
lowed to extend further waterward than the exist-
ing structure.
1. Partial Compliance for Non-Sin-
gle-Family Development: The following
provisions shall apply to all development
except single family:
Alteration of an Existing Structure Compliance Standard
Al
t
e
r
a
t
i
o
n
Wi
t
h
o
u
t
Ex
p
a
n
s
i
o
n
Expansion or remodel that does not
change the building footprint or
increase impervious surface.
No site changes required.
Mi
n
o
r
A
l
t
e
r
a
t
i
o
n
Expansion of building footprint by up
to 500 sq. ft. or up to 10% (whichever
is less); or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface by
up to 1,000 sq. ft. or up to 10%
(whichever is less); or
o Partial compliance with Vegetation
Conservation provisions of RMC 4-3-090F1,
Vegetation Conservation, consisting of
revegetation of a native community of at
least 50% of the area between an existing
building and the water’s edge; provided, that
the area to be revegetated does not exceed
10 ft., unless a greater area is desired by the
applicant, or
Remodeling or renovation that equals
less than 30% of the replacement
value of the existing structures or
improvements, excluding plumbing,
electrical and mechanical systems
and normal repair and maintenance.
o An alternate mitigation proposal prepared
by a qualified professional and approved by
Administrator of the Department of
Community and Economic Development or
designee that would provide at least equal
protection of ecological functions and
processes as the full required* setback and
buffer.
•Remove over water structures that do not provide
public access, or do not serve a water-dependent
use.
4-10-095F
10 - 7 (Revised 12/11)
Mo
d
e
r
a
t
e
A
l
t
e
r
a
t
i
o
n
Expansion of building footprint by
more than 500 sq. ft. or between
10.1-25% (whichever is less); or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface by
more than 1,000 sq. ft., or between
10.1-25% (whichever is less); or
o Partial compliance with Vegetation
Conservation provisions of RMC 4-3-090F1,
Vegetation Conservation, consisting of
revegetation of a native community of at
least 80% of the area between an existing
building and the water’s edge, or at least 10
ft., or
Remodeling or renovation that equals
30.1-50% of the replacement value of
the existing structures or
improvements, excluding plumbing,
electrical and mechanical systems
and normal repair and maintenance.
o An alternate mitigation proposal prepared
by a qualified professional and approved by
the Administrator of the Department of
Community and Economic Development or
designee that would provide at least equal
protection of ecological functions and
processes as the full required* setback and
buffer.
•Remove over water structures that do not provide
public access, or do not serve a water-dependent
use.
•Piers and docks shall be required to replace any
solid decking with light penetrating surfacing
materials.
Alteration of an Existing Structure Compliance Standard
4-10-095F
(Revised 12/11)10 - 8
*The full buffer/setback as required in RMC 4-3-090D7a, Shoreline Bulk Standards, or as modified un-
der RMC 4-3-090F1,Vegetation Conservation.
Ma
j
o
r
A
l
t
e
r
a
t
i
o
n
Expansion of building footprint by
more than 25%; or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface by
more than 25%; or
o Full compliance with Vegetation
Conservation provisions of RMC 4-3-090F1,
Vegetation Conservation, consisting of
revegetation of a native community of the
full required* buffer, or 100% of the area
between an existing building and the water’s
edge if the full buffer cannot be planted, or at
least 10 ft., or
Remodeling or renovation that equals
more than 50% of the replacement
value of the existing structures or
improvements, excluding plumbing,
electrical and mechanical systems
and normal repair and maintenance.
o An alternate mitigation proposal prepared
by a qualified professional and approved by
the Administrator of the Department of
Community and Economic Development or
designee that would provide at least equal
protection of ecological functions and
processes as the full required* setback and
buffer.
•Remove over water structures that do not provide
public access, or do not serve a water-dependent
use.
•Piers and docks shall be required to replace any
solid decking with light penetrating surfacing
materials.
•Developments with existing shoreline
stabilization shall mitigate for the impacts of
shoreline stabilization in one of the following
ways:
o Shoreline stabilization structures not
conforming to, or otherwise permitted by,
the provisions of this Code shall be
reviewed and upgraded according to the
standards of RMC 4-3-090F4aiii, Shoreline
Stabilization Alternatives Hierarchy, or
o An alternative mitigation proposal prepared
by a qualified professional and approved by
the Administrator of the Department of
Community and Economic Development or
designee that would identify near shore
mitigation to improve shoreline function or
values on-site, or
o If the two alternatives above are infeasible,
then the project proponent shall contribute
to an off-site vegetation conservation fund,
in accordance with RMC 4-3-090F1k.
Alteration of an Existing Structure Compliance Standard
4-10-095F
10 - 9 (Revised 12/11)
2. Partial Compliance for Single
Family Development: Lawfully con-
structed single family homes built before
the adoption of the Shoreline Master Pro-
gram (October 24, 2011) shall be consid-
ered conforming if expansion or
replacement is consistent with the stan-
dards below:
Alteration of an Existing Structure Compliance Standard
Al
t
e
r
a
t
i
o
n
Wi
t
h
o
u
t
Ex
p
a
n
s
i
o
n
Expansion or remodel that does not
change the building footprint or increase
impervious surface.
No site changes required.
Mi
n
o
r
A
l
t
e
r
a
t
i
o
n
Expansion of building footprint by up to
500 sq. ft. outside of the required*
setback; or
No site changes required.
Expansion of impervious surface by up
to 1,000 sq. ft. outside of the required*
setback.
Mo
d
e
r
a
t
e
A
l
t
e
r
a
t
i
o
n
Expansion of building footprint within the
required* setback in any amount, or total
expansion of 500 sq. ft. to 1,000 sq. ft.; or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface within
the required* setback in any amount, or
total expansion of 1,000 sq. ft. to 1,500
sq.ft.
o Partial compliance with Vegetation
Conservation provisions of RMC 4-3-
090F1, Vegetation Conservation,
consisting of revegetation of a native
community of at least 80% of the area
between an existing building and the
water’s edge; provided, that the area to
be revegetated need not be more than
25% of the lot depth in feet, or
o An alternate mitigation proposal prepared
by a qualified professional and approved
by the Administrator of the Department of
Community and Economic Development
or designee that would provide at least
equal protection of ecological functions
and processes as the full required*
setback and buffer.
•Docks shall be required to replace solid
decking with light penetrating surfacing
materials.
4-10-095F
(Revised 12/11)10 - 10
*The full buffer/setback as required in RMC 4-3-090D7a, Shoreline Bulk Standards, or as modified un-
der RMC 4-3-090F1, Vegetation Conservation.
(Ord. 5633, 10-24-2011)
Ma
j
o
r
A
l
t
e
r
a
t
i
o
n
Expansion of building footprint by more
than 1,000 sq. ft., or
•Install site improvements that protect the
ecological functions and processes of the
shoreline, consisting of either:
Expansion of impervious surface by
more than 1,500 sq. ft.
o Full compliance with Vegetation
Conservation provisions of RMC
4-3-090F1, Vegetation Conservation,
consisting of revegetation of a native
community of the full required* buffer, or
100% of the area between an existing
building and the water’s edge if the full
buffer cannot be planted, or
o An alternate mitigation proposal prepared
by a qualified professional and approved
by the Administrator of the Department of
Community and Economic Development
or designee that would provide at least
equal protection of ecological functions
and processes as the full required*
setback and buffer.
•Docks shall be required to replace solid
decking with light penetrating surfacing
materials.
•Developments with existing shoreline
stabilization shall mitigate for the impacts of
shoreline stabilization in one of the following
ways:
o Shoreline stabilization structures not
conforming to, or otherwise permitted by,
the provisions of this Code shall be
reviewed and upgraded according to the
standards of RMC 4-3-090F4aiii,
Shoreline Stabilization Alternatives
Hierarchy, or
o An alternative mitigation proposal
prepared by a qualified professional and
approved by the Administrator of the
Department of Community and Economic
Development or designee that would
identify near shore mitigation to improve
shoreline function or values on-site, or
o If the two alternatives above are
infeasible, then the project proponent
shall contribute to an off-site vegetation
conservation fund, in accordance with
RMC 4-3-090F1k.
Alteration of an Existing Structure Compliance Standard
4-10-100
10 - 11 (Revised 12/11)
4-10-100 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4963, 5-13-2002; Ord. 5137,
4-25-2005; Ord. 5159, 10-17-2005)
11 - i (Revised 2/15)
Chapter 11
DEFINITIONS
CHAPTER GUIDE: Definitions for terms used throughout this Title are primarily grouped in chapter 4-11
RMC. A few chapter-specific definitions can be found in individual chapters, but are cross-referenced
here.
This Chapter last amended by Ord. 5749, January 12, 2015.
SECTION PAGE
NUMBER NUMBER
4-11-010 DEFINITIONS A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-11-020 DEFINITIONS B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4-11-030 DEFINITIONS C . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-11-040 DEFINITIONS D . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-11-050 DEFINITIONS E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-11-060 DEFINITIONS F . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4-11-070 DEFINITIONS G . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4-11-080 DEFINITIONS H . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4-11-090 DEFINITIONS I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4-11-100 DEFINITIONS J . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4-11-110 DEFINITIONS K . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4-11-120 DEFINITIONS L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4-11-130 DEFINITIONS M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.2
4-11-140 DEFINITIONS N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4-11-150 DEFINITIONS O . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
4-11-160 DEFINITIONS P . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
4-11-170 DEFINITIONS Q . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4-11-180 DEFINITIONS R . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4-11-190 DEFINITIONS S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4-11-200 DEFINITIONS T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
4-11-210 DEFINITIONS U . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
4-11-220 DEFINITIONS V . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.1
4-11-230 DEFINITIONS W . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
4-11-240 DEFINITIONS X (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
4-11-250 DEFINITIONS Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
4-11-260 DEFINITIONS Z . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
4-11-010
11 - 1 (Revised 2/15)
For the purpose of this Title, the following words,
terms, phrases and their derivations shall have
the meaning given herein, unless the context oth-
erwise indicates.
4-11-010 DEFINITIONS A:
ABANDONMENT OF UNDERGROUND STOR-
AGE FACILITIES: See RMC 4-5-120G.
ABUTTING: Lots sharing common property lines
or easements.
ACCESS EASEMENT: See EASEMENT, AC-
CESS.
ACCESSORY BUILDING: A subordinate build-
ing located upon the same lot occupied by a prin-
cipal use or building with which it is customarily
associated, but clearly incidental to. This defini-
tion excludes accessory dwelling units.
ACCESSORY DWELLING UNIT: See DWELL-
ING UNIT, ACCESSORY.
ACCESSORY USE, AGRICULTURE OR ANI-
MAL HUSBANDRY: Subordinate and incidental
uses, typically located upon the same lot, which
support the agricultural or animal husbandry use
of a site including, but not limited to the storage of
agricultural products and equipment, and the
sheltering of animals.
ACCESSORY USE, COMMERCIAL/INDUSTRI-
AL/PUBLIC/COMMUNITY FACILITY: A use typ-
ically subordinate in size to the principal
commercial, industrial, public, community facility,
or other similar principal use; that would not con-
tribute significantly to traffic generation, noise, or
nuisance; and that supports the primary use oper-
ation without displacing it. Uses are typically locat-
ed upon the same lot occupied by a principal use.
ACCESSORY USE, RESIDENTIAL: A subordi-
nate use, which supports the principal residential
use without displacing it, typically located upon
the same lot occupied by the principal residential
use with which it is customarily associated, but
clearly incidental to. The accessory use is typi-
cally subordinate in size and supports the princi-
pal residential use without displacing it.
ACT, SHORELINE MANAGEMENT: (This defini-
tion for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) The Shoreline Manage-
ment Act of 1971, chapter 90.58 RCW as
amended.
ACTIVE RECREATION: See RECREATION,
ACTIVE.
ACTIVITY: A happening associated with a use;
the use of energy toward a specific action or pur-
suit. Examples of shoreline activities include but
are not limited to fishing, swimming, boating,
dredging, fish spawning, wildlife nesting, or dis-
charging of materials. Not all activities necessar-
ily require a shoreline location.
ADDITIONAL ANIMALS LICENSE: An annually
renewed license issued by the Finance Depart-
ment to individuals permitted to keep additional
animals.
ADDITIONAL ANIMALS PERMIT: A condition-
ally granted permit for the keeping of household
pets and/or domestic animals, when they are ac-
cessory, at greater numbers than allowed out-
right. For dogs, cats, and/or combinations of dogs
and cats the maximum number allowable with this
permit is six (6). Animals kept in small animal hos-
pitals, clinics, pet shops, or grooming services are
excluded from this definition.
ADJACENT: Lots located across a street, rail-
road, or right-of-way, except limited access roads.
ADMINISTRATIVE HEADQUARTERS OFFICE:
A use containing one or more of the day-to-day
functions (e.g., management, payroll, information
systems, inventory control) related to the opera-
tion of a company or affiliated corporate group.
ADMINISTRATOR: Unless otherwise specified in
this Title, Administrator shall mean the Adminis-
4-11-010
(Revised 2/15)11 - 2
trator of the Department of Community and Eco-
nomic Development or designee.
ADULT DAY CARE/HEALTH: A program de-
signed to meet the needs of adults with functional
impairments through an individualized plan of
care. It is a structured, comprehensive program
that provides a variety of health, social, and re-
lated support services in a protective setting
during any part of a day for a minimum of four (4)
hours, but less than twenty four (24) hour care.
While beds may be provided for rest periods,
adult day care/health uses are not intended to
function as residential facilities. A number, where
specified, is the maximum number of clients pres-
ent at any one period of time during the program
operation. Adult day care/health programs are
subclassified as follows:
A. Adult Day Care/Health Category I: A maxi-
mum of four (4) clients upon a property containing
a residential use; and a maximum of twelve (12)
clients upon a property in nonresidential use.
B. Adult Day Care/Health Category II: Five (5)
or more clients upon a property containing a resi-
dential use; and thirteen (13) or more clients upon
a property in nonresidential use.
ADULT ENTERTAINMENT BUSINESS:
1. Any enterprise which, for money or any
other form of consideration, features “adult
live entertainment” as defined herein; or
2. Any “adult motion picture theater” as de-
fined herein; or
3. Any adult arcade containing individual
viewing areas or stations or booths, where for
money or any other form of consideration one
or more still or motion picture projectors, slide
projectors, or similar machines, or other im-
age-producing machines are used to show
films, motion pictures, video cassettes, slides
or other photographic reproduction of speci-
fied sexual activities or specified anatomical
areas.
ADULT FAMILY HOME: A state-licensed facility
providing personal care, room and board within a
dwelling unit to more than one person, but not
more than four (4) adults, not related by blood or
marriage to the person(s) providing the service. A
maximum of six (6) adults may be permitted if the
Washington State Department of Social and
Health Services determines the home is of ade-
quate size and the home and provider are capa-
ble of meeting standards and qualifications as
provided for in chapters 70.128 RCW and 388-76
WAC.
ADULT LIVE ENTERTAINMENT: A person ap-
pearing nude or a live performance which is char-
acterized by specified sexual activities as defined
in RMC 4-11-190. This definition includes, but is
not limited to, peep shows.
ADULT MOTION PICTURE THEATER: An en-
closed building used for presenting motion picture
films, video cassettes, cable television, or any
other such visual media for observation by pa-
trons there, distinguished or characterized by an
emphasis on matter depicting, describing or relat-
ing to specified sexual activities or specified ana-
tomical areas.
ADULT RETAIL USE: A retail establishment
which, for money or any other form of consider-
ation, either: (a) has as one of its principal pur-
poses to sell, exchange, rent, loan, trade,
transfer, and/or provide for viewing or use, off the
premises, any adult-oriented merchandise; or (b)
provides, as its substantial stock in trade, for the
sale, exchange, rental, loan, trade, transfer, and/
or provide for viewing or use, off the premises,
any adult-oriented merchandise.
ADULT-ORIENTED MERCHANDISE: Any
goods, products, commodities, or other wares, in-
cluding but not limited to, videos, CD roms,
DVDs, magazines, books, pamphlets, posters,
cards, periodicals or nonclothing novelties, which
depict, describe or simulate specified anatomical
areas or specified sexual activities. This definition
is not intended to include movies rated R by the
Motion Picture Association of America or its suc-
cessor organization.
AFFORDABLE HOUSING: Housing used as a
primary residence for any household whose in-
come is less than eighty percent (80%) of the me-
dian annual income adjusted for household size,
as determined by the Department of Housing and
Urban Development (HUD) for the Seattle Metro-
politan Statistical Area, and who pay no more
than thirty percent (30%) of household income for
housing expenses. Affordable housing used to
satisfy zoning requirements, whether for inclu-
sionary or bonus provisions, must be secured to
remain affordable in perpetuity, as determined by
the City Attorney.
4-11-010
11 - 2.1 (Revised 2/15)
AGGRIEVED PARTY: A person seeking to pro-
tect what must be “arguably within the zone of in-
terests to be protected or regulated by the statute
or constitutional guarantee in question” and must
allege an “injury in fact,” i.e., that he or she will be
(Revised 2/15)11 - 2.2
This page left intentionally blank.
4-11-010
11 - 3 (Revised 3/13)
specifically and perceptibly harmed by the pro-
posed action.
AGRICULTURE: Use of land for growing crops
for sale or consumption, other than for home ag-
riculture. This use includes the accessory uses
for sales, packing, treating, or storing the pro-
duce; provided, that the operation of the acces-
sory use is clearly incidental to the agricultural
activity. This definition includes but is not limited
to produce farms, vineyards, and Christmas tree
farms. This definition excludes nurseries and an-
imal husbandry.
AGRICULTURE, HOME: The accessory use of
land to grow crops at a small or limited scale, for
sale or consumption, when it occurs on the same
site as the residence of the person primarily re-
sponsible for the crops.
AIR GAP: See RMC 4-6-100.
AIRPLANE SALES AND REPAIR: Facilities
where airplanes are displayed for sale and/or
brought for repair services.
AIRPORT COMPATIBLE LAND USE: Uses and
structures within the Airport Influence Area that
must be considered as to compatibility with avia-
tion operations associated with the Renton Mu-
nicipal Airport.
AIRPORT HAZARD: Any structure, tree or use of
land which obstructs the air space required for the
flight of aircraft in landing or taking off at the air-
port or is otherwise hazardous to landing or take-
off of aircraft.
AIRPORT INFLUENCE AREA: The area defined
by the outer perimeter of “Safety Zone Six,” the
Traffic Pattern Zone, on the Airport Influence Area
Map (RMC 4-3-020F).
AIRPORT, MUNICIPAL: The Renton Municipal
Airport, a general aviation facility located in
Renton, Washington.
AIRPORT-RELATED USES: Uses that require
proximity and access to an airport runway.
ALLEY: A vehicular right-of-way not over thirty
feet (30') wide which is not designed for general
travel and primarily used as means of vehicular
and pedestrian access to the rear of abutting
properties.
ANIMAL FOSTER CARE PROVIDER: A home-
owner and/or tenant who cares for an animal or
animals not considered their household pet/pets
or domestic animal/animals on a temporary basis
that is not longer than one hundred twenty (120)
days per animal.
ANIMAL HUSBANDRY: The raising of domestic
animals other than common household pets.
ANIMALS, DOMESTIC: Animals that have been
bred to be tame, are dependent on human inter-
vention for food and shelter, and are kept contin-
ually at the premises of the owner. These animals
are to include: large lot domestic animals, me-
dium lot domestic animals, small lot domestic an-
imals, and other animals as approved by the
Community and Economic Development Admin-
istrator. Bees, peafowl, and roosters are excluded
from this definition.
ANIMALS, DOMESTIC – EXTRA LARGE LOT:
Livestock to include horses, donkeys, cows, lla-
mas and other animals of similar size and charac-
teristics as approved by the Development
Services Division.
ANIMALS, DOMESTIC – LARGE LOT: Animals
that typically require a lot size of at least one acre;
to include goats, pigs, and other animals of similar
size and characteristics as approved by the De-
velopment Services Division.
ANIMALS, DOMESTIC – MEDIUM LOT: Animals
that typically require at least twelve thousand five
hundred (12,500) gross square feet of lot size; to
include miniature goats that are smaller than
twenty-four inches (24'') at the shoulder and/or
not more than one hundred fifty (150) pounds in
weight, sheep and other animals of similar size
and characteristics as approved by the Develop-
ment Services Division.
ANIMALS, DOMESTIC – SMALL LOT: Animals
that typically require at least four thousand five
hundred (4,500) gross square feet of lot size; to
include chickens, ducks, geese, pigeons, and
other animals of similar size and characteristics
as approved by the Development Services Divi-
sion.
APPEAL: A request for a review of any action
pursuant to this Title, or of the interpretation of
any provision of the Title by any City official.
4-11-010
(Revised 3/13)11 - 4
APPELLANT: A person, organization, associa-
tion or other similar group who files a complete
and timely appeal as set forth in Renton Municipal
Code.
APPLICANT: A person who files an application of
permit under this Title and who is either the owner
of the land on which that proposed activity would
be located, a contract vendee, a lessee of the
land, the person who would actually control and
direct the proposed activity, or the authorized
agent of such a person.
APPROVED: See RMC 4-6-100.
AQUACULTURE: The culture of farming of
aquatic animals and plants.
AQUIFER: A geological unit of porous and per-
meable rock, sand or gravel capable of yielding
usable amounts of water.
AQUIFER PROTECTION AREA (APA): Shall be
the portion of an aquifer within the zone of capture
and recharge area for a well or well field owned or
operated by the City, as defined in RMC
4-3-050B, Applicability – Critical Areas Designa-
tions/Mapping, and depicted in RMC 4-3-050Q1,
Maps, Aquifer Protection.
AQUIFER PROTECTION AREA PERMIT: An au-
thorization by the Department for a person to
store, handle, treat, use or produce a hazardous
material within an APA. The two (2) types of per-
mits that will be issued pursuant to RMC 4-9-015,
Aquifer Protection Areas Permits, and RMC
4-3-050, Critical Areas Regulations, are an oper-
ating permit and a closure permit.
ARTERIAL: A street classified as a principal arte-
rial on the City’s Arterial Street Plan.
ARTERIAL PASS-THROUGH TRAFFIC: Traffic
that has neither an origin nor destination in an af-
fected area which is diverted from an arterial road.
ARTERIAL STREET: See STREET, ARTERIAL.
ARTICULATION: The giving of emphasis to ar-
chitectural elements (like windows, balconies, en-
tries, etc.) that create a complementary pattern or
rhythm dividing large buildings into smaller identi-
fiable pieces.
ARTIFICIAL CHANNEL: A stream channel that
is entirely manmade but does not include relo-
cated natural channels.
ARTS AND CRAFTS SCHOOLS/STUDIOS: See
SCHOOLS/STUDIOS, ARTS AND CRAFTS.
ASSEMBLY AND PACKAGING OPERATIONS:
A facility where pre-manufactured components
are assembled to construct a product. Products
may be packaged and moved off-site for whole-
sale or retail sale. This use includes but is not lim-
ited to assembly and packaging of computer,
electronics, office equipment, chemicals and al-
lied products, fabricated metal products, and
other products.
ASSISTED LIVING: A facility containing two (2)
or more dwelling units where residents live in pri-
vate units and receive assistance with limited as-
pects of personal care, such as taking
medication, bathing, or dressing. Staff is on duty
twenty four (24) hours per day to ensure the wel-
fare and safety of residents. Dwelling units in-
clude a full kitchen (sink, oven or range, and
refrigerator) or a kitchenette, a bathroom, a living
area, and may include a call system. On the pre-
mises, facilities include: a professional kitchen,
common dining room, recreation area(s), activity
room, and a laundry area. Meals may be provided
multiple times daily in a common dining area. This
definition does not include: convalescent centers,
congregate residences, boarding and lodging
houses, adult family homes, and group homes I
and II.
AUTOMOBILE: See VEHICLE.
AUXILIARY WATER SUPPLY: See RMC 4-6-100.
AVERAGE DAILY TRAFFIC (ADT): The average
number of motor vehicles crossing in one direc-
tion per working day for any continuous thirty (30)
day period.
AVERAGE HORIZONTAL ILLUMINATION: The
quantity of light measured at the pavement sur-
face and averaged over the traveled lanes ex-
pressed in foot-candles.
AVIATION-RELATED USES: Uses that offer
aeronautical services to the public or provide sup-
port services to airport-related uses.
AWNING: A shelter, typically for a pedestrian
walkway, that projects from and is supported by
4-11-020
11 - 5 (Revised 2/15)
the exterior wall of a building. Awnings have non-
combustible frames, but may have combustible
coverings. Awnings may be fixed, retractable,
folding or collapsible. Any structure which ex-
tends above any adjacent parapet or roof of a
supporting building is not included within the defi-
nition of awning.
(Ord. 3891, 2-25-1985; Ord. 3981, 4-7-1986; Ord.
4346, 3-9-1992; Ord. 4367, 9-14-1992; Ord.
4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4636,
9-23-1996; Ord. 4651, 1-27-1997; Ord. 4680,
9-22-1997; Ord. 4716, 4-13-1998; Ord. 4720,
5-4-1998; Ord. 4821, 12-20-1999; Ord. 4827,
1-24-2000; Ord. 4828, 1-24-2000; Ord. 4851,
8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100,
11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137,
4-25-2005; Ord. 5153, 9-26-2005; Ord. 5201,
4-17-2006; Ord. 5286, 5-14-2007; Ord. 5356,
2-25-2008; Ord. 5387, 6-9-2008; Ord. 5450,
3-2-2009; Ord. 5470, 7-13-2009; Ord. 5473,
7-13-2009; Ord. 5520, 12-14-2009; Ord. 5603,
6-6-2011; Ord. 5633, 10-24-2011; Ord. 5640,
12-12-2011; Ord. 5675, 12-3-2012; Ord. 5676,
12-3-2012; Ord. 5726, 10-20-2014)
4-11-020 DEFINITIONS B:
BACKFLOW: See RMC 4-6-100.
BACKFLOW PREVENTER: See RMC 4-6-100.
BACKGROUND AREA: The entire face of a sign
upon which text and/or graphics could be placed.
BACKSIPHONAGE: See RMC 4-6-100.
BASE FLOOD: A flood having a one percent
(1%) chance of being equaled or exceeded in any
given year. Also referred to as the “one hundred
(100) year flood.” Designation on flood maps al-
ways includes the letters A or V.
BASEMENT: Any floor level below the first story
in a building, except that a floor level in a building
having only one floor level shall be classified as a
basement unless such floor level qualifies as a
first story as defined herein.
BASEMENT: (This definition for RMC 4-3-050,
flood hazard regulations, use only.) Any area of
the building having its floor subgrade (below
ground level) on all sides.
BED AND BREAKFAST HOUSE, ACCES-
SORY: Overnight accommodations and a morn-
ing meal in a dwelling unit with less than four (4)
guest rooms provided to transients for compensa-
tion. Accessory bed and breakfast houses are
proprietor-occupied, or the proprietor lives on a
contiguous property, and morning meals are pro-
vided to the house residents and the overnight
guests only. This definition does not include con-
gregate residences, professional bed and break-
fast houses, hotels, or motels.
BED AND BREAKFAST HOUSE, PROFES-
SIONAL: Overnight accommodations and a
morning meal in a dwelling unit with four (4) to ten
(10) guest rooms provided to transients for com-
pensation. Professional bed and breakfast
houses are proprietor-occupied, or the proprietor
lives on a contiguous property, and morning
meals are provided to the house residents and
the overnight guests only. This definition does not
include congregate residences, accessory bed
and breakfast houses, hotels, or motels.
BEDROCK: In-place subsurface material con-
sisting of solid rock.
BEEKEEPING: The management and mainte-
nance of colonies of honeybees.
BEST MANAGEMENT PRACTICES, WET-
LANDS: Conservation practices or systems of
practices and management measures that:
1. Control soil loss and reduce water quality
degradation caused by nutrients, animal
waste, toxins and sediment;
2. Minimize adverse impacts to surface wa-
ter and groundwater flow, circulation pat-
terns, and to the chemical, physical and
biological characteristics of wetlands; and
3. Includes allowing proper use and storage
of fertilizers/pesticides.
BIG-BOX RETAIL: See RETAIL, BIG-BOX.
BINDING SITE PLAN: A drawing as authorized
by chapter 58.17 RCW and provided for in RMC
4-7-230 which:
1. Identifies and shows the areas and loca-
tions of all streets, roads, improvements, util-
ities, open spaces, and any other matters
4-11-020
(Revised 2/15)11 - 6
specified by RMC 4-8-120C, Submittal Re-
quirements; and
2. Contains inscriptions or attachments set-
ting forth such appropriate limitations and
conditions for the use of the land as are es-
tablished by the City; and
3. Contains provisions requiring site devel-
opment to be in conformity with the approved
binding site plan.
BLOCK: A block consists of two (2) facing block
fronts bounded on two (2) sides by alleys or rear
property lines and on two (2) sides by the center-
line of platted streets, with no other intersecting
streets intervening.
BLOCK FRONT: A block front is the frontage of
property along one side of a street bound on three
(3) sides by the centerline of platted streets and on
the fourth side by an alley or rear property lines.
BMPs: Best management practices, see supra,
and RMC 4-6-100.
BOARDING HOUSE: See CONGREGATE RES-
IDENCE.
BOAT LAUNCHING RAMP: A facility with an in-
clined surface extending into the water which al-
lows launching of boats directly into the water
from trailers.
BODY SHOP: An establishment which conducts
any of the following operations:
1. Collision repair services, including body,
frame or fender straightening, repair, or re-
placement; and/or
2. Overall painting of vehicles or painting of
vehicles in a paint shop, but excluding minor
painting with an airbrush or roller brush uti-
lized in customizing or detailing operations;
and/or
3. Welding, molding, and similar operations
conducted on vehicles.
BREAKWATER: A protective structure, usually
built off-shore for the purpose of protecting the
shoreline or harbor area from wave action.
BUFFER, CRITICAL AREA: A naturally vege-
tated and undisturbed, enhanced, or revegetated
area that surrounds and protects a critical area
from adverse impacts to its functions and values,
and/or which protects developed areas from po-
tentially hazardous conditions.
BUFFER, LANDSCAPE: Landscaped area used
to physically separate or screen one use or prop-
erty from another so as to visually shield or block
views, noise, lights, or other potential nuisances.
BUFFER, SHORELINES: A strip of land that is
designated to permanently remain vegetated in
an undisturbed and natural condition to protect an
adjacent aquatic, riparian, or wetland site from
upland impacts, to provide habitat for wildlife and
to afford limited public access. Uses and activities
within the buffer are extremely limited.
BUILDABLE AREA: The portion of a lot or site,
exclusive of required yard areas, setbacks, land-
scaping or open space within which a structure
may be built.
BUILDING: As defined by the International Build-
ing Code.
4-11-020
11 - 7 (Revised 3/13)
BUILDING: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) Any structure having a roof intended to be
used for the shelter or enclosure of persons,
plants, animals or property.
BUILDING CODE: The International Building
Code, promulgated by the International Confer-
ence of Building Officials, as adopted by this juris-
diction.
BUILDING COMPLEX, MULTIPLE: A group of
structures housing more than one type of retail
business, office or commercial venture and gen-
erally under one ownership and control.
BUILDING DRAIN: See RMC 4-6-100.
BUILDING FACADE: That portion of any exterior
elevation of a building extending from the grade
to the top of the parapet wall or eaves, and the en-
tire width of the building elevation.
BUILDING FOOTPRINT: The area of a lot or site
included within the surrounding exterior walls of a
building or portion of a building, exclusive of
courtyards. In the absence of surrounding exte-
rior walls, the building footprint shall be the area
under the horizontal projection of the roof.
BUILDING HEIGHT: The vertical distance from
grade plane to the average height of the highest
roof surface.
BUILDING, MULTI-OCCUPANCY: A single struc-
ture housing more than one type of retail busi-
ness, office or commercial venture and generally
under one ownership and control.
BUILDING OFFICIAL: The officer or other per-
son charged with the administration and enforce-
ment of the IBC and the building-related
provisions of this Title, or his duly authorized dep-
uty.
BUILDING, SINGLE OCCUPANCY: A building
occupied by a single tenant. A building is consid-
ered to be “single occupancy” if:
1. It has only one occupant; and
2. It has no wall in common with another
building; and
3. It has no part of its roof in common with
another building.
BULK STORAGE: See STORAGE, BULK.
BULKHEAD: A vertical wall constructed of rock,
concrete, timber, sheet steel, gabions, or patent
system materials. Rock bulkheads are often
termed “vertical rock walls.” Seawalls are similar
to bulkheads, but more robustly constructed.
BUOY: A floating object anchored in a lake, river,
etc., to warn of rocks, shoals, etc., or used for
boat moorage.
4-11-030
(Revised 3/13)11 - 8
BUSINESS FACADE: That portion of an exterior
building wall owned or leased by a business.
(Ord. 3719, 4-11-1983; Ord. 4071, 6-1-1987; Ord.
4346, 3-9-1992; Ord. 4651, 1-27-1997; Ord.
4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord.
4720, 5-4-1998; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Ord. 4954, 2-11-2002; Amd. Ord.
4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord.
5137, 4-25-2005; Ord. 5153, 9-26-2005; Ord.
5355, 2-25-2008; Ord. 5450, 3-2-2009; Ord.
5474, 7-13-2009; Ord. 5478, 8-3-2009; Ord.
5576, 11-15-2010; Ord. 5633, 10-24-2011; Ord.
5640, 12-12-2011; Ord. 5676, 12-3-2012)
4-11-030 DEFINITIONS C:
CALIPER: The diameter of any tree trunk as mea-
sured at a height of four and one-half feet (4-1/2')
above the ground on the upslope side of the tree.
CANOPY, BUILDING: A rigid multi-sided struc-
ture covered with fabric, metal or other material
and supported by a building at one or more points
or extremities and by columns or posts embedded
in the ground at other points or extremities. Any
structure which extends above any adjacent par-
apet or roof of supporting building is not included
within the definition of building canopy.
CAR: See VEHICLE.
CAR WASH: A structure with machine-operated
or hand-operated facilities used principally for the
cleaning, washing, polishing, or waxing of motor
vehicles.
CARD ROOM: A use governed pursuant to the
provisions of chapter 9.46 RCW, 1973 Gaming
Act, and licensed by the Washington State Gam-
bling Commission that is ancillary to a permitted
use where food and beverages are served on the
premises and whose purpose is to serve as a
commercial stimulant to the principal activities as-
sociated with the primary use.
CARETAKER’S RESIDENCE: A dwelling unit lo-
cated on the site of a nonresidential use and oc-
cupied only by a caretaker or guard employed on
the premises, and consisting of only one resi-
dence per permitted establishment.
CARPOOL: A group of people traveling to the
same or relatively nearby locations in the same
vehicle.
CARPORT: A roofed structure, enclosed on less
than three sides, without interior parking aisles,
for the purpose of storing motor vehicles.
CEMETERY: Property used for interring of the
dead. This definition includes accessory build-
ings, crematories, and mausoleums.
CENTER, EMPLOYMENT: An area of higher in-
tensity uses that typically employ thousands of
people that is contained by a boundary to prevent
it from encroaching on adjacent areas and/or
neighborhoods.
CERTIFIED: A facility and staff qualified and able
to provide certain tests and measurements relat-
ing to specific tasks and based upon established
standards.
CIRCULATION: The movement of passengers or
goods to, from, over, or along a transportation
corridor.
CITY COUNCIL: The City Council of the City of
Renton, Washington.
CITY GOVERNMENT OFFICES: Offices for City
administration and or provision of services to the
public. This definition includes but is not limited to
City Hall.
CIVIL ENGINEER: A professional engineer regis-
tered in the State to practice in the field of civil
works.
4-11-030
11 - 9 (Revised 2/15)
CLEAR VISION AREA: The area bounded by the
street property lines of corner lots and a line join-
ing points along said street lines twenty feet (20')
from their point of intersection.
CLOSED RECORD APPEAL: An administrative
appeal on the record to a local government body
or officer including the legislative body, following
an open record hearing on a project permit appli-
cation when the appeal is on the record with no or
limited new evidence or information allowed to be
submitted and only appeal argument allowed.
CLOSURE OF UNDERGROUND STORAGE
FACILITIES: See RMC 4-5-120G.
CLUSTER DEVELOPMENT: A residential subdi-
vision comprised of a grouping of single family
dwellings on small lots designed to include signif-
icant open space or preserve significant natural
features, which are commonly held by the resi-
dents, in exchange for modifications to certain de-
velopment standards (e.g., lot dimensions,
setbacks, and building standards).
COLLECTION POINT: In multiple family resi-
dences, commercial, industrial and other nonres-
idential developments, the exterior location
designation for garbage and recyclables collec-
tion by the City’s contractor or other authorized
haulers.
COLLECTOR STREET: See STREET, COLLEC-
TOR.
COMBINED PUBLIC DETENTION: A stormwa-
ter detention system designed to accommodate
runoff from both public streets and private prop-
erty.
COMBINED SEWER: See RMC 4-6-100.
COMMERCIAL LAUNDRIES: A facility where
clothing or other fabrics are washed, dried, or dry
cleaned for other businesses or institutions. This
definition does not include laundromats.
COMMERCIAL USE: A type of land use that in-
cludes commercial office activities, services and/
or retail sales.
COMMON SPACE AREA (COMMON AREA,
COMMON OPEN SPACE, COMMON SPACE):
Land that is designed and intended for common
use or enjoyment and may include such struc-
tures and improvements as are necessary and
appropriate.
COMMUNICATION BROADCAST AND RELAY
TOWERS: Establishments that provide point-to-
point communication services, whether by wire or
radio, including radio and television broadcasting
stations and the exchange or recording of mes-
sages. This definition excludes all terms related
to wireless communication facilities.
COMMUNITY ACCESS: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) A means of physical approach to and/
or along the shoreline available to the residents,
tenants, customers, patrons, guests, and/or other
authorized users of a development. Community
access may also include space set aside for out-
door recreation including: picnic areas, view
points, water craft launch facilities, and may also
include other similar features.
COMMUNITY AND ECONOMIC DEVELOP-
MENT ADMINISTRATOR: The Administrator of
the Department of Community and Economic De-
velopment or designee.
COMPACTION: The densification of an earthen
fill by mechanical means.
COMPENSATION PROJECT: Actions necessary
to replace project-induced wetland and wetland
buffer losses, including land acquisition, planning,
4-11-030
(Revised 2/15)11 - 10
construction plans, installation, monitoring and
contingency actions.
COMPENSATORY MITIGATION: Replacing
project-induced wetland losses or impacts, in-
cluding, but not limited to wetlands restoration
and creation, and wetland enhancement in con-
junction with wetlands restoration or creation.
COMPLETE APPLICATION: Unless waived by
the Community and Economic Development Ad-
ministrator, the requirements for a full complete
land use, building, or public works permit applica-
tion shall consist of the information listed in RMC
4-8-120A, B and C, any site-specific information
identified in a pre-application meeting summary,
and any required application fee pursuant to the
City of Renton Fee Schedule.
COMPREHENSIVE PLAN: The plans, maps and
reports that comprise the official development
plan and twenty (20) year “vision” for the future
physical design and character of the City as ad-
opted by the City Council in accordance with
chapter 35.63 RCW.
CONCEPTUAL PLAN: A development tool de-
signed to provide a comprehensive overview of
proposed uses, site layout, infrastructure con-
cepts, phasing and amenities. A conceptual plan
approval establishes conditions with which all
concurrent and subsequent land use approvals
within its geographic area must comply, unless
the conceptual plan itself is amended. It also pro-
vides long-term guidance for a larger area than
either master plan or detailed site plan review was
intended for, so that continuity of the overall de-
velopment is maintained.
CONDITIONAL USE, SHORELINE: (This defini-
tion for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) A use, development, or
substantial development which is classified as a
conditional use or is not classified within the ap-
plicable Master Program.
CONDOMINIUM: Real property, portions of
which are designated for separate ownership and
the remainder of which is designated for common
ownership solely by the owners of those portions.
Real property is not a condominium unless the
undivided interests in the common elements are
vested in the unit owners, and unless a declara-
tion and a survey map and plans have been re-
corded pursuant to chapter 64.32 RCW.
CONDOMINIUM CONVERSIONS: The filing of a
declaration pursuant to the Horizontal Property
Regimes Act, of the sale by a developer of condo-
minium units that were previously rental units.
CONFERENCE CENTERS: Facilities where
large gatherings of people converge to meet on a
variety of subjects. These facilities are character-
ized by one large space where exhibits are set up
and numerous adjoining meeting rooms. This
definition excludes sports arenas, auditoriums,
and exhibition halls.
CONGREGATE RESIDENCE: Any building or
portion thereof that contains facilities for living,
sleeping and sanitation and may include facilities
for eating and cooking for occupancy for other
than a family. A congregate residence may in-
clude a boarding house, but does not include a
group home I or II, convalescent center, jail, hotel,
motel or secure community transition facility.
(Amd. Ord. 4982, 9-23-2002)
CONSERVANCY: A Shoreline Master Program
land use designation identifying an area to be
managed in essentially its natural state while pro-
viding for a moderate to low intensity of land uses
surrounding the area.
CONSTRUCTION ACTIVITIES: Construction
and all activities associated with construction, to
include, but not be limited to, construction, re-
modeling, repair, and maintenance of structures,
equipment, roads, and utilities; mining; grading;
landfilling; and excavating. Construction activities
may be regulated by permits issued by the City in-
cluding, but not limited to, public works construc-
tion permits, building permits, and mining,
excavation, and grading permits and licenses.
CONSTRUCTION/CONTRACTOR’S OFFICE:
An area where a construction contractor main-
tains its office, as well as storage for equipment
and materials, for the construction and landscap-
ing trades.
CONSTRUCTION WASTE: Solid waste resulting
from the building or renovation of buildings, roads
and other human-made structures. Construction
waste includes, but is not limited to, materials
such as plasterboard, cement, dirt, wood, and
brush.
CONTAINMENT DEVICE: A device that is de-
signed to contain an unauthorized release, retain
4-11-030
11 - 11 (Revised 2/15)
it for cleanup and prevent released materials from
penetrating into the ground.
CONTAMINANT: See RMC 4-6-100.
CONTIGUOUS PROPERTIES: Properties shar-
ing a property line.
CONTINUOUS MONITORING: See RMC
4-5-120G.
CONVALESCENT CENTER: A facility licensed
by the State for patients who are recovering
health and strength after illness or injury, or re-
ceiving long-term care for chronic conditions, dis-
abilities, or terminal illnesses. Facilities provide
twenty-four (24) hour supervised nursing care
and feature extended treatment that is adminis-
tered by a skilled nursing staff. Typically, resi-
dents do not live in individual units and the
facilities provide personal care, room, board,
laundry service, and organized activities. This
definition does not include adult family homes,
assisted living, group homes II, medical institu-
tions, and/or secure community transition facili-
ties.
CONVERTED BUILDING: Any condominium or
cooperative which formerly contained rental
dwelling units.
COOPERATIVE: Any existing structure, including
surrounding land and improvements, which con-
tains one or more dwelling units and which: (a) is
owned by an association organized pursuant to
the Cooperative Association Act (chapter 23.86
RCW); or (b) is owned by an association with res-
ident shareholders who are granted renewable
leasehold interests in housing units in the building.
COOPERATIVE UNIT: Any dwelling unit in a co-
operative.
COPY: The graphic content of a sign surface in
either permanent or removable letter, picto-
graphic, symbolic, or alphabetic form.
CORNER LOT: See LOT TYPES; Lot, Corner.
CORRIDOR: A strip of land forming a passage-
way between two (2) otherwise separate parts.
COUNTY AUDITOR: As defined in chapter 36.22
RCW or the office of the person assigned such
duties under the King County Charter.
CRITICAL AREAS: Wetlands, aquifer protection
areas, fish and wildlife habitat, frequently flooded
and geologically hazardous areas as defined by
the Growth Management Act and RMC 4-3-050,
Critical Area Regulations.
CRITICAL FACILITY: A facility for which even a
slight chance of flooding, high geologic hazard, or
inundation in the areas of flood hazard or volcanic
hazard might be too great. Critical facilities in-
clude, but are not limited to, schools, nursing
homes, hospitals, police, fire and emergency re-
sponse installations, and facilities that produce,
use or store hazardous materials or hazardous
waste.
CRITICAL HABITAT or CRITICAL WILDLIFE
HABITAT: Habitat areas associated with threat-
ened, endangered, sensitive, monitored, or prior-
ity species of plants or wildlife and which, if
altered, could reduce the likelihood that the spe-
cies would maintain and reproduce over the long
term. See also RMC 4-3-050K.
CROSS CONNECTION: See RMC 4-6-100.
CUL-DE-SAC: A vehicular turn-around at the end
of a dead end street.
CULTURAL FACILITIES: Facilities which offer
passive entertainment and enjoyment activities to
the general public. This definition includes, but is
not limited to, museums and libraries. This defini-
tion excludes adult entertainment businesses,
dance halls; dance clubs; religious institutions;
and gaming/gambling facilities.
CURB: A vertical curb and gutter section con-
structed from concrete.
(Ord. 2820, 1-14-1974; Ord. 4056, 4-13-1987;
Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord.
4426, 11-8-1993; Ord. 4521, 6-5-1995; Ord.
4522, 6-5-1995; Ord. 4587, 3-18-1996; Ord.
4649, 1-6-1997; Ord. 4691, 12-1-1997; Ord.
4715, 4-6-1998; Ord. 4716, 4-13-1998; Ord.
4720, 5-4-1998; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Ord. 4854, 8-14-2000; Amd. Ord.
4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord.
5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord.
5125, 2-28-2005; Ord. 5137, 4-25-2005; Ord.
5387, 6-9-2008; Ord. 5633, 10-24-2011; Ord.
5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord.
5749, 1-12-2015)
4-11-040
(Revised 2/15)11 - 12
4-11-040 DEFINITIONS D:
DANCE CLUB: Any facility, restricted to adults
over twenty one (21) years of age, at which danc-
ing occurs, as a primary form of entertainment.
This definition excludes adult entertainment busi-
nesses, entertainment clubs, and gaming/gam-
bling facilities, dance halls and other establish-
ments conducting public dances as defined in
RMC 5-13-1.
DANCE HALL: Any place where a public dance,
as defined in RMC 5-13-1, is conducted without
restriction on age, or restricted to minors only.
Dance halls are further regulated under RMC Title
5 and require a license to operate. This definition
excludes adult entertainment businesses, dance
clubs, entertainment clubs, and gaming/gambling
facilities.
DANGEROUS BUILDING: As defined by the
“Uniform Code for the Abatement of Dangerous
Buildings.”
DAY CARE CENTER: A day care operation li-
censed by the State of Washington (WAC
388-73-014), for thirteen (13) or more children in
any twenty four (24) hour period, or any number
of children in a nonresidential structure. This defi-
nition does not include adult day care/health.
DAY CARE, FAMILY, HOME: A day care opera-
tion licensed by the State of Washington (WAC
388-73-014), caring for twelve (12) or fewer chil-
dren in any twenty four (24) hour period within the
caregiver’s place of residence.
DAYLIGHTING: Restoration of a culverted or bur-
ied watercourse to a surface watercourse.
DEDICATION: A deliberate appropriation of land
by its owner for any general and public uses, re-
serving to himself/herself no other rights than
such as are compatible with the full exercises and
enjoyment of the public uses to which the prop-
erty has been devoted.
DEED OF DEDICATION: A formal dedication of
right-of-way or easement to the City, to be ap-
proved by City Council, the Hearing Examiner,
the Public Works Administrator or designee, or
the Community and Economic Development Ad-
ministrator or designee.
DEMOLITION WASTE: Solid waste resulting
from the demolition or razing of buildings, roads
and other human-made structures. Demolition
waste includes, but is not limited to, concrete,
brick, bituminous concrete, wood and masonry,
composition roofing and roofing paper, steel, and
minor amounts of other metals like copper.
DENSITY, GROSS: A measure of population,
housing units, or building area related to land
area, and expressed as a ratio, i.e., one dwelling
unit per acre, or one thousand (1,000) people per
square mile.
DENSITY, NET: A calculation of the number of
housing units and/or lots that would be allowed on
a property after critical areas, i.e., very high land-
slide hazard areas, protected slopes (except
evaluate on a case-by-case basis those protected
slopes created by previous development), wet-
lands, Class 1 to 4 streams and lakes, or flood-
ways, and public rights-of-way and legally
recorded private access easements are sub-
tracted from the gross area (gross acres minus
streets and critical areas multiplied by allowable
housing units per acre). Developments meeting
the definition of a shopping center are not re-
quired to deduct areas within access easements
from the gross site area for the purpose of calcu-
lating net density. Required critical area buffers,
streams that have been daylighted including re-
stored riparian and aquatic areas, public and pri-
vate alleys, and trails, shall not be subtracted
from gross acres for the purpose of net density
calculations. All fractions which result from net
density calculations shall be truncated at two (2)
numbers past the decimal (e.g., 4.5678 becomes
4.56). Calculations for minimum or maximum
density which result in a fraction that is 0.50 or
greater shall be rounded up to the nearest whole
number. Those density calculations resulting in a
fraction that is less than 0.50 shall be rounded
down to the nearest whole number.
4-11-040
11 - 12.1 (Revised 2/15)
DEPARTMENT: The Planning/Building/Public
Works Department of the City of Renton.
DEPARTMENT ADMINISTRATOR: See ADMIN-
ISTRATOR.
(Revised 2/15)11 - 12.2
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4-11-040
11 - 13 (Revised 3/13)
DESIGNATED ZONE FACILITY: Any hazardous
waste treatment and storage facility that requires
an interim or final status permit under rules
adopted under chapter 70.105 RCW and that is
not a “preempted facility” as defined in RCW
70.105.010.
DETENTION/RETENTION FACILITIES: Facili-
ties designed either to hold runoff for a short pe-
riod of time and then release it to the point of
discharge at a controlled rate or to hold water for
a considerable length of time during which the
volume is reduced through evaporation, evapo-
transpiration by plants, or infiltration into the
ground.
DETERMINATION OF NONSIGNIFICANCE
(DNS): The written decision by the responsible
official of the lead agency that a proposal is not
likely to have a significant adverse environmental
impact, and therefore an EIS is not required
(WAC 197-11-310 and 197-11-340). The DNS
form is in WAC 197-11-970.
DETERMINATION OF NONSIGNIFICANCE,
MITIGATED (MDNS): A DNS that includes miti-
gation measures and is issued as a result of the
process specified in WAC 197-11-350.
DETERMINATION OF SIGNIFICANCE (DS): The
written decision by the responsible official of the
lead agency that a proposal is likely to have a sig-
nificant adverse environmental impact, and there-
fore an EIS is required (WAC 197-11-310 and
197-11-360). The DS form is in WAC 197-11-980
and must be used substantially in that form.
DEVELOPABLE AREA: Land area outside of
critical areas, critical area buffers, and public
rights-of-way that is otherwise developable.
DEVELOPMENT: The division of a parcel of land
into two (2) or more parcels; the construction, re-
construction, conversion, structural alteration, re-
location or enlargement of any structure; any
mining, excavation, landfill or land disturbance
and any use or extension of the use of land.
DEVELOPMENT: (This definition for RMC
4-3-050, flood hazard regulations, use only.) Any
manmade change to improved or unimproved
real estate, including but not limited to buildings or
other structures, mining, dredging, filling, grading,
paving, excavation or drilling operations or stor-
age of equipment or materials located within the
area of special flood hazard.
DEVELOPMENT: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) A use consisting of the construction of
exterior alteration of structures; dredging; drilling;
dumping; filling; removal of any sand, gravel or
minerals; bulkheading; driving of piling; placing of
obstructions; or any other projects of a permanent
or temporary nature which interferes with the nor-
mal public use of the surface of the waters over-
lying lands subject to the Act at any state of water
level.
DEVELOPMENT AGREEMENT: A recorded
contract entered into by the city and an applicant
setting forth development standards and other
provisions governing and vesting a development
or use for a duration of time specified in the con-
tract. May be used to obligate an applicant to fund
or provide services, infrastructure, or other facili-
ties.
DEVELOPMENT PERMIT: Written permission af-
ter appropriate review for type of application from
the appropriate decision-maker authorizing the
division of a parcel of land, the construction, re-
construction, conversion, structural alteration, re-
location or enlargement of any structure, utility, or
any use or extension of the use of the land.
DEVELOPMENT REGULATIONS (for vesting
purposes): The following controls placed on de-
velopment or land use activities by the City, in-
cluding but not limited to: Comprehensive Plan
Policies, zoning regulations, subdivision regula-
tions, shoreline management regulations, road
design standards, site development regulations,
sign regulations, critical areas regulations, and all
regulations and land use controls that must be
satisfied as a prerequisite to obtaining approval of
an application for development. For the purposes
of this definition, construction and utility regula-
tions such as stormwater standards and erosion/
sediment control requirements contained in RMC
Title IV, Development Regulations, building stan-
dards, fire standards, sewer utility standards, and
Health Department standards are not considered
development regulations or land use controls.
RMC Title IV processes and procedures are not
considered development regulations or land use
controls.
DEVELOPMENT SERVICES DIRECTOR: The
Director of the Development Services Division of
the Department of Community and Economic De-
velopment or designee.
4-11-040
(Revised 3/13)11 - 14
DISPLAY SURFACE: The area made available
by the sign structure for the purpose of displaying
the advertising message.
DISPLAY WINDOW: A window in a building fa-
cade intended for nonpermanent display of goods
and merchandise.
DIVERSION FACILITY: A facility which provides
community crisis services, whereby individuals
are diverted from jails, hospitals or other treat-
ment options due to mental illness or chemical
dependency.
DIVERSION INTERIM SERVICE FACILITY: A fa-
cility which provides interim or respite services,
such as temporary shelter, medical/mental health
treatment, case management or other support
options such as transportation arrangements for
patients referred to such a facility from a diversion
facility.
DOCK: A fixed or floating platform extending from
the shore over the water.
DOUBLE CHECK VALVE ASSEMBLY: See
RMC 4-6-100.
DOUBLE-WALLED: See RMC 4-5-120G.
DOWNTOWN PEDESTRIAN DISTRICT: See
Map Exhibit in RMC 4-2-080D. Those uses, build-
ings and walkways along either side of South
Third Street between Burnett Avenue South and
Main Avenue South, and along either side of
Wells Avenue South between South Second
Street and Houser Way South.
DRAINAGE AREA: The total area whose drain-
age water flows to and across the subject property.
DREDGING: The removal of earth from the bot-
tom or banks of a body of water.
DRIP LINE: A tree’s drip line shall be described
by a line projected to the ground from the outer
edge of the tree canopy delineating the outermost
extent of foliage in all directions and coinciding
with the area of the root mass.
DRIVE-IN/DRIVE-THROUGH RETAIL OR SER-
VICE: A business or a portion of a business
where a customer is permitted or encouraged, ei-
ther by the design of physical facilities or by ser-
vice and/or packaging procedures, to carry on
business in the off-street parking or paved area
accessory to the business, while seated in a mo-
tor vehicle. In some instances, customers may
need to get out of the vehicle to obtain the product
or service. This definition shall include but not be
limited to drive-in services at fast-food restau-
rants, espresso stands, and banks and pharma-
cies. This definition excludes vehicle service and
repair, vehicle fueling stations, and car washes.
DROP-OFF ZONE: A sidewalk area abutting a
street intended for passengers to enter or exit ve-
hicles that are temporarily parked for that purpose.
DWELLING, ATTACHED: A dwelling unit con-
nected to one or more dwellings by common roofs,
walls, or floors or a dwelling unit or units attached
to garages or other nonresidential uses. This def-
inition does not include assisted living, boarding
and lodging houses, accessory dwelling units,
adult family homes, group home I or group home
II as defined herein. Attached dwellings include
the following types:
A. Flat: A residential building containing two (2)
or more dwelling units which are attached at one
or more common roofs, walls, or floors. Typically,
the unit’s habitable area is provided on a single
level. Unit entrances may or may not be provided
from a common corridor.
B. Townhouse: A one-family, ground-related
dwelling attached to one or more such units in
which each unit has its own exterior, ground-level
access to the outside, no unit is located over an-
other unit, and each unit is separated from any
other unit by one or more vertical common walls.
Townhouse units may be multi-story.
C. Carriage House: One or more dwelling units
attached to a garage. The garage attached to the
carriage house typically contains vehicles and/or
storage for people living in another building as well
as occupants of the carriage house.
D. Penthouse: A single dwelling unit located at
or near the top of a building containing other, non-
residential uses.
E. Garden Style Apartment: A dwelling unit
that is one of several stacked vertically, with exte-
rior stairways and/or exterior corridors and surface
parking. Parking is not structured and may include
detached carports or garages. Buildings and
building entries are oriented toward internal drive
aisles and/or parking lots and not street frontage.
There is typically no formal building entry area
4-11-050
11 - 15 (Revised 2/15)
connected to a public sidewalk and a public street.
Site planning may incorporate structures devel-
oped at low landscaped setbacks.
DWELLING, DETACHED: A building containing
one dwelling unit which is not attached to any other
dwelling by any means except fences, has a per-
manent foundation, and is surrounded by open
space or yards. Also called a single family dwell-
ing. This definition does not include accessory
dwelling units.
DWELLING UNIT: A structure or portion of a
structure designed, occupied or intended for oc-
cupancy as separate living quarters with cooking,
sleeping and sanitary facilities provided for the
exclusive use of a single household.
DWELLING UNIT, ACCESSORY: An indepen-
dent subordinate dwelling unit that is located on
the same lot, but not within a single family dwell-
ing. This may include units over detached ga-
rages.
DWELLING UNIT, ATTACHED: A building con-
taining more than one dwelling unit. This defini-
tion includes attached dwellings and assisted
living. This definition does not include boarding
and lodging houses, accessory dwelling units,
adult family homes, group home I, or group home
II.
(Ord. 2520, 11-17-1969; Ord. 2698, 3-6-1972;
Ord. 3891, 2-25-1985; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord.
4466, 8-22-1994; Ord. 4521, 6-5-1995; Ord.
4522, 6-5-1995; Ord. 4637, 9-14-1992; Ord.
4671, 7-21-1997; Ord. 4716, 4-13-1998; Ord.
4773, 3-22-1999; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord.
5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord.
5192, 1-23-2006; Ord. 5286, 5-14-2007; Ord.
5387, 6-9-2008; Ord. 5392, 6-23-2008; Ord.
5473, 7-13-2009; Ord. 5474, 7-13-2009; Ord.
5520, 12-14-2009; Ord. 5577, 11-15-2010; Ord.
5607, 6-6-2011; Ord. 5648, 12-12-2011; Ord.
5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord.
5676, 12-3-2012; Ord. 5749, 1-12-2015)
4-11-050 DEFINITIONS E:
EARLY NOTICE: See RMC 4-9-070R.
EARTH MATERIAL: Any rock, natural soil or fill
and/or any combination thereof.
EASEMENT: A grant by the property owner for
the use or protection of a piece of land by the pub-
lic, corporation, or persons for specific purposes.
A. Easement, Access: An easement created
for the purpose of providing vehicular or pedes-
trian access to a property.
B. Easement, Conservation: An easement
held by the City, a public or nonprofit entity ap-
proved by the City, or by the property owner for
the express purpose of protecting and conserving
critical areas and their buffers.
EATING AND DRINKING ESTABLISHMENT: A
retail establishment selling food and/or drink for
consumption on the premises or for take-out, in-
cluding accessory on-site food preparation. This
definition includes, but is not limited to, restau-
rants, cafes, microbrew establishments, and
espresso stands. This definition excludes tav-
erns; mobile food vending; fast food; entertain-
ment clubs; dance clubs; and/or dance halls.
ECONOMIC DEVELOPMENT: A development
which provides a service, produces goods or a
product, retails a commodity, or emerges in any
other use or activity for the purpose of making fi-
nancial gain.
EDUCATION INSTITUTION, HIGHER, OTHER:
A public or private school, college or university
that provides post-secondary professional educa-
tion and/or continuing education programs. This
definition does not include trade or vocational
schools, K-12 educational institutions, or arts and
crafts schools and studios.
EDUCATIONAL INSTITUTIONS (PUBLIC OR
PRIVATE), EXISTING K-12: An existing public or
private school encompassing grades K-12.
EDUCATIONAL INSTITUTIONS (PUBLIC OR
PRIVATE), NEW K-12: A new public or private
school encompassing grades K-12.
ELECTRICAL POWER GENERATION AND CO-
GENERATION: Electrical power generation is the
production of electricity for consumption by facili-
ties onsite or in a district. Electrical power cogen-
eration is the simultaneous production of
electricity and useful heat from the same fuel or
energy or the use of a production by-product to
4-11-050
(Revised 2/15)11 - 16
generate power. Facilities with cogeneration sys-
tems use them to produce their own electricity,
and use the unused excess (waste) heat for pro-
cess steam, hot water heating, space heating,
and other thermal needs. They may also use ex-
cess process heat to produce steam for electricity
production.
EMERGENCIES: Actions that must be under-
taken immediately or within a time frame too short
to allow full compliance with this Title to avoid an
immediate threat to public health or safety, to pre-
vent an imminent threat of serious environmental
degradation.
ENGINE OR TRANSMISSION REBUILD, IN-
DUSTRIAL: An operation which rebuilds, recon-
ditions, or customizes engines or transmissions
which are sold to vehicle service and repair oper-
ations or to individual customers for installation
into vehicles off site.
ENGINEERING GEOLOGIST: See GEOTECH-
NICAL ENGINEER.
ENGINEERING GEOLOGY: The application of
geologic knowledge and principles in the investi-
gation and evaluation of naturally occurring rock
and soil for use in the design of civil works.
ENGINEERING GEOLOGY REPORT: See GE-
OTECHNICAL REPORT.
ENHANCEMENT ACTIVITIES: Removal of nox-
ious or intrusive species, plantings of appropriate
native species and/or removal of diseased or de-
caying trees which pose a clear and imminent
threat to life or property. Enhancement activities
shall not involve the use of mechanical equip-
ment. Enhancement activities may include the re-
moval of pests which pose a clear danger to
public health provided that such danger is certi-
fied by the King County Department of Public
Health.
ENTERTAINMENT CLUB: Any facility where live
entertainment including but not limited to live the-
ater; dance performances; musical perfor-
mances; comedy routines; book/poetry readings;
and other forms of live entertainment are con-
ducted. This definition excludes adult entertain-
ment businesses; movie theaters; dance clubs;
dance halls; taverns; and eating and drinking es-
tablishments.
ENTERTAINMENT/MEDIA RENTALS: A busi-
ness consisting of rental of entertainment media
including but not limited to videos, DVDs, and
video games. This definition includes accessory
retail sales of entertainment media as well as
foodstuff. This definition does not include adult re-
tail uses.
ENVIRONMENTAL REVIEW COMMITTEE
(ERC): The Environmental Review Committee as
defined by RMC 4-9-070G, is the SEPA Respon-
sible Official Authority. The ERC shall consist of
three (3) officials designated by the Mayor with
concurrence by the City Council. For all proposals
for which the City is the lead agency, the ERC
shall make the threshold determination and per-
form any other functions assigned to the “lead
agency” or “responsible official” by the SEPA
rules that were adopted by reference in WAC
173-806-020.
EROSION: The wearing away of the ground sur-
face as a result of the movement of wind, water
and/or ice.
ESSENTIAL HABITAT: Habitat necessary for the
survival of federally listed threatened, endan-
gered, and sensitive species and state listed pri-
ority species.
EVICTION: Any effort by a property owner and/or
developer to remove a tenant from the premises
or terminate a tenancy by lawful or unlawful
means.
EXCAVATION: The mechanical removal of earth
material.
EXISTING LEGAL USE: The use of a lot or struc-
ture at the time of enactment of a zoning or other
land use regulation.
EXOTIC: Any species of plants or animals that
are not indigenous to the planning area.
EXPRESS TRANSPORTATION SERVICES:
Services which provide rapid delivery (i.e., over-
night, within an hour, etc.) of air parcels, foodstuff,
household and entertainment goods, as well as
taxi services. Use is distinguished by space for
multiple small delivery vehicles, and typically as-
sociated areas for sorting and handling packages
4-11-060
11 - 17 (Revised 2/15)
and documents, and accessory administrative of-
fices.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979;
Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord.
4522, 6-5-1995; Ord. 4715, 4-6-1998; Ord. 4716,
4-13-1998; Ord. 4835, 3-27-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord.
5570, 11-15-2010)
4-11-060 DEFINITIONS F:
FACILITY: (For purposes of aquifer protection
area regulations contained in RMC 4-3-050, Crit-
ical Area Regulations.) All contiguous land within
an APA, structures, other appurtenances, and im-
provements on the land and operations therein in-
cluding, but not limited to, business, government,
and institutional activities where hazardous mate-
rials are stored, handled, treated, used or pro-
duced in quantities greater than the de minimus
amounts specified in RMC 4-3-050C6a(ii)(1), Ac-
tivities Exempt from Specified Aquifer Protection
Area Requirements.
FAMILY: Any number of related individuals, or not
more than four (4) unrelated individuals, living to-
gether as a single household.
FARMERS MARKET: A public market at which
farmers and often other vendors sell agricultural
produce, which includes the sale of flowers di-
rectly to consumers.
FAST FOOD RESTAURANT: A restaurant occu-
pying a detached structure, identified by a name
brand that offers a standard menu, typical busi-
ness operation logo, advertising franchise owner-
ship or affiliation, and a corporate architectural
prototype building. Franchise fast food typically
caters to a market area larger than one neighbor-
hood and is auto oriented. It may include drive-
through service. This definition excludes
espresso stands.
FENCE: An outdoor physical and/or visual bar-
rier, railing, or other upright structure erected
above ground and separating an area of ground.
For the purpose of administering this Title, a wall
shall be considered to be a fence unless the wall
resists the lateral displacement of soil or other
materials, in which case it shall qualify as a retain-
ing wall.
FILL: A deposit of earth material placed by artifi-
cial means.
FINAL PLAT: See PLAT, FINAL.
FIRE CHIEF: The City of Renton Fire Chief or
designee.
FIRE DEPARTMENT: The Renton Fire Depart-
ment.
FIRE FLOW: The measure of the sustained flow
of available water for fire fighting at a specific
building or within a specific area at twenty (20)
pounds per square inch residual pressure.
FIRE MARSHAL: The City of Renton Fire Mar-
shal or his/her designee.
FLAT: See DWELLING, ATTACHED.
FLOOD or FLOODING: A general and temporary
condition of partial or complete inundation of nor-
mally dry land areas from:
1. The overflow of inland or tidal waters,
and/or
2. The unusual and rapid accumulation of
runoff of surface waters from any source.
FLOOD CONTROL: Any undertaking for the con-
veyance, control, and dispersal of flood waters.
FLOOD INSURANCE RATE MAP (FIRM): The
official map on which the Federal Insurance Ad-
ministration has delineated both the areas of spe-
cial flood hazard and the risk premium zones
applicable to the community.
FLOOD INSURANCE STUDY: The official report
provided by the Federal Insurance Administration
that includes flood profiles, the flood boundary-
floodway map and the water surface elevation of
the base flood.
FLOOD, ONE HUNDRED (100) YEAR: The max-
imum flood expected to occur during a one-hun-
dred (100) year period.
FLOODPLAIN: The area subject to a one hun-
dred (100) year flood.
FLOODWAY: The channel of river or other water-
course and the abutting land areas that must be
reserved in order to discharge the base flood
4-11-060
(Revised 2/15)11 - 18
without cumulatively increasing the water surface
elevation more than one foot (1').
FLOODWAY: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) For purposes of determining the jurisdiction
of the Shoreline Master Program in conjunction
with the definition of “shoreland,” “floodway”
means the area as identified in a Master Pro-
gram, that either: (i) Has been established in Fed-
eral Emergency Management Agency flood insur-
ance rate maps or floodway maps; or (ii) consists
of those portions of a river valley lying stream-
ward from the outer limits of a watercourse upon
which flood waters are carried during periods of
flooding that occur with reasonable regularity, al-
though not necessarily annually, said floodway
being identified, under normal condition, by
changes in surface soil conditions or changes in
types or quality of vegetative ground cover condi-
tion. Regardless of the method used to identify
the floodway, the floodway shall not include those
lands that can reasonably be expected to be pro-
tected flood waters by flood control devices main-
tained by or maintained under license from the
federal government, the State, or a political sub-
division of the State.
FLOOR AREA, GROSS: The sum of the gross
horizontal areas of all floors of a building mea-
sured from the exterior face of each wall.
FLOOR AREA, NET: The total of all floor area of
a building, excluding stairwells, elevator shafts,
mechanical equipment rooms, interior vehicular
parking or loading, and all floors below the ground
floor, except when used for human habitation or
service to the public.
FLOOR AREA RATIO: The gross floor area of all
buildings on a lot divided by the lot area.
FLOWER/PLANTS AND FLORAL SUPPLY: A
business involving the retail sale of flowers,
house plants, and associated floral supplies.
FRANCHISE RETAIL ARCHITECTURE (OR
GENERIC OR CORPORATE ARCHITECTURE):
Consists of site layout, buildings, and signs for
businesses (usually large format, chain, or fran-
chise retail establishments) that are the same
style, color, and material regardless of location.
Typically, the employees wear uniforms and the
products or food are the same in every facility.
FRONT YARD: See YARD REQUIREMENT.
FUEL DEALERS: Wholesale distribution of fuels
with associated bulk fuel storage.
FUELING STATION, VEHICLE: See VEHICLE
FUELING STATIONS.
4-11-070
11 - 19 (Revised 2/15)
THE FEDERAL WATER POLLUTION CON-
TROL ACT OF 1956 (FWPCA): See RMC
4-6-100.
(Ord. 2820, 1-14-1974; Ord. 3541, 5-4-1981; Ord.
4071, 6-1-1987; Ord. 4716, 4-13-1998; Ord.
4851, 8-7-2000; Ord. 4963, 5-13-2002; Ord.
5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord.
5392, 6-23-2008; Ord. 5432, 12-8-2008; Ord.
5450, 3-2-2009; Ord. 5520, 12-14-2009; Ord.
5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord.
5747, 1-12-2015)
4-11-070 DEFINITIONS G:
GAMING/GAMBLING FACILITIES, NOT-FOR-
PROFIT: Facilities operated by a not-for-profit en-
tity where any type of gaming or gambling is the
primary attraction.
GARAGE, PRIVATE: A roofed structure en-
closed on three (3) or more sides, without interior
parking aisles, for the purpose of storing motor
vehicles.
GARAGE SALE: All general sales open to the
public conducted on a residential premises to dis-
pose of personal property, including, but not lim-
ited to, all sales entitled “lawn,” “yard,” “attic,”
“porch,” “room,” “backyard,” “patio,” “flea market”
or “rummage sale.”
GARBAGE: See REFUSE.
GARDEN STYLE APARTMENTS: See DWELL-
ING, ATTACHED.
GAS STATION: See FUELING STATION, VEHI-
CLE.
GEOLOGIC HAZARDS: Areas which may be
prone to one or more of the following conditions:
erosion, flooding, landslides, coal mine hazards,
or seismic activity. Refer to RMC 4-3-050J.
GEOTECHNICAL ENGINEER: A State of Wash-
ington licensed geologist experienced and knowl-
edgeable in engineering geology.
GEOTECHNICAL REPORT: A report prepared
by a Geotechnical Engineer including an ade-
quate description of the geology of the site, con-
clusions and recommendations regarding the
effect of geologic conditions on the proposed de-
velopment.
GOLF COURSE: An area designed and used for
playing golf, including all accessory uses inciden-
tal to the operation of the facility. This definition ex-
cludes other outdoor recreational facilities,
neighborhood parks, and community/regional
parks.
GOVERNMENT FACILITIES, CITY: Facilities of
any unit of City government. Types of facilities in-
clude community centers, public works mainte-
nance facilities, courts of law, fire halls, and other
types of municipal facilities. This definition ex-
cludes city government offices, jails, parks, transit
centers, park & rides, sewage treatment plants,
municipally owned golf course or airports, and li-
braries.
GOVERNMENT FACILITIES, OTHER: Facilities
of any unit of county, state, federal, or special dis-
trict government. Types of facilities include com-
munity centers, vehicle and drivers licensing
offices, public works maintenance facilities,
courts of law, school support facilities, and other
types of county, state, school district, special dis-
trict, or federal facilities. This definition excludes
offices, jails, parks, transit centers, park & rides,
sewage treatment plants, schools, municipally
owned golf courses or airports, and libraries.
GOVERNMENT OFFICES, CITY: See CITY
GOVERNMENT OFFICES.
GRADE: The vertical location of the ground sur-
face.
GRADE, EXISTING: The surface level of the
ground prior to alteration of the land by grading.
GRADE, FINISH: The surface level of the ground
after completion of all grading.
GRADE PLANE: A reference plane representing
the average of existing ground level adjoining the
building at exterior walls. Where the finished
ground level slopes away from the exterior walls,
the reference plane shall be established by the
lowest points within the area between the building
and the lot line, or, where the lot line is more than
six feet (6') from the building, between the build-
ing and a point six feet (6') from the building.
4-11-070
(Revised 2/15)11 - 20
GRADING: An excavating or filling or combina-
tion thereof.
A. Regular Grading: Any grading that involves
five thousand (5,000) cubic yards or less of mate-
rial.
B. Engineered Grading: Any grading that in-
volves more than five thousand (5,000) cubic
yards of material.
GROUND COVER: Low growing plants such as
salal, ivy, ferns, mosses, grasses or other types of
vegetation which normally cover the ground.
GROUND COVER MANAGEMENT: The mowing
or cutting of ground cover in order to create an or-
derly appearing property so long as such activities
do not disturb the root structures on the plants.
Ground cover management shall include the re-
moval of vegetative debris from the property.
GROUNDWATER: Water below the land surface
in the zone of saturation.
GROUNDWATER MONITORING PROGRAM: A
plan containing procedures to be followed to as-
sess ground water quality for concentrations of
those chemicals identified in the operating permit.
GROUNDWATER MONITORING WELL: A
small-diameter well installed for purposes of sam-
pling and monitoring ground water.
GROUP FAMILY HOUSEHOLD: A group of indi-
viduals not related by blood, marriage, adoption
or guardianship living together in a dwelling unit
as a single housekeeping unit under a common
management plan based on an intentionally
structured relationship to provide organization
and stability.
GROUP HOME I (REHABILITATION): A facility
or dwelling unit housing persons, unrelated by
blood or marriage and operating as a group facil-
ity household. A rehabilitative group home may
include halfway houses and substance abuse re-
covery homes. This definition does not include
congregate residential or secure community tran-
sition facilities. (Amd. Ord. 4982, 9-23-2002)
GROUP HOME II (PROTECTIVE RESIDENCY):
A facility or dwelling unit housing persons, includ-
ing resident staff, unrelated by blood or marriage
and operating as a group family household. Staff
persons provide care, education, and participation
in community activities for the residents with the
primary goal of enabling the resident to live as in-
dependently as possible. A protective residency
may include disabled (mentally and physically)
4-11-080
11 - 21 (Revised 2/15)
persons, foster child care, abused women shelter,
orphanages and other uses where residents are
deemed vulnerable and/or disabled and are not a
threat to self or to public health or safety. This defi-
nition does not include congregate residential or
secure community transition facilities. (Amd. Ord.
4982, 9-23-2002)
GROWTH MANAGEMENT ACT (GMA): A law
passed by the Washington State Legislature in
1990 that mandates comprehensive planning in
designated counties and cities statewide (chapter
36.70A RCW).
(Ord. 2820, 1-14-1974; Ord. 4351, 5-4-1992; Ord.
4636, 9-23-1996; Ord. 4715, 4-6-1998; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 5100, 11-1-2004; Ord. 5355, 2-25-2008;
Ord. 5474, 7-13-2009; Ord. 5520, 12-14-2009;
Ord. 5576, 11-15-2010)
4-11-080 DEFINITIONS H:
HAZARDOUS MATERIALS: Those chemicals or
substances which are physical or health hazards
as defined and classified in Article 80 of the Uni-
form Fire Code as adopted or amended by the
City whether the materials are in usable or waste
condition; and any material that may degrade
groundwater quality when improperly used,
stored, disposed of, or otherwise mismanaged.
RMC 4-3-050R, Generic Hazardous Materials
List, provides a list of common substances that
may be hazardous materials. Article VI-A of the
Uniform Fire Code provides further information,
explanations, and examples of hazardous materi-
als.
HAZARDOUS MATERIALS INVENTORY
STATEMENT: A form provided by the Department
or the Fire Prevention Bureau and completed by
a facility owner that provides specified informa-
tion regarding hazardous materials at the facility.
HAZARDOUS SUBSTANCE: Any liquid, solid,
gas or sludge, including any material, substance,
product commodity or waste that exhibits the
characteristics of hazardous waste as described
in chapter 70.105 RCW.
HAZARDOUS WASTE: All dangerous and ex-
tremely hazardous waste, except for moderate-
risk waste, as defined in RCW 70.105.010.
HEALTH HAZARD: See RMC 4-6-100.
HEARING EXAMINER: The office of the Hearing
Examiner as defined by RMC Title 1. The Hearing
Examiner is appointed by the Mayor of the City to
conduct public hearings on applications outlined
in chapter 4-8 RMC, and prepares a record, find-
ings of fact and conclusions on such applications.
(Ord. 4522, 6-5-1995)
HEARINGS BOARD, SHORELINE: The Shore-
lines Hearings Board established by the Shore-
line Management Act.
HEIGHT: See BUILDING HEIGHT or SIGN
HEIGHT.
HIGH BLOWDOWN POTENTIAL: An area
where field conditions indicate the potential for
tree blowdown is high. Evidence may include the
presence of toppled trees in the area, and thin or
saturated soils.
HIGH OCCUPANCY VEHICLE (HOV): A vehicle
carrying more than a specified minimum number
of people (usually two (2) or three (3) persons).
HIGH QUALITY DESIGN: A development project
that encourages pedestrian activity or adds pe-
destrian interest and exhibits a degree of crafts-
manship, building detailing, architectural design,
or quality of materials that are not typically found
in standard construction. Responds to site condi-
tions through its orientation, circulation, and/or in-
corporation of special site features. Buildings
characterized by standard corporate identity ele-
ments (e.g., fast food establishments with signa-
ture roofline or facade features) or standard
building plans (e.g., stock plans that are unable to
adapt to site conditions) are not typically consid-
ered high quality design.
HIGH RISE: A structure exceeding seventy five
feet (75') in height.
HILLSIDE: An inclined landform which may in-
clude one or more classes of slope: steep (sensi-
tive and/or protected) and non-steep (i.e., less
than twenty five percent (25%)).
HILLSIDE SUBDIVISION: A subdivision in which
the average slope is twenty percent (20%) or in
which any street in the subdivision has grades
greater than fifteen percent (15%) at any point.
4-11-090
(Revised 2/15)11 - 22
HOLISTIC HEALTH CARE CENTER: A combi-
nation of activities intended for improvement or
maintenance of health including out-patient and/
or in-patient care and supporting accessory activ-
ities including space for medical practitioners, re-
tail sales, educational classrooms and meeting
spaces.
HOME OCCUPATION: Any commercial use con-
ducted entirely within a dwelling or accessory
structure and carried on by persons residing in
that dwelling unit, but is clearly incidental and sec-
ondary to the use of the dwelling as a residence.
HOMELESS ENCAMPMENT: See TEMPO-
RARY HOMELESS ENCAMPMENT.
HOMEOWNERS’ ASSOCIATION: An incorpo-
rated nonprofit organization formed or qualified
under the laws of the State of Washington, oper-
ating under recorded land agreements through
which: (a) each land owner is automatically a
member, (b) each land owner is automatically
subject to a proportionate share of the expenses
for the organization’s activities, such as maintain-
ing common property and facilities, and (c) such
charge, if unpaid, becomes a lien against the
property of the land owner.
HOTEL: A building or portion thereof designed or
used for transient rental for sleeping purposes.
Hotel structures are at least two (2) stories in
height, with lodging space above the first floor.
Lodging space may also be located on the first
floor. Individual rooms are typically accessed
from a common hallway. A central kitchen and
dining room and accessory shops and services
catering to the general public may be provided.
Not included in this definition are multi-family
dwellings, bed and breakfasts, or motels.
HOUSEHOLD: A family living together in a single
dwelling unit with common access to, and com-
mon use of, all living, sanitation facilities, and all
areas and facilities for the preparation, consump-
tion and storage of food within the dwelling unit.
HUMAN SCALE: The perceived size of a building
relative to a human being. A building is consid-
ered to have good human scale if there is an ex-
pression of human activity or use that indicates
the building’s size. For example, traditionally
sized doors, windows, and balconies are ele-
ments that respond to the size of a human body,
so these elements in a building indicate a build-
ing’s overall size.
HUMAN SCALE ELEMENTS: Architectural ele-
ments such as railings, windows with multiple
panes, doorways, or fences, that are scaled for
human use and convey the idea of human activity
or human occupancy.
HYPORHEIC ZONE: The saturated zone located
beneath and abutting streams that contains some
portion of surface waters, serves as a filter for nu-
trients, and maintains water quality.
(Ord. 4517, 5-8-1995; Ord. 4522, 6-5-1995; Ord.
4665, 5-19-1997; Ord. 4716, 4-13-1998; Ord.
4821, 12-20-1999; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5124, 2-7-2005; Ord. 5125, 2-28-2005; Ord.
5137, 4-25-2005; Ord. 5570, 11-15-2010; Ord.
5633, 10-24-2011; Ord. 5676, 12-3-2012; Ord.
5748, 1-12-2015)
4-11-090 DEFINITIONS I:
ILLICIT CONNECTION: See RMC 4-6-100.
ILLICIT DISCHARGE: See RMC 4-6-100.
ILLUMINATION, INTERNAL: A light source that
is concealed or contained within a sign and be-
comes visible in darkness through a translucent
surface.
ILLUMINATION, TUBE: A light source supplied
by a tube that is bent to form letters, symbols, or
other shapes. Tube illumination does not include
exposed fluorescent lights.
IMPACTS: The effects or consequences of ac-
tions. Environmental impacts are effects upon the
elements of the environment listed in WAC
197-11-444.
IMPERVIOUS SURFACE: Impervious surface is
defined as a hard surface area that either pre-
vents or retards the entry of water into the soil
mantle as under natural conditions before devel-
opment; or that causes water to run off the sur-
face in greater quantities or at an increased rate
of flow from the flow present under natural condi-
tions prior to development. Common impervious
surfaces include, but are not limited to, concrete;
asphalt; roofs; walkways; crushed rock; patios;
brick, natural stone or other non-pervious pavers
(even when set with only sand); decking that is
not open grid; open grid decking over impervious
areas; driveways; parking lots or storage areas;
4-11-090
11 - 22.1 (Revised 2/15)
areas that are graveled or made of packed or
oiled earthen materials; or other surfaces that
similarly impede the natural infiltration of surface
and storm water. Open grid decking over pervious
areas, wheel strip driveways, porous concrete,
porous asphaltic concrete, permeable pavers,
and modular grid pavement are semi-pervious
surfaces and are counted at only fifty percent
(50%) of total area for purposes of evaluating
compliance with the zoning standards’ impervi-
ous surfacing maximum limitations. To be consid-
ered as a semi-pervious surface, the proposal
must be in compliance with Appendix C of King
County’s Surface Water Design Manual and man-
ufacturer specifications.
IMPORTED FILL: Earth material acquired from
an off-site location for use in grading on a site.
INACTIVE APPLICATION: A submittal for a land
use permit in which the applicant has not pro-
vided requested documentation within the time
period identified through written communication,
or there has been no communication or action
from the applicant for a period of ninety (90) days.
Such time limit shall not apply in the event the de-
lay is caused by the City.
INCOMBUSTIBLE AND NONCOMBUSTIBLE
MATERIAL: Shall be as defined in the Uniform
Fire Code.
INDUSTRIAL USE: A type of land use character-
ized by production, manufacturing, distribution or
fabrication activities.
INDUSTRIAL USE, HEAVY: A type of land use
including manufacturing processes using raw ma-
terials, extractive land uses or any industrial uses
which typically are incompatible with other uses
due to noise, odor, toxic chemicals, or other activ-
ities posing a hazard to public health and safety.
Examples include marijuana producers and mar-
ijuana processors.
INDUSTRIAL USE, LIGHT: A type of land use in-
cluding small scale or less intensive production
manufacturing, distribution or fabricating activi-
ties. May also include office and supporting con-
venience retail activities.
INDUSTRIAL WASTES: See RMC 4-6-100.
INFILL: Development that occurs on vacant land
within urbanized areas.
INFILTRATION: See RMC 4-6-100.
INTEGRATED WALKWAY CIRCULATION:
Sidewalks and streets constructed and con-
nected in such a way as to provide an efficient
and safe system for people moving through an
area on foot.
INTERMITTENT: A condition where water is not
present in the channel year-round during years of
normal or above normal rainfall.
INTERNATIONAL BUILDING CODE: The ad-
opted edition of the International Building Code,
published by the International Conference of
Building Officials.
INTERNATIONAL BUILDING CODE STAN-
DARDS: The adopted edition of the International
Building Code Standards, published by the Inter-
national Conference of Building Officials.
(Revised 2/15)11 - 22.2
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4-11-120
11 - 23 (Revised 8/14)
INTERVAL: An interval is the measure of articu-
lation – the distance before architectural ele-
ments repeat.
(Ord. 3719, 4-11-1983; Ord. 3891, 2-25-1985;
Ord. 4577, 1-22-1996; Ord. 4740, 7-19-1999;
Ord. 4720, 5-4-1998; Ord. 4821, 12-20-1999;
Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005;
Ord. 5137, 4-25-2005; Ord. 5450, 3-2-2009; Ord.
5478, 8-3-2009; Ord. 5605, 6-6-2011; Ord. 5650,
12-12-2011; Ord. 5707, 3-24-2014)
4-11-100 DEFINITIONS J:
JAILS, EXISTING MUNICIPAL: City-operated
and owned facilities that hold criminals serving
sentences and/or suspected criminals while they
are awaiting the outcome of their trials.
(Amd. Ord. 4963, 5-13-2002)
4-11-110 DEFINITIONS K:
KENNEL: A commercial facility for the care and/
or breeding of dogs and/or cats. This definition in-
cludes pet daycare facilities.
(Amd. Ord. 4963, 5-13-2002; Ord. 5356,
2-25-2008; Ord. 5676, 12-3-2012)
4-11-120 DEFINITIONS L:
LABORATORIES, LIGHT MANUFACTURING:
A facility in which scientific research, investiga-
tion, testing, or experimentation occur. Manufac-
turing of and sale of products may also occur.
LABORATORIES, RESEARCH, DEVELOP-
MENT AND TESTING: A facility in which scien-
tific research, investigation, testing, or experi-
mentation occur but not including manufacture
and sale of products.
LAKES: Natural or artificial bodies of water of two
(2) or more acres and/or where the deepest part
of the basin at low water exceeds two (2) meters
(6.6 feet). Artificial bodies of water with a recircu-
lation system approved by the Planning/Building/
Public Works Department are not included in this
definition.
LAND CLEARING: The act of removing or de-
stroying trees or ground cover including grubbing
of stumps and root mat.
LAND-CLEARING WASTE: Stumps, brush, tree
branches, and other vegetation associated with
land clearing.
LAND DEVELOPMENT PERMIT: An approved
preliminary or final plat for single family residen-
tial project, a building permit, site plan, or prelim-
inary or final planned urban development plan.
LAND USE DECISION: A land use decision for
purposes of a land use appeal under RMC
4-8-110, Appeals, means a final determination by
a City body or officer with the highest level of au-
thority to make the determination, including those
with authority to hear appeals on:
1. An application for a project permit or other
governmental approval required by law be-
fore real property may be improved, devel-
oped, modified, sold, transferred or used, but
excluding applications for permits or approv-
als to use, vacate, or transfer streets, parks,
and other similar types of public property; ex-
cluding applications for legislative approval
such as area-wide rezones and annexations;
and excluding applications for business li-
censes;
2. An interpretive or declaratory decision re-
garding the application to a specific property
of zoning or other ordinances or rules regulat-
ing the improvement, development, modifica-
tion, maintenance, or use of real property;
3. The enforcement by the City of codes
regulating improvement, development, modi-
fication, maintenance or use of real property.
However, when the City is required by law to
enforce the code in a court of limited jurisdic-
tion, a petition may not be brought under RMC
4-8-110.
LAND USE ELEMENT: A plan designating the lo-
cation and extent of use for agriculture, timber
production, housing, commerce, industry, recre-
ation, open spaces, public utilities, public facili-
ties, and other land uses as required by the
Growth Management Act.
LANDFILL: Addition of soil, sand, rock, gravel,
sediment, earth retaining structure, or other mate-
rial to an area waterward of the OHWM, in wet-
lands, or on shorelands, in a manner that raises
the elevation or creates dry land.
4-11-120
(Revised 8/14)11 - 24
LANDS COVERED BY WATER: Lands underly-
ing the water areas of the state below the ordinary
high water mark, including salt waters, tidal wa-
ters, estuarine waters, natural watercourses,
lakes, ponds, artificially impounded waters,
marshes, and swamps.
LANDSCAPE ARCHITECT: A professional land-
scape architect licensed to practice by the State
of Washington.
LANDSCAPE BUFFER: An on-site strip abutting
a property line which provides a physical, visual,
and/or noise buffer and transition between land
use of varying compatibilities and/or the street.
Landscape buffers consist primarily of natural
landscaping and selected hard surface elements,
when deemed appropriate by the Community and
Economic Development Administrator or Hearing
Examiner.
LANDSCAPED VISUAL BARRIER: Evergreen
trees, and/or evergreen shrubs providing equiva-
lent buffering, planted to provide a year-round
dense screen within three (3) years from the time
of planting.
LANDSCAPING: The installation of lawns, trees,
shrubs, flowers, ground cover and similar items to
enhance a property’s attractiveness, prevent ero-
sion, improve security or for similar purposes.
LICENSED ENGINEER: A professional engineer,
licensed to practice in the State of Washington.
LIGHT DEFINITIONS: The following definitions
are utilized in the Exterior Onsite Lighting Regu-
lations, RMC 4-4-075, and/or the Urban Design
Guidelines, RMC 4-3-100:
A. Cutoff: The point at which all light rays emit-
ted by a light source are completely eliminated
(cut off) at a specific angle above the ground.
B. Cutoff Angle: The angle formed by a line
drawn from the direction of light rays at the light
source and a line perpendicular to the ground
from the light source, above which no light is emit-
ted.
C. Cutoff Type Luminaire: A unit of illumina-
tion with elements such as shields, reflectors, or
refractor panels that direct and cut off the light at
a cutoff angle less than ninety degrees (90°).
D. Downlighting: A direct lighting unit that aims
the light downward. Downlighting is glare-free
and shielded from the sky and adjacent and abut-
ting properties, either through exterior shields
and/or through optics within the fixture.
E. Light Trespass: The shining of light pro-
duced by a light source beyond the boundaries of
the property on which it is located.
F. Luminaire: The complete lighting unit, in-
cluding the lamp, the fixture, and other parts.
LIVE-WORK UNIT: A structure or portion of a
structure that combines a commercial activity with
a residential living space where there is an inter-
nal connection between the living and working
spaces within the unit. The nonresidential portion
of the unit must meet commercial building stan-
dards.
LOADING AREA: A specially designed off-street
place intended to be used by vehicles for depos-
iting and/or receiving passengers and goods.
LOCAL SERVICE UTILITIES: Public or private
utilities normally servicing a neighborhood or de-
fined subarea in the City, i.e., telephone ex-
changes; sanitary sewer, stormwater facilities;
distribution lines, electrical less than fifty five (55)
kv, telephone, cable TV, etc.
LONG-RANGE WASTEWATER MANAGE-
MENT PLAN: See RMC 4-6-100.
LOT: A physically separate and distinct property
that has been created pursuant to the provisions
of this title, or pursuant to any previous laws gov-
erning the subdivision, short subdivision, or seg-
regation of land. This definition excludes tracts
and parcels. See LOT TYPES.
LOT COMBINATION: The merger or aggregation
of lots via either:
1. The construction of a dwelling unit over
an existing lot boundary; or
2. A request by the property owner for a
permanent merger of two (2) or more lots by
the completion, approval and subsequent re-
cording of a Declaration of Lot Combination
or Lot Line Adjustment.
LOT COVERAGE: The horizontal area measured
within the outside of the exterior walls of all prin-
4-11-120
11 - 25 (Revised 2/15)
cipal and accessory buildings on a lot including all
covered decks and porches.
LOT, DEVELOPED: (This definition for RMC
4-4-130, Tree Cutting and Land Clearing Regula-
tions, only.) A lot or parcel of land upon which a
structure(s) is located, which cannot be more in-
tensely developed pursuant to the City Zoning
Code, and which cannot be further subdivided
pursuant to City subdivision regulations.
LOT, LEGAL:
A. A lot created in compliance with applica-
ble State and local land segregation statutes
or codes in effect at the time the lot was cre-
ated and meets the following requirements:
1. The lot was created prior to the effec-
tive date of the property’s annexation to
the City of Renton and meets the follow-
ing criteria:
a. A lot created before October 1,
1972, shall be recognized as a legal
lot:
i. If before October 1, 1972, it
was:
(a) Conveyed as an individually
described parcel to separate,
noncontiguous ownerships
through a fee simple transfer or
purchase; or
(b) Recognized as a separate
tax lot by the County Assessor;
and
ii. If the lot was created before
June 9, 1937, it was served by
one of the following before Janu-
ary 1, 2000:
(a) Approved sewage disposal;
(b) An approved water system;
or
(c) A road that was:
(1) Accepted for maintenance
by the King County Department
of Transportation; or
(2) Located within an access
easement for residential use or
in a road right-of-way and con-
sists of a smooth driving surface,
including, but not limited to, as-
phalt, concrete, or compact
gravel, that complied with the
King County road standards in
effect at the time the road was
constructed.
b. A lot created on or after October
1, 1972, shall be recognized as a le-
gal lot if it was created:
i. Through the subdivision or
short subdivision process; or
ii. Through the following alter-
native means of lot segregation
provided for by State statute or
County code:
(a) At a size twenty (20) acres
or greater, created by a record of
survey recorded before January
1, 2000, and not subsequently
merged into a larger lot;
(b) At a size forty (40) acres or
greater created through a larger
lot segregation made in accor-
dance with RCW 58.18.010, As-
sessor’s plat – Requisites, filing,
index, etc. – When official plat,
approved by King County and
not subsequently merged into a
larger lot;
4-11-120
(Revised 2/15)11 - 26
(c) Through testamentary pro-
visions or the laws of descent af-
ter August 10, 1969; or
(d) As a result of deeding land
to a public body after April 3,
1977.
c. In requesting a determination,
the property owner shall submit evi-
dence, deemed acceptable to the de-
partment, such as:
i. Recorded subdivisions or di-
vision of land into four (4) lots or
less;
ii. King County documents indi-
cating approval of a short subdi-
vision;
iii. Recorded deeds or con-
tracts describing the lot or lots ei-
ther individually or as part of a
conjunctive legal description
(e.g., Lot 1 and Lot 2); or
iv. Historic tax records or other
similar evidence, describing the
lot as an individual parcel. The
Department shall give great
weight to the existence of historic
tax records or tax parcels in mak-
ing its determination.
2. The lot was created within the corpo-
rate limits of the City, and
a. Before March 17, 1937 (Platting:
Washington Session Laws of 1937
Ch. 186), and on or before July 22,
1958, the lot was:
i. Conveyed as an individually
described parcel to separate,
noncontiguous ownerships
through a fee simple transfer or
purchase; and
ii. Recognized as a separate
tax lot by the County Assessor;
and
iii. No residential structure
(house or garage) has been over
the lot boundaries which consti-
tutes a de facto lot combination
as defined in this Section; or
b. Between March 17, 1937, and
July 22, 1958, inclusive, the lot was
created in compliance with State seg-
regation statutes and codes; or
c. The lot was created after July 22,
1958, through a review and approval
process recognized by the City for
the creation of two (2) or more lots or
via a process recognized as exempt
from platting by State law; or
d. The lot has not been merged via
a lot combination as defined in this
Section.
3. Each portion of a legal lot meeting
the criteria above subsequently split by a
right-of-way under threat of condemna-
tion shall be considered a legal lot.
B. A legal lot under this definition is not nec-
essarily a buildable or developable site.
LOT LINE ADJUSTMENT: The alteration of com-
mon lot line(s) between abutting legal lots, tracts,
or parcels for the purpose of accommodating a
transfer of land to rectify a disputed property line
location, combine lots, or free such a boundary
from any difference or discrepancies without cre-
ating additional lots, tracts or parcels.
LOT LINES: The property lines bounding the lot.
LOT MEASUREMENTS:
A. Lot Depth: Depth of a lot shall be considered
to be the average distance between the foremost
points of the side lot lines in front (i.e., the points
where the side lot lines intersect with the street
right-of-way line) and the rearmost points of the
side lot lines in the rear. In the case of pipestem
lots, the pipestem portion of the lot shall be ig-
nored for purposes of the calculation of average
depth.
4-11-120
11 - 26.1 (Revised 2/15)
B. Lot Width: Width of a lot shall be considered
to be the average distance between the side lines
connecting front and rear lot lines, except for
pipestem lots, where the pipestem portion of a lot
shall be ignored for purposes of calculating the
average width.
LOT, PARTIALLY DEVELOPED: (This definition
for RMC 4-4-130, Tree Cutting and Land Clearing
Regulations, only.) A lot or parcel of land upon
which a structure is located and which is of suffi-
cient area so as to be capable of accommodating
increased development pursuant to the Renton
Zoning Code; or which may be subdivided in ac-
cordance with the City subdivision regulations.
LOT TYPES:
A. Lot, Corner: A lot abutting upon two (2) or
more streets at their intersection, or upon two (2)
parts of the same street, such streets or parts of
the same street forming an interior angle of less
than one hundred thirty five degrees (135°) within
the lot lines.
B. Lot, Flag: A lot with access to a public road
only by a private accessway less than thirty feet
(30') in width. See Lot, Pipestem.
C. Lot, Interior: A lot that generally abuts or
has frontage on only one street, although on
through lots that run from one block face to an-
other, such lots could abut two (2) streets.
D. Lot, Pipestem: A lot not meeting minimum
frontage requirements.
E. Lot, Through: A lot that has both ends front-
ing on a street.
F. Lot, Small Cluster: See CLUSTER DEVEL-
OPMENT.
LOT, UNDEVELOPED: A platted lot or parcel of
land upon which no structure exists.
LOW IMPACT LAND USE: Land uses which are
not likely to have a significant adverse impact on
critical areas because of the low intensity of the
use, minimal levels of human activity, limited use
of machinery or chemicals, site design or ar-
rangement of buildings and structures, incorpora-
tion of mitigation measures, or other factors.
LOWEST FLOOR: The lowest floor of the lowest
enclosed area (including basement). An unfin-
ished or flood-resistant enclosure, usable solely
for parking of vehicles, building access or stor-
age, in an area other than a basement area, is not
considered a building’s lowest floor; provided,
that such enclosure is not built so as to render the
structure in violation of the applicable non-eleva-
tion design requirements of RMC 4-3-050I3a(ii).
(Ord. 3891, 2-25-1985; Ord. 4056, 4-30-1987;
Ord. 4071, 6-1-1987; Ord. 4351, 5-4-1992; Ord.
4522, 6-5-1995; Ord. 4740, 7-19-1999; Ord.
4351, 5-4-1992; Ord. 4517, 5-8-1995; Ord. 4522,
6-5-1995; Ord. 4660, 3-17-1997; Ord. 4715,
4-6-1998; Ord. 4716, 4-13-1998; Ord. 4751,
11-16-1998; Ord. 4835, 3-27-2000; Ord. 4851,
8-7-2000; Ord. 4854, 8-14-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5100, 11-1-2004; Ord. 5137,
4-25-2005; Ord. 5153, 9-26-2005; Ord. 5469,
4-11-130
(Revised 2/15)11 - 26.2
7-13-2009; Ord. 5472, 7-13-2009; Ord. 5520,
12-14-2009; Ord. 5633, 10-24-2011; Ord. 5676,
12-3-2012; Ord. 5702, 12-9-2013; Ord. 5728, 10-
20-2014; Ord. 5749, 1-12-2015)
4-11-130 DEFINITIONS M:
MAIN STREET: A style of urban commercial de-
velopment featuring concentrated retail and ser-
vice uses along a street designed for use by both
pedestrians and vehicles.
MAJOR SERVICE UTILITY: Public or private util-
ities which provide services beyond the City’s
boundaries, i.e., pipelines, natural gas, water,
sewer, petroleum; electrical transmission lines
fifty five (55) kv or greater; and regional sewer or
water treatment plants, etc.
MANUFACTURED HOME: A residential struc-
ture, transportable in one or more sections, that is
built on a permanent chassis and is designed for
use with or without a permanent foundation when
connected to the required utilities. This definition
also includes mobile homes constructed prior to
the enactment of the National Manufactured
Home Construction and Safety Standards Act of
1974. If located within a manufactured or mobile
home park, recreational vehicles shall be in-
cluded in this definition if either (i) the vehicle con-
tains at least one internal toilet and at least one
internal shower, or (ii) the manufactured or mobile
home park provides community showers and toi-
lets.
MANUFACTURED HOME PARK OR SUBDIVI-
SION: A parcel (or contiguous parcels) of land “di-
vided” into two (2) or more manufactured home
lots for rent or sale.
MANUFACTURED HOME PARK OR SUBDIVI-
SION, EXISTING: A manufactured home park
subdivision for which the construction of facilities
for servicing the lots on which the manufactured
homes are to be affixed (including, at a minimum,
the installation of utilities, the construction of
streets, and either final site grading or the pouring
of concrete pads) is completed before the effec-
4-11-130
11 - 27 (Revised 8/14)
tive date of adopted floodplain management reg-
ulations.
MANUFACTURED HOME PARK OR SUBDIVI-
SION, NEW: A manufactured home park or sub-
division for which the construction of facilities for
servicing the lots on which the manufactured
homes are to be affixed (including at a minimum,
the installation of utilities, the construction of
streets, and either final site grading or the pouring
of concrete pads) is completed on or after the ef-
fective date of adopted floodplain management
regulations.
MANUFACTURING, AIRPLANE: Limited to
manufacture of airplanes; sale of airplanes man-
ufactured and/or assembled on-site; and re-
search, development and testing of airplanes and
related components.
MANUFACTURING, AIRPLANE ACCESSORY
FUNCTIONS: Includes, as secondary functions
when dependent upon the primary activity of air-
plane production and sales: office; storage; ware-
house and distribution; aircraft painting and other
associated aircraft painting/sealing activities;
trucking terminal, including loading and unload-
ing; auto repair and fuel dispensing; hazardous
materials storage and distribution; aircraft engine
testing; metal processing; food service; retail
sales of products related to airplane production;
on-site medical and emergency services, such as
clinic, fire suppression, and security; barging; rec-
lamation; and parking, when designated for em-
ployees and visitors.
MANUFACTURING AND FABRICATION,
HEAVY: The transformation of materials or sub-
stances into new products including construction
and assembling of component parts, and the
blending of materials such as lubricating oils,
plastics, resins or liquors. Heavy manufacturing
and fabrication are often characterized by the
need for large outdoor areas in which to conduct
operations, and typically results in environmental
impacts beyond their own sites. This definition in-
cludes, but is not limited to: manufacture and fab-
rication of automotive vehicles and their parts,
cement, brick, lime, gypsum, asphalt, and other
manufacturing and fabrication uses as deter-
mined by the Community and Economic Develop-
ment Administrator. This definition excludes
slaughterhouses, manufacture of shellac, varnish
or turpentine, paper, pulp, rubber from crude ma-
terial, refining and/or manufacturing of petroleum
by-products except as an accessory use of less
than fifty thousand (50,000) gallons.
MANUFACTURING AND FABRICATION,
LIGHT: The transformation of materials or sub-
stances into new products including construction
and assembling of component parts, and the
blending of materials such as lubricating oils, plas-
tics, resins or liquors. Light manufacturing and
fabrication is characterized by the use being con-
tained within buildings, and materials or equip-
ment used in production not being stored outside.
Light manufacturing and fabrication activities do
not generate external emissions such as smoke,
odor, noise, vibrations or other nuisances outside
the building. This definition includes but is not lim-
ited to manufacture and fabrication of electronic
components, office products, furniture, glass
products, and other manufacturing and fabrication
uses as determined by the Community and Eco-
nomic Development Administrator. This definition
excludes slaughterhouses, manufacture of shel-
lac, varnish or turpentine, paper, pulp, rubber from
crude material, refining and/or manufacturing of
petroleum by-products except as an accessory
use of less than fifty thousand (50,000) gallons.
MANUFACTURING AND FABRICATION, ME-
DIUM: The transformation of materials or sub-
stances into new products including construction
and assembling of component parts, and the
blending of materials such as lubricating oils, plas-
tics, resins or liquors. Medium manufacturing and
fabrication is characterized by need for only very
limited areas of outdoor storage and may create
minor external environmental impacts during the
conduct of operations but most impacts are con-
tained on-site. This definition includes but is not
limited to manufacture and fabrication of alcoholic
products, paints, printing ink, leather goods, and
other manufacturing and fabrication uses as de-
termined by the Community and Economic Devel-
opment Administrator. This definition excludes
slaughterhouses, manufacture of shellac, varnish
or turpentine, paper, pulp, rubber from crude ma-
terial, refining and/or manufacturing of petroleum
by-products except as an accessory use of less
than fifty thousand (50,000) gallons.
MARIJUANA PROCESSOR: A person or busi-
ness entity that is licensed by the Washington
State Liquor Control Board, under RCW
69.50.325 (Marijuana producer’s license) and/or
RCW 69.50.328 (Marijuana producers, proces-
sors – No direct or indirect financial interest in li-
censed marijuana retailers), and related sections
4-11-130
(Revised 8/14)11 - 28
of the RCW, as they exist or may be amended, to
process, package, and label useable marijuana
and marijuana-infused products for sale at whole-
sale to marijuana retailers.
MARIJUANA PRODUCER: A person or business
entity that is licensed by the Washington State Li-
quor Control Board, under RCW 69.50.325 (Mar-
ijuana producer’s license), and related sections of
the RCW, as they exist or may be amended, to
produce and sell marijuana at wholesale to mari-
juana processors and other marijuana producers.
MARIJUANA RETAIL: A person or business en-
tity that is licensed by the Washington State Liquor
Control Board, under RCW 69.50.354 (Retail out-
lets licenses), RCW 69.50.357 (Retail outlets –
Rules), and related sections of the RCW, as they
exist or may be amended, to sell useable mari-
juana and/or marijuana infused products and re-
strict entry to the premises to persons twenty one
(21) years of age and older.
MARINA: A facility for storing, servicing, fueling,
berthing, and securing and launching of private
pleasure craft that may include the sale of fuel
and incidental supplies for the boat owners,
crews, and guests. This definition includes tie-up
for float planes as well as pleasure boats, and
other private pleasure craft.
MARINA: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A use providing moorage for pleasure craft,
which also may include boat launching facilities,
storage, sales, and other related services.
MARQUEE: A permanent roof structure, usually
incorporating a sign, attached to and supported by
the building and projecting over public property.
MASTER PLAN: A master plan is intended to
show how proposed development will comply
with the development standards in the applicable
zoning. It also is intended to show compatibility of
development within the master plan area, and
compatibility of anticipated uses in areas adjacent
to and abutting the master plan area. It provides
long-term guidance for a smaller area than a con-
ceptual redevelopment plan, but a larger area
than a detailed site plan.
MASTER PROGRAM: The comprehensive
shoreline use plan for the City of Renton and the
use regulations, together with maps, diagrams,
charts or other descriptive material and text, and
a statement of desired goals and standards de-
veloped in accordance with the policies enunci-
ated in Section 2 of the Act.
MATERIAL SAFETY DATA SHEET: Written or
printed information concerning a hazardous ma-
terial which is prepared in accordance with the
provisions of 29 CFR 1910.1200.
MECHANICAL EQUIPMENT: Includes all motor-
ized equipment used for earth moving, trenching,
excavation, gardening, landscaping, and general
property maintenance exceeding twenty seven
(27) horsepower in size.
MEDICAL INSTITUTIONS: Facilities providing
physical or mental health services, in-patient ac-
commodations, and medical or surgical care of
the sick or injured. Medical institutions are allowed
one helipad as an accessory use, if functionally
and architecturally integrated into the primary use,
regardless of the treatment of helipads in the un-
derlying zoning. This definition includes hospitals,
clinics, hospices, holistic health centers, and nurs-
ing homes as defined in Group I-2 of the IFC. This
definition excludes medical and dental offices,
convalescent centers, assisted living, and group
homes I and II.
MEMBRANE LINER: See RMC 4-5-120G.
MINI-MART: A small retail establishment, usually
located within or associated with another use, that
offers for sale convenience goods such as food
items, tobacco, periodicals and household goods.
MITIGATION BANK: Sites that, when approved
by the City, may be used for restoration, creation
and/or mitigation of wetlands altered on a differ-
ent piece of property, but located within the same
drainage basin.
MIXED USE: A building or site with two (2) or
more different uses such as residential, office,
manufacturing, retail, public or entertainment.
MOBILE FOOD VENDING: A temporary use in-
volving sale of retail food or beverages to the pub-
lic from any vehicle, cart or wagon that is
designed to be readily movable. Mobile food
vending includes pushcarts, mobile kitchens, hot
dog carts, pretzel wagons, or similar uses.
MOBILE HOME: See MANUFACTURED HOME.
4-11-140
11 - 29 (Revised 8/14)
MOBILE VENDOR: Retail sale of goods from a
vehicle or mobile cart.
MODULATION: A measured and proportioned in-
flection or setback in a building’s face that breaks
up an otherwise larger flat vertical plane into mul-
tiple offset sub-elements so as to reduce the ap-
parent bulk.
MOORAGE: Any device or structure used to se-
cure a vessel for temporary anchorage, but which
is not attached to the vessels. Examples of moor-
age are docks or buoys.
MOTEL: A building or group of detached or con-
nected buildings designed or used primarily for
providing sleeping accommodations for automo-
bile travelers and typically having a parking space
adjacent to a sleeping accommodation. This defi-
nition excludes multi-family dwellings, bed and
breakfasts, and hotels.
MOVIE THEATER: An indoor facility for showing
movies, including accessory retail sales of food
and beverages. This definition excludes adult en-
tertainment businesses; entertainment clubs; and
cultural facilities.
MS4: See RMC 4-6-100.
MULTIPLE-USE: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) The combining of compatible uses
within one development, in which water-oriented
and non-water-oriented uses are included.
MUNICIPAL SEPARATE STORM SEWER SYS-
TEM: See RMC 4-6-100.
(Ord. 3719, 4-11-1983; Ord. 4071, 6-1-1987; Ord.
4219, 5-4-1992; Ord. 4346, 3-9-1992; Ord. 4577,
1-22-1996; Ord. 4665, 5-19-1997; Ord. 4715,
4-6-1998; Ord. 4716, 4-13-1998; Ord. 4777,
4-19-1999; Ord. 4821, 12-20-1999; Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5028, 11-24-2003; Ord. 5124,
2-7-2005; Ord. 5125, 2-28-2005; Ord. 5387,
6-9-2008; Ord. 5404, 7-21-2008; Ord. 5432,
12-8-2008; Ord. 5478, 8-3-2009; Ord. 5522,
12-14-2009; Ord. 5570, 11-15-2010; Ord. 5633,
10-24-2011; Ord. 5676, 12-3-2012; Ord. 5707,
3-24-2014)
4-11-140 DEFINITIONS N:
NATIONAL POLLUTANT DISCHARGE ELIMI-
NATION SYSTEM (NPDES) STORMWATER
DISCHARGE PERMIT: See RMC 4-6-100.
NATIONALLY RECOGNIZED INDEPENDENT
TESTING ORGANIZATION: See RMC 4-5-120G.
NATIVE GROWTH PROTECTION EASEMENT:
A restrictive area where all native, predevelop-
ment vegetation shall not be disturbed or
removed except for removal pursuant to an
approved enhancement program. The purpose of
an easement is to protect steep slopes, slopes
and/or riparian corridors.
NATIVE VEGETATION: Plant species that are in-
digenous to the area in question and could rea-
sonably be expected to have occurred on site.
NATURAL: A Shoreline Master Program land
use designation identifying an area as unique and
fragile. It is intended to provide areas of wildlife
sanctuary and habitat preservation.
NATURAL LIGHT: Interior or exterior light from
the sun.
NATURAL OUTLET: See RMC 4-6-100.
NATURAL RESOURCE EXTRACTION/RECOV-
ERY: Land used for timber harvesting consistent
with the Forest Practices Act or silviculture, min-
eral extraction, or natural resource recovery such
as mining reclamation or reforestation. This defi-
nition excludes Christmas tree farms, nurseries,
and agriculture.
NATURAL WATER SYSTEM: Any and all parts
of the hydrologic cycle independent of size and
residence time. The meaning includes “waters of
the state” as defined in RCW 90.48.020.
NEIGHBORHOOD: A sub-area of the City in
which the residents share a common identity fo-
cused around a school, park, community busi-
ness center or other feature.
NEW UNDERGROUND STORAGE FACILITY:
See RMC 4-5-120G.
NEWS STAND: A use consisting of the retail sale
of newspapers and magazines. This definition ex-
cludes adult retail uses.
4-11-150
(Revised 8/14)11 - 30
NONCONFORMING SITE: A lot which does not
conform to development regulations not related to
the characteristics of a structure but to the facili-
ties provided on a site including, but not limited to,
the vegetation conservation, shoreline stabiliza-
tion, landscaping, parking, fence, driveway, street
opening, pedestrian amenity, screening and other
regulations of the district in which it is located due
to changes in Code requirements, or annexation.
NONCONFORMING STRUCTURE: A lawful
structure that does not comply with the current
development standards (yard setbacks, lot size,
lot coverage, height, etc.) for its zone, but which
complied with applicable regulations at the time it
was established. Such structures may or may not
be in compliance with other relevant building
codes and regulations.
NONCONFORMING USE: A lawful use of land
that does not comply with the current use regula-
tions (primary, secondary, conditional, etc.) for its
zone, but which complied with applicable regula-
tions at the time the use was established.
NONSTRUCTURAL TRIM: The molding, bat-
tens, caps, nailing strips, latticing, cutouts or let-
ters and walkways which are attached to the sign
structure.
NON-WATER-DEPENDENT USE: Those uses
which are not water-dependent.
NON-WATER-ORIENTED USE: Those uses
which are not water-dependent, water-related, or
water-enjoyment.
NO-PROTEST AGREEMENT: A restrictive cove-
nant signed by the property owner signifying con-
sent to the future formation of a local improve-
ment district by the City of Renton or by property
owners for constructing and paying for street im-
provements.
NORMAL RAINFALL: Rainfall that is at the mean
or within one standard deviation of the mean of
the accumulated annual rainfall record, based
upon the water year for King County as recorded
at the Seattle-Tacoma International Airport by the
graph shown at King County Department of Natu-
ral Resources and Parks’ Water and Land Re-
sources Division’s Hydrologic Information Center
(http://dnr.metrokc.gov/hydrodat/seatacpre-
cip.asp).
NPDES: See RMC 4-6-100.
NURSERIES, HORTICULTURAL: Any land used
to raise, store, or sell trees, shrubs, flowers, and
other plants for sale or for transplanting. This defi-
nition does not include the sale of any of the
above for consumption. Associated retail space is
allowed as an accessory to this use.
(Ord. 3719, 4-11-1983; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4521, 6-5-1995; Ord. 4577,
1-22-1996; Amd. Ord. 4963, 5-13-2002; Ord.
5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord.
5478, 8-3-2009; Ord. 5633, 10-24-2011)
4-11-150 DEFINITIONS O:
OCCASIONAL BREEDER: An owner/tenant with
household pets and/or domestic animals that has
a single litter no more frequently than one time ev-
ery two years and keeps the offspring no longer
than one hundred twenty (120) days.
OFF-SITE SERVICES: See SERVICES, OFF-
SITE.
OFFICE, GENERAL: A place at which the affairs
of a business, profession, service, or industry are
conducted and generally furnished with desks, ta-
bles, files and communication equipment. This
definition includes associated accessory uses in-
cluding but not limited to exercise rooms and caf-
eterias for use by employees and clients. This
definition excludes conference centers, medical
and dental offices, veterinary offices/clinics, city
government offices, other government offices and
facilities, service and social organizations, and
construction/contractor’s offices.
OFFICE, MEDICAL AND DENTAL: Any office
used by physicians, dentists, and/or other medi-
cal professionals to examine, diagnose, and treat
patients, and to administer day-to-day accessory
office functions relating to the medical or dental
practice.
ON-SITE SERVICES: See SERVICES, ON-
SITE.
OPEN RECORD APPEAL: An administrative ap-
peal to a local governmental body or officer, in-
cluding the legislative body, that creates the local
government’s record through testimony and sub-
mission of evidence and information, under pro-
cedures prescribed by RMC 4-8-110.
4-11-160
11 - 31 (Revised 2/15)
OPEN-RUN AREA: An enclosed area that allows
domestic animals and/or household pets to move
about freely within the confines of the enclosure.
Fencing such as residential fencing that is typi-
cally located along property lines and encloses
residential yards is excluded from this definition.
OPEN SPACE: Any physical area that provides
visual relief from the built environment for envi-
ronmental, scenic or recreational purposes. Open
space may consist of developed or undeveloped
areas, including urban plazas, parks, pedestrian
corridors, landscaping, pastures, woodlands,
greenbelts, wetlands and other natural areas, but
excluding stormwater facilities, driveways, park-
ing lots or other surfaces designed for vehicular
travel.
OPEN SPACE: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A land area allowing view, use or passage
which is almost entirely unobstructed by build-
ings, paved areas, or other manmade structures.
OPEN SPACE, CONTIGUOUS: Land perma-
nently set aside as open space located in re-
corded tracts. Contiguous open space lands
typically exclude critical areas such as wetlands
and steep slopes, but may include wetland buf-
fers enhanced with amenities such as pedestrian
trails and seating areas, as well as stormwater
ponds enhanced per the techniques and land-
scape requirements set forth in “The Integrated
Pond,” King County Water and Land Resources
Division.
OPEN SPACE, CONTIGUOUS, URBAN SEP-
ARATOR: Land permanently set aside as open
space located in recorded tracts. Contiguous
open space lands may include critical areas, such
as wetlands and steep slopes, and wetland buf-
fers, as well as stormwater ponds enhanced per
the techniques and landscape requirements set
forth in “The Integrated Pond, King County Water
and Land Resources Division.”
OPERATOR: See RMC 4-5-120G.
ORDINANCE: See RMC 4-9-070R.
ORDINARY HIGH WATER MARK (OHWM): On
lakes and streams, that mark found by examining
the bed and banks and ascertaining where the
presence and action of waters are so common
and usual, and so long continued in all ordinary
years, as to mark upon the soil a character distinct
from that of the abutting upland, in respect to veg-
etation as that condition exists as of the effective
date of regulations, as it may naturally change
thereafter, or as it may change in accordance with
permits issued by the City or State. The following
criteria clarify this mark on lakes and streams:
A. Lakes: Where the ordinary high water mark
cannot be found, it shall be the line of mean high
water.
B. Streams: Where the ordinary high water
mark cannot be found, it shall be the line of mean
high water. For braided streams, the ordinary high
water mark is found on the banks forming the
outer limits of the depression within which the
braiding occurs.
OUTDOOR RETAIL SALES AREAS: Specially
designed areas for the retail sale of automobiles,
small trucks, vans or other similar type motor ve-
hicles. It does not generally include commercially
licensed motor vehicles such as buses or trucks.
OUTSIDE STORAGE: See STORAGE, OUT-
SIDE.
OWNER: See RMC 4-5-120G.
OWNER: (For purposes of the aquifer protection
regulations in RMC 4-3-050, Critical Areas Regu-
lations, and RMC 4-9-015, Aquifer Protection
Area permits, only.) May include a duly authorized
agent or attorney, a purchaser, fiduciary, and/or a
person having vested or contingent interest in the
property and/or facility in question.
(Ord. 4517, 5-8-1995; Ord. 4587, 3-18-1996; Ord.
4716, 4-13-1998; Ord. 4851, 8-7-2000; Ord.
4857, 8-21-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 5100, 11-1-2004; Ord. 5132, 4-4-2005; Ord.
5356, 2-25-2008; Ord. 5633, 10-24-2011; Ord.
5749, 1-12-2015)
4-11-160 DEFINITIONS P:
PARCEL: A unit of land created specifically for
the purpose of tax collection.
PARK: For purposes of the application of setback
requirements for uses regulated by the provisions
of RMC 4-3-010, a “park” is defined as a tract of
land provided by a unit of government to meet the
active and/or passive recreational needs of peo-
ple.
4-11-160
(Revised 2/15)11 - 32
PARK AND RIDE, DEDICATED: A surface park-
ing lot or structured parking garage used for park-
ing of vehicles for commuters using any form of
transit or ridesharing. This definition excludes
commercial or public surface parking and com-
mercial or public structured parking garages.
PARK AND RIDE, SHARED-USE: A pre-existing
parking lot or structured parking garage created
for purposes other than commuter parking that
has specific numbers of spaces or an entire lot or
garage leased to a transit authority to allow com-
muters to park their vehicles to use any form of
transit or ridesharing. This definition excludes
dedicated park and rides, commercial or public
surface parking, and commercial or public struc-
tured parking garage.
PARK, COMMUNITY/REGIONAL: Larger than
neighborhood parks, these are designed for orga-
nized activities and sports, although individual
and family activities are also encouraged. Where
there are no neighborhood parks, the community
or regional park can serve this function. Larger
parks often include one specific use or feature
that makes the park unique. This definition in-
cludes but is not limited to community and re-
gional parks as defined by the City of Renton
Parks Plan, trails for nonmotorized travel, and ac-
cessory uses normal and incidental to parks.
PARK, NEIGHBORHOOD: A combination play-
ground and park designed primarily for nonsuper-
vised, nonorganized recreation activities. They
are generally small in size. This definition includes
but is not limited to community gardens and other
accessory uses normal and incidental to parks.
PARKING, BICYCLE: An off-street space in-
tended for the use of bicycle storage, which in-
cludes a bicycle rack or similar facility that allows
one to lock a bicycle in place.
PARKING GARAGE, STRUCTURED, COM-
MERCIAL OR PUBLIC: A building or structure
which may be located above or below ground,
with stalls accessed via interior aisles, and used
for temporary storage of motor vehicles. Struc-
tured parking can be a stand-alone use or a part
of a building containing other uses. This definition
excludes dedicated park and rides, shared-use
park and rides, and commercial or public surface
parking.
PARKING MODULE: A parking area that meets
maximum physical dimensions as delineated in
the Urban Center Design Overlay regulations.
PARKING, OFF-SITE: Parking for a particular
land use on land separate from the land on which
the use occurs. The use for parking is subject to
a lease or other agreement ensuring the perpet-
ual use of the off-site land for parking.
PARKING SPACE or PARKING STALL: A park-
ing space is any off-street space intended for the
use of temporary vehicular storage for durations
of less than seventy two (72) hours with ingress
and egress to the space easily identifiable. In-
cluded in this definition are the permanent sur-
face, striping, landscaping and other features
required by RMC 4-4-080.
PARKING, SURFACE, COMMERCIAL OR PUB-
LIC: Open lots or grounds with at-grade parking
improvements. This definition excludes dedicated
park and rides, shared-use park and rides, and
commercial and public structured parking ga-
rages.
PARKING, TANDEM: The parking of one motor
vehicle behind another, in a space two (2) car
lengths long, but only one car length wide.
PARTY OF RECORD: Party of record means:
1. The permit applicant;
2. The appellant (if different than the permit
applicant);
3. The City (if different than the appellant);
or
4. Any person or entity who has submitted
timely written or verbal testimony.
PARTY OF RECORD: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) All persons, agencies or organizations
who have submitted written comments in re-
sponse to a notice of application; made oral com-
ments in a formal public hearing conducted on the
application; or notified local government of their
desire to receive a copy of the final decision on a
permit and who have provided an address for de-
livery of such notice by mail.
PASSIVE RECREATION: See RECREATION,
PASSIVE.
4-11-160
11 - 32.1 (Revised 2/15)
PAVED: Surfaced with a hard, smooth surface,
usually consisting of concrete or asphalt under-
lain by a subgrade of crushed rock.
PAVEMENT WIDTH: Width of paved driving and
parking surface, including street gutters as mea-
sured from face of curb to face of curb, or from
edge of pavement where there are no curbs.
PEAK DISCHARGE: The maximum surface wa-
ter runoff rate (cfs) at point of discharge, deter-
mined from the design storm frequency.
PEDESTRIAN CORRIDORS: Areas designated
in the Comprehensive Plan as primary routes for
pedestrian use to connect sub-areas of the City or
regional trail systems, and to provide access to
public facilities.
PEDESTRIAN-ORIENTED DEVELOPMENT/
STREET: Development on a pedestrian-oriented
street is encouraged through master planning,
building location and design guidelines and typi-
cally meets the following criteria: 1) buildings in
scale with the street, one to two (2) stories along
residential/minor collectors and three (3) or more
stories along primary and secondary arterials, 2)
buildings located close to the street/walkway, 3)
at least one pedestrian entry oriented to the
street, and 4) clearly identified sidewalks and/or
grade separated walkways.
(Revised 2/15)11 - 32.2
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4-11-160
11 - 33 (Revised 3/13)
PEDESTRIAN-ORIENTED FACADE: Ground
floor facades featuring characteristics that make
them attractive to pedestrians, including transpar-
ent window area or window displays along the
ground floor facade, primary building entry, and
overhead weather protection along at least sev-
enty-five percent (75%) of the facade.
PEDESTRIAN-ORIENTED SPACE: A publicly
accessible space that includes elements such as
visual and pedestrian access to abutting struc-
tures, paved walking surfaces of either concrete
or unit paving, on-site or building-mounted light-
ing, and public seating areas.
PEDESTRIAN-ORIENTED STREET: See
STREET, PEDESTRIAN-ORIENTED.
PEDESTRIAN-ORIENTED USE: Businesses
typically frequented by and conveniently located
for use by pedestrians.
PERENNIAL: Waters which flow continuously.
PERFORMANCE BOND OR GUARANTEE:
That security which may be accepted in lieu of a
requirement that certain improvements be made
before the City Council approves the final plat, in-
cluding performance bonds, escrow agreements,
and other similar collateral or surety agreements.
PERMIT, SHORELINE: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) Any substantial development, variance,
conditional use permit, or revision authorized un-
der chapter 90.58 RCW.
PERMITTED USES: See USES, PERMITTED.
PERSON: Any person, individual, public or pri-
vate corporation, firm, association, joint venture,
partnership, municipality, government agency, po-
litical subdivision, public officer, owner, lessee,
tenant, other legal entity, or any other entity what-
soever or any combination of such, jointly or sev-
erally.
PETS, HOUSEHOLD: Animals that are generally
kept as part of a household and for the purpose of
companionship. These animals are to include:
dogs, cats, rabbits, caged indoor birds, small ro-
dents, nonvenomous reptiles and amphibians
weighing less than ten (10) pounds, and others of
similar size and characteristics as approved by
the Planning Director.
PIER: A general term including docks and similar
structures consisting of a fixed or floating platform
extending from the shore over the water. This def-
inition does not include overwater trails.
PIPELINE: Buried pipe systems (including all
pipe, pipe joints, fittings, valves, manholes,
sumps, and appurtenances that are in contact
with the substance being transported) utilized for
the conveyance of hazardous materials. Pipe-
lines include, but are not limited to, sanitary sew-
ers, side sewers, storm sewers, leachate
pipelines, and product pipelines.
PLANNED UNIT DEVELOPMENT: (This defini-
tion for RMC 4-3-090, Shoreline Master Program
Regulations, use only.) Special contractual agree-
ment between the developer and a governmental
body governing development of land.
PLANNED URBAN DEVELOPMENT (PUD):
Any development approved and developed in ac-
cordance with the terms of RMC 4-9-150, includ-
ing a subdivision of such land, which develop-
ment may occur at one time or in phases.
PLANNING COMMISSION: That body as defined
in chapters 35.63, 35A.63, or 36.70 RCW as des-
ignated by the legislative body to perform a plan-
ning function or that body assigned such duties
and responsibilities under a city or county charter.
PLANNING DIRECTOR: The individual under the
direction of the Community and Economic Devel-
opment Administrator who plans, organizes, coor-
dinates and directs the City’s Planning Division,
including the development and adoption of the
City’s Comprehensive Plan, zoning, and develop-
ment regulations, or designee. Additionally, the
Planning Director is responsible for application
and enforcement of the City’s zoning, shoreline
management, and environmental ordinances, re-
view and processing of all land use subdivision
permit applications.
PLANT ASSOCIATIONS OF INFREQUENT OC-
CURRENCE: One or more plant species in a
landform type that, because of the rarity of the
habitat or the species involved, or both, or for
other botanical or environmental reasons, do not
often occur in King County.
PLAT: A map or representation of a subdivision,
showing thereon the division of a parcel of land
into lots, blocks, streets, and alleys or other divi-
sion and dedications.
4-11-160
(Revised 3/13)11 - 34
PLAT, FINAL: The final drawing of a subdivision
and dedication prepared for filing for record with
the County Auditor and containing all elements
and requirements set forth in this Title and chap-
ter 58.17 RCW.
PLAT, PRELIMINARY: A drawing of a proposed
subdivision of land into ten (10) or more individual
lots showing the general layout of streets and al-
leys, lots, blocks, and other elements of a subdi-
vision consistent with the requirements of the City
subdivision regulations and chapter 58.17 RCW.
The preliminary plat shall be the basis for the ap-
proval or disapproval of the general layout of a
subdivision.
PLAT, SHORT: The division or redivision of land
into nine (9) or fewer lots, tracts, parcels, sites, or
divisions for the purpose of sale, lease or transfer
of ownership.
POTABLE WATER: See RMC 4-6-100.
POTENTIAL ANNEXATION AREAS: Areas
within the Urban Growth Area that have been des-
ignated for annexation to the City within the twenty
(20) year planning horizon by agreement with
King County as required by the Countywide Plan-
ning Policies and the Growth Management Act.
POTW: See RMC 4-6-100.
PREAPPLICATION MEETING: A conference
held with a project applicant and City representa-
tive(s) in advance of the proposed land use
project application. During the conference, the
City representative(s) inform the applicant of ap-
plicable policies, plans, and requirements as they
apply to the proposed development project.
PRELIMINARY APPROVAL: The official favor-
able action taken on the preliminary plat of a pro-
posed subdivision, metes and bounds descrip-
tion, or dedication, by the City Council following a
duly advertised public hearing.
PRELIMINARY PLAT: See PLAT, PRELIMINARY.
PRESCHOOL: Nursery schools or kindergartens
which are engaged primarily in educational work
with children and in which no child is enrolled on
a regular basis for more than four (4) hours per
day.
PRESSURE VACUUM BREAKER: See RMC
4-6-100.
PRIMARY CONTAINMENT: See RMC 4-5-120G.
PRIORITY HABITAT AND SPECIES: Habitats
and species of importance and concern as identi-
fied by the Washington State Department of Wild-
life Priority Habitat and Species Program. “Priority
habitats” are habitat types with unique or signifi-
cant value to many species. An area classified
and mapped as priority habitat must have one or
more of the following attributes:
1. Comparatively high fish and wildlife den-
sity.
2. Comparatively high fish and wildlife spe-
cies diversity.
3. Important fish and wildlife breeding habi-
tat.
4. Important fish and wildlife seasonal
ranges.
5. Important fish and wildlife movement cor-
ridors.
6. Limited availability.
7. High vulnerability to habitat alteration.
8. Unique or dependent species.
“Priority species” are fish and wildlife species re-
quiring protective measures and/or management
guidelines to ensure their perpetuation.
PRIVATE HYDRANT: A fire hydrant situated and
maintained to provide water for firefighting pur-
poses with restrictions as to use. The location
may be such that it is not readily accessible for
immediate use by the fire authority for other than
certain private property.
PRODUCT TIGHT: See RMC 4-5-120G.
PROJECTION: The distance by which a sign ex-
tends over public property or beyond the building
line.
PROPERTY OWNERS’ ASSOCIATION: See
HOMEOWNERS’ ASSOCIATION.
PROPONENT: See APPLICANT.
PUBLIC ACCESS: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
4-11-180
11 - 35 (Revised 3/13)
use only.) A means of physical approach to and
along the shoreline available to the general pub-
lic. This may also include visual approach.
PUBLIC AQUATIC LANDS: Land managed by
the Washington State Department of Natural Re-
sources (DNR) located inside the designated in-
ner harbor line.
PUBLIC FACILITIES: Streets, roads, highways,
sidewalks, street lighting systems, traffic signals,
domestic water systems, storm and sanitary
sewer systems, park and recreation facilities,
schools, public buildings.
PUBLIC INTEREST: (This definition for RMC 4-3-
090, Shoreline Master Program Regulations, use
only.) The interest shared by the citizens of the
State or community at large in the affairs of gov-
ernment, or some interest by which their rights or
liabilities are affected including, but not limited to,
an effect on public property or on health, safety, or
general welfare resulting from a use or develop-
ment.
PUBLIC USE SUFFIX: A mapping overlay desig-
nation used to identify publicly owned, operated,
or leased land and facilities and the uses con-
tained therein.
PUBLICLY OWNED TREATMENT WORKS: See
RMC 4-6-100.
PUBLIC WORKS ADMINISTRATOR: The Ad-
ministrator of the Public Works Department or
designee.
(Ord. 3719, 4-11-1983; Ord. 4007, 7-14-1986;
Ord. 4039, 1-19-1987; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord.
4517, 5-8-1995; Ord. 4521, 6-5-1995; Ord. 4522,
6-5-1995; Ord. 4577, 1-22-1996; Ord. 4827,
1-24-2000; Ord. 4835, 3-27-2000; Ord. 4840,
5-8-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5028, 11-24-2003; Ord. 5080,
6-14-2004; Ord. 5124, 2-7-2005; Ord. 5137,
4-25-2005; Ord. 5356, 2-25-2008; Ord. 5470,
7-13-2009; Ord. 5478, 8-3-2009; Ord. 5519,
12-14-2009; Ord. 5520, 12-14-2009; Ord. 5529,
3-8-2010; Ord. 5571, 11-15-2010; Ord. 5633,
10-24-2011; Ord. 5675, 12-3-2012; Ord. 5676,
12-3-2012)
4-11-170 DEFINITIONS Q:
QUALIFIED PROFESSIONAL: A person with ex-
perience and training in the pertinent scientific
discipline, and who is a qualified scientific expert
with expertise appropriate for the relevant subject
in accordance with WAC 365-195-905(4). A qual-
ified professional must have obtained a B.S. or
B.A. or equivalent degree in biology, and profes-
sional experience related to the subject habitat or
species.
(Ord. 5137, 4-25-2005)
4-11-180 DEFINITIONS R:
RAILROAD YARDS: An area for the switching,
storing, assembling, distributing, consolidating,
moving, repairing, weighing or transferring of
cars, trains, engines, locomotives, and rolling
stock.
REAR YARD: See YARD REQUIREMENT.
REASONABLE USE: A legal concept that has
been articulated by federal and state courts in
regulatory takings issues.
RECEIVING BODIES OF WATER: Creeks,
streams, rivers, lakes, storm sewers, wetlands
and other bodies of water into which surface wa-
ters are directed, either naturally or in manmade
ditches or open and closed systems.
RECOGNIZED HIGHER RISK: The handling,
processing or storage of flammable, explosive,
blasting or toxic agents and their related pro-
cesses and/or activities which are generally con-
sidered as high hazard occupancy by agencies
and/or publications, which include but are not lim-
ited to the Washington Surveying and Rating Bu-
reau, the American Insurance Association as per
its Fire Prevention Code and National Building
Code, as the same may be amended from time to
time as posing a higher risk on its neighbors and/
or adjacent or nearby properties natural or man-
made waterways, or which may tend to endanger
environmental qualities before special actions are
taken to mitigate adverse characteristics.
RECREATION: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) The refreshment of body and mind through
forms of play, amusement or relaxation. The rec-
reational experience may be active, such as boat-
ing, fishing, and swimming, or may be passive
4-11-180
(Revised 3/13)11 - 36
such as enjoying the natural beauty of the shore-
line or its wildlife. This definition includes both
public and private facilities.
RECREATION, ACTIVE: Leisure-time activities
sometimes requiring equipment and taking place
at prescribed places, sites, or fields. Active recre-
ation includes such activities as swimming, boat-
ing, tennis, fishing, soccer, etc.
RECREATION, PASSIVE: Activities that involve
relatively inactive or less energetic activities, such
as walking, sitting, reading, picnicking, and card,
board, or table games.
RECREATIONAL FACILITIES, INDOOR: A
place designed and equipped for the conduct of
sports and leisure-time activities within an en-
closed space. Examples include gymnasiums,
amusement arcades, health and fitness clubs, in-
door tennis and racquetball courts, bowling al-
leys, and indoor swimming pools. This definition
excludes indoor sports arenas, auditoriums, and
exhibition halls.
RECREATIONAL FACILITIES, OUTDOOR: A
place designed and equipped for the conduct of
sports and leisure-time activities with little or no
enclosed space. Examples include: private (com-
mercial or private club) outdoor tennis courts, pri-
vate outdoor swimming pools, batting cages,
amusement parks, miniature golf courses, golf
driving ranges, and playgrounds. This definition
excludes marinas, parks, golf courses and out-
door sports arenas.
RECREATIONAL VEHICLE: A vehicle that is:
1. Built on a single chassis; and
2. Four hundred (400) square feet or less
when measured at the largest horizontal pro-
jection; and
3. Designed to be self-propelled or perma-
nently towable by a light duty truck; and
4. Designed primarily not for use as a per-
manent dwelling but as temporary quarters
for recreational, camping, travel, or seasonal
use.
This definition includes, but is not limited to, motor
homes and travel trailers.
RECYCLABLES: Newspaper, uncoated mixed
paper, aluminum, glass and metal food and bev-
erage containers, polyethylene terepthalate (PET
#1) plastic bottles, high density polyethylene
(HDPE #2) plastic bottles, and such other materi-
als that the City and contractor determine to be
recyclable.
RECYCLABLES DEPOSIT AREA: In multi-fam-
ily residences, commercial, industrial and other
nonresidential development, the area(s) where
recyclables will be stored.
RECYCLING COLLECTION AND PROCESS-
ING CENTER: A facility where collected recycla-
ble items are brought for sorting, compaction,
transfer, and/or processing including changing
the form of materials.
RECYCLING COLLECTION STATION: A con-
tainer or containers for the collection of second-
hand goods and recyclable materials.
REFUSE: A term synonymous with municipal
solid waste (MSW) including all accumulations of
waste matters discarded as of no further value to
the owner, such as kitchen and table waste, wrap-
pings and small discarded containers, and small
dead animals weighing not over fifteen (15)
pounds, but shall exclude all manure, sewage,
large dead animals, petroleum products, clean-
ings from public and private catch basins,
washracks or sumps, bulk waste, recyclables,
yard waste and special or hazardous wastes.
REGULATED ACTIVITY: (For chapter 4-3 RMC,
Critical Area Regulation Use only.) All existing
and proposed activities located within a regulated
critical area or critical area buffer.
REGULATED SUBSTANCES: See RMC
4-5-120G.
RELIGIOUS INSTITUTIONS: Churches, syna-
gogues, temples and other places where gather-
ing for worship is the principle purpose of the use.
Typical accessory uses associated with this use
include licensed day care facilities, playground,
community meeting facilities, and private schools,
rectory or convent, and offices for administration
of the institution.
REMOVAL OF VEGETATION: The actual re-
moval or causing the effective removal through
damaging, poisoning, root destruction or other di-
4-11-180
11 - 37 (Revised 2/15)
rect or indirect actions resulting in the death of a
tree or other vegetation.
RENTAL UNIT: Any dwelling unit which is occu-
pied pursuant to a lawful rental agreement, oral or
written, express or implied, which was not owned
as a condominium unit or cooperative unit on the
effective date of RMC 4-9-040, Condominium
Conversion Regulations. A dwelling unit in a con-
verted building for which there has been no ac-
ceptance of an offer of sale as of October 15,
1979, shall be considered a rental unit.
REPAIR or MAINTENANCE: An activity that re-
stores the character, scope, size, or design of a
serviceable area, structure, or land use to its pre-
viously existing, authorized and undamaged con-
dition. Activities that change the character, size,
or scope of a project beyond the original design
are not included in this definition.
RESEARCH – SCIENTIFIC (SMALL SCALE):
The gathering of data, information, and facts for
the advancement of knowledge. Small scale re-
search is generally sponsored by an organization
or government agency. Facilities may consist of
temporary offices, sheds, or structures that have
a small footprint. The uses have only limited im-
pact on the underlying use of the site or environ-
ment as determined by the Community and
Economic Development Administrator. Such sci-
entific research may be conducted in a building or
in the field, may include investigation, testing or
experimentation for study, research education,
mitigation, and demonstration of scientific princi-
ples and may be temporary in nature.
RESTRICTIVE COVENANT: A restriction on the
use of land set forth in a formal binding agree-
ment running with the land and binding upon sub-
sequent owners of the property.
RETAIL, BIG-BOX: An indoor retail or wholesale
use in a building no less than seventy five thou-
sand (75,000) square feet of gross floor area and
typically requires a high parking-to-building area
ratio. Big-box retail buildings are typically single-
story structures, with a mass that stands more
than thirty feet (30') tall. Big-box retail/wholesale
sales can include, but are not limited to, member-
ship warehouse clubs that emphasize bulk sales,
discount stores, and outlet stores. This definition
excludes vehicle sales, outdoor retail sales, and
adult retail uses.
RETAIL SALES: Establishments within a perma-
nent structure engaged in selling goods or mer-
chandise to the general public for personal or
household consumption and rendering services
incidental to the sale of such goods. This defini-
tion includes multi-story retail use buildings
greater than seventy five thousand (75,000)
square feet that have a minimum of two (2) stories
dedicated to retail sales. This definition also in-
cludes department stores, retail shops, grocery
stores and large format retailers developing using
a multi-story format. This definition excludes adult
retail uses, vehicle sales, one-story big-box retail,
outdoor retail sales, eating and drinking establish-
ments, and taverns.
RETAIL SALES, OUTDOOR: The display and
sale of products and services primarily outside of
a building or structure, including but not limited to
garden supplies, tires and motor oil, farmers mar-
kets, manufactured homes, burial monuments,
building and landscape materials, and lumber
yards. This definition excludes adult retail uses,
or vehicle sales.
RETAINING WALL: A wall designed to resist lat-
eral earth and/or fluid pressures, including any
surcharge, in accordance with accepted engi-
neering practice. For the purposes of this Title, a
“rockery” or “rock wall” is a type of retaining wall.
Structural components of stormwater facilities
shall not be interpreted to be a retaining wall.
RETAINING WALL HEIGHT: The vertical dis-
tance measured from the bottom of the footing to
the finish grade at the top of the wall (i.e., upper
soil grade).
RETAINING WALL HEIGHT, EXPOSED: The
vertical distance measured from the finish grade
at the bottom of the wall (i.e., lower soil grade) to
the finish grade at the top of the wall (i.e., upper
soil grade). This height does not include the depth
of footing below grade.
RIPARIAN AREA: The upland area immediately
adjacent to and paralleling a body of water and is
usually composed of trees, shrubs and other
plants. Riparian functions include bank and chan-
nel stability, sustained water supply, flood stor-
age, recruitment of woody debris, leaf litter,
nutrients, sediment and pollutant filtering, shade,
shelter, and other functions that are important to
both fish and wildlife.
4-11-190
(Revised 2/15)11 - 38
ROADWAY: That portion of a street intended for
the accommodation of vehicular traffic, generally
within curb lines.
ROCKERY: One or more courses of rocks
stacked against an exposed soil face to protect
the soil face from erosion and sloughing. The bot-
tom course of rocks bears on the foundation soils
and the upper rocks bear partially or entirely on
the rocks below. A rockery is also known as a
“rock wall.”
ROOFS, PITCHED: A shed, gabled or hipped
roof having a slope or pitch of at least one foot (1')
rise for each four feet (4') of horizontal distance in
the direction of the slope or pitch of the roof.
ROUTINE VEGETATION MANAGEMENT: Tree
and other vegetation management undertaken as
part of a regularly scheduled program of mainte-
nance and repair of property.
(Ord. 3366, 10-15-1979; Ord. 4346, 3-9-1992;
Ord. 4351, 5-4-1992; Ord. 4367, 9-14-1992; Ord.
4426, 11-8-1993; Ord. 4521, 6-5-1995; Ord.
4522, 6-5-1995; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord.
5137, 4-25-2005; Ord. 5355, 2-25-2008; Ord.
5387, 6-9-2008; Ord. 5432, 12-8-2008; Ord.
5589, 2-28-2011; Ord. 5633, 10-24-2011; Ord.
5676, 12-3-2012; Ord. 5747, 1-12-2015)
4-11-190 DEFINITIONS S:
SALES/MARKETING TRAILERS, ON-SITE:
Trailers used for temporary on-site sales and mar-
keting of developments and/or construction sites.
SALMONID MIGRATION BARRIER: An in-
stream blockage that consists of a natural drop
(no human influence) with an uninterrupted slope
greater than one hundred percent (100%) (forty
five (45) degree angle) and a height in excess of
eleven (11) vertical feet within anadromous
salmon-bearing waters or a height in excess of
three (3) vertical feet within resident trout-only
bearing waters. Human-made barriers to salmo-
nid migration (e.g., culverts, weirs, etc.) shall be
considered barriers to salmonid migration by this
definition, only if they were lawfully installed; per-
manent; present a complete barrier to salmonid
passage based on hydraulic drop, water velocity,
water depth, or any other feature which would
prevent all salmonids from passing upstream;
and in the opinion of the Community and Eco-
nomic Development Administrator cannot be
modified to provide salmonid passage without re-
sulting in significant impacts to other environmen-
tal resources, major transportation and utility
systems, or to the public, and would have signifi-
cant expense. For the purposes of this definition,
“significant expense” means a cost equal to or
greater than fifty percent (50%) of the combined
value of the proposed site buildings, structures,
and/or site improvements, and existing buildings,
structures, and/or site improvements to be re-
tained.
SCHOOLS/STUDIOS, ARTS AND CRAFTS:
Schools and studios for education in various arts
and crafts including but not limited to photogra-
phy, dance, music, and language skills.
SCOUR: The erosive action of running water in
streams, which excavates and carries away ma-
terial from the bed and banks. Scour may occur in
both earth and solid rock material.
SECONDARY CONTAINMENT: See RMC
4-5-120G.
SECURE COMMUNITY TRANSITION FACILITY
(SCTF): A residential facility for persons civilly
committed and conditionally released to a less re-
strictive alternative under chapter 71.09 RCW. A
secure community transition facility has supervi-
sion and security, and either provides or ensures
the provision of sex offender treatment services.
Secure community transition facilities include but
are not limited to the facilities established pursu-
ant to RCW 71.09.250 and any community-based
facilities established under chapter 71.09 RCW
and operated by or under contract with the Wash-
ington State Department of Social and Health
Services. (Ord. 4982, 9-23-2002)
SEGREGATION: Division of land into lots or
tracts each of which is one-one hundred twenty
eighth (1/128) of a section of land or larger, or five
(5) acres or larger if the land is not capable of de-
scription as a fraction of a section of land.
SENSITIVE AREAS: See CRITICAL AREAS.
SEPA: The State Environmental Policy Act of
1971 (chapter 43.21C RCW).
SERVICE AND SOCIAL ORGANIZATIONS: An
incorporated or unincorporated nongovernmental
or private association of persons organized for so-
4-11-190
11 - 38a (Revised 2/15)
cial, education, literary or charitable purposes.
This definition also includes community meeting
halls, philanthropic institutions, private clubs, fra-
ternal or nonprofit organizations, and social ser-
vice organizations. This definition excludes reli-
gious institutions and offices, and government
facilities.
SERVICEABLE: Presently usable.
SERVICES, OFF-SITE: Establishments primarily
engaged in providing individual or professional
services at the customer’s home or place of busi-
ness. Examples of off-site services include, but
are not limited to, temporary employment ser-
vices, janitorial services, and professional house
cleaner services. This definition excludes service
and social organizations and on-site services.
SERVICES, ON-SITE: Establishments primarily
engaged in providing individual or professional
services within the place of business, such as
beauty and barber shops, retail laundry and dry-
cleaning including coin-operated, garment alter-
ations and repair, photo studios, shoe repair, pet
grooming, photography and photo reproduction,
real estate offices, personal accountants, enter-
tainment media rental or other indoor rental ser-
vices, and repair of personal or household items,
except for vehicle repair. This definition excludes
adult retail uses, service and social organizations,
and off-site services.
SETBACK: The minimum required distance be-
tween the building footprint and the property line
and any private access easement or tract. For lots
containing private access easements, setbacks
are the minimum required distance between the
building footprint and the easement. A setback is
measured perpendicularly from a lot line or pri-
vate easement access to the outer wall of the
structure. In the case where a structure does not
have an outer wall, such as a carport, the mea-
surement shall be to the posts of such structure,
unless otherwise determined by the Department
of Community and Economic Development.
SETBACK: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A required open space specified in the
Shoreline Master Program, measured horizon-
tally upland from and perpendicular to the
OHWM.
SETBACK LINE, LEGAL: The line established by
ordinance beyond which no building may be built.
SEWAGE: See RMC 4-6-100.
SEWAGE DISPOSAL AND TREATMENT
PLANTS: A facility designed for the collection, re-
moval, treatment, and disposal of waterborne
sewage. This definition excludes disposal facili-
ties.
SEWAGE TREATMENT PLANT: See RMC
4-6-100.
SEWAGE WORKS: See RMC 4-6-100.
(Revised 2/15)11 - 38b
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4-11-190
11 - 38.1 (Revised 12/11)
SEWER: See RMC 4-6-100.
SEWER, BUILDING: See RMC 4-6-100.
SEWER, PUBLIC: See RMC 4-6-100.
SEWER, SANITARY: See RMC 4-6-100.
SHARED PARKING: Use of a parking area for
more than one use.
SHOPPING CENTER: A group of buildings,
structures and/or uncovered commercial areas,
or a single building containing four (4) or more in-
dividual commercial establishments, planned, de-
veloped and managed as a unit related in location
and type of shops to the trade areas that the unit
serves.
SHORELAND or SHORELAND AREAS: Those
lands extending landward for two hundred feet
(200') in all directions, as measured on a horizon-
tal plane from ordinary high water mark; flood-
ways and contiguous floodplain areas landward
two hundred feet (200') from such floodways; and
all marshes, bogs, swamps, and river deltas, as-
sociated with streams, lakes and tidal waters
which are subject to the provisions of the State
Shorelines Management Act. For purposes of de-
termining jurisdictional area, the boundary will be
either two hundred feet (200') from the ordinary
high water mark, or two hundred feet (200') from
the floodway, whichever is greater.
SHORELINE STABILIZATION: Structural and
nonstructural methods to address erosion im-
pacts to property and dwellings, businesses, or
structures caused by natural processes, such as
currents, floods, tides, wind, or wave action.
SHORELINES: All of the water areas of the State
regulated by the City of Renton, including reser-
voirs, and their associated shorelands, together
with the lands underlying them, except:
1. Shorelines of statewide significance.
2. Shorelines on segments of streams up-
stream of a point where the mean annual flow
is twenty (20) cubic feet per second or less
and the wetlands associated with such up-
stream segments.
3. Shorelines on lakes less than twenty (20)
acres in size and wetlands associated with
such small lakes.
SHORELINES OF STATEWIDE SIGNIFI-
CANCE: Those shorelines described in RCW
90.58.030(2)(e).
SHORELINES OF THE STATE: The total of all
“shorelines” and “shorelines of statewide signifi-
cance” regulated by the City of Renton.
SHORT PLAT: The map or representation of a
short subdivision. See PLAT, SHORT.
SHORT SUBDIVISION: See PLAT, SHORT.
SIDE SEWER: See RMC 4-6-100.
SIDE SEWER STUB: See RMC 4-6-100.
SIDE YARD: See YARD REQUIREMENT.
SIDEWALK: A concrete walkway separated from
the roadway by a curb, planting strip or roadway
shoulder.
SIGHT TRIANGLE: See CLEAR VISION AREA.
4-11-190
(Revised 12/11)11 - 38.2
SIGN: Any medium, including merchandise, its structure and component parts, that is used or intended to
be used to attract attention to the subject matter for advertising purposes. Signs do not include sculptures,
wall paintings, murals, collages, and other design features determined to be public art by the City.
SIGN, A-FRAME: See SIGN, PORTABLE.
SIGN, ANIMATED: A sign with action or motion,
flashing or color changes requiring electrical en-
ergy, electronic or manufactured source of supply,
but not including revolving signs or wind actuated
elements such as flags or banners.
SIGN AREA: A measurement of the total area of
a sign visible from any one viewpoint or direction,
excluding the sign support structure, architectural
embellishments, or, framework that contains no
written copy, or does not form part of the sign
proper or of the display. Freestanding letters or
characters, where no background is specially pro-
vided, shall be measured by determining the
smallest rectangle or polygon that encloses the
extreme limits of the shapes to be used.
SIGN, COMBINATION: Any sign incorporating
any combination of the features of pole, project-
ing and roof signs.
SIGN, ELECTRIC: Any sign containing or utiliz-
ing electrical wiring, but not including signs illumi-
nated by an exterior light source.
SIGN, ELECTRONIC MESSAGE BOARD: Signs
whose alphabetic, pictographic, or symbolic infor-
mational content can be changed or altered on a
fixed display screen composed of electrically illu-
minated segments.
SIGN, FREESTANDING: A sign wholly sup-
ported by a sign structure in the ground.
SIGN, GROUND: A type of freestanding sign,
other than a freestanding pole sign, in which the
sign is in contact with or close to the ground, has
a solid base anchor, and is independent of any
other structure.
SIGN HEIGHT: Measured as the distance from
grade, unless otherwise designated, to the top of
the sign or sign structure.
SIGN, ON-PREMISES: A sign which displays
only advertising copy strictly incidental to the law-
ful use of the premises on which it is located, in-
cluding signs or sign devices indicating the
business transacted at, services rendered, goods
sold or produced on the immediate premises,
name of the business, person, firm or corporation
occupying the premises.
SIGN, POLITICAL: Signs advertising a candidate
or candidates for public, elective office or a politi-
cal party, or signs urging a particular vote or ac-
tion on a public issue decided by ballot whether
partisan or nonpartisan.
SIGN, PORTABLE: A sign not permanently af-
fixed which is designed for or capable of move-
ment, except for those signs explicitly designed
for people to carry on their persons or which are
permanently affixed to motor vehicles.
A. Sign, A-Frame: A nonilluminated type of por-
table sign comprised of hinged panels configured
in the shape of the alphabetic letter “A.” These
signs contact the ground but not are not anchored
This figure illustrates the different sign types and is not indicative
of permissible type or number of signs.
BUILDING FACADE
TEMPORARY SIGN
MARQUEE
MARQUEE SIGN
FREESTANDING OR
POLE SIGN
PROJECTING
SIGN
FREESTANDING, MONUMENT
OR GROUND SIGN
WALL SIGN
ROOF
AWNING SIGN
4-11-190
11 - 38.3 (Revised 12/11)
to the ground and are independent of any other
structure.
SIGN, PRIMARY ENTRY: A type of freestanding
sign, other than a pole sign, of ten feet (10') or
less in height, in which the sign is in contact with
the ground, has a solid base anchor, and is inde-
pendent of any other structure and serves the
function of directing customers to the main en-
trance of a multi-tenant building or multi-building
complex.
SIGN, PROJECTING: A sign other than a wall
sign which projects from and is supported by a
wall or a building or structure, and does not ex-
tend above any adjacent parapet or roof of the
supporting building.
SIGN, REAL ESTATE: A sign advertising and/or
directing individuals to the sale, rent or lease of
property.
A. Commercial Real Estate Banner Sign: A
sign of any shape made of lightweight fabric or
similar material that is mounted to a building by
any means, and indicating that the property is for
sale, rent, or lease. National flags, state or munic-
ipal flags, holiday flags, or the official flag of any
institution or business shall not be considered
banners.
B. Decorative Real Estate Flag: A portion of
lightweight fabric or similar material, supported by
a vertical or horizontal staff, intended to flutter in
the wind, and is used to attract attention to any
type of residential development for sale, rent, or
lease. National flags, state or municipal flags, hol-
iday flags, or the official flag of any institution or
business shall not be considered banners.
C. Freestanding Real Estate Signs: Any type
of nonilluminated freestanding sign, indicating
that the property on which it is located, is for sale,
rent, or lease. This sign type includes yardarm or
ground signs.
D. Open House Sign: A nonilluminated type of
portable sign comprised of hinged panels config-
ured in the shape of the alphabetic letter “A,” no
larger than thirty two inches wide by thirty six
inches high (32" by 36") per each sign face. The
sign text for an open house sign contains the
phrase: “open” or “for sale” or “for rent” or “for
lease.”
E. Real Estate Directional Sign: Any nonillu-
minated type of freestanding sign that provides
direction to property(ies) for sale, rent, or lease.
Within the City Center Sign Regulation Bound-
aries (as shown in RMC 4-4-100H3), real estate
directional signs may also include portable signs
comprised of hinged panels configured in the
shape of the alphabetic letter “A.”
F. Real Estate Sign Kiosk: A City-approved
monument style sign in the public right-of-way or
on private property consolidating numerous real
estate directional signs and designed to reduce
sign clutter.
G. Real Estate Sign Kiosk Directional Panel:
A sign affixed within an approved real estate sign
kiosk indicating direction to various real estate
developments.
SIGN, ROOF: A sign erected upon or above a
roof or parapet of a building or structure.
SIGN STRUCTURE: Any structure which sup-
ports or is capable of supporting any sign as de-
fined in this Title. A sign structure may be a single
pole and may not be an integral part of the build-
ing.
SIGN, TEMPORARY: Any sign, banner, or adver-
tising display constructed of cloth, canvas, light
fabric, cardboard, wallboard or other light materi-
als, with or without frames, or advertising device
intended to be displayed only for a limited period
of time including the following types of signs:
A. Advertising Device: Balloons, flags, inflat-
able statuary and figures, light strings, pennants/
streamers, portable readerboards, searchlights,
wind-animated devices, and similar devices of a
carnival nature.
B. Balloon: A spherical, flexible, nonporous
bag inflated with air or gas lighter than air, such as
helium, and intended to float in the air.
C. Banner: Any sign of lightweight fabric or sim-
ilar material that is mounted to a pole and/or build-
ing by any means. National flags, state or
municipal flags, holiday flags, or the official flag of
any institution or business shall not be considered
banners. A banner is not defined by shape and
may be square, rectangular, round, triangular/
pennant shaped, etc.
4-11-190
(Revised 12/11)11 - 38.4
1. Banner, Pole Hung: A banner attached
at its top and bottom to a pole or light stan-
dard by extensions from the pole.
2. Banner, Pole/Wall Strung: A banner at-
tached at its top and bottom corners strung
between buildings, poles, and/or light stan-
dards.
3. Banner, Wall Hung: A banner attached
to a building and where the banner lies flat
against the building surface at all times.
D. Devices of a Carnival Nature: All temporary
signs, advertising devices, lights, and other
means of attracting attention, which are com-
monly associated with carnival settings, and
which are not otherwise specifically identified in
the Renton Municipal Code. Fabric or plastic
bunting shall be considered one type of carnival
device.
E. Flag: A piece of cloth or plastic, supported by
a vertical or horizontal staff, which is intended to
flutter in the wind.
4-11-190
11 - 39 (Revised 5/08)
F. Inflatable Statuary: An advertising device
that is inflated and the likeness of an animate or
inanimate object or cartoon figure is used to at-
tract attention, advertise, promote, market, or dis-
play goods and/or services.
G. Manual Message Board: Any sign that is
designed so that characters, letters, or illustra-
tions can be changed or rearranged by hand with-
out altering the face or the surface of the sign.
H. Pennant/Streamer: An individual object
and/or series of small objects made of lightweight
plastic, fabric, or other material, which may or
may not contain text, which is suspended from
and/or twined around a rope, wire, or string.
I. Readerboards, Portable: A sign which is
self-supporting but not permanently attached to
the ground or building and can be moved from
one location to another and is typically internally
illuminated. Portable readerboards are also
known as “trailer signs.”
J. Sign, Rigid Portable: A sign which is not
permanently affixed and designed for or capable
of movement. Those signs explicitly designed for
people to carry on their persons or which are per-
manently affixed to motor vehicles are considered
to be rigid portable signs. A rigid portable sign is
not considered to be a portable readerboard or
“trailer sign.”
K. Sign, Window: Any sign, temporary or per-
manent, designed to communicate information
about an activity, business, commodity, event,
sale, or service, that is placed inside a window. In-
terior display of merchandise for sale, including
accessory mannequins and other props, shall not
be considered window signs.
L. Wind-Animated Object: Any device, e.g.,
windsocks, pinwheels, whirligigs, etc., whose pri-
mary movements are caused by the wind or at-
mospheric conditions, attached by a tether. A
balloon or inflatable statuary, with or without
moveable parts, is not considered a wind-ani-
mated object.
SIGN, TRADITIONAL MARQUEE: A sign typi-
cally associated with movie theaters, performing
arts theaters, and theatrical playhouses. The sign
is attached flat against and parallel to the surface
of a marquee structure. In addition, a changeable
copy area is included where characters, letters, or
illustrations can be changed or rearranged with-
out altering the face or the surface of the sign.
SIGN, UNDER MARQUEE: A lighted or unlighted
display attached to the underside of a marquee
protruding over public or private sidewalks. Under
marquee signs may also be called “under awning”
or “under canopy” signs.
SIGN, WALL: Any sign painted, attached or
erected against the wall of a building or structure,
with the exposed face of the sign in a plane paral-
lel to the plane of said wall. In order to be consid-
ered a wall sign, a sign may not extend above any
adjacent parapet or the roof of the supporting
building.
SIGNIFICANT #2 RATING: A rating assigned to
wetlands in King County that are greater than one
acre in size; equal to or less than one acre in size
and having a forested vegetation class; or the
presence of heron rookeries or raptor nesting
trees.
SINGLE-WALLED: See RMC 4-5-120G.
SITE PLAN: A detailed plan drawing, prepared to
scale, showing accurate boundaries of a site and
the location of all buildings, structures, uses, and
principal site development features proposed for
a specific parcel of land.
SLOPE: An inclined ground surface the inclina-
tion of which is expressed as a ratio of horizontal
distance to vertical distance, which may be regu-
lated or unregulated.
SLOPE, STEEP: A hillside, or portion thereof,
which falls into one of two (2) classes of slope,
sensitive or protected.
A. Slope, Protected: A hillside, or portion
thereof, with an average slope, as identified in the
City of Renton Steep Slope Atlas or in a method
approved by the City, of forty percent (40%) or
greater grade and having a minimum vertical rise
of fifteen feet (15').
B. Slope, Sensitive: A hillside, or portion
thereof, characterized by: (1) an average slope,
as identified in the City of Renton Steep Slope At-
las or in a method approved by the City, of twenty
five percent (25%) to less than forty percent
(40%); or (2) an average slope, as identified in the
City of Renton Steep Slope Atlas or in a method
approved by the City, of forty percent (40%) or
4-11-190
(Revised 5/08)11 - 40
greater with a vertical rise of less than fifteen feet
(15'), abutting an average slope, as identified in
the City of Renton Steep Slope Atlas or in a
method approved by the City, of twenty five per-
cent (25%) to forty percent (40%). This definition
excludes engineered retaining walls.
SMP: City of Renton’s Shoreline Master Program.
SOIL ENGINEER: A licensed civil engineer expe-
rienced and knowledgeable in the practice of soil
engineering.
SOIL ENGINEERING: The application of the
principles of soil mechanics in the investigation,
evaluation and design of civil works involving the
use of earth or other materials and the inspection
and testing of the construction thereof.
SOIL ENGINEERING REPORT: A report includ-
ing data regarding the nature, distribution, and
strength of existing soils, conclusions and recom-
mendations for grading procedures and design
criteria for corrective measures when necessary,
and options and recommendations covering ade-
quacy of sites to be developed by the proposed
grading.
SOLAR ACCESS: Sunlight exposure on land
without impairment by other development.
SOLID WASTE: Shall be defined as per Minimal
Functional Standards for Solid Waste Handling,
WAC 173-304-100(73).
SPECIFIED ANATOMICAL AREAS:
1. Less than completely and opaquely cov-
ered human genitals, anus, pubic region, but-
tock, or female breast below a point immedi-
ately above the top of the areola; or
2. Human male genitals in a discernibly tur-
gid state, even if completely and opaquely
covered.
SPECIFIED SEXUAL ACTIVITIES:
1. Human genitals in a state of sexual stim-
ulation or arousal;
2. Acts of human masturbation, sexual inter-
course, sodomy, oral copulation, or bestiality;
3. Fondling or other erotic touching of hu-
man genitals, pubic region, buttocks, or fe-
male breasts, whether clothed or unclothed,
of oneself or of one person by another; or
4. Excretory functions as part of or in con-
nection with any of the activities set forth in
this definition.
SPORTS ARENAS, AUDITORIUMS, AND EXHI-
BITION HALLS, INDOOR: A large enclosed facil-
ity used for professional, semi-professional
spectator sports, arena concerts, expositions,
and other large-scale public gatherings. This def-
inition includes stadiums, concert halls, auditori-
ums, exhibition halls, and accessory eating and
drinking establishments. This definition excludes
sports arenas or stadiums associated with
schools, cultural facilities, movie theaters, and
entertainment clubs.
SPORTS ARENAS, OUTDOOR: A large outdoor
facility used for professional, semi-professional
spectator sports, arena concerts, and other large-
scale public gatherings. This definition includes
but is not limited to stadiums, concert arenas, and
accessory eating and drinking establishments.
This definition excludes sports arenas or stadi-
ums associated with schools, cultural facilities,
movie theaters, and entertainment clubs.
STABLES, COMMERCIAL: A land use on which
large lot domestic animals are kept for sale or hire
to the public. Breeding, boarding, or training of
large lot domestic animals may also be con-
ducted.
STACKING SPACE: The space specifically des-
ignated as a waiting area for vehicles whose oc-
cupants will be patronizing a drive-through
business. Such space is considered to be located
directly alongside a drive-in window, facility or en-
trance used by patrons and in lanes leading up to
the business establishment.
START OF CONSTRUCTION: Includes substan-
tial improvement and means the date the building
permit was issued; provided, the actual start of
construction, repair, reconstruction, placement or
other improvement was within one hundred
eighty (180) days of the permit date. The actual
start means either the first placement of perma-
nent construction of a structure on a site, such as
the pouring of slab or footings, the installation of
piles, the construction of columns, or any work
beyond the stage of excavation; or the placement
of a manufactured home on a foundation. Perma-
4-11-190
11 - 41 (Revised 4/12)
nent construction does not include land prepara-
tion, such as clearing, grading and filling; nor
does it include the installation of streets and/or
walkways; nor does it include excavation for a
basement, footings, piers, or foundation or the
erection of temporary forms; nor does it include
the installation on the property as accessory
buildings, such as garages or sheds not occupied
as dwelling units or not part of the main structure.
For a substantial improvement, the actual start of
construction means the first alteration of any wall,
ceiling, floor, or other structural part of a building,
whether or not that alteration affects the external
dimensions of the building.
STORAGE, BULK:
1. The holding or stockpiling on land of ma-
terial and/or products where such storage
constitutes forty percent (40%) of the devel-
oped site area and the storage area is at least
one acre, and where at least three (3) of the
following criteria are met by the storage activ-
ity:
a. In a bulk form or in bulk containers;
b. Under protective cover to the essen-
tial exclusion of other uses of the same
space due to special fixtures or exposed
to the elements;
c. In sufficient numbers, quantities or
spatial allocation of the site to determine
and rank such uses as the principal use
of the site;
d. The major function is the collection
and/or distribution of the material and/or
products rather than processing; and
e. The presence of fixed bulk contain-
ers or visible stockpiles for a substantial
period of a year.
2. Bulk storage facilities include, but are not
limited to:
a. Automobile holding and transfer de-
pots;
b. Brick or tile storage and manufactur-
ing;
c. Concrete block and products storage
and manufacturing;
d. Contractor equipment yards;
e. Equipment or machinery of the sta-
tionary type not in use, not mounted on
necessary foundations or connected as
required when during use, not designated
and used as portable, and not stored in a
warehouse. This includes operable motor
vehicles or wheeled equipment used only
periodically where storage durations ex-
ceed those provided for parking lots as
defined in RMC 4-4-080, Parking, Load-
ing and Driveway Regulations;
f. Foundries;
g. Fuel yards, wholesale;
h. Grain or feed sites, elevators, or the
open storage of grain and feed;
i. Log, random cut and chipped wood
by-products storage;
j. Lumber mills and wholesalers;
k. Sand and gravel yards including siz-
ing, transfer and loading equipment when
present;
l. Scrap or junk yards and wrecking
yards;
m. Solid waste holding and disposal ar-
eas;
n. Tank farms including distribution and
loading systems.
3. Bulk storage facilities exclude:
a. Land banks, greenbelts, watersheds
or public water reservoirs;
b. Parking lots or structures for private
licensed automobiles;
c. Ship yards;
d. Warehouses alone or in conjunction
with manufacturing on the site and when
not including any of the uses listed above
in subsection (2)(a) through (2)(n) of this
definition;
4-11-190
(Revised 4/12)11 - 42
e. Facilities for storage of petroleum or
any of its by-products, for use incidental to
the primary use of the property (e.g.,
heating, boiler or vehicular fuel or lubri-
cants);
f. Retail service stations;
g. Retail sales lots for new or used au-
tomobiles.
STORAGE, HAZARDOUS MATERIAL, ON-
SITE OR OFF-SITE, INCLUDING TREATMENT:
A facility engaged in storage of materials, pro-
duced on-site or brought from another site, that
are inflammable, explosive, or that present haz-
ards to the public health, safety, and welfare in-
cluding all substances and materials as defined
under hazardous materials, hazardous sub-
stances, and hazardous waste.
STORAGE, INDOOR: A use engaged in the stor-
age of goods and/or materials characterized by
infrequent pick-up and delivery, and located
within a building. The definition excludes hazard-
ous material storage, self-service storage, ware-
housing and distribution, and vehicle storage.
STORAGE, OUTDOOR: The outdoor accumula-
tion of material or equipment for the purpose of
sale, rental, use on site, or shipping to other loca-
tions. This definition excludes hazardous material
storage, warehousing and distribution, vehicle
storage, and outdoor retail sales.
STORAGE, SELF-SERVICE: A building or group
of buildings consisting of individual, self-con-
tained units leased to individuals, organizations,
or businesses for self-service storage of personal
property. This definition excludes indoor storage,
warehousing, outdoor storage, and hazardous
material storage.
STORAGE, VEHICLE: An indoor or outdoor area
for parking or holding of motor vehicles and boats
or wheeled equipment for more than seventy two
(72) hours. This definition excludes vehicle sales,
vehicle rental, tow truck operation/auto impound-
ment yard, auto wrecking yard, outdoor storage,
and indoor storage.
STORM SEWER and STORM DRAIN: A sewer
which carries storm surface water, subsurface
water and drainage. See RMC 4-6-100.
STORY: That portion of a building included be-
tween the upper surface of any floor and the up-
per surface of the floor above, except that the
topmost story shall be that portion of a building in-
cluded between the upper surface of the topmost
floor and the ceiling or roof above. If the finished
floor level directly above a usable or unused un-
der-floor space is more than six feet (6') above
grade for more than fifty percent (50%) of the total
perimeter or is more than twelve feet (12') above
grade at any point, such usable or unused under-
floor space shall be considered as a story.
STORY, FIRST: The lowest story in a building that
qualifies as a story, as defined herein, except that
a floor level in a building having only one floor
level shall be classified as a first story, provided
such floor level is not more than four feet (4') be-
low grade for more than fifty percent (50%) of the
total perimeter, or not more than eight feet (8') be-
low grade at any point.
STREAM ALTERATION: The relocation or
change in the flow of surface water runoff flowing
in a natural or modified channel.
STREAM/LAKE CLASS: The stream and lake
waters in the City are defined by class as follows:
1. Class 1: Class 1 waters are perennial
salmonid-bearing waters which are classified
by the City and State as Shorelines of the
State.
2. Class 2: Class 2 waters are perennial or
intermittent salmonid-bearing waters which
meet one or more of the following criteria:
a. Mapped on Figure 4-3-050Q4,
Renton Water Class Map, as Class 2;
and/or
4-11-190
11 - 43 (Revised 12/11)
b. Historically and/or currently known to
support salmonids, including resident
trout, at any stage in the species lifecycle;
and/or
c. Is a water body (e.g., pond, lake) be-
tween one half (0.5) acre and twenty (20)
acres in size.
3. Class 3: Class 3 waters are non-salmo-
nid-bearing perennial waters during years of
normal rainfall, and/or mapped on Figure
4-3-050Q4, Renton Water Class Map, as
Class 3.
4. Class 4: Class 4 waters are non-salmo-
nid-bearing intermittent waters during years
of normal rainfall, and/or mapped on Figure
4-3-050Q4, Renton Water Class Map, as
Class 4.
5. Class 5: Class 5 waters are non-regu-
lated non-salmonid-bearing waters which
meet one or more of the following criteria:
a. Flow within an artificially constructed
channel where no naturally defined chan-
nel had previously existed; and/or
b. Are a surficially isolated water body
less than one half (0.5) acre (e.g., pond)
not meeting the criteria for a wetland as
defined in RMC 4-3-050M.
STREET AMENITIES: See STREET FURNI-
TURE.
STREET, ARTERIAL: Street intended for higher
traffic volume and speed and classified as a prin-
cipal or minor arterial on the City of Renton Arte-
rial Street Plan.
STREET, COLLECTOR:
1. A street providing access with higher traf-
fic volumes than a typical residential, com-
mercial, or industrial access street. Collector
streets are designated by the Public Works
Department.
2. A street classified as a collector street on
the City of Renton Arterial Street Plan.
STREET, COMMERCIAL ACCESS: A non-arte-
rial street providing access to commercial land
uses.
STREET FRONTAGE: (For purposes of sign reg-
ulations.) Business directly abutting a public right-
of-way affording direct access to the business, or
having a parking lot used by one business which
fronts directly on and gaining vehicular access
from the public right-of-way.
STREET FURNITURE: Objects, such as outdoor
seating, kiosks, bus shelters, tree grates, trash
receptacles, and fountains that have the potential
for enlivening and giving variety to streets, side-
walks, plazas, and other outdoor spaces open to,
and used by, the public.
STREET GRID PATTERN, MODIFIED: A street
system based upon a traditional grid pattern;
however, offset intersections, loop roads, as well
as angled or curved road segments may also be
utilized on a limited basis. The block pattern is
characterized by regular (i.e., rectangular or trap-
ezoidal) blocks.
STREET GRID PATTERN, TRADITIONAL: A
system of platting, or of street design, that fea-
tures parallel and perpendicular streets and inter-
sections of streets at right angles that form short
blocks.
STREET, INDUSTRIAL ACCESS: A non-arterial
street providing access to industrial land uses.
STREET, PEDESTRIAN-ORIENTED: An area
with streets and sidewalks specifically designated
as such and intended for use by people walking;
with special design and spatial treatment of build-
ing frontages; built at human scale; with uses of
interest to and functional for people on foot; and
designed to hold interest for pedestrians by en-
couraging walking, browsing, and taking in the
scene. Pedestrian-oriented streets are so desig-
nated in the Urban Center – North (District C).
STREET, RESIDENTIAL ACCESS: A non-arte-
rial street providing access to residential land
uses, and not designated as a collector street by
the Public Works Department.
STRUCTURE: That which is built or constructed,
an edifice or building of any kind, or any piece of
work artificially built up or composed of parts
joined together in some definite manner.
STRUCTURE: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use only.)
A permanent or temporary edifice or building, or
any piece of work artificially built or composed of
4-11-190
(Revised 12/11)11 - 44
parts joined together in some definite manner,
whether installed on, above, or below the surface
of the ground or water, except for vessels.
SUBDIVISION: The division or redivision of land
into lots, tracts, parcels, sites or divisions for the
purpose of sale, lease, or transfer of ownership.
See also PLAT and PLAT, SHORT.
SUBDIVISION: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A parcel of land divided into two (2) or more
parcels.
SUBDIVISION, PHASED: A subdivision which is
developed in increments over a period of time.
Preliminary plat approval must be granted for the
entire subdivision and must delineate the sepa-
rate divisions which are to be developed in incre-
ments. The preliminary plat approval shall be con-
ditioned upon completion of the proposed phases
in a particular sequence and may specify a com-
pletion date for each phase. Final plat approval
shall be granted for each separate phase of the
preliminary plat and any changes at the prelimi-
nary plat stage would require Council approval.
SUBJECT PROPERTY: The tract of land which is
the subject of the permit and/or approval action.
SUBSTANTIAL DAMAGE: Damage of any origin
sustained by a structure whereby the cost of re-
storing the structure to its before damaged condi-
tion would equal or exceed fifty percent (50%) of
the market value of the structure before the dam-
age occurred.
SUBSTANTIAL DEVELOPMENT: Any develop-
ment of which the total cost or fair market value
exceeds five thousand dollars ($5,000.00) or any
development which materially interferes with the
normal public use of the water or shoreline of the
State. Exemptions in RCW 90.58.030(3)(e) and in
RMC 4-9-190C are not considered substantial
developments.
SUBSTANTIAL DEVELOPMENT PERMIT: The
shoreline management substantial development
permit provided for in Section 14 of the Shoreline
Management Act of 1971 (RCW 90.58.140).
SUBSTANTIAL EXISTING IMPROVEMENTS:
Physical improvements, such as residential and/
or commercial structures and their accessory
structures, that have a reasonable remaining eco-
nomic life as indicated by their assessed valua-
tion.
SUBSTANTIAL IMPROVEMENT: Any repair, re-
construction, or improvement of a structure, the
cost of which equals or exceeds fifty percent
(50%) of the market value of the structure either:
1. Before the improvement or repair is
started; or
2. If the structure has been damaged and is
being restored, before the damage occurred.
For the purposes of this definition “substantial im-
provement” is considered to occur when the first
alteration of any wall, ceiling, floor, or other struc-
tural part of the building commences, whether or
nor that alteration affects the external dimensions
of the structure.
The term does not, however, include either:
1. Any project for improvement of a struc-
ture to comply with existing State or local
health, sanitary, or safety code specifications
which are solely necessary to assure safe liv-
ing conditions; or
2. Any alteration of a structure listed on the
National Register of Historic Places or a State
Inventory of Historic Places.
SUBTENANT: A person in possession of rental
unit through the tenant with the knowledge and
consent, express or implied, of the owner.
SURFACE WATER DESIGN MANUAL: Shall be
the King County Surface Water Design Manual,
as now or as hereafter may be amended by King
County (and supporting documents as appropri-
ate) prepared by King County Department of Nat-
ural Resources and Parks or its successor
organization, and as may be amended, supple-
mented and modified by the City of Renton
Amendments to the King County Surface Water
Design Manual that specifies local requirements
and procedures describing surface and stormwa-
ter design and analysis requirements procedures
and guidance.
4-11-200
11 - 45 (Revised 2/15)
SURVEY STANDARDS: City of Renton Survey
Standards as adopted by the Planning/Building/
Public Works Department.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979;
Ord. 3719, 4-11-1980; Ord. 4071, 6-1-1987; Ord.
4172, 9-12-1988; Ord. 4346, 3-9-1992; Ord.
4367, 9-14-1992; Ord. 4517, 5-8-1995; Ord.
4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4577,
1-22-1996; Ord. 4636, 9-23-1996; Ord. 4691,
1-6-1997; Ord. 4716, 4-13-1998; Ord. 4720,
5-4-1998; Ord. 4724, 5-11-1998; Ord. 4828,
1-24-2000; Ord. 4832, 3-6-2000; Ord. 4835,
3-27-2000; Ord. 4848, 6-26-2000; Ord. 4851,
8-7-2000; Ord. 4917, 9-17-2001; Amd. Ord. 4963,
5-13-2002; Ord. 5062, 1-26-2004; Ord. 5100,
11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137,
4-25-2005; Ord. 5355, 2-25-2008; Ord. 5356,
2-25-2008; Ord. 5450, 3-2-2009; Ord. 5496,
10-5-2009; Ord. 5526, 2-1-2010; Ord. 5578,
11-15-2010; Ord. 5633, 10-24-2011; Ord. 5639,
12-12-2011; Ord. 5676, 12-3-2012; Ord. 5727,
10-20-2014)
4-11-200 DEFINITIONS T:
TANK VEHICLE: A vehicle other than a railroad
tank car or boat, with a cargo tank mounted
thereon or built as an integral part thereof used for
the transportation of flammable or combustible
liquids, LP-gas, or hazardous chemicals. Tank ve-
hicles include self-propelled vehicles and full trail-
ers and semi-trailers, with or without motive
power, and carrying part or all of the load.
TAVERN: An establishment used primarily for the
serving of liquor by the drink to the general public
that holds a Washington State tavern license. Es-
tablishments in this category limit their dedicated
dining area to less than fifteen percent (15%) of
the total establishment and restrict entry to the
premises to persons twenty one (21) years of age
and older. This definition excludes restaurants,
cafes, fast-food establishments, microbreweries
with restaurants, and espresso stands.
TAX LOT SEGREGATION: The separation of two
(2) or more legal lots, as defined in RMC 4-11-
120, into individual tax parcels.
TAXI STAND: A facility for pick-up and drop-off of
taxi patrons, typically characterized by an area for
queuing passengers and taxis.
TELECOMMUNICATIONS: The transmission,
between or among points specified by the user, of
information of the user’s choosing, without
change in the form or content of the information
as sent and received.
TEMPORARY HOMELESS ENCAMPMENT: A
group of homeless persons temporarily residing
out of doors on a site with services provided by a
sponsor and supervised by a managing organiza-
tion.
A. Managing Organization, Temporary
Homeless Encampment: A group or organiza-
tion that has the capacity to organize and manage
a temporary homeless encampment. A temporary
encampment “managing organization” may be
the same entity as the temporary homeless en-
campment sponsor.
B. Sponsor, Temporary Homeless Encamp-
ment: A religious institution which:
1. Owns the property or has an ownership
interest in the property, for which a temporary
homeless encampment is to be located; and
2. Has an agreement with the temporary
homeless encampment managing organiza-
tion to provide basic services and support for
the residents of a temporary homeless en-
campment and liaison with the surrounding
community; and
3. Joins with the managing organization in
an application for a temporary homeless en-
campment permit.
A “sponsor” may be the same entity as the man-
aging organization.
TEMPORARY OR MANUFACTURED BUILD-
INGS USED FOR CONSTRUCTION: Construc-
tion site buildings housing the office of construc-
tion/development management and sales staff for
duration of construction.
TEMPORARY USE: A use of limited term. Tem-
porary uses may be established under special cir-
cumstances for some temporary time period.
TENANT: Any person who occupies or has a
leasehold interest in a rental unit under a lawful
rental agreement whether oral or written, express
or implied.
4-11-200
(Revised 2/15)11 - 46
TERRACE: A relatively level step constructed in
the face of a graded slope surface for drainage
and maintenance purposes.
THRESHOLD LIMIT VALUE (TLV): The concen-
tration of certain airborne materials representing
conditions under which it is believed and adopted
by the American Conference of Governmental In-
dustrial Hygienists (ACGIH) that nearly all work-
ers may be repeatedly exposed day after day
without adverse effects.
TOE OF SLOPE: A point or line at the low point
of a natural slope or slope created through an ex-
cavation or cut where the lower surface changes
to horizontal or meets the existing ground sur-
face. The toe of a slope may be a distinct topo-
graphic break in slope gradient or the point in
which the lower most limit of a steep slope is in-
clined at less than the gradient of that steep slope
for a horizontal distance of a minimum of twenty
five feet (25').
TOP OF SLOPE: A point or line on the upper sur-
face of a natural slope or slope created through
an excavation or cut where it changes to horizon-
tal or meets the existing ground surface. The top
of a slope may be a distinct topographic break in
slope gradient or the point in which the upper
most limit of a steep slope is inclined at less than
the gradient of that steep slope for a horizontal
distance of a minimum of twenty five feet (25').
A. Top of Excavation or Cut: The upper sur-
face point where the excavation meets the origi-
nal ground surface.
B. Top of Embankment: The upper surface
point or line to which the side slope changes to
horizontal or meets original ground surface.
TOW TRUCK: A vehicle equipped for and used in
the business of towing or transporting vehicles.
All tow trucks must display a valid Department of
Licensing permit or decal that indicates the tow
truck class.
A. Class A: Trucks that are capable of towing
and recovery of passenger cars, pickup trucks,
small trailers, or equivalent vehicles.
B. Class B: Trucks that are capable of towing
and/or recovery of medium-size trucks, trailers,
motor homes, or equivalent vehicles.
C. Class E: Tow trucks designed and intended
to transport vehicles entirely on a truck bed.
TOW TRUCK OPERATION: A facility that dis-
patches tow trucks for hire with no automotive
storage area for impounded vehicles.
TOW TRUCK OPERATION/AUTO IMPOUND-
MENT YARD: A facility that dispatches tow trucks
for hire with associated automotive storage area
for impounded vehicles.
TOXIC SUBSTANCE: Those materials listed and
documented by the American Conference of Gov-
ernmental Industrial Hygienists (ACGIH).
TRACT: An area of land that meets one of the fol-
lowing circumstances:
1. A physically separate and distinct prop-
erty created pursuant to the provisions of this
title, or pursuant to any previous laws govern-
ing the subdivision, short subdivision, or seg-
regation of land created expressly to provide
a common benefit or public purpose, includ-
ing but not limited to land provided for: storm
water management, critical areas protection,
utilities, recreation, or open space. Such
tracts shall be unbuildable, except for the
structures and infrastructure necessary to ful-
fill the common benefit or public purpose for
which the tract was created; or
2. A physically separate and distinct prop-
erty that was not created pursuant to the pro-
visions of this title, nor pursuant to any
previous laws governing the subdivision,
short subdivision, or segregation of land.
Such tracts shall be unbuildable unless con-
verted into a lot pursuant to the provisions of
this title.
TRADE OR VOCATIONAL SCHOOL: A school
that provides post secondary education including
industrial and technical processes and may in-
clude continuing education courses as an acces-
sory use. This definition does not include arts and
crafts schools/studios, or other higher education
institutions such as colleges, universities, or pro-
fessional schools.
TRAILER, TRAVEL: See RECREATIONAL VE-
HICLE.
TRANSIT CENTER: Any facility designed for ac-
commodating large numbers of public transporta-
4-11-210
11 - 47 (Revised 2/15)
tion passengers to wait, board, and disembark at
the intersection of multiple transit routes.
TRANSPORTATION MANAGEMENT PLAN: A
plan developed by the occupant of a building or
land use, or by the developer of a proposed proj-
ect, designed to provide mechanisms for reduc-
ing the vehicle demand generated by an existing
or proposed land use.
TRANSPORTATION SYSTEM, MULTI-MODAL:
A system of transportation consisting of various
types of conveyances, for example, light rail train
and bus, or ferry and automobile.
TREE: A woody perennial usually having one
dominant trunk, or, for certain species, a multi-
stemmed trunk system, with a potential minimum
height of ten feet (10') at maturity. Any trees listed
on the Complete King County Weed List shall not
qualify as a tree.
A. Tree, Dangerous: Any tree that has
been certified, in a written report, as dead,
terminally diseased, damaged, or otherwise
dangerous to persons or property by a li-
censed landscape architect, or certified ar-
borist.
B. Tree, Landmark: A tree with a caliper of
thirty inches (30") or greater.
C. Tree, Protected: A significant tree iden-
tified to be retained as a condition of approval
for a Land Development Permit.
D. Tree, Significant: A tree with a caliper of
at least six inches (6"), or an alder or cotton-
wood tree with a caliper of at least eight
inches (8"). Trees qualified as dangerous
shall not be considered significant. Trees
planted within the most recent ten (10) years
shall qualify as significant trees, regardless of
the actual caliper.
TREE PROTECTION TRACT: A restrictive area
where all retained and/or replacement trees are
protected, and development, alteration, or distur-
bance within the tract, or tree removal, is prohib-
ited without the explicit approval of the City. Tree
protection tracts may contribute to any required
open space.
TREE REMOVAL: The removal of a tree, through
either direct or indirect actions, including but not
limited to: (1) clearing, damaging or poisoning re-
sulting in a dangerous tree; (2) removal of more
than forty percent (40%) of the live crown; or (3)
damage to roots or trunk that is likely to destroy
the tree’s structural integrity.
TREE TOPPING: The act of removing whole tops
of trees, or large branches and/or trunks from the
tops of trees, and leaving stubs or lateral
branches that result in the disfigurement of the
canopy. Tree topping is considered to be tree re-
moval. Other common names for the practice in-
clude hat-racking, lopping, heading, rounding
over, and tipping.
TREE TRIMMING: The intentional removal of a
tree’s branches in order to reduce the live canopy
of the tree by no more than forty percent (40%)
during any consecutive twelve (12) months. Trim-
ming more than forty percent (40%) of a tree’s
canopy during any consecutive twelve (12)
months shall be considered “tree topping.”
TRUCK TERMINALS: A building or area in which
semitrailers, including tractor and/or trailer units
and other trucks are parked, stored for seventy
two (72) hours or less, and dispatched. This facil-
ity may include incidental servicing and washing
facilities.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979;
Ord. 3746, 9-19-1983; Ord. 4351, 5-4-1992; Ord.
4517, 5-8-1995; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5124, 2-7-2005; Ord. 5153, 9-26-2005; Ord.
5304, 9-17-2007; Ord. 5407, 9-15-2008; Ord.
5520, 12-14-2009; Ord. 5570, 11-15-2010; Ord.
5702, 12-9-2013; Ord. 5748, 1-12-2015)
4-11-210 DEFINITIONS U:
UNAUTHORIZED RELEASE: Any spilling, leak-
ing, emitting, discharging, escaping, leaching, or
disposing of a hazardous material into the air, into
groundwater, surface water, surface soils or sub-
surface soils. Unauthorized release does not in-
clude: intentional withdrawals of hazardous
materials for the purpose of legitimate sale, use
or disposal; and discharges permitted under Fed-
eral, State or local law.
UNAUTHORIZED RELEASE, UNDERGROUND
STORAGE TANK: See RMC 4-5-120G.
UNDERGROUND STORAGE FACILITY: See
RMC 4-5-120G.
4-11-210
(Revised 2/15)11 - 48
UNDERWRITERS’ LABORATORIES: The Un-
derwriters’ Laboratories, Inc.
UNIQUE AND FRAGILE AREAS: Those por-
tions of the shoreline which (1) contain or sub-
stantially contribute to the maintenance of
endangered or valuable forms of life and (2) have
unstable or potentially hazardous topographic,
geologic or hydrologic features (such as steep
slopes, marshes).
UNIQUE/OUTSTANDING #1 RATING: A rating
assigned to wetlands in King County which have
species that are listed as endangered or threat-
ened, or the presence of critical or outstanding
habitat for those species; wetlands having forty to
sixty percent (40% to 60%) permanent open water
in dispersed patches with two (2) or more vegeta-
tion classes; wetlands equal to or greater than ten
(10) acres in size and having three (3) or more
wetland classes, one of which is open water; or
the presence of plant associations of infrequent
occurrence.
URBAN: A Shoreline Master Program land use
designation identifying an area for high intensity
land uses. It is suitable for those areas presently
subjected to extremely intensive land use pres-
sures, as well as areas planned to accommodate
future intensive urban expansion.
URBAN CHARACTER: Attributes such as high
residential densities and use intensities in multi-
story buildings with small setbacks.
URBAN EDGE AND URBAN FRINGE: The inter-
face between high-density residential/high inten-
sity uses and those that have lower density and
intensity and are, therefore, more suburban. The
urban fringe is the area where the suburban den-
sities and uses become noticeably less intense
and more rural.
URBAN ENVIRONMENT: The combination of
buildings, structures, and streetscape that, due to
their nature, i.e., multi-storied, continuous facade,
zero side setbacks, form a neighborhood or sec-
tion of a city or urban place.
URBAN GROWTH AREAS: Areas designated by
a city and county for urban development over the
next twenty (20) years as required by the Growth
Management Act beyond which urban growth
should not occur.
USE:
A. Uses, Permitted: Land uses allowed out-
right within a zone. Uses accessory to permitted
uses are treated in RMC 4-11-010 and 4-2-050.
B. Uses, Prohibited: Any such use not specifi-
cally enumerated or interpreted as allowable in
that district. See RMC 4-2-050.
C. Uses, Residential: Developments where
persons reside including but not limited to single
family dwellings, apartments, and condominiums.
D. Uses, Unclassified: A use which does not
appear in a list of permitted, conditional, or acces-
sory uses, but which is interpreted by the Com-
munity and Economic Development
Administrator as similar to a listed permitted, con-
ditional, or accessory use and not otherwise pro-
hibited. See RMC 4-2-050.
USED: The word “used” in the definition of “adult
motion picture theater” herein describes a con-
tinuing course of conduct of exhibiting “specific
sexual activities” and “specified anatomical areas”
in a manner which appeals to a prurient interest.
UTILITIES: Utility lines and facilities related to the
provision, distribution, collection, transmission or
disposal of water, storm and sanitary sewage, oil,
gas, power, and telephone cable, and includes fa-
cilities for the generation of electricity. This defini-
tion does not include sewage wastewater treat-
ment plants, wireless communication facilities, or
solid waste disposal/recycling facilities.
A. Utilities, Large: Large scale facilities with ei-
ther major above-ground visual impacts, or serv-
ing a regional need such as two hundred thirty
(230) kv power transmission lines, natural gas
transmission lines, and regional water storage
tanks and reservoirs, regional water transmission
lines or regional sewer collectors and intercep-
tors.
B. Utilities, Medium: Moderate scale facilities
serving the City, including subregional switching
stations (one hundred fifteen (115) kv and
smaller), and municipal sewer, water, and storm
water facilities not included in a Council-adopted
utility system plan.
C. Utilities, Small: Small scale facilities serving
local areas within the City, including underground
power lines, water, sewer, and storm water facili-
4-11-220
11 - 48.1 (Revised 2/15)
ties included within a Council-adopted utility sys-
tem plan, fiber optic cable, pump stations and
hydrants, switching boxes, and other structures
normally found in a street right-of-way to serve
abutting properties. Facilities also include electric
vehicle infrastructure located on public or private
property such as a charging station.
UTILITY STANDARDS: For purposes of the
aquifer protection regulations contained in RMC
4-3-050, Critical Area Regulations, standard de-
sign and construction practices adopted by the
Renton Water Utility.
(Ord. 3719, 4-11-1983; Ord. 4007, 7-14-1986;
Ord. 4346, 3-9-1992; Ord. 4577, 1-22-1996; Ord.
4716, 4-13-1998; Ord. 4851, 8-7-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord.
5450, 3-2-2009; Ord. 5650, 12-12-2011; Ord.
5676, 12-3-2012)
4-11-220 DEFINITIONS V:
VARIANCE: A grant of relief via departure from
any provision of the requirements of this Title for
a specific parcel, except use, without changing
the Title regulations permanently or the underly-
ing zoning of the parcel. The definition of variance
does not include variations to provisions related
to “use” including: size limits, units per structure,
or densities.
VEGETATION TYPES: Descriptive classes of the
wetlands taxonomic classification system of the
United States Fish and Wildlife Service Classifica-
tion of Wetlands and Deepwater Habitats of the
U.S. FWS/OBS – 79/31 (Cowardin, et al., 1979).
VEHICLE:
A. Vehicle, Large: Motor vehicles including, but
not limited to, trucks, recreational vehicles,
buses, boats, and heavy equipment, and similar
size vehicles which have gross vehicle weights
(Revised 2/15)11 - 48.2
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4-11-230
11 - 49 (Revised 3/13)
greater than ten thousand (10,000) pounds, but
excluding aircraft.
B. Vehicle, Small: Motor vehicles including, but
not limited to, motorcycles, passenger cars, light
trucks, vans, and similar size vehicles which have
gross vehicle weights less than ten thousand
(10,000) pounds.
VEHICLE AND EQUIPMENT RENTAL, LARGE:
Rental and incidental servicing of motor vehicles
including but not limited to limousines, trucks, rec-
reational vehicles, buses, boats, and heavy
equipment, and similar size vehicles which have
gross vehicle weights greater than ten thousand
(10,000) pounds, but excluding airplanes or air-
craft. This use excludes small vehicle rentals, and
large and small vehicle sales.
VEHICLE FUELING STATION: An establishment
which supplies and dispenses motor fuels at retail
as well as ordinary accessory uses, including but
not limited to retail sales of food, groceries, and
auto accessories, and eating and drinking estab-
lishments. This definition includes automotive fuel
dispensing facilities as defined in the IFC.
VEHICLE RENTAL, SMALL: Rental and inciden-
tal storage and servicing of motor vehicles includ-
ing but not limited to motorcycles, passenger
cars, watercraft, light trucks, vans, and similar
size vehicles which have gross vehicle weights
less than ten thousand (10,000) pounds. This use
excludes large vehicle rentals, and large and
small vehicle sales.
VEHICLE SALES, LARGE: Sales, leasing, and
incidental servicing of motor vehicles including,
but not limited to, trucks, recreational vehicles,
buses, boats, and heavy equipment, and similar
size vehicles which have gross vehicle weights
greater than ten thousand (10,000) pounds, but
excluding airplanes or aircraft. This use excludes
small vehicle sales, and large and small vehicle
rentals.
VEHICLE SALES, SMALL: Sales, leasing and in-
cidental servicing of motor vehicles including, but
not limited to, motorcycles, passenger cars, wa-
tercraft, light trucks, vans, boats, and similar size
vehicles which have gross vehicle weights less
than ten thousand (10,000) pounds. This use ex-
cludes large vehicle sales, and large and small ve-
hicle rentals.
VEHICLE SERVICE AND REPAIR: Maintenance
of motorized vehicles including exchange of
parts, installation of lubricants, tires, batteries,
and similar vehicle accessories, minor customiz-
ing and detail operations, and body shops, but ex-
cluding operations associated with industrial
engine or transmission rebuild operations.
VEHICLE STORAGE: See STORAGE, VEHI-
CLE.
VESSEL: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) Ships, boats, barges, or any other floating
craft which are designed and used for navigation
and do not interfere with the normal public use of
the water.
VESTING: The establishment of a date that is
used to determine which development regula-
tions the City of Renton and the City’s Hearing
Examiner will apply to the review of a valid and
fully complete application or approved and unex-
pired development permit.
VETERINARY OFFICES/CLINICS: A place
where common household pets are given medical
care and the accessory indoor boarding of ani-
mals is limited to short-term care incidental to the
hospital use.
VOLCANIC HAZARDS: Volcanic hazard areas
are those areas subject to a potential for inunda-
tion from post lahar sedimentation along the
lower Green River as identified in Plate II, Map D,
in the report U.S. Department of the Interior, U.S.
Geological Survey (Revised 1998), Volcano Haz-
ards from Mount Rainier, Washington. Open-File
Report 98-428.
(Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord.
4715, 4-6-1998; Amd. Ord. 4963, 5-13-2002; Ord.
5137, 4-25-2005; Ord. 5404, 7-21-2008; Ord.
5633, 10-24-2011; Ord. 5639, 12-12-2011; Ord.
5650, 12-12-2011; Ord. 5675, 12-3-2012)
4-11-230 DEFINITIONS W:
WAREHOUSING AND DISTRIBUTION: A use
engaged in storage and distribution of manufac-
tured products, supplies, and equipment. This
use excludes hazardous material storage, indoor
storage, outdoor storage, self-service storage,
vehicle storage, and warehousing, storage, or
4-11-230
(Revised 3/13)11 - 50
distribution for commercial laundry operations
within the City of Renton Urban Center.
WASTE RECYCLING AND TRANSFER FACILI-
TIES: Facilities for the collection of solid waste for
either recycling or transfer to a landfill or disposal
facility. This definition includes but is not limited to
concrete and construction material recycling op-
erations.
WATER AUTHORITY: The City of Renton Water
Utility, or any other municipal or quasi-municipal
entity distributing water to fire hydrants within the
City of Renton.
WATERCOURSE: See RMC 4-6-100.
WATER-DEPENDENT USE: Referring to uses or
portions of a use which cannot exist in any other
location and is dependent on the water by reason
of the intrinsic nature of its operations. Examples
of water-dependent uses may include ship cargo
terminal loading areas, ferry and passenger ter-
minals, barge loading facilities, ship building and
dry docking, marinas, aquaculture, float plane fa-
cilities and sewer outfalls.
WATER-ENJOYMENT USE: Referring to a rec-
reational use, or other use facilitating public ac-
cess to the shoreline as a primary characteristic
of the use; or a use that provides for recreational
use or aesthetic enjoyment of the shoreline for a
substantial number of people as a general char-
acteristic of the use and which through the loca-
tion, design and operation assures the public’s
ability to enjoy the physical and aesthetic qualities
of the shoreline. In order to qualify as a water-en-
joyment use, the use must be open to the general
public and the shoreline-oriented space within the
project must be devoted to the specific aspects of
the use that fosters shoreline enjoyment. Primary
water-enjoyment uses may include, but are not
limited to, parks, piers and other improvements
facilitating public access to the shorelines of the
State; and general water-enjoyment uses may in-
clude, but are not limited to, restaurants, muse-
ums, aquariums, scientific/ecological reserves,
resorts/hotels, riverwalk developments, and mul-
tiple use commercial/office/residential develop-
ments; provided, that such uses conform to the
above water-enjoyment specifications and the
provisions of the Shoreline Master Program.
WATER-ORIENTED USE: “Water-oriented” re-
fers to a use that is water-dependent, water-re-
lated, water-enjoyment, or a combination of such
uses.
WATER-RELATED USE: Referring to a use or
portion of a use which is not intrinsically depen-
dent on a waterfront location, but whose eco-
nomic viability is dependent upon a waterfront
location because:
1. Of a functional requirement for a water-
front location such as the arrival or shipment
of materials by water or the need for large
quantities of water; or
2. The use provides a necessary service
supportive of the water-dependent commer-
cial activities and the proximity of the use to
its customers makes its services less expen-
sive and/or more convenient. Examples in-
clude manufacturers of ship parts large
enough that transportation becomes a signif-
icant factor in the products cost, professional
services serving primarily water-dependent
activities and storage of water-transported
foods.
Examples of water-related uses may include
warehousing of goods transported by water, sea-
food processing plants, hydroelectric generating
plants, gravel storage when transported by barge,
oil refineries where transport is by tanker, and log
storage.
WELL: A pit or hole dug into the earth to reach an
aquifer.
WELL FIELD: An area which contains one or
more wells for obtaining a potable water supply.
WETLAND: For the purposes of inventory, incen-
tives, and nonregulatory programs, those lands
transitional between terrestrial and aquatic sys-
tems where the water table is usually at or near
the surface or the land is covered by shallow wa-
ter. For the purposes of regulation, wetlands are
defined by Washington State Wetlands Identifica-
tion and Delineation Manual pursuant to RMC
4-3-050M4a. Wetlands created or restored as part
of a mitigation project are regulated wetlands.
Wetlands do not include those artificial wetlands
intentionally created for purposes other than wet-
land mitigation, including, but not limited to, irriga-
tion and drainage ditches, grass-lined swales,
canals, detention facilities, wastewater treatment
facilities, farm ponds, or landscape amenities, or
those wetlands created after July 1, 1990, that
4-11-230
11 - 51 (Revised 2/15)
were unintentionally created as a result of the con-
struction of a road, street, or highway. Drainage
ditches are not considered regulated wetlands.
Also refer to RMC 4-3-050M.
WETLAND BUFFERS or WETLAND BUFFER
ZONES: Areas that surround and protect a wet-
land from adverse impacts to its functions and
values. Buffers are designated areas abutting a
regulated wetland which protect the wetland from
changes in the location of the wetland edge. Wet-
land buffers minimize the short and long term im-
pacts of development on properties abutting
wetlands, preserve important wildlife habitat, al-
low for infiltration and water quality improvement,
protect buildings, roads and other infrastructure
as well as property owners from flood damage in
years of high precipitation.
WETLAND CATEGORY: A classification system
used for the purpose of regulating wetlands in the
City. The criteria for determining a wetland’s cat-
egory are listed in RMC 4-3-050M.
WETLAND CREATION (OR ESTABLISH-
MENT): The manipulation of the physical, chemi-
cal, or biological characteristics present to
develop a wetland that did not previously exist on
an upland or deepwater site. Establishment re-
sults in a gain in wetland acres.
WETLAND, DISTURBED: Wetlands meeting the
following criteria:
1. Are characterized by hydrologic isolation,
hydrologic alterations such as diking, chan-
nelization, and/or outlet modification; and
2. Have severe soils alterations such as the
presence of large amounts of fill, soil removal
and/or compaction of soils.
WETLAND EDGE: The boundary of a wetland as
delineated using the Washington State Wetlands
Identification and Delineation Manual pursuant to
RMC 4-3-050M4a.
WETLAND, EMERGENT: A regulated wetland
with at least thirty percent (30%) of the surface
area covered by erect, rooted herbaceous vege-
tation as the uppermost vegetative strata.
WETLAND ENHANCEMENT: The manipulation
of the physical, chemical, or biological character-
istics of a wetland (undisturbed or degraded) site
to heighten, intensify, or improve specific func-
tion(s) or for a purpose such as water quality im-
provement, flood water retention or wildlife
habitat. Enhancement results in a change in wet-
land function(s) and can lead to a decline in other
wetland function, but does not result in a gain in
wetland acres. This term includes activities com-
monly associated with the terms “enhancement,”
“management,” “manipulation,” and “directed al-
teration.”
WETLAND, FORESTED: A vegetation commu-
nity with at least twenty percent (20%) of the sur-
face area covered by woody vegetarian (trees)
greater than twenty feet (20') in height.
WETLAND, IN-KIND COMPENSATION: To re-
place wetlands with substitute wetlands whose
characteristics closely approximate those de-
stroyed or degraded by a regulated activity.
WETLAND, ISOLATED: Those regulated wet-
lands which:
1. Are outside of and not contiguous to any
one hundred (100) year floodplain of a lake,
river, or stream; and
2. Have no contiguous hydric soil or hydro-
phytic vegetation between the wetland and
any surface water.
WETLAND, OFF-SITE COMPENSATION: To re-
place wetlands away from the site on which a wet-
land has been impacted by a regulated activity.
WETLAND, ON-SITE COMPENSATION: To re-
place wetlands at or adjacent to the site on which
a wetland has been impacted by a regulated ac-
tivity.
WETLAND PROTECTION/MAINTENANCE:
The removal of a threat to, or preventing decline
of, wetland conditions by an action in or near a
wetland. Includes purchase of land or easements,
repairing water control structures or fences, or
structural protection such as repairing a barrier is-
land. This term also includes activities commonly
associated with the term “preservation.” Protec-
tion/maintenance does not result in a gain of wet-
land acres or function.
WETLAND, REGULATED: See RMC
4-3-050M1e.
WETLAND RESTORATION: The manipulation of
the physical, chemical, or biological characteris-
4-11-230
(Revised 2/15)11 - 52
tics of a site with the goal of returning natural/his-
toric functions to former or degraded wetland. For
the purpose of tracking net gains in wetland
acres, restoration is divided into:
Re-establishment: the manipulation of the
physical, chemical, or biological characteris-
tics of a site with the goal of returning natural/
historic functions to a former wetland. Re-es-
tablishment results in rebuilding a former wet-
land and results in a gain in wetland acres.
Rehabilitation: the manipulation of the phys-
ical, chemical, or biological characteristics of
a site with the goal of repairing natural/his-
toric functions of degraded wetland. Rehabil-
itation results in a gain in wetland function,
but does not result in a gain in wetland acres.
WETLAND, SCRUB-SHRUB: A regulated wet-
land with at least thirty percent (30%) of its sur-
face area covered by woody vegetation less than
twenty feet (20') in height at the uppermost strata.
WETLANDS: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use only.)
Areas that are inundated or saturated by surface
water or groundwater at a frequency and duration
sufficient to support, and that under normal cir-
cumstances do support, a prevalence of vegeta-
tion typically adapted for life in saturated soil
conditions. Wetlands generally include swamps,
marshes, bogs, and similar areas. Wetlands do
not include those artificial wetlands intentionally
created from nonwetland sites, including, but not
limited to, irrigation and drainage ditches, grass-
lined swales, canals, detention facilities, waste-
water treatment facilities, farm ponds, and land-
scape amenities, or those wetlands created after
July 1, 1990, that were unintentionally created as
a result of the construction of a road, street, or
highway. Wetlands include artificial wetlands cre-
ated from nonwetland areas to mitigate the con-
version of wetlands.
WETLANDS, NEWLY EMERGING:
1. Wetlands occurring on top of fill materi-
als; and
2. Characterized by emergent vegetation,
low plant species richness, and used mini-
mally by wildlife. These wetlands are gener-
ally found in the Black River Drainage Basin.
WILDLIFE HABITAT: An area characterized by
wildlife that forage, nest, spawn, or migrate
through in search of food or shelter.
WIRELESS COMMUNICATION FACILITIES –
TERMS RELATED TO:
A. Antenna: Any system of poles, panels, rods,
reflecting discs or similar devices used for the
transmission or reception of radio frequency sig-
nals.
B. Antenna, Amateur Radio (also called ham
radio): A device that picks up or sends out radio
frequency energy used for purposes of private
recreation, non-commercial exchange of mes-
sages, wireless experimentation, self-training,
and emergency communication. The term “ama-
teur” is used to specify persons interested in radio
technique solely with a personal aim and without
pecuniary interest, and to differentiate it from
commercial broadcasting, public safety (such as
police and fire), or professional two (2) way radio
services (such as maritime, aviation, taxis, etc.).
C. Antenna Array: A group of antennas con-
nected and arranged in a regular structure to form
a single antenna that is able to produce radiation
patterns not produced by individual antennas.
D. Antenna, Panel: Transmits and receives ra-
dio frequency signals in a specific directional pat-
tern of less than three hundred sixty degrees
(360°).
E. Antenna, Vertical Monopole Amateur Ra-
dio: A type of amateur radio device consisting of
a single vertical element constructed of wire, alu-
minum, or fiberglass without any attached hori-
zontal antennas. This definition does include
associated guy wires attached not more than half-
way up the monopole for anchoring purposes.
This definition does not include amateur radio an-
tennas with any more than a single vertical ele-
ment (e.g., tower or lattice-type amateur radio
antennas).
F. Collocation: The mounting of antennas and
related equipment on an existing support struc-
ture by more than one wireless communications
provider.
G. Compound: The leased or owned property
upon which all elements of a WCF reside, which
is demarcated with security fencing.
4-11-230
11 - 53 (Revised 2/15)
H. Equipment Cabinet: A mounted case with a
hinged door used to house equipment for utility or
service providers.
I. Equipment Shelter: A room or building used
to house equipment for utility or service providers
(also known as a base station).
J. FAA: The Federal Aviation Administration,
which maintains stringent regulations for the sit-
ing, building, marketing and lighting of cellular
transmission antennas near airports or flight
paths.
K. FCC: The Federal Communication Commis-
sion, which regulates the licensing and practice of
wireless, wireline, television, radio and other tele-
communications entities.
L. Provider: A company providing telephone or
other communications service.
M. Radome: A plastic housing sheltering the
antenna assembly.
N. Related Equipment: All equipment ancillary
to the transmission and reception of voice and
data via radio frequencies. Such equipment may
include, but is not limited to, cable, conduit and
connectors.
O. Satellite Dish: A microwave dish typically
used for receiving television transmissions from
at least one orbiting satellite.
P. Support Structure: A structure used to sup-
port wireless communication antennas and re-
lated equipment, either as its primary use or as an
accessory use. Support structures include, but
are not limited to, towers, existing buildings, water
tanks, signs, and light fixtures.
Q. Tower: A freestanding support structure
used solely to support wireless communication
antennas and related equipment. Types of towers
include, but are not limited to:
1. Guyed Tower: A freestanding or sup-
ported wireless communication support
structure that is usually over one hundred feet
(100') tall, which consists of metal crossed
strips or bars and is steadied by wire guys in
a radial pattern around the tower.
2. Lattice Tower: A self-supporting wire-
less communication support structure that
consists of metal crossed strips or bars to
support antennas and related equipment.
3. Monopole I: A freestanding support
structure less than sixty feet (60') in height,
erected to support wireless communication
antennas and connecting appurtenances.
4. Monopole II: A freestanding support
structure sixty feet (60') or greater in height,
erected to support wireless communication
antennas and connecting appurtenances.
5. Stealth Tower: A freestanding support
structure that is disguised as a natural or built
object typically appearing in the natural or ur-
ban landscape and is primarily erected to ac-
commodate wireless communication
facilities. Examples include, but are not lim-
ited to, manmade trees, freestanding signs,
flag poles, light fixtures and clock towers.
R. WCF: See Wireless Communication Facility
(WCF).
S. Wireless Communication Facility (WCF):
An unstaffed facility for the transmission and re-
ception of low-power radio signals usually con-
sisting of an equipment shelter or cabinet(s), a
support structure, antennas and related equip-
ment, generally contained within a compound.
For purposes of this Title, a WCF includes anten-
nas, support structures and equipment shelters,
whether separately or in combination.
T. Wireless Communication Facility, Camou-
flaged: A wireless communication facility that is
typically affixed to the facade of an existing struc-
ture that was not originally constructed to be a
WCF support structure (e.g., an existing building),
in a manner that integrates and disguises the
WCF with the building by matching architectural
elements, colors, materials, etc.
U. Wireless Communication Facility, Con-
cealed: A wireless communication facility that is
incorporated into an existing structure, that was
not originally constructed to be a WCF support
structure (e.g., an existing building), in a manner
that completely hides the WCF within the existing
structure or within an addition to the existing
structure that is architecturally compatible.
WRECKING YARD, AUTO: A facility for the dis-
mantling or wrecking of used motor vehicles or
trailers, or the storage, sale, or dumping of dis-
4-11-240
(Revised 2/15)11 - 54
mantled or wrecked vehicles or their parts, includ-
ing the repair of wrecked vehicles, consistent with
chapter 46.80 RCW.
(Ord. 4007, 7-14-1986; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4689, 11-24-1997; Ord.
4716, 4-13-1998; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5137, 4-25-2005; Ord. 5241, 11-27-2006; Ord.
5633, 10-24-2011; Ord. 5639, 12-12-2011; Ord.
5675, 12-3-2012; Ord. 5676, 12-3-2012; Ord.
5746, 1-12-2015)
4-11-240 DEFINITIONS X: (Reserved)
4-11-250 DEFINITIONS Y:
YARD: An open space between a building and a
lot line.
YARD REQUIREMENT: An open space on a lot
unoccupied by structures, unless specifically au-
thorized otherwise. The Planning Division shall
determine the various requirements for uniquely
shaped lots and pipestem lots. (See also SET-
BACK.)
A. Front Yard: The yard requirement which
separates the structure(s) from public right-of-
way, private access easement, or shared drive-
way. For through lots, corner lots, and lots without
street frontage, the front yard will be determined
by the Planning Division Director.
B. Side Yard along a Street: The yard require-
ment which is neither a front yard nor a rear yard,
yet it abuts a street right-of-way, private street or
shared driveway.
C. Rear Yard: The yard requirement opposite
the front yard. Where a lot abuts an alley, the rear
yard shall always be the yard abutting the alley.
For irregularly shaped lots, the rear yard shall be
measured from an imaginary line at least fifteen
feet (15') in length located entirely within the lot
and farthest removed and parallel to the front lot
line or its tangent.
D. Side Yard: The yard requirement which is
not a front yard, a side yard along a street, or a
rear yard.
(Amd. Ord. 4963, 5-13-2002; Ord. 4999,
1-13-2003; Ord. 5100, 11-1-2004; Ord. 5702, 12-
9-2013; Ord. 5727, 10-20-2014)
4-11-260 DEFINITIONS Z:
ZERO LOT LINE: A siting technique which allows
single family houses to be built along one lot line.
ZIPPER LOTS: A division of property using
smaller lots with offset rear lot lines to allow a us-
able rear yard.
ZONE: A portion of the City to which a uniform set
of regulations applies controlling the types and in-
tensities of land uses.
ZONING, AREAWIDE: Zoning adopted for all
properties within a district consistent with the
Comprehensive Plan, rather than on a lot-by-lot
basis.
(Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995; Ord.
4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord.
4595, 4-8-1996; Ord. 4773, 3-22-1999; Amd. Ord.
4963, 5-13-2002; Ord. 5450, 3-2-2009; Ord.
5519, 12-14-2009)
Building code
Index - 1 (Revised 8/14)
A
Adult retail, entertainment
Exceptions 4-3-010B
Liability 4-3-010D
Measurement of distance requirements 4-3-010C
Nonconforming uses 4-3-010F
Prohibited where 4-3-010A
Violation, penalty 4-3-010E
Agricultural lands See Open space, agricultural, timber
lands
Agriculture sales See Home agriculture sales
Airport related restrictions
Airport influence area
established 4-3-020A
map 4-3-020F
Federal aviation regulation Part 77, objects affecting
navigable airspace 4-3-020G
Hazard marking, lighting 4-3-020D
Height limits 4-3-020B
Noise exposure map 4-3-020H
Safety verification, notification 4-3-020E
Use restrictions 4-3-020C
Alleys See under Street standards
Alternate procedures
Authority 4-9-250E1
Decision criteria 4-9-250E2
Purpose 4-9-250A4
Record of action 4-9-250E4
Substantiation, proof 4-9-250E3
Animals, keeping
Additional animals
generally 4-4-010H
permit
appeals 4-9-100K
applicability 4-9-100B
authority, responsibility 4-9-100C
conditions 4-9-100H
decision criteria 4-9-100G
lot size requirements 4-4-010H2
maximum number permitted 4-9-100D
notification, comment period 4-9-100F
purpose 4-9-100A
required when 4-4-010G2
requirements, fees 4-9-100E
revocation 4-9-100J
valid when 4-9-100I
review criteria 4-4-010M
Applicability 4-4-010B
Authority, enforcement responsibility 4-4-010F
Beekeeping 4-4-010L
Exception 4-4-010C
Home occupations 4-4-010I
Kennels, stables
food, bedding waste 4-4-010K2
indoor 4-4-010K3
outdoor 4-4-010K4
review criteria 4-4-010N
shelter, structures 4-4-010K1
Nonconforming 4-4-010O
Nuisance, disturbance prohibited 4-4-010D
Number permitted generally 4-4-010G
Prohibited animals 4-4-010E
Purpose, intent 4-4-010A
Standards
animal, food waste 4-4-010J6
barns, stables 4-4-010J2
confinement 4-4-010J3
fencing 4-4-010J4
health, safety 4-4-010J5
shelter location 4-4-010J1
Appeals See under Hearing examiner
Aquifer protection areas
See also Critical areas
Administrative authority 4-9-015D
Appeals 4-9-015I
Exemptions 4-9-015C
Hazardous materials release reports
contents, timing 4-9-015G2
monitoring 4-9-015G3
required 4-9-015B3, 4-9-015G1
Permits
closure
application following operating permit revocation
4-9-015H4
conditions 4-9-015F2
required 4-9-015B2
submittal requirements 4-9-015F1
operating
application following revocation 4-9-015H5
conditions 4-9-015E3
criteria 4-9-015E2
effect 4-9-015E4
reinstatement 4-9-015H2
renewal 4-9-015E5
required 4-9-015B1
revocation 4-9-015H3
submittal requirements, fees 4-9-015E1
suspension 4-9-015H1
transferability 4-9-015E6
Purpose of provisions 4-9-015A
Arts commission See under Public art exemption
procedures
Automall improvement district
Applicability 4-3-040B
Development standards 4-3-040D
Fee waiver 4-3-040E
Map 4-3-040G
Permitted uses 4-3-040C
Purpose of regulations 4-3-040A
B
Beekeeping See under Animals, keeping
Binding site plan See under Subdivisions
Boards, commissions See Specific Board, Commission
Bonds
Building sewer 4-6-040G12
City approval required 4-1-230A
Drainage standards 4-6-030J
Grading, excavation, mining regulations 4-4-060E
Landscaping maintenance 4-4-080H3
Requirements 4-1-230D
Shoreline permits 4-9-190G
Types accepted
generally 4-1-230C
public works 4-1-230B
Building code
See also Buildings; International codes; Uniform
codes
Adopted 4-5-050A
Amendments
Section 905.3 4-5-050C1
Section 905.8 4-5-050C2
Section 3002.4 4-5-050C3
Section 3008.9 4-5-050C4
Applicability 4-5-050B
Dry standpipes 4-5-050C2
Building fees
(Revised 8/14)Index - 2
Electrical power 4-5-050C4
Elevator car size 4-5-050C3
Sprinkler requirements 4-5-050D
Standpipe requirements 4-5-050C1
Building fees
Refunds 4-1-140
Buildings
See also Building code
Appeals 4-5-140
Building official duties 4-5-020A
Fees See Building fees
Record of plat required 4-5-020A1
Violations, penalties 4-5-150
Bulk storage facilities
Authority, responsible agency designated 4-4-110C3
Burden of providing data, information 4-4-110C4
Determination of application 4-4-110C2
Development standards 4-4-110D
Evaluation criteria 4-4-110C5
Gaseous, particulate emissions
control, efficiency rating 4-4-110D13n
density of substances 4-4-110D13d
during alert 4-4-110D13e
existing facilities
compliance 4-4-110D13m
standards 4-4-110D13l
hydroseeding 4-4-110D13f
intent 4-4-110D13a
location restrictions 4-4-110D13k
notification 4-4-110D13i
process methods 4-4-110D13b
PSAPCA requirements 4-4-110D13c
report
additional authorized when 4-4-110D13j
by developer 4-4-110D13g
quarterly required when 4-4-110D13h
Hazardous materials
additional requirements 4-4-110D12g
barrier
design 4-4-110D12d
separation from fire code dyke 4-4-110D12h
combining requirements 4-4-110D12i
fire suppression system 4-4-110D12e
impervious surfacing 4-4-110D12j
intent 4-4-110D12a
off-site economic burdens 4-4-110D12b
quantities, locations 4-4-110D12f
Height of containers, stock piles 4-4-110D1
Higher standards applicable when 4-4-110B
Intent 4-4-110A
Landscaping, screening
higher risk storage 4-4-110D3b
intent 4-4-110D3a
maintenance 4-4-110D3d
other bulk storage 4-4-110D3c
Light, glare
intent 4-4-110D10a
maximum levels 4-4-110D10c
measurement method 4-4-110D10b
Liquid waste
discharges
permits 4-4-110D9c
regulated 4-4-110D9b
sewer system standards 4-4-110D9d
disposal schedule 4-4-110D9e
intent 4-4-110D9a
prevention of odors, gases 4-4-110D9g
proof of compliance 4-4-110D9f
treatment 4-4-110D9h
Odorants
intent 4-4-110D11a
maximum levels 4-4-110D11b
monitoring upon complaint 4-4-110D11d
other remedies not impaired 4-4-110D11e
testing procedures 4-4-110D11c
Permit required 4-4-110C1
Review 4-4-110B
Setbacks 4-4-110D2
Signs 4-4-110D4
Sound
EDNA classifications 4-4-110D8c
extension of restricted hours 4-4-110D8f
intent 4-4-110D8a
maximum levels 4-4-110D8d
reduction due to measurement method 4-4-110D8e
WAC regulations adopted 4-4-110D8b
Surface drainage
intent 4-4-110D5a
standards 4-4-110D5b
Toxic substances
intent 4-4-110D6a
maximum concentrations 4-4-110D6c
measurement methods 4-4-110D6d
standards 4-4-110D6b
Traffic, access control
curb cuts 4-4-110D7d
emergency vehicles 4-4-110D7c
flow patterns 4-4-110D7d
intent 4-4-110D7a
overpasses 4-4-110D7f
paving of routes 4-4-110D7g
requirements 4-4-110D7b
separation of parking from loading, maneuvering areas
4-4-110D7e
setbacks 4-4-110D7d
surfacing of storage areas 4-4-110D7h
Variances 4-4-110E
Bureau of fire prevention See under Fire department
C
Certificate of occupancy
Application prior to excavation 4-4-030G2
Issuance upon request 4-4-030G3
Required 4-4-030G1
City council
Authority, responsibilities 4-8-070I
Common open space substitutions See Open space
substitutions
Community and economic development department
Administrator 4-8-070D
Appeals, administrative decisions 4-8-110J
Comprehensive plan
Adopted 4-1-060D
Amendments
authority 4-9-020B
initiation 4-9-020C
notice, comment period 4-9-020G
purpose 4-9-020A
review
criteria 4-9-020F
process 4-9-020E
submittal requirements, fees 4-9-020D
Consistency with regulations 4-1-070A
Description 4-1-060B
Elements
land use map 4-1-060C3
Critical areas
Index - 3 (Revised 2/15)
optional 4-1-060C2
required 4-1-060C1
Instruments of implementation
Title 4 4-1-070B1
Title 8 4-1-070B2
Title 10 4-1-070B3
Purposes 4-1-060A
Conditional use permits
See also Land use permits
Applicability 4-9-030B
Decision criteria
adjacent properties, effect 4-9-030D3
compatibility 4-9-030D4
consistency with plans, regulations 4-9-030D1
crisis diversion facilities 4-9-030D10
crisis diversion interim service facilities 4-9-030D10
kennels 4-9-030D9
landscaping 4-9-030D8
location 4-9-030D2
noise, light, glare 4-9-030D7
parking 4-9-030D5
secure community transition facilities 4-9-030D10
traffic 4-9-030D6
wireless communication facilities 4-9-030E
Extension See Land use permits
Procedures
administrative approvals 4-9-030F6
associated permits, timeline 4-9-030F9
decision, conditions 4-9-030F8
generally 4-9-030F1
hearing process, examiner authority 4-9-030F7
notice, comment period 4-9-030F4
preapplication conference 4-9-030F2
public hearing determination 4-9-030F5
submittal requirements, fees 4-9-030F3
Purpose 4-9-030A
Review authority 4-9-030C
Revisions
major 4-9-030G1
minor 4-9-030G2
Condominium conversions
Applicability
rental units in converted buildings 4-9-040D
rental units not yet converted, cooperatives 4-9-040C
Authority 4-9-040B
Complaints 4-9-040G
Consumer protections
acceptance of offers 4-9-040F8
certification of repairs 4-9-040F2
delivery of documentation 4-9-040F7
disclosure requirements 4-9-040F3
false, misleading representations 4-9-040F5
inspection, repair, report 4-9-040F1
purchaser’s right to rescind 4-9-040F6
warranty of repairs 4-9-040F4
Tenant protections
evictions during notice period 4-9-040E8
no sales on better terms 4-9-040E7
notice
filing of conversion declaration 4-9-040E1
prior to sale to public 4-9-040E2
purchase rights
availability to other tenants 4-9-040E6
subtenants 4-9-040E5
tenants in possession of units 4-9-040E3
tenants whose units are offered for sale prior to
effective date 4-9-040E4
right to vacate 4-9-040E9
Violation, penalties 4-9-040I
Waivers 4-9-040H
Construction administrative code
Appeals 4-5-060R
Appendices 4-5-060A4
Applicability 4-5-060B
Certificate of occupancy 4-5-060K
Definitions 4-5-060A3
Demolition 4-5-060Q
Design loads 4-5-060F
Documents 4-5-060G
Emergency measures 4-5-060P
Enforcement 4-5-060C
Fees 4-5-060I
Inspections 4-5-060J
Intent 4-5-060A5
Notices, orders 4-5-060N
Organization, duties 4-5-060D
Permits 4-5-060E
Referenced codes 4-5-060A6
Scope 4-5-060A2
Service utilities 4-5-060L
Temporary structures, uses 4-5-060H
Title 4-5-060A1
Unsafe structures, equipment 4-5-060O
Violations 4-5-060M
Construction of new structures/use of existing
Authorized when 4-4-030H1
Exceptions 4-4-030H2
Construction standards
Aquifer protection areas 4-4-030C8
Construction debris 4-4-030C7
Haul
hours 4-4-030C2
routes 4-4-030C1
Hydroseeding 4-4-030C6
Temporary erosion control 4-4-030C5
Work hours
commercial, multi-family, new single family, other
nonresidential 4-4-030C3b
emergency extensions 4-4-030C4
single family remodel, addition 4-4-030C3a
Crisis diversion facilities
See also Zoning
Conditional use permit decision criteria 4-9-030D10
Crisis diversion interim service facilities
See also Zoning
Conditional use permit decision criteria 4-9-030D10
Critical areas
Administration, interpretation
generally 4-3-050D1
other regulations 4-3-050D6
proposal approval 4-3-050D5
review authority 4-3-050D4a
Alterations allowed 4-3-050E3
Alternates 4-3-050N1
Appeals 4-3-050O
Applicability 4-3-050B1
Aquifer protection
See also Aquifer protection areas
administration, interpretation 4-3-050D2
exemptions 4-3-050C1a
finding of conformance 4-3-050C3b
independent review 4-3-050F7a
map 4-3-050Q1
operating, closure permits 4-3-050C2b
performance standards
applicability 4-3-050H1
Critical areas
(Revised 2/15)Index - 4
construction activity 4-3-050H7
fill material 4-3-050H8
hazardous materials facilities 4-3-050H2
hazardous materials releases 4-3-050H10
landfills 4-3-050H9
pesticide, nitrate use 4-3-050H3
pipelines 4-3-050H6
surface water 4-3-050H5
wastewater disposal 4-3-050H4
prohibited changes in use, facility types 4-3-050C8d
purpose of provisions 4-3-050A2
review authority 4-3-050D4c
variances 4-3-050N3a
Coal mine hazards See Geologically hazardous areas
Erosion hazards See Geologically hazardous areas
Exemptions
activities
buffer areas 4-3-050C7
designated 4-3-050C5
limitations 4-3-050C6
applicability 4-3-050C1
emergency, temporary 4-3-050C9
letter 4-3-050C4
permits
finding of conformance 4-3-050C3
required 4-3-050C2a
Fish and wildlife habitat conservation areas See Habitat
conservation, fish and wildlife conservation areas;
Streams, lakes, fish and wildlife habitat conservation
areas
Flood hazards
administration, interpretation 4-3-050D3
appeal records 4-3-050O2
independent review 4-3-050F7
map 4-3-050Q2
performance standards
anchoring 4-3-050I2a, 4-3-050I2b
applicability 4-3-050I1
compensatory storage 4-3-050I6
construction materials, methods 4-3-050I2c
critical facilities 4-3-050I5
manufactured homes 4-3-050I3b
nonresidential construction 4-3-050I3c
project review 4-3-050I2f
recreational vehicles 4-3-050I3d
residential construction 4-3-050I3a
restrictions 4-3-050I4
subdivisions 4-3-050I2e
utilities 4-3-050I2d
prohibited activities 4-3-050C8b
purpose of provisions 4-3-050A3
variances 4-3-050N3b
Geologically hazardous areas
independent review 4-3-050F7b
map 4-3-050Q3
performance standards
applicability 4-3-050J1
approval conditions 4-3-050J4
coal mine hazards 4-3-050J8
landslide hazards, very high 4-3-050J7
secondary review 4-3-050J3
sensitive slopes 4-3-050J6
slopes, protected 4-3-050J5
special studies 4-3-050J2
volcanic hazards 4-3-050J9
purpose of provisions 4-3-050A4
review authority 4-3-050D4b
variances 4-3-050N3c
Habitat conservation, fish and wildlife conservation areas
independent review 4-3-050F7a
performance standards
alterations, mitigation required 4-3-050K5
applicability 4-3-050K1
bald eagle habitat 4-3-050K3
habitat assessment 4-3-050K2
mitigation options 4-3-050K6
mitigation plan 4-3-050K7
native growth protection area 4-3-050K4
purpose of provisions 4-3-050A5
review authority 4-3-050D4b
variances 4-3-050N3c
Hazardous materials list 4-3-050R
Landslide areas See Geologically hazardous areas
Mapping 4-3-050B2
Maps 4-3-050Q
Mitigation plans
required 4-3-050F8
surety plan 4-3-050G1
Modifications 4-3-050N2
Native growth protection areas 4-3-050E4
Nonconforming activities 4-3-050C10
Performance standards
aquifer protection 4-3-050H
fish and wildlife habitat conservation
areas 4-3-050K
streams, lakes 4-3-050L
flood hazards 4-3-050I
generally 4-3-050E1
geologically hazardous areas 4-3-050J
wetlands 4-3-050M
Pipeline materials 4-3-050S
Procedures, fees 4-3-050F
Prohibited activities 4-3-050C8
Protection 4-3-050E2
Purpose of provisions 4-3-050A1
Reports, submittal requirements 4-3-050B3
Seismic hazards See Geologically hazardous areas
Setbacks 4-3-050E5
Streams, lakes, fish and wildlife habitat conservation
areas
independent review 4-3-050F7a
map 4-3-050Q4
performance standards
alterations 4-3-050L8
applicability 4-3-050L1, 4-3-050L2
buffer use restrictions 4-3-050L6
buffer widths 4-3-050L5
general 4-3-050L4
studies required 4-3-050L3
permit approval 4-3-050L7
prohibited activities 4-3-050C8c
purpose of provisions 4-3-050A6
restoration incentives 4-3-050L9
review authority 4-3-050D4b
variances 4-3-050N3c
Surety devices
required 4-3-050G2
time period 4-3-050G2
Variances 4-3-050N3
Violations
See also Environmental regulations
testing requirements 4-3-120C
Wetlands
assessment relief 4-3-050P
Energy code
Index - 5 (Revised 2/15)
compensation
mitigation banks, special area management
programs 4-3-050M15
mitigation plans 4-3-050M16
off-site 4-3-050M14
out-of-kind replacement 4-3-050M13
required 4-3-050M9
restoration, creation, enhancement 4-3-050M10
creation, restoration 4-3-050M11
enhancement 4-3-050M12
independent review 4-3-050F7a
map 4-3-050Q5
performance standards
alternative methods 4-3-050M8
applicability 4-3-050M1
buffers 4-3-050M6
classifications 4-3-050M5
generally 4-3-050M2
native growth protection areas 4-3-050M7
regulatory edge 4-3-050M4
study required 4-3-050M3
purpose of provisions 4-3-050A7
review authority 4-3-050D4b
variances 4-3-050N3c
Cross connections
See also Sanitary sewer standards; Water service
standards
Applicability 4-6-020B
Authority 4-6-020C
Backflow prevention assemblies
installation 4-6-020D
types 4-6-020E
Inspection, testing 4-6-020G
Purpose 4-6-020A
Responsibilities
owner 4-6-020F3
plan review section 4-6-020F2
water utilities section 4-6-020F1
D
Definitions
Designated 4-11-010 – 4-11-260
Density bonus review
Allowances, review criteria 4-9-065D
Applicability 4-9-065B
Application submittal, fees 4-9-065C3
Community and economic development administrator
authority 4-9-065C2
Concurrent review 4-9-065C1
Purpose 4-9-065A
Development regulations
Adopted 4-1-030, 4-4-030B
Intent 4-4-030A
Interpretation
administrative 4-1-080A
conflicts, overlaps 4-1-080B
minimum requirements 4-1-080C
more restrictive standards to govern 4-1-080D
terminology 4-1-080E
Liability
city officer, employee 4-1-090A
disclaimer 4-1-090C
owner, builder 4-1-090B
Purpose 4-1-020
Revision process
applicability 4-9-025C
applications
evaluation 4-9-025E
submission 4-9-025D
code interpretation request 4-9-025G
coordination authority 4-9-025B
notice, comment periods 4-9-025F
purpose 4-9-025A
Roles, responsibilities 4-1-050
Severability 4-1-120
Title 4-1-010
Title exclusivity, construction 4-1-130
Drainage standards
See also Flood hazards under Critical areas
Adjustment 4-6-030O
Authority 4-6-030B
Bonds, insurance
construction 4-6-030L1
liability policy 4-6-030L3
maintenance, defect 4-6-030L2
required 4-6-030L
Drainage review
plan submittal 4-6-030H
requirements
core 4-6-030E3
special 4-6-030E4
scope 4-6-030E2
when required 4-6-030E1
Easement, tract creation 4-6-030F
Fencing, landscaping 4-6-030G
Illicit discharges, connections
elimination
appeal 4-6-030J4e
notice of violation 4-6-030J4a
required by 4-6-030J4b, 4-6-030J4c
sample, analysis 4-6-030J4d
inspections, investigation, sampling
access 4-6-030J6a
inspection report compliance 4-6-030J6b
prohibited 4-6-030J1, 4-6-030J2
record retention required 4-6-030J7
remedy 4-6-030J3
reporting requirements 4-6-030J5
Maintenance of facilities
by city 4-6-030M1
landscaping, improvements 4-6-030M4
not accepted by city 4-6-030M2
off-site drainage, separate system 4-6-030M3
other cases 4-6-030M5
retroactivity to city 4-6-030N
Plan
review, approval
additional information 4-6-030K3
fees 4-6-030K2
tests 4-6-030K4
timing, process 4-6-030K1
submittal, when required 4-6-030D
Purpose 4-6-030A
Severability 4-6-030Q
Stormwater pollution manual adopted 4-6-030I
Surface water design manual adopted 4-6-030C
Variance 4-6-030P
Violations, penalties 4-6-030R
Driveway regulations See Parking, loading, driveway
regulations
E
Electrical code See Renton Electrical Code
Energy code
See also Building code; International codes
Adopted 4-5-051
Enforcement
(Revised 2/15)Index - 6
Enforcement
Purpose 4-1-100A
Responsibility, authority 4-1-100B
Environmental regulations
Violations
critical areas testing requirements 4-3-120C
enforcement officer 4-3-120A
penalties 4-3-120B
Environmental review committee
Authority, responsibilities 4-8-070E
Environmental review procedures
See also Critical areas
Appeals 4-9-070R
Applicable authority
hydraulic projects 4-9-070E1
successor agencies 4-9-070E2
Authority 4-9-070B
Categorical exemptions
decision authority 4-9-070G2
effect 4-9-070G7
modifications 4-9-070G1
proposals
description 4-9-070G3
exempt, nonexempt actions 4-9-070G5
review criteria 4-9-070G4
statutes adopted by reference 4-9-070G
timing for identification 4-9-070G6
Critical areas
designated 4-9-070H2
inapplicable SEPA exemptions 4-9-070H3
maps 4-9-070H1
threshold determinations 4-9-070H4
Definitions
designated 4-9-070P1
statutes adopted by reference 4-9-070P
Environmental checklist
additional information 4-9-070I4
lead agency determination 4-9-070I2
preparation 4-9-070I3
required when 4-9-070I1
threshold determination 4-9-070I2
Environmental impact statements
additional elements 4-9-070K7
information
effect of inadequate 4-9-070K6
required 4-9-070K4
purpose 4-9-070K1
responsibility, preparation 4-9-070K2, 4-9-070K3
staff recommendation 4-9-070K5
statutes adopted by reference 4-9-070K1
Existing environmental documents, statutes adopted by
reference 4-9-070N
Forms, statutes adopted by reference 4-9-070Q
General requirements, statutes adopted by reference
4-9-070C
Lead agency
city objections 4-9-070F4
determination 4-9-070F1
other agency as lead 4-9-070F3
status, shared duties agreements 4-9-070F2
statutes adopted by reference 4-9-070F
Notice, commenting
availability of records 4-9-070O6
consolidation 4-9-070O3
costs 4-9-070O4
draft, supplemental EISs 4-9-070O2
of actions 4-9-070O5
statutes adopted by reference 4-9-070O
threshold determinations 4-9-070O1
Purpose of provisions 4-9-070A
SEPA responsible official
authority, responsibility 4-9-070D2
designated 4-9-070D1
SEPA substantive authority
basis 4-9-070M2
conditions 4-9-070M3
denials 4-9-070M4
policies, goals 4-9-070M1
recommendation of conditions 4-9-070M5
revising conditions, reconsideration 4-9-070M6
statutes adopted by reference 4-9-070M
Threshold determination
changed, clarified proposals 4-9-070J4
DNS 4-9-070J5, 4-9-070J6
DS 4-9-070J6
early notice request 4-9-070J11
identification of impacts 4-9-070J1
mitigated DNS
authorized, issuance 4-9-070J3
effect 4-9-070J10
notice, comment period 4-9-070J8
mitigation measures, specificity 4-9-070J7
staff recommendation 4-9-070J9
statutes adopted by reference 4-9-070J
time limits 4-9-070J2
Environmentally sensitive areas See Critical areas;
Environmental review procedures
Excavation regulations See Grading, excavation,
mining regulations
F
Fees
See also Specific Fee; System development charges
Drainage plans review 4-6-030I2
Extra designated 4-1-200
Land use permits 4-8-110C4
Lot line adjustments 4-7-060D
Open space, agricultural, timber lands 4-9-140C
Public art exemption procedures 4-9-160G4
Refunds, department of community and economic
development 4-1-140
Sanitary sewer connections 4-6-040E3
Shoreline permits 4-9-190E3
Signs 4-4-100D1, 4-4-100H9d
Street standards construction plan review 4-6-060N2
Underground storage tank secondary containment
regulations 4-5-120J5
Utility lines underground installation permit 4-6-090E2
Waiver
CD, CV, R-14, RM-F, RM-U, RM-T zones 4-1-210B
general 4-1-210A
procedures 4-9-250C3
rental housing incentive 4-1-210C
Fences, hedges, retaining walls
Applicability 4-4-040B
Commercial, industrial standards
barbed wire fences 4-4-040E3
electric fences 4-4-040E2
location, height 4-4-040E1
special provisions 4-4-040E5
Compliance 4-4-040H
Height restrictions, review of variation 4-4-040F
Purpose 4-4-040A
Requirements
height, method of measurement 4-4-040C1
retaining walls 4-4-040C2
Grading, excavation, mining regulations
Index - 7 (Revised 2/15)
Residential standards
access gate 4-4-040D4
barbed wire fences 4-4-040D5
electric fences 4-4-040D5
height limits
corner lots 4-4-040D3
interior lots 4-4-040D2
maximum 4-4-040D1
Special administrative permits
clear vision area 4-4-040G4
eligibility, application 4-4-040G1
evaluation criteria 4-4-040G2
measures to meet criteria 4-4-040G3
Fire code
See also Building code
Adopted 4-5-070B
Amendments, additions, deletions 4-5-070C
Hydrants
accessibility 4-5-070D10
buildings more than 200 feet from street property line
4-5-070D12
commercial, business, industrial, manufacturing areas
annexed properties 4-5-070D2c
installation 4-5-070D2a
number, location 4-5-070D2b
contract for multiple uses 4-5-070D5
dead end mains 4-5-070D16
design, installation requirements 4-5-070D11
fire flow requirements 4-5-070D6
fire protection services
changes in use requiring increase 4-5-070D19
meter, detector 4-5-070D17
use restrictions 4-5-070D18
violation, penalties 4-5-070D20
installation timing 4-5-070D1b
location 4-5-070D9
number required 4-5-070D8
other area 4-5-070D3
plans required 4-5-070D1a
prohibited type 4-5-070D15
required 4-5-070D1
residential sprinkling 4-5-070D7
service, testing 4-5-070D14
special locations 4-5-070D4
upgrade to standards 4-5-070D1c
water system requirements 4-5-070D13
Purpose 4-5-070A
Fire department
Bureau of fire prevention
established 4-5-020B1
report 4-5-020B3
Fire marshal appointed 4-5-020B2
Inspectors appointed 4-5-020B4
Flood hazard regulations See Critical areas; Drainage
standards
Fuel gas code
See also Building code
Adopted 4-5-100
G
Garage
Location on steep slope, setback alternative 4-9-230
Garage sales
Applicability 4-4-050A
Conditions 4-4-050B
Violations, penalties 4-4-050C
Grading, excavation, mining regulations
Air, water discharges 4-4-060J7
Appeals 4-4-060T
Applicability 4-4-060B1
Application
annexed activities 4-4-060B3
existing activities 4-4-060B2
Bond 4-4-060E
Compliance with time periods 4-4-060B4
Conformance with state requirements 4-4-060C5
Cuts
conformance 4-4-060M1
drainage, terracing 4-4-060M3
slope, maximum 4-4-060M2
Drainage
conformance 4-4-060P1
disposal 4-4-060P4
minimum grade 4-4-060P4a
overland runoff 4-4-060P5
releases 4-4-060P4b
stream acceptance 4-4-060P4c
subsurface 4-4-060P3
terrace 4-4-060P2
capacity 4-4-060P2c
scouring 4-4-060P2b
settling ponds 4-4-060P2d
swales 4-4-060P2a
Dust, mud control 4-4-060J8
Emergency permits 4-4-060C9
Engineering grading requirements 4-4-060H
building division responsibilities 4-4-060H5
civil engineer responsibilities 4-4-060H2
engineering geologist responsibilities 4-4-060H4
fences, gates 4-4-060H6
reports 4-4-060H1
setbacks 4-4-060H7
soil engineer responsibilities 4-4-060H3
Erosion, sediment control standards 4-4-060D
Fills
compaction 4-4-060N5
conformance, waivers 4-4-060N1
drainage, terracing 4-4-060N7
ground preparation 4-4-060N3
materials 4-4-060N4
slope, maximum 4-4-060N6
slope location 4-4-060N2
Final inspection, approval 4-4-060R2
Hazard restoration required 4-4-060G
Hydroseeding 4-4-060C4
Inspection
authority 4-4-060F1
entry to be permitted 4-4-060F2
testing, reports 4-4-060I
Landscaping 4-4-060C1
Licenses See Permits, licenses
Maintenance, appearance 4-4-060J10
Noise levels 4-4-060J5
Notification
of changes of responsibility 4-4-060C7
of noncompliance 4-4-060C6
Permits, licenses
applicability 4-9-080B
exemptions 4-9-080C
major activity review process
applicability of other requirements 4-9-080F8
authority 4-9-080F1
inspection, enforcement 4-9-080F9
license 4-9-080F3
permit expiration, extension 4-9-080F10
permit required 4-9-080F2
Hearing examiner
(Revised 2/15)Index - 8
permit review criteria 4-9-080F4
permit transferability 4-9-080F11
plan approval 4-9-080F6
relinquishing jurisdiction 4-9-080F7
reuse of site 4-9-080F5
minor activity review process
authority 4-9-080E1
license application 4-9-080E2
license issuance 4-9-080E4
permit revocation 4-9-080E5
work completion 4-9-080E3
required, fees
drainage review threshold 4-4-060S2
generally 4-4-060S1
plans, calculations 4-4-060S3
submittal requirements 4-4-060S1
revocation 4-9-080G1
submittal requirements, fees 4-9-080D
violations, penalties 4-9-080G
Plans, reports
as-graded grading 4-4-060R1a
geologic grading 4-4-060R1c
required 4-4-060R1
soil grading 4-4-060R1b
Property location, setbacks 4-4-060J4
Purpose 4-4-060A
Safety 4-4-060J2
Scope 4-4-060B
Screening 4-4-060C2
Slopes
clearing, rounding tops 4-4-060J3
generally 4-4-060Q1
maximum permitted 4-4-060J1
other devices, methods 4-4-060Q2
top, toe setbacks 4-4-060L
Soil erosion, sedimentation 4-4-060J9
Solid waste fills
animal waste 4-4-060O10
applicable requirements 4-4-060O3
building debris, flammable material 4-4-060O8
bulk items 4-4-060O7
cell cover 4-4-060O5
compaction 4-4-060O6
drainage 4-4-060O13
location 4-4-060O4
prohibited activities 4-4-060O16
prohibited materials 4-4-060O12
reports
contents 4-4-060O2
required 4-4-060O1
special requirements 4-4-060O15
stabilization 4-4-060O9
treatment 4-4-060O11
water disposal 4-4-060O14
Stop work order 4-4-060C8
Stream courses 4-4-060C3
Surface water
adjacent bank slopes 4-4-060K3
depth of lakes 4-4-060K2
polluted, stagnant 4-4-060K1
Violations, penalties 4-4-060U
Work hours 4-4-060J6
Work in progress 4-4-060J
H
Hazardous materials See Aquifer protection areas;
Bulk storage facilities; Critical areas; Fire code
Hearing examiner
Appeals 4-8-070H4
Authority, duties 4-8-070H1
Interpretation 4-8-070H2
Recommendations 4-8-070H3
Hedges See Fences, hedges, retaining walls
Home agriculture sales
Applicability 4-4-015B
Conditions 4-4-015E
Purpose, intent 4-4-015A
Right-of-way use 4-4-015D
Supervision 4-4-015C
Home occupations
Applicability 4-9-090C
Business license
application 4-9-090F1
approval, issuance 4-9-090F3
comment period 4-9-090G3
renewal 4-9-090G4
required 4-9-090E
Compliance with conditions 4-9-090F2
Defined 4-9-090A
Exemptions 4-9-090C1
Inspection 4-9-090G2
Limitations
customer visits 4-9-090G6
hours 4-9-090G7
use 4-9-090G5
Notification to neighbors 4-9-090G1
Prohibited 4-9-090D
Purpose 4-9-090B
Qualification standards 4-9-090F4
Hydrants See under Fire code
I
Improvement installation procedures deferral
Public works approval
applicability 4-9-060C1
expiration 4-9-060C6
extension of time 4-9-060C7
plans
required 4-9-060C4
waiver 4-9-060C5
record 4-9-060C12
security
acceptable forms 4-9-060C8
binding 4-9-060C11
covenant option 4-9-060C9, 4-9-060C10
proceedings against 4-9-060C15
required 4-9-060C3
transferability 4-9-060C13, 4-9-060C14
Temporary occupancy permit
applicability 4-9-060B1
expiration 4-9-060B4
extension 4-9-060B5
security required 4-9-060B3
International codes
See also Specific Code
Adopted 4-5-010A
Amendments 4-5-010B
K
Kennels
See also Hobby kennels; Zoning
Conditional use permit decision criteria 4-9-030D9
Landscaping
Index - 9 (Revised 2/15)
L
Land clearing See Tree retention, land clearing
Land use permits
Appeals
administrative decisions
applicability, authority 4-8-110E1
by hearing examiner 4-8-110E12
clarification 4-8-110E5
community and economic development
department 4-8-110J
hearing format 4-8-110E9
motions 4-8-110E6
notice of hearing 4-8-110E8
of examiner’s decision 4-8-110E14
parties 4-8-110E7
prehearing conference 4-8-110E10
public works department 4-8-110D
reconsideration 4-8-110E2, 4-8-110E13
records 4-8-110E11
standing 4-8-110E3
time limits for filing 4-8-110E4
authority 4-8-110B
city council
burden of proof 4-8-110F5
decision documentation 4-8-110F8
evaluation criteria 4-8-110F6
final 4-8-110F9
findings, conclusions 4-8-110F7
letters of support 4-8-110F3
notice 4-8-110F2
review procedures 4-8-110F4
standing 4-8-110F1
filing by facsimile 4-8-110C5
form, content 4-8-110C3
Growth Management Hearings Board 4-8-110I
limit on number 4-8-110C8
notice, fee 4-8-110C4
restrictions on subsequent actions 4-8-110C7
scope, purpose 4-8-110A
shoreline permit decisions
copy on file 4-8-110H3
filing place, time 4-8-110H2
standing 4-8-110H1
substantial development permits 4-8-110H4
superior court
applicability 4-8-110G2
content 4-8-110G4
initiation, time limits 4-8-110G5
intent 4-8-110G1
other than land use decisions 4-8-110G6
standing 4-8-110G3
time to file 4-8-110C2
Applicability 4-8-020
Applications
fees 4-8-060D
filing 4-8-060C
hearing
constitutes hearing by council 4-8-100F2
dismissal 4-8-100F5
required 4-8-100F1
rules 4-8-100F3
letter of completeness 4-8-060G
additional information 4-8-100C3
incomplete 4-8-100C2
timing 4-8-100C1
multiple submittals 4-8-060E
notices 4-8-100D
purpose 4-8-060A
report
content 4-8-100E1
timing 4-8-100E2
submittal, filing 4-8-100B
submittal waiver 4-8-060F
vesting 4-8-060B
Classifications
procedures 4-8-080G
purpose 4-8-080A
review
based on type 4-8-080B
multiple applications 4-8-080C
time frames
designated 4-8-080D
exclusions 4-8-080F
maximum permitted 4-8-080E
Council action 4-8-100K
Decision
appeals 4-8-100G10
conditions 4-8-100G4
copies 4-8-100G6
correction 4-8-100G7
expiration 4-8-100H
final 4-8-100G5
form, substance 4-8-100G1
jurisdiction termination 4-8-100G8
reconsideration 4-8-100G9
time 4-8-100G2
time extension for filing 4-8-100G3
Effect of issuance 4-8-030
Exemptions from state requirements
authority 4-8-050A
nonproject permits 4-8-050E
notification, procedure 4-8-050C, 4-8-050D
review process, time limits 4-8-050B
Extension 4-8-100I
Large scale, phased projects 4-8-100J
Notice
administrative decisions 4-8-090C
applicability 4-8-090A
city council decision 4-8-090F
development application 4-8-090B
failure to receive 4-8-090G
hearing examiner decision 4-8-090E
public hearing 4-8-090D
content 4-8-090D2
time 4-8-090D1
Preapplication meeting 4-8-100A
Purpose, intent 4-8-010
Responsibilities of specific bodies 4-8-070B
Review authority 4-8-070A
Submittal requirements 4-8-120
building applications 4-8-120B
definitions 4-8-120D
land use applications 4-8-120C
public works applications 4-8-120A
Types, classifications 4-8-040
Land uses See Zoning
Landscaping
See also Screening of equipment, storage sites; Tree
retention, land clearing
Applicability 4-4-070B
Approval authority 4-4-070E
Calculation of required plantings 4-4-070G4
Compliance with standards 4-4-070G1
Conditional use permit decision criteria 4-9-030D8
Damaged 4-4-070Q
Deferral of improvements 4-4-070N
Licenses
(Revised 2/15)Index - 10
Description of types 4-4-070H
Drainage 4-4-070K
Exemptions 4-4-070C
Existing landscaping, trees 4-4-070G3
Freeway frontage 4-4-070F7
Hazard avoidance 4-4-070G5
Installation 4-4-070M
Irrigation, underground system
automatic controller 4-4-070I1
exceptions for drought tolerant plants 4-4-070I2
Maintenance
failure 4-4-070P2
required 4-4-070P1
Parking lot requirements 4-4-070F6
Pervious areas 4-4-070F5
Plans
modifications 4-4-070O
required, submittal 4-4-070D
Plants 4-4-070L
Projects abutting less intensive zones, uses 4-4-070F4
Purpose, intent 4-4-070A
Requirements 4-4-070G
Soil 4-4-070J
Storm drainage facilities 4-4-070F8
Street frontage 4-4-070F1
Trees 4-4-070F2, 4-4-070F3, 4-4-070G2
Urban separators 4-4-070F9
Variances 4-4-070R
Licenses
Grading, excavation, mining regulations 4-9-080F3
Home occupations 4-9-090E
Lighting, exterior onsite
Appeals 4-4-075I
Applicability 4-4-075B
Building lights 4-4-075E1
Enforcement authority 4-4-075D
Exemptions 4-4-075C
Parking, display lot lighting 4-4-075E2
Purpose 4-4-075A
R-10, R-14 zones 4-4-075F
Standards
modifications 4-4-075G
variances 4-4-075H
Loading regulations See Parking, loading, driveway
regulations
M
Manufactured, mobile homes, parks
Applicability, conformance 4-9-110B
Authority, responsibility
building official 4-9-110C1
development services division 4-9-110C2
hearing examiner 4-9-110C3
Certificate of occupancy 4-9-110E8
Construction
permits required 4-5-030A
timing 4-9-110E7
Individual installation
insignia 4-5-030B3
permit required 4-5-030B1
requirements 4-5-030B2
License revocation 4-9-110J1
Maintenance
general 4-9-110G1
landscaping 4-9-110G2
Plan, application
copies, recommendations 4-9-110E2
extension, expiration 4-9-110H
modifications 4-9-110E5
notice 4-9-110E3
required 4-9-110E1
transmittal to hearing examiner 4-9-110E4
Purpose 4-9-110A
Review procedures 4-9-110E
Surety required 4-9-110E6
Violations, penalties 4-9-110J
Marijuana
Authority 4-1-250B
License requirements 4-1-250D
Purpose 4-1-250A
Regulation 4-1-250C
Zoning 4-1-250E
Master plan review
See also Site plan review; Zoning
Appeals 4-9-200K
Applicability 4-9-200B1
Binding site plan merger 4-9-200G
Building permit timing 4-9-200I
Decision criteria
access, circulation 4-9-200E3d
compliance, consistency 4-9-200E3a
detail level 4-9-200E2a
natural systems 4-9-200E3g
off-site impacts 4-9-200E3b
on-site impacts 4-9-200E3c
open space 4-9-200E3e
phasing 4-9-200E3i
purpose 4-9-200E1
services, infrastructure 4-9-200E3h
views, public access 4-9-200E3f
Exemptions 4-9-200C1
Expirations, extensions
nonphased plans 4-9-200J1a
phased plans 4-9-200J2a
Hearing determination 4-9-200D1
Modifications to approved plan
major 4-9-200H1
minor 4-9-200H2
Purpose, intent 4-9-200A
Process purpose 4-9-200A2a
Submittal, review procedures
administrative approvals 4-9-200F8
application circulation, review 4-9-200F6
combined application 4-9-200F3
generally 4-9-200F1
hearing process, examiner authority
conditions, plan modifications 4-9-200F9c
decision 4-9-200F9b
denial 4-9-200F9e
hearing date 4-9-200F9a
leaving hearing open 4-9-200F9d
notice, comment period 4-9-200F5
preapplication conference 4-9-200F2
public hearing determination 4-9-200F7
submittal requirements, fees 4-9-200F4
Mechanical code
See also Building code
Adopted 4-5-090
Mining regulations See Grading, excavation, mining
regulations
Mitigation fees
Designated 4-1-190
Mobile homes, parks See Manufactured, mobile
homes, parks
Modification procedures
Application 4-9-250D1
Parking, loading, driveway regulations
Index - 11 (Revised 2/15)
Center office residential 3 zone 4-9-250D3
Decision criteria 4-9-250D2
Purpose 4-9-250A3
N
NE 4th business district
Applicability 4-3-040B3
Nonconforming uses, structures
Animals
abandonment 4-10-070D
existing legally established 4-10-070A
replacement 4-10-070B
transfer of rights 4-10-070C
Critical areas 4-10-090
Rebuild approval permits
applicability 4-9-120B
purpose 4-9-120A
Shoreline master program
alteration of existing structure, site 4-10-095F
continuation of use 4-10-095E
sites 4-10-095C
structures 4-10-095A
uses 4-10-095B
Signs 4-10-080
Structures
alterations limits 4-10-050A3
enlargement limits 4-10-050A4
exemption due to city acquisition 4-10-050C
generally 4-10-050A
residential 4-10-050B
restoration limits 4-10-050A5
unsafe 4-10-050A2
vacant, abandoned 4-10-050A1
Uses
abandonment 4-10-060A
adult, amortization 4-10-060G
alterations 4-10-060E
changes 4-10-060C
extension, enlargement 4-10-060D
generally 4-10-060
relocation 4-10-060B
residential 4-10-060H
restoration 4-10-060F
Violations, penalties 4-10-100
O
Occupancy permits
Applicability 4-9-130B
Certificate
application, issuance 4-9-130D
request, issuance 4-9-130C
Construction of improvements required 4-4-030E
Off-site improvements
Design standards 4-4-030D2
Permits 4-4-030D3
Required 4-4-030D1
Open space, agricultural, timber lands
Application fees
designated 4-9-140C
refund 4-9-140D
Open Space Taxation Act Rules adopted 4-9-140A
Open space substitutions
Applicability 4-1-240A
Fee-in-lieu 4-1-240B3
Improvements
park 4-1-240B2
public trail 4-1-240B1
Overlay districts
See also Automall improvement district
Violations
enforcement officer 4-3-120A
penalties 4-3-120B
P
Parking, loading, driveway regulations
See also Street standards
Appeals 4-4-080M
Applicability 4-4-080B1
Building permit required 4-4-080B5a
Buildings, new and additions 4-4-080B1a
Business license 4-4-080B5c
Calculation of number of spaces
distance measurement 4-4-080D2b
fractions 4-4-080D2a
seat measurements 4-4-080D2c
Change in use 4-4-080B1b(iv)
Changes in arrangement 4-4-080B4
Conformance 4-4-080B2
Deferral of improvements 4-4-080L
Deliveries, shipments 4-4-080B1b(v)
Downtown core area
outside 4-4-080B1b
within 4-4-080B1a
Driveways
angle 4-4-080I5
grades 4-4-080I6
joint use 4-4-080I7
location 4-4-080I1
number, maximum 4-4-080I4
spacing 4-4-080I2
state highway system, access, connection 4-4-080I8
width, maximum 4-4-080I3
Enforcement authority 4-4-080D1
Joint use
agreement required 4-4-080E3b
distance from use 4-4-080E3c
shopping center provisions 4-4-080E3d
when permitted 4-4-080E3a
Landscaping maintenance
bond 4-4-080H3
inspection 4-4-080H2
required 4-4-080H1
Loading spaces
clear area for doors
dock high 4-4-080J4
ground level 4-4-080J5
plan 4-4-080J2
projections into streets, alleys 4-4-080J3
required 4-4-080J1
Location requirements
joint use 4-4-080E3
off-site 4-4-080E2
on-site 4-4-080E1
Lot construction requirements
drainage 4-4-080G5
marking 4-4-080G3
surfacing
parking lots 4-4-080G1
storage lots 4-4-080G2
wheel stops 4-4-080G4
Lot design standards
access approval 4-4-080F3
aisle width
parallel parking 4-4-080F9a
parking (45 degree) 4-4-080F9d
Permits
(Revised 2/15)Index - 12
parking (60 degree) 4-4-080F9c
parking (90 degree) 4-4-080F9b
bicycle parking spaces required 4-4-080F11
fire lanes
access to existing buildings 4-4-080F6f
applicability 4-4-080F6a
clearance, turning radii 4-4-080F6e
identification 4-4-080F6c
modifications 4-4-080F6g
surfacing, construction 4-4-080F6d
width, clearance 4-4-080F6b
lighting 4-4-080F5
linkages 4-4-080F4
maneuvering space, right-of-way use 4-4-080F1
residential parking location requirements
R-6, R-8 zones 4-4-080F7b
R-10, R-14 zones 4-4-080F7c
RC, R-1, R-4 zones 4-4-080F7a
RM zones 4-4-080F7d
slopes, maximum 4-4-080F2
stalls
accessible 4-4-080F8g
compact size, number 4-4-080F8c
customer/guest 4-4-080F8f
lots, private garages, carports 4-4-080F8a
reduced length for overhang 4-4-080F8e
structured parking 4-4-080F8b
tandem parking 4-4-080F8d
Modifications 4-4-080K
Number of spaces
interpretation 4-4-080F10a
joint use 4-4-080F10b(i)
modifications 4-4-080F10c
required 4-4-080F10d
transportation management plans 4-4-080F10b(ii)
Occupancy permit 4-4-080B5b
Off-site parking
additional information 4-4-080E2c
agreement required 4-4-080E2b
distance to area 4-4-080E2e
fees 4-4-080E2d
transportation management plan exception 4-4-080E2f
when permitted 4-4-080E2a
On-site parking
boat moorage 4-4-080E1c
dwellings 4-4-080E1a
multi-family 4-4-080E1b
other uses 4-4-080E1d
Plans required 4-4-080B3
Purpose 4-4-080A
Permits
See also Specific Permit
Applications, review authority 4-8-070J
Aquifer protection areas 4-9-015
Bulk storage facilities 4-4-110C1
Grading, excavation, mining regulations 4-9-080F2
Manufactured/mobile homes, parks
construction 4-5-030A
individual installation 4-5-030B1
Off-site improvements 4-4-030D3
Railroad, utility line construction 4-9-170B
Routine vegetation management permits 4-9-195C
Sanitary sewer connections 4-6-040E
Sewage disposal 4-6-040I1
Shoreline 4-9-190E2, 4-9-190G
Signs 4-4-100D1
Special
expirations, extensions 4-9-220E
location of garages within setbacks 4-9-230
purpose, authority 4-9-220A
review, decision criteria 4-9-220D
submittal requirements, fees 4-9-220C
Subdivision improvements 4-7-100C
Underground storage tank secondary containment
regulations 4-5-120J1
Utility construction 4-9-075B
Vesting 4-1-045
Pipeline notice requirements
Purpose, applicability 4-3-070A
Title 4-3-070B
Planned urban development regulations
Abandonment 4-9-150K2
Appeals of community and economic development
administrator decision 4-9-150I
Applicability 4-9-150B
Building, occupancy permits
final plan
conformance 4-9-150J1
minor adjustments 4-9-150J2
issuance 4-9-150J3
occupation of structures 4-9-150J4
Common facilities
installation 4-9-150E4a
maintenance 4-9-150E4b
Decision criteria 4-9-150D
Development standards 4-9-150E
Expiration 4-9-150K1
Final plan review
application submittal requirements, fees 4-9-150G2
building permits
authorization 4-9-150G7b
expiration 4-9-150G8a
construction authorized 4-9-150G7b
covenants 4-9-150G6a
modifications
major 4-9-150G5
minor 4-9-150G4
notice 4-9-150G3
phasing 4-9-150G8b
property owner’s association 4-9-150G6b
review, approval 4-9-150G6
standards superimposed 4-9-150G7a
time limits 4-9-150G1
Merger of review 4-9-150H
Open space
common 4-9-150E1
installation 4-9-150E3a
maintenance 4-9-150E3b
private 4-9-150E2
Preliminary approval
application
filing 4-9-150F2
submittal requirements, fees 4-9-150F4
decision 4-9-150F8
effect 4-9-150F9
notice, comment period 4-9-150F5
phasing 4-9-150F6
processing 4-9-150F1
review
informal 4-9-150F3
process 4-9-150F7
zoning map revision 4-9-150F10
Purposes 4-9-150A
Responsibilities, duties
city departments 4-9-150C2
Rezones
Index - 13 (Revised 2/15)
community and economic development department
4-9-150C1
hearing examiner 4-9-150C3
Resuming development of abandoned 4-9-150K3
Violations, penalties 4-9-150L
Planning commission
Authority, responsibilities 4-8-070G
Plumbing code
See also Building code
Adopted 4-5-110
Procedures, review criteria
See also Specific Procedure, Review Criteria
Violations, penalties 4-9-260
Property development standards
See also Zoning
Violations, penalties 4-4-150
Property maintenance code
See also Building code
Adopted 4-5-130A
Amendments 4-5-130B
Copy on file 4-5-130C
Property tax exemptions
Multi-family housing, residential targeted area
amendment 4-1-220H
application
approval 4-1-220F
denial 4-1-220G
procedure 4-1-220E
cancellation 4-1-220L
certification
annual 4-1-220K
extension 4-1-220I
final 4-1-220J
definitions 4-1-220B
duration, limits 4-1-220C
eligibility 4-1-220D
purpose 4-1-220A
sunset 4-1-220M
Public art exemption procedures
Appeals 4-9-160I
to hearing examiner 4-9-160I1
transmittal of file, report 4-9-160I2
Applicability 4-9-160B
Application 4-9-160E
Arts commission
application
fee 4-9-160G4
transferal 4-9-160G
determination of artist recognition 4-9-160G3
review, recommendation 4-9-160G1
role, duties 4-9-160G2
Certificate 4-9-160D
Criteria 4-9-160C
Final authority 4-9-160H
Review 4-9-160F
Public use notification procedures
Content 4-3-080B
Height standards applicability 4-3-080D
Meeting summary 4-3-080C
Required 4-3-080A
Public works administrator
Authority, responsibilities 4-8-070C
Public works department
Appeals, administrator decisions 4-8-110D
Public works fees
See also System development charges
Equitable share charges
latecomer’s fees 4-1-180A
segregation criteria
administrative determination 4-1-180C2
latecomer’s agreement 4-1-180C3
plat, short plat 4-1-180C1
special assessment district charges 4-1-180A
system development charges See System
development charges
Puget Drive business district
Applicability 4-3-040B5
R
Railroad, utility line construction permit
Grant, decision criteria 4-9-170D
Ordinary repairs 4-9-170C
Required, applicability 4-9-170B
Violations, penalties 4-9-170E
Rainier Avenue business district
Applicability 4-3-040B4
Recreational vehicles
Use as habitation prohibited 4-4-030I
Recyclables See Refuse, recyclables standards
Refuse, recyclables standards
Appeals 4-4-090G
Applicability 4-4-090A
Approval of screening detail plan 4-4-090C11
Deposit areas, collection points
collocation 4-4-090C3
commercial, industrial, nonresidential developments
access 4-4-090E2
location 4-4-090E1
dimensions 4-4-090C1
gate opening, vertical clearance 4-4-090C9
location 4-4-090C2
multi-family residences
dispersal 4-4-090D3
distance from building entrances 4-4-090D5
location within structures 4-4-090D4
number 4-4-090D2
obstructing parking 4-4-090D7
site plan requirements 4-4-090D6
size 4-4-090D1
storage in required parking spaces 4-4-090D8
obstruction 4-4-090C4
screening 4-4-090C8
setbacks from residential areas 4-4-090C3
signage 4-4-090C6
size
manufacturing, other nonresidential developments
4-4-090E4
office, educational, institutional developments
4-4-090E3
retail developments 4-4-090E5
structure design 4-4-090C7
Exemptions 4-4-090B
Modifications 4-4-090F
Weather protection 4-4-090C10
Renton Electrical Code
See also Building code
Adoption 4-5-040
Copy on file 4-5-040
Residential code
See also Building code; International codes
Adopted 4-5-055
Retaining walls See Fences, hedges, retaining walls
Rezones
Application 4-9-180B
Change of zone classification criteria 4-9-180F
Procedure when amendment not required 4-9-180D
Routine vegetation management permits
(Revised 2/15)Index - 14
Purpose 4-9-180A
Recommendation, adoption 4-9-180C
Resubmittal, time limits 4-9-180G
Submittal requirements, fees 4-9-180E
Routine vegetation management permits
Appeals 4-9-195E
Applicability 4-9-195C
Applications
conditions 4-9-195D4
contents 4-9-195D2
submittal 4-9-195D1
time for review 4-9-195D3
Enforcement authority 4-9-195B
Expiration 4-9-195D5
Procedures, review criteria 4-9-195D
Purpose 4-9-195A
Violations, penalties 4-9-195F
S
Sanitary sewer standards
See also Cross connections; Water service
standards
Aquifer protection area requirements
zone 1 4-6-040J1
zone 2 4-6-040J2
Connections
private, public sewer
location 4-6-040H1
permit, supervision 4-6-040H2
to private system 4-6-040A1
Connection to city sewer
application, fees 4-6-040E3
permit
approval options 4-6-040E1
classes 4-6-040E2
required 4-6-040E
required 4-6-040A
Facilities improvements construction 4-6-040B
Private building sewer
barricades, safety requirements 4-6-040G10
grease, oil, sand interceptors
construction materials, standards 4-6-040G8c
maintenance 4-6-040G8d
required when 4-6-040G8a
type, capacity, location 4-6-040G8b
inspection 4-6-040G9
joints, connections 4-6-040G7
lesser slope 4-6-040G4
pipe
location, elevation 4-6-040G5
materials 4-6-040G2
restoration of public property 4-6-040G11
separate, independent 4-6-040G1
size, slope 4-6-040G3
surety bond 4-6-040G12
trenching standards 4-6-040G6
Public sewer
costs, damages 4-6-040F1
developer extension agreement 4-6-040F8
lift stations 4-6-040F6
manhole requirements
connections 4-6-040F5c
covers 4-6-040F5b
industrial wastes 4-6-040F5d
installation location 4-6-040F5a
pipe materials 4-6-040F3
standards 4-6-040F2
supervision 4-6-040F7
use of old 4-6-040F4
Septic tanks, privies, cesspools 4-6-040D
Service outside city 4-6-040C
Sewage disposal standards
abandonment requirements 4-6-040I6
discharge prohibition 4-6-040I4
health officer requirements 4-6-040I5
inspection, approval 4-6-040I2
maintenance 4-6-040I4
permit 4-6-040I1
standards, tests 4-6-040I3
School impact mitigation fees
Appeals, independent calculations 4-1-160G
Assessments 4-1-160E
Calculations 4-1-160D
Capital facilities plan adoption, updates 4-1-160J
City responsibility 4-1-160M
Definitions 4-1-160B
Exemptions, credits 4-1-160F
Fee schedule review 4-1-160K
Findings, authority 4-1-160A
Fund created 4-1-160L
Impact fee account 4-1-160H
Interlocal agreement 4-1-160I
Program elements 4-1-160C
Severability 4-1-160N
Screening of equipment, storage sites
See also Landscaping
Appeals 4-4-095J
Applicability
modifications to existing structures 4-4-095B2
new, replacement structures 4-4-095B1
Enforcement authority 4-4-095C
Loading areas, outdoor
commercial, industrial zones 4-4-095F2
multi-family zones 4-4-095F1
Purpose 4-4-095A
Retail sales, outdoor 4-4-095H
Roof-top equipment
additions to existing buildings 4-4-095E2
new construction 4-4-095E1
Storage, outdoor 4-4-095F3
Surface mounted equipment 4-4-095D
Variances 4-4-095I
Vehicle storage 4-4-095G
Secure community transition facilities
See also Zoning
Conditional use permit decision criteria 4-9-030D10
Shoreline master program
Development standards
applicability 4-3-090D1
archaeological, historical, cultural resources
access for educational purposes 4-3-090D6e
coordination with state agencies 4-3-090D6b
detailed cultural assessments
may be required 4-3-090D6a
required 4-3-090D6c
work to stop upon discovery 4-3-090D6d
building, development location, shoreline orientation
design, performance standards 4-3-090D5b
generally 4-3-090D5a
density, setbacks, height
activities exempt from buffers, setbacks
4-3-090D7d
bulk standards 4-3-090D7a
city-wide development standards 4-3-090D7b
measurement 4-3-090D7c
Shoreline master program
Index - 14.1 (Revised 2/15)
environmental effects
burden on applicant 4-3-090D2b
critical areas within shoreline jurisdiction
4-3-090D2c
development standards for aquatic habitat
4-3-090D2e
no net loss of environmental functions 4-3-090D2a
wetlands within shoreline jurisdiction 4-3-090D2d
private property rights 4-3-090D8
public access
criteria for requirement modification 4-3-090D4c
development standards 4-3-090D4e
physical, visual access required for new
development 4-3-090D4a
required 4-3-090D4b
requirements, by reach 4-3-090D4f
site design criteria 4-3-090D4d
treaty rights 4-3-090D9
use compatibility, aesthetic effects
community disturbances 4-3-090D3c
design requirements 4-3-090D3d
generally 4-3-090D3a
screening required 4-3-090D3e
view obstruction, visual quality 4-3-090D3b
Nonconforming uses, activities, structures, sites
alteration of existing structure, site 4-10-095F
continuation of use 4-10-095E
sites 4-10-095C
structures 4-10-095A
(Revised 2/15)Index - 14.2
This page left intentionally blank.
Shoreline permits
Index - 15 (Revised 4/12)
uses 4-10-095B
Program elements 4-3-090A
Regulated shorelines
jurisdictional area 4-3-090B3
shorelines 4-3-090B2
shorelines of statewide significance 4-3-090B1
Shoreline modification
dredging 4-3-090F3
flood control 4-3-090F5
landfill, excavation 4-3-090F2
shoreline stabilization 4-3-090F4
stream alteration 4-3-090F6
vegetation conservation 4-3-090F1
Shorelines overlay districts
natural environment overlay district 4-3-090C1
shoreline high intensity
aquatic shoreline overlay district 4-3-090C6
isolated lands overlay district 4-3-090C5
overlay district 4-3-090C4
single family residential overlay district 4-3-090C3
urban conservancy overlay district 4-3-090C2
Use regulations
aquaculture
aesthetics 4-3-090E2b
no net loss required 4-3-090E2a
structure requirements 4-3-090E2c
boat launching ramps
design to ensure minimal impact 4-3-090E3f
impacts on adjacent uses 4-3-090E3c
no net loss required 4-3-090E3b
shall be public 4-3-090E3a
shore facilities required 4-3-090E3h
surface materials 4-3-090E3g
topography 4-3-090E3e
water, shore characteristics 4-3-090E3d
commercial and community services
over-water structures 4-3-090E4b
scenic, aesthetic qualities 4-3-090E4d
setbacks 4-3-090E4c
use preferences, priorities 4-3-090E4a
industrial use
discharge not allowed 4-3-090E5e
log storage, offshore 4-3-090E5f
materials storage 4-3-090E5d
non-water-oriented uses, clustering 4-3-090E5b
over-water structures 4-3-090E5c
scenic, aesthetic qualities 4-3-090E5g
use preferences, priorities 4-3-090E5a
marinas
applicability 4-3-090E6a
design requirements 4-3-090E6d
Lake Washington 4-3-090E6b
location criteria 4-3-090E6c
operation requirements 4-3-090E6e
piers, docks
buoy, float regulations 4-3-090E7f
design criteria 4-3-090E7c
design standards 4-3-090E7d
dimension variance 4-3-090E7g
maintenance, repair 4-3-090E7e
residential new, expanded docks, criteria
4-3-090E7b
use, approval of new, expanded, general criteria
4-3-090E7a
recreation
allowed when 4-3-090E8a
location relative to shoreline 4-3-090E8b
over-water structures 4-3-090E8c
private 4-3-090E8e
public 4-3-090E8d
residential development
critical areas 4-3-090E9e
docks, new private, restricted 4-3-090E9g
floating residences prohibited 4-3-090E9h
general criteria 4-3-090E9b
public access required 4-3-090E9c
shoreline stabilization prohibited 4-3-090E9d
single family priority use, other residential uses
4-3-090E9a
vegetation conservation 4-3-090E9f
table 4-3-090E1
transportation
aviation 4-3-090E10f
general standards 4-3-090E10a
parking 4-3-090E10e
railroads 4-3-090E10c
roads 4-3-090E10b
trails 4-3-090E10d
utilities
criteria 4-3-090E11a
local service utilities 4-3-090E11d
major utilities 4-3-090E11c
pipelines 4-3-090E11b
Shoreline permits
Administrative appeals 4-9-190H
Appeals 4-9-190O
Application procedures
conditional approval 4-9-190E9
forms, fees 4-9-190E3
information prior to submitting shoreline substantial
development permit 4-9-190E1
notification 4-9-190E10
permit required 4-9-190E2
public comment time
special 4-9-190E7
standard 4-9-190E6
public notice 4-9-190E5
review guidelines 4-9-190E8
secondary review by independent professionals
4-9-190E4
Enforcement 4-9-190M
Exemptions from permit system
agricultural drainage, dikes operation, maintenance
4-9-190C11
aquatic noxious weed removal, control 4-9-190C13
construction
agricultural 4-9-190C5
Coast Guard authorized 4-9-190C8
emergency 4-9-190C4
irrigation-related 4-9-190C9
noncommercial docks 4-9-190C7
single family residence, accessory buildings
4-9-190C6
exemption certificate procedures
application required 4-9-190D1
conditions authorized 4-9-190D3
consistency required 4-9-190D2
permit required if project not exempt in part
4-9-190D4
fish, wildlife habitat, passage improvement projects
4-9-190C15
governor’s certification 4-9-190C1
hazardous substance remediation 4-9-190C16
irrigation operation, maintenance 4-9-190C9
maintenance, repair 4-9-190C3
Sign regulations
(Revised 4/12)Index - 16
marking of property lines on state-owned lands
4-9-190C10
permit application activities 4-9-190C12
projects on lands not subject to shoreline jurisdiction
prior to restoration 4-9-190C17
projects valued at $5,000 or less 4-9-190C2
watershed restoration projects 4-9-190C14
Moratorium 4-9-190Q
Purpose 4-9-190A
Rescission
final decision 4-9-190N5
noncompliance with permit 4-9-190N1
notice of noncompliance 4-9-190N2
posting 4-9-190N3
public hearing 4-9-190N4
Review criteria
additional information 4-9-190F2
basis of review 4-9-190F1
burden of proof on applicant 4-9-190F4
procedural amendments 4-9-190F3
Rulings filed with state 4-9-190K
Shoreline development approval
approval criteria 4-9-190B7
building permit compliance 4-9-190B9
development compliance 4-9-190B1
land division 4-9-190B6
restoration project relief 4-9-190B10
shoreline conditional use permit 4-9-190B4
shoreline overlay 4-9-190B2
shoreline variance 4-9-190B5
substantial development permit 4-9-190B3
written findings required 4-9-190B8
Surety devices 4-9-190G
Time requirements
applicability 4-9-190J1
certification of construction commencement 4-9-190J7
construction
completion, time allowed 4-9-190J8
not authorized until proceedings completed
4-9-190J12
special allowance 4-9-190J13
filing effective date 4-9-190J9
notification to city of other permits, legal actions
4-9-190J10
permit
extension requests 4-9-190J5
processing time 4-9-190J11
time limits
discretionary, for shoreline conditional uses,
variances 4-9-190J4
discretionary, for shoreline substantial
developments 4-9-190J3
unspecified 4-9-190J2
validity period, standard 4-9-190J6
Transferability 4-9-190L
Variances, conditional uses
authority 4-9-190I2
conditional uses 4-9-190I5
maintenance of permitted uses allowed 4-9-190I3
purpose 4-9-190I1
variances 4-9-190I4
Violations, penalties
injunction 4-9-190P2
liability for damages 4-9-190P3
prosecution 4-9-190P1
Sidewalks See Street standards
Sign regulations
Appeals 4-4-100R
Appearance 4-4-100D4
Applicability 4-4-100B1
Business signs permitted where 4-4-100E5a
Churches, apartments, subdivisions, signs permitted
where 4-4-100E4a
City center requirements
applicability 4-4-100H2
letter size limitations
exemption 4-4-100H6b
maximum height 4-4-100H6a
map 4-4-100H3
modifications
authority, purpose 4-4-100H9a
fees 4-4-100H9d
review criteria 4-4-100H9b
variance 4-4-100H9c
nonresidential uses
category, type, number permitted 4-4-100H4b
purpose 4-4-100H1
size, height, location
awning 4-4-100H5e
canopy 4-4-100H5e
freestanding 4-4-100H5a
ground 4-4-100H5b
marquee 4-4-100H5e
multi-occupancy 4-4-100H5h
multiple building complex 4-4-100H5h
projecting 4-4-100H5d
secondary awning 4-4-100H5g
secondary projecting 4-4-100H5g
secondary wall 4-4-100H5g
under awning 4-4-100H5f
under canopy 4-4-100H5f
under marquee 4-4-100H5f
wall 4-4-100H5c
standards
awning 4-4-100H4b
canopy 4-4-100H4b
freestanding 4-4-100H4b
ground 4-4-100H4b
marquee 4-4-100H4b
multi-occupancy building 4-4-100H4b
multiple building complex wall 4-4-100H4b
projecting 4-4-100H4b
secondary awning without illumination
4-4-100H4b
secondary projecting without illumination
4-4-100H4b
secondary wall without illumination 4-4-100H4b
under awning 4-4-100H4b
under canopy 4-4-100H4b
under marquee 4-4-100H4b
wall 4-4-100H4b
temporary signs 4-4-100H8
type, number permitted 4-4-100H4
churches 4-4-100H4a
residential uses 4-4-100H4a
schools 4-4-100H4a
Design, construction requirements
allowed stresses 4-4-100K5
anchorage 4-4-100K10
approved plastics 4-4-100K13
clearance
from fire escapes, exits, standpipes 4-4-100K18
from high voltage power lines 4-4-100K17
clearance, projection 4-4-100K16
combined loads 4-4-100K4
combustible materials restrictions 4-4-100K8
Sign regulations
Index - 17 (Revised 2/15)
display surfaces 4-4-100K11
electrical wiring 4-4-100K15
generally 4-4-100K1
glass panel size, thickness, type 4-4-100K12
materials 4-4-100K7
nonstructural trim 4-4-100K9
obstruction of openings 4-4-100K19
seismic loads 4-4-100K3
structural supports 4-4-100K6
supports 4-4-100K20
welding 4-4-100K14
wind loads 4-4-100K2
Design standards
awning, canopy, marquee signs
applicability 4-4-100N1
location 4-4-100N2
UBC requirements 4-4-100N2
electric signs
identification of installer, date of installation
4-4-100O3
installation 4-4-100O2
label of testing agency 4-4-100O4
materials 4-4-100O1
projecting signs 4-4-100M
under awning, canopy, marquee signs
location, size outside city center 4-4-100N3b
location, size within city center 4-4-100N3c
number 4-4-100N3a
Enforcement authority 4-4-100B4
Exemptions 4-4-100B5
Height limits
outside city center, urban design sign regulation areas
4-4-100E3c
within city center 4-4-100E3a
within urban design sign regulation areas 4-4-100E3b
Home occupations, signs permitted where 4-4-100E4b
Inspections 4-4-100B3, 4-4-100P
Large retail centers, signs permitted where 4-4-100E5e
Lighting 4-4-100D5
Location limitations 4-4-100E2
Maintenance 4-4-100D3
Marquee signs permitted where 4-4-100E5b
Method for calculating area 4-4-100D2
Motor vehicle dealerships
outside Automall area, signs permitted where
4-4-100E5g
within Automall area, signs permitted where
4-4-100E5f
Nonconforming
generally 4-4-100D7
permitted where 4-4-100E4a
Parks, recreation facilities signs 4-4-100E4d
Permits
exceptions 4-4-100B6
fees 4-4-100D1
required 4-4-100B2
Permitted 4-4-100E1
commercial, industrial zones 4-4-100E5
residential, commercial, industrial zones 4-4-100E4
Portable See Temporary, portable signs
Prohibited 4-4-100C, 4-4-100E1
Projections
annual sign permit required 4-4-100L5
identification of installer, date of installation 4-4-100L3
liability insurance 4-4-100L4
right-of-way
additional allowances 4-4-100L2c
allowed 4-4-100L2
awnings 4-4-100L2c(iii)
building canopies 4-4-100L2c(iii)
marquee 4-4-100L2b, 4-4-100L2c(iii)
projecting 4-4-100L2c(ii)
wall 4-4-100L2a, 4-4-100L2c(i)
setbacks 4-4-100L1
Public facilities signs 4-4-100E4d
Public right-of-way
city-sponsored signs 4-4-100I1
directional signs for nonpublic buildings
appeal 4-4-100I3b
installation 4-4-100I3c
request 4-4-100I3a
directional signs for public buildings 4-4-100I2
real estate sign kiosks 4-4-100I5
residential open house sign 4-4-100I4
Purpose 4-4-100A
Real estate signs See under Temporary, portable signs
Removal upon closure of business
outside city center 4-4-100D6b
outside of city center 4-4-100D6a
Requirements 4-4-100D
School signs 4-4-100E4d
Self-storage uses in FM-F zone 4-4-100E5j
Shopping centers, signs permitted where 4-4-100E5d
Shoreline areas
location, size, type limitations 4-4-100F2
prohibited signs 4-4-100F3
view impairment 4-4-100F1
Special requirements for specified uses, signs permitted
where 4-4-100E5i
Subdivision identification, signs permitted where
4-4-100E5h
Temporary, portable signs
Accessory home agriculture, agriculture sales
display period 4-4-100J7d
number, type allowable 4-4-100J7b
permit requirements 4-4-100J7a
sign location 4-4-100J7e
size, maximum 4-4-100J7c
A-frame
closing business, sign removal required
4-4-100J5g
confiscation authorized 4-4-100J5k
construction specification, materials 4-4-100J5d
insurance, hold harmless agreements 4-4-100J5j
landscaping alterations 4-4-100J5f
locations 4-4-100J5b
maintenance, appearance 4-4-100J5e
number 4-4-100J5a
permit display 4-4-100J5h, 4-4-100J5i
permit validity 4-4-100J5l
size 4-4-100J5c
cloth signs
projection over public property/right-of-way
4-4-100J1c
support, perforation 4-4-100J1b
display of permit number 4-4-100J1a
event signs
applicability 4-4-100J6a
permit required 4-4-100J6c
placement limitations 4-4-100J6e
time limitations 4-4-100J6d
types allowed 4-4-100J6b
garage sale 4-4-100J3
permitted where 4-4-100E4c
political
location 4-4-100J4a
Site plan review
(Revised 2/15)Index - 18
removal 4-4-100J4c
size 4-4-100J4b
real estate 4-4-100J2
requirements 4-4-100J1
Under marquee signs permitted where 4-4-100E5c
Urban design area 4-4-100G
Variances 4-4-100S
Violations
compliance required 4-4-100T1
confiscated signs 4-4-100T3
penalty 4-4-100U
removal, storage of illegal signs 4-4-100T2
Site plan review
See also Master plan review; Zoning
Appeals 4-9-200K
Applicability 4-9-200B2
Binding site plan merger 4-9-200G
Building permit timing 4-9-200I
Decision criteria
access, circulation 4-9-200E3d
compliance, consistency 4-9-200E3a
detail level 4-9-200E2a
natural systems 4-9-200E3g
off-site impacts 4-9-200E3b
on-site impacts 4-9-200E3c
open space 4-9-200E3e
phasing 4-9-200E3i
purpose 4-9-200E1
services, infrastructure 4-9-200E3h
views, public access 4-9-200E3f
Exemptions 4-9-200C2
Expirations, extensions
nonphased plans 4-9-200J1b
phased plans 4-9-200J2b
Hearing determination 4-9-200D2
Modifications to approved plan
major 4-9-200H1
minor 4-9-200H2
Process purpose 4-9-200A2b
Purpose, intent 4-9-200A
Submittal, review procedures
administrative approvals 4-9-200F8
application circulation, review 4-9-200F6
combined application 4-9-200F3
generally 4-9-200F1
hearing process, examiner authority
conditions, plan modifications 4-9-200F9c
decision 4-9-200F9b
denial 4-9-200F9e
hearing date 4-9-200F9a
leaving hearing open 4-9-200F9d
notice, comment period 4-9-200F5
preapplication conference 4-9-200F2
public hearing determination 4-9-200F7
submittal requirements, fees 4-9-200F4
Vesting
nonphased plans 4-9-200J1c
phased plans 4-9-200J2c
Special districts See Overlay districts
State Environmental Policy Act (SEPA) See
Environmental review procedures
Storage lots, outside
See also under Zoning
Screening
fencing 4-4-120A2
landscaping 4-4-120A1
required 4-4-120A
Surfacing 4-4-120B
Street plan
Adopted 4-6-050
Street standards
See also Parking, loading, driveway regulations
Appeals 4-6-060S
Applicability 4-6-060C
Approval of improvements 4-6-060L
Authority 4-6-060B
Complete streets
exemptions 4-6-060G2
required 4-6-060G1
Construction plans review
cost estimate 4-6-060N3
fees 4-6-060N2
submittal
required 4-6-060N1
requirements 4-6-060N2
Dead ends
cul-de-sacs 4-6-060H4
limited application 4-6-060H1
secondary access requirement 4-6-060H5
turnaround design 4-6-060H3
types, minimum standards 4-6-060H2
waivers 4-6-060H6
Definitions 4-6-100
Design standards
alleys 4-6-060F4
city center planning area 4-6-060F8
curves 4-6-060F7
length of improvements 4-6-060F3
level of improvements 4-6-060F1
minimum improvements designated 4-6-060F2
pavement thickness 4-6-060F5
sidewalks 4-6-060F6
state highway system vehicular access, connection
4-6-060F9
urban design districts 4-6-060F8
Driveway, shared
easement 4-6-060J5
improvement timing 4-6-060J6
installation prior to plat recording 4-6-060J6
minimum standards 4-6-060J2
permitted when 4-6-060J1
signs 4-6-060J3
tract 4-6-060J4
Exemptions 4-6-060D
Half street improvements
dedications for completion 4-6-060Q2c
minimum design standards 4-6-060Q2b
permitted when 4-6-060Q2a
Inspections 4-6-060O
Latecomer’s agreements
authorized 4-6-060P1
procedure 4-6-060P2
Lighting standards
average maintained illumination 4-6-060I3
construction standards 4-6-060I5
design 4-6-060I1
location 4-6-060I2
uniformity ratios 4-6-060I4
Plan drafting, surveying standards 4-6-060M
Purpose 4-6-060A
Right-of-way dedications
amount 4-6-060E2
required 4-6-060E1
waiver 4-6-060E3
Violations, penalties 4-6-060T, 4-6-110
Subdivisions
Index - 19 (Revised 2/15)
Subdivisions
Administration, authority
administrator 4-7-020B
community and economic development department
4-7-020A
hearing examiner 4-7-020C
Application procedures 4-7-050D
lot line adjustment 4-7-050B
short subdivisions 4-7-050C
Binding site plans
access
See also design standards
requirements 4-7-230G
alteration 4-7-230Q1
appeals 4-7-230P
applicability 4-7-230B
application requirements 4-7-230E
approval 4-7-230C
condominium sites
applicability 4-7-230D1
approval 4-7-230D2
design standards
dedication statement 4-7-230D3
legal lots 4-7-230D1
shared conditions 4-7-230D5
street access 4-7-230D2
utilities access 4-7-230D4
development agreement merger 4-7-230J
effect
enforcement 4-7-230N2
legal lots of record 4-7-230N1
expiration
extension 4-7-230O3
extension, phased projects 4-7-230O4
period 4-7-230O1
period, merged approvals 4-7-230O2
improvements
phasing 4-7-230F2
required 4-7-230F1
permits
processing 4-7-230H1
review authority 4-7-230H2
planned urban development 4-7-230D3
purpose 4-7-230A
review
action 4-7-230K1
approval 4-7-230K2
approval with modifications 4-7-230K3
denial 4-7-230K5
hearing examiner referral 4-7-230K4
reconsideration 4-7-230K6
right-of-way dedication 4-7-230L
site plan merger
See also Site plan review
concurrent 4-7-230I2
previously approved 4-7-230I1
survey, recording
approval required 4-7-230M1
filing 4-7-230M2
vacation 4-7-230Q2
Compatibility with existing land use, plan
streets 4-7-120A, 4-7-120B
trails 4-7-120C
Conflicts 4-7-010D
Conformance with state regulations 4-7-010E
Copies to other agencies 4-7-080G
Environmental considerations
action not a taking 4-7-130B
native growth protection area 4-7-130C2
purpose 4-7-130A
streams 4-7-130C4
trees 4-7-130C3
unsuitable lands 4-7-130C1
Exceptions 4-7-040
Expiration, extensions 4-7-080L
Final plat
application submittal, fees 4-7-110A
approval by hearing examiner 4-7-110C
copies to other agencies 4-7-110B
expiration date 4-7-110F
monuments 4-7-110D
signing, filing 4-7-110E
Health agency recommendation 4-7-080J
Hearing
notice 4-7-080I2
required 4-7-080I1
Hillside
purpose 4-7-220A
standards
application information 4-7-220C1
erosion control requirements 4-7-220C6
grading 4-7-220C2
lots 4-7-220C5
streets 4-7-220C4
tracts 4-7-220C3
Improvements
inspection, acceptance 4-7-100B
permits 4-7-100C
prior to final recording 4-7-100D
required 4-7-100A
Industrial, commercial blocks, lots 4-7-180
corners at intersections 4-7-180A
side lot lines 4-7-180C
size, orientation 4-7-180B
Lot line adjustments
expiration period 4-7-060H
fees 4-7-060D
principles of acceptability 4-7-060B
purpose 4-7-060A
recording 4-7-060F
review, decision 4-7-060E
submittal requirements 4-7-060C
transfer of title 4-7-060G
Monuments 4-7-210A
Notification
other jurisdictions 4-7-030A
state highways 4-7-030B
Parks, open space 4-7-140
Plat amendments
determination 4-7-080M1
major 4-7-080M2
minor 4-7-080M3
Preapplication meeting
procedures 4-7-080D
required 4-7-050A
Preliminary plat
application 4-7-080E
meeting 4-7-080F
Principles of acceptability 4-7-080B
Public use, service areas 4-7-190
community assets 4-7-190C
utilities in tracts 4-7-190B
utility easements 4-7-190A
Purpose 4-7-010B, 4-7-080A
Residential blocks
walkways, crosswalks 4-7-160B
Sunset business district
(Revised 2/15)Index - 20
width 4-7-160A
Residential lots
access requirements 4-7-170B
arrangement 4-7-170A
corners at intersections 4-7-170F
maximum dimension ratio 4-7-170E
pipestem 4-7-170G
size 4-7-170C
width 4-7-170D
Scope 4-7-010C1, 4-7-080C
Segregations
approval required 4-7-010C2
calculation 4-7-010C2a
Short subdivisions
administrative guidelines 4-7-070O
appeal 4-7-070I
copies to other agencies 4-7-070F
expiration period 4-7-070M
improvements required 4-7-070J
limitations 4-7-070N
preapplication plan review 4-7-070D
principles of acceptability 4-7-070B
public notice 4-7-070G
purpose 4-7-070A
review, decision 4-7-070H
scope 4-7-070C
short plat map
filing process 4-7-070L
submittal requirements 4-7-070K
submittal requirements 4-7-070E
Street name signs 4-7-210C
Street requirements
alignment 4-7-150D
alley access 4-7-150E5
alternative configurations 4-7-150E6
arterials, intersections 4-7-150C
connections 4-7-150E4
cul-de-sacs 4-7-150E7
exceptions 4-7-150E3
extensions, dedications 4-7-150G
grid pattern 4-7-150E1
linkages 4-7-150E2
names 4-7-150B
relationship to existing system 4-7-150A
rights-of-way improvements 4-7-150F
Survey standards 4-7-210B
Time limitation for approval 4-7-080H
Title 4-7-010A
Utilities installation
cable TV conduits 4-7-200E
latecomer’s agreements 4-7-200F
sanitary sewers 4-7-200A
storm drainage 4-7-200B
underground utilities 4-7-200D
water system 4-7-200C
Variances 4-7-240
Violations, penalties 4-7-250
Sunset business district
Applicability 4-3-040B2
Sureties See Bonds
Surface water See Drainage standards
System development charges
See also Public works fees
Applicability 4-1-180B1
Exemptions 4-1-180B2
T
Temporary homeless encampments
Conditions 4-9-240K3
Temporary use permits
Applicability 4-9-240B
Approval conditions 4-9-240M
Compliance with fire, building codes 4-9-240N
Decision criteria 4-9-240J
Exemptions
city-sponsored events 4-9-240C2
construction-related activities 4-9-240C1
special sales 4-9-240C3
Expiration, extension 4-9-240O
Manufactured homes in medical hardship cases
4-9-240L
Mobile food vendors 4-9-240K2
Other uses, structures 4-9-240D
Public notice, comment period 4-9-240G
Purpose 4-9-240A
Removal of evidence of use 4-9-240P
Review, approval 4-9-240I
Revocation 4-9-240R
Security required 4-9-240Q
Submittal requirements, fees 4-9-240F
Temporary homeless encampments 4-9-240K3
Type determinations 4-9-240E
Vehicle sales events 4-9-240K1
Waiver of requirements, fees 4-9-240H
Timber lands See Open space, agricultural, timber
lands
Transportation concurrency requirements
Appeal of project application denial 4-6-070H
Applicability 4-6-070C1
Authority, purpose 4-6-070A
Capacity inquiry 4-6-070I
Definitions 4-6-070B
Exemptions 4-6-070C2
Reconsideration of test
authorized, request 4-6-070G2
notification 4-6-070G1
options to achieve 4-6-070G4
suspension of time limit 4-6-070G5
timing 4-6-070G3
Review process
test
failure 4-6-070D3
required 4-6-070D1
written finding 4-6-070D2
Written finding
expiration 4-6-070F
transferability 4-6-070E
Travel trailers
Use as habitation prohibited 4-4-030I
Tree retention, land clearing
See also Landscaping
Applicability 4-4-130B
Authority, interpretation 4-4-130E1
Independent review 4-4-130E2
Modifications 4-4-130I
Performance standards
conformance required 4-4-130H4
construction requirements 4-4-130H9
critical areas restrictions 4-4-130H7
ground cover retention 4-4-130H8
maintenance 4-4-130H10
plan required 4-4-130H3
protected tree retention 4-4-130H1
review criteria 4-4-130H5
Urban design regulations
Index - 21 (Revised 2/15)
timing 4-4-130H6
tree protection tract 4-4-130H2
Permits required
land development 4-4-130F1
routine vegetation management
See also Routine vegetation management
permits
mechanical equipment use 4-4-130F2b
process 4-4-130G
removal in excess of maximum allowable
4-4-130F2c
removal of landmark tree 4-4-130F2d
undeveloped properties 4-4-130F2a
timber stand thinning 4-4-130F3
Prohibited activities
critical areas 4-4-130D3
cutting in advance of permit issuance 4-4-130D1
cutting, maintenance without permit 4-4-130D2
native growth protection areas 4-4-130D4
removal of landmark tree 4-4-130D6
topping 4-4-130D5
Purpose of provisions 4-4-130A
Removal activities allowed 4-4-130C
Violations
damage liability 4-4-130J2
penalties 4-4-130J1
replacement 4-4-130J4
restoration 4-4-130J3
stop work order 4-4-130J5
U
Underground storage tank secondary containment
regulations
Abandonment 4-5-120J3
Applicability 4-5-120D
Closure requirements
Department of Ecology notification 4-5-120L3c
exception 4-5-120L2
fire code compliance 4-5-120L3a
permanent
applicability 4-5-120L5a
compliance 4-5-120L5b
demonstration to fire code official 4-5-120L5e
standards, requirements for tank abandonment
4-5-120L5d
standards, requirements for tank removal
4-5-120L5c
proposal 4-5-120L3b
required 4-5-120L1
temporary
applicability 4-5-120L4a
exception 4-5-120L4b
inspection 4-5-120L4e
modification of monitoring 4-5-120L4d
plan required 4-5-120L4f
standards, requirements 4-5-120L4c
Compliance with fire code 4-5-120C
Definitions 4-5-120G
Exclusions 4-5-120E
Existing installations
continuation 4-5-120I1
failure to monitor 4-5-120I6
leaks 4-5-120I2
monitoring standards
annual certification 4-5-120I3e
fire department approval 4-5-120I3c
objective 4-5-120I3b
system required 4-5-120I3a
system requirements 4-5-120I3d
system evaluation criteria 4-5-120I4
tests 4-5-120I5
Fire code official, department authority, responsibility
4-5-120F
Inspections, compliance 4-5-120F
Intent 4-5-120B
New facilities
monitoring program 4-5-120H5
response plan
content 4-5-120H6b
required 4-5-120H6a
standards 4-5-120H2
Permits
closure procedure 4-5-120J4
conditions
monitoring records 4-5-120J6b
notification of changes, release 4-5-120J6a
expiration 4-5-120J7
fee 4-5-120J5
implementation plan 4-5-120J10
information required 4-5-120J2
inspection 4-5-120J9
required 4-5-120J1
transferability 4-5-120J8
Purpose 4-5-120A
Release reporting
cleanup reports 4-5-120K4
other releases 4-5-120K1b
recording required
content of report 4-5-120K2c
permit revocation 4-5-120K2e
reportable when 4-5-120K2g
review, inspection 4-5-120K2d
secondary container deterioration 4-5-120K2f
time limits 4-5-120K2b
release requiring recording defined 4-5-120K2a
releases to secondary containers 4-5-120K1a
required 4-5-120K1
time limits
notification 4-5-120K3a
report, contents 4-5-120K3b
Standards
applicability 4-5-120H1
primary containers, double-walled storage tanks
4-5-120H3
secondary containers 4-5-120H4
Variances 4-5-120M
Uniform codes
See also Specific Code
Adopted 4-5-010A
Amendments 4-5-010B
City clerk authority, duties 4-5-020C
Copies on file 4-5-020C
Urban design regulations
Administrative authority 4-3-100D2
Appeals 4-3-100I
Applicability, conflicts 4-3-100B
Buildings
architectural design 4-3-100E5
character, massing 4-3-100E5
districts “A” and “B” exceptions 4-3-100G
entries 4-3-100E1
ground-level details 4-3-100E5
location, orientation 4-3-100E1
materials 4-3-100E5
roof lines 4-3-100E5
Exemptions 4-3-100C
Urban separator overlay
(Revised 2/15)Index - 22
Gateways 4-3-100E1
Lighting 4-3-100E7
Parking
access 4-3-100E2
garages, parking structures 4-3-100E2
surface 4-3-100E2
Pedestrian environment
amenities 4-3-100E3
circulation 4-3-100E3
Purpose 4-3-100A
Recreation areas, common open space, standards
4-3-100E4
Review process 4-3-100D1
Service element location, design 4-3-100E1
Signage 4-3-100E6, 4-4-100G
Site design, building location 4-3-100E1
Standards modification 4-3-100F
Transition to surrounding development 4-3-100E1
Urban separator overlay
Administration 4-3-110D
Applicability 4-3-110B
Maps 4-3-110C
Purpose 4-3-110A
Regulations 4-3-110E
Utilities
Construction
fees 4-9-075C1
permit required 4-9-075B
submittal requirements 4-9-075C2
Franchise required 4-9-075A
Utility extensions
Across full width of property
required 4-6-010B
sanitary sewer exception 4-6-010B1
Construction standards, conditions 4-6-010A
Oversizing 4-6-010C
Utility fees
See Public works fees; System development
charges
Utility lines underground installation
Administration 4-6-090B
Appeals 4-6-090H
Applicability 4-6-090C
As-built plans 4-6-090E3
Design standards
above-grade installation 4-6-090F7
above-ground installation 4-6-090F6
applicability 4-6-090F1
coordination with other facilities 4-6-090F2
grading of streets 4-6-090F4
joint trenches 4-6-090F5
notice 4-6-090F5c
owner responsibility 4-6-090F5b
permit issuance delay 4-6-090F5a
wheel load requirements 4-6-090F3
Exemptions 4-6-090D
Permits
fees 4-6-090E2
required 4-6-090E1
Purpose 4-6-090A
Variances 4-6-090G
Violation, penalty 4-6-090I
Utility standards
Definitions 4-6-100
Violations, penalties 4-6-110
V
Variances
Application
decision criteria 4-9-250B5
filing 4-9-250B2
public notice, comment period 4-9-250B4
submittal requirements, fees 4-9-250B3
Aquifer protection areas 4-9-250B7
Authority, applicability
commercial, industrial land uses 4-9-250B1b
critical areas 4-9-250B1c
drainage standards 4-9-250B1d
residential land uses 4-9-250B1a
Critical areas 4-9-250B6
Conditions of approval 4-9-250B15
Expiration 4-9-250B17
Extension 4-9-250B18
Flood hazard areas 4-9-250B8
Hearing, continuation 4-9-250B13
Planning/building/public works administrator findings,
decision
announcement 4-9-250B14a
notice 4-9-250B14b
record 4-9-250B14d
Purpose 4-9-250A1
Structures over piped systems 4-9-250B11
Surface water design manual 4-9-250B12
Utilities in critical areas 4-9-250B10
Wetlands 4-9-250B9
Vesting
Applicability 4-1-045C
Approval duration 4-1-045F
Building applications 4-1-045D
Generally 4-1-045B
Land use permit applications 4-1-045E
Modifications 4-1-045G
Purpose 4-1-045A
Waiver 4-1-045H
Violations
Appeals 4-1-110F
Approval revocation, modification 4-1-110D
Illegal 4-1-110A
Permit suspension, revocation 4-1-110E
Proceedings initiation 4-1-110C
Remedies, penalties 4-1-110B
W
Waiver procedures
Application, fee 4-9-250C3
Street improvements
authority 4-9-250C2
decision criteria 4-9-250C5
Water service standards
See also Cross connections; Sanitary sewer
standards
Compliance 4-6-080A
Connection
alternate service 4-6-080E
failure 4-6-080C1c
notice 4-6-080C1b
prior to street paving 4-6-080C1a
separate service 4-6-080D
to water main 4-6-080C
without permission 4-6-080B
Meter
removal, re-installation 4-6-080J
size 4-6-080I
Zoning
Index - 23 (Revised 2/15)
Pipe requirements
conformance 4-6-080H6
installation depth 4-6-080H3
materials 4-6-080H1
pressure tolerance 4-6-080H4
size 4-6-080H2
sterilization 4-6-080H5
Reporting responsibility to utilities engineer 4-6-080A1
Responsibility of utilities engineer 4-6-080C1
Stub service installation 4-6-080K
Supervision of extensions 4-6-080G
Use for construction purposes 4-6-080F
Wetlands See Critical areas; Environmental review
procedures
Wireless communication facilities
See also Zoning
Appeals 4-4-140N
Applicability, authority 4-4-140C
Application submittal requirements
method of attachment, cabling 4-4-140J3
photo simulations 4-4-140J2
technical analysis 4-4-140J1
coverage map 4-4-140J1c
justification map 4-4-140J1b
noise report 4-4-140J1d
site justification letter 4-4-140J1a
visual mitigation 4-4-140J4
Camouflaged, standards
antennas 4-4-140H3
architectural integration 4-4-140H1
materials 4-4-140H2
concealment 4-4-140H2b
mounting hardware 4-4-140H2a
paint 4-4-140H3
residential buildings 4-4-140H4
Collocation required
existing support structure evaluation 4-4-140D1
provider cooperation 4-4-140D2
reasonable efforts 4-4-140D3
Concealed, standards
architectural elements 4-4-140G4
building addition 4-4-140G1
materials 4-4-140G3
related equipment 4-4-140G2
residential buildings 4-4-140G5
Existing tower alteration
major 4-4-140E2
minor 4-4-140E1
compound expansion 4-4-140E1c
height 4-4-140E1a
width 4-4-140E1b
original dimensions 4-4-140E3
review time period 4-4-140E5
standards 4-4-140E4
Goals
amateur radio antennas 4-4-140B2
commercial wireless facilities 4-4-140B1
Modifications 4-4-140M
Obsolescence, removal 4-4-140K
Permit limitations
maintenance required 4-4-140L1
notice to city of change of operation 4-4-140L2
Purpose 4-4-140A
Standards, requirements
advertising prohibited 4-4-140F8
building standards 4-4-140F9
equipment shelters, cabinets 4-4-140F1
generators 4-4-140F1d
location 4-4-140F1a
screening 4-4-140F1b
size 4-4-140F1c
fencing 4-4-140F6
height, maximum 4-4-140F2
monopole I 4-4-140F2a
monopole II 4-4-140F2b
rooftop WCF 4-4-140F2d
stealth towers 4-4-140F2c
lighting 4-4-140F7
noise levels, maximum 4-4-140F5
radio frequency standards 4-4-140F10
setbacks 4-4-140F4
visual impact 4-4-140F3
Stealth tower standards
faux trees 4-4-140I1
authenticity 4-4-140I1c
concealment 4-4-140I1d
height 4-4-140I1b
location 4-4-140I1a
flagpoles 4-4-140I2
authenticity 4-4-140I2b
concealment 4-4-140I2c
location, height 4-4-140I2a
freestanding signs 4-4-140I4
concealment 4-4-140I4b
sign permit required 4-4-140I4a
sports field lights 4-4-140I3
authenticity 4-4-140I3b
concealment 4-4-140I3c
location, height 4-4-140I3a
Z
Zoning
Accessory dwelling unit
permitted where 4-2-060D
Accessory structures
detached, residential zones 4-2-110B
primary, attached, residential zones 4-2-110A,
4-2-110F
Accessory uses
established 4-2-050A
permitted where 4-2-060Q
table 4-2-060
Additional restrictions 4-2-010E
Adult day care
off-street parking 4-4-080F10e
permitted where 4-2-060K
Adult entertainment businesses
permitted where 4-2-060J
Adult family home
permitted where 4-2-060D
Adult retail uses
permitted where 4-2-060I
Agriculture
permitted where 4-2-060A
Airplane hangars, tie-down areas
off-street parking 4-4-080F10e
Airplane manufacturing
permitted where 4-2-060L
Airplane manufacturing, accessory functions
permitted where 4-2-060L
Airplane sales, repair
permitted where 4-2-060L
Airport-related uses
permitted where 4-2-060L
Airports
permitted where 4-2-060L
Zoning
(Revised 2/15)Index - 24
Antennas
permitted where 4-2-060P
Arterial commercial zone See CA zone
Arts and crafts schools, studios
permitted where 4-2-060E
Assembly operations
permitted where 4-2-060N
Assisted living
density bonus 4-9-065D
off-street parking 4-4-080F10e
permitted where 4-2-060D
Attached dwellings
off-street parking 4-4-080F10e
permitted where 4-2-060C
Auditoriums, sports arenas
off-street parking 4-4-080F10e
permitted where 4-2-060J
Automobile uses
dealership support uses
Automall Area A 4-3-040C
impound yards
permitted where 4-2-060L
rental, sales
Automall Area A 4-3-040C
permitted where 4-2-060L
Aviation-related uses
permitted where 4-2-060L
Banks
off-street parking 4-4-080F10e
Bed and breakfasts
permitted where 4-2-060K
Beekeeping
permitted where 4-2-060B
Bicycle parking
off-street parking 4-4-080F10e
Big-box retail uses
permitted where 4-2-060I
Bowling alleys
off-street parking 4-4-080F10e
Buildings
coverage
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
design, residential zones 4-2-110A, 4-2-110F
floor area, maximum
commercial zones 4-2-120A
residential zones 4-2-110B
height, maximum
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110B, 4-2-110F
impervious surface area, residential zones 4-2-110A,
4-2-110F
location, bulk
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110B
number of stories, manufactured homes, parks
4-2-110C
number, size, residential zones 4-2-110A, 4-2-110B
orientation, commercial zones 4-2-120A
residential zones 4-2-115
Bulk standards See Miscellaneous uses, modifications
Business offices
off-street parking 4-4-080F10e
CA zone
purpose, intent 4-2-020M
screening of vehicle storage areas 4-4-095G
use tables 4-2-060
Car washes
permitted where 4-2-060L
Card rooms
permitted where 4-2-060J
Caretaker’s residence
permitted where 4-2-060D
Categories, types established 4-2-050A
CD zone
fee waivers 4-1-210
purpose, intent 4-2-020N
screening of outdoor retail sales areas 4-4-095H
use tables 4-2-060
Cemeteries
permitted where 4-2-060G
Center downtown zone See CD zone
Center village zone See CV zone
Churches, synagogues, temples See Religious
institutions
Circulation See Development standards
Clear vision area
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A, 4-2-110B
CN zone
purpose, intent 4-2-020K
use tables 4-2-060
CO zone
purpose, intent 4-2-020O
use tables 4-2-060
Colleges, universities
off-street parking 4-4-080F10e
Commercial activities
off-street parking 4-4-080F10e
Commercial neighborhood zone See CN zone
Commercial office zone See CO zone
Commercial/office/residential zone See COR zone
Communications towers
See also Wireless communication facilities
permitted where 4-2-060O
Comprehensive plan
designations 4-2-010A
implementing zones 4-2-010D
Conditional uses
established 4-2-050A
table 4-2-060
Conference centers
permitted where 4-2-060H
Congregate residence
permitted where 4-2-060D
Construction/contractor’s offices
permitted where 4-2-060N
Convalescent centers, nursing homes
off-street parking 4-4-080F10e
permitted where 4-2-060K
COR zone
density bonus 4-9-065D
purpose, intent 4-2-020P
use tables 4-2-060
Craft distilleries
permitted where 4-2-060N
Crisis diversion facilities
permitted where 4-2-060G
Critical areas
See also Critical areas
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
Zoning
Index - 25 (Revised 2/15)
residential zones 4-2-110A, 4-2-110B
Cultural facilities
permitted where 4-2-060J
CV zone
purpose, intent 4-2-020L
use tables 4-2-060
Dance halls, cabarets, clubs
off-street parking 4-4-080F10e
permitted where 4-2-060J
Day care centers
off-street parking 4-4-080F10e
permitted where 4-2-060K
Definitions See Definitions
Density, area
See also Density bonus review
housing
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110B, 4-2-110F
park site area
manufactured homes, parks 4-2-110C
Design standards
residential zones 4-2-110A, 4-2-110F, 4-2-115
Detached dwellings
off-street parking 4-4-080F10e
permitted where 4-2-060C
Development standards
commercial zones 4-2-120
conditions, industrial zones 4-2-130B
illustrations, residential zones 4-2-110E
residential zones 4-2-110, 4-2-115
violations, penalties 4-2-140
Districts established 4-2-010C
Diversion facilities See Crisis diversion facilities
Downtown core area
map 4-4-080C
off-street parking 4-4-080F10e
Drive-through businesses, services
off-street parking 4-4-080F10e
permitted where 4-2-060I, 4-2-060K
Dumpster/recycling collection area
commercial zones 4-2-120E
residential zones 4-2-110A, 4-2-110F, 4-2-115E
Duplex See Attached dwellings
Eating, drinking establishments
off-street parking 4-4-080F10e
permitted where 4-2-060I
Electrical power generation
permitted where 4-2-060O
Elementary school
off-street parking 4-4-080F10e
Engine rebuild
permitted where 4-2-060L
Equipment rental
permitted where 4-2-060K
Exception, pre-existing legal lots 4-2-110A, 4-2-110C,
4-2-110D, 4-2-110F
Exhibition halls
permitted where 4-2-060J
Express transportation services
permitted where 4-2-060L
Family day care homes
permitted where 4-2-060K
Fast food restaurants
permitted where 4-2-060I
Flats See Attached dwellings
Fourplex See Attached dwellings
Fuel dealers
permitted where 4-2-060L
Funeral homes
off-street parking 4-4-080F10e
Gaming, gambling facilities
permitted where 4-2-060J
Garbage, refuse, dumpster areas
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A, 4-2-110F, 4-2-115E
Golf courses
permitted where 4-2-060J
Golf driving ranges
off-street parking 4-4-080F10e
Government offices, facilities
permitted where 4-2-060G
Group homes
permitted where 4-2-060D
Hazardous materials storage
permitted where 4-2-060M
Heavy industrial
permitted where 4-2-060N
Heavy industrial zone See IH zone
Height
See also Buildings; Development standards
Helipads
permitted where 4-2-060L
High schools
off-street parking 4-4-080F10e
Home agriculture
permitted where 4-2-060A
Home occupations
permitted where 4-2-060D
Horticultural nurseries See Nurseries, outdoor
Hospitals, sanitariums, similar uses
See also Medical institutions
off-street parking 4-4-080F10e
Hot tubs, pools, mechanical equipment, residential
zones 4-2-110A, 4-2-115E
Hotels
off-street parking 4-4-080F10e
permitted where 4-2-060K
IH zone
purpose, intent 4-2-020S
use tables 4-2-060
IL zone
purpose, intent 4-2-020Q
use tables 4-2-060
IM zone
purpose, intent 4-2-020R
use tables 4-2-060
Industrial, storage activities
off-street parking 4-4-080F10e
Jails
permitted where 4-2-060G
Junior high schools
off-street parking 4-4-080F10e
Kennels
permitted where 4-2-060B
Laboratories
permitted where 4-2-060N
Landscaping, screening
See also Screening
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
Zoning
(Revised 2/15)Index - 26
Laundries, commercial
permitted where 4-2-060N
Lawn, garden equipment sales
Automall Area A 4-3-040C
Licensing bureau
Automall Area A 4-3-040C
Light industrial zone See IL zone
Live/work units
off-street parking 4-4-080F10e
permitted where 4-2-060D
Loading docks
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
Lot dimensions
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
configuration, residential zones 4-2-110A, 4-2-115E
coverage
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
depth
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
design, manufactured homes, parks 4-2-110C
industrial zones 4-2-130A
residential zones 4-2-110A, 4-2-110F
size
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
width
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
Low income elderly multiple dwellings
off-street parking 4-4-080F10e
Mail, newspaper boxes, residential zones 4-2-110A,
4-2-115E
Manufactured homes, parks
off-street parking 4-4-080F10e
permitted where 4-2-060C
Manufacturing
airplane
permitted where 4-2-060L
airplane, accessory functions
permitted where 4-2-060L
off-street parking 4-4-080F10e
permitted where 4-2-060N
Map
arterial street plan 4-2-080E
boundaries 4-2-030A
conflicts
with chapter 4-2 RMC 4-2-030C
with rezone ordinance 4-2-030D
designation of special zoning categories, time
limitations 4-2-030E
downtown pedestrian district 4-2-080D
established 4-2-010B
street layout 4-2-030B
yearly update 4-2-030F
Marijuana retail
permitted where 4-2-060I
Marinas
off-street parking 4-4-080F10e
permitted where 4-2-060J
Medical, dental clinics/offices
off-street parking 4-4-080F10e
permitted where 4-2-060H
Medical institutions
See also Hospitals, sanitariums, similar uses
off-street parking 4-4-080F10e
permitted where 4-2-060K
Medium industrial zone See IM zone
Micro-breweries
permitted where 4-2-060N
Miniature golf courses
off-street parking 4-4-080F10e
Mixed occupancies
off-street parking 4-4-080F10e
Mobile homes See Manufactured homes, parks
Model homes
permitted where 4-2-060R
Monopole structures
permitted where 4-2-060P
Motel
off-street parking 4-4-080F10e
permitted where 4-2-060K
Motorcycle
rental, sales
Automall Area A 4-3-040C
Movie theaters See Theaters
Multi-family dwellings See Attached dwellings
Natural resource extraction/recovery
permitted where 4-2-060A
Noise See Development standards
Number of structures
manufactured homes, parks 4-2-110C
per lot, residential zones 4-2-110A
Nurseries, outdoor
off-street parking 4-4-080F10e
permitted where 4-2-060I
Offices
Automall Area A 4-3-040C
off-street parking 4-4-080F10e
permitted where 4-2-060H
Open space, residential zones 4-2-115
Outdoor commercial recreation, entertainment uses
off-street parking 4-4-080F10e
Outdoor sports areas
off-street parking 4-4-080F10e
Packaging operations
permitted where 4-2-060N
Park and ride
permitted where
dedicated 4-2-060L
shared-use 4-2-060L
Parking
See also Development standards
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
permitted where 4-2-060L
public
Automall Area A 4-3-040C
residential zones 4-2-110A, 4-2-110B, 4-2-110F
Parks
permitted where 4-2-060F
residential zones 4-2-115E
Passenger truck rental, sales
Automall Area A 4-3-040C
Patio, deck
manufactured homes, parks 4-2-110C
Zoning
Index - 27 (Revised 2/15)
Pedestrian access
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
residential zones 4-2-110A, 4-2-115E
Permits See Land use permits
Permitted uses
established 4-2-050A
table 4-2-060
Places of public assembly
off-street parking 4-4-080F10e
Post office
off-street parking 4-4-080F10e
Processing See Specific Manufacturing Use
Prohibited uses
established 4-2-050A
table 4-2-060
Public/quasi-public activities
off-street parking 4-4-080F10e
Public use zone See P-1 zone
Purpose, intent 4-2-020A
R-1 zone
purpose, intent 4-2-020C
use tables 4-2-060
R-4 zone
purpose, intent 4-2-020D
use tables 4-2-060
R-6 zone
purpose, intent 4-2-020E
use tables 4-2-060
R-8 zone
purpose, intent 4-2-020F
use tables 4-2-060
R-10 zone
purpose, intent 4-2-020H
use tables 4-2-060
R-14 zone
density bonus 4-9-065D
purpose, intent 4-2-020I
use tables 4-2-060
Railroad yards
permitted where 4-2-060L
RC zone
purpose, intent 4-2-020B
use tables 4-2-060
Recreation area
manufactured homes, parks 4-2-110C
Recreation facilities
permitted where 4-2-060J
Recreational, entertainment uses
off-street parking 4-4-080F10e
Recycling collection center, station
industrial zones 4-2-130A
permitted where 4-2-060N
Religious institutions
off-street parking 4-4-080F10e
permitted where 4-2-060G
Research, scientific
permitted where 4-2-060A
Residential-1 du/ac zone See R-1 zone
Residential-4 du/ac zone See R-4 zone
Residential-6 du/ac zone See R-6 zone
Residential-8 du/ac zone See R-8 zone
Residential-10 du/ac zone See R-10 zone
Residential-14 du/ac zone See R-14 zone
Residential manufactured home zone See RMH zone
Residential multi-family infill zone See RM zone
Residential multi-family neighborhood zone See RM
zone
Residential multi-family suburban zone See RM zone
Residential multi-family urban zone See RM zone
Residential uses
off-street parking 4-4-080F10e
Resource conservation zone See RC zone
Retail sales
off-street parking 4-4-080F10e
permitted where 4-2-060I
RM zone
classifications 4-2-020J2
fee waiver, RM-U zone 4-1-210
purpose, intent 4-2-020J1
use tables 4-2-060
RMF zone
density bonus 4-9-065D
RMH zone
purpose, intent 4-2-020G
use tables 4-2-060
RM-U zone
density bonus 4-9-065D
Sales/marketing trailers
permitted where 4-2-060R
Sanitariums See under Hospitals
Schools
permitted where 4-2-060E
Screening
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
garbage, refuse, dumpsters
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A, 4-2-110F
industrial zones 4-2-130A
loading, repair, maintenance, work areas
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
outdoor storage
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A
recyclables collection, storage
commercial zones 4-2-120A
residential zones 4-2-110A, 4-2-110F
residential zones 4-2-110A, 4-2-110F
roof-top equipment
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110A, 4-2-110F
surface-mounted equipment
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110A, 4-2-110F
tow truck operations, impoundment yards, industrial
zones 4-2-130A
Secure community transition facilities
off-street parking 4-4-080F10e
permitted where 4-2-060G
Sensitive areas See Critical areas
Service, social organizations
permitted where 4-2-060G
Service uses
permitted where 4-2-060K
Services, on-site
off-street parking 4-4-080F10e
Setbacks
See also Development standards
animal husbandry related structures, residential zones
4-2-110B
freeway frontage
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
Zoning
(Revised 2/15)Index - 28
residential zones 4-2-110A
industrial zones 4-2-130A
mobile home parks constructed before
12-3-1969 4-2-110C
reciprocal use easements, residential zones 4-2-110A,
4-2-110F
residential zones 4-2-110A, 4-2-110B, 4-2-110F
yards
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110B, 4-2-110F
Sewage disposal, treatment plants
permitted where 4-2-060N
Shopping centers
off-street parking 4-4-080F10e
Signs
See also Development standards; Sign regulations
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A
Single family dwellings See Detached dwellings
Skating rinks
off-street parking 4-4-080F10e
Snowmobile sales
Automall Area A 4-3-040C
Stables
permitted where 4-2-060B
Stacked flats See Attached dwellings
Standards tables
See also Specific Standard
categories designated 4-2-100B
conditions
commercial zones 4-2-120C, 4-2-120F
residential zones 4-2-110D
established 4-2-100A
interpretation 4-2-100C
Stealth tower
permitted where 4-2-060P
Storage uses
See also Vehicle storage
permitted where 4-2-060M
Storage yards
permitted where 4-2-060R
Street improvements
private, manufactured homes, parks 4-2-110C
Tables
See also Standards tables
conditions 4-2-080A
established 4-2-050B
interpretation
accessory use 4-2-050C4
additional conditions 4-2-050C3
applicable requirements 4-2-050C2
conflicts 4-2-050C7
legal nonconforming uses, existing 4-2-050C8
legend 4-2-050C1
prohibited uses 4-2-050C5
unclassified uses 4-2-050C6
permitted uses 4-2-060
Taverns
off-street parking 4-4-080F10e
permitted where 4-2-060I
Taxi stands
permitted where 4-2-060L
Temporary uses
permitted where 4-2-060R
Theaters
off-street parking 4-4-080F10e
permitted where 4-2-060J
Tow truck operation
permitted where 4-2-060L
Townhouses See Attached dwellings
Transit centers
permitted where 4-2-060L
Transmission rebuild
permitted where 4-2-060L
Travel trailers
See also Travel trailers
off-street parking 4-4-080F10e
Triplex See Attached dwellings
Truck terminals
permitted where 4-2-060L
UC-N1, UC-N2 zone
purpose, intent 4-2-020T
use tables 4-2-060
Unclassified uses
established 4-2-050A
Urban Center – North zones See UC-N1, UC-N2 zone
Utilities uses
permitted where 4-2-060O
Vehicle sales, rental
off-street parking 4-4-080F10e
permitted where 4-2-060I, 4-2-060K
Vehicle service, repair
off-street parking 4-4-080F10e
permitted where 4-2-060L
Vehicle storage
commercial zones 4-2-120A
permitted where 4-2-060M
Veterinary offices/clinics
permitted where 4-2-060H
Warehousing, storage
off-street parking 4-4-080F10e
permitted where 4-2-060M
Waste recycling, transfer facilities
permitted where 4-2-060N
Wineries
permitted where 4-2-060N
Wireless communication facilities
See also Communications towers; Wireless
communication facilities
height, building
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A, 4-2-110F
installation of tower, antenna
entire lot considered 4-2-040A1
not considered expansion of nonconforming
4-2-040A2
permitted where 4-2-060P
Wrecking yards
permitted where 4-2-060L
Yards See Setbacks