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HomeMy WebLinkAboutORD 5650CITY OF RENTON, WASHINGTON ORDINANCE NO. 5650 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTIONS 4-2-020, 4-2-060 AND 4-2-110 OF CHAPTER 2, ZONING DISTRICTS - USES AND STANDARDS, 4-4-130 OF CHAPTER 4, CITY-WIDE PROPERTY DEVELOPMENT STANDARDS, 4-9-080 AND 4-9-195 OF CHAPTER 9, PERMITS - SPECIFIC, 4-11-040, 4-11-090, 4-11-210 AND 4-11-220 OF CHAPTER 11, DEFINITIONS, OF TITLE IV (DEVELOPMENT REGULATIONS) AND SECTION 9-2-11 OF CHAPTER 2, STREET GRID SYSTEM, OF TITLE IX (PUBLIC WAYS AND PROPERTY) OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON", BY AMENDING CERTAIN REGULATIONS PURSUANT TO THE DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT'S 2010 - JUNE 2011 ADMINISTRATIVE CODE INTERPRETATIONS. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS FOLLOWS: SECTION I. Section 4-2-020Q, Medium Industrial Zone (IM), of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as follows: Q. MEDIUM INDUSTRIAL ZONE (IM): The purpose of the Medium Industrial Zone (IM) is to provide areas for medium-intensity industrial activities involving manufacturing, processing, assembly and warehousing. Uses in this zone may require some outdoor storage and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site. Compatible uses that directly serve the needs of other uses permitted within the district are also allowed zone-wide. 1 ORDINANCE NO. 5650 Additionally, within the Employment Area Valley Designation, an even wider variety of commercial and service uses mav be permitted. SECTION II. Subsection 4-2-080A.68 of subsection 4-2-080A, Subject to the Following Conditions, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as follows: 68. Only permitted in the Automall District and Employment Area Valley land use designations. See Automall Map in RMC 4-2-080F and EAV Map in RMC 4-2-080B. Provided, however, that indoor only sales of small vehicles are permitted anywhere within the CA Zone, regardless of overlay zone. SECTION III. The "Setbacks" subsection of subsection 4-2-llOA, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures) of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as shown on Attachment A. SECTION IV. Subsection 4-2-110D.22 of subsection 4-2-110D, Conditions Associated with Development Standards Table for Residential Zoning Designations, of Chapter 2, Zoning Districts - Uses and Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as follows: 22. Reserved Provided that, in those cases where the subiect yard abuts common open space, this setback is reduced to four feet (4'). 2 ORDINANCE NO. 5650 SECTION V. Subsection 4-4-130C, Allowed Tree Removal Activities, of Chapter 4, City- Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended so only the first paragraph and subsections 4-4-130C.9 and 12 shall be revised and a new subsection 4-4-130C.14 shall be added, as shown below. All other language in this subsection shall remain as currently codified. C. ALLOWED TREE REMOVAL ACTIVITIES: Tree removal and associated use of mechanical equipment is permitted as follows, except as provided in subsection D.2 of this Section, Restrictions for Critical Areas - General, and in RMC 4-3-110E.5.b, Urban Separator Overlay Regulations. Except as stated in Subsection 4-4-130C.9.C, no Routine Vegetation Management Permit is required for the following activities/work: 9. Allowable Minor Tree Removal Activities: Except as provided in subsection D.2 of this Section, Restrictions for Critical Areas - General, tree removal and associated use of mechanical equipment is permitted as follows: a. No more than three (3) trees are removed in any twelve (12) month period from a property under thirty-five thousand (35,000) square feet in size; and b. No more than six (6) trees are removed in any twelve (12) month period from a property thirty;five thousand (35,000) square feet and greater in size. 3 ORDINANCE NO. 5650 c. Permit Required to Remove Trees in Excess of the Numbers Above: A Routine Vegetation Management Permit is required for removal of trees in excess of the amounts listed above. See RMC Section 4-9-195, Routine Vegetation Management Permits. d. Rights-of-Wav Unobstructed: In conducting minor tree removal activities, rights-of-way shall not be obstructed unless a right-of-way use permit is obtained. 12. Existing Streets and Utilities: Modification of existing utilities and streets by ten percent (10%) or less. 14. Tree Removal authorized by a Land Development Permit. SECTION VI. Subsections 4-4-130D, Prohibited Activities, and 4-4-130F, Permits Required, of Chapter 4, City-Wide Property Development Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", are hereby amended as follows: D. PROHIBITED ACTIVITIES: 1. Prohibited Activities: 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 future development unless a land development permit, as defined in RMC 4-11-120, for the site has been approved by the City. 2. Tree Cutting or Vegetation Management Without Required Routine Vegetation Management Permit: 4 ORDINANCE NO. 5650 a. Tree cutting in excess of the limits established in Section 4-3- 130C.9, Allowed 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 Routine Vegetation Management Permit is prohibited c. Use of non-exempt mechanical equipment without a Routine Vegetation Management Permit is prohibited. 2-3. Restrictions for Critical Areas - General: Unless exempted by critical areas, RMC 4-3-050C.5 or Shoreline Master Program Regulations, RMC 4-3-090, no tree removal, or land clearing, or ground cover management is permitted: a. On portions of property with protected critical habitats, per RMC 4- 3- 050K; streams and lakes, per RMC 4-3-050L; Shorelines of the State, per RMC 4- 3-090, Renton Shoreline Master Program Regulations; and wetlands, per RMC 4-3-050M; and their associated buffers; b. On protected slopes except as allowed in this Section or in the Critical Areas Regulations, RMC 4-3-050; or c. Areas classified as very high landslide hazards, except as allowed in this Section or in the Critical Areas Regulations, RMC 4-3-050. 34. Restrictions for Native Growth Protection Areas: Tree removal or land clearing shall not be permitted within a native growth protection easement except as provided in the established native growth protection area requirements of RMC 4-3-050E.4. 5 ORDINANCE NO. 5650 F. PERMITS REQUIRED: 1. Land Development Permit Required for Site Preparation: An approved land development permit, as defined in RMC 4-8-120DA2, is required in order to conduct tree removal or land clearing on any site for the sake of preparing that site for future development. 2. Routine Vegetation Management Permit Required for the Following Activities: Pefmit—Required—for—Routine—Vogotation—Managomont—on Undovolopod—Properties:—Any—person—whe—performs—routino—vogotation management, as dofinod in RMC 4 11 180, on undovolopod property in tho City must obtain a routino vogotation managomont pormit prior to performing such work. a. Routine Vegetation Management on Undeveloped Properties: Any person who performs routine vegetation management, as defined in RMC 4- 11-180, on undeveloped property in the City must obtain a Routine Vegetation Management Permit prior to performing such work. b. Use of Mechanical Equipment: Except where mechanical equipment is twenty-seven (27) horsepower or less, any person who uses mechanical equipment for routine vegetation management, land clearing, tree removal, landscaping, or gardening must obtain a Routine Vegetation Management Permit prior to performing such work. c. Tree Removal in Excess of Maximum Allowance: A Routine Vegetation Management Permit shall be required for tree cutting in greater 6 ORDINANCE NO. 5650 amounts than specified under subsection 4-4-130C.9 (entitled Allowed 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 intended purpose, and shall be consistent with subsection D.2 of this Section, Restrictions for Critical Areas. Trees removed in excess of the maximum amount allowed under subsection C.9 shall be subiect to RMC 4-4-130H.l.e, Replacement Requirements, unless determined by the Administrator to be unfeasible in the specific case. 3. Pormit Required to Uso Mechanical Equipment: Except whoro uso of mechanical equipment is specifically listed as exempt, any person who uses mechanical equipment for routino vogotation managomont, land clearing, troo removal, landscaping, or gardening on dovolopod, partially developed or undovolopod property must obtain a routine vogotation managomont pormit prior to performing such work. 3.—4T Conditional Use Permit Required for Timber Stand Thinning Maintenance—Conditional Uso Permit Required: While timber harvesting 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 maintonanco and thinning beyond the limits allowed in subsections C.9.a or C.9.b of this Section, Allowable Minor Troo Removal Activities, shall be 7 ORDINANCE NO. 5650 considered as a conditional use permit by the Hearing Examiner according to the following criteria in lieu of standard conditional use permit criteria: a. Appropriate approvals have been sought and obtained with the 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 K3, Applicability, Performance Standards and Alternates, and H.4, General Review Criteria, of this Section; and d. Thinning activities shall be limited to less than forty percent (40%) of the volume and trees. 5. Troo Cutting Solar Accoss or Pasture Land: A routino vegetation management permit is required for troo cutting in greater amounts than specified undor partially exempt actions in subsection C9 of this Section, Allowable Minor Troo Removal Activities, for any property whore tree cutting is proposod without an associated land development permit. A routino vegetation managomont pormit may bo issued allowing troo cutting only in the following cases: a. For purposes of allowing solar accoss to existing structures; or b. To create pasture land whore agricultural activities aro permitted uses in tho zone. 8 ORDINANCE NO. 5650 Any troo cutting activities shall bo tho minimum nocossary to accomplish the purpose, and shall be consistent with subsection D2 of this Section, Restrictions for Critical Aroas—General. SECTION VII. Subsection 4-9-080C, Exemptions, of Chapter 9, Permits - Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended to add a new subsection 4-9-080C.4, to read as shown below. The current subsections 4-9-080C.4 through 7 shall be renumbered accordingly. 4. Public projects which result in dredging or placement of fill on lands covered by water, provided State and Federal permits are required to complete the activity. SECTION VIII. Subsections 4-9-195C, Applicability, Exemptions, and Prohibited Activities, of Chapter 9, Permits - Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby re-titled as "Applicability" and deleted in its entirety and replaced with the following language: C. APPLICABILITY: Unless exempted by RMC Section 4-4-130C, Allowed Tree Removal Activities, a Routine Vegetation Management Permit is required for any property where routine vegetation management activities are undertaken. SECTION IX. Subsection 4-9-195D.4, Routine Vegetation Management Permit Conditions, of Chapter 9, Permits - Specific, of Title IV (Development Regulations) of Ordinance 9 ORDINANCE NO. 5650 No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as follows: 4. Routine Vegetation Management Permit Conditions: The routine vegetation management permit may be denied or conditioned by the City to restrict the timing and extent of activities or to require tree replacement in order to further the intent of this Section including: a. Preserve and enhance the City's aesthetic character and maintain visual screening and buffering. b. Preserve habitat to the greatest extent feasible. c. Prevent landslides, accelerated soil creep, settlement and subsidence hazards. 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 consistent with RMC 4-4-130D.2, Restrictions for Critical Areas - General, and 4-4-130D.3, Restrictions for Native Growth Protection Areas. f. Ensure that protoctod trees aro retained, consistent with RMC 4 4 ±3©Hr SECTION X. The definition of "Density, Net", in section 4-11-040, Definitions D, of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as follows: 10 ORDINANCE NO. 5650 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 landslide hazard areas, protected slopes (except evaluate on a case-by-case basis those protected slopes created by previous development), wetlands, Class 1 to 4 streams and lakes, or floodways, and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers, streams that have been daylighted including restored riparian and aquatic areas, and public and private 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. L 1_H Gross Area 11 ORDINANCE NO. 5650 SECTION XI. The definition of "Impervious Surface", in section 4-11-090, Definitions I, of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as follows: IMPERVIOUS SURFACE: Any material that substantially reduces or prevents tho infiltration of stormwater into tho surface of the ground, including graveled surfaces. Impervious surface is defined as a hard surface area that either prevents or retards the entry of water into the soil mantle as under natural conditions before development; or that causes water to run off the surface in greater quantities or at an increased rate of flow from the flow present under natural conditions 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; 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' impervious surfacing maximum limitations. To be considered as a semi-pervious surface, the proposal must be in 12 ORDINANCE NO. 5650 compliance with Appendix C of King County's Surface Water Design Manual and manufacturer specifications. SECTION XII. Subsection C, "Utilities, Small", of the definition of "Utilities" in section 4- 11-210, Definitions U, of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as follows: C. Utilities, Small: Small scale facilities serving local areas within the City, including underground power lines, water, sewer, and storm water facilities included within a Council-adopted utility system plan, fiber optic cable, pump stations and hydrants, switching boxes, and other structures normally found in a street right-of-way to serve adjacent properties. Facilities also include electric 13 ORDINANCE NO. 5650 vehicle infrastructure located on public or private property such as a charging station. SECTION XIII. The definition of "Vehicle Sales, Small" in section 4-11-220, Definitions V, of Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as follows: VEHICLE SALES, SMALL: Sales, leasing and incidental servicing of motor vehicles including, but not limited to, motorcycles, passenger cars, watercraft, light trucks, vans, boats, and similar size vehicles which have gross vehicle weights less than ten thousand (10,000) pounds. This use excludes large vehicle sales, and large and small vehicle rentals. SECTION XIV. Subsection 9-11-2H, Structure Address, of Chapter 11, Street Grid System, of Title IX (Public Ways and Property) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington", is hereby amended as follows: H. Structure Address: One address shall be assigned to each building, except residential accessory buildings, and except non-residential buildings that have more than one street frontage with approval by Fire & Emergency Services. In the event of planned urban development, office park, or industrial complex which incorporates several buildings, or has the potential to add one or more buildings, provision shall be made to allow for buildings to be addressed as separate addresses, one per building. In the event address numbers are not available for more than one building, alphabetical suffixes for each building in 14 ORDINANCE NO. 5650 the complex shall be applied. Structure addresses shall be expressed in whole numbers, with no fractional appendages. SECTION XV. This ordinance shall be effective upon its passage, approval, and five (5) days after publication. PASSED BY THE CITY COUNCIL this 12th day of December 2011 Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this 12th day of December 2011. Denis Law, Mayor Approved as to form: Lawrence J. Warren, City Attorney Date of Publication: 12/16/2011 (summary) ORD:1740:12/2/ll:scr 15 ORDINANCE NO. 5650 ATTACHMENT A 4-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS (PRIMARY AND ATTACHED ACCESSORY STRUCTURES) Subsection: "Setbacks" SETBACKS4,31 Guidelines for R-10 and R-14: Building setbacks shall ensure separation of homes and private spaces while allowing high density. Visual functional continuity shall be maintained between housing units through similar setbacks and/or landscape buffers. Structures and parking areas may encroach into required setbacks if it can be shown that such encroachment allows significant trees or tree clusters to be retained. Encroachment shall be the minimum encroachment necessary to protect specified trees. In no case shall the yard be reduced to 50% or more of the required setback. Minimum Front Yard6 RC and R-1 30 ft. R-4 30 ft.12 Exceptions: 1. For small lot cluster development10, R-8 standards shall apply. 2. When parking is provided in the rear yard of the lot with access from a public right-of-way or alley, 20 ft. 3. The Administrator of the Department of Community and Economic Development or designee may reduce the setback by a maximum of 50% of the required setback, when all of the following conditions apply: a. The setback that was required at the time of initial construction was less than 30 ft. b. A reduced setback is appropriate given the character of the immediate neighborhood. c. There are no other alternative locations that can reasonably accommodate the request without encroaching into a setback. R-8 15 ft. Unit with Alley Access Garage: The front yard setback of the primary structure may be reduced to 10 ft. if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. R-10 and R-14 10 ft.21, except garage/carport setback which shall be 15 ft. On a Rosidontial R-10 and R-14 Ar/rtrr cti-AAi- Q f+ hiiilrlinf ^ ft tn nnrrh nr 7 ft tn n rtnnn Thprp shrill hp .in R-10 and R-14 Mltcjj 311 cel. o 11. lu UunUlllg; J 11. tu jJUiL.il, uit it. LU U OIUUU. i i ICI c ai IUII uu ui i 10 ff <-i-»+k-»j~L' £rr\rv\ fl^A f-» /-/-» +kr> f-impp tn thp KIT r If nf thp c\ irh ""inrl /nr tn in\/ R-10 and R-14 Xo It.bULUdLrv liUIII LHL. lutL. Ul 11 Ic gul ug>L, LU lilt Udtl\ Ul L11L. LUi u ul lu/ ui IU u 11 y sidewalk or pathway. r\»% -% 1 i*v«:4-***i DAri/jAnti'ii Arr(M-«- ^trppt* 0 ft tn huilHinr R ft tn nnrrh nr 7 ft tn R-10 and R-14 ^ t~+r\r\r~i Thnrn rk->H kg, -»n 1 ft ft '"Pthnrlf frnm thp fnrp nf thp rnrnro tn thp hnrif R-10 and R-14 u blVUyJ:—IIILMU b 11 d 11 Utr ufl ±o IL. otr LU dLI\ 11 Ul 11 Lilt. luL.tr Ul IML. gui ugt; LU u IL UULK 16 ORDINANCE NO. 5650 of tho curb and/or to any sidewalk or pathway. to porch or stoop. RM "U" suffix: 5 ft.18'19 "T" suffix: 5 ft. "F" suffix: 20 ft. Minimum Side Yard RC 25 ft. R-1 15 ft. R-4 5 ft. R-8 5 ft. R-10 and R-14 Detached Units: 4 ft, except when located on a corner lot, then 8 ft. with an 18 ft. setback from the face of the garago to tho back of tho curb and/or to any sidewalk or pathway. Attached Units: 4 ft. for the unattached side(s) of the structure. 0 ft. for the attached side(s).23 RM "T" suffix - Attached Units: A minimum of 3 ft. for the unattached side(s) of the structure. Oft. 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. in excess of 30 ft. to a maximum cumulative setback of 20 ft. Additional setbacks for lots abutting Single Family Residential Zones RC, R-1, R- 4, R-8, and R-10: 25 ft. along the abutting side(s) of the property. Side Yard Along a Street RC 30 ft. R-1 20 ft. R-4 20 ft.12 17 ORDINANCE NO. 5650 Exceptions: 1. For small lot cluster development10, R-8 standards shall apply. 2. The Administrator of the Department of Community and Economic Development or designee may reduce the setback by a maximum of 50% of the required setback, when all of the following conditions apply: a. The setback that was required at the time of initial construction was less than 20 ft. b. A reduced setback is appropriate given the character of the immediate neighborhood. c. There are no other alternative locations that can reasonably accommodate the request without encroaching into a setback. R-8 15 ft. for the primary structure R-10 and R-14 n/a 10 ft. except garage/carport setbacks which shall be 15 ft. RM "U" and "T" suffixes and on all previously existing platted lots which are 50 ft. or less in width: 10 ft. All other suffixes with lots over 50 ft. in width: 20 ft. Minimum Rear Yard RC 35 ft. R-1 25 ft. R-4 25 ft. Exceptions: 1. For small lot cluster development10, R-8 standards shall apply. 2. The Administrator of the Department of Community and Economic Development or designee may reduce the setback by a maximum of 50% of the required setback, when all of the following conditions apply: a. The setback that was required at the time of initial construction was less than 25 ft. b. A reduced setback is appropriate given the character of the immediate neighborhood. c. There are no other alternative locations that can reasonably accommodate the request without encroaching into a setback. R-8 20 ft. R-10 and R-14 12 ft.2^, except when roar yard is abutting a common open space, then i\ ft. RM "U" suffix: 5 ft.18,19, unless lot abuts an RC, R-1, R-4, R-8, or R-10 zone, then 25 ft. "T" suffix: 5 ft. 18 ORDINANCE NO. 5650 "F" suffix: 15 ft. Minimum Freeway Frontage Setback RC, R-1, R- 4, R-8, R- 10, and R- 14 10 ft. landscaped setback from the street property line. Clear Vision Area RC, R-1, R- 4, R-8, R- 10, and R- 14 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, Definitions C. Reciprocal Use Easements RC, R-1, R- 4 and R-8 n/a R-10, and R-14 In order to allow for opportunities that maximize space, reciprocal use easements are allowed. If used, all of the following are required: 1. Reciprocal side and/or rear yard use easements shall be delineated on the site plan. 2. Residential walls facing a reciprocal side yard shall not have any windows within 5 feet of ground level or doors entering into the yard space of the abutting home. 3. The design of use easements should not negatively affect the building foundations. 4. The layout of each home should be such that privacy is maintained between abutting houses. RM n/a 19