HomeMy WebLinkAboutORD 4985Amends ORD 4963, 4971/ 5100
5137
CITY OF RENTON, WASHINGTON
ORDTNANCE NO. 4985
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,
AMENDING CHAPTERS 4-2 AND 4-9 OF TITLE IV (DEVELOPMENT
REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF
GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON"
TO IMPLEMENT A DENSITY BONUS PROGRAM FOR PROPERTIES
IN THE RM-U ZONE NORTH OF SOUTH SECOND STREET IN
DOWNTOWN RENTON.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS:
SECTION I. Section 4-2-110.F of Chapter 2, "Land Use Districts," of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended, by adding a new note #24 to the "U" suffix of
the RM zone column of the Maximum Housing Density row, to read as shown in Attachment
"A."
SECTION II. Section 4-2-110.H of Chapter 2, "Land Use Districts," of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended by adding a new note #24, which reads as
follows:
24. Density bonus may allow up to 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.
SECTION III. Sections 4-9-065 .A, B, and C 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" are hereby amended to read as follows:
ORDINANCE NO. 4 9 85
4-9-065 DENSITY BONUS REVIEW:
A. PURPOSE:
The purpose of the Density Bonus Review is to provide a procedure to review requests
for density bonuses authorized in RMC Chapter 4-2. Density 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.
B. APPLICABILITY:
1. The Density Bonus Review procedure and review criteria are applicable to
applicants who request bonuses in the Zones which specifically authorize density bonuses in
RMC Chapter 4-2. This Subsection of Chapter 4-9 contains Density Bonus Procedures and
Review Criteria for the R-14, RM-U, COR-1, and COR-2 zones.
C. REVIEW PROCESS:
1. Concurrent Review: Density Bonus Review 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 establish
the permitted density of a site, but includes a Density Bonus request, the development proposal
shall be reviewed under Administrative Site Plan Review requirements.
2. Reviewing Official: The Reviewing Official for the required land use permit as
described in subsection C.l, Concurrent Review, shall also determine compliance with the
Density Bonus Process.
ORDINANCE NO. 4985
3. Submittal Requirements and Fees: An applicant shall submit applications and
fees in accordance with the requirements for the primary development application per RMC 4-1
and 4-8.
SECTION IV. Section 4-9-065.D 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 read as shown on Attachment "B."
SECTION V. This Ordinance shall be effective upon its passage, approval, and
five days after its publication.
PASSED BY THE CITY COUNCIL this 14th day of October 2002.
J&TK4tLC.J. Uj/yJt. yfr^--'
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 14th day of October _, 2002.
Approved as to form:
sj^g. r?r(V?'\.v-AF>*
Jesgg/ranner, Mayor
^-fo~^xiAj^ijp ycsT/Ls^
Lawrence J. Warren, City Attorney
Date of Publication: 10/18/2002 (summary)
ORD.1006:9/9/02:ma
ATTACHMENT A
4-2-11 OF
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
R-10 R-14 RM
DENSITY (Net Density in Dwelling Units Per Net Acre)
4, 13
Minimum Housing Density
Maximum Housing Density
For parcels over 1/2 gross acre: 7
units per net acre for any subdivision or
4,13
development.
Minimum density requirements shall
not apply to: a) the renovation or
conversion of an existing structure, or b)
the subdivision, and/or development of
a legal lot 1/2 gross acre or less in size
as of March 1, 1995.
For developments or subdivisions
including Attached or Semi-Attached
Dwellings: 10 dwelling units per net
4
acre.
For developments or subdivisions
including only Detached Dwellings:
4
13 units per net acre.
4,13
8 units per net acre.
Minimum density requirements shall
not apply to: a) the renovation or
conversion of an existing structure, or b)
the subdivision and/or development of a
legal lot 1/2 gross acre or less in size as
of March 1, 1995.
For developments or subdivisions:
14 dwelling units per net acre, except
that density of up to 18 dwelling units
per acre may be permitted subject to
conditions in RMC 4-9-065, Density
4
Bonus Review.
For any subdivision, and/or
• 4, 13
development'
10
"U" suffix : 25 units per net acre.
10
"T" suffix : 14 units per net acre.
"C" suffix: 10 units per net acre.
"N" suffix: 10 units per net acre.
"1" suffix: 10 units per net acre.
Minimum density requirements shall not
apply to the renovation or conversion of
an existing structure.
For any subdivision and/or
4
development:
"U" suffix: 75 units per net acre.10' 24
"T" suffix: 35 units per net acre.
"C" suffix: 20 units per net acre.
"N" suffix: 15 units per net acre.
"I" suffix: 20 units per net acre.
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ATTACHMENT A
4-2-11 OF
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
R-10 R-14 RM
PLATS OR SHADOW PLATS
General Uses shall be developed on a "legal lot"
For the purposes of this subsection,
'legal lot" means:
• a lot created through the subdivision
process, or
» created through another mechanism
which creates individual title for the
residential building and any
associated private yards.
If title is created through another
mechanism other than a subdivision,
the development application shall be
accompanied by a shadow plat and if,
applicable, phasing or land reserve
plan.18
Covenants shall be filed as part of a
final plat in order to address the density
and unit mix requirements of the Zone.
All Uses:
Uses may be developed on either: a)
properties which are platted through the
subdivision process; or b) properties
which are to remain unplatted.
For properties which are to remain
unplatted, the development application
shall be accompanied by a shadow plat
and if, applicable, phasing or land
reserve plan. For purposes of this Zone,
ot" shall mean legal platted lot and/or
1 ft
equivalent shadow platted land area.
Covenants shall be filed as part of a
final plat in order to address the density
and unit mix requirements of the Zone.
NA
DWELLING UNIT MIX
General Existing development: None required.
For parcels which are a maximum
size of 1/2 acre as of the effective
date hereof (March 1,1995): None
required.
Full subdivisions and/or development
on parcels greater than Vi acre,
excluding short plats:
A minimum of 50% to a maximum of
100% of detached or semi-attached
dwelling units. A minimum of one
detached or semi-attached dwelling unit
must be provided for each attached
A minimum of 50% to a maximum of
100% of permitted units shall consist of
detached, semi-attached or up to 3
consecutively attached townhouses. Up
to 4 townhouse units may be
consecutively attached if provisions of
RMC 4-9-065 Density Bonus Review,
are met.
A maximum of 50% of the permitted
units in a project may consist of:
4 to 6 consecutively attached
townhouses
Flats
Townhouses/Flats in one structure.
NA
ATTACHMENT A
4-2-11 OF
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
R-10
dwelling unit (e.g., townhouse or flat)
created within a proposed development.
A maximum of 4 units may be
4
consecutively attached-
R-14
Provided that buildings shall not exceed
six (6) dwelling units per structure,
except as provided in RMC 4-9-065,
Density Bonus Review.
RM
NUMBER OF DWELLING UNITS PER LOT
General Only 1 residential building (e.g.,
detached dwelling, semi-attached
dwelling, townhouse, flat, etc.) with a
maximum of 4 residential units and
associated accessory structures for that
building shall be permitted on a legal lot
except for residential buildings legally
existing at the effective date hereof. For
the purposes of this subsection, "legal
lot" means a lot created through the
subdivision process, or through another
mechanism which creates individual title
for the residential building and any
associated private yards (e.g.,
4
condominium).
1 residential structure and associated
accessory buildings for that structure
shall be permitted per lot, except for
residential buildings legally existing at
4
the date of adoption of this Section.
NA
LOT DIMENSIONS
Minimum Lot Size for lots created after
July 11, 1993
Density requirements shall take
precedence over the following minimum
lot size standards.
For parcels which exceed 1/2 acre in
size:
Detached and semi-attached
dwelling units: 3,000 sq. ft. per
dwelling unit.
Attached townhouse dwelling
units: 2,000 sq. ft. per dwelling unit.
2 flats: 5,000 sq. ft. per structure.
3 flats: 7,500 sq. ft. per structure.
Density requirements shall take
precedence over the following minimum
lot size standards.
Residential Uses:
Detached or semi-attached units:
3,000 sq. ft.
Up to 3 Townhouse Units
Consecutively Attached:
Attached exterior/end unit: 2,500 sq.
ft.
Attached interior/middle unit: 2,000
sq. ft.
Greater than 3 Townhouse Units
None
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ATTACHMENT A
4-2-11 OF
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
Minimum Lot Width for lots created
after July 13, 1993
Minimum Lot Depth for lots created
after July 13, 1993
R-10
4 flats: 10,000 sq. ft. per structure.
For parcels that are 1/2 acre or less
in size as of March 1,1995: No
minimum lot size requirement when they
are subsequently subdivided. Density
requirements shall apply.
Detached or semi-attached dwellings:
Interior lots: 30 ft.
Comer lots: 40 ft.
19
Townhouses: 20 ft.
Flats: 50 ft.
55 ft.19
R-14
Consecutively Attached; Flats:
Townhouse/Flat Combinations;
Attached exterior/end townhouse unit:
2,000 sq. ft.
Attached interior/middle townhouse
unit or flats: 1,800 sq.ft.
Commercial or Civic Uses: None.
Residential Uses:
Detached or semi-attached: 30 ft.
Up to 3 Townhouse Units
Consecutively Attached:
Attached exterior/end townhouse
unit: 25 ft.
Attached interior/middle townhouse
unit: 20 ft.
Greater than 3 Townhouse Units
Consecutively Attached; Flats:
Townhouse/Flat Combinations:
Attached exterior/interior
townhouse unit: 20 ft.
Flats: 50 ft.
Residential Uses:
Detached or semi-attached: 50 ft.
Up to 3 Townhouse Units
Consecutively Attached:
Attached exterior/interior townhouse
unit: 45 ft.
Greater than 3 Townhouse Units
Consecutively Attached; Flats:
Townhouse/Flat Combinations:
Attached exterior/interior
townhouse unit: 40 ft.
Flats: 35 ft.
RM
"T" suffix: 14 ft.
All other suffixes: 50 ft.
65 ft.
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ATTACHMENT A
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
4-2-11 OF
R-10 R-14 RM
SETBACKS
Minimum Front Yard
Minimum Side Yard Along a Street
Along streets existing as of March 1,
Q ?0 1995: 20 ft. '
Along streets created after March 1,
1995:10 ft. for the primary structure and
20 ft. for attached garages which access
20
from the front yard street(s).
10 ft. for a primary structure, and 20 ft.
for attached garages which access from
20
the side yard street.
Residential Uses:
Detached and semi-attached units
with parking access provided from
the front: 18 ft.20
Detached and semi-attached units
with parking access provided from
the rear via street or alley: 10 ft.,
14
except when the lot is adjacent to a
property zoned RC, R-1, R-5, R-8, or
on
R-10 setback must be 15 ft.
Attached units, and their accessory
structures with parking provided
from the front: 20 ft20
Attached units and their accessory
structures with parking provided
from the rear via street or alley: 10
14
ft., except when the lot is adjacent
to a property zoned RC, R-1, R-5, R-
on
8, or R-10 setback must be 15 ft.
Commercial or Civic Uses:
15
10 ft. - except when abutting or
14
adjacent to residential development
then 15 ft.20
Residential Uses:
10 ft. for a primary structure, and 18 ft.
for attached garages which access from
20
the side yard street.
"U" suffix: 5 ft.V
"T" suffix: 5 ft.
"C" suffix: 20 ft.
"N" suffix: 20 ft.
"I" suffix: 20 ft.
"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.
ATTACHMENT A
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
4-2-11 OF
R-10
^20"
R-14 RM
Minimum Side Yard Detached dwellings: 5 ft
Semi-Attached and Attached Units: 5
ft. for the unattached side(s) of the
structure. 0 ft. for the attached
side(s).20
15 25 ft. Abutting RC, R-1, R-5 or R-8
interior side yard setback for all
structures containing 3 or more attached
20
dwelling units on a lot.
Residential Uses:
Detached and semi-attached
20
primary structures: 5 ft.
Attached townhouses, flats over 3
units and their accessory
structures: 5 ft. on both sides. 10 ft.
14
when the lot is adjacent to a lower
intensity residentially zoned
property.
Attached accessory structures:
20
None required.
Commercial or Civic Uses:
15
None - except when abutting or
14
adjacent to residential development -
15 ft20
"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:22
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.-
9 ft.
Lot width 90.1 to 100 ft.-
10 ft.
Lot width 100.1 to 110 ft.
11 ft.
Yard setback:
Yard setback
• Yard setback
Lot width: 110.1 +ft.-Yard setback: 12
ft.
Additional Setbacks for Structures
Greater than 2 Stories: The entire
structure shall be set back an additional
1 ft. for each story in excess of 2 up to a
maximum cumulative setback of 20 ft.
Special side yard setback for lots
abutting single family residential
zones RC, R-1, R-5, R-8, and R-10
25 ft. along the abutting side(s) of the
15
ATTACHMENT A
4-2-11 OF
DEVEL
Minimum Rear Yard
Clear Vision Area
Minimum Freeway Frontage Setback
OPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
R-10
Unit with Attached Street Access
Garage: 15 ft. However, if the lot abuts
a lot zoned RC, R-1, R-5, or R-8, a 25 ft.
setback shall be required of all attached
dwelling units.
Unit with Attached Alley Access
Garage: 3 ft. provided that the garage
must be set back a sufficient distance to
provide a minimum of 24 ft. of back-out
room, counting alley surface. If there is
occupiable space above an attached
garage with alley access, the minimum
setback for the occupiable space shall
be the same as the minimum setback
for the unit with attached alley access
20
garage.
In no case shall a structure over 42" in
height intrude into the 20' clear vision
area defined in RMC 4-11-030.
10 ft. landscaped setback from the
street property line,
R-14
Residential Uses:
15 ft20
Commercial or Civic Uses:
15
None - except when abutting or
14
adjacent to residential development
then 15 ft.20
In no case shall a structure over 42" in
height intrude into the 20' clear vision
area defined in RMC 4-11-030.
10 ft. landscaped setback from the
street property line,
RM
property.
1,2 "U" suffix: 5 ft., unless lot abuts a
RC, R-1, R-5, R-8, or R-10 zone, then
25 ft.
"T" suffix: 5 ft.
"C" suffix: 15 ft.
"N" suffix: 15 ft.
"I" suffix: 15 ft.22
In no case shall a structure over 42" in
height intrude into the 20' clear vision
area defined in RMC 4-11-030.
10 ft. landscaped setback from the
street property line,
BUILDING STANDARDS
Maximum Number of Stories and
Maximum Building Height, except for
Public uses having a "Public Suffix" (P)
7 21
designation. '
2 stories and 30 ft. in height. Residential Uses:
2 stories and 30 ft. See RMC 4-9-065,
Density Bonus Review.
Commercial Uses:
1 story and 20 ft.
Civic Uses:
2 stories.
"U" suffix: 50 ft./5 stories.
"T" suffix: 35 ft./3 stories
"C" suffix: 35 ft./3 stories. 5
"N" suffix: 30 ft./2 stories. 5
"I" suffix: 35 ft./3 stories.5'6
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ATTACHMENT A
4-2-11 OF
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
Maximum Height for Wireless
Communication Facilities
Building Location
Building Design
R-10
See RMC 4-4-140G.
NA
NA
R-14
See RMC 4-4-140G.
Residential Uses:
Dwellings shall be arranged in a manner
which creates a neighborhood
environment.
Residential units and any associated
commercial development within an
overall development shall be connected
through organization of roads, blocks,
yards, central places, pedestrian linkage
and amenity features.
Front facades of structures shall
address the public street, private street
or court by providing:
- a landscaped pedestrian connection;
and,
- an entry feature facing the front yard.
Residential Uses:
Architectural design shall
incorporate:
a) Variation in vertical and horizontal
modulation of structural facades and
roof lines among individual attached
dwelling units (e.g., angular design,
modulation, multiple roof planes), and
b) Private entry features which are
designed to provide individual ground
floor connection to the outside for
detached, semi-attached, and
townhouse units.
Commercial or Civic Uses:
Structures shall be:
a) Designed to serve as a focal
point for the residential community; and,
RM
See RMC 4-4-140G.
NA
"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 for Urban Center
Design Overlay Regulations.
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ATTACHMENT A
4-2-11 OF
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
Project Size Limitations
Maximum Building Length
R-10
NA
N/A
R-14
b) Compatible with architectural
character and site features of
surrounding residential development
and characteristics; and,
c) Designed to include a common
motif or theme; and,
d) Pedestrian oriented through
such measures as: pedestrian
walkways, pedestrian amenities and
improvements which support a variety of
modes of transportation (e.g., bicycle
racks).
Civic Uses:
The maximum lot area dedicated for
civic uses shall be limited to 10% of the
net developable area of a property.
Building size shall be limited to 3,000
sq. ft. of gross floor area, except that by
Hearing Examiner Conditional Use
Permit civic uses may be allowed to be
a maximum of 5,000 sq. ft. for all uses.
Commercial Uses:
The maximum area dedicated for all
commercial uses shall be limited to 10%
of the net developable portion of a
property. Building size shall be limited to
3,000 sq. ft. of gross floor area.
Up to 3 Consecutively Attached
Townhouses: Building length shall not
exceed eighty five feet (85'), unless
otherwise granted per RMC 4-9-065,
Density Bonus Review.
RM
NA
N/A
ATTACHMENT A
4-2-11 OF
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
Maximum Building Coverage
Maximum Impervious Surface Area
R-10
Detached or semi-attached units: 70%
Flats or townhouses: 50%.
Detached or semi-attached units: 75%.
Flats or townhouses: 60%.
R-14
Over 3 Consecutively Attached
Townhouses; Flats;
Townhouses/Flats in One Structure:
Shall not exceed one hundred fifteen
Feet (115') in length, unless otherwise
granted per RMC 4-9-065, Density
Bonus Review
50%.
NA
RM
"U" suffix: 75%.
"T" suffix: 75%.
"C" suffix: 45%.
"N" suffix: 45%.
"1" suffix: 35% - a maximum coverage
of 45% may be obtained through the
Hearing Examiner Site Plan Review
process.
"U" and "T" suffixes: 85%
All other suffixes: 75%.
LANDSCAPING
General
SCREENING
Surface Mounted or Roof Top
Equipment, or Outdoor Storage
Setback areas shall be landscaped,
excluding driveways and walkways
except for detached, semi-attached, or 2
attached residential units.
See RMC 4-4-095.
Residential Uses:
The entire front setback, excluding
driveways and an entry walkway, shall
be landscaped.
Commercial or Civic Uses:
Lots abutting public streets shall be
improved with a minimum 10 ft. wide
16
landscaping strip.
Lots abutting residential property(ies)
zoned RC, R-1, R-5, R-8, R-10 or R-14
shall be improved along the common
boundary with a minimum 15 ft. wide
landscaped setback and a sight-
obscuring solid barrier wall.
See RMC 4-4-095.
Setback areas shall be landscaped,
unless otherwise determined through
the site plan review process.
For RM-U, the landscape requirement
does not apply in the Downtown Core
(see RMC 4-2-080.C), or if setbacks are
reduced.
If abutting15 a lot, zoned RC, R-1, R-5,
R-8, or R-10, then a 15 ft. landscape
strip shall be required along the abutting
portions of the lot.
See RMC 4-4-095.
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ATTACHMENT A
4-2-11 OF
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
Recyclables and Refuse
R-10
See RMC 4-4-090.
R-14
See RMC 4-4-090.
RM
See RMC 4-4-090.
DUMPSTER/RECYCLING COLLECTION AREA
Minimum Size and Location
Requirements
See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090.
PARKING AND LOADING
General
Required Location for Parking
See RMC 4-4-080.
See RMC 4-4-080.
For any unit, required parking shall be
provided in the rear yard area when
alley access is available. For flats, when
alley access is not available, parking
should be located in the rear yard, side
yard or underground, unless it is
determined through the modification
process for site plan exempt proposals
or the site plan review process for non-
exempt proposals, that parking may be
allowed in the front yard or that under
building parking (ground level of a
residential structure) should be
permitted.
See RMC 4-4-080.
Commercial/Civic: Parking areas
abutting residential development shall
be screened with a solid barrier fence
and/or landscaping.
NA
All suffixes: See RMC 4-4-080.
"C" suffixes: Either underground
parking or parking structures shall be
provided, unless through the site plan
review process it is determined that due
to environmental or physical site
constraints surface or under building
parking (ground level of a residential
structure) should be allowed.
"U" and "T" suffixes:
For lots abutting an alley: all parking
shall be provided in the rear portion of
the yard, and access shall be taken
from the alley.
For lots not abutting an alley; no
portion of covered or uncovered parking
shall be located between the primary
structure and the front property line.
Parking structures shall be recessed
from the front facade of the primary
structure a minimum of 2 ft.
"N" and "I" suffixes: Surface parking
is permitted in the side and rear yard
areas only.
11
ATTACHMENT A
DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS
(Primary and Attached Accessory Structures)
4-2-11 OF
R-10 R-14 RM
SIGNS
General See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100.
CRITICAL AREAS
General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090.
SPECIAL DESIGN STANDARDS
General Street Patterns: Nonmeandering street
patterns and the provision of alleys
(confined to side yard or rear yard
frontages) shall be the predominant
street pattern in any subdivision
permitted within this Zone; provided,
that this does not cause the need for
lots with front and rear street frontages
or dead-end streets. Cul-de-sacs shall
be allowed when required to provide
public access to lots where a through
street cannot be provided or where
topography or sensitive areas
necessitate them.
NA 15
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 plan
review process.
15
Properties abutting a designated
"focal center" or "gateway", as defined in
the City's Comprehensive Plan, may be
required provide special design features
similar to those listed above through the
site plan review process.
EXCEPTIONS
Pre-Existing Legal Lots Nothing herein shall be determined to
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.
Nothing herein shall be determined to
prohibit the construction of a single-
family dwelling and its accessory
buildings 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.
Nothing herein shall be determined to
prohibit the construction of attached
dwellings having no more than two units
in the structure, and its accessory
buildings 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.
12
ORDINANCEND. 4 9 85
ATTACHMENT B
4-9-065 DENSITY BONUS REVIEW:
D. BONUS ALLOWANCES AND REVIEW CRITERIA:
The following table lists the conditions under which additional density or alternative bulk standards may
be achieved.
R-14 ZONE RM-U ZONE COR1 COR 2
Density and Unit
Size Bonus
Purpose
The bonus provisions are
intended to allow greater
flexibility in the implementation
of the purpose of the R-14
designation. Bonus criteria
encourage provision of
aggregated open space and rear
access parking in an effort to
stimulate provision of higher
amenity neighborhoods and
project designs which address
methods of reducing the size
and bulk of structures.
Applicants wishing such
bonuses must demonstrate that
the same or better results will
occur as a result of creative
design solutions that would
occur with uses developed under
standard criteria.
The bonus provisions are
intended to allow greater
densities within the portion of the
RM-U zone located within the
Urban Center Design Overlay and
north of South 2nd Street for those
development proposals that
provide high quality design and
amenities.
NA NA
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R-14 ZONE RM-U ZONE COR1 COR 2
Maximum
Additional Units
Per Acre:
1-4 additional dwelling units per
net acre. Densities of greater
than 18 units per net acre are
prohibited.
Up to 25 dwelling units per net
acre. Densities of greater than
100 dwelling units per net acre
are prohibited.
Up to 5 additional dwelling units
per acre may be allowed;
provided there is a balance of
height, bulk and density
established through a floor area
ratio system and/or a master plan
to be decided at the time of site
plan review.
Up to 2 dwelling units per
acre for compliance with
each provision listed
below may be allowed;
provided there is a
balance of height, bulk
and density established
addressing the following
public benefits:
(i) Provision of continuous
pedestrian access to
the shoreline consistent
with requirements of the
Shoreline Management
Act and fitting a
circulation pattern
within the site,
(ii) Provision of an
additional 25' setback
from the shoreline
beyond that required by
the Shoreline
Management Act,
(iii) Establishment of view
corridors from upland
boundaries of the site
to the shoreline,
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R-14 ZONE RM-U ZONE COR1 COR 2
Maximum
Additional Units
Per Acre:
(continued)
Maximum
Allowable Bonus
Dwelling Unit
Mix/Arrangemen
t:
Dwelling units permitted per
structure may be increased as
follows:
(i) Dwellings Limited to 3
Attached: A maximum of
4 units per structure, with
a maximum structure
length of 100'.
(ii) Dwellings Limited to 6
Attached: A maximum of
8 units per structure with
a maximum structural
height of 35', or 3 stories
and a maximum structural
length of 115'.
NA NA
(iv) Water Related Uses.
If the applicant wishes
to reach these bonus
objectives in a different
system, a system of
floor area ratios may
be established for the
property to be
determined at the time
of site plan review as
approved by Council.
NA
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R-14 ZONE RM-U ZONE COR1 COR 2
Bonus Criteria: Bonuses may be achieved
independently or in combination.
To qualify for one or both
bonuses the applicant shall
provide either:
(i) Alley and/or rear access
and parking for 50% of
detached, semi
attached, or townhouse
units, or
(ii) Civic uses such as a
community meeting hall,
senior center, recreation
center, or other similar
uses as determined by
the Zoning
Administrator, or
(iii) A minimum of 5% of the
net developable area of
the project in aggregated
common open space.
Common open space
areas may be used for
any of the following
purposes (playgrounds,
picnic shelters/facilities
and equipment, village
greens/square, trails,
corridors or natural).
Structures such as
kiosks, benches,
fountains and
maintenance equipment
storage facilities are
Development projects within the
applicable area that meet both
the "Minimum requirements" and
at least one "Guideline" in each of
the following four categories:
• Building Siting and Design;
• Parking, Access, and
Circulation;
• Landscaping/Recreation/Com
mon Space; and
• Building Architectural Design
applying to Area "A" of the Urban
Center Design Overlay District
located in RMC 4-3-100 shall be
permitted a maximum density of
100 dwelling units per net acre.
NA NA
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R-14 ZONE RM-U ZONE COR1 COR 2
Bonus Criteria
(continued):
permitted provided that
they serve and/or
promote the use of the
open space. To qualify
as common open space
an area must meet each
of the following
conditions:
• function as a focal
point for the
development,
• have a maximum
slope of 10%,
• have a minimum
width of 25', except
for trails or corridors,
• be located outside
the right-of- way,
• be improved for
passive and/or active
recreational uses,
• be improved with
landscaping in public
areas, and
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R-14 ZONE RM-U ZONE COR1 COR 2
Bonus Criteria
(continued):
• be maintained by the
homeowners
association if the
property is
subdivided, or by the
management
organization as
applied to the
property if the
property is not
subdivided.
In addition, in order to qualify for
a bonus, developments shall
also incorporate a minimum of 3
features described below:
(i) Architectural design
which incorporates
enhanced building entry
features (e.g., varied
design materials, arbors
and/or trellises,
cocheres, gabled roofs).
(ii) Active common
recreation amenities
such as picnic facilities,
gazebos, sports courts,
recreation center, pool,
spa/jacuzzi.
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R-14 ZONE RM-U ZONE COR1 COR 2
Bonus Criteria
(continued):
(iii) Enhanced ground plane
textures or colors (e.g.,
stamped patterned
concrete, cobblestone,
or brick at all building
entries, courtyards, trails
or sidewalks).
(iv) Building or structures
incorporating bonus
units shall have no more
than 75% of the garages
on a single facade.
(v) Surface parking lots
containing no more than
6 parking stalls
separated from other
parking areas by
landscaping with a
minimum width of 15'.
(vi) Site design incorporating
a package of at least 3
amenities which
enhance neighborhood
character, such as
coordinated lighting
(street or building),
mailbox details, address
and signage details, and
street trees as approved
by the Reviewing
Official.
R-14 ZONE RM-U ZONE COR1 COR 2
General
Provisions
NA NA Where included, affordable units
must meet the provisions of
housing element of the
Comprehensive Plan.
Where included,
affordable units must
meet the provisions of
housing element of the
Comprehensive Plan. For
COR 2, if a significant
public benefit above City
Code requirements can
be provided for a portion
of the property which may
be contaminated, a
transfer of density may be
allowed for other portions
of the site.
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