HomeMy WebLinkAboutORD 4802Amends Ord 3981,4008,4404
4587,4614,4631,4722,4777
Amended by ORD 48Sq 4854
4857,4900,
4963,4971,
5028,5137
CITY OF RENTON,WASHINGTON
ORDINANCE NO.4802
AN ORDINANCE OF THE CITY OF RENTON,WASHINGTON,
AMENDING TITLE 4 (DEYELOPMENT REGULATIONS),OF
ORDINANCE NO.4260 ENTITLED "CODE OF GENERAL
ORDINANCES OF THE CITY OF RENTON,WASHINGTON"BY
ADDING A CENTER OFFICE RESIDENTIAL-3 ZONE,AMENDING
CENTER OFFICE RESIDENTIAL USE ALLOWANCES AND
DEVELOPMENT STANDARDS,AMENDING SITE PLAN REVIEW
PROCEDURES,DELETING MASTER SITE PLAN APPROVAL
PROCEDURES,AND AMENDING MODIFICATION PROCEDURES.
THE CITY COUNCIL OF THE CITY OF RENTON,WASHINGTON,DO ORDAIN
AS FOLLOWS:
SECTION I.Subsections 4-I-050.A.l.k and 4-1-170.A,of Chapter I,Administration
and Enforcement,of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of
General Ordinances of the City of Renton,Washington"are hereby amended as follows:
4-1-050.A.I.k.Modifications to development standards in the Centers Residential
Demonstration Overlay District,and Center Office Residential-3 (COR-3)District.
4-1-170.A
Change the row entitled "SITE PLAN APPROVAL:"to be titled "SITE PLAN
APPROVAL (LEVEL I OR LEVEL 11):"
SECTION 11.Subsection 4-2-020.P of Chapter 2,Land Use Districts,of Title 4
(Development Regulations),of Ordinance No.4260 entitled «Code of General Ordinances of the
City of Renton.Washington"is hereby amended to read as follows:
P.CENTER OFFICE RESIDENTIAL ZONE (COR I,COR 2,and COR-3):
The purpose of the Center OfficelResidential Zone is to provide for a mix of intensive
office and residential activity in a high quality,master planned development which is integrated
with the natural envirorunent.Commercial retail and service uses which support the primary uses
ORDINANCE NO.4802
of the site and are architecturally and functionally integrated are permitted.Also,commercial
uses which provide high economic value may be allowed if designed with the scale and intensity
envisioned for the COR zone.Policies governing these uses are primarily contained in the Land
Use Element,Center Office/Residential section of the City's adopted Comprehensive Plan.The
scale and location of these sites will typically denote a gateway into the City and should be
designed accordingly (see also Land Use Element.Community Design -Gateways section).Since
the sites function as gateways,the site planning should incorporate features of interest and use for
the users.
In order to address differing site conditions.and recognizing the gateway and
environmentally sensitive features of these sites,this Zone is divided into three (3)sections:COR
I,COR 2,and COR 3.COR 1 and 2 share the same uses and development standards,but differ
in heights allowed.COR 3 shares a majority of uses allowed in COR I and COR 2 as well as most
development standards,but differs primarily in densities allowed.COR I is applied to the
property known as the Stoneway Concrete Site.COR 2 is applied to the property known as the
Port Quendall Site.COR 3 is applied to the property known as the Shuffleton Site.
SECTION III.Subsections 4-2-060.B,C,E,F,G,H,J and 0 of Chapter 2,Land Use
Districts,of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"are hereby amended to read as follows:
4-2-060.B
RESIDENTIAL
Other Residences and Lodging
Add "Hotel"as a primary permitted use in the COR zone.
4-2-060.C
RETAIL SALES
Amend '''Eating and drinking establishments"in the COR zone to be listed as a secondary
use subject to condition #13 7.
Delete "'Mini-marts"from the COR zone.
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ORDINANCE NO.4802
4-2-060.E.
CULTURAL,ENTERTAINMENT AND RECREATIONAL
Parks and Open Space
In the COR zone,change "Open space (new)"to be a primary permitted use.
In the COR zone,change "Parks,regional (new)"to be a primary pennitted use.
In the COR zone,change "Parks,community (new)"to be a primary permitted use.
In the COR zone,change "Parks,neighborhood (new)"to be a primary permitted use.
In the COR zone,change "Trails (new)"to be a primary pennitted use.
Recreational Facilities
In the COR zone,change "Marinas"to be a primary permitted use subject to condition
#125.
4-2-060.F
OFFICE AND CONFERENCE
In the COR zone,add "Offices"as a primary permitted use.
In the COR zone,add "Personal"as a primary permitted use.
4-2-060.G
SERVICES
Repair Services
Add "Shoe repair"to the COR zone as a secondary use subject to condition #68.
Health Services
In the COR zone,change "Hospitals,sanitarium or similar uses"to be a Hearing Examiner
Conditional Use.
4-2-060.H
TRANSPORTATION SERVICES AND MANUFACTURED HOME SALES
In the COR zone,change "Car washes"to be an accessory use subject to condition #81.
Tn the COR zone,delete "Gasoline service stations."
In the COR zone,add "Parking garages,commercial"as a primary permitted use.
In the COR zone,change "Parking garages,noncommercial"to a primary permitted use.
4-2-060.J
MANUFACTURING AND INDUSTRIAL
In the COR zone,change "IndustriaVmanufacturing facilities,major modification,
production increase or expansion of existing"to be a Hearing Examiner Conditional Use
subject to condition #276.
Solid Waste/Recycling
In the COR zone,delete "Recycling collection center."
3
ORDlNANCENO.4802
4-2-060.0
PROHIBITED USES,SPECIFICALLY IDENTIFIED
In the COR zone,change "Exterior storage of products"to be prohibited specifically,
with no condition number.
SECTION IV.Subsection 4-2-070.0 of Chapter 2,Land Use Districts,of Title 4
(Development Regulations),of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton.Washington"is hereby amended to read as follows:
4-2-070.0
CENTER OFFICE RESIDENTIAL (COR)
RESIDENTIAL
Other Residences and Lodging
Add "Hotel".Type P.
RETAIL SALES
Change "Eating and drinking establishments"to Type S#137.
Delete ''Mini-marts.''
CULTURAL,ENTERTAINMENT AND RECREATIONAL
Parks and Open Space
Change "Open space (new)"to Type P.
Change "Parks,regional (new)"to Type P.
Change "Parks,community (new)"to Type P.
Change ''Parks,neighborhood (new)"to Type P.
Change "Trails (new)"to Type P.
Recreational Facilities
Change "Marinas"to Type P #125.
OFFICE AND CONFERENCE
Add "Offices".Type P.
Add ''Personal''.Type P
SERVICES
Change "Cemetery,crematory,mausoleum"to Type H.
Repair Sen-ices
Add "Shoe".Type S #68.
Health Services
Change "Hospitals,sanitarium,or similar use"to Type H.
4
ORDINANCE NO.4802
TRANSPORTATION SERVICES AND MANUFACTURED HOME SALES
Change "Car washes"to Type AC #81.
Delete "Gasoline service stations."
Add "Parking garages,commercial."Type P.
Change "Parking garages.noncommercial"to Type P.
MANUFACTURING AND INDUSTRIAL
Change "IndustriaVrnanufacturing facilities,major modificat~on,production increase or
expansion of existing"to Type H #276.
Solid WastelRecycling
Delete "Recycling collection center."
PROHIBITED USES,SPECIFICALLY IDENTIFIED
Change "Exterior storage of products"to Type X.
SECTION V.Subsections 4-2-080.A.8l,125,128,and 137 of Chapter 2,Land Use
Districts,of Tide 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"are hereby amended to read as follows:
81.Permitted where housed in a parking garage.
125.Allowed in conjunction with another primary use.
128.Only those modifications or expansions which do not increase production levels are
permitted in COR-I and COR-2.No modifications or expansions are allowed in COR-3.
137.The use shall have limited external signage.The use shall be architecturally and
functionally integrated into the development.The design of structures,including signs,
shall be generally consistent in character with surrounding uses.No drive-through or
outside auto service is permissible.Freestanding establishments may be permitted if they
are 5,000 square feet or larger per establishment and consistent with the preceding
requirements.
SECTION VI.Subsection 4-2-080.A of Chapter 2,Land Use Districts,of Title 4
(Development Regulations),of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding the following condition which reads as
follows:
#276.COR-3:Use is not permitted.
5
SECTION VI1.
ORDINANCE NO.4802
Subsections 4-2-120.B and 4-2-120.C.12 and C.16 of Chapter 2,
Land Use Districts,of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code
of General Ordinances of the City of RenlOIl,Washington"are hereby amended as follows:
4-2-120.8 DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING
DESIGNATIONS
DENSITY (Net Density in DweUing Units per Acre)
Add a new row titled "Minimum Net Residential Density":
Uoder the CD column,add the following language:
25 dwelling units per net acre
The minimum density requirements shall not apply to the subdivision,short plat and/or
development ofa legal lot one-half (I 12)acre or less in size as of March I,1995.
Uader the CO column,add the following language:fA
Uader the COR colwnn,add the following language:
Where a development involves a mix oruses then minimum resdential density shall be 16
dwelling units per net acre.
When proposed development does not involve a mix of uses,then minimum residential
density shall be 5 dwelling units per net acre.
The same area used for commercial and office development can also be used to calculate
residential density.Where commercial andIor office areas are utilized in the calculation of
density,the City may require restrictive covenants to ensure the maximum density is not
exceeded should the property be subdivided or in another manner made available for
separate lease or conveyance.
Maximum Residential Density or Density Range
Re-title the row "Maximum Residential Density or Density Range"to say "Maximum Net
Residential Density."The columns should be amended to read as follows:
Under the CD column,amend the language to read as follows:
100 dwelling units per net acre.
Density may be increased to one hundred fIfty (150)dwelling units per acre subject to
administrative conditional approval.
Under the COR column,amend the language to read as fonows:
COR I and 2:25 dwelling units per net acre,without bonus.Bonus density may be
achieved subject to noted requirements.32
COR 3:50 dwelling units per net acre.
The same area used for commercial and office development can also be used to calculate
residential density.Where commercial and/or office areas are utilized in the calculation of
density,the City may require restrictive covenants to ensure the maximum density is not
exceeded should the property be subdivided or in another manner made available for
separate lease or conveyance.
6
ORDINANCE NO.4802
SETBACKS
Add a new row titled "Special Shoreline Setback."
Add the following language to the CD column:N/A.
Add the following language to the CO column:N/A.
Add the foDowing language to the COR column:
In COR 3,where the applicable Shoreline Master Program setback is less than 50 feet,the
City may increase the setback up to 100%if the City determines additional setback area is
needed to assure adequate public access,emergency access or other site planning or
environmental considerations.
HEIGHT
Maximum Building Height,except for uses having a "Public Suffix"(P)
designation JO
Under the COR column,amend the language to read as follows:
COR 114 :to stories andlor 125 five ft.8 ,19,28
COR 2 and 3 16
:10 stories and/or 125 ft.;provided the master plan includes a balance of
building height,bulk and density',and provided that,in the COR 3 Zone only,buildings or
portions of buildings which are within one hundred feet (100')of the shoreline shall not
exceed a maximum height of seventy-five feet (75').
SCREENING
Permitted Outdoor Storage
Under the COR column,amend the text to read:
N/A -no outdoor storage is permitted.
SPECIAL REVIEW PROCESS
General
Under the COR colunm,amend the text to read as follows:
Because of the necessity of minimizing at-grade railroad crossings,predicting traffic
volumes,and avoiding duplication of public infrastructure costs,all adjacent and abutting
properties with COR zoning shall be included in a Level II Site Plan for the entire Zone to
be approved in accordance with requirements in section 4-9-200.Level I Site Plans for
each phase of the project shall comply with the approved Level n Site Plan.
Add a new row with the major heading as follows:SPECIAL DEVELOPMENT
STANDARDS
Add a new minor row heading as follows:Modulation and Articulation.
Under the CD column add the following text:N/A
Under the CO column add the following text:N/A
Under the COR column add the following text:
COR I Zone:N/A.
COR 2 Zone:N/A.
COR 3 Zone:To consider shade/shadow effects and encourage compatibility,the
following modulation/articulation requirements shall apply in the COR-3 Zone.
7
ORDINANCE NO.4802
Modulation/Articulation:Buildings that are immediately adjacent or abutting a public
park,open space,or trail shall incorporate at least one of the features in items 1 through 3,
and shall provide item 4:
I.Incorporate building modulation to reduce the overall bulk and mass of buildings,
or
2..For each dwelling unit,provide at least one architectural projection not less than
two feet from the wall plane and not less than fOUf feet wide,or
3.Vertical and horizontal modulation of roof lines and facades ofa minimum of two
feet at an interval of a minimum of 40 feet on a building face or an equivalent
standard which adds interest and quality to the project;and
4.Provide building articulation and textural variety.
Add a new minor row heading as follows:Upper Story Setbacks
Under the CD column add the following text:N/A
Under the CO column add the following text:N/A
Under the COR column add the following text:
COR I Zone:N/A
COR 2 Zone:N/A
COR 3 Zone:To consider shade/shadow effects and encourage compatibility,the
following upper-story setbacks shall apply in the COR-3 Zone.
Upper Story Setbacks:Buildings or portions of buildings which exceed fifty feet (50')in
height which are located within one hundred feet (100')of the shoreline shall include
upper story setbacks for the fayade facing the shoreline and for fayades facing publically
accessible plazas as follows:The minimum setback for a fifth story and suceeding stories
shall be ten feet (10')minimum from the preceding story,applicable to each story.Also
refer to Building Height requirements.
Projects not meeting the upper story setbacks defined above may be approved through a
modification process 34.
4-2-120.C CONDITIONS ASSOCIATED WITH DEVELOPMENT
STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS
Amend condition #12 to read as follows:
12.RESERVED.
Amend condition #16 to read as follows:
16.COR 2 is applied to the property known as the Port Quendall Site.COR 3 is
applied to the property known as the ShuffIeton sileo
8
SECTION VllI.
ORDINANCE NO.4802
Subsection 4-2-120.C of Cbapter 2,Land Use Districts,of Title 4
(Development Regulations),of Ordinance No.4260 entitled "Code of General Ordinances of the
City of Renton,Washington"is hereby amended by adding the following condition which reads as
follows:
34.COR~3 Zone Only:Application may be made for modification of the upper story
setback standards when superior design is demonstrated pursuant to RMC section
4-9-250.D.For a modification 10 be granted,the project must also comply with
the decision and design criteria stipulated in RMC Section 4-9-250.D.2 and D.4.
SECTION IX.Table 4-8-120.C and subsection 4-8-120.D.18 (Definitions R)of
Chapter 8,Permits and Decisions,of Title 4 (Development Regulations),of Ordinance No.4260
entitled "Code of General Ordinances of the City of Renton,Washington"are hereby amended to
read as follows:
TABLE 4-8-120.C
Under the Site Plan column,amend the following rows:
To the row "Construction Mitigation Description"show the number 5 with a footnote 7.
To the row "Draft Homeowner's Association Documents,if applicable"show the number
4 with a footnote 7.
To the row ''Draft Restrictive Covenants,ifany"show the number 4 with a footnote 7.
To the row "Elevations,Architectural"show the number 12 with a footnote 7.
To the row ''Elevations,Grading"show the number 4 with a footnote 7.
To the row "Floor Plans"show the number 5 with a footnote 7.
To the row "Screening Detail,Refuse/Recycling"show the number 12 with a footnote 7.
To the row "Site Plan,Land Use Review"show the number 12 with a footnote 8.
Amend footnote 6 of Table 4-8-120.C to read as follows:
6.Only required for residential projects requesting modification to special
development standards in a Centers Residential Demonstration District Section 4-
3-120.B.3.or for any development subject to special development standards
requiring upper story setbacks in the Center Office Residential-3 (COR-3)Zone,
Section 4-2-120.B.
Add footnotes 7 and 8 to Table 4-8-120.C as follows:
7.Not required for Land Use Review Site Plan Level II.
8.Land Use Review Site Plan,Levell and/or Level II,as appropriate.
9
ORDINANCE NO.4802
4-8-120.0.18:Definitions R:
Amend "Report on Design Criteria for Modifications"as follows:
Report on Design Criteria for Modifications:A written evaluation issued by the
Economic Development,Neighborhoods and Strategic Planning Administrator.This
report assesses whether a proposed project qualifies as a superior design and is eligible for
modification of development standards based on adopted criteria of section 4-3-250.0.3
or DA.
SECTION X.The introductory paragraph of subsection 4-8-120.D.19 (Definitions S)of
Chapter 8,Permits and Decisions,of Title 4 (Development Regulations),of Ordinance No.4260
entitled "Code of General Ordinances of the City of Renton,Washington"is hereby amended to
read as follows:
4-8-120.0.19.Definitions S:
Amend "Site Plan,Land Use Review"to read as follows:
Site Plan,Land Use Review,Level I:A single fully dimensioned plan sheet drawn at a
scale of one inch equals twenty feet (I"=20')(or other scale approved by the
Development Services Division Director)clearly indicating the following:.
SECTION Xl.Subsection 4-8-120.D.19 (Definitions S)of Chapter 8,Permits and
Decisions,of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of
General Ordinances of the City of Renton,Washington"is hereby amended by adding the
following definition which reads as follows:
Site Plan,Land Use Review,Level 11:A single fully dimensioned plan sheet drawn at a
scale of one inch equals twenty feet (I"=20')(or other scale approved by the
Development Services Division Director)consisting of a conceptual plan indicating the
following:
a.Information from Site Plan,Level I 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 ofall buildings (footprint of each building),
•Percentage estimate of lot coverage,
10
ORDINANCE NO.4802
•Square footage estimate of all landscaping (total and parking lot).
•Allowable and proposed building height,
•Building setbacks proposed and required by Code,
•Parking analysis,including estimated number,size,and type of stalls required,
by use and number of stalls provided,by use.
c.General location and size of buildings and uses,
d.Phasing of development,
e.Major access points and access to public streets,vehicle and pedestrian circulation,
public transit stops,
f Critical areas,
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 provisions,and recreation areas
L View corridors,
J Public access to water and/or shoreline areas.
SECTION XII.The introductory paragraph of subsection 4·9-200.A,PURPOSE
AND INTENT,and subsection 4-9-200.B of Chapter 9,Procedures and Review Criteria,of Title
4 (Development Regulations),of Ordinance No.4260 entitled "Code of General Ordinances of
the City ofRcolon,Washington"are hereby amended to read as follows:
A.PURPOSE AND INTENT:
The purpose of site plan approval (both Level I -detailed site plan review and Level II -
conceptual site plan review)shall be to assure that the site plan of proposed uses is compatible
with existing and potential uses and complies with plans,policies and regulations of the City of
Renton.Site plan elements subject to this section include,but are not limited to,site layout,
building orientation,pedestrian and vehicular access,signage,landscaping,natural features of the
site,screening and buffering,parking and loading arrangements,and iUumination.Site planning is
the horizontal and vertical arrangement of these elements so as to be compatible with the physical
characteristics of a site and with the surrounding area.Site plan review does not include design
review,which addresses the aesthetic considerations of architectural style,exterior treatment and
colors.Site plan review should occur at an early stage in the development of a project,when the
scale,intensity and layout of a project are known,but before final building plans are completed.
A secondary purpose of site plan review regulations is to provide a process for Level II
site plan approval whereby a conceptual plan,indicating the physical and functional
interrelationships between uses and facilities on the site,and allowing consideration and mitigation
11
ORDINANCE NO.4802
of potential impacts that could result from large scale site and facility development,can be
approved and vested to current zoning without the level of detail necessary for Level I site plan
approval.The intent of the site plan approval sball be:.
B.APPLICABILITY:
I.Site Plan Review,Level I:No building permit shall be issued for any use
requiring Level I site plan approval pursuant to this section until the
Environmental Review Committee has determined that a public hearing is
not required or the Reviewing Official has approved or approved with
conditions the site plan application.All building permits issued shall be in
compliance with the approved Level I site plan.Site plan review,Level r,
is required for:
a.All Development in Certain Zones:All development in the
Industrial Light (lL),Commercial Office (CO)and Public Use (P-l)
Zones and CC,CN,CD, CA,CS,COR,and the Residential Use-
Maximum 10 Units per Acre (R-IO),Manufactured Housing Park
(RMH),Residential Multi-Family (RM)and Residential Use-
Maximum 14 units per acre (R-14)Zones.
b.Specified and Secondary Uses:Secondary uses and other uses
specified within each zoning district,provided that:
I.Exceptions for Secondary Uses:Where secondary uses are
required to file an application for a site plan review by the
provisions of the zoning regulations,but would otherwise
be exempt from the site plan review requirements,the
decisions of the Zoning Administrator shall not be subject to
public notice and comment,or the requirement for a public
hearing.
c.Development within the Valley Planning Area:All development
within the Valley Planning Area.
d.Hazardous Waste Facilities:All hazardous waste treatment and
storage facilities.
2.Site Plan Review,Level II -Applicability:Level II Site Plan Review is
optional in all zones except the COR zones where it is required pursuant to
section 4-2-120.B.Special Review Process.
12
SECTION XI1I.
ORDINANCE NO._4_80_2_
The introductory paragraph of subsection 4-9·200.C.1 and
subsection 4-9-200.C.2 of Chapter 9,Procedures and Review Criteria,of Title 4 (Development
Regulations),of Ordinance No.4260 entitled "Code of General Ordinances of the City of Renton,
Washington"are hereby amended to read as fonows:
1.Development Exempt from Site Plan Review in AU Zones (except R-IO,R-
14,and COR zones):In all zones,the following types of development shall
be exempt from the requirements of site plan review:
2.Development Exempt from Site Plan Review in the R-IO,R-14,and COR
Zones:In the R-lO,R-14,and COR Zones,the following types of
development shall be exempt from the requirements of site plan review:
3.R-IO Zones:
1.All development categorically exempt from the State
Environmental Policy Act (RCW 43.2IC and WAC
197-11)and under RMC 4-9-070,Environmental
Review Procedures,excluding shadow platting of 2
or more units per section 4-2-110.F.
n.Development of detached or semi-attached dwelling
units on legal lots where part of a subdivision
application.
b.R-IO and R-14 Zones:
1.New or replacement detached or semi-attached
home on a single previously platted Jot.
u.Planned Unit Developments.
c.R-lO,R-14,and COR Zones:
I.Facade Modifications:In addition,facade
modifications such as the location of entrances/exits;
the location of windows;changes in signage;or
aesthetic alterations shall be exempt.
u.Exterior remodeling or expansion of an existing
detached or semi-attached home and/or primary
residence,excluding the addition of a new dwelling
unit(s).
U1.Accessory structures otherwise exempt from SEPA
review.
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ORDINANCE NO.4802
IV.Minor Work in Shoreline Areas:Minor new
construction,repair,remodeling and maintenance
activities that would otherwise be exempt from site
plan approval if they were not located within the
Shoreline Master Program jurisdiction.
v.Conditional Use Permits.
SECTION XIV.
VI.Off-Premises Signs (Billboards).
The introductory paragraphs of subsections 4-9-200.D and 4-9-
200.E of Chapter 9,Procedures and Review Criteria,of Title 4 (Development Regulations),of
Ordinance No.4260 entitled "Code of General Ordinances of the City of Renton,Washington"
are hereby amended to read as follows:
D.CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED:
In all cases,the public hearing for site plan review should be conducted concurrently with
any other required hearing,such as rezone or subdivision,if the details of the development are
sufficiently defined to permit adequate review.A public hearing before the Hearing Examiner
shall be required for all projects if:.
E.DECISION CRITERIA FOR LEVEL I AND LEVEL II SITE PLANS,
The Reviewing Official shall review and act upon site plans based upon comprehensive
planning considerations and the following criteria in subsections E and F as applicable.These
criteria are objectives of good site plans to be aimed for in development within the City of Renton.
However,strict compliance with anyone or more particular criterion may not be necessary or
reasonable.These criteria also provide a frame of reference for the applicant in developing a site,
but are not intended to be inflexible standards or to discourage creativity and innovation.The site
plan review criteria include,but are not limited to,the following:.
SECTION XV.Section 4-9-200.D of Chapter 9,Procedures and Review Criteria of
Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General Ordinances
of the City of Renton,Washington"is hereby amended by adding subsection 5 which reads as
follows:
5.Level II Site Plans:Level II Site Plans,where applicable,pursuant to RMC
section 4-9-200.G.9.b or c.
14
SECTION XVI.
ORDINANCE NO.4802
Section 4-9-200.E.l of Chapter 9,Procedures and Review Criteria,
of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"is hereby amended by adding subsection k which
reads as follows:
k.Additional Special Review Criteria for COR Zones only:
I.The plan is consistent with the Planned Action Ordinance,if
applicable;and
u.The plan creates a compact,urban development that includes a
compatible mix of uses where appropriate;and
1lJ.The plan provides an overall urban design concept that is internally
consistent,and harmonious with development on adjacent sites;and
IV.The plan incorporates public and private open spaces to provide
adequate areas for passive and active recreation by the
occupants/users of the site.andlor to protect existing natural
systems;and
v.The plan provides view corridors to the shoreline area where
applicable;and
VI.Public access is provided to water andlor shoreline areas;and
vii.The plan provides distinctive focal points such as public area plazas,
prominent architectural features,or other items;and
VIlJ.The plan assures adequate access to public streets;and
lX.The plan accommodates and promotes transit,pedestrian,and other
alternative modes of transportation.
SECTION XVII.Subsection 4-9-200.E.2 of Chapter 9,Procedures and Review
Criteria.of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"is hereby amended by inserting a title designated
F in front of subsection E.2 which reads as follows:
F.ADDITIONAL REVIEW CRITERIA FOR LEVEL I SITE PLANS
15
ORDINANCE NO.4802
and subsections 4-9-200.£.2 through E.7 will be now be renumbered as subsections F.I through
F.6.
SECTION XVIll.Section 4-9-200.E of Chapter 9,Procedures and Review Criteria,
of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"is hereby amended by adding subsection 2 which
reads as follows:
2.Waiver of Further Consideration of Level I Criteria:Approval of a Level II
Site Plan which was not combined with a Level I site plan application may have
satisfied portions of RMC 4-9-200.F.The Reviewing Official or his or her
designee has discretion to waive those portions of the requirements that have
been satisfied by the Level II site plan approval.Whenever the Zoning
Administrator or his or her designee has discretion to note those portions of
the requirements as having been satisfied by the Level II plan approval,such
sections of the Code shall be detailed and that portion ofthe approved Level II
plan wherein the requirements were satisfied shall be cited by the Reviewing
Official or his or her designee in the approval of subsequent phases and waive
further consideration of them.
SECTION XIX.Section 4-9-200.F of Chapter 9,Procedures and Review Criteria,of
Title 4 (Development Regulations),of Ordinance No.4260 entitled «Code of General Ordinances
of the City of Renton,Washington"is hereby renumbered as section 4-9-200.G,SITE PLAN
REVIEW PROCEDURES:.
SECTION XX.Subsection 4-9-200.G.3 of Chapter 9,Procedures and Review
Criteria,of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"is hereby amended to read as follows:
3.Submittal Requirements and Application Fees:Shall be as listed in RMC 4-8-
120C,Land Use Applications,and 4-1-170,Land Use Review Fees.
Consistent with section 4·9-200.8,an applicant may submit:
a.A Level I site plan;or
b.A Level II site plan;or
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c.
a.
SECTION XXI.
ORDINANCE NO.4802
A combined Levell/Level (J site plan for the entire site:or
A Level IT site plan addressing the entire site,and a Level I site
plan(s)for one or more phases of the site that addressees)less than
the entire site.
Subsection 4-9-200.0 of Chapter 9,Procedures and Review
Criteria,of Tille 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"is hereby amended by inserting a new section 8
which reads as follows,and renumbering the remaining sections accordingly:
8.Special Review For Planned Actions:A consistency review shall be
conducted by the Zoning Administrator for proposals submitted under the
authority of an adopted Planned Action Ordinance.
If found consistent with the Planned Action Ordinance including required
conditions and mitigation measures,the Zoning Administrator shall notifY
the applicant of the departmental comments and the consistency analysis
consistent with section 4-9-200.G.6.Revisions or modifications may be
made in accordance with section 4-9-200.G.7.Once these steps have been
completed,the Zoning Administrator shall forward the Level II Site Plan to
the Environmental Review Committee to detemline if a public hearing
before the Hearing Examiner is required.
If found inconsistent with the Planned Action Ordinance,the Zoning
Administrator shall notifY the applicant of the departmental comments and
the consistency analysis consistent with section 4-9-200.G.6.Revisions or
modifications may be made in accordance with section 4-9-200.G.7.If the
application is still found to be inconsistent once these steps have been
completed,the Zoning Administrator shall forward the findings to the
Environmental Review Committee to detennine if additional environmental
review is required.The application shall then follow the process,
subsection 9.b for Level II Site Plans with no applicable Planned Action
Ordinance.If the application is modified to be consistent with the Planned
Action Ordinance,the Zoning Administrator shall forward the proposed
Level II Site Plan to the Environmental Review Committee to determine if
a public hearing before the Hearing Examiner is required.
SECTION XXII.Subsections 4-9-200.G.9 and G.12.d of Chapter 9,Procedures and
Review Criteria,of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of
General Ordinances of the City of Renton,Washington"are hereby amended to read as follows:
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ORDINANCE NO.4802
9.Environmental Review Committee to Determine Necessity for Public
Hearing:
3.Level I Site Plans:Upon receipt of final departmental comments
and after the close of the public comment period,the Environmental
Review Committee shall determine the necessity for a public
hearing on the site plan for those projects that have not been
reviewed as part of a Level II site plan pursuant to RMC 4-9-200.
Where a Level 1I site plan is approved,subsequent site plans
submitted for future phases may be submitted and approved
administratively without a public hearing.
b.Level II Site Plans without Planned Action Ordinance,or Combined
Level 1/11 Site Plans Without Planned Action Ordinance:,
1.COR Zones:The Hearing Examiner shall consider the
application and hold a public hearing consistent with section
4-9-200.0.12,except the Examiner shall issue a
recommendation rather than a decision.The City Council
shall consider the recommendation of the Hearing Examiner
and issue a decision on the application.
u.Other Zones:The provisions of 4-9-200.D shall apply.
Upon receipt of [mal departmental comments and after the
close of the public comment period,the Environmental
Review Committee shall determine the necessity for a public
hearing before the Hearing Examiner on the site plan.If a
hearing is required,the procedures in section 4-9-200.G.12
shall apply.
c.Level II Site Plans Under Planned Action Ordinance or Combined
Level 11IT Site Plans Under Planned Action Ordinance:The
Environmental Review Committee shall consider the following
criteria to determine if a hearing before the Hearing Examiner
should be held regarding the Level II Site Plan and any associated
site plan applications.A hearing before the Hearing Examiner is
required unless both of the following criteria are met:
I.One or more public hearings were held where public
comment was solicited on the proposed Planned Action
Ordinance,and,
u.The environmental impact statement for the Plmmed Action
reviewed preliminary conceptual plans for the site which
provided the public and decisionrnakers with sufficient detail
regarding the scale of the proposed improvements,the
quantity of the various types of spaces to be provided,the
use to which the structure will be put,and the bulk and
general fonn of the improvements.
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ORDINANCE NO.4802
If a hearing is required,the procedures in Section 4-9-
200.0.12 shall apply.If a hearing is not required,the
Zoning Administrator shall render a decision on the
proposed application consistent with section 4-9-200.0.10.
12.d.Modification of Plan Subsequent to Public Hearing and Prior to
Decision:In all cases,if an applicant can demonstrate that a site plan can
be made consistent·with the review criteria and general purposes by
alternative modifications to the site plan,the Hearing Examiner shall accept
the alternative modifications as conditions of approval and approve the site
plan.If a public hearing on the site plan application has already been
closed,the modifications proposed by the applicant shaH be administered
according to subsection I of this section.
SECTION XXIII.Section 4-9-200.G of Chapter 9,Procedures and Review Criteria,
of Title 4 (Development Regulations).of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton.Washington"is hereby renumbered as section 4~9-200.I.
MAJOR ADJUSTMENTS TO AN APPROVED SITE PLAN,and amended to read as
follows:
Major adjustments to an approved site plan require a new application pursuant to
subsection G of this section.The review and approval shall rest with the approval body which
approved the original site plan.Major adjustments involve a substantial change in the basic site
design plan.intensity.density,use and the like generally involving more than a ten percent (10%)
change in area or scale.
SECTION XXIV.Section 4-9-200.H of Chapter 9,Procedures and Review Criteria,
of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"is hereby amended to read as follows:
H.MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN:Minor
modifications may be permitted by administrative determination.To be considered a mInor
modification,the amendment must not:
1.Involve more than a ten percent (10%)increase in area or scale of the
development in the approved site plan;or
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ORDINANCE NO.4802
2.Have a significantly greater impact on the environment and facilities than
the approved plan;or
3.Change the boundaries of the originally approved plan.
SECTION XXV.Section 4-9-200.1 Of Chapter 9,Procedures and Review Criteria,of
Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General Ordinances
of the City of Renton,Washington"is hereby is renumbered as section 4-9-200.1 and reads as
follows:
J.TIMING OF BUILDING PERMITS:Building permits shall not be issued until
the appeal period for an approved Level I Site Plan has expired.
SECTION XXVI.Section 4-9-200.J Of Chapter 9,Procedures and Review Criteria,
of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Reoton,Washington"is hereby is renumbered as section 4-9-200.K and
is amended to read as follows:
1.Level I Site Plan:The final approval of a site plan shall expire within two
(2)years of the date of approval.A single two (2)year extension may be
granted for good cause by the approval body which approved the original
site plan.The approval body may,however,determine at its discretion that
a public hearing may be required for such extension.
2.Level II Site Plan:For a non-phased Level II Site Plan or a combined and
non~phased Level l/Level II Site Plan approval,the approval body shall
determine an appropriate expiration date for the site plan which may
exceed two years,but shall not exceed five years.An applicant shall
submit a Level I Site Plan for the site within the specified time frame if a
Level I Site Plan was not combined with the Level II Site Plan application.
The Zoning Administrator may grant a one year extension for good cause
provided the applicant submits a request 45 days in advance of the original
expiration date.
SECTION XXVII.Section 4-9-200.K Of Chapter 9,Procedures and Review Criteria,
of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
20
ORDINANCE O.4802
Ordinances of the City of Renton,Washington"is hereby is renumbered as section 4-9-200.L and
is amended by changing the title to this section and amending subsection 2 which read as follows:
L.EXCEPTION TO TIME LIMIT FOR LEVEL I OR LEVEL II PHASED
PROJECTS:
2.Authority for Extension of Time:The Reviewing Official may grant site
plan approval for large projects planned to be developed or redeveloped in
phases over a period of years exceeding the normal time limits of
subsection K of this section.Such approval shall include clearly defined
phases and specific time limits for each phase.
SECTION XXVID.Section 4-9-200.L Of Chapter 9,Procedures and Review Criteria,
of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"is hereby is renumbered as section 4-9-200.M.
SECTION XXIX.Section 4-9-210 of Chapter 9,Procedures and Review Criteria,of
Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General Ordinances
of the City of Renton,Washington"is hereby amended to read as follows:
4-9-210.RESERVED.
SECTION XXX.Subsection 4-9-250.D of Chapter 9,Procedures and Review
Criteria,of Title 4 (Development Regulations),of Ordinance No.4260 entitled "Code of General
Ordinances of the City of Renton,Washington"is hereby amended by adding subsection 4 which
reads.as follows:
4.ADDITIONAL DECISION CRITERIA ONLY FOR CENTER OFFICE
RESIDENTIAL-3 (COR-3)ZONE:
For a modification to special upper story setback standards in the COR-3 zone,
RMC Section 4-2-120.B,the department shall rely on the recommendations
contained within the Report on Design Criteria for Modifications prepared by the
Economic Development,Neighborhoods and Strategic Planning Administrator or
designee as the basis for approval or denial of the request.In addition to the
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----...,..,----.
ORDINANCE NO.4802
criteria in section 4-9-250.D.2,the request for modification in the COR-3 zone
requirements for upper story setbacks shall meet all of the following criteria:
a.In comparison to the standard upper story setbacks,the proposed building
design will achieve the same or better results in terms of solar access to the
public shoreline trails/opens space and publicly accessible plazas;the
building will allow access to sunlight along the public trail/open space
system and plazas abutting the shoreline during daytime and seasonal
periods projected for peak utilization by pedestrians.
b.The building will create a step in perceived height,bulk and scale ill
comparison to buildings surrounding the subject building.
SECTION XXXI.This ordinance shall be effective upon its passage,approval,and
five days after its publication.
PASSED BY THE CITY COUNCIL this 25th day of__o_c_t_o_be_r ,1999.
~-----
APPROVED BY THE MAYOR this 25 t b day of_Jo.L!.c,.,.lot.,J",ou.b=e.....r :,1999.
Approved as to form:
-~--
£~~~
Lawrence J.Warren,City Attorney
Date ofPublication:10/29/99 (Surrunary Only)
ORD.814:10114/99:as.
22