HomeMy WebLinkAboutORD 59631
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5963
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SUBSECTIONS 4‐2‐060.M, 4‐2‐080.A.29, 4‐4‐110.A, 4‐4‐110.B, 4‐4‐110.C, AND 4‐
4‐110.D.3.b.iii, AND SECTION 4‐1‐190 OF THE RENTON MUNICIPAL CODE, BY
CLASSIFYING BULK STORAGE IN THE ZONING USE TABLE, PERMITTING BULK
STORAGE IN INDUSTRIAL ZONES, PROVIDING FOR MINIMUM SEPARATION
DISTANCES FROM RESIDENTIAL ZONING DESIGNATIONS, SIMPLIFYING STORAGE
FACILITIES, BULK IN SECTION 4‐4‐110, ADDING BULK STORAGE TO THE
DEFINITIONS OF “STORAGE, INDOOR,” “STORAGE, OUTDOOR,” “STORAGE, SELF‐
SERVICE,” AND "STORAGE, VEHICLE" IN SECTION 4‐11‐190, PROVIDING FOR
SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, this matter was duly referred to the Planning Commission for investigation
and study, and the matter was considered by the Planning Commission; and
WHEREAS, pursuant to RCW 36.70A.106, on August 9, 2019, the City notified the State of
Washington of its intent to adopt amendments to its development regulations; and
WHEREAS, the Planning Commission held a public hearing on September 4, 2019,
considered all relevant matters, and heard all parties in support or opposition, and subsequently
forwarded a recommendation to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
SECTION I. All portions of the Renton Municipal Code in this ordinance not shown in
strikethrough and underline edits remain in effect and unchanged.
SECTION II. Subsection 4‐2‐060.M, of the Renton Municipal Code is amended as shown
on Attachment A. All other provisions of RMC 4‐2‐060 remain in effect and unchanged.
SECTION III. Subsection 4‐2‐080.A.29, of the Renton Municipal Code is amended as
shown below. All other provisions of 4‐2‐080.A remain in effect and unchanged.
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29. Specified use(s) are only allowed in the Employment Area (EA) land use
designation west of Rainier Avenue South/ SR‐167, provided:
a. Gambling facilities, vehicle and equipment rental, and
communication broadcast and relay towers are prohibited within the area south
of I‐405 and north of SW 16th Street.
b. Outdoor storage (existing and new), vehicle storage, and large
vehicle sales are only allowed in the area south of I‐405 and west of Rainier
Avenue South/SR‐167. Outdoor storage is allowed as an accessory use in all
industrial zones.
c. Bulk storage shall be subject to the special permits provisions of
RMC 4‐9‐220. Bulk storage is only allowed at least one hundred feet (100') from
any residential zoning designations. Bulk storage shall be consistent with the
provisions of RMC 4‐4‐110, Storage, Bulk.
SECTION IV. The title of section 4‐4‐110 and subsections 4‐4‐110.A, 4‐4‐110.B, 4‐4‐
110.C of the Renton Municipal Code are amended as shown below. All other provisions of RMC
4‐4‐110 remain in effect and unchanged, except as provided in SECTION V of this ordinance.
4‐4‐110 STORAGE FACILITIES, BULK:
A. INTENT:
The intent of the regulation of bulk storage facilities is to allow such facilities uses in
a location and manner so they are compatible with adjacent or abutting properties and
beneficial to the City and in accordance with the State Environmental Policy Act. It is
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further the intent to insure that the safety, health, welfare, aesthetics and morals of the
community are maintained at a high level.
B. SPECIAL REVIEW AND HIGHER STANDARDS REQUIRED:
Due to the unique characteristics and problems inherent in making bulk storage
facilities compatible with surrounding properties and environment, the City Council finds
that special review of bulk storage facilities uses is required to insure ensure the intent of
these regulations; and the City Council expressly finds that in the Green River Valley, City
of Renton and surrounding areas, there has been a loss in air quality and that a potential
exists for a continuing deterioration in this air quality due in part to the unique
meteorological and topographic characteristics such as the channeling and holding of air
masses by inversions and the surrounding hills. This degradation in air quality adversely
affects the livability and desirability of the City and is injurious to the health and well‐
being of its citizens. Those uses classified as a recognized higher risk have higher standards
applied to them including, but not limited to, landscaping, traffic and access and
hazardous materials. These regulations are to supplement and be in addition to existing
code provisions.
C. SPECIAL PERMIT AND ADMINISTRATION:
1. Special Permit Required for Bulk Storage Facilities: Bulk storage facilities may
be allowed only by special permit as specified in RMC 4‐9‐220. The fee for the special
permit for bulk storage facilities is specified in the City of Renton fFee sSchedule set out
in RMC 4‐1‐170.
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2. Applicability: The Department of Community and Economic Development shall
be responsible for determining whether an application is a bulk storage facility as defined
herein.
3. Authority and Responsibility: The Hearing Examiner is designated as the official
agency of the City for the conduct of public hearings, and the Community and Economic
Development Administrator is responsible for the general administration and
coordination. The Administrator shall establish administrative procedures, which shall
include, but are not limited to: preparation of application forms, determining
completeness and acceptance of application, and establishment of interdepartmental
review routing procedures.
4. Provision of Information: The responsibility of producing information and data
to establish that the proposed bulk storage facility complies with the standards set forth
in this Section shall be on the applicant.
5. Evaluation Criteria: The Hearing Examiner shall review the impact of the
proposed use to determine whether it is compatible with the proposed site and general
area. The Hearing Examiner may require any applicable bulk standard to be up to fifty
percent (50%) more strict than specified to alleviate a potential problem, providing it shall
be shown:
a. That because of special circumstances applicable to subject property,
including size, topography, location or surroundings and special characteristics
applicable to subject facilities including height, surface drainage, toxic substances,
traffic and access, sound, liquid waste, light and glare, odorants, flammable and
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explosive materials and gaseous wastes, the strict application of the zoning code and
bulk storage regulations is found to deprive neighboring properties of rights and
privileges enjoyed by other properties in the vicinity and under identical zone
classification.
b. That the application of more strict standards will not be materially
detrimental to the subject facility and will maintain the full rights, privileges and
environment of neighboring properties.
c. That the application of such modifications shall be supported by
documented evidence of a clear and compelling nature to justify such stricter
standards.
SECTION V. Subsection 4‐4‐110.D.3.b.iii of the Renton Municipal Code is amended as
shown below. All other provisions in 4‐4‐110.D remain in effect and unchanged.
3. Landscaping and Screening:
a. Intent: The intent of landscaping and screening is to minimize the
visual impact of bulk storage as viewed from adjacent or nearby properties or
facilities and to enhance the image of the industrial areas and the City.
b. Screening Required for Recognized Higher Risk Storage: Those bulk
storage uses which are considered as having a recognized higher risk shall have a
barrier as specified in subsection D12 of this Section, Hazardous Materials, with a
screen that is at least eighty percent (80%) opaque on top of the barrier and set
back at least twenty feet (20') from the property line.
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i. Height of Screen: The barrier shall have a maximum height of four
feet (4') when measured as in subsection D12d of this Section. The combined
height of the four‐foot (4') (maximum) barrier and screen shall be at least twenty
five percent (25%) of the height of the bulk storage provided such combination is
at least eight feet (8') high. An optional security fence shall have at least a twenty‐
foot (20') setback.
ii. Landscaping Required: All areas between the property lines and
the screen shall be landscaped except for ingress and egress areas and except
when a second bulk storage facility has a contiguous side or rear property line with
an existing bulk storage facility constructed to the standards specified in this
Section. The landscape plan shall be prepared by a licensed landscape architect
and approved by the Administrator.
iii. Tree Retention and Land Clearing: Bulk storage facilities and
accessory uses shall comply with tree retention and land clearing regulations in
RMC 4‐4‐130.
c. Screening Required for Other Bulk Storage: Those bulk storage uses
not included in subsection D3b of this Section shall have a screen including gates
and shall be at least eighty percent (80%) opaque surrounding the property area.
Said screen shall be at least twenty five percent (25%) as high as the bulk storage
containers or stock piles provided said screen is at least eight feet (8') high. The
screen and optional security fence shall be set back at least twenty feet (20') from
all property lines except that for those bulk storage facilities whose total
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ownership is less than two and one‐half (2‐1/2) contiguous acres in area, the
Hearing Examiner may reduce this setback up to fifty percent (50%) for good cause
and upon proper written application. All areas between the property lines and the
screen shall be landscaped except for ingress and egress areas and except when a
second bulk storage facility has a contiguous side or rear property line that abuts
an existing bulk storage facility constructed to the standards specified in this
Section provided there is at least a twenty‐foot (20') landscaped strip. The
landscape plan is to be approved by the Administrator. A landscaped berm may
be used by itself or in combination with a screen provided the required height is
met. The slopes of said berm shall be a maximum of two feet (2') horizontal to one
foot (1') vertical. There shall be a flat area on top of the berm with a minimum
width of two feet (2'). A retaining wall may be substituted for the internal side of
the berm provided the retaining wall is approved by a licensed engineer.
d. Landscaping Maintenance: The maintenance of landscaping shall be
assured prior to the issuance of a building permit by requiring one of the following
options: (i) the posting of a performance bond for one hundred fifty percent
(150%) of the estimated cost of maintenance of landscaping for a three (3) year
period, (ii) the depositing with the City Clerk of a certified or cashier’s check for
one hundred fifty percent (150%) of the estimated cost of maintenance of
landscaping for a three (3) year period, (iii) filing with the City Clerk a copy of a
service contract for maintenance of landscaping for a three (3) year period, or (iv)
such other written commitments that will assure satisfactory maintenance of
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landscaping for a three (3) year period. Any of the four (4) options above are to be
approved as to legal form prior to acceptance by the City. Landscaping is to be
maintained in a healthy, neat manner and shall be subject to periodic inspection
by the City.
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SECTION VI. The definitions of “Storage, Indoor,” “Storage, Outdoor,” “Storage, Self‐
Service,” and “Storage, Vehicle” in section 4‐11‐190 of the Renton Municipal Code are amended
as shown below. All other definitions in 4‐11‐190 remain in effect and unchanged.
STORAGE, INDOOR: A use engaged in the storage of goods and/or materials
characterized by infrequent pick‐up and delivery, and located within a building. The
definition excludes bulk storage, hazardous material storage, self‐service storage,
warehousing and distribution, and vehicle storage.
STORAGE, OUTDOOR: The outdoor accumulation of material or equipment for the
purpose of sale, rental, use on site, or shipping to other locations. This definition excludes
bulk storage, hazardous material storage, warehousing and distribution, vehicle storage,
and outdoor retail sales.
STORAGE, SELF‐SERVICE: A building or group of buildings consisting of individual, self‐
contained units leased to individuals, organizations, or businesses for self‐service storage
of personal property. This definition excludes indoor storage, warehousing, outdoor
storage, bulk storage, and hazardous material storage.
STORAGE, VEHICLE: An indoor or outdoor area for parking or holding of motor
vehicles and boats or wheeled equipment for more than seventy‐two (72) hours. This
definition excludes bulk storage, vehicle sales, vehicle rental, tow truck operation/auto
impoundment yard, auto wrecking yard, outdoor storage, and indoor storage.
SECTION VII. If any section, subsection, sentence, clause, phrase or work of this
ordinance should be held to be invalid or unconstitutional by a court or competent jurisdiction,
ORDINANCE NO. 5963
such invalidity or unconstitutionality thereof shall not affect the constitutionality of any other
section, subsection, sentence, clause, phrase or word of this ordinance.
SECTION VIII. This ordinance shall be in full force and effect five (5) days after publication
of a summary of this ordinance in the City's official newspaper. The summary shall consist of this
ordinance's title.
PASSED BY THE CITY COUNCIL this 2nd day of March, 2020.
Jason . Seth, ity Clerk
APPROVED BY THE MAYOR this 2nd day of March, 2020.
Ar ondo Pavone, Mayor
Approved as to form:
\'0 ..d 0 r r,
Shane Moloney, City Attorney ` '
Date of Publication: 3/6/2020 (Summary) , f;"" ' rr
ORD: 2087:2/13/20
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ORDINANCE NO. 5963 12 [ATTACHMENT A] ATTACHMENT A [SECTION II] 4‐2‐060.M USES: RESIDENTIAL ZONING DESIGNATIONSINDUSTRIAL COMMERCIAL ZONING DESIGNATIONS RCR‐1R‐4R‐6R‐8RMHR‐10R‐14RMFIL IM IH CN CV CA CD CO CORUCM. STORAGE Bulk Storage P29 P29 P29 Hazardous material storage, on site or off site, including treatment H24 H24 H24 Indoor storage P P P AC11AC11AC11AC11AC11AC11 Outdoor storage, existing P29 P29 P29 P64 Outdoor storage, new P29 P29 P29 P64 Self‐service storage AD29 P59 P H22 H22 Vehicle storage AD29 AD29 AD29 Warehousing P P P