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Home My WebLink AboutLUA02-015 -L TITLE IV POLICY DOCKET AMENDMENTS 2001/LUA02-015 PARTIES OF RECORD MICROFILMED Last printed 01/31/02 11:32 AM 1 1 CITY OF RENTON, WASHINGTON ORDINANCE NO. 4 9 6 3 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTION 1-3-4.A OF CHAPTER 3, REMEDIES AND PENALTIES, OF TITLE I (ADMINISTRATIVE), AND CHAPTERS 1-11 OF TITLE IV (DEVELOPMENT REGULATIONS), OF ORDINANCE NO. 4260, ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" TO REDUCE AND REORGANIZE THE CITY'S DEVELOPMENT REGULATIONS IN A MORE USER- FRIENDLY AND LESS COSTLY TO AMEND FORMAT. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. Section 1-3-4.A.8.c of Chapter 3, Remedies and Penalties, of Title I (Administrative) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington," is hereby amended by adding the following subsections, to read. as follows: (20) Violations of Exterior, Onsite Lighting Regulations in RMC 4-4-075. (21) Installing, maintaining and/or using an outdoor visible light or other source of illumination which is on private residential property and produces direct illumination across an abutting residential property of such intensity that it creates a nuisance or unreasonably interferes with the use or enjoyment of the abutting residential property. SECTION II. Chapter 1, Administration and Enforcement, 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 "Chapter Guide"prior to the Table of Contents of the Chapter,to read as follows: CHAPTER GUIDE: Chapter 1 provides the framework for Title IV in terms of identifying the City's authority to adopt development regulations, stating the relationship and 1 ORDINANCE NO. 4 9 6.3 consistency of the development regulations with the Comprehensive Plan, providing for interpretation and enforcement of the development regulations, listing fee information, and referencing violation and penalty consequences. SECTION III. Section 4-1-050,Roles and Responsibilities, of Chapter 1, Administration and Enforcement, 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 follows: 4-1-050 ROLES AND RESPONSIBILITIES: The regulation of land development is a cooperative activity including many different elected and appointed boards and City staff. The specific responsibilities of these bodies are set forth in RMC 4-8-070. SECTION IV. Section 4-1-070.B, Instruments Implementing the Comprehensive Plan, of Chapter 1, Administration and Enforcement, 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 follows: 4-1-070 CONSISTENCY OF REGULATIONS WITH COMPREHENSIVE PLAN: B. INSTRUMENTS IMPLEMENTING THE COMPREHENSIVE PLAN: In order to fully accomplish the objectives and principles of the Comprehensive Plan, all resolutions and regulations of the City concerned with the development and welfare of the community and its people shall be considered in light of the principles, objectives and policies set forth in the Plan. To fulfill the requirements of chapters 35.63 and 36.70A RCW, and in the 2 ORDINANCE NO. 4 9 6 3 —` interest of public safety, health, morals and the general welfare, the following instruments will implement the Comprehensive Plan: 1. Title IV—Development Regulations: Chapter 1 Administration and Enforcement Chapter 2 Zoning Districts: Uses and Standards Chapter 3 Environmental Regulations and Overlay Districts Chapter 4 City-Wide Property Development Standards Chapter 5 Building and Fire Prevention Standards Chapter 6 Street and Utility Standards Chapter 7 Subdivision Regulations Chapter 8 Permits—General and Appeals Chapter 9 Permits- Specific Chapter 10 Nonconforming Structures,Uses and Lots 2. Title 8—Health and Sanitation Chapter 2 Storm and Surface Water Drainage Chapter 4 Water Chapter 5 Sewers Chapter 6 Solid Waste Utility Chapter 7 Noise Level Regulations 3. Title 10—Traffic Chapter 10 Parking Regulations SECTION V. Section 4-1-080.D, Duty of Zoning Administrator — Conflicts, of Chapter 1,, Administration and Enforcement, of Title IV (Development Regulations) of 3 ORDINANCE NO. 4 9 6 3 Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: 4-1-080 INTERPRETATION: D. DUTY OF ZONING ADMINISTRATOR—CONFLICTS: In the event that there is a conflict between either the development standards or special development standards listed in chapter 4-2 RMC, Zoning Districts: Uses and Standards, and the standards and regulations contained in another Section,the Zoning Administrator shall determine which requirement shall prevail based upon the intent of the zones. Life, safety and public health regulations are assumed to prevail. SECTION VI. 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 to be entitled"Zoning Districts: Uses and Standards." SECTION VII. 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 by adding a "Chapter Guide"prior to the Table of Contents of the Chapter,to read as follows: CHAPTER GUIDE: Chapter 2 contains zone-related land use regulations, and zone- related development standards, primarily in tabular form. Chapter 2 additionally includes provisions for interpreting the Zoning Map that delineates the zoning and overlay districts and provisions for determining the permissibility of unclassified uses. Chapter 2 does not contain procedural information. Related permit processes (e.g. site plan review, variance, conditional use permit, etc.) are located in Chapters 8 and 9. In contrast, Chapter 3 applies to any property in the City that contains certain environmental characteristics, and Chapter 3 also applies overlay 4 JRDINANCE NO. 4 9 6 3 districts that may or may not include more than one zone in order to apply special use restrictions and/or standards. Chapter 4 applies regulations to property city-wide, regardless of zone district. SECTION VIII. 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 to read as shown in Attachment"A." SECTION IX. Chapter 3, Environmental Regulations and Special Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"is hereby amended to be entitled`Environmental Regulations and Overlay Districts." SECTION X. Chapter 3, Environmental Regulations and Overlay 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"Chapter Guide" prior to the Table of Contents of the Chapter,to read as follows: CHAPTER GUIDE: Regulations restricting or governing development of environmentally sensitive areas, including shorelines of the state, are contained in Chapter 3. These regulations are applied based on whether an environmentally sensitive or shoreline of the state are present within or nearby a property, irrespective of zoning district. Overlay Districts unrelated to zoning boundaries are also included, and may restrict uses or apply special development standards. This Chapter does not contain procedural information. Related permit processes (Le. shoreline permit procedures, aquifer permit procedures) are located in Chapters 8 and 9. 5 - 1 ORDINANCE NO. 4 9 6 3 SECTION XI. Section 4-3-050.J.3.a of Chapter 3,Environmental Regulations and Overlay Districts, 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 follows: 3. Independent Secondary Review: a. Required — Sensitive and Protected Slopes, and Medium, High, or Very High Landslide Hazards: All geotechnical reports submitted in accordance with subsection J2 of this Section, Special Studies Required, and Chapter 4-8 RMC, Permits - General and Appeals, shall be independently reviewed by qualified specialists selected by the City, at the applicant's expense. An applicant may request that independent review be waived by the Department Administrator in accordance with subsection D.4.b, Review Authority — Geologic Hazards, Habitat Conservation, Shorelines, Streams and Lakes, and Wetlands. SECTION XII. Section 4-3-050.0.1 of Chapter 3, Environmental Regulations and Overlay Districts, 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 follows: 1. General: See RMC 4-8-070, Authority and Responsibilities, and RMC 4-8-110. SECTION XIII. Section 4-3-080 of Chapter 3, Environmental Regulations and Overlay Districts, 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 follows: 4-3-080 PUBLIC USE/"P" SUFFIX NOTIFICATION PROCEDURES: A. NOTICE REQUIRED: The owner of any property designated with a "P" suffix shall be required to give written notice to the owners of all property within a three hundred foot (300') radius of the site involved, 6 • JRDINANCE NO. 4 9 6 3 as well as all residents and/or businesses,within a three hundred foot (300) radius of the site or facility, at least sixty(60) days in advance of any of the following: 1. A proposed change of use of the premises; 2. A proposed change of the major tenant and/or tenant group using the premises if such a change is determined by the Planning/Building/Public Works Administrator or designee to have probable major adverse impacts to the immediate surrounding area; or 3. Any proposed change of ownership of the premises. Such notice shall not be required if the proposed change has been identified in a Level II Site Plan adopted pursuant to the Site Plan Review regulations in RMC 4-9. The notice shall also invite these neighborhood property owners, residents and/or business persons to attend an informational meeting in the area, hosted by the owner of the property or their representative. B. NOTICE CONTENT: The notices shall indicate that a summary of the meeting shall be prepared by the owner or owner's agent at least thirty (30) days in advance of any of the above three (3) actions in Subsection A, Notice Required. At least fourteen (14) days in advance of the information meeting, the owner, agency, or organization hosting the meeting shall give general notice of the meeting in a local newspaper having broad circulation in the area. This meeting is intended to explain the proposed changes and invite citizen input. C. MEETING SUMMARY: A summary of the meeting shall be mailed within seven (7) days of the meeting to the Development Services Division and to all in attendance who request, in writing, to receive the summary as well as parties that do not attend the meeting but request in writing to receive the 7 ORDINANCE NO. 4 9 6 3 summary. In addition, the Development Services Division shall receive and keep the summary of the meeting in its preapplication files for future reference. D. SPECIAL HEIGHT ALLOWANCES FOR PUBLICLY-OWNED STRUCTURES: Any publicly-owned structures on property designated with a "P" suffix shall be allowed to develop pursuant to the special height exceptions for such uses contained in RMC 4-2-110.D, Condition 9, 4-2-110.H, Condition 21, 4-2-120.C, Condition 22, or 4-2-130.B, Condition 13, as well as under the Level II Site Plan Review regulations. SECTION XIV. A new Section, 4-3-095, of Chapter 3, Environmental Regulations and Special Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby added to read as shown on Attachment"B." SECTION XV. Section 4-3-120 of Chapter 3, Environmental Regulations and Special Districts, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby deleted, and the remaining section renumbered accordingly. SECTION XVI. Chapter 4,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 to be entitled"City-Wide Property Development Standards." SECTION XVII. 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 by adding a Chapter Guide prior to the Table of Contents,to read as follows: 8 RDINANCENO. 4963. CHAPTER GUIDE: Chapter 4 contains regulations and standards governing site development of property City-Wide, such as parking, landscaping, fencing, and others. This Chapter does not contain procedural information. Related permit processes (e.g. hobby kennel license, parking modification, routine vegetation management permit, grading, excavation and mining permits, etc.)are located in Chapters 8 and 9. SECTION XVIII. Section 4-4-010 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 to read as follows: 4-4-010 STANDARDS AND REVIEW CRITERIA FOR KEEPING ANIMALS A. PURPOSE AND INTENT: Since the nature of growth generates greater competition by both humans and animals for available space, it is imperative that growth and the keeping of animals be located appropriately and managed effectively to ensure compatibility and harmony. In particular, animals need to be monitored to lessen the impacts of noise, odor, and potential nuisance not only on-site but more particularly to adjacent properties. Animal owners keep their animals for a variety of reasons including, but not limited to, companionship, affection and protection. In order that the keeping of animals may coexist harmoniously with adjacent and abutting uses,regulations are necessary. B. AUTHORITY: 1. Responsibility: Responsibility for enforcement of the provisions of this Section shall be as follows: a. Animal Control Officer: All those matters related to care, maintenance, and individual licensing. 9 ORDINANCE NO. 4 9 6 3 b. Development Services Division: All those matters concerning land use and zoning. Any doubt regarding responsibility will be administratively determined. C. APPLICABILITY: The keeping of animals by an owner/tenant where permitted in the zoning districts shall comply with the requirements of this Section. These regulations shall apply to existing and future cases where an owner/tenant is keeping animals. D. EXEMPTIONS: Household pets as defined in RMC 4-11-080 are a permitted use in all zones in the City and as such are not regulated by this Section provided they number three (3)or less. E. PROHIBITED ANIMALS: See RMC 6-6-12. F. GENERAL REQUIREMENTS FOR KEEPING ANIMALS: 1. Residence: It is assumed that an animal owner either lives on the property where an animal is kept or has arranged with a tenant to care for the animal. 2. Shelter Location: Shelter shall be provided in clean structures located a minimum of twenty five feet (25') from any property line unless otherwise specified in RMC 4- 4'010.G and H, Additional Requirements for Hobby Kennels (Four (4) to Eight (8) Animals), or 1 Additional Requirements for Kennels (Nine (9) or More Animals). Private barns and stables . shall be located a minimum of fifty feet (50') from any property line. All structures, corrals, feeding, exercising,training,riding or other facilities associated with commercial horse and pony boarding, riding stables, and schools shall be located a minimum of fifty feet (50') from any property line. 10 ORDINANCE NO. 4 9 6 3 3. Confinement: All animals shall be kept and maintained in a manner which confines their movement and activity to the premises of the owner/tenant. 4. Health and Safety: All animals shall be kept in such a manner so as not to create any objectionable noise, odor,or otherwise cause to annoy or become a public nuisance to the health, safety or general welfare of any person. 5. Animal Waste: Animal waste shall be properly disposed of, and any accumulated animal waste must not be stored within the shelter setback area. Steps must be taken to minimize odor and the potential for the infestation of insects or the spread of disease. Any storage of animal waste must not constitute a nuisance as defined in RMC 1-3. 6. Fencing: Electric and barbed wire fences may be used to confine animals provided the conditions of RMC 4-4-040, Fences and Hedges, are met. G. ADDITIONAL REQUIREMENTS FOR HOBBY KENNELS (FOUR (4) TO EIGHT(8)ANIMALS): 1. Fencing Required: All open-run areas shall be surrounded by a six foot (6) fence located a minimum often feet(10') from all property lines. 2. Waste Removal: Provision shall be made for the removal of animal and food wastes, to keep the kennel free from the infestation of insects or rodents or disease, and from obnoxious or foul odors. 3. Shelter Location: Shelter shall be provided in clean structures located only in the rear yard unless the Development Services Division, based upon information provided by an owner/tenant, determines that a side yard would be a better location for the shelter. The shelter shall be located ten feet (10') from side and rear property lines. 11 ORDINANCE NO. 4 9 6 3 4. Hobby Kennel License: A Hobby Kennel license is required per RMC 4- 9-1 00. H. ADDITIONAL REQUIREMENTS FOR KENNELS (NINE (9) OR MORE ANIMALS): 1. Shelter: Shelter shall be provided for animals in clean structures which shall be kept structurally sound, maintained in good repair, contain the animals, and restrict entrance of other animals. These structures, together with associated runs, shall be located a minimum of fifty feet(50') from any property line and must be located in a rear yard. 2. Food and Bedding: Suitable food and bedding shall be provided and stored in facilities adequate to provide protection against infestation or contamination by insects or rodents. Refrigeration shall be provided for the protection of perishable foods. 3. Waste Removal: Provision shall be made for the removal of animals and food wastes, bedding, and debris disposal in order to keep the kennel free from the infestation of insects,rodents,or disease and from obnoxious or foul odors. 4. Criteria for Indoor Kennel Facilities: Applicants for kennels must show that indoor facilities have a sufficient heating and cooling system to provide a moderate temperature throughout the year; a sufficient ventilation system to circulate the air; an adequate natural or artificial lighting system to allow inspection and cleaning at any time of the day and that interior wall and ceiling surfaces are constructed of materials which are resistant to the absorption of moisture and odors. 5. Criteria for Outdoor Kennel Facilities: Outdoor facilities will be constructed to provide shelter from the weather and associated elements while providing sufficient space for animal movement and exercise. Adequate drainage must be provided to 12 RDINANCE NO. 4 9 6 3 prevent water buildup and subsequent damage and to facilitate waste removal. Adequate fences or retaining walls must be constructed to contain animals and prevent intrusion by others. I. REVIEW CRITERIA FOR KENNELS AND HOBBY KENNELS: Special review criteria for all types of kennels to be considered by the Reviewing Official are included in RMC 4-9-100.F. J. REVIEW CRITERIA FOR BOARDING AND STABLES: For uses such as commercial horse and pony boarding, riding stables, and schools the conditional use criteria of RMC 4-9-030 shall be applicable. K. BEEKEEPING: 1. Minimum Setback: Hives shall be located a minimum of 25 feet from an interior lot line, with the hive(s) entrance(s) facing away from the nearest property line. Hives shall be located a minimum of one hundred feet from public and/or private rights-of-way or access easements. 2. Maintenance Standards: a. Hives shall be maintained to avoid overpopulation and minimize swarming, for example by requeening regularly, so as not to become a nuisance. b. Hives shall be marked or identified to notify visitors. L. NONCONFORMING USES: In cases where the keeping of animals does not comply with these regulations, the situation shall be classified as a nonconforming use. The owner/tenant shall be allowed to keep the number of animals existing at the time the Section became effective(7-15-1985). 13 ORDINANCE NO. 4 9 6 3 1. Animal Replacement: Property owners/tenants who lose an animal after the effective date of this Section shall not be allowed to replace the animal with a similar type of animal. 2. Transferability: Furthermore, for the purposes of this Code, nonconforming use rights belong to a property owner and are not attached to the property and therefore are not transferable from one property owner to another with the sale of the property. M. VIOLATIONS AND PENALTIES: 1. Compliance with Current Code Regulations: In those situations where the keeping of animals does not comply with these regulations and the situation is not classified as a nonconforming use,then the owner shall have to comply with the Code regulations. 2. Fines: Violation of land use permits granted are subject to fines established in this Code. All other violations of police regulations shall be administered in accordance with Chapter 6-6 RMC,Animals and Fowl at Large. SECTION XIX. Section 4-4-030 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 to read as follows: 4-4-030 DEVELOPMENT GUIDELINES AND REGULATIONS—GENERAL A. INTENT: It is the intent of this Section to provide the City, especially the Development Services Division and the Hearing Examiner, with criteria to make consistent and rational land use recommendations and decisions that (1) place the public health, safety and welfare paramount; (2) recognize property rights; (3) promote aesthetics, amenities and good design; (4) minimize incompatibility of adjacent uses; (5) minimize pollution; (6) contain adverse impacts on-site; (7) 14 EZDINANCENO. 4963 make consistent and rational decisions and recommendations. Furthermore it is the intent of this Section to comply with the various resolutions, codes and ordinances of the City and the State Environmental Policy Act, as amended. B. ADOPTION BY REFERENCE: The goals, objectives, and policies as set forth in the following documents and related studies or documents are presently in force or as modified from time to time are hereby incorporated by reference and shall be considered as if fully set forth herein: Cedar River Master Plan Comprehensive Solid Waste Management Plan Green River Valley Plan Fire Department Master Plan Airport Master Plan King County Stormwater Management Manual Comprehensive Park,Recreation and Open Space Plan Comprehensive Water System Plan Long Range Wastewater Management Plan King County Comprehensive Housing Affordability Strategy(CHAS) Shoreline Master Program King County Solid Waste Management Plan Countywide Planning Policies Six-Year Transportation Improvement Plan Street Arterial Plan Traffic Mitigation Resolution and Fee 15 • ORDINANCE NO. 4 9 6 3 Parks Mitigation Resolution and Fee Fire Mitigation Resolution and Fee Comprehensive Plan C. CONSTRUCTION STANDARDS: 1. Haul Routes: A construction plan indicating haul routes and hours, constiruction hours, and a traffic control plan must be submitted to the Development Services Division for approval prior to a construction permit being issued. 2. Haul Hours: Haul hours shall be restricted to the hours between eight- thirty(8:30) a.m. and three-thirty(3:30)p.m.,Monday through Friday unless otherwise approved in advance by the Development Services Division. 3. Permitted Work Hours in or Near Residential Areas: Construction activities that require construction or building permits and that are conducted in residential areas or within three hundred feet(300) of residential areas shall be restricted to the following hours: a. Single Family Remodel or Single Family Addition Construction Activities: Single family remodel or single family addition construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and ten o'clock (10:00) p.m., Monday through Friday. Work on Saturdays and Sundays shall be restricted to the hours between nine o'clock(9:00) a.m. and ten o'clock(10:00) p.m. b. Commercial, Multi-Family, New Single Family and Other Nonresidential Construction Activities: Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be 16 _RDINANCE NO. 4 9 6 3 restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. Emergency Extensions to Permitted Work Hours: The Development Services Division Director is authorized to grant an extension of working time during an emergency. An emergency shall include but is not limited to natural and manmade disasters. 5. Temporary Erosion Control: Temporary erosion control must be installed and maintained for the duration of the project. This work must comply with the current King County Surface Water Design Manual as adopted by the City of Renton and must be approved by the Development Services Division. 6. Hydroseeding Required: Within thirty (30) days of completion of grading work,the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 7. Construction Activity Standards—Aquifer Protection Area(APA) Zones 1 and 2: The following standards shall apply to construction activities occurring in the Aquifer Protection Area if construction vehicles will be refueled on site and/or the quantity of hazardous materials that will be stored, dispensed, used, and handled on the construction site, exclusive of the quantity of hazardous materials contained in fuel or fluid reservoirs of construction vehicles, will exceed twenty (20) gallons. Weight of solid hazardous materials will be converted to 17 ORDINANCE NO. 4 9 6 3 volumes for purposes of determining whether de minimus amount is exceeded. Ten (10) pounds shall be considered equal to one gallon. a. Designated Person: There shall be a designated person on site during operating hours who is responsible for supervising the use, storage, and handling of hazardous materials and who shall take appropriate mitigating actions necessary in the event of fire or spill. b. Secondary Containment: Hazardous material storage, dispensing, and refueling areas and, to the extent possible, use and handling areas shall be provided with secondary containment in accordance with RMC 4-3-050.H.2.d(i), Secondary Containment — Zones 1 and 2. c. Securing Hazardous Materials: Hazardous materials left on site when the site is unsupervised must be inaccessible to the public. Locked storage sheds, locked fencing, locked fuel tanks on construction vehicles, or other techniques may be used if they will preclude access. d. Removal of Leaking Vehicles and Equipment: Construction vehicles and stationary equipment that are found to be leaking fuel, hydraulic fluid, and/or other hazardous materials shall be removed from the site and the aquifer protection area or repaired in place as soon as possible and may remain on the site in the interim only if leakage is completely contained. e. Flammable and Combustible Liquids — Storage and Dispensing: Storage and dispensing of flammable and combustible liquids from tanks, containers, and tank vehicles into the fuel and fluid reservoirs of construction vehicles or stationary equipment on the 18 WINANCE NO. 4 9 6 3 construction site shall be in accordance with these standards and the Uniform Fire Code Section 7904.2. as adopted or amended by the City. f. Clean-Up Equipment and Supplies: Equipment and supplies adequate for the immediate clean-up of the worst case release shall be stored on the construction site in close proximity to hazardous materials. g. Unauthorized Releases: Unauthorized releases as defined in RMC 4-11-210,Definitions U, shall immediately be contained, reported, and cleaned up as required by RMC 4-9-015.G, Unauthorized Releases. Contaminated soil, water, and other materials shall be disposed of according to state and local requirements. h. Application of Pesticides and Fertilizer: Application of pesticide and fertilizer shall be in accordance with the requirements of RMC 4-3-050.H.3, Use of Pesticides and Nitrates—APA Zones 1 and 2. i. Hazardous Materials Management Statement: A hazardous materials management statement as described in RMC 4-8-120.D.8,Definitions H,Hazardous Materials Management Statement, shall be submitted to and approved by the Department prior to issuance of a permit regulating construction activity in the APA. D. OFF-SITE IMPROVEMENTS: 1. Improvements Required: Whenever a building permit is applied for under the provisions of this Code for new construction of a multiple dwelling consisting of three (3) or more units, public assembly, commercial or industrial structure or alteration of an existing structure of said type, in excess of fifty thousand dollars ($50,000.00), then the person applying for such building permit shall simultaneously make application for a permit, as an integral part of such new construction or alteration thereof, for the building and installation of certain off-site 19 ORDINANCE NO. 4 9 6 3 improvements, including but not limited to water mains, drainage, sanitary sewer, all improvements required by the street improvement regulations and the subdivision regulations and all necessary appurtenances. Such off-site improvements (except traffic signalization systems) shall extend the full distance of such property to be improved upon and sought to be occupied as a building site or parking area for the aforesaid building purposes and which may adjoin property dedicated as a public street. Traffic signalization off-site improvements shall be installed pursuant to the provisions of the subdivision regulations. 2. Design Standards: All sidewalks shall be constructed to the City standards and conform to standard specifications for municipal public works constructions, commonly known as APWA Standards. Street width and standards for construction shall be specified by the Administrator of the Planning/Building/Public Works Department. All plans and specifications for such improvements are to be submitted at time such application for a permit is made. 3. Permits Required: All permits required for the construction of these improvements shall be applied for and obtained in the same manner, and with fees and conditions as specified in RMC Title 9, Public Ways and Property, relating to excavating or i disturbing streets, alleys,pavement or improvements. E. CONSTRUCTION OF IMPROVEMENTS REQUIRED PRIOR TO PERMANENT OCCUPANCY PERMIT ISSUANCE: There is hereby added an additional condition to the issuance of any permanent occupancy permit. No permanent occupancy permit shall be granted until all on- and off-site improvements required of the project shall be constructed and approved by the City or alternatively deferred or waived pursuant to RMC 4-9-060 or 4-9-250.C. 20 ORDINANCE NO. 4 9 6 3 F. DEFERRAL OF REQUIRED IMPROVEMENTS: See RMC 4-9-060. G. CHANGE OF USE AND NEW CONSTRUCTION REQUIRES CERIThICATE OF OCCUPANCY: 1. Certificate of Occupancy Required: No vacant land shall be occupied or used and no building hereafter erected shall be occupied or used, nor shall the use of a building be changed from a use limited to one district to that of any other district as defined by this Title until a certificate of occupancy shall have been issued by the Building Inspector. Certificate of occupancy for the use of vacant lands or the change in the use of land as herein provided shall be applied for before any such land shall be occupied or used, and a certificate of occupancy shall be issued within ten (10) days after the application has been made, providing such use is in conformity with the provisions of these regulations. 2. Application Required Prior to Permitting Excavation: No permit for excavation for any building shall be issued before the application has been made for certificate of occupancy. See also RMC 4-9-130,Occupancy Permits. 3. Certificate of Use Available Upon Request: Upon a written request of the owner, the Building Inspector shall issue a certificate of occupancy for any building or land existing at the time this Code takes effect, certifying, after inspection, the use of the building or land and whether such use conforms to the provisions of the Code. Where a plat as above provided is not already on file, an application for a certificate of occupancy shall be accompanied by a survey in duplicate form such as is required for a permit. H. USE OF EXISTING STRUCTURES DURING CONSTRUCTION OF NEW STRUCTURES: 21 ORDINANCE NO. 4963 1. Conditionally Authorized: When an existing structure or use is being replaced elsewhere on a lot, the structure being replaced, if remaining during the interim, shall not be considered as countable or measurable development under the provisions of this Code when: a. The structure has been condemned as a threat to the public health, welfare, or safety and cannot be reoccupied; or b. The applicant has provided the City with sureties and/or other devices satisfactory to the City Attorney to ensure compliance with lot coverage and other possible requirements prior to the issuance of a certificate of occupancy for the replacement str1ucture(s), or within a reasonable period thereafter. 2. Exception for Public Owned or Operated Uses: Unless the Council or Hearing Examiner makes a determination that such a surety device should be provided, no such device shall be required for a public owned or operated use having a"P" suffix designation. I. HABITATION OF'TRAVEL TRAILERS OR RECREATIONAL VEHICLES: Except as authorized in Temporary Use Permits, RMC 4-9-240, recreational vehicles, travel trailers,tents, or other temporary shelters shall not be used for habitation. SECTION XX. Section 4-4-060.H.9 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 to read as follows: 9. Soil Erosion and Sedimentation: Soil erosion and sedimentation shall be confined to the site by such means as a temporary cover of vegetation, mulches, diversions, sedimentation 22 ORDINANCE NO. 4 9 6 3 ponds or other acceptable methods. No toxic materials shall be allowed to wash from the site or be discharged into receiving watercourses. SECTION XXI. A new Section 4-4-060.Q 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 added, with the remaining two sections renumbered accordingly, and to read as follows: Q. PERMITS AND FEES: Grading,Excavation and Mining Permits and Licenses are required per RMC 4-9-080 for major and minor activities. Submittal requirements are listed in RMC 4-8-120, Submittal Requirements — Specific to Application Type. Application fees are listed per RMC 4-1, Administration and Enforcement. SECTION XXII. Section 4-4-070 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 to read as follows: 4-4-070 LANDSCAPING A. PURPOSE AND INTENT: Landscaping requirements are established to provide minimum on-site landscaped standards necessary to maintain and protect property values and enhance the image and appearance of the City. B. APPLICABILITY: These requirements apply to all uses except single family and two (2) family residential uses. C. PLANS REQUIRED: 23 ORDINANCE NO. 4 9 6 3 Site plans and landscaping plans shall be required with applications for building permits. The plan shall contain the information required by RMC 4-8-120 and must be approved for issuance of a building permit. D. GENERAL LANDSCAPE REQUIREMENTS: 1. Compliance with Zone Standards Required: See specific Zone requirements listed in chapter 4-2 RMC. 2. Parking Lot Landscaping Requirements: Parking lot landscaping requirements shall be as listed in RMC 4-4-080.F.7. 3. Existing Plant Material: Existing trees and other vegetation on the site of a proposed development may be used where practical if the quality is equal to or better than available nursery stock.Existing desirable vegetation should be preserved where applicable. 4. Protection of Fragile Natural Environments: Areas of fragile natural environments should be protected from development and encroachment. 5. Preservation of Unique Features: If practicable, unique features within the site should be preserved and incorporated into the site development design (such as springs, streams, marshes, significant vegetation,rock out-croppings and significant ravines). 6. Green River Valley Landscaping Requirements: Any development in the Green River Valley shall provide a minimum of two percent (2%) of the total site for landscaping suitable for wildlife habitat. These areas should not be dispersed throughout a site, but should be aggregated in one portion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. This landscaping is in addition to any other landscaping requirements by this Section or any other regulation. A drainage swale, planted with vegetation suitable for habitat, may be counted toward the 2% additional landscape 24 oRDINANCE NO. 4 9 6 3 requirement if the Reviewing Official determines that the proposed planting plan and swale design will function to meet the intent of these regulations, including, but not limited to,that the facility slope and fencing design would not inhibit wildlife use. The following map depicts the boundaries of this area. [NOTE TO CODIFIER: RETAIN MAP IN CODIFIED VERSION] 7. Compliance with Shorelines Master Program: Any development within the protected shorelines area shall be required to meet the standards and requirements of the City of Renton Shorelines Master Plan. 8. Slopes: Stripping of vegetative slopes where harmful erosion and run-off will occur shall be avoided. The faces of cut and fill slopes shall be developed and maintained to control against erosion. This control may consist of effective planting. The protection for the slopes shall be installed within thirty (30) days of grading completion and prior to a request for fmal project approval. Where slopes are not subject to erosion due to the erosion-resistant character of the materials such protection may be omitted with the permission of the Public Works Department,provided that this protection is not required by the rehabilitation plan. 9. Erosion Control Devices: Where necessary, check dams, cribbing, riprap or other devices or methods shall be employed to control erosion and sediment, provide safety and control the rate of water run-off. 10. Underground Irrigation System Required: Underground irrigation systems shall be installed and maintained in all landscaped areas. The irrigation system shall provide full water coverage of the planted areas as specified on the plan. E. LANDSCAPE INSTALLATION: 25 ORDINANCE NO. 4 9 6 3 All approved landscaping shall be completed on site before the issuance of an occupancy permit. F. DEFERRAL OF LANDSCAPE IMPROVEMENTS: Deferral of improvements, due to seasonal planting difficulties, plant shortages, or to the fact that the project is impacted by a pending public works project, may be requested pursuant to RMC 4-9-060, Deferred Improvements. G. AMENDED LANDSCAPING PLAN: The approved landscaping requirements may be modified upon request to the Development Services Division. The plans may be approved, denied or returned to the applicant with suggestions for changes that would make them acceptable. H. MAINTENANCE: 1. Maintenance Required: Landscaping required by this Section shall be maintained by the owner and/or occupant and shall be subject to periodic inspection by the Development Services Division. Plantings are to be maintained in a healthy, growing condition and those dead or dying shall be replaced within six (6) months. Property owners shall keep the planting areas reasonably free of weeds and litter. 2. Failure to Maintain Landscaping: The Development Services Division Director is authorized to notify the owner and/or agent that any installed landscaping as required by the Development Services Division is not being adequately maintained and the specific nature of the failure to maintain. The Development Services Division shall send the property owner or agent written notice, specifying what corrections shall be made. I. DAMAGED LANDSCAPING: 26 i ORDINANCE NO. 4 9 6 3 Upon request of the City, any landscaping required by City regulations which is damaged must be replaced with like or better landscaping as determined by the Planning/Building/Public Works Department Administrator. SECTION XXIII. 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 by adding a new Section, 4-4-075, "Lighting, Exterior Onsite,"which shall read as shown on Attachment "C." SECTION XXIV. Section 4-4-080.F.5 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 to read as follows: 5. Lighting: Any lighting on a parking lot shall illuminate only the parking lot and shall be designed and located so as to avoid undue glare or reflection of light pursuant to RMC 4- 4-075, Exterior Onsite Lighting. Light standards shall not be located so as to interfere with parking stalls, stacking areas and ingress and egress areas. SECTION XXV. Section 4-4-080.F.8 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 as shown in Attachment"D." SECTION XXVI. Section 4-4-080.F.10.e 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 to read as shown in Attachment"E." 27 ORDINANCE NO. 4 9 6 3 SECTION XXVII. Section 4-4-090 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 as to read as follows: 4-4-090 REFUSE AND RECYCLABLES STANDARDS A. APPLICABILITY: All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with this Section. B. EXEMPTION FOR SINGLE FAMILY AND 2-ATTACHED RESIDENCES (DUPLEXES): Single family and two attached residences (duplexes) shall be exempt from these requirements for refuse and recyclables deposit areas. 1 C. GENERAL REQUIREMENTS APPLICABLE TO ALL USES (EXCEPT SINGLE FAMILY AND 2-ATTACHED DWELLING UNITS): 1. Dimensions: Dimensions of the refuse and recyclables deposit areas shall be!of sufficient width and depth to enclose containers for refuse and recyclables, and to allow 1 easy access. 2. Location in Setback or Landscape Areas Prohibited: Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. 3. Special Setbacks from Residential Properties: Outdoor refuse and recyclables deposit areas and collection points shall not be located within 50 ft. of a property zoned RC, R-1, R-5, R-8, R 10, R-14, or RM, except by approval by the Reviewing Official 28 l./IWINANCE NO. 4 9 6 3 through the site plan review process, or via the modification process if exempt from site plan review. • 4. Obstruction Prohibited: Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way. 5. Collocation Encouraged: When possible, the recyclables deposit areas and collection points shall be located adjacent to or near garbage collection areas to encourage their use. 6. Signage Required: Refuse or recyclables deposit areas shall be identified by signs not exceeding two (2) square feet. 7. Architectural Design of Deposit Areas to Be Consistent with Primary Structure: Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Development Services Division Director. 8. Screening of Deposit Areas: Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six foot (6) wall or fence shall enclose any outdoor refuse or recyclables deposit area. In cases where Zoning Code fencing provisions conflict with the six foot (6') wall or fence requirement, the Zoning Code provisions shall rule. Refuse and recyclables deposit areas located in industrial developments that are greater than one hundred feet (100') from residentially zoned property are exempted from this wall or fence requirement. 29 ORDINANCE NO. 4 9 6 3 9. Minimum Gate Opening and Minimum Vertical Clearance: Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. In addition, the gate opening for any separate building or other roofed structure used primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance of at least fifteen feet (15'). 10. Weather Protection: Weather protection of refuse and recyclables shall be ensured by using weather-proofed containers or by providing a roof over the storage area. 11. Approval of Screening Detail Plan Required: A screening detail plan must be approved by the Development Services Division prior to the issuance of building or • construction permits. D. MULTI-FAMILY DEVELOPMENTS —ADDITIONAL REQUIREMENTS FOR DEPOSIT AND COLLECTION AREAS: The refuse and recyclables deposit area and collection points for multi-family residences shall be apportioned, located and designed as follows: 1. Minimum Size: A minimum of one and one-half(1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be;provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. 30 ORDINANCE NO. 4 9 6 3 2. Minimum Number of Deposit Areas: There shall be a minimum of one refuse and recyclables deposit area/collection point for each project. There shall be at least one deposit area/collection point for every thirty(30) dwelling units. 3. Dispersal of Deposit Areas: The required refuse and recyclables deposit areas shall be dispersed throughout the site when a residential development comprises more than one building. 4. Location within Structures Possible: Refuse and recyclables deposit areas and collection points may be located in separate buildings/structures or outdoors. Refuse and recyclables deposit areas may be located within residential buildings, providing that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks. 5. Maximum Distance from Building Entrance: Refuse and recyclables deposit areas and collection points shall be located no more than two hundred feet (200') from a common entrance of a residential building, allowing for easy access by residents and hauling trucks. E. COMMERCIAL, INDUSTRIAL, AND OTHER NONRESIDENTIAL DEVELOPMENTS —ADDITIONAL REQUIREMENTS FOR DEPOSIT AND COLLECTION AREAS: The refuse and recyclables deposit areas and collection points for commercial, industrial and other nonresidential developments shall be apportioned, located and designed as follows: 1. Location: Refuse and recyclables deposit areas and collection points may be allocated to a centralized area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. 31 ORDINANCE NO. 4 9 6 3 2. Accessibility May Be Limited: Access to refuse and recyclables deposit areas and collection points may be limited, except during regular business hours and/or specific collection hours. 3. Office, Educational and Institutional Developments — Minimum Size: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred(100) square feet shall be provided for recycling and refuse deposit areas. 4. Manufacturing and Other Nonresidential Developments—Minimum Size: In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for reeyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area ofone hundred (100) square feet shall be provided for recycling and refuse deposit areas. 5. Retail Developments—Minimum Size: In retail developments, a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred(100) square feet shall be provided for recycling and refuse deposit areas. F. MODIFICATIONS: 32 ORDINANCE NO. 4 9 6 3 Whenever there are practical difficulties involved in carrying out the provisions of this Section, modifications may be granted for individual cases in accordance with the procedures and review criteria in RMC 4-9-250.D G. APPEALS: Any decisions made in the administrative process described in this Section may be appealed to the Board of Public Works within fifteen (15) days and filed, in writing, with the Board chairman or secretary. The Board of Public Works shall give substantial weight to any discretionary decision of the City rendered pursuant to this Section. SECTION XXVIII. A new Section, 4-4-095, 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 added, to read as follows: 4-4-095 SCREENING AND STORAGE HEIGHT/LOCATION LIMITATIONS: A. PURPOSE: The purpose of this section is to provide screening standards for mechanical equipment and outdoor service and storage areas to reduce visibility, noise, and related impacts while allowing accessibility for providers and users. B. APPLICABILITY: The standards contained in this section shall apply to: 1. New or Replacement Equipment/Activity: All proposals 'for new or replacement surface mounted equipment, rooftop equipment, outdoor storage, loading, repair, maintenance,work and/or retail areas. 2. Enlargement or Exterior Modifications of Existing Structures: Sites with existing surface mounted equipment, rooftop equipment, outdoor storage, loading, repair, 33 ORDINANCE NO, 4 9 6 3 maintenance, work and/or retail areas, that are not screened in conformance with this Section shall be required to conform to the screening requirements of this Section if enlarged or altered when the cost of additions, expansions, or alterations exceeds 50 percent of the assessed value of the existing structure or use shall result in the application of this Section; provided, that interior alterations or improvements which do not result in the exterior modification of an existing building, structure, or use shall be exempt from these provisions. C. AUTHORITY: The Reviewing Official for a development permit that includes the uses and activities in subsection B.2 and exceeds the thresholds in subsection B.3 shall determine compliance with these standards concurrently with any development permit review. D. SURFACE MOUNTED EQUIPMENT: 1. General Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. i. Industrial Zone Exemption: Surface mounted equipment located in industrial developments that are greater than one hundred feet (100') from residentially zoned property and/or public streets are exempted from requirements in subsection D.1, General Screening. E. ROOF-TOP EQUIPMENT: 34 ORDINANCE NO. 4 9 6 3 All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view, excluding telecommunications equipment. Shielding shall consist of the following: 1. New Construction: Roof wells, clerestories, or parapets, walls, solid fencing, or other similar solid, nonreflective barriers or enclosures as determined by the Reviewing Official to meet the intent of this requirement. 2. Additions to Existing Buildings: Where the existing roof structure cannot safely support the required screening, or where the integrity of the existing roof will be compromised by the screening, the Reviewing Official may authorize painting of the equipment to match the approximate color of the background against which the equipment is viewed, or an equivalent nonstructural method to reduce visibility. F. OUTDOOR STORAGE, LOADING, REPAIR, MAINTENANCE AND WORK AREAS: 1. Outdoor Loading - Multi-Family Zones. Loading areas shall be screened by a solid barrier fence or landscaping, or some combination thereof as determined by the Reviewing Official, through the site plan review process or the modification process for site plan-exempt proposals. 2. Outdoor Loading, Repair, Maintenance and Work Areas — Commercial and Industrial Zones: Screening is not required, except when the subject commercial or industrial lot abuts or is adjacent to a residential-zoned lot, i.e. RC,R-1, R-5, R-8, RMH, R-10, R-14, RM, and the regulated activity is proposed on the side of the property abutting or adjacent to the listed zones. In such cases, a fence, or landscaping, or a landscaped berm, or a combination thereof is required as determined by the Reviewing Official to achieve adequate visual or acoustical 35 ORDINANCE NO. 4 9 6 3 screening. These provisions may be modified by the Reviewing Official through the site plan review process, or the modification process for site-plan exempt proposals, where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc. 3. Outdoor Storage — Commercial or Industrial Zones. When permitted by the iunderlying zone, outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of 6' in height, berming, and/or landscaping as determined by the Reviewing Official to achieve adequate visual or acoustical screening. Outside storage shall not be permitted in any required setback area. Products or materials covered by buildings with roofs but without sides shall be considered outside storage and subject to the screening provisions of this Section. Exterior sales of autos, boats.and motorcycles are not considered outdoor storage. a. Special Outdoor Storage Height Requirements, Industrial Zones: Limited to fifteen feet(15') in height or one story. G. VEHICLE STORAGE SCREENING, CA ZONE: In lieu of subsection "3" above, vehicle storage screening shall include the following: fencing, berming, enclosing walls and landscaping, as determined by the Reviewing Official, sufficient to achieve substantial visual and acoustical screening, shall be provided to screen adjacent and abutting properties,public rights-of-way and limited right-of-ways. H. OUTDOOR RETAIL- SALES—CD ZONE: Outdoor Retail Sales uses in the CD Zone must be fully enclosed on all sides and screened from view of adjacent uses and abutting public streets. I. VARIANCES: • 36 utZDINANCE NO. 4 9 6 3 A variance to standards that are not otherwise allowed to be altered via another process in accordance with Subsection D through G may be sought pursuant to RMC 4-9-250. J. APPEALS: See RMC 4-8-110. SECTION XXIX. Section 4-4-100.E.5.i 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, to read as follows: i. Special Requirements for Specified Uses in the Commercial Office (CO), Light Industrial (IL), Medium Industrial (IM), and Heavy Industrial (IH) Zones within One Hundred (100) Feet of a Lot Zoned RC, R-1,R-5,R-8,R-10,R-14, and RM: i. Specified Uses—CO Zone • Retirement Residences • Eating and Drinking Establishments • Retail Sales • Indoor Recreation • Onsite Services • Convalescent Centers ii. Specified Uses—IL,IM,III Zones • Mini-Mart • Onsite Services iii. Sign Allowances for Specified Uses in Subsections E.5.i.i. and E.5.i.ii: 37 ORDINANCE NO. 4 9 6 3 • Freestanding Signs: One freestanding sign per street frontage. Freestanding signs shall be limited to six feet (6') in height above grade and ten feet (10') from any public right-of-way. Each sign shall not exceed an area of one square foot for each lineal foot of property frontage, not to exceed one hundred (100) square feet per sign face and a maximum of two hundred (200) square feet including all sign faces. • Wall Signs: In addition to the freestanding sign(s), wall signs are permitted with a total copy area not exceeding ten percent (10%) of the building facade to which it is applied. SECTION XXX. Section 4-4-100.E.5.j 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, to read as follows: j. Self Storage Uses in the RM-I Zone: Signage for permitted self-storage uses in the RM-I zone shall comply with subsection E.5.i of this section except that freestanding signs shall be limited to two (2) signs or one per street frontage,whichever is greater. SECTION XXXI. Section 4-4-130.G 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,to read as follows: 38 ORDINANCE NO. 4 9 6 3 G. ROUTINE VEGETATION MANAGEMENT PERMIT REVIEW PROCESS: Permits for routine vegetation management shall be processed consistent with RMC 4-9- 195,Routine Vegetation Management Permits. SECTION XXXII. Section 4-4-130.H.1 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, to read as follows: H. PERFORMANCE STANDARDS FOR LAND DEVELOPMENT/BUILDING PERMITS: 1. Plan Required: When a development permit is submitted to the City it shall be accompanied by a land clearing and tree cutting plan. Where it is not practicable to retain all trees on site due to a proposed development, the plot plan shall identify those trees which are proposed for removal. Where the drip line of a tree overlaps an area where construction activities will occur,this shall be indicated on the plot plan. Trees shall be shown on the plan as follows: a. For allowed activities, including allowed exemptions, modifications, and variances, show all trees proposed to be cut on priority tree retention areas: slopes twenty five (25%)or greater,high or very high landslide areas, and high erosion hazard areas. b. Show trees to be cut in protected critical areas: wetlands, streams, floodways, slopes forty percent (40%) or greater, very high landslide hazard areas, and critical habitat if the activity is exempt or allowed by the critical areas regulations in RMC 4-3-050.C.5, Specific Exemptions. c. Show all trees to be retained in critical area buffers. 39 ORDINANCE NO. 4 9 6 3 d. Show trees to be cut along shorelines, streams, and lakes and in their buffers. e. Show trees proposed to be cut within required zoning setbacks along perimeter of development. f. In all other areas of the site,trees to be cut can be indicated generally with clearing limits. SECTION XXXIII. Section 4-4-140.N, Violations of this Chapter and Penalties, 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 deleted. SECTION XXXIV. A new Section, 4-4-150, 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 added, to read as follows: 4-4-150 VIOLATIONS OF THIS CHAPTER AND PENALTIES Penalties for any violations of any of the provisions of this Chapter shall be in accord with Chapter 1-3 RMC. SECTION XXXV. Chapter 5, Building and Fire Prevention Standards, 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 "Chapter Guide" prior to the Table of Contents of the Chapter,to read as follows: CHAPTER GUIDE: Chapter 5 provides structural and design information typically required by architects, engineers, and contractors. These regulations primarily consist of the 40 ORDINANCE NO. 4 9 6 3 adoption and amendment of Uniform codes for building, mechanical, plumbing, electrical, fire protection, and others. Related permit processes (e.g. occupancy permits, etc.) are located in Chapters 8 and 9. Fee-related information is located in Chapter 1. SECTION XXXVI. Sections 4-5-120.N and 0 of Chapter 5, Building and Fire Prevention Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"are hereby deleted. SECTION XXXVII. A new Section, 4-5-130, of Chapter 5, Building and Fire Prevention Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby added, to read as follows: 4-5-130 APPEALS: Appeals shall be filed as stipulated in RMC 4-8-110. SECTION XXXVIII. A new Section, 4-5-140, of Chapter 5, Building and Fire Prevention Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby added, to read as follows: 4-5-140 VIOLATIONS OF THIS_CHAPTER AND PENALTIES: Penalties for any violations of any of the provisions of this Chapter shall be in accord with Chapter 1-3 RMC. SECTION XXXIX. Chapter 6, Street and Utility Standards, 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 "Chapter Guide" prior to the Table of Contents of the Chapter,to read as follows: 41 ORDINANCE NO. 4 9 6 3 CHAPTER GUIDE: The development-related requirements for water, sewer, storm drainage and street construction are contained in Chapter 6. Fee-related information for developers and builders(i.e. utility fees, including system charges) is found in Chapter 1. Permit application submittal and review requirements (e.g., public works permits, etc.)•are located in Chapter 8. Non-development related utility and street regulations (e.g. monthly stormwater service fees or garbage collection procedures, and others) are found in Title 8 or 9. SECTION XL. Chapter 7, Subdivision Regulations, 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 "Chapter Guide" prior to the Table.of Contents of the Chapter,to read as follows: CHAPTER GUIDE: Chapter 7 contains procedures and review criteria for subdivisions, binding site plans, and lot line adjustments. Submittal requirements can be found in Chapter 8, and fee information can be found in Chapter 1. Detailed improvement requirements, such as streets and utilities can be found in Chapter 6. SECTION XLI. Chapter 8, Permits and Decisions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"is hereby amended to be entitled"Permits—General and Appeals." SECTION XLII. Chapter 8, Permits — General and Appeals, 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 "Chapter Guide"prior to the Table of Contents of the Chapter,to read as follows: CHAPTER GUIDE: This chapter implements State regulatory reform requirements for permit review, classifies permits, indicates which Responsible Official has the authority to make 42 ORDINANCE NO. 4 9 6 3 recommendations, decisions, or consider appeals, and lists submittal requirements for all development-related permits and decisions of the City. While Chapter 8 provides the overall review framework regarding submittal and hearings, Chapter 9 contains the permit-specific review procedures and criteria, such as conditional use permit, site plan review, variance, etc. Both Chapters should be reviewed in tandem. SECTION XLIII. Section 4-8-070 of Chapter 8, Permits — General and Appeals, 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 follows: 4-8-070 AUTHORITY AND RESPONSIBILIHES: A. REVIEW AUTHORITY: RMC 4-8-080.G, Land Use Permit Procedures, lists the development applications and outlines the responsible review authority associated with making recommendations, conducting open record public hearings, open record appeals,the responsible official for the permit decision, and appeal bodies. B. SPECIFIC RESPONSIBILITIES: The regulation of land development is a cooperative activity including many different elected and appointed boards and City staff. The specific responsibilities of these bodies are listed as set forth in RMC 4-070.0 through J and 4-8-080.G. C. PLANNINGBUILDING/PUBLIC WORKS ADMINISTRATOR OR DESIGNEE: 1. Authority: The Planning/Building/Public Works Administrator or his or her designee shall review and act on the following: a. Building and grading permits, 43 ORDINANCE NO. 4 9 6 3 b. Conditional approval permits for nonconforming structures, c. Conditional use permit, administrative, d. Critical area regulation alternates and modifications, e. Critical areas regulation administrative determinations per RMC 4- 3-050.D.4, • f. Interpretation of flood insurance rate map boundaries, g. Lot line adjustments, h. Modifications: i. Minor modifications to previously approved site plan, ii. Modifications of storm drainage requirements, iii. Modification of geologic hazard regulations for man-made slopes, iv. Modifications/waivers of sewer code requirements, i. Public art exemption certificate, j. Review of business licenses for home occupations, k. Routine vegetation management permits, 1. Shoreline exemptions, m. Shoreline permits, n. Short plats—four(4)or less, o. Site plan approval, administrative, p. Site plan review(individual phases), level II, • q. Temporary emergency wetland permits, r. Temporary use permits, 44 ORDINANCE NO. 4 9 6 3 s. Variances—Administrative pursuant to RMC 4-9-250.B.1.c, t. Waivers of right-of-way dedication for plat. 2. Modifications of the number of required parking stalls and the requirements of the parking, loading and driveway regulations. 3. Modifications to development standards in the Centers Residential Demonstration Overlay District and the Urban Center Design Overlay District. D. BOARD OF PUBLIC WORKS: The Board of Public Works shall review and act on the following: 1. Appeals of administrative decisions/determinations regarding requests for modification of storm drainage regulations, 2. Revocable permits for the temporary use of public right-of-way, 3. Sewer modifications, alternates, and appeals pursuant to RMC 4-9-250.D and E and 4-8-110.D,respectively, 4. Variances from chapter 8-7 RMC,Noise Level Regulations, 5. Waivers a. On- and off-site improvements (including deferrals), b. Allowing a commercial or multi-family residential driveway grade of between 8% and 15%. E. ENVIRONMENTAL REVIEW COMMITTEE: The Environmental Review Committee shall: 1. Make threshold determinations for environmental checklists, 2. Make determinations regarding whether an optional public hearing is needed for a site plan review application, 45 ORDINANCE NO. 4 9 6 3 3. Authorize circulation of draft environmental impact statements, 4. Approve and issue final environmental impact statements, 5. Approve mitigation conditions for mitigated determinations of nonsignificance and final environmental impact statements. F. BOARD OF ADJUSTMENT: The Board of Adjustment shall review and act on the following: 1. Variances not associated with a development permit that requires review by the Hearing Examiner, provided the variance authority is not specifically given to another authority elsewhere in this Chapter, and any building permits submitted in conjunction with such variance application, 2. Appeals Relating to Uniform Building Code Sections: Section 105, Section 110, and Section 1.18—Alternative Materials. G. PLANNING COMMISSION: The Planning Commission shall review and act on the following: 1. Comprehensive Plan: Duties related to the Comprehensive Plan as described in chapter 2-10 RMC,Planning Commission. 2. Shoreline Master Program Amendments: Recommendations to City Council regarding Shoreline Master Program Amendments after holding public hearing. 3. Area-Wide Zoning: The Planning Commission, in conducting area land use analysis, may from time to time recommend to the City Council area-wide zonings to implement the recommended amendments to the Comprehensive Plan. 46 ORDINANCE NO. 4 9 6 3 4. Land Use Regulations and Processes: Upon Council request and based upon the goals and policies of the Comprehensive Plan, recommendations to Council regarding effective and efficient land use regulations and processes. H. HEARING EXAMINER: 1. Authority: The Hearing Examiner shall review and act on the following: a. Appeals of administrative decisions/determinations and ERC decisions (including, but not limited to, parking, sign, street, tree cutting/routine vegetation management standards, and Urban Center Design Overlay District regulations), excepting determinations of whether an application is a bulk storage facility which shall be appealable to the City Council, b. Appeals relating to RMC 4-5-060, Uniform Code for the Abatement of Dangerous Buildings, c. Bulk storage special permit and variances from the bulk storage regulations, d. Conditional approval permit for nonconforming uses, e. Conditional use permit, f. Fill and grade permit, special, g. Level II site plan review (overall plan) and major amendments to an overall master site plan, h. Mobile home parks,preliminary and final, i. Shoreline conditional use permit, j. Shoreline variance, k. Short plat—five(5)to nine(9)lots, 47 ORDINANCE NO. 4 9 6 3 1. Site plan approvals requiring a public hearing, m. Special permits, n. Variances from the critical areas regulations listed in RMC 4-9- 250.B.1, the land clearing and tree cutting regulations, the wireless communication facility development standards, the provisions of the subdivision regulations relating to short plats, and variances associated with a development permit that requires review by the Hearing Examiner, o. Building permits submitted in conjunction with any of the above, and p. Interpretation: It shall be the duty of.the Hearing Examiner to interpret the provisions of chapter 4-2 RMC,Land Use Districts, in such a way as to carry out the intent and purpose of the plan thereof, as shown by the maps fixing districts, accompanying and made part of this Code, in cases where the street layout actually on the ground varies from the street layout as shown on the maps aforesaid. 2. Recommendations: The Hearing Examiner shall hold a hearing and make recommendations to the City Council on the following: a. Rezones, site specific, in conformance with the Comprehensive Plan, b. Preliminary plats, c. Planned unit developments, d. Special permits requiring Council approval. e. Variances from the provisions of the subdivision regulations relating to a full subdivision. 48 ORDINANCE NO. 4 9 6 3 3. Appeals: Unless otherwise specified, any decision of the Environmental Review Committee or the Planning/Building/Public Works Administrator or his or her designee in the administration of this Title shall be appealable to the Hearing Examiner as an administrative determination pursuant to RMC 4-8-110.E,Appeals. I. CITY COUNCIL: The City Council shall review and act on the following: 1. Annexations, 2. Appeals of Hearing Examiner decisions (any appeal from a Hearing Examiner's decision, whether an appeal from an administrative determination or an original decision, shall be appealable to the City Council pursuant to RMC 4-8-110.E.8.b), 3. Appeals of staff determinations of whether or not a proposal is considered a bulk storage facility, 4. Comprehensive Plan map or text amendment, 5. Dedications of property for public purposes, 6. Development and zoning regulations text amendment, 7. Final plats, 8. Preliminary plats, 9. Planned unit developments,preliminary and final, 10. Release of easements, 11. Rezones with associated Comprehensive Plan amendment, 12. Rezones with associated Comprehensive Plan map or text amendment, 13. Street vacations, 49 ORDINANCE NO. 4 9 6 3 14. Variances from the provisions of the subdivision regulations relating to a full subdivision, J. REVIEW AUTHORITY FOR MULTIPLE PERMIT APPLICATIONS: Where required permits are subject to different types of permit review procedures, then all the associated applications are subject to the highest level of review authority that applies to any of the required applications. SECTION XLIV. Section 4-8-080.B of Chapter 8, Permits—General and Appeals, 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 follows: B. REVIEW PROCESS BASED UPON APPLICATION TYPE: Subsection G of this Section lists the development applications and explains the basic steps in the review process. This table also outlines the responsible review authority. More specific details regarding specific land use application procedures and decision criteria are located in Chapter 4-9 RMC,Permits - Specific. SECTION XLV. Section 4-8-080.0 of Chapter 8, Permits—General and Appeals, 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 follows: C. CONSOLIDATED REVIEW PROCESS FOR MULTIPLE PERMIT APPLICATIONS: 1. Optional Process Resulting in a Single Open Record Public Hearing: An applicant may elect to have the review and decision process for required permits consolidated into a single review process. Consolidated review shall provide for only one open record hearing and no more than one closed record appeal period. An appeal of an environmental determination 50 ORDINANCE NO. 4 9 6 3 of significance (DS) is exempt from limits on the number of appeals. Where hearings are required for permits from other local, State,regional, or Federal agencies, the City will cooperate to the fullest extent possible with the outside agencies to hold a single joint hearing. A flowchart showing the timeline for processing a combined land use, environmental, and building permit application is included in subsection H of this Section. 2. Review Authority for Multiple Permit Applications: Where more than one land use permit application is required for a given development, an applicant may file all related permit applications concurrently, pay appropriate fees, and the processing may be conducted under the consolidated review process. Where required permits are subject to different types of permit review procedures, then all the applications are subject to the highest-number procedure, as identified in subsection G of this Section, and highest level of review authority, as identified in RMC 4-8-070,that applies to any of the applications. SECTION XLVI. Section 4-8-080.G of Chapter 8, Permits—General and Appeals, 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"F" SECTION XLVII. Section 4-8-080.H, Type II — Land Use Permits, of Chapter 8, "Permits—General and Appeals" 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"G." SECTION XLVIII. Section 4-8-110.B of Chapter 8, Permits—General and Appeals, 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 follows: 51 ORDINANCE NO. 4 9 6 3 B. DECISION AUTHORITY: RMC 4-8-080.G, Land Use Permit Procedures, lists the development permits reviewed by the City and the review authority responsible for open record appeals, closed record appeals and judicial appeals. Where required permits are subject to different types of permit review procedures,then all the applications are subject to the highest-number procedure, as identified in RMC 4-8-080.G, and highest level of review authority, as identified in RMC 4-8-070, that applies to any of the applications. SECTION XLIX. Section 4-8-120.0 of Chapter 8, Permits—General and Appeals, 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 the information shown in Attachment"H"to the Land Use Applications Submittal Requirements table. SECTION L. Section 4-8-120.D.14 of Chapter 8, Permits — General and Appeals, 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 follows: 14. Definitions N: Neighborhood Detail Map: A map, drawn at a scale of one inch equals one hundred feet (1" = 100) or one inch equals two hundred feet (1" =200') (or other scale approved by the Development Services Division Director). The map shall show the location of the subject site relative to the property boundaries of the surrounding parcels within approximately one thousand feet (1,000) or approximately two thousand five hundred feet (2,500') for properties over five (5) acres and identifying the subject site with a darker perimeter line than that of surrounding properties. The map shall also show the: property's lot lines, existing land uses, building outlines, City boundaries of the City of Renton (if applicable), north arrow (oriented to 52 ORDINANCE NO. 4 9 6 3 the top of the plan sheet), graphic scale used for the map, and City of Renton (not King County) street names for all streets shown. Nonconformity Relationship and Compatibility Narrative: For Nonconforming Use or Structure Rebuild Approval Permits, include drawings, photographs, or other visual aids that show the relationship of the existing structure or building to its surroundings. Include studies or reports that support the applicant's,contention that the existing nonconforming use or structure is compatible with the surrounding area and its uses. Notation of Geologic Risk by Engineer: A letter of notation on the design drawings prepared by a structural engineer and submitted at the time of the permit application stating that he or she has reviewed the geotechnical report,understands its recommendations, has explained or has had explained to the owner the risks of loss due to earth movement on the site, and has incorporated into the design the recommendations of the geotechnical report and established measures to reduce the potential risk of injury or damage that might be caused by any earth movement predicted in the report. SECTION LI. Section 4-8-120.D.19, Definitions S, of Chapter 8, Permits — General and Appeals, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington," is hereby amended by revising the following definitions,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: a. Name of proposed project, b. Date, scale, and north arrow oriented to the top of the paper/plan sheet, 53 ORDINANCE NO. 4 9 6 3 c. Drawing of the subject property with all property lines dimensioned and names of adjacent streets, d. Widths of all adjacent streets and alleys, e. The location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage, f. Location and dimensions of existing and proposed structures, parking and loading areas, driveways, existing on-site trees, existing or proposed fencing or retaining walls, freestanding signs, easements, refuse and recycling areas, freestanding lighting fixtures, utility junction boxes, public utility transformers, storage areas, buffer areas, open spaces, and landscaped areas, g. The location and dimensions of natural features such as streams, lakes, marshes and wetlands, h. Ordinary high water mark, existing and proposed,if applicable, i. For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility, j. A legend listing the following must be included on one of the site plan sheets: i. Total square footage of the site, ii. Square footage (by floor and overall total) of each individual building and/or use, iii. Total square footage of all buildings(footprint of each building), 54 • ORDINANCE NO. 4 9 6 3 iv. Percentage of lot coverage, v. Square footage of all landscaping (total, parking lot, and wildlife habitat), vi. Allowable and proposed building height, vii. Building setbacks required by Code, viii. Proposed building setbacks, ix. Parking analysis,.including: • Number of stalls required, by use; number of stalls provided, by use, • Sizes of stalls and angles, • Location and number of handicap stalls, compact, employee and/or guest parking stalls, • Location and size of curb cuts, • Traffic flow within the parking, loading, and maneuvering areas and ingress and egress, • Location of wheel stops, • Loading space, • Stacking space, • Location and dimensions of bicycle racks, carpool parking spaces, and other facilities designed to accommodate access to the site, • Square footage of interior parking lot landscaping. 55 ORDINANCE NO. 4 9 6 3 k. Footprint of all proposed, abutting and adjacent buildings showing the location of building entrances, window openings, landscape features (required for Urban Center Design Overlay District review packet only). 1. For Nonconforming Use or Structure Rebuild Approval Permits: draw on the scaled plan the exact sizes and locations of existing structures and uses, whether damaged or not;write on the scaled plan the dates these structures/uses were established; on a separate sheet, identify the subject property, abutting lots and buildings and list adjacent and abutting land uses. Stream and Lake Data: Stream and lake data include the following information, prepared as specified: a. Field Location: The ordinary high water mark shall be flagged in the field by a qualified consultant. The field flagging must be accompanied by a stream or lake reconnaissance report. b. Reconnaissance Report:The report shall include the following information: i. In addition to any submittal requirements in chapter 4-8,Permits— General and Appeals, the site map(s) shall indicate: (1) The entire parcel of land owned by the applicant and the ordinary high water mark determined in the field; (2) Top view and typical cross-section views of the stream or lake bed, banks, and buffers to scale; (3) The vegetative cover of the stream or lake, banks, and the site identification of the dominant plant and animal species; ii. Stream or Lake Assessment: A narrative report shall be prepared to accompany the site plan which describes: 56 ORDINANCE NO. 4 9 6 3 (1) The vegetative cover of the stream or lake, banks, and the site, identifying the dominant plant, fish, and animal species; (2) If mitigation is proposed, a mitigation plan which includes baseline information, environmental goals and objectives, performance standards, construction plans, a monitoring program and a contingency plan; (3) If stream or lake or associated buffer changes are proposed, the applicant shall evaluate alternative methods of developing the property using the following criteria in this order: • Avoid any disturbances to the stream, lake or buffer, • Minimize any stream, lake or buffer impacts, • Compensate for any stream, lake or buffer impacts, • Restore any stream, lake or buffer area impacted or lost temporarily, and • Enhance degraded stream or lake habitat to compensate for lost functions and values; (4) Any proposed alteration of lakes or stream shall be evaluated by the Department Administrator using the above hierarchy. SECTION LII. Chapter 9, Procedures and Review Criteria, of Title IV (Development Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington"is hereby amended to be entitled"Permits—Specific." SECTION LIII. Chapter 9, Permits — Specific, of Title IV (Development Regulations)of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, 57 ORDINANCE NO. 4 9 6 3 Washington" is hereby amended by adding a "Chapter Guide" prior to the Table of Contents of the Chapter,to read as follows: CHAPTER GUIDE: This Chapter conta'ns detailed permit process and evaluation criteria for the various permits and requests, including, but not limited to, conditional use permits, site plan review, variances, etc. While Chapter 9 contains the permit-specific review criteria and procedures, Chapter 8 provides general procedural, submittal, and appeal procedures. Both chapters should be reviewed in tandem. SECTION LIV. A new Section, 4-9-065, Density Bonus Review, 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 added, to read as shown in Attachment"I." SECTION LV. Section 4-9-100 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 follows: 4-9-100 HOBBY KENNEL LICENSE PROCESS: A. PURPOSE: (Reserved) B. APPLICABILITY: (Reserved) 1. Exemptions: (Reserved) C. AUTHORITY AND RESPONSIBILITY: The Development Services Division, when satisfied that all requirements for hobby kennels are met, shall approve the issuance of the hobby kennel license. The Zoning Administrator shall provide documentation to the Finance Department that the proposed kennel complies with the requirements of this Section. 58 ORDINANCE NO. 4 9 6 3 D. SUBMITTAL REQUIREMENTS AND FEES: Shall be as listed in RMC 4-1-170, Land Use Review Fees, and 4-8-120.C, Submittal Requirements. E. NOTIFICATION AND COMMENT PERIOD: 1. Notification: Public notice shall be accomplished consistent with RMC 4- 8-090 Public Notice Requirements. Property owners within three hundred feet (300') of the proposed hobby kennel property shall be notified of the application. The applicant is responsible for providing current mailing labels and postage to the Development Services Division. 2. Comment Period and Decision: The Notice of Application comment period shall expire prior to the issuance of a decision by the Development Services Division Director or designee. The Director may approve, conditionally approve or deny the proposed application. F. DECISION CRITERIA: The Development Services Division Director shall review Hobby Kennel proposals for compatibility of the proposal with the surrounding neighborhood. Factors to be considered in determining such compatibility are: 1. The proposed location of the hobby kennel will not have an adverse effect on abutting or adjacent properties. 2. Past history of animal control complaints relating to the dogs and cats of the applicant at the address for which the hobby kennel license is applied. 3. Facility specifications/dimensions in which the dogs and cats are to be maintained. 4. Animal size, type and characteristics of breed. 59 ORDINANCE NO. 4 9 6 3 5. The zoning classification of the premises on which the hobby kennel is maintained. 6. Compliance with the requirements of RMC 4-4-010, Standards and Review Criteria for Keeping Animals, and 4-4-010.G, Additional Requirements for Hobby Kennels(Four(4)to Eight(8)Animals. G. CONDITIONS: The Development Services Division Director or designee, in reviewing a hobby kennel license application, may require soundproofing as it deems necessary to ensure the compatibility of the hobby kennel with the surrounding neighborhood. Other conditions may be applied based upon the determination of the Director or designee that conditions are warranted to meet the purpose and intent of applicable regulations and decision criteria. H. PERIOD OF VALIDITY,INDIVIDUAL LICENSES: A Hobby Kennel license shall be valid as long as the operator is in compliance with the City requirements and has not had the Hobby Kennel license and related home occupation license revoked or renewal refused. In addition, all animals shall be individually licensed according to the regulations found in chapter 5-4 RMC,Animal Licenses. I. VIOLATION AND PENAL 11ES: 1. Revocation of Business License: If, after conducting an investigation the Reviewing Official finds that the operation of such Hobby Kennel home occupation is in violation of the provisions of this Section and/or the terms and conditions subject thereto, he or she shall refer the findings to the City Finance and Information Services Director who may revoke the home occupation business license pursuant to RMC 5-5-3.G, General Business License Penalties. 60 ORDINANCE NO. 4963 2. License—Waiting Period Following Revocation or Refusal to Renew: For a period of one year after the date of revocation or refusal to renew, licenses shall not be issued for hobby kennels to applicants who have previously had such license revoked or renewal refused. In addition, the applicant must meet the requirements of this Section or any provisions of the animal control authority. 3. Civil Penalties: Notwithstanding the revocation powers of the Finance and Information Services Director, penalties for any violation of any of the provisions of this Section shall be in accord with RMC 1-3-2, Civil Penalties. J. APPEAL: The applicant or a citizen may appeal the decision of the Reviewing Official pursuant to RMC 4 8-110,Appeals. SECTION LVI. Section 4-9-120 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 follows: 4-9-120 NONCONFORMING USES/STRUCTURES REBUILD APPROVAL PERMITS: A. PURPOSE OF PERMIT: The purpose of a Rebuild Approval Permit is to allow nonconforming uses and/or structures that became nonconforming as a consequence of Code amendments in June 1993 and thereafter, to be re-established and/or rebuilt in certain zoning districts where they would normally be prohibited because the costs associated with re-establishing the use and/or structure exceed fifty percent (50%) of their most recently assessed or appraised value prior to the loss or damage. 61 ORDINANCE NO. 4 9 6 3 B. APPLICABILITY: The owner of any existing building or structure that was legally established and has been continuously occupied, or a use that has been continuously in existence on the site but is now nonconforming because of a change in City Codes in June 1993 or thereafter, may apply for a Rebuild Approval Permit. Uses or structures that cannot substantiate that they were legal at the time they were established shall not be eligible for this permit. C. AUTHORITY: The Hearing Examiner shall hear all requests for Rebuild Approval Permits for nonconforming uses. The Planning/Building/Public Works Administrator shall make determinations regarding Rebuild Approval Permit applications for nonconforming structures, unless such applications are coupled with Rebuild Approval Permit applications for nonconforming uses that are being heard by the Hearing Examiner. D. SUBMITTAL REQUIREMENTS AND FEES: Submittal requirements and fees shall be as specified in RMC 4-1-170, Land Use Review Fees, and 4-8-120C, Land Use Applications. E. REVIEW CRITERIA FOR NONCONFORMING USES: The Reviewing Official may issue a Rebuild Approval Permit only when the continuance of the use is determined to be in the public interest and such uses are: (1) found to be compatible with other existing and potential uses/structures in the general area; or (2) can be made to be compatible with the application of appropriate conditions. The Reviewing Official shall consider the. following factors when considering a request for a Rebuild Approval Permit for a nonconforming use. In order to grant the permit, at least four (4) of these factors shall be complied with. 62 ORDINANCE NO. 4 9 6 3 1. Community Need: There shall be a community need for the proposed use at its present location; and the continuance of the nonconforming use should not result in either the detrimental overconcentration of a particular use within the City or within the area surrounding the site. 2. Location: The existing location is or can be made suitable for the existing use. 3. Effect on Adjacent Property: The existing nonconforming use has not resulted in undue adverse effects on adjacent properties from noise, traffic, glare, vibration, etc., (i.e., does not exceed normal levels in these areas emanating from surrounding permitted uses). 4. Historical Significance: The existing use was associated with a historical event or activity in the community and as a result has historical significance. 5. Economic Significance: The existing use provides substantial benefit to the community because of either the employment of a large number of people in the community, the generation of considerable retail and/or business/occupation tax revenues to the City, or it provides needed affordable housing. 6. Timeliness with Existing.Plans and Programs: Because of the anticipated market timing for permitted uses in the zone, retention of the existing nonconforming use would not impede or delay the implementation of the City's Comprehensive Plan. F. REVIEW CRITERIA FOR NONCONFORMING STRUCTURES: The Reviewing Official may issue a Rebuild Approval Permit only when the continuance of the structure is determined to be in the public interest and such structures are: (1) found to be compatible with other existing and potential uses/structures in the general area; or (2) can be made to be compatible with the application of appropriate conditions. The 63 ORDINANCE NO. 4 9 6 3 Planning/Building/Public Works Administrator shall consider the following factors, when considering a request for a Rebuild Approval Permit for a nonconforming structure. In order to grant the permit, he/she shall fmd that at least three (3) of the following criteria have been satisfied: 1. Architectural and/or Historic Significance: The structure represents a unique regional or national architectural style or an innovation in architecture because of its style, use of materials, or functional arrangement, and is one of the few remaining examples of this. 2. Architectural Compatibility with Surrounding Structures: The nonconforming building or structure was part of a unified streetscape of similar structures that is unlikely to be replicated unless the subject structure is rebuilt per, or similar to, its original plan. 3. Potential of Site for Redevelopment: Redevelopment of the site with a conforming structure is unlikely either because the size of the existing lot may be too small to be economical, or because the characteristics of adjacent permitted uses (that might normally be expected to expand to such a site) currently might preclude their expansion. Typically, economic hardship would not be considered for a variance, but is a consideration here. 4. Condition of Building/Structure: If nonconforming as to the provisions of the City's Building Code,the building or structure and surrounding premises have generally been well maintained and is not considered to be a threat to the public health, welfare, or safety, or it could be retrofitted so as not to pose such a threat. 5. Departure from Development Regulations: If nonconforming with the provisions of the City's development regulations, the building or structure does not pose a threat to the public health, welfare or safety, or could be modified so as not to pose such a threat. G. DECISION OPTIONS: 64 ORDINANCE NO. 4 9 6 3 The approving body may grant, with or without conditions, or deny a requested Rebuild Approval Permit. Such a permit, if granted,typically would carry conditions with it pertaining to how a damaged structure would be allowed to redevelop. The approving body may, for example, limit the term and duration of the Rebuild Approval Permit as well as impose conditions. H. CONDITIONS OF APPROVAL: Conditions imposed by the approving body shall reasonably assure that nuisance or hazard to life or property will not develop. A Rebuild Approval Permit for a nonconforming use and/or structure may, for example, be conditioned upon the provision and/or guarantee by the applicant that necessary public improvements, facilities, utilities and/or services needed to support the use/structure will be provided, or the provision of other features that would make the use/structure more compatible with its surroundings. I. EXPIRATION: Conditions imposed relating to the duration of a permit for a use or structure should also reflect reasonable amortization periods for any substantial upgrades to the premises that are required by City Code. J. EXTENSIONS: (Reserved) K. APPEALS: The final decision of the Reviewing Official on a Rebuild Approval Permit application is appealable pursuant to RMC 4-8-110. SECTION LVII. A new Section, 4-9-195, Routine Vegetation Management Permits, 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 added, to read as follows: 65 ORDINANCE NO. 4 9 6 3 4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS: A. PURPOSE: This Section provides a permit process for routine vegetation management implementing the Tree Cutting and Land Clearing Regulations in RMC 4-4-130. B. AUTHORITY: The City's Development Services Division Director, or his duly authorized representative, is hereby authorized and directed to interpret and enforce all the provisions of this Section. C. APPLICABILITY, EXEMPTIONS, AND PROHIBITED ACTIVITIES: 1. General Applicability: The regulations of this Section apply to any developed, partially developed or undeveloped property where routine vegetation management activities are undertaken. a. Permit Required for Routine Vegetation Management on Undeveloped Properties: Any person who performs routine vegetation management on undeveloped property in the City must obtain a routine vegetation management permit prior to performing such work. b. Permit Required to Use Mechanical Equipment: Except where use of mechanical equipment is specifically listed as exempt, any person who uses mechanical equipment for routine vegetation management, land clearing, tree cutting, landscaping, or gardening on developed, partially developed or undeveloped property must obtain a routine vegetation management permit prior to performing such work. c. Tree Cutting— Solar Access or Pasture Land: A routine vegetation management permit is required for tree cutting in greater amounts than specified under partially 66 ORDINANCE NO. 4 9 6 3 exempt actions in subsection C2 of RMC 4-4-130, Allowable Tree Cutting Activities, for any property where tree cutting is proposed without an associated land development permit. A routine vegetation management permit may be issued allowing tree cutting only in the following cases: i. For purposes of allowing solar access to existing structures; or ii. To create pasture land where agricultural activities are permitted uses in the zone. Any tree cutting activities shall be the minimum necessary to accomplish the purpose, and shall be consistent with subsection D.2 of RMC 4-4-130,Restrictions for Critical Areas. 2. Exemptions: Refer to RMC 4-4-130.C. 3. Prohibited Activities: Refer to RMC 4-4-130.D. D. PROCEDURES AND REVIEW CRITERIA: Permits for routine vegetation management shall be processed as follows: 1. Submittal: An application for a routine vegetation management permit shall be submitted to the Development Services Division together with any necessary fees as required in chapter 4-1 RMC. 2. Information Required: A routine vegetation management permit application shall contain the information requested in RMC 4-8-120, Submittal Requirements— Specific to Application Type. 3. Time: The permit shall be reviewed administratively within a reasonable period of time. 67 ORDINANCE NO. 4 9 6 3 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 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 subsection 4-4- 130.D.2, Restrictions for Critical Areas and D3, Restrictions for Critical Areas — Routine Vegetation Management Permits. 5. Time Limits for Routine Vegetation Management Permits: Any permit for routine vegetation management shall be valid for one year from the date of issuance. An extension may be granted by the Development Services Division for a period of one year upon application by the property owner or manager. Application for such an extension must be made at least thirty (30) days in advance of the expiration of the original permit and shall include a statement of justification for the extension. E. APPEALS: Appeal of the decision to grant, grant with conditions, or deny a routine vegetation management permit shall be made consistent with RMC 4-8-110, Appeals. F. VIOLATIONS AND PENALTIES: 68 ORDINANCE NO. 4 9 6 3 See RMC 4-4-130.J, Violations and Penalties, and RMC 1-3-2. SECTION LVIII. Sections 4-9-200.B, C, and 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" are hereby amended,to read as follows: B. APPLICABILITY: 1. 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 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 I, is required for: a. All Development in Certain Zones: All development in the Industrial Light (IL), Commercial Office (CO) and CC, CN, CD, CA, CS, COR, and the Residential Use — Maximum 10 Units per Acre (R-10), Manufactured Housing Park (1MI), Residential Multi-Family (RM) and Residential Use — Maximum 14 Units per Acre (R-14) Zones. b. Specified Uses: The following uses in any zone shall require a Site Plan Review: i. K-12 Educational Institutions H. Parks iii. Outdoor Recreation Facilities iv. Rental Services with Outdoor Storage v. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. 69 ORDINANCE NO. 4 9 6 3 c. Development within the Employment Area Valley and Employment Area Transition: All development within the Employment Area Valley (EAV) and , Employment Area Transition (EAT) land use designation. See EAV Map in RMC 4-2-080.B; see EAT boundaries in adopted Comprehensive Plan. 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. C. EXEMPTIONS: 1. Development Exempt from Site Plan Review in All Zones (except R-10, R-14, and COR Zones): In all zones, the following types of development shall be exempt from the requirements of site plan review: a. Interior Remodels: Interior remodel of existing buildings or structures. b. Facade Modifications: Facade modifications such as the location of entrances/exits;the location of windows;changes in signage;or aesthetic alterations. c. Planned Unit Developments. d. SEPA-Exempt Developments: All development categorically exempt from review under the State Environmental Policy Act (chapter 43.21C RCW and chapter 197-11 WAC)and under RMC 4-9-070,Environmental Review Procedures. e. Utilities: Underground utility projects. 2. Development Exempt from Site Plan Review in the R-10, R-14, and COR Zones: In the R 10, R 14, and COR Zones, the following types of development shall be exempt from the requirements of Site Plan Review: • 70 ORDINANCE NO. 4 9 6 3 a. Facade Modifications:Facade modifications such as the location of entrances/exits,the location of windows, changes in signage, or aesthetic alterations. b. 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). c. Accessory structures otherwise exempt from SEPA review. d. Utilities: Underground utility projects. e. Additional exemptions for the R 10 Zone are listed in Subsections C.3 and C.4. f. Additional exemptions for the R 14 Zone are listed in Subsection C.3. 3. Additional Exemptions from Site Plan Review in the R-10 and R-14 Zones: In the R 10 and R-14 Zones, the following types of development shall be exempt from the requirements of Site Plan Review: a. New or replacement detached or semi-attached homes on a single previously platted lot. b. Planned Unit Developments. c. Development of detached or semi-attached dwelling units on legal lots where part of a subdivision application. 4. Additional Exemptions from Site Plan Review in the R-10 Zone: In the R 10 Zone,the following types of development shall be exempt from the requirements of Site Plan Review: a. All development categorically exempt from the State Environmental Policy Act (Chapter 43.21C RCW and Chapter 197-11 WAC) and under RMC 4- 71 ORDINANCE NO. 4 9 6 3 9-070, Environmental Review Procedures, excluding shadow platting of two (2) or more units per RMC 4-2-110.F. 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: 1. Significant Environmental Concerns Remain: The Environmental Review Committee determines that based on departmental comments or public input there are significant unresolved concerns that are raised by the proposal; or 2. Large Project Scale: The proposed project is more than: a. One hundred(100) semi-attached or attached residential units; or b. One hundred thousand. (100,000) square feet of gross floor area (nonresidential) in the IL or CO Zone or other zones in the Employment Area Valley(EAV) land use designation(see EAV Map in RMC 4-2-080.B); or c. Twenty five thousand (25,000) square feet of gross floor area (nonresidential) in the CC, CN, CD, CA, CS,or CO Zones outside the Employment Area Valley (EAV) land use designation(see EAV Map in RMC 4-2-080.B); or d. Four(4) stories or sixty feet(60')in height;or e. Three hundred(300)parking stalls; or f. Ten(10) acres in size of project area. 72 ORDINANCE NO. 4 9 6 3 3. Commercial or Industrial Property Lies Adjacent to or Abutting Certain Residential Zones: Any commercial or industrial property that is adjacent to or abutting the following residential zones: RC,R 1,R 5,R-8 and R-10. 4. Level II Site Plans: A level II site plan is proposed or required per RMC 4- 9-200.B.2, Site Plan Review, Level II Applicability. SECTION LIX. Section 4-9-240 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 follows: 4-9-240 TEMPORARY USE PERMITS: A. PURPOSE: A temporary use permit allows a use or structure on a short-term basis. Such uses or structures may be allowed subject to modified development standards which would not be appropriate for permanent uses in the zoning designation. B. APPLICABILITY: (Reserved) 1. Exemptions: The following uses and structures do not require a Temporary Use Permit provided they are associated with an approved land use application and/or an active building or construction permit and approved by the Development Services Division Director. a. Contractor's office, storage yard, and equipment parking and servicing on or near the site or in the vicinity of an active construction project. b. One model home located on an existing lot, and located within the subdivision or residential development to which they pertain. 73 • ORDINANCE NO. 4 9 6 3 • c. Sales/marketing trailers used for the purpose of real estate sales and/or rental information, located within the subdivision or development to which they pertain. C. USES WHICH MAY BE PERMITTED: 1. Occupancy of a temporary structure(existing home, mobile home or travel trailer with adequate water and sewer/septic service) on the same lot while a residential building is being constructed or while a damaged residential building is being repaired, and when a valid residential building permit is in force. The permit may be granted for up to one hundred eighty (180) days but cannot exceed the expiration date of the building permit. 2. Model homes, equaling the lesser of 5 homes or 20% of the total lots, when located within the subdivision or residential development to which they pertain. 3. Circuses, carnivals, fairs, or similar transient amusement or recreational activities. 4. Temporary parking lots/areas. 5. Mobile food vendors in zones not normally permitting them. 6. Temporary manufactured home for medical hardship. 7. The Planning/Building/Public Works Administrator or designee may authorize additional temporary uses not listed in this subsection when it is found that the proposed uses are in keeping with the intent and purposes of this Section. D. SUBMITTAL REQUIREMENTS AND APPLICATION FEES: Shall be as listed in RMC 4-8-120.C, Land Use Applications, and 4-1-170, Land Use Review Fees. 74 ORDINANCE NO. 4 9 6 3 E. PUBLIC NOTICE AND COMMENT PERIOD: Shall be as listed in RMC 4-8-090, Public Notice Requirements, except that public notice is not required for applications requesting a temporary manufactured home for medical hardship. F. WAIVER OF REQUIREMENTS AND FEES: Except for sign requirements,of Section 4-8-090, the Planning/Building/Public Works Administrator may waive specific application requirements determined to be unnecessary for review of an application. The Administrator may waive the permit application fee for public service activities and nonprofit organizations. G. APPLICATION PROCESS AND REVIEW AUTHORITY: The Planning/Building/Public Works Administrator shall, in consultation with appropriate City departments, review and decide upon each application for a Temporary Use Permit. The Administrator may approve, modify, or condition an application for a Temporary Use Permit. H. DECISION CRITERIA: The Planning/Building/Public Works Administrator or designee may approve, modify, or condition an application for a Temporary Use Permit, based on consideration of the following factors: 1. The temporary use will not be materially detrimental to the public health, safety, or welfare,nor injurious to property or improvements in the vicinity of the temporary use; and, 2. Adequate parking facilities and vehicle ingress and egress are provided to serve the temporary use and any existing uses on the site;and, 75 ORDINANCE NO. 4 9 6 3 3. Hours of operation of the temporary use are specified, and would not adversely impact surrounding uses; and, 4. The temporary use will not cause nuisance factors such as noise, light, or glare which adversely impacts surrounding uses;and, 5. If applicable, the applicant has obtained the required right-of-way use permit. I. SPECIAL CRITERIA FOR TEMPORARY MANUFACTURED HOME FOR MEDICAL HARDSHIP Temporary Manufactured Home for Medical Hardship: In lieu of the above criteria in Subsection H, a manufactured home which complies with HUD standards may be permitted as a temporary dwelling on the same lot as a permanent dwelling provided the applicant demonstrates the temporary dwelling is necessary to provide daily care to an individual certified by a physician as needing such care. The primary provider of daily care shall reside on-site; the manufactured home together with the permanent residence shall meet the setback, height, building footprint, and lot coverage provisions for the applicable zone. J. CONDITIONS OF APPROVAL: 1. General: The Planning/Building/Public Works Administrator or designee may establish conditions as may be deemed necessary to ensure land use compatibility and to • minimize potential impacts on nearby uses. These include, but are not limited to, requiring that notice be given to adjacent/abutting property owners prior to approval, time and frequency of operation, temporary arrangements for parking and traffic circulation, requirement for screening or enclosure, and guarantees for site restoration and cleanup following temporary uses. 76 ORDINANCE NO. 4 9 6 3 2. Additional Requirements — for Model Homes: In addition to the requirements of subsections J.l, General; and J.2, Facilities Required, the Planning/Building/Public Works Administrator or designee may require conditions of approval regarding access/roadway construction, temporary erosion control, utilities, street and lot addressing, building permits, staking of proposed lots underlying the model homes, staking of model home lot setbacks, plat approval, abatement agreements and indemnification, and security devices for removal of model homes if plat is not recorded. K. OTHER REQUIRED PERMITS: The temporary use may also require permits and inspections from both the Fire Prevention Bureau and/or Development Services Division to ensure that the temporary use is in compliance with Fire/Building Codes. L. EXPIRATION AND EXTENSION: 1. Standard Period of Validity: Except as specified in subsection L2 and L3 of this Section, a Temporary Use Permit is valid for up to one year from the effective date of the permit, unless the Planning/Building/Public Works Administrator or designee establishes a shorter time frame. 2. Optional Extended Period of Validity: The Planning/Building/Public Works Administrator or designee may approve a longer period of up to two years for temporary sales or rental offices in subdivisions, multi-family or nonresidential projects or other longer term uses, if requested by the applicant at the time of application. 3. Special Expiration/Extension Periods for Manufactured Homes for Medical Hardship: The temporary use permit for a manufactured home for medical hardship shall be effective for twelve (12) months. Extension of the temporary use permit may be 77 ORDINANCE NO. 4 9 6 3 approved in twelve (12) month increments subject to demonstration of continuing medical hardship. The manufactured home shall be removed within ninety (90) days of the expiration of the temporary use permit or the cessation of provision of daily care. M. REMOVAL OF TEMPORARY USE REQUIRED: Each site occupied by a temporary use shall be left free of debris, litter,or other evidence of the temporary use upon completion of removal of the use. N. SECURITY: The Planning/Building/Public Works Administrator or designee may require security in conformance with RMC 4-9-060.0 to assure compliance with the provisions of the Temporary Use Permit as approved if required. The amount of the security will be determined by the Planning/Building/Public Works Administrator or designee, but in no case shall it be less than one thousand dollars ($1,000.00). The security may be used by the City to abate the use and/or facilities. O. PERMIT REVOCATION: 1. Revocation of Temporary Use Permit: Should the Planning/Building/Public Works Administrator or the Administrator's designee determine that information has been provided to the City which was false, incomplete, or has changed, such that the decision criteria in subsection H of this Section are incorrect, false, or have not been met, or the temporary use actually being used is different than or greater than that applied for, or if the use itself is a nuisance, unhealthy, unsafe or poses a substantial risk of harm to persons or property, then the Administrator may revoke the temporary use permit upon ten (10) days' written notice, unless an emergency exists, in which case the Administrator may declare such an emergency and immediately revoke the temporary use permit. 78 ORDINANCE NO. 4 9 6 3 SECTION LX. Section 4-9-250.D.3 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 follows: 3. Additional Decision Criteria Oily for Centers Residential Demonstration District: For a modification to special development standards in the Centers Residential Demonstration District RMC 4-3-095.B.3, 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 criteria in subsection D.2 of this Section, the request for modification in the Centers Residential Demonstration District shall meet all of the following criteria: a. Project uses a modified street grid system where most buildings front on a street. Where no public streets exist, a private street grid system within the project is provided. b. Project orients residential developments to the street and has primary building entries facing the street. Entries are identified with a prominent feature or detail. c. Parking garages are designed in a way which does not dominate the facade of the residential building. When garages must be located with vehicular access in the front due to physical constraints of the property, they are stepped back from the facade of the building. 79 ORDINANCE NO. 4 9 6 3 d. Parking lots are oriented to minimize their visual impact on the site and are designed so that the size and landscaping support the residential character of the developments in contrast to adjacent commercial areas. e. Project provides direct pedestrian access from the street fronting the building and from the back where parking is located. f. Walkways through parking areas are well defined and provide access from public sidewalks into the site. Walkway width is a minimum of five feet (5'). Pavers, changes in color,texture or composition of paving are used. g. Pedestrian connections are provided to the surrounding neighborhood. h. Distinctive building design is provided. No single architectural style is required; however, reliance on standardized "corporate" or "franchise" style is discouraged. i. Exterior materials are attractive even when viewed up close. These materials have texture,pattern, or lend themselves to a high level of quality and detailing. j. A consistent visual identity is applied to all sides of buildings which can be seen by the general public. . k. A superior level of quality is provided for materials, detailing and window placement. 1. At least one of the following features is incorporated in structures containing three (3)or more attached dwellings: 80 ORDINANCE NO. 4 9 6 3 i. For each dwelling unit, provide s at least one architectural projection not less than two feet (2') from the wall plane and not less than four feet(4')wide, or ii. Incorporate building modulation to reduce the overall bulk and mass of buildings, or iii. Vertical and horizontal modulation of roof lines and facades of a minimum of two feet (2) at an interval of a minimum of forty feet (40) on a building face or an equivalent standard which adds interest and quality to the project. SECTION LXI. Chapter 10, Nonconforming Structures,Uses and Lots, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" shall be renamed "Legal Nonconforming Structures, Uses and Lots," and is hereby amended by adding a"Chapter Guide"prior to the Table of Contents of the Chapter,to read as follows: CHAPTER GUIDE: This Chapter contains the requirements for buildings, lots, and uses that do not match the current zoning requirements, but which existed before regulations were adopted or implemented. Special permit process requirements for nonconforming uses/structures conditional approval permits are found in Chapter 9. Chapter 8 should also be consulted for general procedural and submittal information. SECTION LXII. Chapter 4-10, Legal Nonconforming Structures, Uses and Lots, 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 follows: 4-10 LEGAL NONCONFORMING STRUCTURES, USES AND LOTS 81 • ORDINANCE NO. 4 9 6 3 4-10-010. NONCONFORMING LOTS: (Reserved) 4-10-020. NONCONFORMING SITE DEVELOPMENT STANDARDS: (Reserved) 4-10-030. PENDING PERMITS VALID -VESTING: Changes in the plans, construction, or intended use of a building shall not be required when a building permit has heretofore been issued, or when a complete application has been submitted to the Building Official before the effective date of amendments to the development regulations. 4-10-040 CHANGE OF OWNERSHIP: Change of ownership, tenancy, or management of a nonconforming structure or use shall not affect its legal nonconforming status provided the provisions of this Chapter are met. 4-10-050. NONCONFORMING STRUCTURES: A. Nonconforming Structures - General: Any legally established building or structure may remain, although such structure does not conform with the provisions of the Renton Municipal Code,provided the following conditions are met: 1. Not Vacant or Left Abandoned: The nonconforming buildings or structures do not have historic significance, and have not been vacant for two (2) or more years, or have not been abandoned. 2. Unsafe Structures: The structure is kept in a safe and secure condition. 3. Alterations: A legal nonconforming structure shall not be altered beyond the limitations specified below: a. Structures with Rebuild Approval Permits: Alteration work exceeding an aggregate cost of one hundred percent (100%) of the value of the building or 82 ORDINANCE NO. 4 9 6 3 structure shall be allowed if: (1)the building or structure is made conforming by the alterations; or(2)the alterations were imposed as a condition of granting a Rebuild Approval Permit, or (3) alterations are necessary to restore to a safe condition any portion of a building or structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming conditions unless they were specifically imposed as a condition of granting a Rebuild Approval Permit,pursuant to RMC 4-9-120. b. Other Legal Nonconforming Structures: The cost of the alterations shall not exceed an aggregate cost of fifty percent (50%) of the value of the building or structure, based upon its most recent assessment or appraisal, unless the amount over fifty percent (50%) is used to make the building or structure more conforming, or is used to restore to a safe condition any portion of a building or structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming condition. 4. Enlargement: The structure shall not be enlarged unless the enlargement is conforming or it is consistent with the provisions of a Rebuild Approval Permit issued for it. a. Wireless Towers and Antennas: Towers that are constructed, and antennas that are installed, in accordance with the provisions of this Title shall not be deemed to constitute the expansion of a nonconforming use or structure. 5. Restoration: Nothing in this Chapter shall prevent the reconstruction, repairing, rebuilding and continued use of any nonconforming building or structure to its same size, location, and height when damaged by fire, explosion, or act of God, subsequent to the date of these regulations and subject to the following conditions: a. Legal Nonconforming Structures with Rebuild Approval Permits: . Restoration or reconstruction work exceeding one hundred percent (100%) of the latest appraised 83 ORDINANCE NO. 4 9 6 3 value of the building or structure closest to the time such damage occurred shall be allowed if it is: (1) a condition of granting the Rebuild Approval Permit pursuant to RMC 4-9-120, and/or(2) necessary to allow the structure to be rebuilt to its condition prior to the damage considering construction costs, and/or(3)required to strengthen or restore to a safe condition any portion of a building or structure declared unsafe by a proper authority, and/or (4) necessary to conform to the regulations and uses specified in this Title. b. Other Legal Nonconforming Structures: The work shall not exceed fifty percent (50%) of the latest assessed or appraised value of the building or structure at the time such damage occurred, unless required to strengthen or restore to a safe condition any portion of a building or structure declared unsafe by a proper authority otherwise any restoration or reconstruction shall conform to the regulations and uses specified in this Title. c. Single Family Dwellings: Any legally established single family dwelling damaged by fire or an act of God may be rebuilt to its same size, location, and height on the same site, subject to all relevant fire and life safety codes. Restoration improvements shall commence within two years of the damage, and shall continue in conformance with approved building or construction permits, otherwise the structure shall lose its restoration authorization and status. B. R-10 and R-14 Zone Residential Structures Considered Conforming: Residential structures that existed or that were developed in accordance with vested land use permits prior to the effective date of this section (6-17-1996) shall be considered to be conforming structures. Such structures may be replaced,renovated, and/or expanded pursuant to the provisions of the R- 14 Zone. 4-10-060. NONCONFORMING USES: 84 ORDINANCE NO. 4963 Any legally established use existing at the time of enactment of this Code may be continued, although such use does not conform with the provisions of the Renton Municipal Code,provided the following conditions are met: A. Abandonment: The use is not abandoned. A legal nonconforming use (of a building or premises) which .has been abandoned shall not thereafter be resumed. A nonconforming use shall be considered abandoned when: 1. The intent of the owner to discontinue the use is apparent, and discontinuance for a period of one year or more shall be prima facie evidence that the nonconforming use has been abandoned, or 2. It has been replaced by a conforming use, or 3. It has been changed to another nonconforming use under permit from the City or its authorized representative. B. Relocation: The use is not relocated. A legal nonconforming use of a building or premises which has been vacated and moved to another location, or discontinued, shall not be allowed to reestablish itself except in compliance with the development regulations. C. Changes to a Different Nonconforming Use: The use is not changed to a different nonconforming use. To qualify as a continuation of an existing nonconforming use, a replacement nonconforming use shall: 1. Reflect the nature and purpose of the preexisting nonconforming use, and be considered to be the same or related use classification; and 2. Be substantially similar or result in a lower impact in its effect on the surrounding neighborhood;and 3. Not increase the nonconformance of the use;and 85 ORDINANCE NO. 4 9 6 3 4. Not create a new type of nonconformance. D. Extension or Enlargement: The use is not enlarged or extended. 1. Extension/Enlargement Outside Building: The use shall not be extended or enlarged so as to occupy additional land area on the same or any other lot or parcel. The use shall not be relocated in whole or in part to any other part of the parcel. 2. Extension/Enlargement Within Building: Provided the use complies with Subsections E and F, Alterations to Legal Nonconforming Use, a nonconforming use housed in part of a single-tenant building may be extended throughout the building, but the building shall not be enlarged or added to. A nonconforming use in a multi-tenant building shall not be expanded into space vacated by other tenants and shall also comply with Subsections E and F. 3. Additional Development on Property Containing Nonconforming Use: No additional building, whether temporary or permanent, shall be erected upon a property with a nonconforming use for purposes of expanding or extending a nonconforming use. Additional development of any property on which a legal nonconforming use exists shall require that all new uses conform to the provisions of the Renton Municipal Code. E. Alterations to Legal Nonconforming Use without Structural Alteration: Alterations to a legal nonconforming use are only permitted when they do not expand or enlarge a use consistent with Subsection D, Extension or Enlargement. The modification shall not increase the nonconformance of the use, nor create a new type of nonconformance. F. Alterations to Legal Nonconforming Use with Structural Alteration: Alterations to a structure housing a nonconforming use shall not be altered beyond the limitations specified below, and shall conform to Subsection D,Extension or Enlargement: 86 ORDINANCE NO. 4 9 6 3 1. Structures with Rebuild Approval Permits Housing a Nonconforming Use: Alterations exceeding an aggregate cost of one hundred percent (100%) of the value of the building or structure or site improvements housing or supporting the use shall be allowed if (1) the building or structure is made conforming by the alterations; or (2) the alterations were imposed as a condition of granting a Rebuild Approval Permit, or(3) alterations are necessary to restore to a safe condition any portion of a building or structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming conditions unless they were specifically imposed as a condition of granting a Rebuild Approval Permit, pursuant to RMC 4-9-120. 2. Other Legal Structures Housing a Nonconforming Use: The cost of the alterations shall not exceed an aggregate cost of fifty percent (50%) of the value of the building or structure or site improvements, based upon its most recent assessment or appraisal, unless the amount over fifty percent (50%) is used to make the use, building or structure more conforming, or is used to restore to a safe condition any portion of a building or structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming condition. F. Restoration: Nothing in this Chapter shall prevent the restoration or continuance of a nonconforming use damaged by fire, explosion, or act of God, subsequent to the date of these regulations, or amendments thereto, subject to the following conditions and conforming to Subsection D,Extension or Enlargement: 1. Legal Nonconforming Uses with Rebuild Approval Permits: Restoration work exceeding one hundred percent (100%) of the latest appraised value of the building or structure housing the use or site improvements supporting use (if not contained in a structure) closest to the time such damage occurred shall be allowed if it is: (a) a condition of 87 ORDINANCE NO. 4 9 6 3 granting the Rebuild Approval Permit pursuant to RMC 4-9-120 and/or (2) necessary to allow the structure to be rebuilt to its condition prior to the damage considering construction costs, and/or (3) required to strengthen or restore to a safe condition any portion of a building or structure declared unsafe by a proper authority, and/or (4) necessary to conform to the regulations and uses specified in this Title. 2. Other Legal Nonconforming Uses: The work shall not exceed fifty percent (50%)of the latest appraised value of the building or structure housing the nonconforming use or site improvements supporting use (if not contained in a structure) at the time such damage occurred. 3. Single Family Dwellings: Any legally established single family dwelling damaged by fire or an act of God may be rebuilt to its same size, location, and height on the same site, subject to all relevant fire and life safety codes. Restoration improvements shall commence within two years of the damage, and shall continue in conformance with approved building or construction permits, otherwise the structure shall lose its restoration authorization and status. G. Amortization of Adult Uses: For amortization of legal nonconforming adult entertainment, activity,use, or retail use, see RMC 4-3-010.E. 4-10-070 NONCONFORMING ANIMALS: See RMC 4-4-010.K. 4-10-080 NONCONFORMING SIGNS: See RMC 4-4-100.D. 88 ORDINANCE NO. 4 9 6 3 4-10-090 CRITICAL AREAS REGULATIONS — NONCONFORMING ACTIVITIES AND STRUCTURES: A legally nonconforming, regulated activity or structure that was in existence or approved or vested prior to the passage of the Critical Area Regulations, RMC 4-3-050, and to which significant economic resources have been committed pursuant to such approval but which is not in conformity with the provisions of RMC 4-3-050 may be continued;provided,that: 1. No such legal nonconforming activity or structure shall be expanded, changed, enlarged or altered in any way that infringes further on the critical area that increases the extent of its nonconformity with this Section without a permit issued pursuant to the provisions of RMC 4-3 050; 2. Except for cases of on-going agricultural uses, if a nonconforming activity is discontinued pursuant to RMC 4-10-010.0 and D, any resumption of the activity shall conform to this Section; 3. Except for cases of on-going agricultural use, if a nonconforming use or activity or structure is destroyed by human activities or an act of God, it shall not be resumed or reconstructed except in conformity with the provisions of RMC 4-3-050; 4. Activities or adjuncts thereof that are or become nuisances shall not be entitled to continue as nonconforming activities. 4-10-100 VIOLATIONS OF THIS CHAPTER AND PENALTIES: Penalties for any violations of any of the provisions of this Chapter shall be in accord with chapter 1-3 RMC. SECTION LXIII. Chapter 11, Definitions, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" 89 ORDINANCE NO. 4 9 6 3 is hereby amended by adding a"Chapter Guide"prior to the Table of Contents of the Chapter,to read as follows: CHAPTER GUIDE: Definitions for terms used throughout this Title are primarily grouped in Chapter 11. A few chapter-specific definitions can be found in individual chapters, but are cross-referenced here. SECTION LXIV. 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 to read as shown in Attachment"J." SECTION LXV. This ordinance shall be effective upon its passage, approval, and 30 days after publication. PASSED BY THE CITY COUNCIL this 13th day of May , 2002. &7u'zwJ. Gth Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this 13th day of May , 2002. 200404. tOtortuVa":00.1 Ap ved as to form: J Tanner, Mayor ozi , Lawrence J. W City Attorney Date of Publication: 0 5/17/2002 (summary) ORD:988:4/25/02:ma 90 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the Zt 5 day of brigLe.t.ifi 1 , 2002, I deposited in the mails of the United States, a sealed envgglope containing Cyr ( 9 vKirk(v / v1$ documents. This information was sent to: Name Representing Se, ' /1),LeAtad L CJ (Signature of Sender) STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ii- d/ee I)-P signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dat ��!`fc7 _ el , COAL MARILYN KAMCHEFF *r Notary Publi,in and for the State of 1V1 shington NOTARY PUBLIC , Notary(Print) MARILYN ICA /CHEM 3 STATE OF WASHINGTON , My appointment i OINITMENT EXPIRES:6 2e:+c, COi�J MISSION EXPIRES JUNE 29, 2003 Project Name: Per 200 ( Jj-Ke ( V DU. 1,7'v1) 44-02 . Project Number: LU 11- o 7-- 06) ELF NOTARY.DOC AGENCY(DOE)LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology Larry Fisher Mr. Rod Malcom, Fisheries Environmental Review Section WA Dpt. Of Fish &Wildlife Muckleshoot Indian Tribe PO Box 47703 C/o Dept. of Ecology 39015—1 72nd Avenue SE Olympia,WA 98504-7703 3190—160th Ave. SE Auburn,WA 98092 Bellevue,WA 98008 WSDOT Northwest Region Duwamish Tribal Office Mr. David Dietzman King Area Dev. Serv., MS-240 14235 Ambaum Blvd. SW—Front A Dept. of Natural Resources PO Box 330310 Burien,WA 98166 PO Box 47015 Seattle,WA 98133-9710 Olympia,WA 98504-7015 US Army Corp. of Engineers Ms. Shirley Marroquin Eric Swennson Seattle District Office Environmental Planning Supervisor Seattle Public Utilities PO Box C-3755 KC Wastewater Treatment Division 710—2nd Avenue, 10th Floor Seattle,WA 98124 201 South Jackson St, MS KSC-NR-050 Seattle,WA 98104 Attn: SEPA Reviewer Seattle,WA 98104-3855 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom,AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton,WA 98055-1219 13020 SE 72nd Place 220 Fourth Avenue South Newcastle,WA 98059 Kent,WA 98032-5895 Gary Kriedt Joe Jainga Metro Environmental Planning PSE—Municipal Land Planner KSC-TR-0431 PO Box 90868 201 South Jackson Street Ms:XRD-01W Seattle,WA 98104 Bellevue,WA 98009-0868 Last printed 11/19/01 11:34 AM INCys I 1 (....., irm•ara ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION TITLE IV POLICY DOCKET AMENDMENTS 2001 OdNIWtieR costs In the future. LUA-02.015,ECP This-0 Intent is to create a more user-Wendy code that will reduce c This packet e el proposed se.Issue IV amendments Include cluster several conservation related hri simplifying the determinationR-111.5 code d standards;implementing an administrative masipa it easierr to use.Issues addressed amendments exa examine or conssues eed to signs in age the and an zones;lighting standards;Green screening s otescy t of nonconforming ng uses:to ply Dale er tar Development in and Greee there ellco CCe;roam r f on000lo Zone sets El applyo stricter the Parking requirements table n RMdmen- 0e0a consistent withStandards where there are conflicts; n annual Development Regulationent Regulations;S veral go Setback regulations table; reating ing t p subdivisions,b with the le),w use (I.e.,annual development regulation process.Several of mead issues create some e�t procedural iprotacaons Inc the environment(conservation m for process). LO0, are strictly amendment Draess).Latabon:City Wide. CITY ENVIRONMENTAL REVIEW COMMITTEE ADVERSE ( ) ADETERMINED , THE THAT THE PROPOSED ACTIN DS NOT HAVE SIGNIFICANT ADVERSEMPACT ON THE ENVIRONMENT, nor before 5:00 PM on March 11,2ggx. City of Appeals ofm the environmental funinwriting gdtogoth ationresit mser required N 00 Ne gaominfe are hoverned City er Rith:HOOlIng Examiner, ityof Appeals must So Ith r ady Wa,Rent on,W A 98055. Appals.to the E application feeareprocess domedmay byCtyobtained from the Renton,l Co South Grady way, Municipal Coda Section 6-9.41�r0.Additional�cr0 Informatlan regarding the appeal Renton City Clerk's Office,( N • FOR FURTHER INFORMA LION,PLEASE S ONTON AT(THE425)CITY OF RENTON,DEVELOPMENT SE DO NOT REMOVE Please Include the project when calling or proper TICE WITHOUT PROPER Ue Identification. . CERTIFICATION IIr� II 22 I, U C� l , hereby certify that J copies of the above document were posted by m__eIIi__n •conspicuous places on or nearby the described property on ICU t • Signed: F.�,h c �T 6111 G ATTEST: Subscribed and sworn before me,a Notary Public, in and for the tate of iti Washin on the /'�y"` day of ` 11p�.Cf• 20D 2 MARILYN � � NOTARY PUBLIC AA�tR1LYN w4NICHEF� STATE OF WASHINGTON MY APPOINTMENTxIRl;; s= s-o3 COMMISSION EXPIRES F JUNE 29, 2003 NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance for the following project under the authority of the Renton Municipal Code. TITLE IV POLICY DOCKET AMENDMENTS 2001 LUA-02-015,ECF This project's intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. Appeals of the environmental determination must be filed in writing on or before 5:00 PM en March II% 2002. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. Publication Date: February 25,2002 Account No. 51067 3(I'161)Ca— f a '4 12a *V '' dnspub „ ,, ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION TITLE IV POLICY DOCKET AMENDMENTS 2001 LUA-02-015,ECF This project's intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. Issues addressed include cluster or conservation subdivisions in the R-1 and R-5 zones; lighting standards;consistent screening standards; implementing an administrative determination for landscaping in the Green River Valley; consistency of Residential Zone lists to apply stricter Development Standards where there are conflicts; treatment of nonconforming uses; Effective Date of Regulations;making Setback regulations consistent;making the Parking requirements table in RMC 4-4- 080 consistent with the revised use table; and creating an annual Development Regulation amendment process. Several of these issues create some additional protections for the environment (conservation subdivisions, for example), while others are strictly procedural (i.e., annual development regulation amendment process). Location: City Wide. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 11, 2002. Appeals must be filed In writing together with the required$75.00 application fee with: Hearing Examiner,City of Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430-6510. • FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. • NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance for the following project under the authority of the Renton Municipal Code. TITLE IV POLICY DOCKET AMENDMENTS 2001 LUA-02-015,ECF This project's intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 11, 2002. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. Publication Date: February 25, 2002 Account No. 51067 dnspub - CIT._ OF RENTON IA I Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 21, 2002 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia,WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on February 19, 2002: DETERMINATION OF NON-SIGNIFICANCE TITLE IV POLICY DOCKET AMENDMENTS 2001 LUA-02-015,ECF This project's intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. Issues addressed include cluster or conservation subdivisions in the R-1 and R-5 zones; lighting standards; consistent screening standards; implementing an administrative determination for landscaping in the Green River Valley; consistency of.Residential Zone lists to apply stricter Development Standards where there,are conflicts;treatment of nonconforming uses; Effective Date of Regulations; making Setback regulations consistent; making the Parking requirements table in RMC 4-4-080 consistent with the revised use table; and creating an annual Development Regulation amendment process. Several of these issues create some additional protections for the environment (conservation subdivisions,for example),while others are strictly procedural (i.e., annual development regulation amendment process). Location: City Wide.: Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 11,2002. Appeals must be filed in writing together with the required$75.00 application fee with: Hearing Examiner, City of • Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. If you have questions, please call me at(425)430-6578. For the Environmental Review Committee, Gil Cerise Project Manager cc: King County Wastewater Treatment Division • Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) US Army Corp. of Engineers Enclosure Agencyletter\ 1055 South Grady Way-Renton,Washington 98055 CI This paper contains 50%recycled material,20%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE APPLICATION NUMBER: LUA-02-015, ECF APPLICANT: City of Renton, Economic Development PROJECT NAME: 2001 Title IV Zoning/Development Regulations Amendments DESCRIPTION OF PROPOSAL: This project's intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. Issues addressed include cluster or conservation subdivisions in the R-1 and R-5 zones; lighting standards; consistent screening standards; implementing an administrative determination for landscaping in the Green River Valley; consistency of Residential Zone lists to apply stricter Development Standards where there are conflicts; treatment of nonconforming uses; Effective Date of Regulations; making Setback regulations consistent; making the Parking requirements table in RMC 4-4-080 consistent with the revised use table; and creating an annual Development Regulation amendment process. Several of these issues create some additional protections for the environment (conservation subdivisions, for example), while others are strictly procedural (i.e., annual development regulation amendment process). LOCATION OF PROPOSAL: City Wide , LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14)days. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 11,2002. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: February 25, 2002 DATE OF DECISION: February 19, 2002 SIGNATURES: A}6I lVC, 6t/e 2/144Pffv1 i :'i 2/U, Z Gregg Zimmerman,Administrator �� DATE Department of Planning/Building/Public Works - 2, ---..se.-e ( ' ,2 ). G 7 a ''). .-- i She herd dminittrator DATE Community Services Department / /I", —c169---- °,2-- Lee e er, Fire hief DATE Renton Fire Department dnssignature / CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE APPLICATION NUMBER: LUA-02-015, ECF APPLICANT: City of Renton, Economic Development PROJECT NAME: 2001 Title IV Zoning/Development Regulations Amendments DESCRIPTION OF PROPOSAL: This project's intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. Issues addressed include cluster or conservation subdivisions in the R-1 and R-5 zones; lighting standards; consistent screening standards; implementing an administrative determination for landscaping in the Green River Valley; consistency of Residential Zone lists to apply stricter Development Standards where there are conflicts; treatment of nonconforming uses; Effective Date of Regulations; making Setback regulations consistent; making the Parking requirements table in RMC 4-4-080 consistent with the revised use table; and creating an annual Development Regulation amendment process. Several of these issues create some additional protections for the environment (conservation subdivisions, for example), while others are strictly procedural (i.e., annual development regulation amendment process). LOCATION OF PROPOSAL: City Wide LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 11,2002. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: February 25, 2002 DATE OF DECISION: February 19, 2002 SIGNATURES: JG'VA/J, Gvef,1 2,v�yvl?v��tiv, 246A Z Gregg Zimmerman, Administrator I DATE Department of Planning/Building/Public Works -) a/c, 'D--- i Shepherd, dministrator D, .r, _,,,V ATE Community Services Department Lee e er,-Fire hief DATE Renton Fire Department dnssignature STAFF City of Renton REPORT Department of Economic Development, Neighborhoods and Strategic Planning ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE: 02/19/02 Project Name: 2001 Title IV Zoning/Development Regulations Amendments Project Number. LUA 02-015, ECF Project Manager: Gil Cerise Project Description: This project's intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. Issues addressed include cluster or conservation subdivisions in the R-1 and R-5 zones; lighting standards; consistent screening standards; implementing an administrative determination for landscaping in the Green River Valley; consistency of Residential Zone lists to apply stricter Development Standards where there are conflicts; treatment of nonconforming uses; Effective Date of Regulations; making Setback regulations consistent; making the Parking requirements table in RMC 4-4-080 consistent with the revised use table; and creating an annual Development Regulation amendment process. Several of these issues create some additional protections for the environment (conservation subdivisions, for example),while others are strictly procedural (i.e., annual development regulation amendment process). Project Location: City Wide Exist. Bldg. Area gsf. N/A Site Area: N/A B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON—SIGNIFICANCE-MITIGATED. X Issue DNS with 14 day Appeal Period. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. ERC Report 02-015 City of Renton EDNSP Department Env mental Review Committee Staff Report 2001 Title IV Zoning/Development Regulation amendments LUA-015,ECF REPORT AND DECISION OF(INSERT DECISION DATE) Page2 of 2 C. MITIGATION MEASURES None. This is a non-project legislative action. As a legislative action no new physical development is anticipated because of this text modification. Subsequent development allowed as a result of these amendments would normally go through environmental review at the project level. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. Has the applicant adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development? NO IMPACTS HAVE BEEN IDENTIFIED FROM THIS LEGISLATIVE NON-PROJECT ACTION. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 11,2002. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ERC Report 02-015 City of Renton Department of Planning/Building/Public works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: pc v kL<, COMMENTS DUE: FEBRUARY 15, 2002 APPLICATION NO: LUA-02-015,ECF DATE CIRCULATED: JANUARY 31,2002 ' APPLICANT: City of Renton PROJECT MANAGER: Gil Cerise PROJECT TITLE: Title IV Policy Docket Amendments 2001 WORK ORDER NO: 78943 LOCATION: City Wide SITE AREA: I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Project intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. The recommendations of the 10 issue areas are summarized in the attached project summary. The full packet of issue papers is available upon request. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts impacts Necessary Earth Housing • Air _ Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 5 B. POLIPYR�E,L�ATTEP COMMENTS Al-L 4 _ ` ,��q _ - �i, / ;�_j /� y_� �'- 0,,viik,-,,,e -i-a,—,4=,, ste.c.e.w.: 0;:244,~wil.-4,-, e,-,--e- l• - -c-,ta - -,,,A.,4-2 A ec�cA r)q. Gum `0ca z i 0 a ' �a b �' ,e� a /Gl/1 Q� �° �� 's sec& c 2& 6' Paler/- '6, d�E� n k J t�.1//lii �1t/ /( -/ 4 t;/i SA / /(�Ut C. CODE ELATED COMMENTS /2'd We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas w re additional informati is needed to properly assess this proposal. „OA/4cl tip 2 s Q Z.� Signature of Director or Authorized Representative Date Routing Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:�i./1,V u//G1S n'(,(_ - , COMMENTS DUE: FEBRUARY 15, 2002 APPLICATION NO: LUA-02-015,ECF DATE CIRCULATED: JANUARY 31,2002 OfTY OF RENTON APPLICANT: City of Renton PROJECT MANAGER: Gil CeriseR E C E I_!/ E D PROJECT TITLE: Title IV Policy Docket Amendments 2001 WORK ORDER NO: 78943 JAN 3 1 ?? LOCATION: City Wide SITE AREA: I BUILDING AREA(gross): N/A BUILDING DIVISION SUMMARY OF PROPOSAL: Project intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. The recommendations of the 10 issue areas are summarized in the attached project summary. The full packet of issue papers is available upon request. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet Z,071444'W- jr11. wg/ B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date Routing Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 9w. e COMMENTS DUE: FEBRUARY 15, 2002 APPLICATION NO: LUA-02-015,ECF DATE CIRCULATED: JA 1,2002 APPLICANT: City of Renton PROJECT MANAGE . Gil Tie., PROJECT TITLE: Title IV Policy Docket Amendments 2001 WORK ORDER NO: 78943 I LOCATION: City Wide SITE AREA: I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Project intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. The recommendations of the 10 issue areas are summarized in the attached project summary. The full packet of issue papers is available upon request. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing • Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation , Airport Environment 10,000 Feet 14,000 Feet '( \ _, B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS - We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional inf (nation is needed to properly assess this proposal. �,c> CJj 2-1—OZ Signature of Director or Authorized Representative Date Routing Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: I coriu/LQS COMMENTS DUE: FEBRUARY 15, 2002 APPLICATION NO: LUA-02-015,ECF �t DATE CIRCULATED: JANUARY 31,2002 APPLICANT: City of Renton PROJECT MANAGER: Gil Cerise R air VE[� PROJECT TITLE: Title IV Policy Docket Amendments 2001 WORK ORDER NO: 78943 ,lqN 3 LOCATION: City Wide Z�� SITE AREA: I BUILDING AREA(gross): N/A BUILDING DIVI,iDAI SUMMARY OF PROPOSAL: Project intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. The recommendations of the 10 issue areas are summarized in the attached project summary. The full packet of issue papers is available upon request. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation _ Land/Shoreline Use Utilities Animals Transportation • Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet RECEIVED FEB 0 4 2002 CITY OF RENTON UTILITY SYSTEMS B. POLICY-RELATED COMMENTS - 0 Cip C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date Routing Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENTrV CC �v r oh COMMENTS DUE: FEBRUARY 15, 2002 APPLICATION NO: LUA-02-015,ECF DATE CIRCULATED: JANUARY 31,2002 APPLICANT: City of Renton PROJECT MANAGER: Gil Cerise CITY OF RENTON PROJECT TITLE: Title IV Policy Docket Amendments 2001 WORK ORDER NO: 78943 RECFIVED LOCATION: City Wide JAN 3 9 SITE AREA: BUILDING AREA(gross): N/A ZD®Z SUMMARY OF PROPOSAL: Project intent is to create a more user-friendly code that will reduce caliMic2cOhkgsiatrto future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. The recommendations of the 10 issue areas are summarized in the attached project summary. The full packet of issue papers is available upon request. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the ' Probable Probable More Environment Minor Major Information Environment Minor Major information impacts Impacts Necessary \ impacts Impacts Necessary Earth Housing Air • Aesthetics • Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet \\ 14,000 Feet N ,^e p B. gPOLICY-RELATED COMMENTS Ivy C. gqCODE-RELATED COMMENTS 1�o We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. 40k1; Sig)ature of Director or Authorized Representative Date Routing .. Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:? N VP,—vi-e J COMMENTS DUE: FEBRUARY 15, 2002 APPLICATION NO: LUA-02-015,ECF DATE CIRCULATED: JANUARY 31,2002 APPLICANT: City of Renton _ PROJECT MANAGER: Gil Cerise PROJECT TITLE: Title IV Policy Docket Amendments 2001 WORK ORDER NO: 78943 CITY OF RENTON RECEIVED LOCATION: City Wide SITE AREA: I BUILDING AREA(gross): N/A JAN 3 1 2002 SUMMARY OF PROPOSAL: Project intent is to create a more user-friendly code that will reduce codifica 1pRI aa!!ss ��ddII p{I� t,I.l 'This packet of proposed Title IV amendments examine several issues related to simplifying the code and The recommendations of the 10 issue areas are summarized in the attached project summary. The full packet of issue papers is available upon request. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics , Water Light/Glare Plants Recreation . Land/Shoreline Use Utilities • Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources I Preservation , Airport Environment 10,000 Feet 14,000 Feet n\ B. POLICY-RELATED COMMENTS ( hh C. CODE-RELATED COMMENTS New We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. t ,), � 7 fairs)--) Sign to-of Director or Authorized Representative Dat Routing Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:is r>� Um,i (� �� jU�,f,,/ MENTS DUE: FEBRUARY 15, 2002 APPLICATION NO: LUA-02-015,ECF DATE CIRCULATED: JANUARY 31, ,,: APPLICANT: City of Renton PROJECT MANAGER: Gil Cerise GER/ t PROJECT TITLE: Title IV Policy Docket Amendments 2001 WORK ORDER NO: 78943 JC 3 1 2002 LOCATION: City Wide ceetdemic DEVELOPMENT, NEIGHBORHOODS, SITE AREA: BUILDING AREA(gross): N/A AND STRATEGIC PLANNING SUMMARY OF PROPOSAL: Project intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. The recommendations of the 10 issue areas are summarized in the attached project summary. The full packet of issue papers is available upon request. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet • B. POLICY-RELATED //COMMENTS 0/6)8/a•Zieg27-172/4 016 % C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date Routing Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: l Y2 PVC Veil ii 0Y1 COMMENTS DUE: FEBRUARY 15, 2002 APPLICATION NO: LUA-02-015,ECF DATE CIRCULATED: JANUARY 31,2002 APPLICANT: City of Renton PROJECT MANAGER: Gil Ceris l lE-= 7 PROJECT TITLE: Title IV Policy Docket Amendments 2001 ; WORK ORDER NO: 78943 r . i w LOCATION: City Wide 1 J JAN 3 1 ZOOZ U SITE AREA: I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Project intent is to create a more user-friendly code that will reduce co ificaticazosts-in-the-futufe This packet of proposed Title IV amendments examine several issues related to simplifying the code nd makingQtTe'aVeRfaluRe5'. The recommendations of the 10 issue areas are summarized in the attached project summary. The II packet fhisQ5Fi'apersiig available upon request. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major information impacts impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare • • Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet /1/74- B. POLICY-RELATED COMMENTS iti/4 C. CODE-RELATED COMMENTS • IV give. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. C 7 //3 ,/ Z.- Signature of Director or Authorized Representative Date Routing Rev.10/93 ? :I , 11 •; City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COis]vuch o4 2,l/1Coc COMMENTS DUE: FEBRUARY 15, 2002 APPLICATION NO: LUA-02-015,ECF DATE CIRCULATED: JANUARY 31,2002 APPLICANT: City of Renton PROJECT MANAGER: Gil Cerise ctrrorRcrr,en PROJECT TITLE: Title IV Policy Docket Amendments 2001 WORK ORDER NO: 78943 RECEIVED pE'C E I V E D LOCATION: City Wide JAN 3 1 2002 SITE AREA: BUILDING AREA(gross): N/A bUILDWeD'Vi! �N SUMMARY OF PROPOSAL: Project intent is to create a more user-friendly code that will reduce codification costs in me u This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. The recommendations of the 10 issue areas are summarized in the attached project summary. The full packet of issue papers is available upon request. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS ONc C. CODE-RELATED COMMENTS MO NC We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wher dditional informati is need/ properly assess this proposal. 7 024 2 S tore of Direct or Authorize Representative Date Routing Rev.10/93 I Uti�Y U.A %, toy NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE(DNS) DATE: January 31,2002 LAND USE NUMBER: LUA-02-015,ECF APPLICATION NAME: Title IV Policy Docket Amendments 2001 PROJECT DESCRIPTION: Project Intent is to create a more user-friendly code That will reduce codification costs In the future.This packet of proposed Tile IV amendments examine several Issues related to simplifying the code and making It easier to use. The recommendations of the 10 Issue areas are summarized in the attached project summary.The full packet of Issue papers Is available upon request. PROJECT LOCATION: City Wide TION F OPTIONAL DETnRMItaAmpacttss aeOunikely to result he proposed project.Therefoethe Lead Agency,the City of Raston has determined that permitted under th RCW 43.21 C.110,the City of Renton is using the Optional DNS process to give notice that a DNS Is likely to be issued. Comment periods for the project end the proposed DNS are Integrated Into a single comment period.There will be no comment period following the Issuance of the Threshold Determination of Non-Significance(DNS).A 14-day appeal period will follow the Issuance of the DNS. PERMIT APPLICATION DATE: January 30,2002 NOTICE OF COMPLETE APPLICATION: January 31,2002 Permits/Review Requested: Environmental(SEPA)Review Other Permits which may be required: N/A Requested Studies: N/A Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: N/A CONSISTENCY OVERVIEW:Thin project Is consistent with the City Comprehensive Pion. • • Comments on the above application must be submitted in writing to GII Cerise,Project Planner,EDNSP,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on February 15,2002.If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mall,contact the Project Manager.Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: GIL CERISE (425)430.6578 'PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project,complete this form and return to:City of Renton,Development Planning,1055 So.Grady Way,Renton,WA 98055. File No./Name;LUA-02.015,ECF/Title IV Policy Docket Amendments 2001 NAME: ADDRESS: TELEPHONE NO.: NOTICE OF APPLICATION CERTIFICATION I, EUz ) Q Oc we \, hereby certify that �j copies of the above document were posted by me in conspicuous places on or nearby the described property on -�I1l,r �� 7P-�Z Signed:—la ) (1.1'v4 C416 ATTEST: Subscribed and sworn before me,a Notary Public,in and for th S to of Washington residing inOi ,on the )D -`i'1^ day of MARILYN KAMCHEFF 4 NOTARY PUBLIC MARILYN KAMCHEFF STATE OF WASHINGTON kW APPOINTMENT EXPIRES:6-29-03 COMMISSION EXPIRES JUNE 29, 2003 I" 0� 0� ® .1'�NTL, NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE (DNS) DATE: January 31,2002 LAND USE NUMBER: LUA-02-015,ECF APPLICATION NAME: Title IV Policy Docket Amendments 2001 PROJECT DESCRIPTION: Project intent is to create a more user-friendly code that will reduce codification costs in the future. This packet of proposed Title IV amendments examine several issues related to simplifying the code and making it easier to use. The recommendations of the 10 issue areas are summarized in the attached project summary. The full packet of issue papers is available upon request. PROJECT LOCATION: City Wide OPTIONAL DETERMINATION OF NON-SIGNIFICANCE: As the Lead Agency,the City of Renton has determined.that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance(DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: January 30,2002 NOTICE OF COMPLETE APPLICATION: January 31,2002 Permits/Review Requested: Environmental(SEPA)Review Other Permits which may be required: N/A Requested Studies: N/A Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: N/A CONSISTENCY OVERVIEW: This project is consistent with the City Comprehensive Plan. Comments on the above application must be submitted in writing to Gil Cerise, Project Planner, EDNSP, 1055 South Grady Way,Renton,WA 98055,by 5:00 PM on February 15,2002. If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mail, contact the Project Manager.Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: GIL CERISE (425)430-6578 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So.Grady Way, Renton,WA 98055. File No./Name: LUA-02-015,ECF/Title IV Policy Docket Amendments 2001 NAME: ADDRESS: • TELEPHONE NO.: NOTICE OF APPLICATION CITY OF RENTON DEVELOPMENT SERVICES DIVISION LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) I I PROJECT INFORMATION NAME: PROJECT OR DEVELOPMENT NAME: DEVELOPMENT PL rs!NING e &f t Ukrj Dec 2Act- A ADDRESS: JAN 3 0 1 :2 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: WI A- CITY: R ECO: E NO c4- Pt-cAlv1-+ TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) EXISTING LAND USE(S): �, NAME: lilt CC// PROPOSED LAND USE(S): fIM- COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: '0 S S (A1a. PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: 2en _.0 ZIP: 1?�so .S (if applicable): /,� TELEPHONE NUMBER EXISTING ZONING: 6'4fPc PROPOSED ZONING(if applicable): N/k CONTACT PERSON SITE AREA (in square feet): NIA NAME: �.c,1'i Ce_r-�Z SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED ��'' FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE(if applicable): COMPANY(if applicable): Ci `j +0,n ADDRESS: � /,�,,.n PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET 10 5 s , � ACRE(if applicable): U 00 NUMBER OF PROPOSED LOTS(if applicable): Win CITY: �,�n ZIP: rft. ()� ��'' „�11 NUMBER OF NEW DWELLING UNITS(if applicable): Wm. TELEPHONE NUMBER AND E-MAIL ADDRESS: CV -5) 93O -(e5T ycert.Se a� c..Acr> n-6° - 'S masterap.doc Revised January 2002 P_ _-1JECT INFORMATION (cont ed) NUMBER OF EXISTING DWELLING UNITS(if applica�bleey): PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF BUILDINGS(if applicable): INilP. ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE(if applicable): cj SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): CJ/ft ❑ AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL ❑ AQUIFER PROTECTION AREA TWO BUILDINGS(if applicable): WA" ❑ FLOOD HAZARD AREA sq.ft. ❑ GEOLOGIC HAZARD sq.ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL ❑ HABITAT CONSERVATION sq.ft. BUILDINGS TO.REMAIN(if applicable): n v1� �" ❑ SHORELINE STREAMS AND LAKES sq.ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS(if ❑ WETLANDS sq.ft. applicable): It(14-- NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT(if applicable): /47/1' LEGAL DESCRIPTION OF PROPERTY Mil (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP , RANGE , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES Check all application types that apply--City staff will determine fees. _ANNEXATION(A) $ SHORELINE REVIEWS _COMP PLAN AMENDMENT(CPA) $ _CONDITIONAL USE(SM-C) $ C9NDITIONAL USE PERMIT(CU-A,CU-H) . $ _EXEMPTION(SME) $ NO CHARGE NVIRONMENTAL REVIEW(ECF) $ WC- _SUBSTANTIAL DEVELOPMENT(SM) $ GRADE&FILL PERMIT(GF) $ _VARIANCE(SM-V) $ (No.Cu.Yds: ) $ _REZONE(R) $ SUBDIVISION _ROUTINE VEGETATION $ _BINDING SITE PLAN(BSP) $ MANAGEMENT PERMIT(RVMP) _FINAL PLAT(FP) $ _SITE PLAN APPROVAL(SA-A,SA-H) $ _LOT LINE ADJUSTMENT(LLA) $ _SPECIAL PERMIT(SP) $ _PRELIMINARY PLAT(PP) $ _TEMPORARY PERMIT(TP) $ _SHORT PLAT(SHPL-A,SHPL-H) $ _VARIANCE(V-A,V-H,V-B) $ (from Section: ) $ Postage: $ _WAIVER(W) $ TOTAL FEE $ _OTHER: $ IAFFIDAVIT OF OWNERSHIP I I, (Print Name) , declare that I am (please check one) _the current owner of the property involved in this application or the authorized representative to act for a corporation(please attach proof of authorization)and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. (Signature of Owner/Representative) Notary Public in and for the State of Washington (Signature of Owner/Representative) Notary(Print) My appointment expires: masterap.doc Revised January 2002 ..:.............................................................................. .............:.......:•:.. :•:•:•:•:.:...........:.::.. .:..•...................:.........•.:..........:..............:....:.:. .......... niiiiisinniegiiiiiingEMBERIMMingniiimaierppopigENTownommommumemamimiiimmi SI''.>;N<<> E<r <>`:`:»> < <s>`>< ` ' ` ; `<`:' -....:::::::::::::::::::::::ENVIRONM•ENTA—e— PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires ail governm`ental agencies • to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS). must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify.impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most. precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write"do not know" or"does not apply". Complete answers to the questions now may avoid unnecessary delays later. • Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: / Pbt3-c j J1 o,fc�- Z-°(s( 2. Name of applicant: (A,4" 6k- Q-e10-(fl_ 3. ._Address and phone number of applicant and contact person: j OeS S C Cic1 ) Ir-on, WA 41 OAS Cg2-5) 174,30- 5 4. Date checklist prepared: 5. Agency requesting checklist: ctvit 9_ zed14" 6. Proposed timing or schedule (including phasing, if applicable): 11,(0.VOlikrok 24957- ar-8-kvan 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. ND 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. N Pr 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. 10. List any governmental approvals or permits that will be needed for your proposal, if known. CtAi\ai oiprov4 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. w f c�.,a._ — �r one.- �( �- c�a�- � �� ,1�le,W,,dd i_d�ut_- 4 I- "2ro mod- .Sv "✓" 2 Environmental Checklist 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applicationsl related to this checklist. Z-d�, 4 xe `," 'ram �344,50- ,w, B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, • other r� b. What is the steepest slope on the site (approximate percent slope?) c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural-soils, specify them-and note any prime farmland. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. 00)- e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. gr& f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. a g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 3 Environmental Checklist - 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. OM— c. Proposed measures to reduce or control emissions or other impacts to air, if any: 3. WATER a. Surface Water: 1) Is there anylsurface water body on or in the immediate vicinity of the;site (including year- round and seasonal streams, saltwater, lakes,:ponds, wetlands)?'.If yes, describe type and provide names. If appropriate, state what stream or river it flows into. pb 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. 01/19- 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. 4 Environmental Checklist b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. PEA- 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses.to.be served.(if applicable), or the number of animals or humans the system(s)are expected to serve. NI- c. Water Runoff(including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so,describe. Mrs 2) Could waste material enter ground or surface waters? If so, generally describe. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: IV At 4. PLANTS a. Check or circle types of vegetation found on the site: vr`0- deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs grass pasture crop"or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants:water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? c. List threatened or endangered species known to be on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if canny: Uv/1� 5 Environmental Checklist 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: t f rA, - Birds: hawk, heron, eagle,songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon,trout, herring,shellfish, other b. List any threatened or endangered species known to be on or near the site. IJ`./1� c. Is the site part of a migration route? If so, explain d. Proposed measures to preserve or enhance wildlife, if any: r frA 6. ENERGY AND NA1TURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood'stove, solar).will be used to meet the completed project's energy needs? Describe whether. it :will :be used:for heating, manufacturing, etc. Mrs b. Would your project affect the potential use of solar energy by:adjacent.properties? If so, generally describe. fiq TA_ c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: rol 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. Mrfa' 1) Describe special emergency services that might be required. 2) Proposed measures to reduce or control environmental health hazards, if any: 1\1f4 6 Environmental Checklist b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Vas- 3) Proposed measures to reduce or control noise impacts, if any: 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? • b. Has the site been used for agriculture? If so, describe. c. Describe any structures on the site. d. Will any structures be demolished? If so,what? N(fr e. What is the current zoning classification of the site? f. What is the current comprehensive plan designation of the site? N/A g. If applicable,what is the current shoreline master program c.i)gnation of the site? tklikv h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. IV/4 Approximately how many people would reside or work in the completed project? / MI 7 Environmental Checklist j. Approximately how many people would the completed project displace? k. Proposed measures to avoid or reduce displacement impacts, if any: I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: . _+ PJfiq 9. HOUSING • a. Approximately how many units would be provided, if any?. Indicate whether high, middle, or low-income housing. W r4 b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. WM- c. Proposed measures to reduce or control housing impacts, if any: .0. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. f rr b. What views in the immediate vicinity would be altered or obstructed? c. Proposed measures to reduce or control aesthetic impacts, if any: ivrA- 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? WM- b. Could light or glare from the finished project be a safety hazard or interfere with views? (WA' 8 Environmental Checklist c. What existing off-site sources of light or glare may affect your proposal? 414 d. Proposed measures to redUce or control light and glare impacts, if any: Iv itPr 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? b. Would the proposed project displace any existing-recreational.uses?, If so, describe. N/A c. Proposed measures to reduce or control impacts on recreation, including recreation opportunitiesto be provided by the project or applicant, if any: er 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed.for, national state, or local preservation registers known to be on or next to the site? If-so, generally describe. N,4._ b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: . 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. N/4 b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? lvrr/A' c. How many parking spaces would the completed project have? How many would the project eliminate? WA' 9 Environmental Checklist d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not Including driveways? If so, generally describe (indicate whether public or private? ij,4 e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. g. Proposed measures to reduce<orcontrol transportation impacts, if any: 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools;other)? if so,generally describe. b. Proposed measures to reduce or control direct impacts on public services, if any. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. N/A b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. r//A - C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non- significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: 6 ( i Date: /Z /D 10 • Environmental Choc'diet D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS s i a s ould:> I iii*»used«:fo ::actiorrs:::a v o lvin�1.1 a sin:s::<:. n::::>. . �:..:..�..�.:the..et.::.:�...........:.�n.y'.::::::::::::...:::.�:::::::.�:�::::::::::::::::::::.:�..:..o....:::::::. .:�r�.::ci.�:::::�.:::.�:::::: : tp>E?agrams<:::�ou:;dQ::nefceed:fu:<fill::aot<�Czese<ttteefsfot'proleeta�an ..)::::::::.::.:::::::::::.:: .::.::.::.::::::::.::::::::: :. Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item.at.a greater intensity or at a faster rate ..than if.the proposal were.not implemented: Respond brieflyand in general terms. 1. How.would the proposal be likely to increase discharge to.water; emissions to air, production, storage, or release-of toxic or hazardous substances; or:production of noise? nois e? ub,r pca ^Sc& COMA.(I_ V tAcaLcicsc�l es ,}occiR C SuZ4a� e-korunl24 L i+ rr I J-ed aft.as-vezio -- 0,,,i 3u,ku--e2. S$.s w F� ee /u/M4n i% 4c th c P_r1 v,tronfrwl, •Proposed measures to avoid orreduce such increases are: NiPr 2. How would the proposal b likely to affect plans, animals,:fi h, or:marine life? cd-yt,ner-vadN o a cei timed_ LO dZt.% Ipeake-d- .a/ Pr ese�se- A- npa ce ,s arm P c ��zit��e nadu 54,k_sle of U ►g ' Proposed measures to protect or.conserve plants,.animals, fish,or marine life are: cee a6�tQ 3. How would the proposal be likely to depleteenergy or natural resources? i 195LS1.l�.a o1 .40 Ceidzc�ed Z3Zul, I �S �Uco CIGL,1, fed c¢2 y etvr� 4,- _ 1 ' Q ` Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened ..or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? - )Jo Proposed measures to protect such resources or to avoid or reduce impacts are: -ol ct,Ovkl. gm./cjvidx Secdh'r p o r dw`�� a/ )-9-rr ea (! l cJ 1�� o c. d a5-O�1�M�,4oh W � s u d liras,h✓u� „witkediou.fr 3-S 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plaps? s2Ava5A vvt. s�bu�v�� se ci- "n'( 4rn .ae th d-, s 4�r Rm re e 3ert3- (te 6.4 crea4e s,(ice ,r,. ZiKe 4.4,4-.160- zv.. Proposed measures to avoid or reduce shoreline and land use impacts are: a.lSQlr�- 11 Environmental Checklist 6. How would the proposal be likely to increase demands on transportation or public services and utilities? i`,,y Acd- ,g-e,rc knAltR7 i .� c.0-J CJ�,f'°� Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with.local, state, or federal laws or requirements for the protection of the environm nt. 1�a c c.ds Lem. 1.�4d- � SIGNATURE I,.the undersigned, state that to the._best of my:knowledge'the above.information'is true and complete. .It is understood that the .lead. agency. may withdraw any:declaration .of non- significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful la k of full disclosure on my part. Proponent: Name Printed: 6 ', ( c e. Date: )4'3612- ENVCHLST.DOC REVISED 6/98 12 io& 2001 Title 4 Policy Docket Amendments of o ,�ir��, Project Summary qN iv 3Pt- Ow�, This project's intent is to create a more user-friendly zoning code that will reduce codificaon-s; WJ costs in the future. This packet of policy items represents a number of easily identifiable ana440 corrected issues, or issues that have historically caused the greatest amount of confusion or trouble for Title 4 users. A summary of each proposal's recommendations follows. Cluster or Conservation Subdivision Short Term Recommendations It is recommended that the City utilize the following approach in its cluster regulations for the R- 1 and R-5 zones to improve clarity and results: • Definition: Redefine Residential Cluster as Residential Conservation Subdivision or Short Plat. This definition meets better the intent that lot sizes or other standards are reduced in exchange for open space conservation and does not preclude or require a concentration of development. • Standards-R-1 Zone: Maintain R-1 maximum density,4,500 s.f. lot size, and use of R-8 lot dimensions and development standards. Maintain the 6-unit cluster requirement, but require a vegetated separation of clusters of a minimum of 100 feet (critical areas can be located in the separator areas). Beyond protecting Critical Areas,require that an applicant provide open space in the net developable area (areas not excluded for critical areas and roads), including all areas not identified as lots or surface water control features. • Standards-R-5 Zone:Maintain R-5 maximum density,4,500 s.f. lot size,but allow use of R- 8 lot dimensions and development standards. Do not maintain the 6-unit cluster requirement, as this is a rural type of standard, and likely promotes the use of cul-de-sacs. Require that an applicant provide open space in the net developable area(areas not excluded for critical areas and roads), including all areas not identified as lots or surface water control features. At a minimum, require that 390 square feet of exterior recreation space per dwelling unit be provided. This amount of open space would be in addition to the area protected as critical areas that are deducted for purposes of net density calculations. Currently, the City's park fee mitigation approach is adopted by Resolution and allows the possibility of partial credit if onsite park area is provided meeting identified needs, and the Resolution does not distinguish between public and private park area. Under the proposed Conservation Subdivision regulations, if the open space area is large enough that the City would accept dedication, then partial credit towards the parks mitigation fee would be specifically allowed. Provisions are included to allow area in trails to count towards the area per unit size requirement. • Surface Water Facilities: As a trade-off for smaller lot standards, the proposed Conservation Subdivision requirements reference a King County manual that identifies methods to improve the appearance and integration of these facilities in developments. If an applicant proposes an equivalent method,it would be considered as well by the Reviewing Official. At this time the recommendation is to not count enhanced surface water fencing/landscaping as it is an aesthetic improvement which ultimately the City would like to apply in more cases than Conservation Subdivisions, and it does not serve the same purpose as an accessible open space. 1 • Procedural Requirements: In the R-5 zone, require mandatory preapplication to review the conservation subdivision and the proposed open space. Since there would be fewer lots and fewer cluster developments likely in R-1,mandatory preapplication is less of an issue. • Incentives: Do not provide density bonuses for cluster subdivisions as these would conflict with adopted policies and Comprehensive Plan land use designations. Assume that the lower lot sizes and more flexible development standards will result in cost savings for utilities, efficient development pattern, higher value per unit, and less cost for site development (e.g. less road pavement to serve more concentrated development). Since in Renton's defmition of Net Density critical area buffers of any kind are not deducted although they cannot be developed, the smaller lot sizes and lot dimensions will allow for a more efficient lot pattern in the developable areas. Lighting Standards Proposed code amendments would be consistent with many of the example regulations cited in the issue paper. In summary the recommendations are to: • Limit light trespass across property lines • Regulate residential light nuisances • Regulate building lighting to avoid lighting above a roof line • Regulate parking/display lot light standards to a height of 25 feet and require full cutoff shields • Exempt holiday lights, official government flags, right-of-way lighting, stadiums, and signage(Sign Code has some regulation of lighting and temporary grand opening lighting) • Include a modification process,provided that light trespass does not occur. Screening • Surface Mounted Equipment. Extend screening requirements for surface-mounted equipment to all zones. Add an exemption for surface-mounted equipment in industrial zones that are located more than 100 feet from residentially zoned properties or public streets. Standards are proposed,to define what"screened"means. • Rooftop Equipment. Require screening of rooftop equipment in all zones,including single- family,since nonresidential uses are allowed in residential zones(e.g.,churches,etc.)and since screening from public view and residential areas is desirable. Differences in screening requirements for new construction and retrofitting existing roof structures are suggested. • Outdoor,Loading,Repair,Maintenance and Work Areas. It is recommended that the screening requirements be extended to all Commercial and Industrial Zones including CD and EH. The requirements only apply when the properties abut or lie adjacent to residential zones; there is flexibility in the requirements that may be imposed by the Reviewing Official; and variation of the requirements is possible through Site Plan Review or modification. • Thresholds for Compliance: New or replacement equipment/outdoor activities would be required to meet standards. The Renton Parking threshold and the North Bend/Issaquah thresholds are presented as options to address when screening requirements need to be met in the case of existing equipment/outdoor activities. 2 Green River Valley Landscaping • The Technical Team recommends codifying the administrative determination now. The proposal itself calls for allowing drainage swales planted with vegetation suitable for habitat and not sloped or fenced to inhibit their use by wildlife to count towards the 2% additional landscape requirement within the Green River Planning Area. Consistency of Residential Zone Lists to Apply Stricter Development Standards The basic recommendation is as follows: • Include the RC zone and the full range of RM zones as zones receiving special standards from adjacent/abutting zones, except: - Do not add RM-U to the list of zones that benefit from special standards when adjacent to the CD zone. If the RM-U zone is already listed,then retain. - Do not add the RC zone to the list of zones that benefit from greater yards or landscaping when abutting the CO, IL, IM, or HI zones, since in most cases,the RC zone is separated by steep topography from these zones, consists of a wetland bank, and/or is publicly owned. Therefore future development is unlikely, and if it occurs, can be addressed through site plan review. However, the RC zone is added to the list of zones that trigger screening of outdoor storage/maintenance and work areas since there may be public use of the natural areas for education or conservation. These areas should be screened from public view. • Where appropriate, clarify that the special setback or landscaping requirements are applied to the portion of the lot that is adjacent or abutting, and not to all sides/portions of the lot. • As a future docket item, address special height requirements and whether the special height standards should apply to the whole lot or just the portion abutting/adjacent. To date, it has generally been interpreted that the special height standards apply to the whole lot. This may be an issue for larger developments. Nonconforming Uses • Rename the "Conditional Approval Permit"to "Rebuild Approval Permit" to avoid confusion with the more common Conditional Use Permit. • Allow single family residences destroyed by fire to be restored even if they became nonconforming prior to 1993: Proposed amendments move the applicable provisions from the Rebuild Approval Permit regulations in Chapter 4-9 to Chapter 4-10 to provide broader applicability. • Restore the prohibition against expansion of non-conforming uses inadvertently removed from Renton's Code several years ago: The prohibition against expanding is restored. Additional language is added to"qualify"what is meant by no expansion or extension. - The use cannot be extended or enlarged or transferred to occupy additional land area on the same or any other lot or parcel. 3. - Provided a use is not intensified or production levels are not increased, a nonconforming use housed in part of a single-tenant building may be extended throughout the building, but the building cannot not be enlarged or added to. • - A nonconforming use in a multi-tenant building cannot be expanded into space vacated by other tenants. - No additional building, whether temporary or permanent, can be erected upon a property with a nonconforming use for purposes of expanding a nonconforming use. Additional development must be associated with conforming uses. • In addition to addressing expansion, address a related issue of use alterations: Alterations to a legal nonconforming use are only permitted when they do not expand or enlarge a use consistent with the above provisions, do not increase production levels, and do not intensify the nonconforming activity.The modification cannot increase the nonconformance of the use, nor create a new type of nonconformance. Improvements to a building housing a nonconforming use cannot be improved above 50% of assessed value unless a Rebuild Approval Permit is issued. • Restore the 50% damage threshold for nonconforming uses: The language allowing nonconforming uses to be restored if they are damaged by less than 50% of the appraised value is clarified. • Implement the interpretation that expansion of legal non-conforming use with a modular structure is not permissible (e.g. Diamond Lil's interpretation): Language is added to clarify that no additional building, whether temporary or permanent, can be erected upon a property with a nonconforming use for purposes of expanding a nonconforming use. • Address what kind of structure should be allowed on a preexisting legal lot in the R-14 zone: In the single family zones, the only allowed residential structure on a nonconforming lot is a single family dwelling, but in the RM zone a duplex is allowed. What type of structure should be allowed in a zone that is intended to promote townhouse and small-scale multi- family? The proposal limits the residential use to a single family dwelling since the zone elsewhere indicates only one residential structure is allowed per lot. If more than one lot cannot be created, it is unlikely that density limits can be met. Effective Date of Regulations Based on the potential changes in benefits, the likely development levels between 1993 and 1995 in R-8 versus R-10 and R-14 zones, and balancing the need for ease of interpretation, the following recommendations are made: • For the R-10 dwelling mix exemption for lots maximum of 1/2 acre in size, change the effective date from March 13, 1995 to March 1, 1995 to standardize. This is based on the discussion with Staff that they do not recall subdivisions in the R-10 zone between 1993 and 1995. If after staff completes it research, some 1/2 acre lots were created between March 1 and March 13, 1995, do not implement this recommendation. • For minimum lot sizes/widths/depths, insert the effective date of the Interim Zoning Ordinance - July 11, 1993, as this Ordinance largely set up the zoning system of the current Code. Although different than the March 1, 1995 date for several of the identified effective dates, it is more permissive, and based on the original zoning framework. Inserting an effective date,even if different will assist in code interpretation. 4 • Change the street setback threshold date from September 1, 1995 to March 1, 1995. This standardizes the date with many of the effective dates in the Development Standards Tables, is not too different than the current date,and applies the lesser setbacks to more streets. • Maintain different R-14 zone dates since these are based on specific vested developments. Setbacks • Arterial/Freeway Setbacks: - Eliminate the requirement for an Arterial/Freeway setback in the Single Family, Multifamily, and Mobile Home Park zones. Most front and street side setbacks in these zones exceed 10 feet, particularly Single Family Zones, and in the case of the Multifamily or Mobile Home Parks, setbacks could be addressed through Site Plan Review and Manufactured Home Park review processes. - Require a Freeway Frontage Setback in the Commercial zones of 10 feet from the property line, and eliminate complicated language of 20 feet from the back of the sidewalk. Special landscaping would continue to be required along all streets, including arterials,but can be reduced thrbugh Site Plan Review procedures in most zones. - In the Industrial Zones, make the Arterial setback standard consistent with Minimum Arterial Landscape Width, and amend the Arterial/Freeway Frontage setback to be a Freeway setback only, at a minimum of 10 feet, eliminating complicated language of 20 feet from the back of the sidewalk. - Where still incorporated in the Industrial Zones, the Arterial setback should be required from Principal Arterials only,which be consistent with a Development Services Division Code Interpretation that it is only required along Primary Arterials. Where the Principal Arterial setbacks are still applied(Industrial Zones), continue to exempt Central Business District streets. • Front Yard vs. Street Side Yard: The definition of Front Yard is that it is the yard that separates the main structure from public rights-of-way which means that a Front Yard Setback should apply to both street frontages of a corner lot, unless specified otherwise. In the Residential Zone, a difference is noted between a Front Yard and a Side Yard along a Street. In the Commercial Zones,the Maximum Front Yard applies to the"primary" street as determined by the Reviewing Official. - General measurement of yards is clarified to state that measurement is from the lot line perpendicular to the outside wall of the building, or to the posts in the case of a structure without an outer wall(e.g. carport). - The definition of Front Yard should be amended to indicate that in the case of a corner lot,the setback from the Primary Street is considered the Front Yard. A Primary Street is considered to be a street where the primary face of the building is oriented, and where the primary building entrance is located. - A defmition of a Side Yard along a Street should be added and defined as the setback required from the Secondary Street. The Secondary Street is one to which the building does not principally orient itself, although additional entrances may be located on that side of the building. All zones now have a line to indicate the side yard along a street, and match the requirements in effect today(considering current definitions and notes). 5 - The note applied to the CC, CN, CS, and CA zones clarifying the required maximum setback for a Primary versus Secondary Street should be eliminated with the revised yard defmitions and the addition of a"Side Yard Along a Street" category. • Intrusions into Setbacks: Remove the word"porch" from the list of structural items that can intrude into setbacks, since by definition, a porch would have a protective covering. Uncovered stairs and decks suffice to convey the intent of the code. Make R-14 intrusions (eaves and decks) similar to R-10 and R-14 for ease of interpretation-this would result in a more permissive front deck allowances and a more restrictive eave intrusion allowance. • Measurement: A note is added to setback standards in the R-10 and R-14 zones to ensure "shadow lots"have setbacks measured the same as conventional subdivisions. This allows the differentiation between public and private streets in the R-10 zone to be eliminated. • R-5 and R-8 street side yard setback: Increase the Side Yard Setback Along a Street to 20 feet when there is a side access garage to avoid cars extending over sidewalks. This is consistent with the R-10 zone, and similar to the R-14 zone. • R-5 Zone Streets Created Before 1995: For the front yard setback, eliminate the distinction between streets created before or after 1995, but to address infill situations, retain ability to use average of abutting front yards. • R-8 Alley Setbacks: In the R-8 zone, front yard setbacks are reduced when alley access is provided for parking. The proposed amendments remove the requirement that the street/alley be public to recognize the Liberty Ridge interpretation where reduced setbacks were allowed from Private "alley-like" features. Title 4 Development Regulation Amendment Process Develop a minimal annual Development Regulation Amendment process modeled on the Comprehensive Plan Amendment process to allow some flexibility in how to process and amend the development regulations. Creates an exemption section that still allows development regulation amendments outside of the annual process outlined in this new code section. Parking Use Table Amendments Recommendation: Suggested amendments include: • Making land uses,where applicable, consistent with the new land use categories in the Zoning Use Table in Chapter 2. • Moving the"mixed-use occupancies"and"uses not specifically identified" sections to the top of the table for ease of use. • Making language and formulas as consistent as possible in the table. • Moving information on tandem parking requirements out of the"Parking SpacesRequired Based on Land Use"table and locating them in RMC 4-4-080F8, "Parking Stall Types, Sizes, and Percentage Allowed/Required." • Removal of optional recreational vehicle parking language as unnecessary. • Consolidation of shopping center requirements vs.non-shopping center requirements. The full proposal or specific sections of this proposal are available by contacting Gil Cerise at (425)430-6578 or gcerisena ci.renton.wa.us. 6 Title IV Policy Docket Items SEPA Review Table of Contents 1. Cluster Subdivisions 2. Title 4,Chapter 4,Lighting Standards 3. Title 4,Chapter 2, Screening 4. Title 4,Chapters 2 and 4, Green River Valley Landscaping 5. Consistency of Residential-Zone Lists to Apply Stricter Development Standards 6. Title 4,Chapter 10,Nonconforming Uses 7. Title 4, Chapter 2,Effective Date of Regulations 8. Title 4, Chapter 2, Setbacks , 9. Title 4 Development Regulation Amendment Process 10. RMC 4-4-080 Amendments: Parking Requirements Table Sy. . a • DOCKET ITEM TITLE 4, CHAPTER 2 CLUSTER SUBDIVISIONS Note: This report supersedes the November 29, 2001 report provided to the Planning Commission at a briefing, and is based upon additional Staff review and discussions. DESCRIPTION/PURPOSE The Renton Municipal Code contains a complex and outdated Planned Unit Development ordinance, which is a typical vehicle to encourage flexible development regulations and achieve development that provides significant common open space and environmental protection. The trade off for these "improved"developments is typically a density bonus. To avoid a complicated process and achieve cluster development, the City's regulations provide for cluster standards allowable in the R-1 and R-5 zone. With these standards, developments must comply with the same maximum densities as standard developments, but may utilize smaller lot sizes to protect environmentally sensitive areas, provide more open space, and allow for efficient utility service, such as sewer. Through general code review, City staff have identified several issues that limit the usability of the cluster regulations. First, Renton's cluster regulations do not provide enough direction regarding distance between clusters. Second, the amount and quality of open space is not specified and it appears that credit is given to areas that are required to be protected already. Third, the "residential cluster" definition does not seem to match the intent of the R-1 and R-5 cluster approach, and assumes a condominium style development in which there may be individual plots, but that all open space is in common ownership. Also, some developers in Renton's Potential Annexation Area are weighing whether to apply for subdivisions in King County which for a similar density has lesser standards (below the Renton cluster standards), or whether to apply in Renton which has a faster permit process time, but higher standards. In the interest of a more streamlined process for cluster development that achieves the City's desired objectives for the R-1 and R-5 zones, this Docket report addresses the R-1 and R-5 cluster requirements. A separate work program will involve a review of the City's Planned Unit Development regulations, as they may be applicable to a wider range of zones. BACKGROUND/ISSUES Benefits of"Cluster" Development Several communities have begun to redefine "cluster" developments as open space developments or conservation developments avoiding the implications that these developments lead to clumping or high density developments. Instead these redefined "cluster" developments allow the usual number of homes on a parcel of land while downsizing lots and altering the typical lot plan to gain greenways and other • open space. Studies comparing clustered developments to standard conventional developments have shown that cluster developments result in lower municipal and public service costs, and the homes typically show a higher resale value as a result of the better "feel" of the subdivision. (Biver and Bohlen 1994) R-1 and R-5 Standard and Cluster Regulations The City of Renton allows cluster development in two zones with different purposes (purpose statements shown as they are proposed to be amended in the Title 4 Update): Docket Cluster 01-10-02.doc 1 January 10, 2002 • • The Residential-1 Dwelling Unit Per Acre Zone (R-1) is established to provide and protect suitable environments for suburban estate single-family residential dwellings, at a maximum density of one dwelling unit per net acre and allow for hobby farming associated with residential use. It is further intended to protect open space and critical areas, provide separation between neighboring jurisdictions, and prohibit the development of incompatible uses that are detrimental to the residential or open space environment. No minimum density is required. • The Residential-5 Dwelling Units Per Acre Zone (R-5) is established to promote urban single-family residential neighborhoods of intermediate density, serviceable by urban utilities and containing amenity open spaces. The Residential-5 Dwelling Units Per Acre Zone (R-5) will allow a maximum net density of five (5)dwelling units per acre. No minimum density is required. The R-5 designation serves as a transition between rural designations and higher density and more ' intense zones. It is intended as an intermediate density residential zone; applied to Residential Single Family (RSF) areas within one-half (1/2) mile of the King County Urban Growth Area Line and to Residential Rural (RR)areas with no significant environmental constraints. Traditional or cluster development is allowed, with clustering used to create open spaces that protect critical areas as well as extend open space amenities available to the residents. The clustering of development may also be allowed to meet objectives such as the provision of sewer service. There are several key features of Renton's current cluster regulations. First the density requirements do not change regardless of the lesser lot size. Second, the cluster developments are limited to a maximum of 6 lots in a cluster. Third, the minimum lot sizes are lower at 4,500 s.f., the minimum lot size of the R-8 zone. Fourth, in the case of the R-1 zone, the lower lot dimensional standards of the R-8 zone apply in the R-1 zone, although this same allowance is not extended to the R-5 zone. As stated previously, there are some gaps and vagueness in the regulations, including how many clusters can a development contain? Should clusters be separated? Since the City utilizes a net density system, sensitive areas are already protected - what kind of open space should the City require in exchange for flexible lot standards? The following chart compares the standard lot and building coverage requirements and the standards that apply in the case of cluster subdivisions: RENTON STANDARD AND CLUSTER REGULATIONS REQUIREMENT R-1 CLUSTER R-1 R-5 CLUSTER R-5 STANDARD STANDARD (Title 4 Update (Title 4 Update Proposal) Proposal) Maximum Density 1 du/ac 1 du/ac 5 du/ac 5 du/ac Minimum lot size 1 ac 4,500 s.f. 7,200 s.f. 4,500 s.f. Minimum lot width 75 ft. interior 50 ft., interior 60 ft. interior Same as 85 ft. corner 60 ft., corner 70 ft. corner standard (remove 140 ft (remove for agriculture distinction lots) between lots 1 acre or less or more) Minimum lot depth 85 ft. 65 ft. 70 ft. Same as (remove 200 ft. (remove standard for agriculture distinction lots) between lots 1 acre or less or Docket Cluster 01-10-02.doc 2 January 10, 2002 • REQUIREMENT R-1 CLUSTER R-1 R-5 CLUSTER R-5 STANDARD STANDARD (Title 4 Update (Title 4 Update Proposal) Proposal) more) Minimum front yard 30 ft. Streets created Street created Same as after September after 1995: 15 ft, standard 1, 1995: 15 ft, primary, 20 ft for primary, 20 ft for attached attached garages front garages front access;with access;with alley access alley access garage 10 ft for garage 10 ft for primary. primary. Street created Street existing prior to 1995, in 1995, 20 ft. average of abutting front yard; if indeterminate, no less than 20 ft. Minimum side yard along a street 20 ft. 15 ft. 15 ft. Same as standard Minimum side yard 15 ft. 5 ft. 5 ft. Same as standard Minimum rear yard 25 ft. 20 ft. 25 ft. Same as standard Maximum building coverage 35% Lots > 5,000 Lots > 5,000 Same as s.f., 35% or s.f., 35% or standard 2,500 s.f. 2,500 s.f. whichever is whichever is greater greater Lots </= 5,000 Lots </= 5,000 s.f., 50% s.f., 50% Note: The Title 4 Update proposes selecting one set of standards for the R-5 zone which currently distinguishes between lots greater than 1 acre and lots less than 1 acre. It is not clear if the lots have to be 1 acre prior to or after platting. The standards selected are the higher ones that recognize the distinction between the R-5 and R-8 zone. Alternative Approaches to Cluster Development What is Clustering? The definition of clustering indicates indirectly a jurisdiction's goals for cluster regulations: • American Planning Association, Planning Advisory Service Report 491/492, A Glossary of Zoning, Development and Planning Terms: - Cluster Development: A development design technique that concentrates buildings in specific areas on a site to allow remaining land to be used for recreation, common open space, or the preservation of historically or environmentally sensitive areas features. (Omaha, Nebraska) - Cluster Development: A residential use that divides the land into not more than the number of lots permissible in a conventional subdivision of the same property in the same zone, but where Docket Cluster 01-10-02.doc 3 January 10,2002 the size of individual lots may be reduced in order to gain common open space. (Deering, New Hampshire) - Cluster Subdivision: A subdivision in which the lot sizes are reduced below those normally required in the zoning district in which the development is located, in return for the provision of permanent open space. (Muskegon, Michigan) - Cluster Subdivision: A wholly or principally residential subdivision that permits a reduction in lot area, setback, or other site development regulations, provided there is no increase in the overall density permitted for a conventional subdivision in a given zoning district, and the remaining area is used for common space. (Omaha, Nebraska) • Natural Lands Trust, Randall Arendt(summarized from material presented at a Cluster Developments Workshop in Skamania County, WA, November 8, 2001): Recommend concept of "clustering" give way to "conservation design." A conservation subdivision is a residential development with flexible lot dimensions, minimizing impacts on natural and cultural resources, and designed around those site features deemed to be the most significant to conserve, as prioritized in official guidelines and as ' determined through an on-site evaluation of priority features. Additionally, the greatest extent practicable, conservation subdivisions include improvement of existing site conditions by rehabilitating degraded habitat, augmenting vegetative screening, removing invasive exotics, re-establishing native species, and restoring wetlands. Conservation subdivisions may incorporate existing dwellings and accessory structures, and other agricultural buildings into their layouts. • Redmond: Clustering is a technique that allows for the on-site transfer of density so that lots are concentrated in one portion of a site leaving the remaining portion of the site as open space. • Renton: The placement of more than one building envelope on a single lot or parcel of land for the purpose of constructing single family residential dwelling units in either attached or detached construction arrangement, and where the property ownership outside the building envelopes is commonly held by all single family dwellings on that lot or parcel of land. As noted previously, Renton's Residential Cluster definition does not seem to match the intent of the R-1 and R-5 cluster approach, and appears to assume a condominium style development in which there may be individual plots, but that all open space is in common ownership. Redmond's and the American Planning Association Glossary definitions seem to better match Renton's R-1 and R-5 cluster concept as it stands today. The Natural Lands Trust goes further into detail about areas protected and enhanced. Cluster Regulations/Procedures There are several common elements of cluster regulations, depending on the focus-rural or non-rural: •' Open Space Required: The required amount of open space should be based on community specific objectives. Generally, communities' objectives for open space in rural cluster developments is well over 50 percent, with 70 to 80 percent being the most common. (Corser 1994) Planned unit developments (PUD's), which are similar to cluster developments, often include an open space requirement. Renton's PUD regulations require 35% of a gross site to be in common open space. Through PUD regulations, Kent also requires 35% of a gross site to be in common open I space, and Bellevue requires 40%of the gross site be dedicated to common open space. An example open space requirement for cluster developments in a community that already requires sensitive area protection is in West Bloomfield Township which requires that 17 percent of preserved open space in a cluster development consist of areas not otherwise protected. (Biver and Bohlen 1994) A method that does not specifically prescribe an open space standard, aside from protecting sensitive areas, is promoted by the Natural Lands Trust. Randall Arendt of the Trust has written several books including Designing Open Space Subdivisions and Growing Greener. With Arendt's approach there Docket Cluster 01-10-02.doc 4 January 10, 2002 are four basic steps in a conservation subdivision design that would apply and work with a given zoning district's allowed density: 1. Identify land that should be permanently protected called Primary Conservation Areas (e.g. wet, floodprone, steep), and those features that are noteworthy and typically unprotected called Secondary Conservation Areas (e.g. mature woodlands, greenways, trails, prime farmland, historic sites, viewsheds). "Greenline"the conservation areas,with the remainder showing as the Potential Development Area. Place a conservation easement on the conservation areas. 2. Locate sites of individual houses within the Potential Development Area so that their views of the open space are maximized. The number of houses is a function of the density permitted in the zoning district(no lowering of density-transfer of density from areas not being developed). 3. Connect the "dots"with streets and informal trails. 4. Draw in the lot lines. A local example of an open space requirement that does not specify a percent is found in Redmond. The City of Redmond allows up to 100 lots to be clustered but has no spacing or grouping requirement. The size of open space must correspond to the gross area reduction proposed for all lots below the average lot size required. Open space must be held in common, managed, and protected (if sensitive). Open space tracts are to be located and configured to protect sensitive areas, provide recreation, provide urban separators, open space, corridors, or greenbelts. A maximum of 30 percent of the total open space area set aside can consist of community meeting rooms, swimming pools, and other recreational facilities. Lot area reductions of between 20 to 40 percent the required average lot size are allowed, with the larger reductions in the lowest density zones. If the average lot size equals or is similar to the average lot size of another zone, the similar zone lot requirements are to be followed except for density or impervious surface. Side/interior setbacks are allowed to be reduced to three feet, and minimum building separations reduced to 6 feet, only on a subdivision's interior lots. • Distance between Clusters: Separating the project's dwelling units into groups of four to eight homes, each surrounded by 100 to 300 feet of vegetated buffers, has also been recommended to create a clustered development pattern consistent with traditional rural farmsteads. (Corser 1994) King County allows rural cluster developments of 8 units with a 120 foot separator. • Cluster Incentives: Some jurisdictions require clustered development, some require that both a standard and a cluster development be submitted allowing the agency to choose the one that best meets the community's objectives, and some make it voluntary utilizing incentives to attract applicants. Some incentives can include speedier permit processing or density bonuses. Some density bonuses use a sliding scale by parcel size. Other density bonuses may include receiving density credit for protecting wetlands and critical areas. (Corser 1994) Similar to Renton, Redmond does not offer density bonuses for clustering, but reduces the lot sizes and alters development standards, to allow flexible site design as described further above. • Procedures: Cluster regulations may be located in a government's zoning regulations, subdivision regulations, or site plan review regulations, or in separate cluster regulation chapters. (Corser 1994) RECOMMENDATIONS Short Term Recommendations To respond to development interest in the Potential Annexation Area (PAA), allow for developments that have standards closer to Renton's, and encourage annexation, a short-term solution has been prepared. A longer-term list of issues is provided for consideration upon review of regulations subsequent to Docket Cluster 01-10-02.doc 5 January 10, 2002 implementing conservation (cluster) developments considering experience, or should time permit additional code amendments to be prepared. It is recommended that the City utilize the following approach in its cluster regulations for the R-1 and R-5 zones to improve clarity and results: • Definition: Redefine Residential Cluster as Residential Conservation Subdivision. This definition meets better the intent that lot sizes or other standards are reduced in exchange for open space conservation and does not preclude or require a concentration of development. • Standards - R-1 Zone: Maintain R-1 maximum density and use of R-8 lot dimensions and development standards, except increase the cluster lot size to 5,000 square feet. The small increase in lot size is proposed to differentiate the zone from the R-8 lot size standard, and in any case, lot width and depth standards will provide flexibility and density will control the total number of lots possible. Maintain the 6-unit cluster requirement, but require a vegetated separation of clusters of a minimum of 100 feet (critical areas can be located in the separator areas). Beyond protecting Critical Areas, require that an applicant provide open space in the net developable area (areas not excluded for critical areas and roads), including all areas not identified as lots or surface water control features. • Standards - R-5 Zone: Maintain R-5 maximum density, increase the cluster lot size to 5,000 square feet, but allow use of remaining R-8 lot dimensions and development standards. The small increase in lot size is proposed to differentiate the zone from the R-8 lot size standard, and in any case, lot width and depth standards will provide flexibility and density will control the total number of lots possible. Do not maintain the 6-unit cluster requirement, as this is a rural type of standard, and likely promotes the use of cul-de-sacs. Require that an applicant provide open space in the net developable area (areas not excluded for critical areas and roads), including all areas not identified as lots or surface water control features. This amount of open space would be in addition to the area protected as critical areas that are deducted for purposes of net density calculations. A portion of the open space must be an active park area as discussed below. • Park Area - R-5 Zone: A portion of the Open Space in an R-5 Conservation Development will be required to consist of active park area. At a minimum, the recommendation for Renton Conservation developments is to require 260 square feet of exterior recreation space per dwelling unit, as well as a minimum park size standard of no less than a 1/2 acre. If the minimum size park is 1/2 acre, a property would need to support at least 84 units (roughly 17 acres of net developable area)to meet a 1/2 acre park requirement, or smaller properties, where the developer is willing to provide a 1/2 acre park area for fewer units, could qualify. The City has identified typical sizes of parks in the 1992 Comprehensive Parks, Recreation, & Open Space Plan (currently under revision): Tot Lots are less than 1 acre in size and not recommended for City ownership/maintenance. Neighborhood Parks are generally 5-10 acres serving a half-mile radius. A stand alone Neighborhood Park should not be less than 5 acres for a stand-alone Neighborhood Park with generally 50% of the site being flat and usable to provide space for both active and passive uses. Leslie Betlach, City Park Director, has indicated a City preference for public dedications of at least 5 acres, meeting the Neighborhood Park requirement, and would have to consider individually dedications between 1 and 5 acres, particularly the maintenance burden. Although the City has public parks and open space areas less than 2 acres in size, a size of 3 to 3 1/2 acres is better for maintenance efficiencies (personal communication, November 30, 2001). A 1/2-acre size recreation area is generally consistent with the private parks provided at The Orchards Cherrywood Development and at Windsong in Renton. A King County recreation standard applied to any single family or townhouse development of 5 or more dwellings (including land currently in the Renton Potential Annexation Area) is 390 s.f. per dwelling, and on a per unit basis is a little more square feet per unit than the 1/2 acre park (22,190 The general definition of subdivision proposed in the Title 4 update addresses both short(4 lots or less) and full (5+ lots)subdivisions. Docket Cluster 01-10-02.doc 6 January 10, 2002 • s.f.) provided for 63 units in The Orchards Cherrywood development (equals 352 s.f. per unit). King County does not have a minimum private park standard, but indicates that the County may require a fee-in-lieu instead of the 390 s.f. per unit park area. A publicly dedicated park has to be a minimum of 20 acres. King County also requires playground equipment of 400 s.f. be provided. The 260 square feet per unit recommendation for Renton Conservation developments is a smaller standard than King County's, but recognizes that King County offers a fee-in -lieu system (a park area does not have to be provided at all if fees in lieu are paid), whereas development applicants in Renton are required to pay a park mitigation fee which may only be reduced by up to 1/3 if onsite recreation areas are provided consistent with Resolution 3082. However, the overall minimum park size of 1/2 an acre is consistent with private park sizes provided in other Renton developments, and could increase if the per unit standard and number of lots results in a park greater than 1/2 acre. Unlike King County's park area requirement which applies to all single family and townhouse developments of 5 or more units, Renton's will only apply to conservation subdivisions/short plats, and the Reviewing Official will determine the acceptability of the"public benefit"open space feature. Comments provided by David Halinen in late November, representing a developer preparing an application in a Potential Annexation Area, include a request to allow area in trails to count towards the area per unit size requirement, and a suggestion of a minimum park size equal to the minimum lot size. King County regulations allow for trails to be counted, and do not have a specific minimum private park area requirement (20 acres required for public dedications). However, for purposes of the Renton Conservation requirements, it is not recommended that trails be counted in the area per unit or park size requirement, and it is recommended that the minimum park size be established at 1/2 an acre. With the trade off for reduced lot standards, and the purpose of the R-5 zone, it is appropriate to promote a larger aggregated active recreation area. • Park Area Phasing: Provisions:are included to specifically allow for the Reviewing Official to condition a phased development to provide the park area at an appropriate time. If the development is phased, the Reviewing Official would determine when the open space and park facility must be provided, and would consider what happens if later phases are not constructed. As an example the Reviewing Official could require that the park area be reserved or dedicated with the first phase, but improved with active recreation facilities during a later phase. - • Surface Water Facilities: The City has docketed the issue of general surface water detention landscaping and fencing standards. In the meantime, as a trade-off for smaller lot standards, the proposed Conservation Subdivision requirements reference a King County manual that identifies methods to improve the appearance and integration of these facilities in developments. If an applicant proposes an equivalent method, it would be considered as well by the Reviewing Official. Comments provided by David Halinen on behalf of a developer of a future subdivision have requested that enhanced surface water facility fencing/landscaping "count"towards open space. At this time the recommendation is to not count enhanced surface water fencing/landscaping as it is an aesthetic improvement which ultimately the City would like to apply in more cases than Conservation Subdivisions, and it does not serve the same purpose as an accessible open space. It is recommended that this issue be addressed further as a longer-term docket issue. • Procedural Requirements: In the R-5 zone, require mandatory preapplication to review the conservation subdivision and the proposed open space. Since there would be fewer lots and fewer cluster developments likely in R-1, mandatory preapplication is less of an issue. • Incentives: Do not provide density bonuses for conservation subdivisions as these would conflict with adopted policies and Comprehensive Plan land use designations. Assume that the lower lot sizes and more flexible development standards will result in cost savings for utilities, efficient development pattern, higher value per unit, and less cost for site development (e.g. less road pavement to serve more concentrated development). Since in Renton's definition of Net Density critical area buffers of Docket Cluster 01-10-02.doc 7 January 10, 2002 any kind are not deducted although they cannot be developed, the smaller lot sizes and lot dimensions will allow for a more efficient lot pattern in the developable areas. Longer Term Recommendations As time permits additional code amendments issues to consider include: • Open Space Amount: In the R-5 zone in particular, should the City require a specific percent of the net developable area to be in open space, or require a per lot amount related to the lot size reduction, with a portion required to be an aggregated park/recreation area? Should a reduction in the amount of open space required be granted for improvement of publicly dedicated park areas (e.g. add sport courts, trail improvements, etc.)? Should a reduction in the amount of open space required be allowed for restoring/enhancing wetlands or increasing wetland or stream buffers? • Open Space Qualities: Should the City provide more direction regarding the quality of open space provided beyond critical area protection and park space. For example, should the City provide incentives or require that the open space resulting from conservation subdivisions have one or more of the following qualities: critical areas regulated in RMC 4-3-050 but not deducted for net density (e.g. aquifer protection areas Zones 1 or 2, certain geologic hazard areas, sensitive slopes, etc.), heritage trees and significant tree stands as determined by an arborist, public view corridors, and historic or cultural resources? • Surface Water Facilities: Should the City count part of the Surface Water facilities as Open Space when they are designed to allow for recreation at least part of the year? If the surface water facility were designed for both recreation and surface water management, such as with a gentle grade and recreation amenities, could it fulfill a portion of the park area requirement? King County allows up to 50% of a multi-purpose surface water/recreation facility to count towards onsite open space standards if meeting certain design requirements. However, City staff have noted that it is difficult even in dryer weather for the multipurpose facilities to "dry out". Design factors and site features would have to be carefully considered. Also, what are some minimum standards for landscaping and fencing that should apply in every zone, and what sort of landscaping and fencing requirement should be applied in addition as a "trade-off" for conservation subdivisions? • Incentives: If the City wishes to promote conservation subdivisions more actively, potentially allow construction during winter period if a development would conserve erodible soils, if not likely to affect habitat, and if best management practices are followed. Areas with erosion are not restricted from development currently, although the Renton Municipal Code requires studies and landscaping. REFERENCES Arendt, Randall G. (November 1997). Growing Greener. Natural Lands Trust Inc. Media, Pennsylvania. Biver, Dan and Bohlen, Sarah (October 1994). "Planning for Open Space Developments." Zoning News. American Planning Association. Chicago, Illinois. Corser, Susan Ernst (July 1994). "Preserving Rural Character through Cluster Development." PAS Memo. American Planning Association. Chicago, Illinois. Davidson, Michael and Dolnick, Fay, eds. (December 1999). A Glossary of Zoning, Development, and Planning Terms. Planning Advisory Service Report Number 491/492. American Planning Association. Chicago, Illinois. Docket_Cluster_01-10-02 8 January 10, 2002 RMC 4-2 AMENDMENTS 4-2-110.A DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-1 R-5 Minimum Lot Size for lots 1 Acre. 7,200 sq. ft. created after the effective date hereof ,-e'°',i5i,000 sq. ft. for g ister 4,500 5 00.0.sq. ft. for sIui cbnser ation development. eonservatien development.3 4-2-110D CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS c. Tho romaining dovolopmont standards of tho Residential 8 Dwolling Units Por Acre Zone (R 8) shall apply. 'Note: Old language combined with 3. New language refers to provisions not subject to variance like densities.) 3. A; Residential-.:`Conservation--Subdivi sionsClustoriiird may be allowed wfiens(a)-•'ttie<Reviewin' Off icial determines that itis desirable to meet objectives such as preserving significant natural features, providing neighborhood open space, and/or facilitating more:;efficient .t# ovicion of sewer service, anda(b)°:si ret-4e the following standards are met: • a. Number'ofr8Units Conservation SiibdivisifbhsIshall be limited to a maximum of 6 lots in one clusterVand {..... .v ., x,..-...✓ x. .. -...r.,r..:....---•.,Mw A-:--..;..r. , ..._....... y. m q.-gee->w:x_:.:m ... * ..... ... each cluste Feliall be `s`eparated".from: another cluster by .a'-minimurr+wof::1=00'•feet=of uegetafed'buffer Critical"ai'eas`may-bbl-located,.in'th'Vegietated buffers . _ - � 'Editor's Note: Sentence addressed in definition of Conservation Subdivision.1 bg777• Develop_mentMStandards`TR1 -and-,R5rZoriesl The area of individual lots shall not be less than 50Q0'5Q0 sq. ft. )Development`atanda"rds::of.tfie Residential-8.Diiiellir4:Unit"s�.Per Acre o i'07,7 R 83 shalrapplw;=iexcegt-",thattDensitY;.an'd`°Lot:Size:of the`Consenration staridard, shall:fae consistent:w+th Elie=zoning:classification-ofalie properCv� d:: `- 'R 1:: Excopt fo>:`dens+ty,'th'e':rorriaih+ng dovolopmorit`standardth76f,.tl .ffaidonti4148 c . . . Surface Water Facility'Eenciiiq-nand Landscapinc 4 R=1 and R-5=:Zones`:s Surface:water facilitiesshall`be.a€site:amenity`screened,'Ia i`dscaped3:anddintegrated-con"sister t ` ith:The Integrated ;Pohl,=::Kinq'County Department.of:`Natural='Resources;'j1995 :or'.a generally comparable:•a1513i acWas_determined bythe:Reviewinq~Official. d:r` ' `:•Open'.Space`-`R-T andrR-5:Zones Docket_Cluster_01-10-02 9 January 10, 2002 i. 'Open:Spa e:';GenerafI equirement••R=1°atitE . mWnds!`„ In addition art , varid R=5�Zones:`. :to��reserving Gritieal':Areas_=`deducted':for Net:D'ensit`v;<:_th"e:µ'applicant`si'alf provide=a:'sp'ublia benefit.open spaceas.deterrrined"bv_the Revewiiej_Official:°3'Gen.erally fhe size of th Open`Space shallu:be.equal.to`the:net'developable'°area<not`otherwise incl'udedain�afot`�streetor �rfiace�designedforveiieular°�traVel�`or`surtacewafe� controls featu"re `. rWliere, feasible; ;the<.open spaces shall be._aggregated and connect.existin'�'orpLanned'pt�blic°parks=:or.tralls n:._:.. . vP:arli``Area` °Ft=5t°'Zone:= y`1` portiiiri:i of: :tlhef=Opem-}::Sp'ace?yin`:<..aT.Conser`vatibr Subdrvrsron'sl all n`clude`a::neiahborhood park asrzed'dat a crate:of-260,square feet per lot;=:but:in no case`shall"the=minimum size3of_the=park tarea t e''le ri one'halfu:(1,12) acre'ii.=,size '`The p'arl rshalli be.:Fofi=a grader"anet=::siiiface'suitable fob recreation;: and;`located uyonsite" irl n'`an=`area=`'accessiible -t`o'residents'=bf' #11( . ,�..,,,�.-r:..� .,y .- ..}.ri5'. ,�-.w-^``r,::":;:T' �.,...,-: 3�.._ Y:i s.l - v .. development`;:If:publiclyt`dedreated;=.thee.nerahborhoo`d p"ark=shalI be ocated alone a public'St'reef'provid'inci pri',ary acccess=`to t17e1.develop:merit and/or`sited"til'°'a ianner;fo�serve='a�broader�neigffborhood�area�as�:cJetermriect by:�tf'e`�Rev►einrinq O.fficial4 Easements:< `R-:1:>:and:jR=5:.Zones` Criitical Areas shall be placed iii':Native:'Growth ii%. x �u Profecti& Easemei ts!corisis#ent:with RNIC 4-05.0 G:tNafivem'Growtf Prote"etion Areas:=Parks shall eitherbeowned`°inA cominonby;residents=aofe=the''developm'entt such as through:hofll'e0V1 nets'"association;or ;if acceptable to the_C�ity dedicated to' • ttie `City:"-:Critical Aie'as°arid Private:or`Public='ParksY shall oe rest'riGtecl #rot future °d vefopment1 iias'Covenants=`or-other'methods«acceptable'-'toa=the°Cify exceptpark�improvern°ents°alallbe;:allo`wed'in�'design=atecipark=areas: ry= w_'°Phased R 5 Conservation:;:Subdivisions,. .=Park:lrri r'overrients: ,Tie°Reviewing Official may:co rid'itfonsa"phased;development°fo;ensure':the approprlate4=timing of park`land'reservatidn=and irh overnent in=relationshipaoe#h`e propose'tpl aes$ ['Editor's Note: Combines Notes 2 and 3. [Editor's Note: The unshaded edits above are consistent with the City Council Title IV packet. The shaded edits are newly proposed as a result of this docket item.] • Docket_Cluster_01-1 0-02 10 January 10, 2002 RELATED RMC TITLE 4 AMENDMENTS 4-7-050 GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT AND LOT LINE ADJUSTMENT PROCEDURES: A. PRE-APPLICATION MEETING: Any person who desires to subdivide land in the City should request a preapplication meeting with the Department at an early date in order to become familiar with the requirements of this Chapter. Preapplication:=review<,ls=Vofuntarv; .exoeptYin_;tt e:c°ase of:.a:proposed?Reside)tial'Conservation short pl'af or sut diV sionanxthe R-5 zone_.iiin which case'it is`'rnan'dator4 4-11-030 DEFINITIONS C: CILUSTER•CONSERVATION.'SSUBD I:VISION,,''RES'I DENTIAL: . .,mob .:..,:>. ",.- , c '...;t:..u..„-:,,,: -�, ,.,::'• �::r:�?"4_' ;;�,. �r,. - - _ , '4 '$ e '1587;:3'18•`1 WO)`A:,development=design technique:that:permits:arreductioi-.in.l"ot'area :setbacks or:'other site•.development<=.,r-egulations, provided that';there .i6=no:increasin'>the overall;{density"'permitte6;;#.'or:a • conventional subdivision and:the'remaininq'area=is,us'ed'for_o" pace c-`"pens3 • CRITICAL AREAS'GROWTH:M'ANAGEMENTACT:Wetlands, aquifer recharge areas, fish and wildlife habitat, frequently flooded and geologically hazardous areas as defined by the Growth Management Act. CRITICAL AREAS: (Eor_'purposes:of NetDensity Def'initionl Areas determined by the City to be not suitable for development and which are subject to the City's critical areas regulations including very high landslide hazard areas, protected slopes, wetlands, or floodways. (Amd. Ord. 4835, 3-27-2000) 4-11-040 DEFINITIONS D DENSITY, NET: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements, serving three (3) or more dwelling units, are subtracted from the gross area (gross aEf'es=ac 6—age minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. 4-11-150 DEFINITIONS 0: OPEN SPACE: Any physical area which provides visual relief from the built environment for environmental, scenic or recreational purposes. Open space may consist of developed or undeveloped areas, including urban plazas, parks, pedestrian corridors, landscaping, pastures, woodlands, greenbelts, Wstlar'Ids-and other natural areas, but excluding driveways, parking lots, or other surfaces designed for vehicular travel. JEditor's Note: Wetlands are a critical area, and no other critical areas are specifically identified.1 4-11-1650 DEFINITIONS P: PARKS, NEIGHBORHOOD: A combination playground and park designed primarily for nonsupervised, nonorganized recreation activities. They are generally small in size. This definition includes but is not limited to community gardens and other accessory uses normal and incidental to parks. (Ord. 4840, 5-8- 2000) Docket_Cluster_01-1 0-02 11 January 10, 2002 JEditor's Note: The unshaded edits above are consistent with the City Council Title IV packet. The shaded edits are newly proposed as a result of this docket item.l • Docket Cluster 01-10-02 12 January 10, 2002 - DOCKET ITEM TITLE 4, CHAPTER 4 LIGHTING STANDARDS PURPOSE Exterior lighting is regulated in many codes to address visibility, aesthetics/environment, energy conservation, and safety. The City of Renton contains general parking lot lighting requirements in RMC 4-4-080.F with no specific standards, and City staff have raised the issue to address lighting of parking and display lots in particular. More recently, a citizen comment has been received regarding light trespass (Sean and Cathy O'Neil, October 2001). The purpose of this docket item is to present proposed regulations that balance the need for security and illumination with avoidance of light trespass, particularly in residential settings. BACKGROUND/ISSUES Some municipalities have created City lighting plans and regulations to address regulation of private property lighting as well as street light maintenance, the most comprehensive of which are Kennebunkport, Maine, and Tuscon, Arizona, as well as others. Common elements in.light ordinance provisions are to prohibit light trespass and address light standard spacing, height, shielding, and illumination. The Subdivision and Site Plan Handbook (Center for Urban Policy Research, 1989) as • quoted in a Zoning News article includes the following recommendations (Dolnick, 1995): • Spacing -equal to approximately four times the height of the standard • Height maximum - no taller than the maximum building height or 25 feet, whichever is less • Shielding to provide proper lighting without hazard to drivers or nuisance to residents. Regulators in Kennebunkport, Maine similarly recommend regulating the height and setback of a luminaire (light standard) which avoids having to measure illumination levels (e.g. foot candles) with light- calibrating equipment. Kennebunkport, Maine allows light standards to be increased up to 25 feet depending on their setback, and also requires a full cut-off shade allowing no light above a horizontal plane. The maximum 25-foot height and full cut-off shielding requirements can also be found in the Redmond, Washington regulations. Similarly, the City of North Bend, Washington limits light standards to 18 feet in height in commercial zones with lesser heights in residential zones, and requires control of horizontal and vertical light trespass. Bellevue, Washington does not regulate the height of standards, but does require parking/driveway lighting to incorporate cutoff shields. The following graphic illustrates the use of shielding. : : ..lumnw:ra. .. .pro:. kindle d = - r .. cr ._... i: : n..:,.:::;;[:•:;.:?I:;•:.,j_'.is:+:::. :;:•i.:..L .f' -: .... F-.: ::;::;::uc:. _:: ._: ..;; . , ::. .. ..::;_: .: :. _s.,.,,.,...;.:•_._-. ::.. .LUMINAIRE.WRHaE55dHAN+90.CUiOFf.. - _ _ _ NO CUTQFF...LU NAIRE.....•:.,, :: ; ::. -. -. LUMI .. :Tbie:-awot t_ofcuta�;�iedu1*4, .:a,lagbt.e�m ii.44P ut.0.4a g ii inzst.excesive gliire10.4.gCtr0,s'i. , ` ;..j_ lcnnai,-e.(:ght) nsurs tat no lght rs ttedabv hoi� ontal lnparll othe goetndA:luntnsrewth a'cuto .;of less>tl an:90 de '.ees::(middle)core letel._shields the:`l htsource'iron a i obseri erf:e f i,:#ove':the;? ": ground.at they;aiiit ii+liere the cuto _- nit le.intersects:th`e.rnd`ou Source:October 1995 Zoning News article"Shedding Light on the Urban Landscape" Docket_Lighting_Jan.doc 1 January 9, 2002 Further examples of light standards for the purposes of avoiding light trespass and glare, and saving energy can be found at the following web links: http://www.darksky.org/ida/mu-media.html, http://www.scn.org/darksky/slideshow/s1d001.htm. The slide show provides examples from around the Seattle area, and can be viewed on the computer screen. RECOMMENDATIONS Proposed code amendments would be consistent with many of the example regulations cited above. In summary the recommendations are to: • Limit light trespass across property lines • Regulate residential light nuisances • Regulate building lighting to avoid lighting above a roof line • Regulate parking/display lot light standards to a height of 25 feet and require full cutoff shields • Exempt holiday lights, official government flags, right-of-way lighting, and signage (Sign Code has some regulation of lighting and temporary grand opening lighting) • Include a modification process, provided that light trespass does not occur. REFERENCES Dolnick, Fay (October 1995). "Shedding Light on the Urban Landscape." Zoning News. American Planning Association. Chicago, Illinois. Docket_Lighting_Jan.doc 2 January 9, 2002 1-3-4 DEFINITIONS: A. Definitions: As used in this Chapter, unless a different meaning is plainly required: 8. "Nuisance" (also referred to herein as"violation" or"nuisance violation") means: a. A violation of any City of Renton development, land use, or public health ordinance; b. Doing an act, omitting to perform any act or duty, or permitting or allowing any act or omission, which annoys, injures, or endangers the comfort, repose, health or safety of others, is unreasonably offensive to the senses, or which obstructs, disrupts or interferes with the free use of property by any lawful owner or occupant; or c. The existence, without limitation, of any of the following conditions: (1) Trash Covered Premises: Any premises containing trash, debris or abandoned materials, except that kept in garbage cans or containers maintained for regular collection, see RMC 8-1-4.B; (2) Dangerous Structures: Any dangerous, decaying, falling or damaged dwelling, fence, or other structure; (3) Potential Vermin Habitat Or Fire Hazard: Any accumulation of material or debris on a property including, but not limited to, animal matter, ashes, bottles, boxes, broken stone, building materials which are not properly stored or neatly piled, cans, cement, crates, empty barrels, dead animals or animal waste, glass, litter, mattresses or bedding, old appliances or equipment or any parts thereof, furniture, iron or other -scrap metal, inoperable machinery or equipment, packing cases, packing material, plaster, plastic, rags, wire, yard waste or debris or other objects which endanger property or public safety, or constitute a fire hazard or vermin habitat; provided, that nothing herein shall prevent the temporary retention of waste in approved, covered receptacles; (4) Junk Or Abandoned Vehicles: Any wrecked, inoperable, abandoned or disassembled trailer, house trailer, boat, tractor, automobile or other vehicle, or any parts thereof. A junk vehicle includes apparently inoperable, immobile, disassembled or extensively damaged vehicles. Evidence of inoperability and damage includes, but is not limited to, a buildup of debris that obstructs use, a broken window or windshield, a missing wheel, a flat tire, a nonfunctional motor or transmission, missing bumpers, or missing license plates; provided nothing herein shall prevent the keeping or storage of any vehicle on private property within a building where it is not visible from the street or other public or private property. For further definitions and procedures see Chapter 6-1 RMC; (5) Attractive Nuisances: Any attractive nuisance which may prove detrimental to children whether in or on a building, on the premises of a building, on an occupied or unoccupied lot, which is left in any place exposed or accessible to children. This includes unused or abandoned refrigerators, freezers, or other large appliances or equipment or any parts thereof; abandoned motor vehicles; any structurally unsound or unsafe fence or edifice; any unsecured or abandoned excavation, pit, well, cistern, storage tank, open crawl space, or shaft; and any lumber, trash, debris or vegetation which may prove a hazard for minors; (6) Obstructions To The Public Right-Of-Way Or Illegal Use Of Public Property: Use of property abutting a public street or sidewalk or use of a public street, undeveloped right- of-way, or sidewalk which causes any obstruction to vehicular or pedestrian traffic or to open access to the streets or sidewalks, including working on vehicles in the public right- of-way except for emergencies and then only for such time as reasonably necessary to solve such emergency and illegal parking of commercial vehicles on public right-of-way in Docket_Lighting_Jan.doc 3 January 9, 2002 E which all of the adjacent structures are occupied as residential dwellings on the same side of the right-of-way as the area for parking, per RMC 10-10-13; provided, that this subsection shall not apply to events, parades, or the use of the streets or public rights-of- way when authorized by the City. This section includes the existence of drainage onto or over any sidewalk, street or public right-of-way, and the existence of any debris or plant growth on sidewalks adjacent to any property. This section applies to camping on public property except in a designated camping area; (7) Vegetation: Any noxious or toxic weed or uncultivated plant, weeds or grass which may be a fire hazard, or any tree which is in danger of falling and creates a substantial risk of damage or injury; (8) Illegal Dumping: Dumping of any type by any person on public or private property not registered as a legal dump site; (9) Dumping in Waterways: Dumping, depositing, placing or leaving of any garbage, ashes, debris, gravel, earth, rock, stone or other material upon the banks, channels, beds or bars of any navigable water, or the felling of any tree or trees, so that the same shall in whole or in part project within the high water bank of any navigable watercourse, or the casting, placing, depositing or leaving of any logs, roots, snags, stumps, or brush upon the banks or in the bed or channel of any navigable stream, except when part of habitat enhancement under auspices of a governmental agency; (10) Operation of premises where there is illegal manufacture of liquor, or is maintained as a place for drunks, operated as an illegal gambling house or as a drug house per Chapter 7.43 RCW, or which constitutes a moral nuisance or house of prostitution; (11) Animal Nuisances: Maintaining, harboring or keeping animals which by frequent or habitual howling, yelping, barking or making of other noises, annoy or disturb a neighbor, keeping of types or numbers of animals in violation of law, permitting the accumulation of animal waste that is unhealthful or which creates obnoxious odors, keeping of animals in conditions that are unhealthy to the animals, humans or maintaining pests such as caterpillars, vectors, vermin or wildlife on one's property, or allowing dogs to run at large per RMC 6-6-5.C; (12) Beekeeping: The existence of any bees, Africanized honey bees, yellow jackets, hornets, or wasps that harbor in colonies, hives, apiaries or nests which are not authorized by ordinance or statute and are not in full compliance with Chapter 15.60 RCW or Chapter 16-602 WAC; (13) Odors: The existence of any strong or offensive odor at the property line including but not limited to rotting or decaying fish or animals, rotting garbage, animal manure or strong chemical smells; (14) Installing, creating or maintaining graffiti; (15) Anything defined by RCW 7.48.140, Public Nuisance, Chapter 7.48A RCW, Moral Nuisance, or which constitutes a misdemeanor under RCW 9.66.010 or RMC 6-18-11; (16) Operating a business without the requisite state or local license or business license or operating in violation of code requirements for that license, see RMC 5-5-3.G.5, 5-8-4, and 6-15 6; (17) Violations of the Aquifer Protection Ordinance, RMC 4-9-015; (18) Violation of harbor regulations, Chapter 9-3 RMC; Docket_Lighting_Jan.doc 4 January 9, 2002 • (19) Violation of noise level regulations, Chapter 8-7 RMC. (20) Violations of Exterior, Onsite Lighting Regulations in RMC 4-4-075. (21) Installing, maintaining and/or using an outdoor visible light or other source of illumination which is on private residential property and produces direct illumination across an abutting residential property of such intensity that it creates a nuisance or unreasonably interferes with the use or enjoyment of the abutting residential property. [Editor's Note: based on nuisance lighting regulations from Wichita, Kansas, focusing particularly on residential situations.] 4-4-075 LIGHTING, EXTERIOR ONSITE: [Note: The proposed lighting standards below are based on North Bend Zoning Code and Redmond Design Guidelines, as well as Zoning News, October 1995.1 A. PURPOSE: The purpose of these regulations is to provide for ample, but not excessive illumination levels, promote the general public health, welfare, and safety, and discourage light trespass beyond the boundaries of the property on which the light is located. B. APPLICABILITY: The standards of this section shall apply to the addition or replacement of light fixtures. Additionally, the standards of this section apply to remedy existing residential lighting that creates nuisances to abutting properties per RMC Title 1-3, as defined in RMC 1-3-4A.8.c(21). C. EXEMPTIONS: The following are exempt from the provisions of this Section: a. Signage. b. Temporary Holiday or Decorative Lighting: Temporary holiday or decorative lighting is exempt provided there is no light trespass beyond property boundaries of the subject site. c. Official Government Flags: Display lights are permitted when providing illumination of official government flags, provided there is no light trespass beyond property boundaries. d. Right-of-Way Lighting. D. AUTHORITY: During Development Permit Review, the Responsible Official shall determine compliance with the provisions of this section. Conditions of approval may be applied to achieve compliance. The Development Services Division Director or designee shall enforce the provisions of this section. E. STANDARDS: No use or activity shall cause light trespass beyond the boundaries of the property lines. 1. Building Lights: All building lights shall be directed onto the building itself or the ground immediately abutting to it. The light emissions shall not be visible above the roofline of the building. Docket_Lighting_Jan.doc 5 January 9, 2002 2. Parking Lot or Display Lot Lights: Parking lot or display lot light fixtures shall be non-glare and mounted no more than 25 feet above the ground to minimize the impact onto adjacent and abutting properties. All fixtures shall be fitted with a cutoff type luminaire as exemplified below. - total cutoff luminaire A k "(tie, et, Cutoff Type Lu m i n ai re 3. Stadiums, Parks, and Sports Fields: Light fixtures for stadiums. parks, and/or sports fields shall be fitted with a cut-off type luminaire as exemplified in subsection E.2 above. F. MODIFICATIONS OF STANDARDS: Lighting which does not meet the standards in subsection E above, may be permitted by the Reviewing Official as follows: Alternative shielding of lights, or lighting visible above the roofline may be permitted via the Site Plan Review process for applications requiring such review or via a modification approved by the Development Services Division Director in accordance with RMC 4-9-250.D for applications which do not require Site Plan Review. In any case, no use or activity shall cause light trespass beyond the boundaries of the property lines. G. VARIANCES TO STANDARDS: A variance to standards, pursuant to RMC 4-9-250, is required to alter any other requirements of this Section that are not allowed to be altered in accordance with Subsection D, Modifications to Standards. H. APPEALS: See RMC 4-8-110. Docket_Lighting_Jan.doc 6 January 9, 2002 4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS: F. PARKING LOT DESIGN STANDARDS: 5. Lighting: Any lighting on a parking lot shall illuminate only the parking lot and shall be designed and located so as to avoid undue glare or reflection of light pursuant to RMC 4-4-075, Exterior Onsite Lighting. Light standards shall not be located so as to interfere with parking stalls, stacking areas and ingress and egress areas. 4-11-120 Definitions L: LIGHT DEFINITIONS: The following definitions are utilized in the Exterior Onsite Lighting Regulations, RMC 4-4-075 Cutoff: The point at which'all light rays emitted by a light source are completely eliminated (cut off) at a specific angle above the ground. Cutoff Angle: The angle formed by a line drawn from the direction of light rays at the light source and a line perpendicular to the ground from the light source, above which no light is emitted. Cutoff Type Luminaire: A unit of illumination with elements such as shields, reflectors, or refractor panels that direct and cut off the light at a cut off angle less than 90 degrees. Light Trespass: The shining of light produced by a light source beyond the boundaries of the property on which it is located. Luminaire: The complete lighting unit, including the lamp, the fixture, and other parts. • Docket_Lighting_Jan.doc 7 January 9, 2002 • DOCKET ITEM TITLE 4, CHAPTER 2 SCREENING DESCRIPTION/PURPOSE Renton requires that surface mounted equipment and roof top equipment be screened in all commercial zones and the R-14 Zone, presumably because some commercial uses are allowed in the R-14 Zone. The proposed Title 4 Development Standards Amendments currently under review by the City Council include extending these requirements to all multifamily zones, since surface mounted and rooftop equipment may be included in residential developments, or nonresidential uses allowed in the zone. However, there are two major zoning categories that are omitted: Single Family and Industrial zones. Outdoor loading, repair, maintenance and work areas are required to be screened in the R-14 Zone, and Commercial/Industrial zones except the CD and IH zones. The proposed Title 4 Development Standards Amendments currently under review by the City Council include extending these requirements to all multifamily zones since there may be nonresidential uses allowed in the zones where this requirement would be appropriate. It is understandable that in the CD zone where standards encourage full property utilization for structures and the lots are small, that there would be less chance of outdoor work areas associated with the permitted uses. On the other hand, in the IH zone where the purpose of the zone is to allow for intensive industrial and manufacturing uses with potentially large outdoor areas, screening of these areas where they are in proximity to Residential zones may be appropriate. Renton's Site Plan Review criteria promote "effective" screening, but the review criteria are broad and apply to larger developments in certain zones. Developments in Single Family zones and the IH zone are typically exempt from Site Plan Review. While there are several larger issues that have been docketed with regard to screening, such as outdoor storage screening requirements, this docket report focuses on the following: 1. Should all zones be subject to screening requirements for surface mounted utility equipment? 2. Should screening of outdoor loading, repair, maintenance and work areas be required in the CD and IH zones where it is currently not required? 3. What does"screening"mean for surface mounted and rooftop equipment? COMPARISON OF REQUIREMENTS Many zoning codes contain performance standards for screening of equipment and outdoor work or service areas. The purpose is to reduce visibility of the equipment/areas from offsite locations, and to reduce noise. The City of Sumner, Washington requires in every residential, commercial and industrial zone that air conditioners, heaters, ventilating equipment, and other mechanical devices be screened from surrounding properties and operated to not disturb peace and quiet of neighboring residents. Specific methods of screening are not listed and are determined by the Reviewing Official on a case by case basis. The City of Redmond applies screening requirements for service areas (i.e. utility vaults, mechanical equipment, and waste receptacles) Citywide. General requirements are to locate these items/areas behind buildings, in the back of properties and away from highly visible areas. There are few specific requirements, except for rooftop mechanical equipment which is required to be screened from view by methods such as roof wells, clerestories, or parapets. Docket Screening_Jan.doc 1 January 11, 2002 • Bellevue applies mechanical equipment screening requirements Citywide. The City requires that mechanical equipment at grade be placed in the rear or side yard unless abutting residentially zoned property. At grade or rooftop equipment is required to be visually screened by a solid nonreflective visual barrier that equals or exceeds the height of the equipment. Depending on the location of the equipment, the City indicates that the visual barrier may consist of: • Architectural features such as parapets or mechanical penthouses • Walls or solid fencing • Vegetation and/or vegetation/fence combinations where the vegetation will be dense and provide full screening within two years • Natural topography. Where screening from above is needed, the City requires a solid, nonreflective roof (vents are possible) or painting of equipment to match or approximate the background against which the equipment is viewed. The Bellevue, Redmond and Sumner codes summarized above often apply standards based on the equipment type/activity, and are silent regarding the thresholds that trigger compliance for existing equipment/activities that do not meet the screening standards. Other regulatory provisions offer some guidance. For instance, Renton's parking regulations must be met for expansions of uses/buildings by 1/3. North Bend and Issaquah apply landscape regulations when a structure is being remodeled or expanded up to 50% of its value, but they exempt interior remodels. RECOMMENDATIONS • Surface Mounted Equipment: Because surface mounted utilities may be proposed in any development in any zone and screening from public view and residential areas is appropriate, it is recommended that the surface mounted screening requirement be extended to all zones. With regard to the industrial zones, an exemption would apply if the equipment is more than 100 feet from residentially zoned properties or public streets. Standards are proposed to define what "screened" means: equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier. • Rooftop Equipment It is recommended that rooftop equipment in all zones be regulated including single family since nonresidential uses are allowed in the residential zones (e.g. institutional, religious, etc.), and since screening from public view and residential areas is desirable. For new construction, the range of screening options would include: Roof wells, clerestories, or parapets, walls, solid fencing, or other similar solid, nonreflective barriers or enclosures. For additions to existing buildings, where the existing roof structure cannot safely support the required screening, or where the integrity of the existing roof will be compromised by the screening, "screening" may consist of painting the equipment to match the approximate color of the background against which the equipment is viewed, or an equivalent nonstructural method to reduce visibility. •, Outdoor Loading, Repair, Maintenance and Work Areas It is recommended that the screening requirements be extended to all Commercial and Industrial Zones including CD and IH. The requirements only apply when the properties abut or lie adjacent to residential zones; there is flexibility in the requirements that may be imposed by the Reviewing Official; and variation of the requirements is possible through Site Plan Review or modification. • Thresholds for Compliance: New or replacement equipment/outdoor activities would be required to meet standards. The North Bend/Issaquah 50% improvement threshold is recommended to address when screening requirements need to be met in the case of existing equipment/outdoor activities. Docket Screening_Jan.doc 2 January 11, 2002 • • 'Editor's Note: The unshaded edits below primarily move current screening requirements from the Development Standards Tables, and are consistent with the City Council Title IV Packet. The shaded edits are newly proposed as a result of this docket item.' 4-4-095 SCREENING: [Editor's Note: Relocates Use Table and Development Standard Requirements into one location.' A. PURPOSE: The purpose of this section is to provide screening standards for mechanical equipment and outdoor service and storage areas to reduce visibility, noise, and related impacts while allowing accessibility for providers and users. B. APPLICABILITY: 1. Uses and Activities Subject to Standards: The uses and/or activities that are subject to these standards include he�`" °r=relilade` surface mounted equipment, rooftop equipment, outdoor storage, loading, repair, maintenance, work and/or retail areas_who l D c•'' ```~proe '°zo • �' , .'�'� °°" '; „:., ' . Specific applicability of the standards is indicated in Subsections lyan'd C through G. • • rg:,v. L Tl ititt—diaiii k tibilli tTirdarci ;'fiheestaiig Teti fathetili=AhK4e6tibtViiiiir14130aM ;::. ._>Nerr rR,Fte lacenrierif: l i cilprriet lA tlly[t"'' <Allri'"propiisals:..�ir'.i e v o r:.epiaconentsurfac hiourite~d egUipmei roolt eq ipmdht y:ciufdoar:str rage`; I adinq •:repair;s-ma ntena€tce:_wo i dlor$retail atea. ;.4y: _ ._::)nlarge eiifzir>l zte if cations"of.`£iris ir€ #. Structuresx' hest w€tka< exis rr su fac ,,+,., q•et•: F..� ..K.r __ .PY�S7^'i ..Y_ .\n, 6a.e,.':^,•i 'o.Y. :•3..yF.i _:.,y.'..:j`:a;: .y,.., ounte'd"e ui*T'Ct^".nt rr;{ioftf}i";C:An rt'3t`.''t T161ttoor ttltc'"3`aGs'.:lo din (;'�r:a€€' '�# i.t�nance�wC1i ,•.�:.: ,3,:.�,'i;•, r.9�. yn'v;.,,a: :zva•uur ;Fs.. .i.:. :?.a:r •�z`";�r: >_s�:.�.�_az4:• ':.o-^.t: ,^ '; rite'�efa`ila�.ardiia�';fha `are:not>screened{;ir :confofft ce•?vifl'€,this teeltoi 'sf 11== e.Treq Iced to IC°aM cr� �f'rrmfti�`fihejsere�ei�.i�:d.�r:✓quireiefits'tf�i€�S.ecfi"��€f�eniarci�fl-"err:�,a'1ti::reoa`<a"1'cil�i�v"s+s�.. gddifi'ons exp j I'd is4'br=alfieratidRIvT i .resuiflit ter€or:.m difi lftiiiqiiiiklit hi Oildnigs; �. es�wkzeri'=-�ec�i`s#�kofMclifis;Isxtjansr"+ai"€sf4.> iteiatiiihg0oeedsttrF.f*cenfvf w`�1:• .:_5..,. =:h:.. ..FA'. ,k'S: :�r`�z.a. _ �>:. 'l:'^ _ z'.M.S..:• .43} tl et assessedg4i ear f ti e €st itei oTure.c kt§ii4hili ea tiftg6:=t ieAitil)akfWVAit f s ifibi f �:�;s,.- ,.;�"t.n..: .rp.., ..tx:• .•.n....�.,a<r•. , .,.,�. ,;sa+,<. ::,e'-r':�•..e�.'&:a5-..i'• 'ti rs suit#fed,.that=interl r;.:aite-at+Ots:a Mprove iei is htc1 d€ r€a�:gyr s zlt'i t e'eXter€or<modif€cafioi of:an.existing tii ildlrigY structure ar: r s a k ki tt e pt fi€rrr tF� iac lions ' ( cii a s'.JUr fel !rffig4 iger cf61&i a cO sistent ithaiii tr gtler.°mat°No ffi erid"zai l Csser i afi use to"aiyf t taridscape�ri�"atiilafions .Y' 4.V">5?� ^.�h...k_?a�1.. Jc.•. ,v. .:c,x..=`.^^,,^anz6i'4"�: ..5;... C. AtI iC3RITYi The Reviewing Official f rr e d elt p entx pe'rmif tl� t:'rrt Ind s°f eE'Use r•tired: ctivit es r :sul se tttstt B. rite<:�excee'Cli ‘Official oti:a ii: Ubseatiiin': rAlshalt determine compliance with these standards concurrently with any development permit review. D. SURFACE MOUNTED EQUIPMENT , . . , . . : 1' > 'Get''eYal:g a iiifik°l All on-site surface mounted utility equipment shall be screened from public view. screen,riq:ssiatF:conisrstofequipme . ala:'i iets:`:enclostn °tlie'ifilify eq 1pri erf so3d fen iriq ptliTa-;F:?,'C:?`. ..,�;;.��:" `:'l,. i,no< �_,,,.;..:_ "":;r•• ,rc.5'': .:K@:t q�'g.:.^ -e.yv.•::": ..K+aa..�`•� .�..,>::�.,-mom} .':d;.\:.. v it bf a-heigtifgi east; •sabt l�r asy;tig-psi prfienl;f 64ris1:�ffei>e i s apekf Vts. a46Y.t'iei aiilo iia�d-for rea'sri'v able aceess t ec1ui r'rieri Docket_Screening_Jan.doc 3 January 11, 2002 S. r�.a�.... .�ridtstr:Cat'��2Qrie��>~ac�ml��il� �:�=Surfacep=,er�o�trt�e��equip��t 'Ee�ca�:l �..�n�i��trr�4}:daue4o'�t�Ot� • 'y..:�d,, v;,v^n 3.^.M'ar ov.1 �A::�\ '."�- y,l...-L?�::�•- '..-«'R',." a.,1...0'tt L,a ��x< Yr...r..ry,. jib :urea'al• te'r are:°ais ., et tee< ftWirom, as tiai y�za,ii:T�`}r r<ty{�Riind . ubl d z a c 4'. .,' x �� .a-...r s �' .<a M 5 b�'n �ec � ,;y.�.2„"r��o..}� �+.<<a,.:.»,,�a,--.:.' 'a�',...,,,,. �_ .y. -�:' wL 4^+�; sti`.etsmearerex4rrfipted.:.fiZi are arie nts:�in' "sectid <C 1i, e i �S�1ttb iii g •:. s,. w'; • -:a>'£<' sv: }` i�'C'3':•,':-;,-- "22:t2` y''"r:;:<:� `r fit;'s"'`0.�a ,o'tY, `..a,,Ktc ao"••'y«�`,.. 'im:r�ti,:.a-a< h::':�'z:`;.:;. •.:x<��<<, `�..;;"'"��: '»"�at'z:�.F,»�;.*iz`:':�.. ,�.. .,.'�@.N s:"3., qs&i�!,+... ?'�w,, ..�s..a �,�,�.•• ,.;�,,� rn ns ' E. ROOF-TOP EQUIPMENT �_ 'TK. All operating equipment located on the roof of any building shall be enclosed so as to be shielded from view, excluding telecommunications equipment. till t g t alvtis Cri' fiff ti E =S._`..'tte ciifstiddtiaTigtlzit TikettsFaieestikie'io: .'arabe€s 'v`vb s', iii.` :f°61 1i-; nG.,� ..>s.. ,as Y'2v. a'�}�o-�.r..a,•st•, �,^. ,a,-. �•• -y, c �=.,> xz.: .,». dimdar f�i r"ioi trefie t e ie r ea s rm r` I:nsur s s i et :�r�e tfi'e ev ti+: �i°I oat o� e° �kiz�rlterit�cl ��Ft�i �:equa e�te - a'::� t•c -..y"-�,�<:?;,:"`�»: •,'ae. � `.�,+,� , 0="� v '.�t<. ..,.� ^<��a.��;v�.�a E.. a�- Z i.,:AAdditfoffs;��to' ;:I i" g,:�.uitdi 'gi I ie f i i�stinq�:roc i t : °eair i t tifetf l;€�''•s.�'a .� ,^."�f5'" :.o�� 'aa'. .,,. M,>K, `�e�+.�+:; i:�:, ^�:a�'a->ixS;.`•sr>�'. .'"'�v,Y'f:• k� `ks >r "^e•� "��:a�v`.�r�� :a+ e:< Sup if#'<.ti184..fAliirE C:eWie'nirice: RVkifi t eiiintotfi tv 6ftit i4A1tnc to—Mitt`'f6 >;s?...<, aa.,. •x��"�-:�.�aay��:.o;.a.'..'�:.-.�.._ .\�<•,�a�. .y.�:.n,..ar, zti.e*: �-vt;:z;�h'ir�a,:;-,�•d.e::,;. a�-�S",x tR">< car t arhtsed :i3v. fhe sc een i .fit�<fie teWiiaq 3fficiai rrlayt a t on e a�rft�fr tif�,#Fie ei$m nt:,,<fa=°r is ch h p ' trr�ta eIoi i f he: hack i esu v to its v� rutlae aea",$�. Y'�'R z.•TwYe``ar •�a� .v,.•"�,+�:.... .. ...-, ea�;t a:3" 3 a.'�3a:t,�.�yi,..i+r_�-.,..a•.:�y. �.^.,aF.9...... . m a a, ,.i. ''1`'' °`t° ate °8t�od.�t xi73�t�`e:�is� t• =qu �arr��FEs u�awec��nr>a'rie�t��a ei=i�fiaifs'i�c. r t1 tb,� .;%Y..<..�.. ^'si^e.:r:... ..y, a..a`n��+°•:'�r'L:a aw:.<�y;i �.:'�; �•.ti:a�:�;aa��-: 'i` :.;vr.., ..'3A •'�..a......�..�i+< ,•:• -. 3:�R�RY"32'Sk. w w - w w, F. OUTDOOR STORAGE, LOADING, REPAIR, MAINTENANCE AND WORK AREAS: 1. Multi-Family Zones. Loading areas shall be screened by a solid barrier fence or landscaping, or some combination thereof as determined by the Reviewing Official, through the site plan review process. [Editor's Note: General measure would now apply in all multi- family zones, not lust R-14. Limited to loading since outdoor storage/repair not specifically allowed in residential zones."' 2. Outdoor Loading, Repair, Maintenance and Work Areas — Commercial and Industrial Zones ` ""'" "`'': '``'""'` Screening is not required, except when the subject commercial or industrial lot abuts or is adjacent to a residential-zoned lot, i.e. RC, R-1, R-5, R-8, R-10, R-14, RM arc : te` reguta e+ ac ir�ity:=�s prof sad lf31e�:std—2. the t it l e giii iCif= 6 kel t fief `its etl 'ztirtes In such cases, a fence, or landscaping, or a landscaped berm, or a combination thereof is required as determined by the Reviewing Official to achieve adequate visual or acoustical screening. These provisions may be modified by the Reviewing Official through the site plan review process, or the modification process for site-plan exempt proposals, where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc., that cannot •be full antici•ated at this time. Vr",M,',=,kA 4rWP..a.,__ �.... 'vim-:'j"•,�ri.';.;':fTw`tt°:k`c°.'S':?.xwaA ..1 r�:w::J.S:�T+'^..i£_Y^,?, :.�Y�' .n. wA�=ei o..in-ia ..,y�.+au•ram .< .. `.-w w » w w .1V" •..:r,:��t�: t`,;Rv:.' `'4''_.M `a�,;yM �..aj,::t<&n:.a'aav_.:." i .ti,.... AMAIN •.<.e�'gT:�;•-' _..s�,;.«;'.,•a,:x z.;� zy��:�>y ' - - z:.al's�eYM�« •tsia'.:..<,..,.a.<, ��#" wawa': ;t.•^ •.ti:�laQ»,4so -aia`•.,.�::ss�v,.• :^::�a•x'-r?a": , F"!i`` t9 :"L 4:eh'.""'s:So •a.�:nw�b.<,: +"rt,k•n,'°4);'1yag;Iw .eS^+7,;r:: *',.5'�sx9'.r�'nw?..:=Li".9 r>• aye,�`h:.•�-R 2•.v'l..a::ire" 'a-.�'v..3-, :-,.,k»3. '3 :V.,`ws; 04 3. Outdoor Storage — Commercial or Industrial Zones. When permitted by the underlying zone, outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide fences, berming, and/or landscaping as determined by the Reviewing Official to achieve adequate visual or acoustical screening. Products or materials covered by buildings with roofs but without sides shall be considered outside storage and subject to the screening provisions of this Section. Exterior sales of autos, boats and motorcycles are not considered outdoor storage. [Editor's Note: This general measure will apply to outdoor storage where it is permitted in the Use Table. Additional specific requirements are further listed below. Address Outdoor Storage standards as a docket item generally."' Docket_Screening_Jan.doc 4 January 11, 2002 a. Special Accessory Outdoor Storage 4 itl''1Iafll riczltstire Requirements, Industrial Zones: In addition to the screening outlined in subsection "3", fe i irieg llfenclristii'es .ss#eei+nq shall s-•b _��tirovtct #geciih"sIsti64 of an existing structure, a solid wall or sight-obscuring fence a minimum of six feet (6') in height up to a maximum of ten feet (10') or as required by RMC 4-4-110, Bulk Storage Facilities. Outside storage shall not be permitted in any required setback area. (Editor's Note: Moved from Use Table Note 87.1 b. Special Non-Accessory Outdoor Storage Retgit Requirements, Industrial Zones: In addition to the screening outlined in subsection "b", limited to fifteen feet (15') in height or one story. (Editor's Note: Moved from Use Table Note 263. Needllirdetrectth refor"t e TifleiiV E6 e da ri 'as rell I c. Vehicle Storage Screening, CA Zone: l ,`lieu iTitifiSettion=.:3,:°due;v4f Iele�stt C.6qd y.,,.. .;., al:"" ;,cMi^,m Screening: ^di�..�c'"t"��•s•,.•,: Screr»nc � hCi"< iefittletie..; fujlciVirt�.> < lalencinq, berming, enclosing walls and landscaping, as determined by the Reviewing Official, sufficient to achieve substantial visual and acoustical screening, shall be provided to screen adjacent and abutting properties, public rights-of-way and limited right-of-ways. (Editor's Note: Recently adopted Vehicle Storage Screening requirements.) G. OUTDOOR RETAIL SALES — CD ZONE: Outdoor Retail Sales uses in the CD Zone must be fully enclosed on all sides and screened from view of adjacent uses and abutting public streets. I-Editor's Note: Moved Note 181 from Use Notes.) H. VARIANCES: A variance to standards that are not otherwise allowed to be altered Kria.:an�o iei"..process� in accordance with Subsection D through G 'T `'� .'""T`• . 4 may be sought pursuant to RMC 4-9-250. rE 1 ,.tea-�..,..�.....-, _ .�-.�,.-�..��.t Ecite :AIsa:correct::.refererice'ii Tit( t fiid.g tocumerit'.res-"v+. APPEALS: See RMC 4-8-110. 4-9-200.F. ADDITIONAL REVIEW CRITERIA FOR LEVEL I SITE PLANS: 1. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the Zoning Code and impairs the use, enjoyment or potential use of surrounding properties; c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid overconcentration of structures on a particular • portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the Zoning Code; Docket_Screening_Jan.doc 5 January 11, 2002 • e. Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, to promote "campus-like" or "park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting"campus-like"or"park-like"settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus-like" or "park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the Zoning Code; h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 4-11-040 DEFINITIONS D: DEVELOPMENT PERMIT: Written permission after appropriate review for type of application from the appropriate decision-maker authorizing the division of a parcel of land, the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure, utility, or any use or extension Of the use of the land. (Ord. 4835, 3-27-2000) 4-11-120 DEFINITIONS L: LANDSCAPE BUFFER: An on-site strip abutting a property line which provides a physical, visual, and/or noise buffer and transition between land uses of varying compatibilities and/or the street. Landscape buffers consist primarily of natural landscaping and selected hard surface elements, when deemed appropriate by the reviewing official. (Ord.4854, 8-14-2000) LANDSCAPED VISUAL BARRIER: Evergreen trees, and/or evergreen shrubs providing equivalent buffering, planted to provide a year-round dense screen within three (3) years from the time of planting. (Ord. 4715, 4-6-1998) LANDSCAPING: The additien-te-landinstallation of natural-lawns, trees, shrubs, flowers, rockeries Around cover and similar items to enhance a property's its-attractiveness and/or prevent erosion. (Ord. 4517, 5-8- 1995) Docket Screening_Jan.doc 6 January 11, 2002 DOCKET ITEM TITLE 4, CHAPTERS 2 AND 4 GREEN RIVER VALLEY LANDSCAPING DESCRIPTION/PURPOSE The Renton Municipal Code requires that any development in the Green River Valley (map in RMC 4-4- 070)provide 2% of the total site area for landscaping suitable for wildlife habitat; this is in addition to other required landscaping. The requirement is based on a negotiated mitigation agreement between the City and the Federal Soil Conservation Service (now called Natural Resources Conservation Service). This agreement was included in the code in 1983 according to the Renton Municipal Code Ordinance Table although the agreement was probably reached several years prior. It may be possible that due to the habitat areas set aside to date and the preparation of the recent East Side Green River Watershed Plan, the City may be able to terminate the older agreement. Issues to review in a future work program include whether the City has met the prior agreement terms,whether the City requires the current agreement or a new agreement in order to obtain Natural Resource Conservation Service funding, etc. (personal communication, Ron Straka, November 21, 2001). However, in the meantime the 2% requirement. remains. In 1994, an applicant asked if it was possible to count drainage swales towards the 2% Green River Valley landscaping requirements. In a memo dated February 10, 1994, Gregg Zimmerman, Planning/Building/Public Works Administrator determined that: Although a drainage swale's primary purpose is the disposal of stormwater, it may also be able to provide valuable wildlife habitat, if areas on the swale can be planted with vegetation suitable for habitat. The determination was based upon three factors: the King County Surface Water Design Manual allows/encourages swales to be planted with wetland vegetation, drainage swales if designed properly do not result in pockets of standing "contaminated"water, and in any case, wildlife can thrive in areas where clean water is stored or processed (e.g. City of Everett wastewater lagoon oxidation ponds). The determination was intended to be codified, and, therefore,this Docket report addresses the issue. ISSUES The primary issues relate to timing of the proposed code amendment: Should the provision be codified or remain an administrative determination because 1) the determination relates to a specific type of landscape feature, and potentially, there may be other landscape features serving multiple purposes; 2) the City will be amending its Critical Area Regulations in light of the Endangered Species Act, and this amendment could be postponed to be included with a broader set of code amendments; 3) a new agreement may be negotiated with the Natural Resource Conservation Service which either terminates or amends the prior agreement? RECOMMENDATIONS • The administrative determination is simple to codify, and a proposal is presented for consideration. In early November 2001, the Title 4 Technical Team met to discuss the recommendations, and concurred with proposing the amendments now. Docket GreenRiver Jan.doc 1 January 9,2002 RMC 4-2-120A, 120B, and 130A,Applicable to CA, CO, IL, IM,and IH zones Special Requirements for Properties Located within the Green River Valley Planning Area In the Green River Valley, an additional 2% of natural landscaping is shall-be required for-developed-sites as per the Soil Conservation Service Environmental Mitigation Agreement. These areas should not be dispersed throughout a site, but should be aggregated in one portion of the •ro•ert . Where •ossible, the re uired 2% landscaping for adjacentproperties should be contiguous f''dr4t4 " • = Gl li . - 611, elbt.ha<rt iikts ("I' e 4,44d4rt A= �«- ekre'urre e, �3P• ESE s � 2.t • "•. a `� �.,YM �;•<�x � �; �"y`-x.,•.�y �t- x�' �, sz.�. �ca`.� .a Ceiill�,Z~ ffciat teter it iee:{' ei a 4af:6Y> nq' Ia hdliii J td-atir. 1l b cb i eci: ee e `kS� "�• '�� e xw:� e,��.. �a.,.o., w.Ax=.<4 2,ani .„ye. ,�., x a. �w,w ��'.',s'�.:�;�'�.��r.: SE`�, ,a;.,... _tea, tel t tlaW illitio� i iiiiin if.i ci lirni a 'to i alai t AttIract3 er iriq es v o uId:< of n' %rblrf attik"i el See RMC 4-4-070.D.6, Green River Valley Landscaping Requirements. RMC 4-4-070 6. Green River Valley Landscaping Requirements: Any development in the Green River Valley shall provide a minimum of two percent (2%) of the total site for landscaping suitable for wildlife habitat. These areas should not be dispersed throughout a site, but should be aggregated in one portion of the property. Where possible, the required 2% landscaping for adjacent properties should be contiguous. This landscas in. is in addition to an other landsca•in• re.uirements b this Section or an other regulation r+ T q sw r Fisch• th ve a io surf a• o:_1 i a ;be c oward:`. e" "! i�; ^r�'+a•�,, ,a °^' '�` �,r C � �e�, �, ^. °°z'yam � i;�•;'"• F�✓`".' id' id iandscaipe egtlrem3 t fti'l VeV t', dffiai C gkhitfifeV lil Vjifeli ey ;,• -r1b&ii ,T n T s.:rr .'rx'� �.,�,_. � = '� I:��xtiq•<<,.. �: .,=i^� mot•'.• . �� iu�n°' �, �:.�,a.':^' ,�..gym,. s vare'�a egi`q nriI fi Betio`iittiPt tit t t ii tent= ftthese r igtu3�s ,€racl%idii itit' t unite `hhat ' facllit stc ie grit fter i cleric .w i t':tnh biit w1kItlf€cis The following map depicts the boundaries of this area. JMAP IN CODIFIED VERSION1 rEditor's Note: The unshaded edits are consistent with the December 11, 2001 Title IV document being presented to the City Council. The shaded edits are newly proposed as a result of this docket item.l I Docket GreenRiver Jan.doc 2 January 9,2002 TITLE 4 DOCKET CONSISTENCY OF RESIDENTIAL ZONE LISTS TO APPLY STRICTER DEVELOPMENT STANDARDS PURPOSE/ISSUES When a development standard, such as greater landscaping/setbacks or lesser height, is applied due to presence of abutting (shared property lines)or adjacent(across street or alley)residential zones, the"list" of zones varies at times. Usually the Resource Conservation (RC) and Residential Multifamily (RM) zones are not fully listed. Therefore the special"compatibility"standards do not apply. Some residential zones may have been omitted intentionally, or perhaps did not abut or lie adjacent from the subject multifamily/commercial/industrial zones at the time the regulations were prepared. However, through rezones this may change over time. At issue is how to address the compatibility of higher intensity multifamily, commercial, or industrial development with single family or multi-family uses: through direct standards or site plan review. In most cases, the recommendations of this report include extending the modified setback, landscaping, and height development standards to the RC and all RM zones. The key issue with regard to adding the RC zone to the "special compatibility list" is that much of RC property is publicly owned or is separated from the higher intensity zones (particularly CO, IL, IM, IH). Given the limited ability to develop, it may not always make sense to add the RC zone to the list of residential zones that receive greater"protection". However, screening of outdoor storage and repair and loading docks may be appropriate when the RC zone abuts or lies adjacent, if there would be public views from or public use of the RC property. It may also be appropriate to add the RC zone when abutting or adjacent to commercial zones since the RC zoned land is not always publicly owned, nor separated by topography. With regard to the RM zones, the key concern is whether modified setback, landscaping, or height requirements should be applied to the commercial or industrial zones that abut or lie adjacent to the RM- N, RM-C, and RM-U zones since these higher density multifamily zones are intended to be more urban in character, particularly RM-U, and to support the mixed-use centers. Within the mixed use centers (CD, CN, CS) there may be mixed residential and commercial projects, and the residential development in these centers would be expected to be more urban in character than even the surrounding multifamily only zones (RM-U, RM-C, RM-N). Although the RM-U, RM-C, and RM-N zones support the mixed use centers, they are intended to provide a more residential atmosphere than the centers themselves. RECOMMENDATIONS The basic recommendation is as follows: • Include the RC zone and the full range of RM zones as zones receiving special standards from adjacent/abutting zones, except: - Do not add RM-U to the list of zones that benefit from special standards when adjacent to the CD zone. If the RM-U zone is already listed, then retain. - Do not add the RC zone to the list of zones that benefit from greater yards or landscaping when abutting the CO, IL, IM, or IH zones, since in most cases, the RC zone is separated by steep topography from these zones, consists of a wetland bank, and/or is publicly owned. Therefore future development is unlikely, and if it occurs, can be addressed through site plan review. However, the RC zone is added to the list of zones that trigger screening of outdoor Docket Residential Zone Jan.doc 1 January 9, 2002 storage/maintenance and work areas since there may be public use of the natural areas for education or conservation. These areas should be screened from public view. • Where appropriate, clarify that the special setback or landscaping requirements are applied to the portion of the lot that is adjacent or abutting, and not to all sides/portions of the lot. • As a future docket item, address special height requirements and whether the special height standards should apply to the whole lot or just the portion abutting/adjacent. To date, it has generally been interpreted that the special height standards apply to the whole lot. This may be an issue.for larger developments. Table A summarizes the various requirements that are modified when residential zones abut the higher intensity multifamily, commercial or industrial zones. Recommendations are included. Tables B and C list which residential zones currently abut or lie adjacent from the various higher intensity multifamily, commercial, and industrial zones. I Docket Residential Zone Jan.doc 2 January 9,2002 TABLE A CONSISTENCY OF ZONES REQUIREMENTS BASED ON ADJACENT OR ABUTTING RESIDENTIAL ZONES REQUIREMENT RMC ZONE RESIDENTIAL LIST RECOMMENDATION TITLE 4 UPDATE FOR DOCKET PROPOSAL 1. Minimum Front 4-2-110.F R-14 Greater setback for primary No change to list.' and Side Yard structure when adjacent to Relates to lower "lower intensity residentially intensity zones. zoned property"(interpretation in Title 4 Update- RC, R-1, R- 5, R-8, and R-10). 2. Minimum Rear 4-2-110.F RM-U Greater setback when abutting No change—range is Yard single family zones RC, R-1, comprehensive with R-5, R-8, and R-10. regard to single family zones. Although the RM-U zone currently does not abut single family zones, if it should in the future, the requirement would be appropriate. ' 3. Landscaping 4-2-110.F RM Wider landscaping when No change; continue abutting RC, R-1, R-5, R-8, Title 4 proposal.' and R-10 (in Title 4 Proposal - Relates to single interpreted to be abutting, not family zones. R-14 is a adjacent). multifamily zone. RM setbacks required to be landscaped except RM-U. RM setbacks (except RM-U)are greater than or equal to R-14 setbacks. 4. Minimum Rear 4-2-120.A CC, CN, CS, Wider yard when adjacent or Add RC. Add all RM or Side Yard CA abutting R-1, R-5, R-8, R-10, zones, not just RM-I. R-14, or RM-I. All RM zones have yard requirements, whereas many of the commercial zones do not. The particular commercial zones are not urban in character like CD zone, but their heights equal or exceed the heights of most RM zones (except RM-U), and some activities allowed may be intrusive (e.g. outdoor retail in CA zone).' Docket Residential Zone Jan.doc 3 January 9,2002 REQUIREMENT RMC ZONE RESIDENTIAL LIST RECOMMENDATION TITLE 4 UPDATE FOR DOCKET PROPOSAL 5. Minimum 4-2-120.A CC, CN, CS, Wider when adjacent to Add RC. Add all RM Landscape CA property zoned residential, R- zones, not just RM-I. Width 1, R-5, R-8, R-10, R-14, or See analysis above RM-I. (#4). 6. Maximum 4-2-120.A CS (after Lower height when abutting Consider adding RMH, Building Height Title 4 lots zoned R-8 or R-10. R-14, RM-I, and RM-C changes are which abut the CS made,only zone. Height applicable difference is 5 feet less zone) than regular standard, and would promote compatibility. 7. i Maximum 4-2-120.A CN, CS, CA CUP criteria for additional Add RC and all RM Building Height height-when a building in zones. If asking for excess of the maximum height additional height, is proposed adjacent to or these zones should be abuts a lot designated R-1, R- considered as well. 5, R-8, R-10, R-14 or RM-I then greater setbacks required. 8. Minimum 4-2-120.A CC, CN, CS, Screening required when Continue Title 4 Screening (Moved to CA abutting or adjacent to lots proposal to add RC Required for proposed 4- zoned RC, R-1, R-5, R-8, R- and all RM zones. Outdoor, 4-095 in Title 10, R-14, or RM (Title 4 Outdoor work areas Loading, 4 Update) proposal adds RC and all RM should be screened Repair, zones in comparison to from all residential Maintenance or current code). properties. Work Areas 9. Loading Dock 4-2-120.A CC, CN, CS, Not permitted when adjacent Add RC zone. Location CA or abutting property zoned R- Consider adding all 1, R-5, R-8, R-10, R-14, or RM zones, unless RM-I. adjacent across alley in RM-U.1 10.'Minimum Rear 4-2-120.B CD Required when CD lot is No change to list.' Yard adjacent to a lot designated Translate Residential on the City Comprehensive Plan Comprehensive Plan (as list to zoning list for zoning is applied,then R-8; ease of interpretation. RM-U not zoned residential on Comprehensive Plan-all Center Downtown) 11. Minimum Rear 4-2-120.B CO None required except when Although RC zone or Side Yard abutting or adjacent to R-1, R- abuts or lies adjacent, 5, R-8, R-10, R-14, or RM-I. no change is proposed because the RC zone is separated from the CO zone by steep topography, consists of a wetland bank, and/or is publicly owned. Therefore future development is Docket Residential Zone Jan.doc 4 January 9, 2002 REQUIREMENT RMC ZONE RESIDENTIAL LIST RECOMMENDATION TITLE 4 UPDATE FOR DOCKET PROPOSAL unlikely, and if it occurs, can be addressed through site plan review. Add all RM zones, since CO zone is more intensive than even RM-U.' 12. Minimum 4-2-120.B CO Required when adjacent to Although RC zone lies Landscape property zoned R-1, R-5, R-8, adjacent, no change is Width R-10, R-14,or RM-I. proposed as is noted above (#11). Consider adding all RM zones. CO zone is more intensive than even RM-U.1 13. Minimum 4-2-120.B CD When abutting property zoned The CD zone does not Landscape R-1, R-5, R-8, R-10, R-14, currently abut the RC, Width RM-I or RM-U. RM-N or RM-C zones, but add them to the list for consistency.' 14. Minimum 4-2-120.B CO When abutting property zoned Although RC zone Landscape R-1, R-5, R-8, R-10, R-14, or abuts, no change is Width RM-I. proposed as noted above(#11).Consider adding all RM zones. CO zone is more intensive.1 15. Maximum 4-2-120.B CD, CO When a building is abutting Add RM-U when Building Height (changed to abutting instead abutting CO zone due of adjacent in the Title 4 to CO zone intense update)a lot designated as development Residential on the City standards. Don't add Comprehensive Plan the RM-U to CD zone list building height is reduced- since has the same interpreted to include property height as the CD zone. zoned RC through R-8, R-10, Translate R-14, RM-I, RM-N, RM-C Comprehensive Plan (excludes RM-U designated list to zoning list for Center Downtown in ease of interpretation. Comprehensive Plan). 16. Maximum 4-2-120.B CD CUP criteria for additional No change. CD and Building Height height-when adjacent to a lot RM-U intended to be designated residential on the urban with minimal City Comprehensive Plan, setbacks. RM-U height then setbacks shall be same as the CD zone. equivalent to the requirements Translate of the adjacent residential Comprehensive Plan zone(as zoning is applied, list to zoning list for then R-8; RM-U not zoned ease of interpretation. residential on Comprehensive Plan-all Center Downtown) Docket Residential Zone Jan.doc 5 January 9, 2002 REQUIREMENT RMC ZONE RESIDENTIAL LIST RECOMMENDATION TITLE 4 UPDATE FOR DOCKET PROPOSAL 17. Minimum 4-2-120.B CO Required when property abuts Continue with Title 4 Screening (Moved to or is adjacent to a residential- proposal. Regardless Required for proposed 4- zoned lot RC, R-1, R-5, R-8, of the ownership of the Outdoor 4-095 in Title R-10, R-14, or RM (RC and all RC property that abuts Loading, 4 Update) RM proposed in Title 4 or lies adjacent,these Repair, Update). areas should be Maintenance or screened. There may Work Areas be public use of the natural areas for education or conservation. These areas should be screened from public view.' 18. Loading Dock 4-2-120.B CO Not permitted when adjacent Regardless of the Location (Moved to or abutting property zoned R- ownership of the RC proposed 4- 1, R-5, R-8, R-10, R-14, or property that abuts or 4-095 in Title RM-I. lies adjacent, loading 4 Update) dock location should be considered. There may be public use of the natural areas for education or conservation. These areas should be screened from public view.Add all RM zones, unless adjacent (across alley)from RM-U.' 19. Minimum Front 4-2-130A IL, IM Greater width when adjacent Add RMH since it Yard or abutting lots zoned R-1, R- abuts IL zone. RC 5, R-8, R-10, R-14, or RM-I zone also abuts or lies adjacent to IL and IM zones, but not proposed for addition since the RC zone is separated from the zones by steep topography, consists of a wetland bank, and/or is publicly owned. Therefore future development is unlikely, and if it occurs, can be addressed through site plan review. Add all RM for consistency.' Docket Residential Zone Jan.doc 6 January 9,2002 REQUIREMENT RMC ZONE RESIDENTIAL LIST RECOMMENDATION TITLE 4 UPDATE FOR DOCKET PROPOSAL 20. Minimum Rear 4-2-130A IL, IM, IH Greater width when adjacent Add RMH since it and Side Yards or abutting lots zoned R-1, R- abuts IL zone. RC 5, R-8, R-10, R-14, or RM-I. zone also abuts or lies adjacent from all industrial zones, but not proposed for addition as noted above (#19). Add all RM for consistency.' 21. Minimum 4-2-130A IL, IM When abutting property zoned Add RMH since it Landscape R-1, R-5, R-8, R-10, R-14, or abuts IL zone. RC Width RM-I. zone also abuts or lies adjacent to IL and IM zones, but not proposed for addition as noted above (#19). • Add all RM for consistency. 22. Minimum 4-2-130A IH When abutting property zoned No change to list.' Landscape RC, R-1, R-5, R-8, R-10, R- Width 14, or RM. 23. Minimum 4-2-130A IL, IM When adjacent to property RC zone lies adjacent Landscape zoned R-1, R-5, R-8, R-10, R- to IL and IM zones, but Width 14, or RM-I not proposed for addition as noted above(#19). Add all RM for consistency.' 24. Minimum- 4-2-130A IL, IM Required when property abuts Continue with Title 4 Screening . (Moved to or is adjacent to a residential- proposal, plus add Required for proposed 4- zoned lot RC, R-1, R-5, R-8, RMH. Regardless of Outdoor 4-095 in Title R-10, R-14, or RM (RC and all the ownership of the Loading, 4 Update) RM proposed in Title 4 RC property that abuts Repair, Update). or lies adjacent,these Maintenance or areas should be Work Areas screened. There may be public use of the natural areas for education or conservation. These areas should be screened from public view.' 25. Loading Docks 4-2-130A IL, IM Not permitted adjacent to or Add RMH since it (Moved to abutting a residential zone, R- abuts IL zone.Add RC proposed 4- 1, R-5, R-8, R-10, R-14, or zone. Regardless of 4-095 in Title RM-I the ownership of the 4 Update) RC property that abuts or lies adjacent,these areas should be screened. There may be public use of the natural areas for education or Docket Residential Zone Jan.doc 7 January 9,2002 REQUIREMENT RMC ZONE RESIDENTIAL LIST RECOMMENDATION TITLE 4 UPDATE FOR DOCKET PROPOSAL conservation. These areas should be screened from public view. Add all RM unless across alley from RM-U.1 26. Special Sign 4-4-100.E.5.i CO (also Within One Hundred (100) Add RC and all RM Requirements some uses in Feet of a Lot Zoned R-1, R-5, zones. The sign for Specified IL, IM, IH) R-8, R-10, R-14, and RM-I. requirements are i Uses intended to reflect that certain commercial/ service uses primarily support the employees in the office/industrial uses. Reduced • signage is appropriate, even towards public RC properties which may be publicly accessible in parts. 27.'Site Plan 4-9-200.D Commercial A hearing is required when Intended to address Review any commercial property the primarily single development is adjacent to or family zones. No abuts the following residential change proposed. zones: RC, R-1, R-5, R-8 and R 10. 28. Definition of 4-11, All applicable RESIDENTIALLY ZONED No change proposed Wireless Definitions W PARCEL:Any parcel or to retain intent of Communication property with one of the wireless Facilities- following zoning designations: communication Terms Related Resource Conservation (RC), regulations crafted to to Residential-1 DU/AC(R-1), balance need for Residential-5 DU/AC(R 5), facilities in more Residential-8 DU/AC(R-8), intensely developed Residential-10 DU/AC (R-10), multifamily, and Residential-14 DU/AC (R commercial and 14). industrial zones. Note: 1)As a general rule,ensure that it is clarified that the special requirement is applied to the portion of the lot (e.g.the yard)that is adjacent or abutting the listed zones. Docket Residential Zone Jan.doc 8 January 9,2002 TABLE B COMMERCIAL AND MIXED USE ZONES ABUTTING RESIDENTIAL ZONES ABUTTING RC R-1 R-5 R-8 . R-10 R-14 RMH RM-I RM-N RM-C RM-U ZONE R-14 ✓ if ✓ ✓ ✓ ✓ RM-I ✓ ✓ ✓ ✓ ✓ ✓ RM-N ✓ ✓ ✓ RM-C ✓ ✓ ✓ ✓ RM-U ✓ CN ✓ ✓ ✓ ✓ CS ✓ ✓ ✓ ✓ if ✓ CD ✓ ✓ COR ✓ ✓ CA ✓ ✓ ✓ ✓ CO ✓ ✓ ✓ - if ✓ CC if ✓ ✓ ✓ ✓ IL ✓ ✓ ✓ IM if IH if Note: Based on Zoning Map of February 2001. Does not reflect rezones after that date. Docket Residential Zone Jan.doc 9 January 9, 2002 TABLE C COMMERCIAL AND MIXED USE ZONES ADJACENT TO RESIDENTIAL ZONES ADJACENT RC R-1 R-5 R-8 R-10 R-14 RMH RM-I RM-N RM-C RM-U ZONE R-14 ✓ ✓ 1 ✓ ✓ RM-I I I I ✓ ✓ RM-N I I RM-C ✓ I I ✓ RM-U I CN ✓ ✓ ✓ , ✓ CS ✓ ✓ ✓ CD I ✓ COR ✓ CA I I ✓ CO ✓ I ✓ CC I I I I I ✓ IL ✓ ✓ ✓ ✓ IM I ✓ IH ✓ I Note: Based on Zoning Map of February 2001. Does not reflect rezones after that date. Docket Residential Zone Jan.doc 10 January 9, 2002 DOCKET ITEM TITLE 4, CHAPTER 10 NONCONFORMING USES DESCRIPTION/PURPOSE Zoning ordinances regulate the dimensions, locations, and types of uses in a community. Uses that do not conform to the zoning class system impede the goals of zoning regulations. However, uses or structures that were legally established in accordance with the development regulations in effect at the time they were constructed or instituted have a vested right to continue as nonconforming uses. There is a continuum of regulatory approaches addressing how a nonconforming use may change, expand, or rebuild. (Dennison 1997) The purpose of this Docket report is to propose amendments to the Renton Municipal Code that address the following nonconforming structure and use issues: • Allow single family residences destroyed by fire to be restored even if they became nonconforming prior to 1993 (Council decision regarding the Repp appeal). • Restore the prohibition against expansion of non-conforming uses inadvertently removed from the code several years ago. • Restore the 50%damage threshold for nonconforming uses. • Implement the interpretation that expansion of legal non-conforming use with a modular structure is not permissible (e.g. Diamond Lil's interpretation). • Address what kind of structure should be allowed on a preexisting legal lot in the R-14 zone. While the larger issue of"what is a legal lot" will be addressed in a future docket, this clarification in the R- 14 zone would allow for consistent interpretation of what kind of structure can be built on a nonconforming lot. ISSUES In 1996, the City prepared ordinances addressing the alteration or restoration of nonconforming structures or uses and the thresholds under which uses may remain or be required to become conforming. The result was a conditional approval process that, if approved for a nonconforming use or structure, would allow the subject structures or uses to be restored or altered up to or greater than 100 percent of their current value. This is useful for the property or business owners to obtain financing and insurance. This docket proposal does not revisit the conditional approval process in substance, but focuses on the docket items at hand. The description of the docket amendments appears clear - implement determinations and decisions regarding nonconforming uses or restore prior code inadvertently deleted. However, implementing determinations or restoring concepts regarding changing or expanding nonconforming uses raises issues when regulatory code language is prepared including: • Can a nonconforming use change and keep its vested nonconforming use status? Renton's regulations indicate that a nonconforming use cannot change to a different nonconforming use. What does"different"mean-not identical or not similar? Some ordinances proscribe a new nonconforming use, or one of a different character. Based on case law from around the United States, to qualify as a continuation of an existing nonconforming use the "proposed" nonconforming use should be similar in nature, character, degree, and effect (on surroundings)as the original nonconforming use. (Dennison 1997) Docket_nonconforming_Jan.doc 1 January 11, 2002 Examples of how a nonconforming use may be changed to a similar nonconforming use include: - Bellevue, WA: No change to a different use classification can be made unless the change conforms with the code. - King County,WA: A discontinued nonconforming use can be re-established if the nonconforming use which previously existed is not expanded, a new nonconformance is not created, and the prior use was not discontinued for more than 12 months. - Sumner, WA: If no structural alterations are made, any nonconforming use of a structure or premises can be changed to another nonconforming use if the hearing examiner finds that the proposed use is more appropriate to the zone than the current nonconforming use. - San Bernardino, CA: A nonconforming commercial or industrial use may be replaced by a similar nonconforming use if it can be shown that the use is similar to the original use, will not adversely affect surrounding properties, and the prior use has not been abandoned. - Zoning Provisions Guidebook: A nonconforming use can be changed to a use in a more restrictive zoning classification, but not to a use in a less restrictive zoning classification. Several ordinances also allow for changes in ownership, tenancy or management of a nonconforming use or structure without deeming that a change of nonconforming use (e.g. Bellevue, San Bernardino, sample regulations in the Zoning Provisions Guidebook). Options are to 1) allow no changes to a similar but not identical use, 2) allow a change if similar in character and degree or if more appropriate than the preexisting nonconforming use, or 3) allow a change in use classification if it is a use in a more restrictive zoning classification. When selecting an option, it is appropriate to consider case law regarding similar but not identical uses, the degree to which a change makes a use more conforming, and the degree to which market factors will eventually spur a change to a conforming use. • Should an ordinance absolutely prohibit an expansion of a nonconforming use? Renton's regulations address (when original language is restored) that a nonconforming use may not be extended or enlarged. As is noted in the Zoning News article written by Mark S. Dennison (March 1997), zoning regulations seldom contain an absolute prohibition against all expansions of nonconforming uses. Permissible expansions typically include an increase in business volume that does not include an enlargement of the size of a nonconforming building or an extension of a nonconforming use within the confines of the same lot or building. Examples of the range of nonconforming use alterations allowed in codes include: - Bellevue,WA: A nonconforming use may be expanded by Administrative Conditional Use Permit if the expansion is not more than 20 percent or 20,000 square feet, which ever is less, or by Conditional Use Permit if the expansion is over these limits. - King County, WA: A nonconformance can be increased to a cumulative total of 10%, including building square footage, impervious surface, parking or building height. Once the cumulative cap is reached, no additional expansions are allowed. Additionally findings need to be made that the modification or expansion provides the same level of protection and compatibility with adjacent land uses as the existing nonconforming use. A special use permit or conditional use permit is required to expand a nonconformance beyond these limits. - Sumner,WA: A nonconforming use cannot be moved in whole or in part to another portion of the lot or parcel. Nonconforming multifamily, commercial and professional service uses may expand Docket nonconforming Jan.doc 2 January 11, 2002 up to 25 percent of their square footage by conditional use permit, but may not purchase additional property to accommodate the expansion. No additional dwelling units may be added. - San Bernardino, CA: A nonconforming use may be minimally expanded if the expansion or change is minimal, does not adversely affect surrounding properties, allows for a relief of overcrowded conditions or for modernization in order to properly operate the use, and the use has not been abandoned. The expansion allowances requires a public hearing and findings that the criteria have been met. - Zoning Provisions Guidebook: A nonconforming use cannot be expanded or extended into another part of a lot. A nonconforming use cannot be expanded or extended into any other portion of a conforming building or changed, except to a conforming use. Alternatively, another example allows a nonconforming use to be extended throughout the building, but the building cannot be enlarged or added to. Options are to 1) allow no expansions or extensions either on a property or building, 2) allow expansions or modifications up to a certain percentage, 3)allow expansions or extensions in a building as long as the building is not expanded; 4)allow expansions of a nonconforming use on its property, but not on property in common ownership. When selecting an option, it is appropriate to consider case law regarding lawful and unlawful expansions, the level of enforcement resources, and the degree to which market factors will eventually spur a change to a conforming use. RECOMMENDATIONS • Rename the "Conditional Approval Permit" to "Rebuild Approval Permit" to avoid confusion with the more common Conditional Use Permit. • Allow single family residences destroyed by fire to be restored even if they became nonconforming prior to 1993: Proposed amendments move the applicable provisions from the Rebuild Approval Permit regulations in Chapter 4-9 to Chapter 4-10 to provide broader applicability. A.two-year time limit is added to ensure that restoration takes place in a timely manner(similar to a variance). • Restore the prohibition against expansion. of non-conforming uses inadvertently removed from Renton's Code several years ago: The prohibition against expanding is restored. Additional language is added to"qualify"what is meant by no expansion or extension. - The use cannot be extended or enlarged or transferred to occupy additional land area on the same or any other lot or parcel. - A nonconforming use housed in part of a single-tenant building may be extended throughout the building, but the building cannot not be enlarged or added to. - A nonconforming use in a multi-tenant building cannot be expanded into space vacated by other tenants. - No additional building, whether temporary or permanent, can be erected upon a property with a nonconforming use for purposes of expanding a nonconforming use. Additional development must be associated with conforming uses. • In addition to addressing expansion, address a related issue of use alterations: Alterations to a legal nonconforming use are only permitted when they do not expand or enlarge a use consistent with the above provisions, and do not intensify the nonconforming activity. The modification cannot increase the nonconformance of the use, nor create a new type of nonconformance. Improvements to a building housing a nonconforming use cannot be improved above 50% of assessed value unless a Rebuild Approval Permit is issued. • The language allowing nonconforming uses to be restored if they are damaged is clarified. Docket_nonconforming_Jan.doc 3 January 11, 2002 • Implement the interpretation that expansion of legal non-conforming use with a modular structure is not permissible (e.g. Diamond Lil's interpretation): Language is added to clarify that no additional building,whether temporary or permanent, can be erected upon a property with a nonconforming use for purposes of expanding a nonconforming use. • Address what kind of structure should be allowed on a preexisting legal lot in the R-14 zone: In the single family zones, the only allowed residential structure on a nonconforming lot is a single family dwelling, but in the RM zone a duplex is allowed. What type of structure should be allowed in a zone which is intended to promote townhouse and small-scale multi-family? The proposal limits the residential use to a single family dwelling since the zone elsewhere indicates only one residential structure is allowed per lot. If more than one lot cannot be created, it is unlikely that density limits can be met. REFERENCES Dennison, Mark S. (March 1997). "Changing or Expanding Nonconforming Uses." Zoning News. American Planning Association. Chicago, Illinois. Docket_nonconforming_Jan.doc 4 January 11, 2002 4-2-110F R-14 LEGAL LOT R-14 EXCEPTIONS Pre-Existing Legal Lots Nothing herein shall be determined to prohibit the construction of a FIT741. Wag dwelling and its accessory buildings on a pre-existing legal lot provided that all setback, lot coverage, height limits, infrastructure, and parking requirements all development standards for this Zone can be satisfied, and provisions of RMC 4-3-050,Critical Areas, can be met. .rt-•i .+. -ro,� . ;•w ,fir '-:c s ew .ax,- = ;,,s-1 4a- as w :lt �.azaM Mgim JEditor's Note: The above changes without shading are included in the Title IV City Council packet. The shaded amendments are proposed with this docket.At issue are what type of residential structure should be allowed on a nonconforming lot. In the single family zones, the only allowed residential structure on a nonconforming lot is a single family dwelling, but in the RM zone a duplex is allowed. What type of structure should be allowed in a zone which is intended to promote townhouse and small-scale multi- family? The above proposal states a single family dwelling. Preexisting structure regulations are moved to Chapter 4-10. Future Docket item —determine if pre-existing legal lot regulations should be moved to Chapter 10 or remain here. Determine definition of legal lot. Changes on the following pages are all newly proposed with this docket although unshaded.l Docket nonconforming_Jan.doc 5 January 11,2002 TABLE 4-8-120C [Editor's Note: The change to submittal requirements moves the requirements from 4- 9-120.D to Chapter 4-8.1 LAND USE _ h APPLICATIONS to E.o? L aE d c-4 0 v¢`d Ol~ 49. e . SUBMITTAL .EE REQUIREMENTS [-P. w c4 Colored Display Maps 1 Draft Restrictive Covenants,if 4 4 any Elevations,Architectural 5 5 Existing Covenants(recorded 5 5 copy) Justification for the Conditional 5 Rebuild Approval Permit (nonconforming structure) Justification for the Conditional 5 Rebuild Approval Permit (nonconforming use) Legal Description 5 5 List of Surrounding Property 2 2 Owners Mailing Labels for Property 2 2 Owners Master Application Form 5 5 Neighborhood Detail Map 5 5 Nonconformity Relationship 5 5 and Compatibility Narrative Parking,Lot Coverage and 5 5 Landscaping Analysis Plan Reductions(PMTs) 1 1 Postage x x Preapplication Meeting 5 5 Summary,if any Project Narrative 5 5 Screening Detail, 12 Refuse/Recycling Service Area Map(for wireless 5 communication facilities only) Site Plan,Land Use Review 12 4-8 120.D DEFINITION OF TERMS USED IN SUBMITTAL REQUIREMENTS FOR BUILDING, PLANNING AND PUBLIC WORKS PERMIT APPLICATIONS: 14. Definitions N: Nonconformity Relationship and Compatibility Narrative: For Nonconforming Use or Structure Rebuild Approval Permits, include drawings, photographs, or other visual aids that show the relationship of the existing structure or building to its surroundings. Include studies or reports that support the Docket_nonconforming_Jan.doc 6 January 11, 2002 applicant's contention that the existing nonconforming use or structure is compatible with the surrounding area and its uses. 19. Definitions S: Site Plan, Land Use Review, Level I: For Nonconforming Use or Structure Rebuild Approval Permits:draw on the scaled plan the exact sizes and locations of existing structures and uses, whether damaged or not; write on the scaled plan the dates these structures/uses were established; on a separate sheet, identify the subject property, abutting lots and buildings and list adjacent and abutting land uses. Docket_nonconforming_Jan.doc 7 January 11,2002 4-9-120 NONCONFORMING USES/STRUCTURES REM-MN-CONDITIONAL REBUILD APPROVAL PERMITS: A. PURPOSE OF PERMIT: The purpose of this a conditienalRebuild aApproval pPermit is to allow nonconforming uses and/or structures that became nonconforming as a consequence of Code amendments in June 1993 and thereafter, to be re-established and/or rebuilt in certain zoning districts where they would normally be prohibited because the costs associated with re-establishing the use and/or structure exceed fifty percent (50%)of their most recently assessed or appraised value prior to the loss or damage. JEditor's Note: For a future docket review, discuss whether uses established prior to 1993 should be eligible for a Rebuild Approval Permit.l B. APPLICABILITY: The owner of Aany existing building or structure that was legally established and has been continuously occupied, or a use that has been continuously in existence on the site but is now nonconforming because of a change in City Codes in June 1993 or thereafter, may apply for a senditionalRebuild aApproval pPermit. Uses or structures that cannot substantiate that they were legal at the time they were established shall not be eligible for this permit. 1. Exccption:x 0 (lowed to be e o tabli hers or rebuilt a .. matter of right [Editor's Note: The RAP is a voluntary permit, and the existing "exceptions"cloud this. Anyone can apply for a RAP regardless of whether damaged or not. The nonconforming regulations in Chapter 10 allow for uses damaged less than 50% of their value to be restored as of right; an owner could avoid a RAP process and restore the structure/use, or they could decide to apply for the RAP. The allowance to rebuild a single family has been moved to Chapter 4-10 to make it generally apply to legal nonconforming residences irregardless of year: they would have no need to apply for a RAP.l C. AUTHORITY: The Hearing Examiner shall hear all requests for senditienalRebuild aApproval pPermits for nonconforming uses. The Planning/Building/Public Works Administrator shall make determinations regarding GenditionalRebuild Approval pPermit applications for nonconforming structures shall-typically unless such applications are coupled with CenditionalRebuild Approval pPermit applications for nonconforming uses that are being heard by the Hearing Examiner-er Cit -Council. [Editor's Note: Decision is by Hearing Examiner which can be appealed to a closed record hearing with the City Council.l D. SUBMITTAL REQUIREMENTS AND FEES: Submittal requirements and fees shall be as specified in RMC 4-1-170, Land Use Review Fees, and 4-8- 120C, Land Use Applications. Docket nonconforming_Jan.doc 8 January 11, 2002 , [Editor's Note: Move submittal requirements to Chapter 4-8.1 €. GENERAL DECISION CRITERIA: ER REVIEW CRITERIA FOR NONCONFORMING USES: The Reviewing Official may issue a Rebuild Approval Permit only when the continuance of the use is determined to be in the public interest and such uses are: (1) found to be compatible with other existing and potential uses/structures in the general area; or (2) can be made to be compatible with the application of appropriate conditions. The Reviewing Official shall consider the following factors, among all other relevant information, when considering a request for a senditionalRebuild aApproval permit for a nonconforming use. In order to grant the permit, at least t#cee (3)four(4)of these factors shall be complied with. [Editor's Note: By breaking out criteria, need to change meeting 3 of 5 requirements to 4 of 6, i.e. majority.] 1. Community Need: There shall be community need for the proposed use at its present location_ , a. There shall be a community need for the proposed use at its present location; and Tthe continuance of the nonconforming use should not result in either the detrimental overconcentration of a particular use within the City or within the area surrounding the site. 2. Location: That the The existing location is or can be made suitable for the existing use. 'Editor's note: The location issue seems distinct from a community need issue.l 23. Effect on Adjacent Property: The existing nonconforming use has not resulted in undue adverse effects on adjacent properties from noise, traffic, glare, vibration, etc., (i.e., does not exceed normal levels in these areas emanating from surrounding permitted uses). 34. Historical Significance: The existing use was associated with a historical event or activity in the community and as a result has historical significance. 45. Economic Significance:The existing use provides substantial benefit to the community because of either the employment of a large number of people in the community, the generation of considerable retail and/or business/occupation tax revenues to the City, or it provides needed affordable housing. 56. Timeliness with Existing Plans and Programs: Because of the anticipated market timing for permitted uses in the zone, retention of the existing nonconforming use would not impede or delay the implementation of the City's Comprehensive Plan. FG. REVIEW CRITERIA FOR NONCONFORMING STRUCTURES: The Reviewing Official may issue a Rebuild Approval Permit only when the continuance of the structure is determined to be in the public interest and such structures are: (1) found to be compatible with other existing and potential uses/structures in the general area; or (2) can be made to be compatible with the Docket_nonconforming_Jan.doc 9 January 11, 2002 application of appropriate conditions. The Planning/Building/Public Works Administrator or his-er-her designee-shall consider the following factorsi-ameng-all-ether-relevant-infermatien, when considering a request for a cenditionalRebuild aApproval pPermit for a nonconforming structure. In order to grant the permit, he/she shall find that at least three(3)of the following criteria have been satisfied: 1. Architectural and/or Historic Significance: The damaged-structure represents a unique regional or national architectural style or an innovation in architecture because of its style, use of materials, or functional arrangement, and is one of the few remaining examples of this. [Editor's Note: One can apply prior to damage occurring.' 2. Architectural Compatibility with Surrounding Use.Structures: The nonconforming building or structure was part of a unified streetscape of similar structures that is unlikely to be replicated unless the subject structure is rebuilt per, or similar to, its original plan. 3. Potential of Site for Redevelopment: Redevelopment of the site with a conforming structure is unlikely either because the size of the existing lot may be too small to be economical, or because the characteristics of adjacent permitted uses (that might normally be expected to expand to such a site) currently might preclude their expansion. Typically, economic hardship would not be considered for a variance, but is a consideration here. 4. Condition of Building/Structure: If nonconforming as to the provisions of the City's Building Code, the building or structure and surrounding premises have generally been well maintained and is not considered to be a threat to the public health, welfare, or safety, or it could be retrofitted so as not to pose such a threat. 5. Departure from Zoning-CodeDevelopment Regulations: If nonconforming with the provisions of the City's development regulations, the building or structure does not pose a threat to the public health,welfare or safety, or could be modified so as not to pose such a threat. OH. DECISION OPTIONS: The approving body may grant, with or without conditions, or deny a requested cenditionaiRebuild Approval pPermit. Such a permit, if granted, typically would carry conditions with it pertaining to how the-a damaged structure would be allowed to redevelop. The approving body may, for example, limit the term and duration of the cenditienaiRebuild aApproval pPermit as well as impose conditions. HI. CONDITIONS OF APPROVAL: Conditions imposed by the approving body shall reasonably assure that nuisance or hazard to life or property will not develop. A cenditienatRebuild aApproval pPermit for a nonconforming use and/or structure may, for example, be conditioned upon the provision and/or guarantee by the applicant that necessary public improvements, facilities, utilities and/or services needed to support the use/structure will be provided, or the provision of other features that would make the use/structure more compatible with its surroundings. Id. EXPIRATION: Conditions imposed relating to the duration of a permit for a use or structure should also reflect reasonable amortization periods for any substantial upgrades to the premises that are required by City Code. JK. EXTENSIONS: (Reserved) [Editor's Note: The duration of a RAP is determined by the Reviewing Official. Extensions have not been requested to date. Determine if extensions are a Docket issue for the future./ Docket_nonconforming_Jan.doc 10 January 11,2002 Kt=. APPEALS: The final decision of the Hearing ExaminerReviewinq Official on a cenditionaiRebuild aApproval pPermit application will-beis appealablepursuant to RMC 4-8-110. (Ord.4584,2 12-1996)[Editor's Note: Consolidate appeal provisions in Chapter 4-8.1 Docket_nonconforming_Jan.doc 11 January 11, 2002 4-10 LEGAL NONCONFORMING STRUCTURES, USES AND LOTS A4-10-010. NONCONFORMING LOTS: (Reserved) 4-10-020. NONCONFORMING SITE DEVELOPMENT STANDARDS: (Reserved) B4-10-030. PENDING PERMITS VALID -VESTING: Nothing herein contained shall requi _Changes in the plans, construction, er-designation-or • intended use of a building shall not be required when fer-which-a building permit has heretofore been issued, or which when a complete application has been submitted to the Building Official before the effective date of amendments to the development regulations. 4-10-0340 CHANGE OF OWNERSHIP: Change of ownership, tenancy, or management of a nonconforming structure or use shall not affect its legal nonconforming status provided the provisions of this Chapter are met. [Editor's Note: Proposed to be added for clarity as this provision matches the current application of the code. Sample language is from the City of San Bernardino, CA code.l C4-10-050. NONCONFORMING STRUCTURES: A. Nonconforming Structures - General: Any legally established building or structure legally may remain, although such structure does not conform with the provisions of thei-s Renton Municipal Code, provided the following conditions are met: 1. Not Vacant,— or Left Abandoned,, o rtized Structures: The-stFusture s net The Nonconforming buildings or structures which-do not have historic significance, and have not been vacant for two (2) or more years, or have not been abandoned, r re u sie ntyold at t► a time_that they are economic value,sh n t h an d to h d .eloped er re_established [Editor's Note: Damaged structures are addressed in alteration and restoration regulations below. The percent of value damaged would determine if they can restore or alter.1 2. Unsafe Structures: The structure is kept in a safe and secure condition. Nothing .[Editor's Note: Allowing strengthening or restoration to address safety conditions has been moved to alteration and restoration regulations below.l 3. Alterations: A legal nonconforming structure shall not be altered beyond the limitations specified below: a. Structures with CenditionalRebuild Approval Permits: Thee th alterati s,wll-generally net exceed_Alteration work exceeding an aggregate cost of one hundred percent (100%) of the value of the building or structure,, essshall be allowed if: (1) the building or structure is made conforming by the alterations; or (2) the alterations were imposed as a condition of granting a senditienalRebuild aApproval pPermit, or (3) alterations are necessary to restore to a safe condition Docket nonconforming Jan.doc 12 January 11,2002 any portion of a building or structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming conditions unless they were specifically imposed as a condition of granting a eenclitienalRebuild aApproval pPermit, pursuant to RMC 4-9- 120. b. Other Legal Nonconforming Structures: The cost of the alterations of shall not exceed an aggregate cost of fifty percent(50%)of the value of the building or structure, based upon its most recent assessment odor appraisal, unless the amount over fifty percent (50%) is used to make the building or structure more conforming, or is used to restore to a safe condition any portion of a building or structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming condition. [Editor's Note: Allowing strengthening or restoration to address safety conditions has been moved to alteration and restoration regulations from Subsection 2 above.) 4. €xtensionEnlargement: The structure shall not be extended enlarged unless the extension enlargement is conforming or it is consistent with the provisions of a conditieaalRebuild aApproval pPermit issued for it. The exten ion of a lawf„l use to any this Cede shall not be deemed the extension of s„c hnonneenforming structure, JEditor's Note: Separate structure issue from use issue. The stricken sentence is understood.) a. Wireless Towers and Antennas: Towers that are constructed, and antennas that are installed, in accordance with the provisions of this Title shall not be deemed to constitute the expansion of a nonconforming use or structure. 5. Restoration: Nothing in this Chapter shall prevent the reconstruction, repairing, rebuilding and continued use of any nonconforming building or structure to its same size, location, and height when damaged by fire, explosion, or act of God, subsequent to the date of these building-regulations and subject to the following conditions: a. Legal Nonconforming Structures with ConditionalRebuild Approval Permits: T,en L shal. gen-erally not exceed-o ne hundred percent (100% of the lat 4 is d val, a of the building er structure closest to the time such. damage-escurred;_Restoration or reconstruction work exceeding one hundred percent(100%)of this-value-the latest appraised value of the building or structure closest to the time such damage occurred shall either be allowed if it is: (1) a condition of granting the senditionalRebuild aApproval pPermit pursuant to RMC 4-9-120, and/or (2) necessary to allow the structure to be rebuilt to its condition prior to the damage considering construction costs, and/or (3) required to strengthen or restore to a safe condition any portion of a building or structure declared unsafe by a proper authority, and/or (4) necessary to conform to the regulations and uses specified in this Title. b. Other Legal Nonconforming Structures: The work shall not exceed fifty percent (50%) of the latest assessed or appraised value of the building or structure at the time such damage occurred, unless required to strengthen or restore to a safe'condition any portion of a building or structure declared unsafe by a proper authority otherwise any restoration or reconstruction shall conform to the regulations and uses specified in this Title. c. Single Family Dwellings: Any legally established single family dwelling damaged by fire or an act of God may be rebuilt to its same size, location, and height on the same site, subject to all relevant fire and life safety codes. Restoration improvements shall commence within two years of the damage, and Docket_nonconforming_Jan.doc 13 January 11, 2002 shall continue in conformance with approved building or construction permits, otherwise the structure shall lose its restoration authorization and status. [Editor's Note: Responds to the City Council Decision on the Repp appeal, September 11, 2000.1 c... Illegal Structures: These shall be discontinued [Editor's Note: Allowing strengthening or restoration to address safety conditions has been moved to alteration and restoration regulations from Subsection 2 above. Illegal structures and uses addressed in RMC 1-3 through violations and penalties. The clarifications in 5a above regarding restoration beyond 100% due to construction costs intended to clarify that the structure can be rebuilt as it was, where it was; however, construction costs to accomplish this may exceed 100% of the value which would have been based on depreciation.l B. R-10 and R-14 Zone Residential Structures Considered Conforming: Residential structures that existed or that were developed in accordance with vested land use permits prior to the effective date of this section (6-17-1996) shall be considered to be conforming structures. Such structures may be replaced, renovated, and/or expanded pursuant to the provisions of the R-14 Zone. [Editor's Note: Moves provision from the Development Standards Tables to Chapter 4-10. Expands applicability to the R-10 Zone to address Village on Union, a demonstration proiect.1 4-10-05013. NONCONFORMING USES: Any lawful—legally established use existing at the time of enactment of this Code may be continued, although such use does not conform with the provisions of the Renton Municipal Code, provided the following conditions are met: 4A. Abandonment: The use is not abandoned.A legal nonconforming use (of a building or premises) which has been abandoned shall not thereafter be resumed. Abandoned uses shc!! ^et be eligible A nonconforming use shall be considered abandoned when: [Editor's Note: Deleted sentence, moved to Chapter 4-9.1 a1. The intent of the owner to discontinue the use is apparent, and discontinuance for a period of one year or more shall be prima fade evidence that the nonconforming use has been abandoned, or b2. It has been replaced by a conforming use, or s3. It has been changed to another nonconforming use under permit from the City or its authorized representative. fEditor's Note: Presume that section "3" is distinct from subsection"2"since"2"emphasizes conforming use.l 2B. Relocation: The use is not relocated. A legal nonconforming use of a building or premises which has been vacated and moved to another location, or discontinued, shall not be allowed to reestablish itself except in compliance with the building-development regulations. 3C. Changes to a Different Nonconforming Use: The use is not changed to a different nonconforming use. . To qualify as a continuation of an existing nonconforming use, a replacement nonconforming use shall: 1. Reflect the nature and purpose of the preexisting nonconforming use, and be considered to be the same or related use classification; and 2. Be substantially similar or result in a lower impact in its effect on the surrounding neighborhood; and Docket_nonconforming_Jan.doc 14 January 11, 2002 3. Not increase the nonconformance of the use; and 4. Not create a new type of nonconformance. [Editor's Note: Second sentence of existing Section C is redundant. For consideration amendments would clarify when a nonconforming use has changed to a different but similar (not identical)nonconforming use.( D. Extension or Enlargement: The use is not enlarged or extended. 1. Extension/Enlargement Outside Building: The use shall not be extended or enlarged so as to occupy additional land area on the same or any other lot or parcel. The use shall not be relocated in whole or in part to any other part of the parcel. 2. Extension/Enlargement Within Building: Provided the use complies with Subsections E and F, Alterations to Legal Nonconforming Use, a nonconforming use housed in part of a single-tenant building may be extended throughout the building, but the building shall not be enlarged or added to. A nonconforming use in a multi-tenant building shall not be expanded into space vacated by other tenants and shall also comply with Subsections E and F. 3. Additional Development on Property Containing Nonconforming Use: No additional building, whether temporary or permanent, shall be erected upon a property with a nonconforming use for purposes of expanding or extending a nonconforming use. Additional development of any property on which a legal nonconforming use exists shall require that all new uses conform to the provisions of the Renton Municipal Code. ['Editor's Note: The first sentence of subsection "D" reinstates the concept inadvertently removed in the adoption of the Nonconforming Conditional Use Process Ordinance. The original language stated: "A nonconforming use shall not be extended, but the extension of a lawful use to any portion of a nonconforming building or structure which existed prior to the enactment of this Code shall not be deemed to be the extension of such nonconforming use." Subsection "D" shortens the provisions and does not reinstate language about nonconforming structures housing conforming uses as this is understood. Subsections D.1 to D.3 are recommended for inclusion to help interpret extension or enlargement prohibitions. Subsection D.3 addresses the interpretation made when a trailer was added illegally to Diamond Lil's and was determined to be an expansion of a nonconforming use.( E. Alterations to Legal Nonconforming Use without Structural Alteration: Alterations to a legal nonconforming use are only permitted when they do not expand or enlarge a use consistent with Subsection D, Extension or Enlargement. The modification shall not increase the nonconformance of the use, nor create a new type of nonconformance. F. Alterations to Legal Nonconforming Use with Structural Alteration: Alterations to a structure housing a nonconforming use shall not be altered beyond the limitations specified below, and shall conform to Subsection D, Extension or Enlargement: 1. Structures with Rebuild Approval Permits Housing a Nonconforming Use: Alterations exceeding an aggregate cost of one hundred percent (100%) of the value of the building or structure or site improvements housing or supporting the use shall be allowed if: (1) the building or structure is made conforming by the alterations; or (2) the alterations were imposed as a condition of granting a Rebuild Approval Permit, or (3) alterations are necessary to restore to a safe condition any portion of a building or structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming conditions unless they were specifically imposed as a condition of granting a Rebuild Approval Permit, pursuant to RMC 4-9-120. Docket nonconforming Jan.doc 15 January 11, 2002 2. Other Legal Structures Housing a Nonconforming Use: The cost of the alterations shall not exceed an aggregate cost of fifty percent (50%) of the value of the building or structure or site improvements, based upon its most recent assessment or appraisal. unless the amount over fifty percent (50%) is used to make the use, building or structure more conforming, or is used to restore to a safe condition any portion of a building or structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming condition. ]Editor's Note: As part of the issue of changes to an existing nonconforming use, Sections E.and F addresses under what circumstances a nonconforming use may change and not lose its vested status./ 4F. Restoration: Nothing in this Chapter shall prevent the restoration or continuance of a nonconforming use damaged by fire, explosion, or act of God, subsequent to the date of these building-regulations, or amendments thereto, subject to the following conditions and conforming to Subsection D, Extension or Enlargement: al. Legal Nonconforming Uses with Cenditiona-Rebuild Approval Permits: TheRestoration workshall-generally-net-exceeding one hundred percent (100%) of the latest appraised value of the building or structure housing the use or site improvements supporting use(if not contained in a structure)closest to the time such damage occurred; 0 shall be allowed if it is: (a) either be a condition of granting the senditionalRebuild aApproval pPermit pursuant to RMC 4-9-120 and/or (2) necessary to allow the structure to be rebuilt to its condition prior to the damage considering construction costs, and/or(3) required to strengthen or restore to a safe condition any portion of a building or structure declared unsafe by a proper authority, and/or (4) ec-necessary to conform to the regulations and uses specified in this Title. 82. Other Legal Nonconforming Uses: The work shall not exceed fifty percent(50%)of the latest appraised value of the building or structure housing the nonconforming use or site improvements supporting use (if not contained in a structure) at the time such damage occurred.Uses which were n conform nce,"i+h the Code #the time t • enacted nr at . (Ord.4584, 2-12-1996) ]Editor's Note: Amendments reflect that this section addresses uses not structures. A use or activity, such as a business have values that can be estimated. The last sentence seems inapplicable.] G3. 1 discontinued. (Ord. 1581, 2 12_1996) Single Family Dwellings: Any legally established single family dwelling damaged by fire or an act of God may be rebuilt to its same size, location, and height on the same site, subject to all relevant fire and life safety codes. Restoration improvements shall commence within two years of the damage, and shall continue in conformance with approved building or construction permits, otherwise the structure shall lose its restoration authorization and status. [Editor's Note: Old language -violations and penalties are addressed in RMC 1-3. New language responds to the City Council Decision on the Repo appeal, September 11, 2000.1 5G. Amortization of Adult Uses: For amortization of legal nonconforming adult entertainment, activity, use, or retail use, see RMC 4-3-010E. (Ord.4828, 1-24-2000) 4-10-060E- NONCONFORMING ANIMALS: See RMC 4-4-010K. 4-10-070F, NONCONFORMING SIGNS: Docket nonconforming Jan.doc 16 January 11, 2002 See RMC 4-4-100D. 4-10-0806: CRITICAL AREAS REGULATIONS — NONCONFORMING ACTIVITIES AND STRUCTURES: A legally nonconforming, regulated activity or structure that was in existence or approved or vested prior to the passage of the Critical Area Regulations, RMC 4-3-050, and to which significant economic resources have been committed pursuant to such approval but which is not in conformity with the provisions of RMC 4-3-050 may be continued; provided, that: 1. No such legal nonconforming activity or structure shall be expanded, changed, enlarged or altered in any way that infringes further on the critical area that increases the extent of its nonconformity with this Section without a permit issued pursuant to the provisions of RMC 4-3 050; 2. Except for cases of on-going agricultural uses, if a nonconforming activity is discontinued pursuant to RMC 4-10-010C and D, any resumption of the activity shall conform to this Section; 3. Except for cases of on-going agricultural use, if a nonconforming use or activity or structure is destroyed by human activities or an act of God, it shall not be resumed or reconstructed except in conformity with the provisions of RMC 4-3-050; 4. Activities or adjuncts thereof that are or become nuisances shall not be entitled to continue as nonconforming activities. (Ord.4835, 3-27-2000) 'Editor's Note: Revisit section when critical area regulations are revisited for any ESA-related amendments.' 4-10-028090 VIOLATIONS OF THIS CHAPTER AND PENALTIES: Penalties for any violations of any of the provisions of this Chapter shall be in accord with chapter 1-3 RMC. (Ord.4856, 8-21-2000) Docket_nonconforming_Jan.doc 17 January 11, 2002 DOCKET ITEM TITLE 4, CHAPTER 2 EFFECTIVE DATE OF REGULATIONS PURPOSE/ISSUES In the Development Standards Tables, many regulations list an effective date. For example, some regulations apply to lots created prior to March 1, 1995 while some standards apply to streets created before or after September 1, 1995. There has been some discussion about choosing a single date and using it consistently for ease of interpretation. One option is to leave the effective dates as they are to ensure that there is no change in the applicability of the regulations. A second option is to choose a single date, such as the effective date of the Interim Zoning Ordinance which created the basics of the current zoning system-Ordinance 4404, adopted June 7, 1993 and effective July 11, 1993. Staff has consulted Larry Warren, City Attorney, who advised not to choose a date that results in loss of benefits, but that selection of a date that grants additional benefits would not be problematic from a legal point of view. As he did not have full information about the benefits/losses from other points of view, he advised retention of dates as they are. The Table below lists the effective dates listed in the Development Standards, and if there would be any issues if the date were standardized to the Interim Zoning Ordinance of 1993. ZONE PROVISION EFFECTIVE DATE ISSUE IF USING 1993 INTERIM ZONING ORDINANCE R-8, R-10, R-14, RM Minimum Density-not March 1, 1995 More Regulatory: Lots required for lots 1/2 or between 1993 and 1995 less in size prior to would be subject to effective date minimum density whereas they are'not subject to it today. R-8 Maximum density of 8 March 1, 1995 More Permissive: du/ac applies to lots 1/2 Allows higher density to acre or greater as of more lots. effective date R-8 Maximum density of 9.7 March 1, 1995 More Permissive: du/ac on lots 1/2 acre in Allows higher density to size or less as of more lots. effective date R-5, R-8, R-10 Different front yard September 1, 1995 More Permissive: setbacks depending on Allows lesser setback whether street was on streets between created before or after 1993 and 1995. 1995, greater setback typically for streets created prior to 1995 R-10 Dwelling mix exemption March 13, 1995 More Regulatory: Lots for lots maximum of 1/2 between 1993 and 1995 acre as of effective date subject to dwelling mix. R-10 Minimum lot size-none March 1, 1995 More Regulatory: Lots required for lots a between 1993 and 1995 maximum of 1/2 acre subject to minimum lot Docket EffDate Jan.doc 1 January 9,2002 ZONE PROVISION EFFECTIVE DATE ISSUE IF USING 1993 INTERIM ZONING ORDINANCE before effective date size. R-10 Townhouse Effective date hereof More Regulatory: development exempt (probably March 1, Townhouse from lot width/depth 1995) development between requirements 1993 and 1995 would not be exempt. R-10 Nothing prohibits March 1, 1995 No net change: Existing construction of a single 2-unit developments family dwelling, or would be existing legal if existing 2-attached units built to laws in effect at as of effective date the time, and if not in conformance today. R-10 Number of du/per lot- Effective date hereof No net change: Units one building with a (probably March 1, built to prior standards maximum of 4 units 1995) considered existing allowed per legal lot legal. except for legally existing residential buildings R-14 Structures existing or June 17, 1996 More Regulatory: vested by effective date Conformity exemption are considered would not apply to units conforming between 1993 and 1996. Would defeat purpose of selecting specific date. R-14 1 residential structure As of date of adoption No net change: Units per lot except for legally built to prior standards existing residential considered existing buildings legal. All zones (proposed in Minimum lot Effective date hereof The effective dates are Title 4) size/width/depth applies (not stated) not stated. However, to lots created after the overtime, lot size effective date provisions have likely been more permissive than less permissive. Choosing a single effective date would result in some property owners losing some benefits and some gaining some benefits. Whether there would be a loss of some benefits would depend on the zone, and the circumstances between 1993 and 1995 - for instance, staff does not recall any subdivisions in the R-10 or R-14 zoned properties between 1993 and 1995 and are verifying this. These zones were substantially reworked as a result of demonstration projects. However, it is likely that subdivisions occurred in the R-8 zone which applies some standards after 1995,such as minimum density. RECOMMENDATIONS Based on the potential changes in benefits, the likely development levels between 1993 and 1995 in R-8 versus R-10 and R-14 zones, and balancing the need for ease of interpretation, the following recommendations are made: Docket EffDate Jan.doc 2 January 9, 2002 i.: • For the R-10 dwelling mix exemption for lots maximum of 1/2 acre in size, change the effective date from March 13, 1995 to March 1, 1995 to standardize. This is based on the discussion with Staff that they do not recall subdivisions in the R-10 zone between 1993 and 1995. If after staff completes it research, some 1/2 acre lots were created between March 1 and March 13, 1995, do not implement this recommendation. • For minimum lot sizes/widths/depths, insert the effective date of the Interim Zoning Ordinance - July 11, 1993, as this Ordinance largely set up the zoning system of the current Code. Although different than the March 1, 1995 date for several of the identified effective dates, it is more permissive, and based on the original zoning framework. Inserting an effective date, even if different will assist in code interpretation. • Change the street setback threshold date from September 1, 1995 to March 1, 1995. This standardizes the date with many of the effective dates in the Development Standards Tables, is not too different than the current date, and applies the lesser setbacks to more streets. • Maintain different R-14 zone dates since these are based on specific vested developments. Docket_EffDate_Jan.doc 3 January 9,2002 DOCKET ITEM TITLE 4, CHAPTER 2 SETBACKS DESCRIPTION/PURPOSE Building placement on a lot is regulated through setback standards, intended to accomplish many purposes depending on the nature of the zoning district: light, air, consistent streetscape, and others. The City of Redmond describes these purposes comprehensively: "The purpose of front, street, side, and rear building setbacks is to help maintain the desirable character of the community, provide adequate light and air to all properties, and reduce incompatibilities such as excessive light and noise, prevent overloading of public infrastructure, and prevent public nuisances such as the danger of fire from buildings constructed too close to each other." Typically, greater setbacks are required in residential districts than in mixed use, commercial, or industrial districts. The Renton Municipal Code identifies setbacks for each zone, but in some cases the provisions conflict or are difficult to interpret: • Arterial/Freeway Setbacks: All tables include setbacks from arterials/freeways. There are conflicting standards in the Commercial and Industrial Zones. Are these setbacks still needed to provide for a landscape boulevard treatment? If still needed, what is the interpretation of the provisions? The drawing below represents one interpretation made by the Development Services Division that 10 feet is required in the typical case where the lot line abuts the edge of the sidewalk. Alternatively 20 feet is required where the sidewalk meanders. Thank you i 5 . tiat:. i c.p. • Front Yard vs. Street Side Yard: There are differences in the residential zones between a front yard (greater width)and side yards along a street(a little lesser width than a front yard). Should there be a difference? If"yes" to allow more flexibility in house design/location, then a definition of street side yard should be added. • Intrusions into Setbacks: Is there such a thing as an uncovered porch? If not, then this should be stricken from the list of structural items that can intrude into setbacks. • R-5 and R-8 Street Side Yard Setback: The setback for a Side Yard along a Street is 15 feet. Should this be increased when there is a side access garage? EXAMPLE STANDARDS AND DEFINITIONS Docket setbacks Jan.doc 1 January 9,2002 • Setback Standards The following table compares various jurisdictions and their setback requirements which can be considered when reviewing Renton's standards. In summary: • A majority of the jurisdictions reviewed have some type of special arterial setback, but more typically in the higher density or commercial/industrial,zones. • Unless the front setback is minimal, there is usually a difference between a Front.Yard and a Street Side Yard. The Street Side Yard is listed separately in all the example regulations. COMPARISON OF SETBACK REGULATIONS STANDARD BELLEVUE KENT REDMOND SUMNER Special No. Yes in Industrial Yes, in Residential Yes, in Multifamily, Arterial/Freeway Zones,varies by Zones, along Commercial/Mixed Setback Street specified roads in Use and Industrial Required? Classification— North Redmond. Districts, except Greater width for CBD. Arterials than Local Access Streets. Difference Residential and In Residential Residential Zones, Street Side Yard between Front Office Zones, Zones,when Front Street Side Yard is is < Front Yard in Yard and Street Street Side Yard is Yard is > 10 ft. < Front Yard when Low Density Side Yard in less than Front then Street Side Front Yard is > 15 Residential Zones. Residential Yard, except Yard is typically ft. When Front In Multifamily Zones? where two public less; otherwise, Yard is 15 or 10 ft., zones yard width In Commercial/ streets intersect, when 10 feet, they Street Side Yard is for Front and Industrial Zones? then Street Side are equal. the same. Street Side is the Yard is the same Commercial zones same, 10 ft. In as Front Yard. No typically do not Commercial/ Commercial Side, Street Side, have Side Yard or Industrial Zones, Zones, except or Rear Setbacks Street Side Yard Front and Street CBD, Street Side Required in requirements. Side Yard tends to Yard is different Commercial Industrial Zone be the same. than Front Zones. Zero Front and Street (sometimes less, setbacks of any Side Setbacks are sometimes more). kind are required equal and based Front and Street Downtown. on Street Side are the same Classification. in Industrial Zones Definitions of Porches In Webster's Encyclopedic Unabridged Dictionary of the English Language (1989), a porch is defined as "an exterior appendage to a building forming a covered approach or vestibule to a doorway." In A Glossary of Zoning, Development, and Planning Terms (1999), governments tend to define porches similarly, but often make a special point to exclude "screened porches" where windows may be added to enclose the porch space over time as a"sun room." Docket_setbacks_Jan.doc 2 January 9,2002 • RECOMMENDATIONS • Arterial/Freeway Setbacks: - Eliminate the requirement for an Arterial/Freeway setback in the Single Family, Multifamily, and Mobile Home Park zones. Most front and street side setbacks in these zones exceed 10 feet, particularly Single Family Zones, and in the case of the Multifamily or Mobile Home Parks, setbacks could be addressed through Site Plan Review and Manufactured Home Park review processes. - Require a Freeway Frontage Setback in the Commercial zones of 10 feet from the property line, and eliminate complicated language of 20 feet from the back of the sidewalk. Special landscaping would continue to be required along all streets, including arterials, but can be reduced through Site Plan Review procedures in most zones. - In the Industrial Zones, make the Arterial setback standard consistent with Minimum Arterial Landscape Width, and amend the Arterial/Freeway Frontage setback to be a Freeway setback only, at a minimum of 10 feet, eliminating complicated language of 20 feet from the back of the sidewalk. - Where still incorporated in the Industrial Zones, the Arterial setback should be required from Principal Arterials only, which be consistent with a Development Services Division Code Interpretation that it is only required along Primary Arterials.Where the Principal Arterial setbacks are still applied (Industrial Zones), continue to exempt Central Business District streets. • Front Yard vs. Street Side Yard: The definition of Front Yard is that it is the yard that separates the main structure from public rights-of-way which means that a Front Yard Setback should apply to both street frontages of a corner lot, unless specified otherwise. In the Residential Zone, a difference is noted between a Front Yard and a Side Yard along a Street. In the Commercial Zones, the Maximum Front Yard applies to the"primary'street as determined by the Reviewing Official. - General measurement of yards is clarified to state that measurement is from'the lot line perpendicular to the outside wall of the building, or to the posts in the case of a structure without an outer wall (e.g. carport). - The definition of Front Yard should be amended to indicate that in the case of a corner lot, the setback from the Primary Street is considered the Front Yard. A Primary Street is considered to be a street where the primary face of the building is oriented, and where the primary building entrance is located. - A definition of a Side Yard along a Street should be added and defined as the setback required from the Secondary Street.The Secondary Street is one to which the building does not principally orient itself, although additional entrances may be located on that side of the building. All zones now have a line to indicate the side yard along a street, and match the requirements in effect today(considering current definitions and notes). - The note applied to the CC, CN, CS, and CA zones clarifying the required maximum setback for a Primary versus Secondary Street should be eliminated with the revised yard definitions and the addition of a"Side Yard Along a Street"category. • Intrusions into Setbacks: Remove the word "porch" from the list of structural items that can intrude into setbacks, since by definition, a porch would have a protective covering. Uncovered stairs and decks suffice to convey the intent of the code. Make R-14 intrusions (eaves and decks) similar to R- 10 and RM for ease of interpretation - this would result in a more permissive front deck allowances and a more restrictive eave intrusion allowance. Docket setbacks Jan.doc 3 January 9, 2002 • Measurement: A note is added to setback standards in the R-10 and R-14 zones to ensure "shadow lots" have setbacks measured the same as conventional subdivisions. This allows the differentiation between public and private streets in the R-10 zone to be eliminated. • R-5 and R-8 street side yard setback: Increase the Side Yard Setback Along a Street to 20 feet when there is a side access garage to avoid cars extending over sidewalks. This is consistent with the R- 10 zone, and similar to the R-14 zone. • R-5 Zone Streets Created Before 1995: For the front yard setback, eliminate the distinction between streets created before or after 1995. Development in the R-5 zone typically occurs as a result of subdivisions that create their own streets using the lesser setbacks. • R-8 and R-14 Alley Setbacks: In the R-8 and R-14 zones, front yard setbacks are reduced when alley access is provided for parking. The proposed amendments remove the requirement that the street/alley be public to recognize (in the R-8 zone) the Liberty Ridge interpretation where reduced setbacks were allowed from Private "alley-like" features, and in the R-14 zone, the idea of shadow platting with private accessways. REFERENCES Davidson, Michael and Dolnick, Fay, eds. (December 1999). A Glossary of Zoning, Development, and Planning Terms. Planning Advisory Service Report Number 491/492. American Planning Association. Chicago, Illinois. Gramercy Books (1989). Webster's Encyclopedic Unabridged Dictionary of the English Language. Avenel, New Jersey. PROPOSED CHANGES -LEGEND The following pages propose amendments to the required setbacks in each zone. The unshaded edits are consistent with the City Council Title IV packet. The shaded edits are newly proposed as a result of this docket item. Docket setbacks Jan.doc 4 January 9, 2002 4-2-110A DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) RC R-1 R-5 R-8 4 �` '":.'t'''' a� .f: $ :U,av ''''" .3 4A..,i'.. k\ t,• Yn.••.. i. '' , + ,.i .t �'.�4' C'' �'^a3s.�.. S. ;�+'r.✓«r.��•'-.:.a:�$':�.'�ti 'h�.:+.s5� ca. *V_.^4x `a,. SETBACKS [Editors Note: Docket Items - ''' " " ` ' How should yards be measured from private accessways? Private streets-center pavement in access easement?What can happen with unpaved portion? Sidewalks or drainage? When paved?1 426 Minimum Front Yard 30 ft. 30 ft. - Along streets existing as of 126 teaa#er' , 99 Lots 1 acreSeptember 1, 1995: 20 ft.- nr less-(along n e streets\r Along streets existing o of Unit with Street Access September 1, 1995.E Garage: 15 ft.for primary Along streets created after structure and 20 ft. for September 1, 1995: attached garages which access from the front yard Unit with Street Access street(s):5,12E Garage: 15 ft.for the primary JEditor's Note: Refer to structure and 20 ft.for definition of yard. R-5 changes Unit With Alley Access attached garages which clari ='� " Aligii h Garage: The front yard access from the frontyard fy�emo�e�distirtc'�io Alr.ner �+re, c tietvuee existing streets versus setback of the primary street' : - " °' a structure may be reduced to created after September 1 new streets��'stthe�e�wolt-�..-tit'-. + f616e nearljr=mite e�e�ifi 10' if all parking is provided in 1995.7,12E •� . ._�. � '`� . ,,�. the rear yard of the lot with the':le'ss�.de�aroped �5��ar��. '' k.. �.. a, access from apublic right-of- 6 Unit With Alley Access di i?etroi;ai . Move former way or alley. Garage: Garage:, The front yard Conditions 5 and 7 into table. setback of the primary R'e ai'viric pu# ltc iir Jl_a8 q -=,, ,;, structure may be reduced to r e0i ize'tari" Rrd e - � � :,.r .'os g j 10'if all parking is provided in in eipretatt ` he eVal = "" -4 s w ,,u1 . .:„si;ai::,:,, the rear yard of the lot with sett acksWere dllo uetlri'orr( - , ..�"�,. --.:` access from a 444114 Ptiva" right-of- e9allevwlike fea'res l = -.' 1� , ° . 6 , ,e^ . ,,, way or alley. _ti `� ti:f -s-.'rp�§ "<Y-ter.' K shalt.be n"�"lef sM51 2071t1 Lots greater than 1 acre 20 ft. 35-ft-: 25 ft. Lots 1 acro or less 20 ft. 20 ft. 'Editor's Note: Moved below, Lots greater than 1 acre 25 ft. Docket_setbacks_Jan.doc 5 January 9, 2002 4-2-110A DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) -- RC - R-1 R-5 R-8 and removed reference to R-5 size of lot— 1 acre before or after subdivision? Edit for clarity.1 25 ft.for interior lots. 15 ft. for interior lots. . required-side-yard: jEditor's Note: Moved below and special yard language removed. Refer to definition of ypj_-c_1.1 Minimum Side Yard Along a 30 ft.for corner-fats 20 ft.for-GOT -lots�, 15 ft. - - '�• 15 ft.for com eF-lets Street pr�r a a R:1T•t -nd C1= prima�t�t ire" and 2O f fon aliaehed gar sis acres aflathifidW arate iEh aoces from tfle sid. . a.dAs 7tree fro b he sidee:,vard ree required-aide-yard [Editor's Note: Refer to definition of yard. Reference to corner lot unnecessary since there is a difference between side yard and side yard along a street. Docket issue of setback in R-5 and R-8—should it be 20 feet where a garage is accessed?1 Minimum Side Yard 25 ft. 15 ft. 5 ft. 5 ft. jEditor's Note: Moved from above, minus yard language Docket setbacks Jan.doc 6 January 9, 2002 4-2-110A DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) RC R-1 R-5 R-8 and reference to interior lot— understood by distinction of side yard alonc_a street above.) Minimum Rear Yard 35 ft. 25 ft. 25 ft. 20 ft. 'Editor's Note: Same as original above, except for R-5 - streamline interpretation. Unclear if R-5 lot has to be 1 acre before or after subdivision.) j�y�- ihMy .+v�•�',. .Q'q TA a��.r >kpSeA(— ':fitlf.�.d.141v/..0 ...wnl � x wxa'l.. J *f,ia f ..uv3aT.c.i =:tis.� «'..+: .:.;sue '-�` „.;tea E1{ ':� .,,,;_�,..;,.. ,:v-1"-ae fa ;r3 a.a:.aarw.. :-4'..».::c>;•xe'aar: —.z.'rm,.>w+, ':ti' '�w4: =�,'c`.- -.fie_'.{•_.: j "✓" ? '" L :�`:''%:;'.-`,•gx:'=o:'e{:.,.'.'ti"� ;�;� .'if: 'k`,P'L -A'fiyM i'ecdct : •,' `^ aiS a ichever sEf ever - Docket_setbacks_Jan.doc 7 January 9, 2002 4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION NEW PARK INDIVIDUAL MANUFACTURED HOME DETACHED ACCESSORY --- Development or Redevelopment SPACES STRUCTURES— Primary and Attached Accessory sited_a_pcinimum_a_6_Ft,,f.FoimArty Structures SETBACKS 'Editor's Note: Former Condition 8 does not appear intended for manufactured home parks, but Note 4 is applied in other single family zones to address projections into setbacks.' Minimum Front Yard NA 10 ft. 10 ft. -1/41here-any-fr-eRt-Yard-i8-requiredr Re (Editor's Note: Refer to definition of yard.] NA fEditor's Note: Moved below.! way. Minimum Side Yard Along a Street NA 10 ft. 10 ft. (Editor's Note: Moved from below. Refer to definition of vard.] Minimum Side Yard NA- 5 ft.for interior lots. 5 ft.for interior lots provided,that garages and carports shall be setback from the property"line'_a sufficient distance to provide a minimum of 24 ft. of backout room either on-site or counting the accesswav an-alley-sr ht of-way. fEditor's Note: Refer to definition of ard. SETBACKS48(Continued)'Editor's Note: Former Condition 8 does not appear intended for manufactured home parks, but Note 4 is applied in other single family zones to address projections into setbacks.! NA 10 ft. 10 ft. Docket_setbacks_Jan.doc 8 January 9, 2002 4-2-110C DEVELOPMENT STANDARDS FOR RESIDENTIAL MANUFACTURED HOME PARK ZONING DESIGNATION NEW PARK INDIVIDUAL MANUFACTURED HOME DETACHED ACCESSORY Development or Redevelopment SPACES STRUCTURE&- Primary and Attached Accessory Structures 'Editor's Note: Moved above. Refer to definition of yard.] Minimum Rear Yard NA 5 ft. 5 ft. provided,that garages and carports 'Editor's Note: Moved from above. Use shall be setback from the property line a general term of accesswav rather than sufficient distance to provide a minimum, street, since parks will likely have of 24 ft. of backout room either on-site private access.] or counting the accessway. +� ..,i.„ate ., %: .a_ y:a. _q .,. ,:e:r..f:«s»..i.:z-,Y.c. 4 ,, „t "„ x�,'* `:u` ;W7.c- ,- '�c.+:e•>.s .,� 77 i ate: .T: ,71`TZ .413Nr�xe 7�'`.. :c•a.•a'.S ,• = :v.a o. :'h:'u: '.3mA lcwo., -,- .� it�A ite.,(h.R47al�e `t om•: .i ;x-$., '"^� .., i'o`^:. s ' - 'C�.?e ";m'`u<n€....,,os, tiR. =Y.i+;..m. ..;,Sac L Ai:i'.,.A.a!41:A,,1W,A!k.T.dA�,4 51,E: >'a.,,^t .?1Ti.:'$'" �,.. ,ia,Q:ajta': ,3., r,Fz_<.. �r+>r',,•—•'.^" ..y z, F3� ,.,Xt,,.;' .;� ,. ,.°' ,,;<$"jt..- , _:�T.e..n:.i.�.,vv,::in"�..,,.. a '`.,�„- !.,-.€> .Zav'• s ;.y.„ ,x., as.<'tw,„, ,.e..-' :.s::H'�"ro"•^"'° "''.�$.. .�.,. :c':..,. ::R;:<t,7r.-i ^„sk�w,E'.`p:�>k':::.. ;?,� a�. ;aa._i.. i�• ..... . .>:e_,...,a d.e4.n,».>....:..L.....3..afm-..ht .a'. <r ..»r..w.w. ...r.::«_>...<,......,+_-•.s<....>...J€`..:_. .,....<-�_..[..+.....,....>.-.awi..v .>..�..o..>.... >...«....:->s: vti h ...sx.....Y�e o...-.._>.., Setbacks for Mobile Home Parks NA Yard abutting a public street: 20 ft. Yard abutting a public street: 20 ft. Constructed Before 12-3-1969 Any yard abutting an exterior Any yard abutting an exterior (Highlands property boundary of the mobile property boundary of the mobile 11 el In He rne Pahs\ home park: 5 ft. home park: 5 ft. 'Editor's Note: Lake/Washington Park no longer there.] Minimum distance between mobiles: 15 ft. Minimum distance between canopy Setbacks from all other"lot lines": 0 and mobile home on an abutting lot: ft 5 ft. Setbacks from all other"lot lines": 0 ft. Setbacks for Other Uses To be determined through the site-plan- NA NA 'Editor's Note: Docket-determine land use review process. review process. Site Plan Review, Mobile Home Park Review, or Binding Site Plan?] Docket_setbacks_Jan.doc 9 January 9, 2002 4-2-110D CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS 4. Allowed Projections into Setbacks: a. Fireplace Structures, Windows: Fireplace structures, bay or garden windows, enclosed stair landings, and similar structures as determined by the Zoning Administrator may project 24"into any setback; provided, such projections are: (i) Limited to 2 per facade. (ii) Not wider than 10'. b. Fences: See.RMC 4-4-040. c. Ste•sq�, and Decks: Uncovered stess4,43 and decks not exceeding 18" above the finished grade may project to the property line. El Steps ".`rae , and decks having no roof covering and being not over 42" high may be built within the front yard setback. Eaves: Eaves and cornices may not-project up to more-than 24" into any required setbackan interior or street c etbao n of „ A2"high may he hilt within a front yard_ "Editor's Note: Section "a" under City Council review. Remove conflict regarding eaves and cornices,:. `;` .Why differences in deck height in yards?Docket.) 5. Abutting is defined as "Lots sharing common property lines". "Editor's Note: Old language-add to Table since it is an important incentive; new language emphasizes definition of abutting which is used specifically in the Code and unlike common usage of adiacent/abuttinq.1 6. A front yard setback of less than 20' is ,,, allowed by the Development Services Division if 20'.In sash-case, th front, ;ard setback shall rot be less than equal to or greater than the average of the front yard setback of the existing, abutting primary structures; however, in no case shall a minimum setback of less than 20'be allowed for garages which access from the front yard street(s). "Editor's Note: Regarding modifications, there seems to be enough flexibility by averaging. Docket-address corner lots with only one abutting primary structure.) "Editor's Note: Add to Table since it is an important incentive.) Editor's Note: Combined with Note 7 as newly numbered.) 79. For pre-existing legal lots ' having less than the minimum lot width required by this Section (75�,- '), then the following chart shall apply for determining the required minimum side yard width along a street: fer-each-foot-in Docket setbacks Jan.doc 10 January 9, 2002 a_maximunl_ef_204 WIDTH OF EXISTING, LEGAL LOT MINIMUM SIDE YARD WIDTH ALONG A STREET RC ZONE 150 feet or less 25 ft. R-1 ZONE Less than ore•ual to 50 ft. 10 ft. 50.1 to 51 ft. 11 ft. 51.1 to 52 ft. 12 ft. 52.1 to 53 ft. 13 ft. 53.1 to 54 ft. 14 ft. 54.1 to 55 ft. 15 ft. 55.1 to 56 ft. 16 ft. 56.1 to 57 ft. 17 ft. 57.1 to 58 ft. 18 ft. 58.1 to 59 ft. 19 ft. 59.1 and greater 20 ft. R-5 or R-8 ZONE Less than or equal to 50 ft. 10 ft. 50.1 to 52 ft. 11 ft. 52.1 to 54 ft. 12 ft. 54.1 to 56 ft. 13 ft. 56.1 to 58 ft. 14 ft. 58.1 or .reater 15 ft. However, in no case shall a structure over 42" in height intrude into the 20' clear vision area defined in RMC-4-11-030. (Editor's Note: Combines Notes 8, 9 and 10 as formerly numbered and lists the widths for clarity. Need to determine the date this provision was added into the code for"pre-existing legal lots." Need to review definition of legal lot as a docket item.1 th 10' depth If a nor let is loss th n the minim m w idth rep,aired by this Section b it str- increasedd om C[-minimum of 10' by 1' up to a maximum of 15' However, in ne case-;l „ctu 12" in height intrude into the 20'sight triangle. (Editor's Note: Language combined with 7 as newly numbered.1 12. €xceptions: When ^0or—reef sis, of all property on one side of a street , , to less than 10' in depth, (Editor's Note: Apply Note 6 instead. Note 12 appears to be a carry- over from an older code which included R-2 and R-3 zones.l 1045. 7ese'rveo; r � ; ww -- m' .7 1'4;'-�;mw ,;^y-�14a.-...: wy. °a �s, x±, w ya.T " fi.-,.: ¢_;. "�:.£.:.,%�=v,;yY;',�„•,�'t: �.'-,;s'.s.p; . L;:t", v�nrp ...a: ''s> h.'gym �_ .As: n •'� .ro; •r ,�1 y. � r s ,�c:,;;1;: 4 ... .. bF7ali'� b:173S.t43S^b` ... ._.... _. y .. _ ..._. Docket setbacks Jan.doc 11 January 9, 2002 .Z T 4 :i' FK` • * , RAJ i `3 "' k, 5 p �k �7�'u •'„A'Y cB+t.:A%:ntiatiNtap • x5',A 11. In order to be considered detached, a structure must be sited a minimum of 6' from any residential structure. [Editor's Note: Added for consistency with Multi-Family Conditions and Mobile Home Park Chart.l Docket setbacks Jan.doc 12 January 9, 2002 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 I RM 83:,'_ '•''�'....,� ,R`,�,7�.;n> a;._`c:'r:•:•:• '�:. :..s.:,-.'•'_;6:-_�:.,✓.;:i.;. ✓kei,. •'e, :;: _ �'S.k�:•x SETBACKS 1Editor s Note: Docket Items- �? y'"' ' " °c �'� How should yards be measured from private accessways? Private streets—center pavement in access easement?What can happen with unpaved portion?Sidewalks or drainage? When •aved? General • rEditor's Note: No impervious surfaces allowed in the landscaping section, areas, redundant. Minimum Front Yard ' •long streets existing as of Residential Uses: "U"suffix: 5 ft. eptember 1, 1995: 20 fts Detached and semi-attached u it "C"suffix: 20 ft. - - - --- - - •- -t-•, -• with parking - , . _- - _ ._ _ -- ._- access provided from the front , •� "N"suffix: 20 ft. • -- - 18 ft except en streets without -- - - - -- - ' - - •m. "I"suffix: 20 ft. • - - Detached and semi-attached WI JEditor's Note: Refer to definition of - - •- -- - -- - - - - --= - •- '• ma's= �a$ a with parking yard. Front yard variation in R-10 in a • •- -- - —- --- - - ' -• access provided from the rear via note. R-14 edits for clarity, and to - -- - =-; •: - _ • - -- - - litibitel street or alley: 10 ft., except ensure cars will not intrude into • - - • z --- - •-• • _- when the lot is adiacent14 to a accesswav(i.e. 15 foot setback where - - - - -- - -- - - • pro erty zoned RC,R-1, R-5, R-8, is there is not sidewalk changed to 18 - - -- � R-10 setback must be 15 ft. feet.11 --• • - :--• -••-• - - Attached Trfitrtst ' ` �: - - • - - - - :R .x ' - and their • --- - - - •- `: - -- •-• accessory structures with •arking - -_- • • •-• -- ---• - •- - • - •- provided from the front , e _ ! _!!, f •long streets created after eptember 1, 1995:10 ft.for the primary structure and er-side:20 ft. • 20 ft.for attached garages which -ccess from the front yard street(s). Wier ` . �'' or �f ` t ,, must be 15 ft. Attached nit Docket_setbacks_Jan.doc 13 January 9, 2002 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM e 3 its and their accessory structures with parkin• provided • = from the rear via street or [,A � , , , alley: 10 ft., except when the lot is 44.74:4adjacent-1 to a residentially zoned apRerty zoned RC, R-1, R-5, R-8, k r".1 R-10 setback must be 15 ft.t Commercial or Civic Uses: 15 ft. 10 ft.—except when abutting15 or adiacent14 to residential development then 15 ft. NA Residential-Uses: N�;e. NA 'Editor's Note: There is no specific Cemmersial : standard listed. Setbacks and additions based on code in effect at the time.l , maximum ethask requirements shall be existing-structures. SETBACKS8 (Continued) Minimum Side Yard Along a Street ; , : 10 ft. for a Residential Uses: 20 ft., except in RM-U and on previously primary structure, and 20 ft.for attached existing platted lots which are 50 ft. or 'Editor's Note: Moved from below. garages which access from the side 10 ft.for a primary structure, and 18 ft. less in width, in which case the side p. 8,1 Removed yard language in favor of yard street.` for attached garages which access from yard shall be no less than 10 ft. using definition. Note 23 inapplicable in the side yard street. R-10 zone(see original sin) ce there is no required lot width greater than 50 ° same for RM. R-14 street side yard , . Docket setbacks Jan.doc 14 January 9, 2002 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM requirement is vague; made the same as R-10 primary setback (10')and R-14 axa -sty`°' front garage setback(18').1 :cqy•*ev7zYr; #°lx. 'daz.LCbs. &e,,a�,1 c._M..:e.�t..;,,C,:,.. ". eA ttaFJB£swY`y+ Minimum Rear Yarrl 15 ft. However, if the lot abuts a lot Residential Uses: 472. "U" suffix: 5 ft. "'Editor's Note: Moved below and onerl Ali- streamlined. structures: 15 ft. single famil„zone3-a 25 ft. setback shall be required along the abut+ing tturellinn , nits Alley Assess-garage: If there is an and their accessory structures: 15 ft. "C" suffix: 15 ft. minimum setback is 3 f+ to the rear "N" suffix: 15 ft. lines a s„fficient distance to provide a "I" suffix: 15 ft 2 15 ft45- abutting or adjacent to n th inim„m ethack for the 9ar�ge�,-.e n�,�rrr,vrrrvc,vc�vrc-ivi �„o SETBACKS8 (Continued) Minimum Side Yard Interior Lots: Detached dwellings en- Residential Uses: Standard Minimum Setbacks: 5 Minimum setbacks for side yards are ft en each side of the detached „nit s Detached and semi-attached ° primary structures: 5 ft. , idth er 5 f+ whichever is re ater •222 'r Detached dwellings en lots with zero In+ ° — line onvn onne side:fro—f-.-^ernrside with side Attached townhouses,flats over 3 integer_44e.9er_GentaQe_shap_be yard. 5 ft. maintenance/no build units and their accessory easements sn lots adjoining the zero lot structures: 5 ft. on both sides. 10 ft. line shall he required 14 [Editor's Note: Refer to definition of when the lot is adjacent—to a lower Lot width:40 ft. Yard setback: 5 ft. Semi-Attached and Attached Units: intensity residentially zoned Lot width: less than or equal to 50 ft.— yard. R-10 zero lot line text moved into 5 ft.for the property. Yard setback: 5 ft. Note 3. Docket—add to Table Docket_setbacks_Jan.doc • 15 January 9, 2002 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) — — R-10 - R-14 - RM interpretation regarding RM zones unattached side(s)of the structure M Lot width: 55 ft. Yard setback: 6 ft. abutting single familv.l 15 Attached accessory structures: Lot width: 50.1 to 60 ft.—Yard setback: Abutting RC, R-1, R-5 or R-B—: 25 ft. interior side yard setback for all None required. 6 ft. structures containing 3 or more attached Commercial or Civic Uses: Lot width: 60.1 to 70 ft.—Yard setback: dwelling units on a lot.E115 ft. 7 ft. • Lot width: 70.1 to 80 75 ft.—Yard None—except when abutting15 or setback: 8 ft. adiacent14 to residential development— Lot width: 80.1 to 90 ft.—Yard setback: 15 ft. 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. 120+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 315 zones RC, R-1, R-5, R-8, and R-10: - 25 ft. along the abutting sides)of the property. Docket setbacks Jan.doc 16 January 9, 2002 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM SETBACKS$(Continued) G omor-Lets3v Residential Use`s: �n fF for nrenlatterl lets less thin Gn ft A long blic Streets: The side yard wide- garages which access from the side , yacd4tfeet, then for oach foot in oxcocc of 50 ft. the (Editor's Note: Moved above and minimum of 10 ft. by 1 ft. up to a amended as follows—delete yard Along Private Streetc/Access: The language and refer to definition of yard. Delete Note 23-inapplicable in R-10 zone since there is no required lot width struct„re and a minim„m depth of 20 ft greater than 50'; same for RM. R-14 street side yard requirement is vague; the side yard street made the same as R-10 primary setback(10')and R-14 front garage ctroot/accossway, then the setback shall setback(18').l from the lot line Minimum Rear Yard 1anitlrtifth Attached Street Access Residential Uses: "U"suffix: 5 ft.,1,2 unless lot abuts a 'Editor's Note: Moved from above and Garage: 15 ft. However, if the lot abuts 15 ft. RC, R-1, R-5, R-8, or R-10 zone, then streamlined. Docket—Should there be a lot zoned RC, R-1, R-5, or R-8, a 25 ft. 25 ft. special rear setback requirements when setback shall be required of all attached Commercial or Civic Uses: a RM-C, RM-N, or RM-I property abuts dllin units. None—except when abutting15 or "C"suffix: 15 ft. a single family property?l adlacent14 to residential development iffil itt Attached Alley Access "N"suffix: 15 ft. Gara.e: . �.. , then 15 ft. F N "I"suffix: 15 ft.22 ft. provided that the garage must be set back a sufficient distance to provide a minimum of 24 ft. of back-out room, counting talley surface. If there is occupiable space above an attached garage I -ilev tees`-,the minimum setback for the occu iable space shall be kW _: the minimum setback for the rii�itf Docket_setbacks_Jan.doc 17 January 9, 2002 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 - RM attached ..I°ev aed ciarac e a a,�.e 6m,;:' i' ,x e,.'^�,;t,;K� i v#--'r. ;•tea ,; xi:,,,,,.+., q<' �� rp vi,..•�'..x. +..::,,�:;� x..,:...,W:'A...s ,' ;�.. ..'�.^ ': '' V .'4,':• :Y . g F: .dk.44•Fi.'n4'lE1S Aert '•"TCf 9 y �"` � :d�� 7A,.. ,..... 3 '�3 .•. ._ ..,;.�,..,g.r of �' K w V41449 `C^. ,az««s 'a+'F F _V6..A.4M;14.0.%k:A VAI; V�f'V` ., »t.7y ibl:e�.wwd�iF�ti.41.. .. .' w" '9,`'a^"`&.7�av"'4A.-•�kr::.M y� .'�^ �� .. 4' .. t' ..6.Y+�.\"�Y`i�:'.e:•:Ay t.., 0 t. , ? +.3 h` e t,. � 4` a*rab0 • :�a^ fi.'+t`S` • a�- ,..n..s ..•',5;'n.•.. .,,p r 'A.;4:r. v,,N•aqes'lii$" . F w�Q ero� ' Docket_setbacks_Jan.doc 18 January 9, 2002 4-2-110H CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR MULTI-FAMILY RESIDENTIAL ZONING DESIGNATIONS 1. Front and rear setbacks in the RM-U Zone may be reduced to 0' by the Reviewing Official during the site plan review process provided the applicant demonstrates that the project will provide a compensatory amenity such as an entryway courtyard, private balconies or enhanced landscaping. 2. If the structure located in the RM-U Zone exceeds 4 stories in height, a 15'front setback from the property line shall be required of all portions of the structure which exceed 4 stories. This requirement may be modified by the Reviewing Official during the site plan review process to a uniform 5'front setback for the entire structure provided that the structure provides a textured or varied facade (e.g., multiple setbacks, brickwork and/or ornamentation) and consideration of the pedestrian environment(e.g., extra sidewalk width, canopies, enhanced landscaping). 3. RC, R 1, R 5, R 8, and R 10. Minimum side yard setbacks for detached dwellings on lots with zero lot line on one side: 10 ft. on side with side yard. 5 ft. maintenance/no build easements on lots adioininq the zero lot line shall be required. [Editor's Note: Old language incorporated into table. New language moves some text from the table to the notes as it is a rare case.l 8. Allowed projection into setbacks: a. Fireplace structures, bay or garden windows, enclosed stair landings, and similar structures as determined by the Zoning Administrator may project 24" into any setback in the R-10, R-14 and RM Zones and may project 30" into a street setback in the R-14 Zone, provided, such projections are: (i) Limited to 2 per facade. (ii) Not wider than 10'. in b. Fences��A1tC�=4-9�9�, rocleer�es�b�'�d� e�r ta s„i:tfAl[q with a height of 18" or Icsc , n Fence 6' r le s in he' ht magi he located within the roar and side yard setback_areas tl1Q S° lciteetai ^.6e eries):er 1:etainiricr A s peri i ritt .irt rr :° et rear c. Uncovered steps, ae`'z.'.'_ and decks not exceeding 18" above the finished grade may project to the property line. Steps,.'porc and decks having no roof covering and being not over 42" high may be built within the front yard setback. In the R-14 Zone only, uncovered ,�'p h` gra de at an�, . .;. oint alon outer edge of structure ma roject 24" into an interior setback • iaitbr's Note:w Sth en gat Adeltese' ; Iraq Li. Eaves and cornices may r'et-• re th roject up to moa„ 24" into any required setbackan -- s �u �a -s Ana fC v es, n e tone ter a nl tfn nd n hes h ying nn roof covering and r . r being noot�Per 42" high may he built..Within a front yard. [Editor's Note: Section "a" under City Council review. '- ." �-= := _= =4 `.. y = := '.n "�.Esa �a v�+., a';�'.€ �,.>• y�-:.�a-r F2e a`rtiifre :Se tidi ';n�Tri ea aiiie' efatiSed. :=rockei ies arir3r'retain�ri'�. Docket setbacks Jan.doc 19 January 9,2002 all Za fodOeSr o°ORO .r fil h!rea 6^- 1. s- �i:k ' Issue of retain in_ wall should become a docket item-where are they allowed and at what height? i3 '.. en rnlikl d" ,emove conflict regarding eaves and cornices, - Cr"at <' h1 iftier 'o:=sRin` "` s aveo.n# ihtiMiBral Whv differences in deck height in yards? Docke_t.1 9. A front yard setback of less than 20 ft. may be allowed by the Development Services Division if the average front setback of existing primary structures on lots abutting the side yards is less than 20 ft. In such case, the front yard setback shall not be less than the average of the front setback of the abutting primary structures; however, in no case shall a minimum setback of less than 20 ft. be allowed for garages which access from the front yard street(s). , JEditor's Note: Old language, apply 13 instead. New language moved from R-10 minimum front vard.1 14. Adjacent is defined as "Lots located across a street, railroad right-of-way, except limited access roads". Density and 1 Init Site Bonl Bonus Dwelling I Init Mix/Arrangement• Dwelling units permitted per-structure may be Q O�■GIIIIIQ OIIIL.7 GGTllll[cGQ_p�swirQ OLG �� . 1 length o. ,0.nn. , 1 1 . a. Alley and/or r ar access and parking for 50-°10 of primary uses or secondary u;o townhouses,of b. Civic uses: (I) CommuniV meeting hall 1 (ii) Senior center, Docket setbacks Jan.doc 20 January 9, 2002 {iii) Recreation center,or (iy) Oth r imilar es as dete miner} by the Zoning Administrator or 0 r • , of-the-open-spade, (I) function as a focal point for the development, (ii) have a maxim m slope of 10% � r i (v) be im oved for passive and/or active recreational use the management organization as applied to the pro pert,. if the property_is not subdivided. . i recreation center pool s a/iacuzzi f f f bebblesteneT e Surface na kin lot containing n more than L.` arking stalls separates} from-other 3 22 1999) !Editor's Note: Old language - consolidated in RMC 4-9-065; new language to emphasize specific definition in RMC which is different than common usage.! Docket setbacks Jan.doc 21 January 9, 2002 15. Abutting is defined as "Lots sharing common property lines". provisions („f the R_14 Zoned JEditor's Note: Old language - landscape requirements are in the chart already; new language—to emphasize specific word usage in RMC.) 22 Semi attached dwellings, townhouses,flats, an.t attached accessory_structures.(Amd. Ord.4773, 3-22-1999) JEditor's Note: Moved to Table.l , width the for very 2' in i dth in xcess of 50' the required side yard shall be increa erlc from a height intr„de into the 20' sight triangle (Editor's Note: The multi-family zones do not require lot widths greater than 50 feet. The RM zone has yards based on width of lot already. Irrelevant.) 0 , depth-. JEditor's Note: Condition appears to be a carry-over from an old code — R-2, R-3 are old designations.) 2025. iatttr B Yed fry L'C � - . Y t '' ' ae-st .;:!"'''I' J' 4 _' 41 Vte � gGy R t T sv ni �. ` t� a 7.�, �` tlO ri . �p ��y} 0 ia � i 2228. For self storage uses, rear and side yard setbacks shall comply with the Commercial Arterial Zone (CA) development regulations in RMC 4-2-120A, Development Standards for Commercial Zoning Designations. (Ord.4736, 8-24-1998) 23. For RM-U properties, perimeter street landscape strips may utilize a mix of hard surfaces, brick, stone, textured/colored concrete, and natural landscape elements, groundcover, shrubs and trees, to provide a transition between the public streetscape and the private development. subject to Level I Site Plan Review, RMC 4-9-200B1, and the general and additional review criteria of RMC 4-9-200E1 and F1, F2, and F7. In no case shall living plant material comprise less than 30% of the required perimeter landscape strip. (Editor's Note: Landscape requirements made consistent between RM-U and CD zones.) Z4i4. e .back*, 'elfa ' yea -�. .d�.cons tetttray�i.tit At*,' .�;r� eq��;e€a�i �ZMt'�41��,,e'° �}�[n: :,�� ?� � »xA;z c ��if,3„F. '3u. r >. �: � w+�'�;r>'6" :.^i�t�..- �� ",�::,... �.[ �,�:"» ^fir.,,yr,�,,.e� se tlf iarfouv t i'ts;trsetlra�srg a Y e ms s teraf or r;;tfie�sbadbw, ibit lr�s:��i. the'aia Docket setbacks Jan.doc 22 January 9, 2002 4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CC CN CS CA SETBACKS Minimum Front Yard!Street 10 ft. m' .The 10 ft. m 7 The 10 ft. -The 10 ft. Filif4R111114267267 The Setbask9- minimum setback may be minimum setback may be minimum setback may be minimum setback may be reduced down to 0 ft. through reduced down to 0 ft. through reduced down to 0 ft.through reduced down to 0 ft.through the site plan review process the site plan review process the site plan review process the site plan review process provided blank walls are not provided blank walls are not provided blank walls are not provided blank walls are not hereafter erected or altered co located within the reduced located within the reduced located within the reduced located within the reduced setback. setback. setback. setback. is "Editor's Note: Refer to . definition of yard." Maximum Front Yard/-Street 15 ft.shall-be-required-of-the 15 ft. 15 ft. shall he required of the None Setbaok19 street side facade of the street side facade of the stfuotuf16 "^'6516 16 "Editor's Note: Docket item- e• a� �e � " Maximum setbacks application given flexible administration." �p ..<$�u vJ�.. :.;,a4" •x•%. ^-i' +h.@'<' ,.:.M-.ave.;.Yv.>.^1LX'..� ni&'. '�,'r' ':RL�4„u,..n,•r. r ar�i�..:;Fh 2y+y✓. �': li ..f< ; ., 1l'A,ft ?`hevminimuii setbac€1 Itat h'..Tl e.'miriiiawm"setba • 1:O:4ft in t rninir urn:setba+ k 10,ft' T1 e.2mrn►mtrrii setbac Mirnmurn:Side�Yar-d�Alon :A �.,.•.:..<,.ru- . a.,:.•:.,•; ��, _�.. - �..,.. ,��.® 9:x. .. ,..w �.,.:#�t.,,;:.:� �:. :::ro, ili w�:,�-�s,5ywm py rria �-be'�reduce�i�:tu�f}�fttf�iroc�'t� rria��ie�reduee�`ito�0�ft:�tFiror:iah iriav�te`red�ice�°1:��G}�ft�t�troi[al� ii'iav�berrectuce�fo-�(}aft: h ua Street��:� R"<.. �n.^zt✓?<:.:•a�,,-•xa�1':¢i�Ni'-:.a•„�.-<�w�.� � <e<x....,;:�:s:o....�,,�•.>.:.t::>.:'.a.xtd.d,;rt,:,a�".:::•.:,b,a "ti: �:"saw.�a..,,;n ' �,•N-.i,f,=;.� ..y�.,,:.'�:..:.:`.'fi the�site:talan:revisw proses the<slte plan review recess tl ite` pfartt.re`vlei process fh*i.ite151:6 'revie i r'ocesg .�.y�a � .-�?: fit;. "•a;:a r.:�..., .n:., i�. ., a,4 ;�t}e*t•:;:.,'•,>:. 'ua° �<':S �� ' *ac'�'A•_x:Y d a: "a..;:rg.v lardy d"ed blanit walls ar$ii i provided'blank'iefe s:are4not pravrtfed h`lenk' is"Is are ntbf rt�vitled bl`di k i alls�2 re r> H. P. & r '.+. a "�.n., Mt...gs.�.^• �`' .a w4act'^;. �a�..}rs ',,�< �,�.•,•..,;�;;, h:R, x4y..• lorotedMithm thehducecl located>. ithiri tfid4 used locatetiliiithititthe elffil i0 oCafe i.witliiri',the.�educ. c" sefffelil geiikl .atrial setback , :_ :°� 10 ft. landscaped setback from 10 ft. landscaped setback from 10 ft. landscaped setback from 10 ft. landscaped setback from Minimum the propert line-� the propert line then property line .the propert line Freeway Frontage Setback413 'Editor's Note: Docket issue of < :<-• -- , --k ';,A''''''''''° •: <• • ""d"L":-.'• awawes ur x •- ''''''''''.;;;?-14 " ° ' iG `; , 'ts om arterial/freewaysetbacks- s.: >> .„,f.- A -,1, � . ter f,f : nan3. needed?" '' w "• iIr <a 19 None exce t 15 ft. if lot abuts None exce t 15 ft. if lot abuts None, except 15 ft. if lot abuts None, except 15 ft. if lot abuts Minimum Rear Yard- �� or is adjacent to a residential or is adjacent to a residential or is adjacent to a residential or is adjacent to a residential zones R-1, R-5, R-8, R-10, R- zone,.R-1, R-5, R-8, R-10, R- zone,R-1, R-5, R-8, R-10, R- zone,R-1, R-5, R-8, R-10, R- 14, or RM-I.2 4 or RM-I 4 or RM-I 14, or RM-I.2 19 None, except 15 ft. if lot abuts None,'except 15 ft. if lot abuts None, except 15 ft. if lot abuts None, except 15 ft. if lot abuts Minimum Side Yard- or is adjacent to a residential or is adjacent to a residential or is adjacent to a residential or is adjacent to a residential zone,R-1, R-5, R-8, R-10, R- zone,.R-1, R-5, R-8, R-10, R- zone,.R-1, R-5, R-8, R-10, R- zone,.R-1, R-5, R-8, R-10, R- 14• or RM-I 14, or RM-I 14• or RM-I. 14, or RM-I.2 Docket_setbacks_Jan.doc 23 January 9, 2002 4-2-120A DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CC CN CS CA required-side-yard: jEditor's Note: Refer to definition of vard j LANDSCAPING Minimum Ortisft Landscape 10 ft., except where reduced 10 ft., except where reduced 10 ft., except where reduced 10 ft., except where reduced Width Required Along t through the site plan review through the site plan review through the site plan review through the site plan review c♦ �-` ` process. process. process. process. vet:e 1 r• e a.. s -- W. Minimum its.0 Landscape 15 ft.wide sight-obscuring 15 ft.wide sight-obscuring 15 ft.wide sight-obscuring 15 ft.wide sight-obscuring Width •s;b—iiatfeirSfeji landscape strip.65-'3 landscape strip.-65,3 -65,3 landscape strip. landscape strip.-65,3 fon a Required When a If the street is a designated If the street is a designated If the street is a designated If the street is a designated Commercial Lot is Adjacent arterial, non-sight obscuring arterial, non-sight obscuring arterial, non-sight obscuring arterial, non-sight obscuring to Property Designated Zoned landscaping shall be provided landscaping shall be provided landscaping shall be provided landscaping shall be provided Residential, R-1, R-5, R-8, R- unless otherwise determined by unless otherwise determined by unless otherwise determined by unless otherwise determined by 10, R-14, or RM-I2 the Hearing Examiner the Hearing Examiner the Hearing Examiner the Hearing€xaminer lEditor's Note: Reviewing Official through the Reviewing Official through the Reviewing Official through the Reviewing Official through the Landscaping/fencing site plan review process. site plan review process. site plan review process. site plan review process. requirements should be reviewed as a docket item or separate work program. Need to review location of required walls in relation to landscaping, width and type of landscaping generally across all zones.1 Docket_setbacks_Jan.doc 24 January 9, 2002 , 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR SETBACKS Minimum Front Yard/-Street 1z �21 Determined through Site Plan Review. 2572619 Within Downtown Core Area— : 15 ft. —buildings less than 25 ft. in None .,a27 Setback None height. 487 Outside Downtown Core Area12 : 20 ft. 2g'14'21 —buildings 25 ft. to 80 ft. 10 ft.—for the first 25 ft. of building in height. height meec•urerl from s+roe+era,Je �29,14, 30 ft. 21 —buildings over 80 ft. in 15 ft.—for that portion of a building over height. requi 25 ft.in height, measured from tho street grade [Editor's Note: Refer to definition of , yard.l " ttiy nn lots abun„ moer than I street the Determined through Site Plan Review. Maximum Front Yard/Street 15 ft.—buildings 25 ft. or less in height. � 2121 Setback None—for that portion of a building over None 25 ft. in height, measured from street to+he primary street as rm deteined by [Editor's Note: CO maximum setback— grade. the-Reviewing O icial None no standard is listed.1 °r � a .. ;.;;.�4 :,� oft .�'<.=.;.:.:a� z-.. .�: ed�tlrou`�h�Sife�Plaii�R u IUlinimuiriSlde�lfarcl�lAionamAStreet:� � �- �. . � iOeteCrriin g �NithinDowntown:Co're.Acea ; . 1 .ft;>:—.tiu'i(c�i'ngs iess.tari'25:ft< ri �.- � �.e�,� 24262�X Oufstde DowntoWttefil ci're Areaz. go4..t=', -thuridinds 25 4::,tc 8(Kt in .:oft �C1�jf�#j,V�ci��tie��fr:�t` ��a' b�uildi�� her ' a, heitit�t: 7,,," ,:2043 3,"w*Nit- , Aa2 G5tfif for. glia iiir' ofeivo dincrih6t .- At ftliAltiot ` ,°.r �r ; .k ,,.. , 1'0 £i feeiiiiiie'd ttfiblie Sife`PigaV eiiiiii Maicii aLrri S'icleX,;aril Alon A: 'ti�eet -�_b+ ildinc >25 ft.vor less.rr�,�heiq 24126s27 ' Nave Via' itiat pai1ton;of`a"buildii:c ov }i r4 :6iiii=a by iet._tw SETBACKS (Continued) :.:a III:;.. ,,, 10 ft. landscaped setback from the 10 ft. landscaped setback from the 10 ft. landscaped setback from the Minimum ". �► Freeway ;=. ,z ' ''property Irne;,': Frontage Setback 1 property line property line°. s�p p y .. JEditor's Note: Docket issue of r "' '`.. 7CC7,,°x .'a '''"�,''`" •.` «;r>a., z'" t,,, 'e, .P ;i' 4..k e :A%%:''': — � i>�'�.�,a�?,..:,A.^.'°1, �':�.9�.•t �e'�K4.....�'�`'�'�.�a,` .^e.^?� . .;1:^3•ui�^:y�i� .'a�:WF=`E?.�.,Y�R�.';.;�:� � ;�.eyn. _ ;-_�'•'•,z'�•�..,,�..: � ' arterial/freeway setbacks needed?' e= i ev })S „ • , „- ._ r, ,;„:.; _ ,. Minimum Rear Yard None, unless the CD lot is adjacent to a None required, except, 15 ft. if abutting Determined through Site Plan Review. Docket setbacks Jan.doc 25 January 9, 2002 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR (Editor's Note: Docket issue of lot designated Residential on the City or adjacent to a residential zone, R-1, 2a•26.27 landscapinq and solid barrier with issue Comprehensive Plan, then there shall R-5, R-8, R-10, R-14, or RM-I 2 of landscapinq in general.l be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier used along the common boundary. Minimum Side Yard19 NANone None required, except 15 ft. if abutting Determined2 throuqh Site Plan Review. or adjacent to a residential zone, R-1, NA4 R-5, R-8, R-10, R-14, or RM-I.2 (Editor's Note: Refer to definition of yard. Docket CO side yard.l ON-SITE LANDSCAPING Minimum Onsite Landscape Width- Within Downtown Core Area12 : None 10 ft., except where reduced through Determined through Site Plan Review. Along the Street Frontage the site plan review process. NA Outside Downtown Core Area12 : 10 ft 3a25 Minimum Onsite Landscape Width NoneNA 15 ft. sight-obscuring landscaping. Determined through Site Plan Review. Required Along the Street Frontage NA 9 If the street is a designated arterial-, When a Commercial Lot is Adjacent- to Property Zoned Residential,R-1 non-sight-obscuring landscaping shall R-5, R-8, R-10, R-14,or RM-I4 be provided unless otherwise determined by the Reviewing Official (Editor's Note: Landscaping/fencing Hearing Examiner through the site plan requirements should be reviewed as a review process.3,534- docket item or separate work program. Need to review location of required walls in relation to landscaping,width and type of landscaping generally across all zones.l Docket_setbacks_Jan.doc 26 January 9, 2002 4-2-120B DEVELOPMENT STANDARDS FOR COMMERCIAL ZONING DESIGNATIONS CD CO COR Minimum rit4 Landscape Width NA 15 ft.wide sight-obscuring landscape Determined through Site Plan Review. Required `tathe 'St'�r'.,ee t Ewa aq strip. NA When a Commercial Zoned Lot is Adjacent9 °to Property Zoned Commercial, Office or Public/Quasi, i.e., CC, CN, CS, CA, CD, CO.COR, or P-Suffix JEditor's Note: Zones interpreted/added for clarity. Landscaping/fencing requirements should be reviewed as a docket item or separate work program. Need to review location of required walls in relation to landscaping.width and type of landscaping generally across all zones. Docket_setbacks_Jan.doc 27 January 9, 2002 4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS 1. As designated by the Transportation Element of the Comprehensive Plan. 2. R 1, R 5, R 8, R 10, R 14, or RM I. The following table indicates the maximum requested size/standard change that may be allowed by Conditional Use Permit. Increases above these levels may not be achieved by a variance or the Conditional Use Permit process. APPLICABLE ZONE STANDARD CHANGE CONDITIONAL USE REQUEST PERMIT TYPE CC Uses restricted to 3,000 gross s.f.- increases: • Between 3,000-5,000 s.f. max. H CC Uses restricted to 5,000 gross s.f.- increases up to: - 10%or 500 gross s.f. AD - 20% or 1 000 gross s.f, CN Uses restricted to 35,000 gross s.f. -increases up to: - 20% or 7,000 gross s.f. AD • 40% or 14,000 gross s.f. H CS Uses restricted to 65,000 gross s.f. -increases up to: • 20%or 13,000 gross s.f. AD • 40% or 26,000 gross s.f. H 'Editor's Note: Old language, incorporated into Development Standard Table. New language moved from Use Table. CC zone range 3,000 to 5,000 is new and fills a"gap"in the current regulations.) 3. These provisions may be modified by the Reviewing Official Hearing-Examiner through the site plan review process where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc., that cannot be fully anticipated at this time. JEditor's Note: Landscaping/fencing requirements should be reviewed as a docket item or separate work program. Need to review location of required walls in relation to landscaping,width and type of landscaping generally across all zones.) 56. The Reviewing Official Hearing Examiner may modify the sight-obscuring provision in order to provide reasonable access to the property through the site plan review process. jEditor's Note: Landscaping/fencing requirements should be reviewed as a docket item or separate work program. Need to review location of required walls in relation to landscaping, width and type of landscaping generally across all zones.) • Re e'eaw� . , e e 411 :se 944. Adjacent is defined as "Lots located across a street, railroad right-of-way, except limited access roads". Docket setbacks Jan.doc 28 January 9, 2002 1245. See RMC 4-2-080.C. "Downt rr'ee. area" that area bounder! by the centerlines of Smithers more than Inn'we t of the l ogan yen„e South ri„ht_„f_wa y. JEditor's Note: Refer to graphic." 1445. A reduced minimum setback of no less than 15' may be allowed for structures in excess of 25' in height through the site plan review process. 'Editor's Note: Docket — determine appropriate process for variations to standards for consistency. The Use Table allows height and bulk standards to be varied by ADCUP. Bulk standards not defined. Recommend site plan review consistent with this note for setback variations." 1628. The maximum setback may be modified by the Reviewing Official through the site plan review process if the applicant can demonstrate that the site plan meets the following criteria: • a. Orient development to the pedestrian through such measures as roviding pedestrian walkwa s beyond :thos required by the entfltMuniciia .Code' RMCRTAIMI rildiParadill, encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV)transportation; and b. Createg a low scale streetscape through such measures as fostering distinctive architecture. and mitigating the visual dominance of extensive and unbroken parking along the street front; and c. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. 6fit 't"i l At el Reviewing Official may also modify the maximum setback requirement if the applicant can demonstrate that the preceding criteria cannot be met; however, those criteria which can be met shall be addressed in the site plan: due to factors including but not limited to the unique site design requirements or physical site constraints such asriticais areas or utility easements the m6titn' rm ettia r-inQt=tie=rne; or W. One or more of the 'bou" criteria would not be furthered or would be impaired by compliance with the maximum setback; or any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. 'Editor's Note: Pedestrian features are required already. Docket issue of maximum setbacks given the flexibility in modification. Have maximum setbacks been achieved?' • side yard of an inside lot line. (Ord. 1905, 8-15- 1961) 'Editor's Note: Consolidated with Note 19 as newly numbered, and eave projection standardized with residential allowances." Docket setbacks Jan.doc 29 January 9, 2002 1925. Allowed Projections into Setbacks: 51 Eaves, Ssteps, terrace , platforms anal and decks having no roof covering and being not over 42" high may be built within a front a>'tl,et"TE . Eaves and cornices may project up to 24"into any required setback. Accessory buildings when erected so that the entire building is within a distance of 30' from the rear lot line may also occupy the side Mid setback of an inside lot line. Where below-grade structures are permitted to have zero front yard/street setbacks, structural footings may minimally encroach into the public right-of-way, subject to approval of the Board of Public Works (see chapter 2-3 RMC, Board of Public Works). (Amd. Ord. 4854, 8-14-2000) 'Editor's Note: Combined with former Condition 23. Provisions made consistent with residential zones. Eaves and cornices in a typical building would be higher than 42", and the concern is the length of their projection into the setback. Docket — issue of accessory structures in Commercial and Industrial Zones.1 0 , , , , depth. (Ord. 1172, 2 18 1953) [Editor's Note: Language appears to be a carry-over from an old code.l 20; hiiReserved ,A M., ,.44 'w''A« iks.,AtAr ,��^.f I '1 'Yi • .p i �•' a, kx tea'. 'f" ' i• �.,�:':.,t .$�+. ;.' � k'- v; 4 x ,� .s; rj ;�r:• W:� x ,'Trt'M Y, •,..� .', ,, r?t':!t�.tv,.:,,'�a ... ✓ r;�. .. � `°"�`, °c=�z�,..�:..z r4^'.s•:�v:� .vz�:`v+��.�F'�. :4� �::�� i � -i�we,n,-., .se-a=..�w...,.r,rar-s`asp...ai..,:rrc.-,..-a:,-:....,.-,-,-..z.rss..=,��.=n•.,%.:"rs�i;+yxia-xrm,..:�m 2129. Except with approved-master Level II Site Elans. 'Editor's Note: Use new terminology. Docket —issue of consistency in procedures to review variations.l 2434. COR 3 Zone Upper Story Setbacks: Buildings or portions of buildings which exceed 50 ft. in height which are located within 100 fat!of filla shoreline shall include upper story setbacks for the facade facing the shoreline and for facades facing publicly accessible plazas as follows: The minimum setback for a fifth story and succeeding stories shall be 10 ft. minimum from the preceding story, applicable to each story. , ` Projects not ,n� meeting the up, ersto setbacks defined above ma r be approved through . .;a modification .rocess ,�ni jj��r len�s oWest iiAgAderraorfrt § iirstian#AtRM - - - - - . Ns modification to be granted, the project must also comply with the decision and design criteria stipulated in RMC 4-9-250D2 and D4. (Ord. 4802, 10-25-1999) 'Editor's Note: Consolidates Development Standards Requirements into the note to shorten Table.1 2535. Within the CD Zone, perimeter street landscape strips may utilize a mix of hard surfaces, brick, stone, textured/colored concrete, and natural landscape elements, groundcover, shrubs and trees, to provide a transition between the public streetscape and the private development, subject to Level I Site Plan Review, RMC 4-9-200B1, and the general and additional review criteria of RMC 4-9-200E1 and F1, F2, and F7. In no case shall living plant material comprise less than 30% of the required perimeter landscape strip. (Ord.4854, 8-14-2000) Docket setbacks_Jan.doc 30 January 9, 2002 26. In COR 3, where the applicable Shoreline Master Program setback is less than 50 f , the City may increase the setback up to 100 WAN if the City determines additional setback area is needed to assure adequate public access, emergency access or other site planning or environmental considerations. [Editor's Note: Consolidates Development Standards Requirements into a note to shorten Table.l 27. COR-3 Modulation/Articulation Requirements: Buildings that are immediately adjacent to 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: 1. 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 2 ft. from the wall plane and not less than 4 ft.wide; or 3. Mviri4 Wertical and horizontal modulation of roof lines and facades of a minimum of 2 ft. at an interval of a minimum of 40 ft. on a building face or an equivalent standard which adds interest and quality to the project; and 4. Provide building articulation and textural variety. [Editor's Note: Consolidates Development Standards Requirements into a note to shorten Table.1 • Docket_setbacks_Jan.doc 31 January 9, 2002 4-2-130A DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING DESIGNATIONS IL IM IH SETBACKS811 � Minimum Front Yard PnnelIat Arterial streets : 20 ft. Printioa Arterial streets : 20 ft. Prindfpa Arterial streets : 20 ft. Other streets: 15 ft. provided that Other streets: 15 ft. Other streets: 15 ft. ' 20 ft. is required if a lot abuts or is adjacent to a lot Except 50 ft. is required if a lot aver zoned R-1, R-5, R-8, R-10, R-14, or is adjacent to a lot RM-I. zoned R-1, R-5, R-8, R-10, R-14, or RM-I. jEditor's Note: Refer to definition of , yard. -,. s .. Front yards do not"abut".1 M.iiimum;$dYa rd A' lor c:At-ee# '?Fr`nca Ar ei�ial�s#rdea�20t� ."e^=� %•� ie.aa.sss:.;e:,.;>.^ {r.t Princ�aalArferialstreatsR �20ft Sk-:.. .sd-g;,.^w.;: .st z "�<":,.d Pnicipai:ArteCta:streetsall2RA a L ,- �.+ n' ty. .,..�, .... �,.�.,.x,y. ,.. &Zws• ra^::�- `vex• Other:s 'bet$i1"5<.fC$Tdv,ded hat120ff Other streets; 'i:5fti Ot'`er str:.eitilti5 ftj isrrequireglf a lot e t ad`acertt=to:.allo" lo� zdi eif E 5 IVAR:74 a C a fdifettifSiafri acija<ce,-'aiWlottzofei#uF2, A,•g4X.-$; ', II t} `F irrI lV'i t 1 SETBACKS8 17 (Continued) :_ ;a ., 10 ft. landscaped setback from the 10 ft. landscaped setback from the 10 ft. landscaped setback from the Minimum : Freeway _, p p p Fronta•e Setback property line '' _ property I25 - tr t r E?R� I ..: line ; property liner a, �� =AI Y , ' * > `� ;t, � ^,^4e: +.�r -..^�.^4` �":' ,«:a +s-'a :"�� x'.', <. a AiUt i4 ; ,,.A r= � a e+w,; ->^ - h' tvF •' :4sua o-4 a ti:� aaw te». ref.the; elna t y�Y tAt Docket setbacks_Jan.doc 32 January 9, 2002 4-2-130A DEVELOPMENT STANDARDS FOR INDUSTRIAL ZONING DESIGNATIONS IL IM IH 4-511 None, except 20 ft. if lot abuts or is None, except 50 ft. if lot abuts or is None, except, 50 ft. if lot abuts a lot Minimum Rear and Side Yards adjacent to a residential zone, R-1, R-5, adjacent to a residential zone, R-1, R-5, zoned residential-R-1, R-5, R-8, R-10, Where any,snesifierl side „aryl is 2 R-8, R-10, R-14, or RM-I. R-8, R-10, R-14, or RM-I.2 R-14, or RM-I. required no building shall he hereafter erected or altered so that any portion thereof shall be nearer to the irle let 20 ft. if lot abuts a lot zoned feF mvrvvrvrrGrrvc,�cc,ra.rzarc„c aivv-,vc Commercial, Offico or Public/Quasi Public CC, CN, CS, CA,CD, CO, COR, [Editor's Note: Refer to definition of or P-Suffix. yard] LANDSCAPING Minimum 4rtsit4 Landscape Width 10%of lot depth or 20 ft.,whichever is 10% of lot depth or 20 ft., whichever is 20 ft. minimum landscape setback. Required Along f?rlrCcipa, Arterial less, but in no case less than 10 ft. less, but in no case less than 10 ft. StreetsstIN Minimum bnirci Landsca a Width 10%of lot depth or 15 ft.,whichever is 10% of lot depth or 15 ft., whichever is 15 ft. minimum landscape setback. Required Along Non-drtc I less, but in no case less than 10 ft. less, but in no case less than 10 ft. Arterial Streets Minimum to Landscape Width Along Non-Arterial Street: 15 ft. wide Along Non-Arterial Street: 15 ft. wide NoneNA � "�a[ora�'mtla'euSfreet� mite a Required sight-obscuring landscape strip, unless sight-obscuring landscape strip, unless When an Industrial Lot is otherwise determined by the Reviewing otherwise determined by the Adjacent 10 to Property Zoned Official Hearing Examiner 3-92 6 Reviewing Official Hearing Residential, R-1, R-5, R-8, R-10, R-14, Examiner. 2 6 or RM-I2 Along Arterial Street: If the street is a !Editor's Note: Landscaping/fencing designated arterial,s non-sight Along Arterial Street: If the street is a requirements should be reviewed as a obscuring landscaping shall be provided designated arterial , non-sight- docket item or separate work program. unless otherwise determined by the obscuring landscaping shall be provided Need to review location of required Reviewing Official Hearing Examiner unless otherwise determined by the walls in relation to landscaping, width through the site plan review process. Reviewing Official Hearing Examiner and type of landscaping generally through the site plan review process. across all zones.] Docket_setbacks_Jan.doc 33 January 9, 2002 4-2-130B CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR INDUSTRIAL ZONING DESIGNATIONS 1. As designated by the Transportation Element of the Comprehensive Plan. 2. R 1, R 5, R 8, R 10, R 14 or RM I. 'Editor's Note: Residential zones incorporated into Table.) 23. These provisions may be modified by the Reviewing Official Hearing Examiner through the site plan review process where the applicant can show that the same or better result will occur because of creative design solutions, unique aspects or use, etc. that cannot be fully anticipated at this time. 'Editor's Note: Redundant of 2 and 6 as renumbered.' 35. Provided that a solid 6' high barrier wall is provided within the landscape strip and a maintenance agreement or easement for the landscape strip is secured.A solid barrier wall shall not be located closer than 5'to an abutting lot zoned R-1, R-5, R-8, R-10, R-14 or RM-I. 63. The Reviewing Official Hearing Examiner may waive the sight-obscuring provision in order to provide reasonable access to the property through the site plan review process. 74-0. Areas set aside for future development on a lot may be hydroseeded. An adequate means of irrigation shall be provided. 'Editor's Note: Docket issue of landscaping and consistency among similar zones/circumstances." 8-14. Except by approval by Administrative Conditional Use Permit in the Employment Area Valley(see RMC 4-2-080.B), or of),the Hearing Examiner Conditional Use Permit outside the Employment Area Valley. 'Editor's Note: Use Table allows bulk and height variations by ADCUP in the EAV. The amendments to this note reconcile the general allowances by HECUP with the Use Table allowance in the EAV.l 1043. Adjacent is defined as "Lots located across a street, railroad right-of-way, except limited access roads". 1145. Allowed Proiections into Setbacks .s: Eaves and cornices may extend over the required side-yard setback for a distance of up to net more than 2124". Accessory buildings when erected so that the entire building is within a distance of 30' from the rear lot line may also occupy the side setback of an inside lot line. Steps, = and decks having no roof covering and being not over 42" high may be built within a front setback (Ord. 1905, 8-15-1961) JEditor's Note: Makes provisions consistent with residential and commercial zones. Docket — issue of accessory structures in Commercial and Industrial Zones." over 42" high may be hilt within a frond yard_ JEditor's Note: Consolidated with Note 11 as renumbered. Eaves and cornices in a typical building would be higher than 42", and the concern is the length of their projection into the setback." Docket setbacks Jan.doc 34 January 9, 2002 0 ,inn inim um frond yard+ of more or le r depth thn tha4 stablished by fhe Cede and + + i + than 10' in depth. (Ord. 1172, 2 18 1953) [Editor's Note: Appears to be a carry-over from an old code referencing R-2 and R-3 zones.1 124a. Includes principal major or sessndary arterials as defined in the arterial Sstreet map of y's Plan. *riipa Arterial streets within the Central Business District — bounded by the Cedar River, FAI 405 Freeway, South 4th Street, Shattuck Avenue South, South Second Street, and Logan Avenue South — shall be exempt from this setback requirement. [Editor's Note: Made consistent with arterial classes referenced in the TIP, and administrative determinations.1 Docket_setbacks_Jan.doc 35 January 9, 2002 4-11-250 DEFINITIONS Y: YARD:An open unoccupied space between a building and the lot line on which the building is located. YARD REQUIREMENT: An open s•ace on a lot or block unoccu•ied b structures, unless s•ecificall authorized otherwise. 'e eq i�ea 8t• idea h 1s easy red • r dtc%i a .k oii o I ci t fe all ©f st u red r tFie�as rhec � �r cues ci haY. o r) .ali :s r•oct tl "gas ii r ient s' c i s`tr `-o The Development Services Division shall determine the various requirements for uniquely shaped lots and pipestem lots. A. Front Yard: The yard requirement which separates the structure. from public right(s)-of-. way. For"through" lots and parcels with no street frontage the front yard - will be determined b the Develo•ment Services Division Director :• : :••'•' - - . I e ca o a co a ot: he�fr• of FE3l l.lf@i 1BC1 St313r Ca#85# Ei l lc'3in s CCU •nt '@ p ri :, free' 1alf ch'#lrdttigrfac anftile7 it is arfitifeWiA et tititti6601 fr2 viewin (Vida '. Side Yac cirri .t:Stret The�.F' td `.eguirei•nent," .ich�sep rat sAtie' a< Atructui ei,If:0 .n c<� �` � c4��..��. �, rr.;�� :�a,r:. v-as . ��..+��'��:u: ��s� .�. uza,�ri�. ��;,�-T... �R.a:�,..r�°°»s� ec n is 45iiiiiic is l af- a . i'w eesecvndary sfre ttlitihe-.stce nMAielO elstru tur ie 'iefr ii rici a[i £3r eti(ttset,. °16; tiu i acl tonafOfitttsar+ma"u ki o ate chalet d etTAI "fruc#ure O. Rear Yard: The yard requirement opposite the front yard . For irregularly shaped lots, the rear yard shall be measured from an imaginary line at least fifteen feet (15') in length located entirely within the lot and farthest removed and parallel to the front lot line or its tangent. .,,�. .�-:ma,,,.. ..,... .,..••: N. Side Yard: The and re•uirement which is neither a front and ` arza gr•- ..•rif'ati - # nor a rear yard. v.IrkT.© _ . .. Docket setbacks Jan.doc 36 January 9,2002 TITLE 4 DEVELOPMENT REGULATION AMENDMENT PROCESS Background: State law requires that all jurisdictions include in their"...development regulations a procedure for any interested person, including applicants, citizens,hearing examiners, and staff of other agencies,to suggest plan or development regulation amendments. The suggested amendments shall be docketed and considered on at least an annual basis..."(RCW 36.70A.470). The City of Renton currently does not include a formalized development regulation amendment process. Additionally,State law requires that the development regulation amendment process is conducted in such a way that allows for public review of the amendments. A development regulation amendment process will be useful both for developing implementing regulations for any Comprehensive Plan amendments which occur on an annual basis, and for any code fixes that become apparent through a development proposal or citizen inquiry. Recommendation: The code language developed below,has been modeled on the current Comprehensive Plan Amendment process. The recommended code language is developed to allow development regulation amendments at least annually. An exemption section allows development regulation amendments to continue to occur, as needed, outside of the process and timeline outlined below. The suggested code language is intended to provide a minimal framework within which the City can conduct its annual development regulation amendment process. Annual Docket Process-Jan.doc 1 January 9,2002 qi�, 1 ^vi>?!"y.�ti•�.✓. ..., ke.75;:W 7.1Aam7:74TE — qa ,a vvi 4,�i'�...'�:' t sac'. v Ttpi ti 1Sk ' usirisg a'tronWatiT i ii: i iiiivpf°`ce `1 steam gTY,,..„,e„ ,11 �d, , _ , - �:ecessakeiaariiesdtoltl ,WrveloPMafltegulatronafifinTiliMaica. 'st bt • of'a,`I'it1 `T. i •fi et i ai o i a iiendra 1.A ni-ailu it e=tl1d Jietr s�titin if:Coi ipteY iasi:. ,. A :c lr i a t tlier:n cWitiiiiiVaitafitt eve . heir re at.QnI INARA E an i ...ely f an' d•" ;Xtle'. .:ax zen lifi a if ili4ga evil,14A ic°es$' nt. c d nc It t ectia , e tc ., f;MI-I';iie riecessairy o-eiiRelate;i !de7.io' rriefi ePa a . Whitt'Se t,,,-.aJr ... 4- Y. r.:,,�aT a:-P. fir, n "6-„,iti' .14 ti; . are eut trima �:fi&asad a �a 'O a►° ouIsue achieve a- ettet`=de, h R�4 f '�'wf. 'r. i ,_, r... P.,L..;r,y`;d„,,• a, s j,..�- .me:h:4 txier"a veta4 aziea �en esa a �i, e. 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",',9" - ,•r.rs^rt'r,`..n`•,f:.:: ..- .... r.;.�$,:• •, 2 6 ..�.xm-... ... ..� "Y mini of itTe amend ent prioeto r iaking a'i�e o eridafi iii t© .City C cI1-77 l e'C 9 7 "'ti� '2' ' e otinti sla I iai iii de a i h r`t'osed Title.4:a n. erns`"& earl ^ ., ! � 'a-4H iii�6 aiee�• inZing2viu ily:% 4W i alli fii,i �x riiiY iE. c wry . i 1:) ,�R:i . tate exit uthiu h p, .I, to e e so .•e b tie prop opictsed €nendna 1 ,, ffgaVaTittiViiapt s a 04iior :niirnberVi Thaw a` an `prbp. seitsointiris 'Pi-aight— ,,, 'iYtifiaigi e;it ltit iii:: iatltliel'. i 'Wag o ria?si ' 'is" -d F:V 4 amei dmeiats o ^`�t4A'°..�"�� R.''1�° `4°" T.s ..::�v„t:,er��i. .�X':�-�' "�.;°�«i°`. h�`-� '"e .k.�s'-�'�e::'t:-:: :�?'^..t'::E 1. ..5� .' �t'lie corriiaa =yea�`r 'tielnvii'e iiih ,*i de a sur m _ f't "ose firnen= •e .. ` t a,„< -' < ..,yam. ?�:+Yc7y: y a�.. t�-,"..cc� �5 �, '.k � � .�'.� � w '�aiiritii Zeii:will la e siS g i l:i kiii ,dates Pla initiii i i�i - k a` k`e t ,, , it#, e # Yfixp- .heir epit .`i a.. ,, ,. am = aiel rnRIUe leVai �, °r� Naii A §mfitiOlda reii n etta aeu i a d 'illt4 r 'endments. l ee'ani tti &i tiona 13lic�r alt a 'u it# . Ala . ". �.. ...".._.. ... riq.;04.0k4t4.4 th se h'at?10.0T niref fi0614.r4g4Aggi Annual Docket Process-Jan.doc 2 January 9, 2002 r •al,'`w `.:"F• •�.a 'x•:S�-R '? '.� ..,,.� s,�a�,.?e� `�?:1�s_,•�"'�r,�.,,..."'�4"7"7"t�+=v."sc,'x`:-`fix.".. "�"+.o-_ Sian: 2-., filiplifie he=ca k �w Reduce stiri '.eonfr t° wtlie Rentb MUi al=:Co'cT h ake the-code=more user= en` ly an k i .es i DetMi al .Y.Jevelb ► an z dlti titter"daft' vxa 3ffe ciz Tt:+erit&n. • i`tzeis IFie4k1axming€ommission slia1I review an eehnrca1L'stuth, backgroun€i�informa_ian;:and•t th �.��''�'"3"'bs'sc^s.z y,-, �.�,r-�x 4: sn-'�=';�7�g;°Da�,� �vxr�.5.-s. ..� i �q -l;;,�:, `-�' ,a�i� Y\��#r perfiViiinfoi ioi a iitt e iTiiii x�to>. al ng a ha ezi atiRi i>=t 6ORMOuu -o I iTGit ViTti tiff shall_-take matigi ial all"—`pried-' ,i'tle' aiiierid}nentsivzai tc Dec°" -die 31 of iae year w 6` i tlTe are` u z mated:u esss wa v `.the: i Counc�Pra .ci amendments:•tl�iat'�nee�rtl�er�conslderattt�n:ma�ie�heln�ver�;to`�tle�•n°ext� ea�s$�-. �a;��yt�e w€i �rdm�tnc��veri�.pr�or�ly�u%�tTiati�ea�, arnen enf�tirt�cess Annual Docket Process-Jan.doc 3 January 9,2002 RMC 4-4-080 AMENDMENTS PARKING REQUIREMENTS TABLE Background: Proposed changes to the Zoning Use Table have necessitated similar changes to the"Parking Spaces Required Based on Land Use"table (RMC 4-4-080F10e). Other proposed amendments are for clarity of language, and ease of use. Recommendation: Suggested amendments include: 1. Making land uses,where applicable, consistent with the new land use categories in the Zoning Use Table in Chapter 2. 2. Moving the"mixed-use occupancies" and"uses not specifically identified"sections to the top of the table for ease of use. 3. Making language and formulas as consistent as possible in the table. 4. Moving information on tandem parking requirements out of the"Parking Spaces Required Based on Land Use"table and locating them in RMC 4-4-080F8, "Parking Stall Types, Sizes, and Percentage Allowed/Required." 5. Removal of optional recreational vehicle parking language as unnecessary. 6. Consolidation of shopping center requirements vs. non-shopping center requirements. Parking Use Table Issue paper.doc 1 January 9,2002 s V RMC 4-4-080F. 8. Parking Stall Types, Sizes, and Percentage Allowed/Required: a. Standard Parking Stall Size—Surface/Private Garage/Carport: i. Minimum Length: A parking stall shall be a minimum of twenty feet(20')in length, except for parallel stalls,measured along both sides of the usable portion of the stall.Each parallel stall shall be twenty three feet by nine feet(23'x 9)in size. ii. Minimum Width:A parking stall shall be a minimum of nine feet(9)in width measured from a right angle to the stall sides. iii. Reduced Width and Length for Attendant Parking: When cars are parked by an attendant,the stall shall not be less than eighteen feet long by eight feet wide(18' x 8'). b. Standard Parking Stall Size—Structured Parking: i. Minimum Length: A parking stall shall be a minimum of fifteen feet(15').A stall shall be a minimum of sixteen feet(16')for stalls designed at forty five degrees (45°)or greater. Each parallel stall shall be twenty three feet by nine feet(23'x 9')in size. ii. Minimum Width: A parking stall shall be a minimum of eight feet, four inches (8'4")in width. c. Compact Parking Stall Size and Maximum Number of Compact Spaces: • i. Stall Size-Surface/Private Garage/Carport: Each stall shall be eight and one-half feet in width and sixteen feet in length(8-1/2'x 16'). ii. Stall Size-Structured Parking: A parking stall shall be a minimum of seven feet, six inches(7'6")in width.A parking stall shall be a minimum of twelve feet(12) in length,measured along both sides for stalls designed at less than forty five degrees(45°).A stall shall be a minimum of thirteen feet(13')in length, for stalls designed at forty five degrees(45°)or greater. iii. Maximum Number of Compact Spaces: Compact parking spaces shall not account for more than: • Designated employee parking—not to exceed forty percent(40%). • Structured parking—not to exceed fifty percent(50%). • All other uses—not to exceed thirty percent(30%). d. _,;:,.,"eitii t` f 1'ttrig" a1 i` s n lY>. .. . ` O �10 .�t<h folta to tai',t a rigli ply` o 4 M a1 1"c t siiaig6 ir. i s theist Q off'i: o e an IMAIN `6 �`ue igg their te' t a bl` aili C�.tty UU=b �r e446 '}'1 .>.fiW -s 'mow i" ? ', ^wF' z 'crs, v�, "`,. :.=`u.` ° ,°'. ,^ 74: a tWi ila le z a king.;,�pa .tci be;: elitkireSV ~p: itinnttairt Ai rif agiiiP t de :pa k n aegis h b oMMIT ri iffig r tz ,-rn a, 47.1 ra tVati .as4c ti a n apiar a _... c _Special Reduced Length for Overhang: The Planning/Building/Public Works Department may permit the parking stall length to be reduced by two feet(2'), provided there is sufficient area to safely allow the overhang of a vehicle and that the area of vehicle overhang does not intrude into required landscaping areas. Customer/Guest Parking:The Development Services Division may require areas be set aside exclusively for customer or guest parking and shall specify one of the following methods be used: RMC 4-4-080F.doc 1 January 9,2002 i. A maximum of fifty percent(50%)of the required parking stalls clearly designated as"customer parking"or"guest parking."Parking stalls with said designations shall be used only for said purposes. ii. A separate parking lot with its own ingress and egress,landscaping and screening exclusively for customer parking and adequately signed as such. . Accessible Parking as Stipulated in the Americans with Disabilities Act(ADA): Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. [INSERT TABLE HERE] RMC 4-4-080F.doc 2 January 9,2002 i RMC 4-4-080F.10.e. USE NUMBER OF REQUIRED SPACES �' AAMIEditor's Note: This section was moved from"OTHER" at end of section to allow developers to more clearly understand how mixed-uses and non-specified uses works ti clYpdnXeS €a a> •�,r,,,. i 2`f1 3(7f f t1. ,$ a.h. 1 m s. .�� earn b�u� u�: �tatal'r";.. e` ii ....0�i��=s �:tiaikih':ads ifiiitWilitaaiia I F c.irQ--.. as :4410?separat lgy Hitt b sat i t sas tii's e i catMile rtte ll 't in is lzli gfi'ii lies "t zl paxtWlfg d ti%r;F;•# L. - ��y r+tk a.:. to TB•.-^.^:�C'� �. this>section hhl �.d pi '_vt hxch t f:the 'elt;- yse ''z .=iii arba ec(�upon!sta t;e`xx3e nce th Gi s�: tw`�` ;a..i?:-$" ,Fs�'r •�s�<r,-..w' C 2�w.�. ' .`fin-i...,> -.,. a uin1orma hooii,provided biy�the appn t;artt a ro��v�:;�,^s.• �, �;:., ��,�: ^,A. =is >.'� F.:`�°��.::..Y•.tou t,fa. hiss i paraifef�r°'tses'idit 013.7�u, s"; ;�' ice" .r €'a»��. �:::s :".��.Y „:z .- .. . : hal(.be tne`same` s-for':f ey n Mii—ninlar:iseNl ste' RESIDENTIAL USES: Detached and semi-attached: 2 i = per dwelling unit.Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot,including those vehicles under repair and restoration,unless kept within an enclosed building. Bed and Breakfast Houses: One off-street parking space must be provided for each guest room. The parking space must not be located in i any required setback. 'ann eturetl`i Mobile-homes 2 `= - =�• :•'e trailermanufactured home within a Manufactured Home Park: site,plus a screened parking area shall be provided for boats,campers,travel trailers and related devices in a secluded portion of the park at a ratio of 1 screened space for each 10 letsunits-fer--reer-eatienal-whieles. Boarding and lodging houses: 1 ' ,;;` .�;_: 4,„H'e;sloe in room a d ." tb beta. `li k' .' plus 1 additional space for each 4 persons employed on the premises. Attached dwellings (structured parking): 4 4 080F 10e.doc 1 January 9,2002 RMC 4-4-080F.10.e. Resident and guest spaces: WitJiin the CD, and RM-U Zones: 1.8 per 3 bedroom or larger dwelling unit; 1.6 71Ij per 2 bedroom dwelling unit; 1.2 parlqng per 1 bedroom or studio “: dwelling unit. Attached dwellingsjsurce..parking/private garage/carport parking) Resident and guest spaces: Within the CD Zone: 1.8 per 3 bedroom or larger dwelling unit; 1.6 igi4A-per 2 bedroom dwelling unit; 1.2 parking spaces per 1 bedroom or studio dwelling unit. Within the RM-N,RM- and RM-I Zones: 2 dwelling unit where tandem spaces are not provided; and/or 2.5 spaces per dwelling unit where tandem parking is provided,subject to the riteria otifi i0M-04-41:680EXA: TEditor's Note: Moved this section to RMC 4-4- 080F.8d1 andrds ofibsectio . .," thenvie and lijettAt4i ; • • ' *47.N7;',1...A2Z40 /14.5kel 4•1;,41444 3-. " 1 MAZ: 71FS;:, All Other Zones: 1.75 iJ1 dwelling unit where tandem spaces are not provided; and/or 2.25 71' per dwelling unit where tandem parking is provided,subject to the criteria (Editor's Note: Moved this section to RMC 4-4- 080F.8.d.1 ' 4 4_080F_10e.doc 2 January 9,2002 RMC 4-4-080F.10.e. T. Tri77;77177 -fq.,43',7Fv1;;Iii•44-.• 7k7i 747,-, j,zie.,3 :-: 1.- • --; -- :-41"•: :, .=• - ;74-,mkn''" V:44-1%1AW:Tatlii--`'MC•41. :44''-•:.1t-W** vaaiR. :764r.k , .1.44/440.714.14 1 t1• [Editor's Note: Suggestion to All-reefeational-vehiele-parking-spaces-shall-he remove these optional standards. sereened,Prevision-efparleing-fer-reer-eational Screening can be required through vehieles-shall-be-optienal-and-as-fnllews;-pr-evidedi site plan review anyway-I that-sueh-parking-areas-are-net-pfehibited-by-the Reereational-vehiele-parking restFieti-ve-sevenants-approved-by-the-Gity-and spaces: recorded-with-King-County+ Complexes-less-than-SO-units+ Complexes-mor-e4ha*-50-units+ 1 for every 15 units. OfiltiRevAlitiaiiii dwelling for low 1 for each 4 dwelling units. income elderly: rAVP.ttonraMietrPrigintiMtrM 1 I COMMERCIAL ACTIVITIES atTISIDEOFSTIOPPINC4 OkStitttS: Metriv '1 businesses Stacking space:The drive- Ifitlf; facility shall be which maintain_drive- i1 so located that sufficient stacking space is provided for facihtie the handling of motor vehicles using such facility during peak business hours of such a facility 6teMlitI4V61;\.Y1T1*.i.P.:47-6101)1P ;61i.gfee.811)Ir „ WalVek,=P59iF4141,i4 .4::41!,4t4.4 -§0•.!negAiggressAYPI"Hun.S2§1M Driveway location: Entrances and exits shall be located so as not to cause congestion in any public ^. • ng.ht-of-way. neum :fro suiV d , • t• bstaciingmotQr„Miopuma extetiaiiiit9 ilwpublicztegisip.wa:mi • 4_4 080F_10e.doc 3 January 9,2002 RMC 4-4-080F.10.e. .� '•x �t'.:.a.�= .•:" ...:ram:`.= :v.. .., .:.., Banks: A minimum of 04 per each 13000 feet of gross floor area and not more than a maximum of 05 per each 1000 square feet of gross floor area except when part of a shopping center. (Ord.4517, 581995) Drive-up windows: 5 spaces for stacking for each station Ex ` ... � al �; `may i `�.114. t v, w+1. Convalescent i�en`i'eit5,'lil5 - - m to e s • ufor t�' a el 1 for �+ 2 e 1 each 3 beds. . `' .. Da care radifilitihiletikaikiiap 1 for each employee;and 2 loading spaces within 100 an � of the main entrance for every 25 clients of the waigtioprogram. Drive-ria business: 1 if.' ;� " 50 square feet of gross floor area Hotelsi u motels "# 1 1 ' 'e guest room „ plus 2 for e R.>` 3 employees. Mortuaries or funeral homes: 1 100 square feet of floor area of assembly rooms. 1 ehicle sales..la'r:,e=ani 1 ' ,er. : 5,000 square feet.The sales area is not sfnailvehhciesi Outdoor retail sales a parking lot and does not have to comply with areas: dimensional requirements,landscaping or the bulk storage section requirements for setbacks and screening.Any arrangement of motor vehicles is allowed as long as: • a minimum 5' perimeter landscaping area is provided; • they are not displayed in required landscape areas; and • adequate fire access is provided per Fire Department approval. ehiele repair 12 : e"°, : r I square feet of gross floor re»au sly' 1v �hiJ . . � v . .z- a; COMMERCIAL ACTIVITIES 5iftgbkOPSITOkff C ' TE : (Continued) 4 4 080F 10e.doc 4 January 9,2002 RMC 4-4-080F.10.e. Offices Medical and dental: k.-'V` 7 s uare feet of gross floor area �= (Ord. 3988,4281986) Officesla°= A minimum of 3 per each 1,000 feet of gross floor saest3sf;ener area and not more than a maximum of 4.5 parking s'aces per each 1,000 square feet of gross floor area �, x ;_�� . (Ord.4517, 581995) gift:ait�td t alik �stablis me s 1 pe 100 square feet of gross floor area 4nm�.�lish 1 lst ��y75 square feet of gross floor area - abmen{ Combination sit- _ , ., � . (Ord. 3988,4281986) down-drive-:ir restaurant: Retail 61 cefasspcif A minimum of 04 per each 1W00 feet of gross floor e1 '' 'eale area and not more than a maximum of 5 .er each t'` 7i I `_ 1 00 square feet of gross floor area (Ord.4517, 581995) ✓; •nab:4 �1� 'v= ', .sue,. . ..:..; , w ..• 1141. :ser -ices 4e eept as specs i d K=i2 for each100 square feet of gross floor area s=eEllothing or shoe repair = :,0 . shops,furniture,appliance, hardware stores, household equipment: Recreational and entertainment uses: iiiii au "ii€eliitonS°oar-, rtri tas 1 for elrr ° " 4 fixed seats or 1 for each 100 square "'Auditoriums, ssta tuais feet of floor area of main auditorium or of principal place of assembly not containing fixed seats, _ to whichever is greater. PklcattlleirS gild twrimm`ll 1 : Bowling alleys: 5 for each alley Dance halls,,dam`" ce idbs ah+ 1 for each 40 square feet of gross floor are. . skating rinks: Golf driving ranges: 1 for each driving station. Marinas: 2 per 3 slips.For private marina associated with a residential complex,then 1 per 3 slips.Also 1 loading 4 4 080F lOe.doc 5 January 9,2002 RMC 4-4-080F.10.e. area per 25 slips. Miniature golf courses: 1 for each hole. Other recreational: 1 for'each occupant based upon 50% of the maximum occupant load as established by the adopted Building and Fire Codes of the City of Renton. (Ord. 3988, 4281986) '� t.. [Editor's Note: E VMAIrt Moved to new SHOPPING = = e t CENTERS section,belowl °! Travel trailers: 1 for each trailer site. Uncovered commercial area, f. eeo` peFk ;9I00 square feet of retail sales outdoor nurseries: area in addition to any s arking requirements for buildings (Ord. 3988,4281986) rho" i n c r rs t iiaiiide `ai . .:::in at c iiiiz ( 4`1?o t1'{od-eet '€00. 4soli v :.. ' e:iif biisiiies oeeup ii an l nat iiioi a.t`har x:mixi iuh �.o O. r>t0901 `dare . ;.�Y�bf%¢):.'`xs. ,r,.x •.��^3-..t..,.yt e:eoa< xF,.$Xz 3k,'VK�sttw�:. - 1•io i t€tafa l f644 riiss kEitigiiiiel d: 5al < ?1=99 INDUSTRIAL/STORAGE ACTIVITIES: Airplane hangars,tie-down areas: Parking is not required.Hangar space or tie-down areas are to be utilized for necessary parking.Parking for offices associated with hangars is 1 per 200 square '�N na5 feet. Manufacturing iicl:f icatiiipr A minimum of 01 for each 1000 00 square feet of gross laboratories, floor area and no more than a maximum of M15 spaces per 100 square feet of gross floor area(but to include warehousing space). (Ord.4517, 581995) 4g e.K and asse N naLor.packatnnwoneratzotrs: INDUSTRIAL/STORAGE ACTIVITIES: (Continued) Self service storage: 1 for each 3,500 square feet of gross floor area. Maximum of three moving van/truck spaces in addition to required parking for self service storage uses in the RM-I Zone. (Ord.4736, 8241998) 4 4 080F 10e.doc 6 January 9,2002 RMC 4-4-080F.10.e. �: ;' .461 storage area: '0 . for each MOO square feet of area. Warehouses and liWal storage 1 for each 1,500 square feet of gross floor area. buildings: PUBLIC/QUASI-PUBLIC ACTIVITIES: W'4lP 6iitst it.` bus'- i,,Y 1, �K: 1 for each 5 seats in the main auditorium,provided that spaces for any church shall not be less than 10. For all existing churches enlarging the seating capacity of their auditoriums, 1 additional parking space shall be provided for each 5 additional seats provided by the - new construction.For all churches making structural alterations or additions which do not increase the seating capacity of the auditorium, see"Mtdooa, i s r N :arOtita z it .. , °° i s< ales, . b 'c�asse' y ovi th a em entehxr A!u4rv.:t.k.�.': 3nt'„,, w ' d "77 am, Mcirfrivitt 1 I I t N. 1 for each 3 beds!plus 1 for each staff doctor,plus 1 for each 3 employees. r . ` 4,_ "' :'''"r B for each MO 0 square feet in office and public use. *Hite Public post office: M3 for every 100 square feet. Schools: Elementary and junior high: 1 for each employee.In addition,if buses for the transportation of students are kept at the school, 1 off- street parking space shall be provided for each bus of a size sufficient to park each bus. Senior high schools: public, 1 for each employee plus 1 space for each 10 students parochial and private: enrolled.In addition,if buses for the private transportation of children are kept at the school, 1 off- street parking space shall be provided for each bus of a size sufficient to park each bus. Colleges and universitiesVarts n4 1 for each employee plus 1 for each 3 students residing OntAeheoisii os4in it tiradeia on campus,plus 1 space for each 5 day students not ��;...��,:�..�-.vas �. i Miaialeiol : residing on campus.In addition,if buses for transportation of students are kept at the school, 1 off- street parking space shall be provided for each bus of a size sufficient to park each bus. 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