4-10-050 NONCONFORMING STRUCTURES:

A. NONCONFORMING STRUCTURES – GENERAL:

Any legally established nonconforming structure may remain, although such structure does not conform with the provisions of the Renton Municipal Code; provided, that:

1. Not Vacant or Left Abandoned: The nonconforming structure that has historic significance, and/or has not been vacant for two (2) or more years, or has not been abandoned.

2. Unsafe Structures: The structure is kept in a safe and secure condition.

3. Limits on Alterations: The cost of the alterations of a legal nonconforming structure shall not exceed an aggregate cost of fifty percent (50%) of the value of the structure, based upon its most recent assessment or appraisal, unless the alterations make the structure more conforming, or is used to restore to a safe condition any portion of a structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming condition.

4. Limits on Enlargement:

a. The structure shall not be enlarged unless the enlargement is conforming, except as identified in subsection A4b of this Section.

b. Nonconforming enlargements may only be allowed at the discretion of the Community and Economic Development Administrator if the enlargement is shown to be moving towards conformity and is either:

i. Sited carefully to achieve compatible transition between surrounding buildings, parking areas and other land uses; or

ii. Does not significantly cause any adverse or undesirable effects on the site or neighboring properties. (Ord. 5676, 12-3-2012)

5. Limits on 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. 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 one year 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. 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, otherwise any restoration or reconstruction shall conform to the regulations specified in this Title; provided, that restoration work is initiated by permit application within one year of a fire, explosion, or an act of God. If a permit application has not been submitted within one year from the date of the fire or other casualty the structure shall be deemed abandoned and not allowed to be restored or reconstructed.

B. EXISTING LEGAL NONCONFORMING RESIDENTIAL STRUCTURES:

Existing legal nonconforming residential structures for which documentation of compliance with City code at the time of construction can be provided shall be considered to be conforming structures. These structures may be rebuilt should they suffer damage and remodeled without limitation on value. These structures may be enlarged, replaced, renovated, and/or expanded pursuant to current code requirements (e.g., height limits, lot coverage, density limits, setbacks, etc.)

C. EXEMPTION DUE TO CITY ACQUISITION:

No structure shall be considered nonconforming when the nonconformity would be created by the City’s acquisition of an interest in the property that creates the nonconformity, such as through condemnation for a road widening. For the purposes of this exemption, signs shall not be considered a conforming structure. (Ord. 4963, 5-13-2002; Ord. 5559, 10-25-2010; Ord. 5601, 6-6-2011; Ord. 5647, 12-12-2011)