4-4-030 DEVELOPMENT GUIDELINES AND REGULATIONS – GENERAL:
A. INTENT:
It is the intent of this Section to provide the City, especially the Community and Economic Development Department and the Hearing Examiner, with criteria to make consistent and rational land use recommendations and decisions that (1) hold the public health, safety and welfare paramount; (2) recognize property rights; (3) promote aesthetics, amenities and good design; (4) minimize incompatibility with adjacent or abutting uses; (5) minimize pollution; (6) contain and mitigate potentially adverse impacts on site; and (7) 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 National and State Environmental Policy Acts, as amended. (Ord. 5676, 12-3-2012; Ord. 5797, 4-25-2016)
B. ADOPTION BY REFERENCE:
The goals, objectives, and policies as set forth in the following documents, plans, and related studies and documents that are presently in force, as adopted or as modified from time to time, are hereby incorporated by reference and shall be considered as if fully set forth herein. Any and all amendments, additions or modifications to said documents, plans and related studies, when filed with the City Clerk of the City of Renton, by authorization of the City Council from time to time, shall be considered and accepted and constitute a part of the Renton Municipal Code.
Airport Compatible Land Use Program
Airport Layout Plan
Airport Master Plan
Airport Sustainability Management Plan
Americans with Disabilities Act Transition Plan
Arts and Culture Master Plan
Benson Hill Community Plan
Biennial Budget
Business Plan
Capital Improvements Plan
City Center Community Plan
Clean Economy Strategy
Community Needs Assessment
Commute Trip Reduction Plan
Comprehensive Plan
Comprehensive Emergency Management Plan
Cost Recovery Guidelines Plan
Disaster Recovery Plan
Eastside Rail Corridor Trail Master Plan
Fire Department Master Plan
Hazard Mitigation Plan
Human Services Strategic Plan
Information Technology Strategic Plan
Long-Range Wastewater Management Plan
Parks, Recreation, and Natural Areas Plan
Recreation Plan
Sam Chastain Waterfront Trail Master Plan
Senior Business Plan
Shoreline Master Program
Stormwater Management Program
Sunset Area Community Investment Strategy
Sunset Area Community Planned Action
Sunset Neighborhood Park Master Plan
Surface Water Utility Master Plan
Trails and Bicycle Master Plan
Transportation Improvement Program
Tri-Park Master Plan
Urban and Community Forestry Development Plan
Waste System Plan
Wellhead Protection Plan and Aquifer (Ord. 5526, 2-1-2010; Ord. 5797, 4-25-2016)
C. CONSTRUCTION STANDARDS:
1. Haul Routes: A construction plan indicating haul routes and hours, construction 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 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 Surface Water Design Manual and must be approved by the Renton Development Services Division. (Ord. 5526, 2-1-2010)
6. Hydroseeding Required:
a. 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.
b. Alternative measures to hydroseeding such as mulch, sodding, or plastic covering as specified in the Surface Water Design Manual may be proposed between the dates of October 1st and April 30th of each year. Plastic covering may be used for soil protection for soils that will be utilized as structural or fill materials only; provided, that soils that are to be reused for other purposes shall be covered for no more than fourteen (14) days.
c. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. (Ord. 5526, 2-1-2010; Ord. 5828, 12-12-2016)
7. Construction Debris: Construction debris, such as concrete, lumber, etc., must be removed and not buried on site.
8. 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 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 4-3-050H2d(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 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 4-9-015G, 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 4-3-050H3, Use of Pesticides and Nitrates – APA Zones 1 and 2.
i. Hazardous Materials Management Statement: A hazardous materials management statement as described in RMC 4-8-120D8, 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 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 Public Works Department. All plans and specifications for such improvements are to be submitted at the time such application for a permit is made. (Ord. 5450, 3-2-2009)
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 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 4-9-250C.
F. DEFERRAL OF REQUIRED IMPROVEMENTS:
See RMC 4-9-060.
G. CHANGE OF USE AND NEW CONSTRUCTION REQUIRES CERTIFICATE 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:
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 structure(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 public facilities.
I. HABITATION OF TRAVEL TRAILERS OR RECREATIONAL VEHICLES:
Except as authorized in RMC 4-9-240, Temporary Use Permits, recreational vehicles, travel trailers, tents, or other temporary shelters shall not be used for habitation.
(Ord. 1472, 12-18-1953; Ord. 3106, 1-24-1977; Ord. 3483, 11-10-1980; Ord. 3592, 12-14-1981; Ord. 4523, 6-5-1995; Ord. 4527, 6-12-1995; Ord. 4546, 7-24-1995; Ord. 4703, 2-2-1998; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord. 5759, 6-22-2015)