Section 4-2-080

Section 4-2-080A.40 is subject to an Administrative Code Interpretation: CI-131

4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES:

A. SUBJECT TO THE FOLLOWING CONDITIONS:

1. Specified uses are limited to locations within an existing or new golf course or regional park.

2. All operations shall be conducted entirely within an enclosed structure.

a. Vehicles shall only be held on the property while being serviced and shall have an active repair or service invoice that shall be made available to the City upon the City’s request.

b. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building.

c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone.

d. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. Additionally, in the CN or CV Zone, this use shall be associated with a gas station.

3. These uses shall not be located on the ground floor of buildings in the Downtown Business District depicted in RMC 4-2-080D, except structured parking facilities, which may be located on the ground floor; provided, that where adjacent to public sidewalk structured parking facilities shall be set back a minimum of ten feet (10') from the right-of-way, unless adequately screened to the satisfaction of the Administrator. (Ord. 5804, 5-23-2016; Ord. 6000, 12-14-2020)

4. Existing commercial laundry uses may be continued and may be re-established for purposes of rebuilding upon unintentional destruction of property. Existing commercial laundry uses may not expand beyond their existing building footprint plus abutting easements, loading, or parking areas. Renovations or alterations within the existing building footprint are permitted. Existing commercial laundry uses may add to the height of buildings provided that the height of the building not exceed forty two feet (42'), and that additional height be used for accessory office to support the commercial laundry uses. Existing offsite warehousing uses accessory to existing commercial laundry uses may be continued but shall not be expanded beyond their existing building footprint.

5. Aboveground public utility facilities, such as water towers, reservoirs, water treatment facilities, and pump stations shall be treated with public art, subject to approval by the Arts Commission. (Ord. 5790, 4-25-2016)

6. Specified residential use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Attached dwellings are not permitted in the CA or CN Zone within the Benson, Cedar River, Talbot, or Valley Community Planning Areas.

a. Horizontal Mixed-Use Development – Where Allowed: Standalone residential buildings are permitted in the following locations provided commercial space is included on site pursuant to RMC 4-4-150, Residential Mixed-Use Development Standards. Any standalone residential development shall be subject to RMC 4-2-115, Residential Design and Open Space Standards:

i. In the CD Zone outside of the Downtown Business District, provided residential amenity space and/or lobby space is provided on the ground floor along the street frontage, which shall be at least twenty feet (20') wide and at least fifty percent (50%) of the facade width for facades less than sixty feet (60') wide, or a minimum of thirty feet (30') wide for facades greater than sixty feet (60') wide. (Widths shall be measured along the building facade.) The ground floor shall have a floor-to-ceiling height of twelve feet (12'). Where located on the ground floor and within ten feet (10') of public sidewalk, the floors of attached dwellings shall be at least two feet (2') elevated above the grade of the sidewalk;

ii. In the CV Zone where not abutting NE Sunset Blvd. east of Harrington Avenue NE;

iii. In the CA Zone where abutting a City of Renton residential zone if at least one vertically mixed-use building is constructed along the street frontage(s) with a minimum of two (2) residential stories above commercial, the standalone residential building(s) are sited closest to the abutting residential zone and, if townhouses, limited to three (3) stories;

iv. In the UC Zones where currently existing;

v. In the COR Zone as determined through the Master Site Plan process; and

vi. In the CN Zone, provided commercial or vertically mixed-use buildings are sited closest to a public street and any standalone residential is closest to any adjacent residential zone. Standalone carriage house and garden style apartments shall be prohibited.

Where standalone residential buildings are not allowed, dwelling units shall be integrated into a vertically mixed-use building with ground floor commercial situated closest to a public street. (Ord. 6089, 12-12-2022)

b. Commercial Uses: Commercial uses in residential mixed-use developments are limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms, general offices not located on the ground floor, and similar uses as determined by the Administrator.

Uses normal and incidental to a building including, but not limited to, interior entrance areas, elevators, waiting/lobby areas, mechanical rooms, mail areas, garbage/recycling/compost storage areas, vehicle parking areas, and areas/facilities for the exclusive use of the residents are not considered commercial uses.

c. Timing of Development: A building permit shall not be issued for any standalone residential building(s) prior to the issuance of a building permit for any required standalone commercial or vertically mixed-use building(s) and no certificate of occupancy shall be issued for any standalone residential building(s) prior to the issuance of a certificate of occupancy for any required standalone commercial or vertically mixed-use building(s).

d. Mixed-Income Housing: Upon any site and its abutting lots in the CV zone:

i. There shall be no more than:

(a) One hundred (100) dwelling units for rent/lease with income restrictions; provided, that an additional ten (10) such units may be created for every twenty (20) market-rate dwelling units (e.g., if twenty (20) market-rate units are created, ten (10) more income-restricted units may be created); or

(b) Two hundred (200) dwelling units for sale with income restrictions; provided, that an additional ten (10) such units may be created for every twenty (20) market-rate dwelling units; or

(c) Any combination of one hundred fifty (150) or more dwelling units for rent/lease or sale with income restrictions; provided, that an additional ten (10) such units may be created for every twenty (20) market-rate dwelling units.

ii. Within a site, market-rate units shall not have substantially less floor area, number of bedrooms or bathrooms as compared to the varying sizes and number of bedrooms and bathrooms for income-restricted units (i.e., inasmuch as the floor area or number of bedrooms and bathrooms varies among income- restricted units, market-rate units shall have a similar mix of unit floor area and number of bedrooms and bathrooms). This provision can only be altered if based on a market study and in conjunction with a modification granted per RMC 4-9-250.

iii. For the purposes of these standards the terms “market-rate” and “income-restricted” dwelling units shall have the following meanings:

(a) Market-rate units: dwelling units for which homeowners (and renters, if rented) do not have income eligibility restrictions and the sale price (or rent, if applicable) is not artificially restricted in any manner.

(b) Income-restricted units: dwelling units that are only eligible for households or individuals earning no more than a certain income level, or for which the rent or sale price is restricted by any legal instrument. (Ord. 5899, 11-19-2018; Ord. 5984, 10-26-2020; Ord. 6000, 12-14-2020; Ord. 6015, 3-22-2021)

7. Accessory dwelling units (ADUs) may be allowed as an accessory use to a detached single-family dwelling or a principal building actively operated with a non-residential use by a religious institution or social service organization. ADUs shall be consistent with the architectural character of the primary residential structure.

Unless owner occupancy is not required as a result of the Conditional Use Permit process (see RMC 4-9-030H), prior to the issuance of building permits the property owner shall (a) file an affidavit with the City affirming that the owner will live on site, occupying the primary dwelling or ADU; and (b) record a notice on the property title that the owner will occupy the site, and bearing the notarized signature of all property owners listed on the property title and which includes at a minimum: the legal description of the property, a copy of the approved site/floor plan, and the applicability of the restrictions and limitations regarding ADUs in RMC Title IV.

When ADUs are proposed as accessory uses to nonresidential uses, the following shall apply:

a. All proposals shall require a Conditional Use Permit (see RMC 4-9-030J) prior to building permit issuance.

b. The maximum number of ADUs accessory to an allowed nonresidential use shall not exceed a maximum of three (3) units. Aggregate ADU size is limited to three thousand (3,000) square feet and one thousand (1,000) square feet per unit.

c. Except for when an ADU location is proposed in the rear yard of the principal building, the setback requirement adopted for single-family residential development shall apply.

d. If a primary residential structure is present or proposed, ADU development shall adhere to RMC 4-2-110C. (Ord. 5960, 12-9-2019; Ord. 6046, 12-13-2021)

8. A building-mounted amateur radio antenna that is six feet (6') or less in height or a freestanding, vertical monopole amateur radio antenna that is forty five feet (45') or less in height is permitted without a Conditional Use Permit.

9. Development consistent with a Master Plan approved pursuant to RMC 4-9-200, Master Plan and Site Plan Review, is considered to be a permitted use. Other activities that are permitted include the addition of up to four (4) new portables, or changes in facilities not exceeding ten percent (10%) of gross floor area. Other proposed activities require a Hearing Examiner Conditional Use Permit.

10. Specified uses are allowed consistent with the provisions of RMC 4-9-240, Temporary Use Permits.

11. Warehousing facilities, warehousing and distribution facilities, and fulfillment centers shall monitor and collect vehicle trip counts to and from the facility for a minimum of two (2) years after operations begin, and all data shall be furnished to the Administrator. Facility size shall be limited as follows:

a. Warehousing facilities shall be limited to two hundred thousand (200,000) square feet of gross floor area.

b. Warehousing and distribution facilities shall be limited to four hundred thousand (400,000) square feet of gross floor area.

c. Fulfilment centers shall be limited to one hundred thousand (100,000) square feet of gross floor area. (Ord. 6100, 12-5-2022)

12. Specified use(s) shall be developed as part of a general offices building or a residential mixed-use building, yet shall not occupy more than twenty five percent (25%) per building.

13. Specified use(s) shall be subject to the standards of RMC 4-2-115, Residential Design and Open Space Standards, applicable to the R-10 and R-14 Zones, in lieu of the design district standards of RMC 4-3-100. (Ord. 5899, 11-19-2018)

14. Marijuana producers and processors shall be located entirely within a permanently enclosed structure with a roof.

15. In the CD and CO Zones, outdoor retail sales are limited to farmer’s markets. In the RMF Zone, outdoor retail sales are limited to vending machines and retail product lockers. In all other zones, outdoor retail sales are limited to farmer’s markets, building, hardware and garden products, vending machines, and retail product lockers. Vending machines and retail product lockers shall comply with the following standards:

a. No more than two (2) units shall be permitted outside of a building;

b. The maximum width of the combined units shall be no more than twelve feet (12');

c. The units shall not block any openings (e.g., windows, doors, etc.);

d. The units shall not impede ADA accessibility; and

e. The units shall not be located within a surface parking area or landscaped area, and shall be situated such that it abuts a building facade. (Ord. 5841, 6-12-2017)

16. Attached dwelling units may be allowed in conformance with the following:

a. Mass Transit Facilities: At least fifty percent (50%) of the lot shall be located within one-quarter (1/4) mile (as the crow flies) of at least one of the following:

i. Bus Stop: An official bus service stop that offers levels of service comparable to the following:

(a) Service at least every ten (10) minutes during peak morning and evening travel times;

(b) Fifteen (15) minute service during off-peak periods;

(d) Full service seven (7) days a week.

ii. Dedicated Park and Ride: A Park and Ride, as defined in RMC 4-11-160, Definitions P.

iii. Commuter Rail: A passenger rail station.

b. Mixed Use Building: Dwelling units shall be allowed only within a vertically mixed use building with ground floor commercial designed and developed pursuant to RMC 4-4-150, Residential Mixed-Use Development Standards. Commercial uses on the ground floor shall be limited to retail sales, on-site services, eating and drinking establishments, taverns, daycares, preschools, indoor recreational facilities, pet daycares, craft distilleries/small wineries/micro-breweries with tasting rooms and similar uses as determined by the Administrator.

c. Structured Parking: Required parking for the dwelling units shall be provided entirely within an attached structured parking facility. If not provided within a structured parking garage, surface parking lots serving commercial uses shall be located to the rear and/or side of the building.

d. Prohibited Locations: The lot shall not be located within one thousand feet (1,000') of an adult retail or entertainment business located within the City of Renton.

e. Entitlement Process: Sites less than two (2) acres in area shall be entitled in accordance with RMC 4-9-150, Planned Urban Development Regulations. For larger sites see RMC 4-9-200, Master Plan and Site Plan Review. (Ord. 5899, 11-19-2018; Ord. 5984, 10-26-2020; Ord. 6093, 11-28-2022)

17. Self-service storage shall be prohibited on corner properties or within the City Center Community Planning Area. For the purposes of this condition, corner properties are defined as all private properties within one hundred feet (100') of a public roadway intersection as measured along property lines. Additionally, self-service storage facilities shall be subject to the following:

a. Self-service storage facilities shall be located within a multistory structure, limited to fifty percent (50%) of the gross floor area of the building, and prohibited on the ground floor along any street frontage.

b. At a minimum, leasable commercial space, entrances/lobbies, or management offices for the self-service storage shall be provided on the ground floor at a depth of thirty feet (30') along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20').

c. All commercial space on the ground floor shall have a minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator.

d. Exterior colors, including any internal corridors or doors visible through windows, shall be muted tones. (Ord. 5998, 12-14-2020)

18. Specified use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. (Ord. 5778, 11-16-2015; Ord. 5899, 11-19-2018)

19. Where drive-in/drive-through service is proposed for an eating and drinking establishment, twenty-five percent (25%) of the total building area shall be dedicated to indoor seating to qualify the drive-through as accessory. (Ord. 6127, 12-11-2023)

20. Specified use(s) are not permitted within the Commercial and Mixed-Use land use designation along Northeast Sunset Boulevard, Northeast Fourth (4th) Street, or South Puget Drive.

21. Except for marinas, the use shall be housed in a structure containing one or more of the following uses: offices, residences, hotels, convention centers, and/or research and development facilities.

The requirements in this Section may be adjusted through the Master Plan process.

22. Retail sales uses in the CN Zone are limited to: flowers/plants and floral supplies; mini-marts; crafts, including supplies and finished products; gift shops; specialty markets; and other similar small scale, low-intensity commercial uses that serve nearby residents, as determined by the Community and Economic Development Administrator. (Ord. 5998, 12-14-2020)

23. Mobile food vendors shall comply with all of the following conditions, unless otherwise allowed via the temporary use permit process per RMC 4-9-240, Temporary Use Permits:

a. A maximum of one mobile food vending unit is allowed per lot.

b. The mobile food vendor shall keep the Renton Regional Fire Authority permit approval and King County Health Department approval on the mobile vending facility at all times, and copies of these approvals shall be made available to the City upon the City’s request.

c. The site occupied by the mobile food vendor shall be restored to the original or better condition upon each removal of the vending unit.

d. The mobile food vendor shall remove the unit from the permitted location between 12:00 a.m. (midnight) and 5:00 a.m. on a daily basis, except for in the case of a special event where the unit is allowed at the same location for up to seventy two (72) hours.

e. The mobile food vendor shall maintain a distance of fifty feet (50') from any lot zoned residential.

f. The mobile food vendor shall not obstruct any drive aisles or ingress/egress within the site.

g. Within the Downtown Business District, as depicted in subsection D of this Section, mobile food vendors are allowed within the public right-of-way, subject to permit approval from the Administrator. (Ord. 5908, 12-10-2018)

24. Use requires a Hearing Examiner Conditional Use Permit, unless that use is accessory in which case it is outright permitted. Use is not permissible in the area south of I-405 and north of SW 16th Street, unless accessory, in which case it is outright permitted. Explosives and natural gas storage are not permissible in the IL Zone.

25. A preschool or day care center, when accessory to a public or community facility listed in RMC 4-2-060G, is considered a permitted use which does not require a hearing examiner conditional use permit. (Ord. 6090, 11-28-2022)

26. In the CA Zone, commissary kitchens shall only be allowed to operate as an accessory use, except that commissary kitchens may operate as a principal use; provided, that they meet the following conditions:

a. The business is open to the public with designated hours; and

b. Merchandise is available for consumption on site or off premises. (Ord. 6127, 12-11-2023)

27. In the CO Zone, commissary kitchens may operate as a principal use when west of Rainier Avenue South/SR-167. (Ord. 6127, 12-11-2023)

28. Industrial engine and transmission rebuild uses shall be conducted entirely indoors. In the CA Zone body shops shall be conducted entirely indoors. For all other uses and zones an Administrative Conditional Use Permit is required if operations are conducted outdoors. (Ord. 5984, 10-26-2020)

29. Specified use(s) are only allowed in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167, provided:

a. Gambling facilities, vehicle and equipment rental, and communication broadcast and relay towers are prohibited within the area south of I-405 and north of SW 16th Street.

b. The following uses are only allowed in the area south of I-405 and west of Rainier Avenue South/SR-167:

i. Indoor or outdoor sports arenas, auditoriums, and exhibition halls;

ii. Outdoor storage (existing and new) as a primary use (outdoor storage is allowed as an accessory use in all industrial zones);

iii. Vehicle storage; and

iv. Large vehicle sales.

c. Bulk storage shall be subject to the special permits provisions of RMC 4-9-220. Bulk storage is only allowed at least one hundred feet (100') from any residential zoning designations. Bulk storage shall be consistent with the provisions of RMC 4-4-110, Storage, Bulk.

d. Medical institutions shall be subject to the provisions for Urban Design District ‘D’ pursuant to RMC 4-3-100, Urban Design Regulations. (Ord. 5841, 6-12-2017; Ord. 5867, 12-11-2017; Ord. 5963, 3-2-2020; Ord. 6077, 8-8-2022; Ord. 6119, 10-2-2023)

30. Except farmer’s markets, which are permitted in all industrial zones, the use is not allowed in the area south of I-405 and north of SW 16th Street. Lumberyards are not permitted in the IL Zone.

31. When the proposed location of a commissary kitchen abuts or is adjacent to a lot zoned residential, an Administrative Conditional Use Permit shall be required. (Ord. 6127, 12-11-2023)

32. Reserved.

33. a. For lots zoned R-14 within the Sunset Area, as defined by Ordinance 5610 establishing a Planned Action for the Sunset Area, retail uses, eating/drinking establishments, and on-site service uses are prohibited unless they are accessory to a school, park, or entertainment and recreational use as allowed in RMC 4-2-060E, F and J.

Commercial uses shall not be greater than five thousand (5,000) square feet of gross floor area.

b. Specified uses are only permitted on the ground-floor level as part of a residential project on R-14 zoned properties fronting on South 7th Street. (Ord. 5839, 6-12-2017)

34. In the RMF Zone, eating and drinking establishments shall only be permitted when located on streets classified as a principal arterial. Drive-in and drive-through services are prohibited. (Ord. 6127, 12-11-2023)

35. Sale of agricultural products is allowed as an accessory use, provided the conditions of RMC 4-4-015, Standards for Home Agricultural Sales and Agricultural Sales, are met.

36. Vehicles that have been towed shall be kept in a building. When not in use, towing trucks shall be kept in a building. Tow trucks are limited to Class A, B, and/or E. In the CA Zone, impound yards are prohibited and tow truck operations shall be a mixed-use with either an auto body shop and/or a vehicle service and repair business.

37. Specified use(s) are prohibited in the area south of I-405 and north of SW 16th Street. (Ord. 5837, 6-12-2017)

38. Reserved.

39. Reserved.

40. Specified use(s) are permitted when located within the Commercial and Mixed-Use (CMU) land use designation. For assisted living facilities, the subject property shall be south of I-405, east of SR 167, and west of SR 515. (Ord. 5917, 12-10-2018)

41. Reserved.

42. Specified uses are only permitted for properties located along South 4th Street. (Amd. Ord. 4971, 6-10-2002; Ord. 5839, 6-12-2017)

43. Reserved.

44. Reserved.

45. Reserved.

46. Reserved.

47. Monopoles are prohibited if located within three hundred feet (300') of residentially zoned property, unless the Administrator determines that all residentially zoned property within three hundred feet (300') of the proposed facility is undevelopable due to RMC 4-3-050, Critical Areas Regulations.

48. Reserved.

49. Reserved.

50. Manufactured homes shall be allowed only if in compliance with the Residential Design and Open Space Standards in RMC 4-2-115, as it exists or may be amended.

51. Reserved.

52. Card rooms are permitted when accessory to a permitted use where food and beverages are served on the premises and located in an area with an Employment Area (EA) land use designation and located south of I-405. In the case of the IM Zone, the location is further limited to IM-zoned areas south of SW 16th Street. Should any court of competent jurisdiction find that the City zoning for card rooms is unconstitutional or illegal, the City elects to permit the existing card rooms to continue operation as nonconforming legal uses and otherwise bans card rooms.

53. Reserved.

54. Specified use(s) are allowed outright in the Employment Area (EA) land use designation. Outside the EA, the use shall be developed as part of a mixed-use building yet shall not occupy more than twenty five percent (25%) of a building whose primary use is general office or residential, and no more than twenty five percent (25%) of any one floor of an indoor recreation facility.

55. Reserved.

56. Reserved. (Ord. 6077, 8-8-2022)

57. Reserved.

58. Reserved.

59. The specified uses shall be prohibited within the area south of I-405 and north of SW 16th Street and within the City Center Community Planning Area. (Ord. 5998, 12-14-2020)

60. Reserved.

61. No drive-through service shall be permitted, except for financial institutions, and multi-story buildings in the CV and CD Zones, and uses permitted within the IL, IM, or IH Zones. Financial institutions are permitted a maximum of three (3) accessory drive-up windows that shall be part of the exterior wall of the financial institution structure. Drive-through lanes shall not be located between the street and the main pedestrian access to the buildings. These requirements may be adjusted through the site plan review process.

62. Reserved.

63. Reserved.

64. Specified use(s) are limited to storage in association with rental services. An Administrative Conditional Use Permit is required within twelve hundred feet (1,200') of NE 4th Street. Use is prohibited within twelve hundred feet (1,200') of Sunset Boulevard.

65. Reserved.

66. Electrical power generation and co-generation is permitted as an accessory use when located more than one hundred feet (100') from any property zoned for residential use, and producing less than ten (10) megawatts of electricity. In the CO Zone, the use shall be accessory to a medical institution.

67. Chemical and allied products manufacturing operations, or operations that are conducted predominantly out of doors, require a Hearing Examiner issued Conditional Use Permit in the IM Zone, and an Administrative Conditional Use Permit in the IH Zone, except that these uses are not permissible in the area south of I-405 and north of SW 16th Street.

68. The use is permitted if conducted wholly within an enclosed building, or if the use is located within an Automall District pursuant to RMC 4-3-040 or an Industrial Zone (IL, IM, or IH).

69. Reserved.

70. Reserved.

71. Specified use(s) are only allowed south of I-405. Diversion facilities shall be limited to serving no more than one hundred (100) individuals at any time.

72. Reserved.

73. Reserved. (Ord. 5899, 11-19-2018)

74. Reserved.

75. Reserved.

76. Reserved.

77. Specified use(s) are only permitted north of N. 8th Street and east of Logan Avenue North as part of a mixed-use structure, limited to training related to research and development, arts, computer sciences, business, culinary arts, medical-related fields and/or other knowledge-based industries.

78. Specified use(s) are permitted in locations that are south of Gene Coulon Memorial Park, north of North Park Drive or west of Logan Avenue North, and east of the Cedar River. (Ord. 5867, 12-11-2017)

79. a. Wholesale retail shall function as an anchor to larger retail developments that are planned as part of an integrated and cohesive center.

b. Wholesale retail shall be connected to additional structures within a shopping center with supporting retail or service use structures with common walls, or plazas, or other similar features, excluding pushcarts/kiosks.

c. Buildings oriented along Park Avenue shall have one or more pedestrian entries on Park Avenue. (Ord. 5917, 12-10-2018)

80. Specified use(s) are permitted provided the use is:

a. Located on the same lot with another building/use; or

b. Structurally integrated into another building/use; or

c. Located on its own lot with some amount of indoor customer seating to qualify the drive-through as “accessory” to the eating/drinking establishment;

d. When food- and beverage-related drive-in/drive-through services are proposed, an Administrative Conditional Use Permit is required. (Ord. 6127, 12-11-2023)

81. a. When drive-through service is proposed for new construction or proposed via change of use of an existing building, businesses shall incorporate a walk-up window in the project design and/or part of the tenant improvements. If there are practical difficulties with including a walk-up window, the applicant may propose an alternative that meets the intent and purposes of pedestrian-oriented development. The proposal shall be reviewed for consideration and approval by the Administrator.

b. The number of standalone walk-up window establishments shall be limited to three (3) locations in the City Center and five (5) locations citywide. Eating and drinking establishments may operate a walk-up window as an accessory use with an approved Administrative Conditional Use Permit. (Ord. 6127, 12-11-2023)

82. Specified use(s) are permitted provided all of the following conditions are met:

a. All development shall be architecturally and functionally integrated into the overall shopping center or mixed-use development. Buildings shall be mixed-use except for retail buildings with more than seventy five thousand (75,000) square feet, structured parking, and a maximum building footprint of sixty five thousand (65,000) square feet, or structures smaller than five thousand (5,000) square feet. Single-use retail buildings are not allowed east of Lake Washington Boulevard North; and

b. In the UC Zones, buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'); and

c. Buildings oriented along Park Avenue shall have one or more pedestrian entries on Park Avenue.

83. Specified use(s) are permitted provided the following conditions are met:

a. Either:

i. All development shall be architecturally and functionally integrated into the overall shopping center or mixed-use development; or

ii. A development shall identify a minimum of twenty percent (20%) or two and one-half (2.5) acres of vacant concentrated land area, whichever is greater, designated for future development and is consistent with a Master Plan approved pursuant to RMC 4-9-200, Master Plan and Site Plan Review. The Master Plan shall identify how the developed and undeveloped portions of the site would be designed to support a functionally integrated mixed-use development; and

b. Buildings adjacent to pedestrian-oriented streets, as designated via Master Plan or a similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15'); and

c. Buildings oriented along Park Avenue North shall have one or more pedestrian entries on Park Avenue North.

84. Reserved.

85. Reserved.

86. Specified uses are limited to airplane manufacturing, biotechnology, life science, information technology (i.e., hardware, software, computer components), or other high technology industry. Except airplane manufacturing and associated uses, buildings adjacent to pedestrian-oriented streets, designated as such via Master Plan or similar document approved by the City, shall have ground-floor commercial uses within them.

87. Specified use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway.

88. Permanent supportive housing, as defined under RCW 36.70A.030, and transitional housing as defined under Chapter 84.36 RCW, are allowed land uses where residential dwellings and/or hotel uses are allowed, subject to the density and dimensional standards of the corresponding zone or to no more than one hundred (100) dwelling units, whichever is less; where no density maximum is applied or dwelling units are prohibited, the maximum density shall be thirty (30) dwelling units per net acre. (Ord. 6128, 12-11-2023)

89. Reserved.

90. Reserved.

91. Specified use(s) shall be located within a mixed-use structure. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15').

92. Except for General Offices, specified use(s) shall be located within a mixed-use structure. In the UC Zones, except for office buildings, buildings adjacent to pedestrian-oriented streets, designated as such via Master Plan or similar document approved by the City, shall have ground-floor commercial uses. Where required, commercial space shall be provided on the ground floor at thirty feet (30') in depth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the depth is reduced to less than twenty feet (20'). All commercial space on the ground floor shall have a minimum floor-to-ceiling height of fifteen feet (15').

93. Reserved.

94. Reserved.

95. Reserved.

96. Specified entertainment and sports uses shall not be permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Buildings adjacent to pedestrian-oriented streets, designated as such via Master Plan or similar document approved by the City, shall have ground-floor commercial uses within them. Convalescent centers are permitted only south of N. 8th Street, east of Logan Avenue North, north of North 6th Street, and west of Park Avenue North.

97. Reserved.

98. Reserved.

99. Reserved.

100. Specified day care service uses shall not be permitted within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Specified day care service uses must be located within a mixed-use structure and be architecturally and functionally integrated into the overall shopping center or mixed-use development.

101. Until no later than September 30, 2022, as many as one COVID-19 deintensification shelter may operate within the City of Renton without obtaining a conditional use permit to operate as a homeless services use so long as its operator is diligently attempting to acquire permitted locations for more permanent operations and attempting to reduce the number of homeless services sleeping units to one hundred thirty-five (135) as soon as practicable.

102. Reserved.

103. Reserved.

104. Reserved.

105. Reserved.

106. Reserved.

107. Park and rides shall provide parking within a structured parking garage if located west or north of I-405.

108. Reserved.

109. Specified vehicle uses shall not be permitted in the area bounded by SW 7th Street, Shattuck Avenue, Airport Way and Hardie Avenue except when part of a mixed-use transit oriented development with structured parking.

110. Reserved.

111. Helipad use is only permitted if the use and operation of the helipad is accessory to the primary residential use and it complies with all of the following conditions:

a. There shall be only one aircraft use per single family residence.

b. The use shall be limited to properties abutting Lake Washington with a minimum lake frontage of seventy five feet (75') as measured at the ordinary high water mark.

c. The weight of the aircraft in use on the site shall not exceed six thousand (6,000) pounds.

d. The helipad shall be approved by the Federal Aviation Administration (FAA), documented with a letter stating “no objection” or “no objection if certain conditions are met” for the establishment of the helipad site as the result of an FAA Aeronautical Study. If the FAA approval states “no objection if certain conditions are met,” the property owner shall maintain documentation that the conditions have been met and shall obtain the proper permits or approvals to meet those conditions, if required by federal, state, or local regulation. Under no circumstances shall a helipad be permitted if the result of the FAA Aeronautical Study is “objectionable.”

e. The helipad shall be approved by the FAA for arrivals and departures from the water side only.

f. Arrival or departure of the aircraft shall occur between the hours of 7:00 a.m. and 10:00 p.m. except in case of emergency. A flight log shall be kept to document the time of all flights arriving or departing from the helipad.

g. Documentation of compliance with the above conditions shall be provided to the City by the property owner, at the property owner’s expense, at the City’s request.

112. In the CV Zone, no office and conference uses are allowed for parcels fronting or taking primary access from Edmonds Avenue NE.

(Ord. 4186, 11-14-1988; Ord. 4404, 6-7-1993; Ord. 4432, 12-20-1993; Ord. 4466, 8-22-1994; Ord. 4631, 9-9-1996; Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786, 7-12-1999; Ord. 4802, 10-25-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord. 4840, 5-8-2000; Ord. 4847, 6-19-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord. 5001, 2-10-2003; Ord. 5018, 9-22-2003; Ord. 5027, 11-24-2003; Ord. 5028, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5191, 12-12-2005; Ord. 5241, 11-27-2006; Ord. 5286, 5-14-2007; Ord. 5305, 9-17-2007; Ord. 5355, 2-25-2008; Ord. 5356, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5381, 5-12-2008; Ord. 5392, 6-23-2008; Ord. 5403, 7-21-2008; Ord. 5407, 9-15-2008; Ord. 5432, 12-8-2008; Ord. 5436, 12-8-2008; Ord. 5437, 12-8-2008; Ord. 5466, 7-13-2009; Ord. 5471, 7-13-2009; Ord. 5473, 7-13-2009; Ord. 5520, 12-14-2009; Ord. 5529, 3-8-2010; Ord. 5577, 11-15-2010; Ord. 5639, 12-12-2011; Ord. 5640, 12-12-2011; Ord. 5647, 12-12-2011; Ord. 5650, 12-12-2011; Ord. 5675, 12-3-2012; Ord. 5707, 3-24-2014; Ord. 5746, 1-12-2015; Ord. 5749, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5926, 5-6-2019; Ord. 5984, 10-26-2020; Ord. 5996, 12-14-2020; Ord. 5998, 12-14-2020; Ord. 6000, 12-14-2020; Ord. 6015, 3-22-2021; Ord. 6019, 6-14-2021; Ord. 6026, 9-20-2021; Ord. 6029, 10-18-2021; Ord. 6127, 12-11-2023; Ord. 6128, 12-11-2023)

B. (Deleted by Ord. 5675, 12-3-2012)

(Ord. 4722, 5-11-1998; Amd. Ord. 4963, 5-13-2002; Ord. 5355, 2-25-2008; Ord. 5437, 12-8-2008)

C. (Deleted by Ord. 5357, 2-25-2008)

(Ord. 4963, 5-13-2002)

D. DOWNTOWN BUSINESS DISTRICT:

(Amd. Ord. 4963, 5-13-2002; Ord. 5357, 2-25-2008; Ord. 5804, 5-23-2016; Ord. 5851, 8-7-17)

E. ARTERIAL STREETS MAP:

The map below is a conceptual arterial streets classification map provided for reference. The official Arterial Streets Map, which is on file in the Office of the City Clerk, is updated and adopted annually.

(Ord. 4963, 5-13-2002; Ord. 5759 (Att. B), 2015)

F. (Deleted by Ord. 5675, 12-3-2012)

(Ord. 5100, 11-1-2004; Ord. 5191, 12-12-2005)