This section of code is subject to an Administrative Code Interpretation: CI-131
4-2-120C CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLES FOR COMMERCIAL ZONING DESIGNATIONS
1. A density bonus may be granted for developments that satisfy the criteria and standards of RMC 4-9-065, Density Bonus Review.
2. The following table indicates the maximum requested size/standard change that may be allowed by an Administrative Conditional Use Permit. Increases above these levels may not be achieved by a variance or the conditional use permit process.
|
APPLICABLE ZONE |
STANDARD CHANGE REQUEST |
|---|---|
|
CN |
Uses restricted to 3,000 gross sq. ft. – increases: Between 3,000 – 5,000 sq. ft. |
|
CN |
Uses restricted to 5,000 gross sq. ft. – increases up to: 20% or 1,000 gross sq. ft. |
|
All of the CV Zone |
Uses restricted to 65,000 gross sq. ft. – increases up to: 40% or 26,000 gross sq. ft. |
3. These provisions may be modified 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.
4. UC Zone Upper-Story Setback: Buildings or portions of buildings that exceed fifty feet (50') in height and are located within one hundred feet (100') of a 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 ten feet (10') minimum from the preceding story, applicable to each story. Projects not meeting the upper story setbacks defined above may be approved through the modification procedure pursuant to RMC 4-9-250D, when superior design is demonstrated the decision criteria are met.
5. Shoreline Master Plan Setbacks in the UC Zone: In the UC Zone, where the applicable Shoreline Master Program setback is less than fifty feet (50'), the City may increase the setback up to one hundred percent (100%) if the City determines additional setback area is needed to ensure adequate public access, emergency access or other site planning or environmental considerations.
6. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. (Ord. 6101, 12-12-2022)
7. Reserved.
8. UC Zone Architectural Requirement: Buildings that are immediately adjacent to or abutting a public park, open space, or trail shall incorporate building articulation and textural variety, in addition to at least one of the following features:
a. Incorporate building modulation to reduce the overall bulk and mass of buildings; or
b. Provide at least one architectural projection for each dwelling unit of not less than two feet (2') from the wall plane and not less than four feet (4') wide; or
c. Provide vertical and horizontal modulation of roof lines and facades of not less than two feet (2') at a minimum interval of forty feet (40') per building face, or an equivalent standard that adds interest and quality to the project.
9. Applicable provision(s) or standard(s) are not eligible for a variance.
10. Reserved.
11. Freestanding signs are restricted to monument signs in the Commercial Arterial (CA) Zone along Rainier Avenue North.
12. Reserved.
13. A reduced minimum setback of no less than fifteen feet (15') may be allowed for structures in excess of twenty-five feet (25') in height through the site plan review process.
14. The vehicle entry for a personal garage (not structured parking) or carport shall be set back twenty feet (20') from any public right-of-way where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s minimum setback.
15. Maximum Setback:
a. The maximum setback may be modified through the site plan review process if the applicant can demonstrate that the proposed development meets the following criteria:
i. Orients development to the pedestrian through measures such as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities, and supporting alternatives to single-occupant vehicle (SOV) transportation; and
ii. Creates a low-scale streetscape through measures such as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and
iii. Promotes safety and visibility through measures such as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and vehicle traffic, and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise.
b. Alternatively, the maximum setback requirement may be modified if the applicant can demonstrate that the criteria in subsection C15a of this Section cannot be met by addressing the following criteria. However, all those criteria from subsection C15a of this Section that can be met shall be addressed in the site development plan.
i. Due to factors including but not limited to the unique site design requirements or physical site constraints such as critical areas or utility easements, the maximum setback cannot be met; or
ii. One or more of the above criteria would not be furthered or would be impaired by compliance with the maximum setback; or
iii. Any function of the use which serves the public health, safety, or welfare would be materially impaired by the required setback. (Ord. 6044, 12-13-2021)
16. Minimum Setback:
a. The minimum setback may be modified through the site plan review process if it can be demonstrated to the Administrator’s satisfaction that the following criteria are met:
i. The perceived scale of the proposed structure that is created by the reduced setback is compatible with the abutting structures and the surrounding neighborhood; and
ii. The required street frontage landscaping identified in RMC 4-4-070F1 is increased to fifteen feet (15') along all public street frontages with the exception of walkways, driveways, programmed pedestrian plazas, and the area of reduced setback; and
iii. Enhanced landscaping, such as increased caliper size of trees, increased container size of shrubs, and/or increased quantity or diversity of plantings, is provided within the public right-of-way on the street frontage abutting the reduced setback; and
iv. The project includes a public art installation, subject to review and approval, with a minimum monetary value of one percent (1%) of the assessed value of the proposed structure, or when the Administrator determines that it is impractical to install public art on site, payment of a fee-in-lieu may be approved in an amount of money approximating one percent (1%) of the assessed value of the proposed structure; and
v. The design of the proposed structure complies with all of the following requirements:
(a) Back of house facilities such as walk-in freezers, bathrooms, breakrooms, storage rooms, or other rooms that do not contain windows, are not located along any building facade that fronts a public street; and
(b) Floor to ceiling transparent windows are provided for at least fifty percent (50%) of the ground floor building facade that fronts a reduced setback; and
(c) The proposed structure includes design features such as step-backs of upper levels, changes in roof plane, and changes in roof form/slope in a manner that serves to reduce the apparent bulk of the proposed structure; and
(d) Canopies or similar design features are provided along any building facade that fronts a public street, with emphasis provided to the primary entry; and
(e) Structured parking is not located along any building facade that fronts a reduced setback.
b. Alternatively, the minimum setback may be modified through the site plan review process if it can be demonstrated to the Administrator’s satisfaction that the reduced setback would result in the protection and preservation of Priority One trees, as identified in RMC 4-4-130H1b, that would otherwise not practicably be retained without reduction of the minimum setback. (Ord. 6044, 12-13-2021)
17. Reserved.
18. Allowed Projections into Setbacks:
a. Steps and decks having no roof and being not over forty-two inches (42") in height may be built within a front yard setback.
b. Eaves and cornices may project up to twenty-four inches (24") into any required setback.
c. Accessory buildings when erected so that the entire building is within a distance of thirty feet (30') from the rear lot line may also occupy the side yard setback of an inside lot line.
d. Where below-grade structures are permitted to have zero (0) front yard/street setbacks, structural footings may minimally encroach into the public right-of-way, subject to approval of the Community and Economic Development Administrator.
19. Specified development standards may be modified with an approved Master Plan.
20. Public facilities are allowed the following height bonus: Publicly owned structures shall be permitted an additional fifteen feet (15') in height above that otherwise permitted in the zone if “pitched roofs,” as defined herein, are used for at least sixty percent (60%) or more of the roof surface of both primary and accessory structures. In addition, in zones where the maximum permitted building height is less than seventy-five feet (75'), the maximum height of a publicly owned structure may be increased as follows, up to a maximum height of seventy-five feet (75') to the highest point of the building:
a. When abutting a public street, one additional foot of height for each additional one and one-half feet (1-1/2') of perimeter building setback beyond the minimum street setback required at street level unless such setbacks are otherwise discouraged; and
b. When abutting a common property line, one additional foot of height for each additional two feet (2') of perimeter building setback beyond the minimum required along a common property line; and
c. On lots four (4) acres or greater, five (5) additional feet of height for every one percent (1%) reduction below a twenty percent (20%) maximum lot area coverage by buildings for public amenities such as recreational facilities, and/or landscaped open space areas, etc., when these are open and accessible to the public during the day or week.
21. Assisted living facilities are eligible for bonus density pursuant to RMC 4-9-065, Density Bonus Review.
22. Minimum density requirements do not apply to assisted living facilities in the CO zone. (Ord. 5917, 12-10-2018)
23. Reserved.
24. Reserved.
25. Reserved.
(Ord. 1472, 2-18-1953; Ord. 1905, 8-15-1961; Ord. 4404, 6-7-1993; Ord. 4593, 4-1-1996; Ord. 4773, 3-22-1999; Ord. 4802, 10-25-1999; Ord. 4803, 10-25-1999; Ord. 4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003; Ord. 5100, 11-1-2004; Ord. 5156, 9-26-2005; Ord. 5191, 12-12-2005; Ord. 5357, 2-25-2008; Ord. 5369, 4-14-2008; Ord. 5437, 12-8-2008; Ord. 5450, 3-2-2009; Ord. 5519, 12-14-2009; Ord. 5676, 12-3-2012; Ord. 5744, 1-12-2015; Ord. 5759, 6-22-2015; Ord. 5791, 4-25-2016; Ord. 5965, 3-2-2020; Ord. 5981, 10-12-2020)